Findings - CC - 2020 - DR-90-19 - Multi-Tenant Office Bldg E / Truman Cove Subd BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A MULTI- )
TENANT OFFICE (BUSINESS AND )
PROFESSIONAL,MEDICAL AND DENTAL) )
BUILDING WITHIN TRUMAN COVE )
SUBDIVISION NO. 4 FOR RENNISON )
COMPANIES,INC. )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-90-19
The above-entitled design review application came before the Eagle City Council for their action on April
14, 2020. The Eagle City Council having heard and taken oral and written testimony, and having duly
considered the matter, makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Rennison Companies, Inc., represented by Brian Liquin, is requesting design review approval for a
23,458-square foot two-story multi-tenant office (business and professional, medical and dental)
building(1St Floor= 13,272-square feet and 2"d Floor= 10,186-square feet).The 1.82-acre site is located
south of East Riverside Drive approximately 440-feet east of South Stellar Cove Avenue at 2121 East
Riverside Drive within the proposed Truman Cove Subdivision No. 4.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on February 6,2020.Trash enclosure elevations
were received on March 3, 2020. Revised building elevations, a revised photometric site plan, and
revised detailed lighting cut sheets were received March 4, 2020.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on February 12, 2020, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On November 10,2015,the Eagle City Council approved a rezone and preliminary plat for Eagle Lakes
Subdivision(RZ-10-15 and PP-07-15).
On June 13, 2017, the Eagle City Council approved the final plat for Truman Cove Subdivision No. 1
(formerly known as Eagle Lakes Subdivision)(FP-01-17).
On May 27, 2018, the Eagle City Council approved a development agreement modification for TPC
Brooklyn Park Investors, LLC (RZ-10-15 MOD).
On September 11, 2018, the City Council approved a development agreement (in lieu of a PUD)
modification and preliminary plat modification for Truman Cove Subdivision aka Eagle Lakes
Subdivision), a previously approved 301-unit, 80-lot (51-single-family, 6-multi-family [consisting of
250-units], 12 commercial, 10-common, and 1-private street) subdivision. The subdivision
modification includes 327-units, 110-lots (77-single-family, 6-multi-family [consisting of 250-units],
12-commercial, and 15-common [consisting of 1-private street, 1-private alley, and 1-access drive])
(RZ-10-15 MOD2 & PP-07-15 MOD).
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On January 8, 2019, the City Council approved a modification to Condition of Development#3.6 of
the rezone development agreement associated with the approved Truman Cove Subdivision(RZ-10-15
MOD3).
On August 27,2019,the Eagle City Council approved a design review application for a two-story multi-
tenant clinic/office (business and professional/medical and dental) building for Rennison Companies,
Inc. (DR-48-19).
On August 27, 2019, the Eagle City Council approved a design review application for a master sign
plan for a multi-tenant clinic/office (business and professional/medical and dental) building within
Truman Cove Subdivision No. 4 for Rennison Companies,Inc. (DR-49-19).
For additional property history see: DR-58-15, DR-59-15, DI?-58-15 MOD, LLA-01-1 7, DR-34-18,
DR-14-19, DR-32-19, DR-33-19, and DR-34-19, DR-14-19MOD, LLA-05-19.
E. COMPANION APPLICATIONS: DR-91-19 (Master Sign Plan).
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Mixed Use and MU-DA(Mixed Use with Vacant land(Truman Cove
Scenic Corridor development agreement [in Subdivision No. 4)
lieu of a PUD])
Proposed No Change No change Multi-tenant office(business
and professional,medical and
dental)building
North of site Mixed Use and MU-DA(Mixed Use with East Riverside Drive,
Scenic Corridor development agreement [in frontage along the south side
lieu of a PUD]) of Highway 44
South of site Mixed Use and MU-DA (Mixed Use with Vacant land(Truman Cove
Scenic Corridor development agreement [in Subdivision No. 2 and No. 3)
lieu of a PUD])
East of site Mixed Use and MU-DA(Mixed Use with Eagle Lakes Apartments
Scenic Corridor development agreement [in
lieu of a PUD])
West of site Mixed Use and MU-DA(Mixed Use with a Future multi-tenant
Scenic Corridor development agreement) clinic/office(business and
professional/medical and
dental)building
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. URBAN RENEWAL DISTRICT: Yes.
I. EXISTING SITE CHARACTERISTICS:
The site has been developed with curb, gutter, detached sidewalk, an 8-foot wide landscape strip with
street trees along East Riverside Drive as part of street improvements along the northern border of the
property.
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J. SITE DATA:
•
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 1.82-acres(79,279-square feet) 5,000-square feet(minimum)
Percentage of Site Devoted 17%(approximately) 50%(maximum)
to Building Coverage
Percentage of Site Devoted 20%(approximately) 10%(minimum)
to Landscaping
Number of Parking Spaces 141-parking spaces 94-parking spaces(minimum)
Front Setback(South) 253-feet 20-feet(minimum)
Rear Setback(North) 28-feet 20-feet(minimum)
Side Setback(West) 8-feet 7.5-feet(minimum)
Side Setback(East) 9.5-feet 7.5-feet(minimum)
K. PARKING ANALYSIS:
Gross Floor Area of multi-tenant office (business and professional, medical and dental) building:
23,458-square feet
Proposed Parking Spaces: 141 (including 56 compact parking spaces)
Required Parking Spaces(estimated per use requirements in Eagle City Code):
94, for 23,458-square feet using 1 parking space per 250-square feet for offices (business and
professional)
118, for 23,458-square feet using 1 parking space per 250-square feet for offices(medical and dental)
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) two-story multi-tenant building to be utilized as an
office(business and professional)building.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately thirty-four foot,one-inch(34' 1")high two-story structure.
Gross Floor Area of Proposed Buildings:
First Floor = 13,272-square feet
Second Floor = 10,186-square feet
Total =23,458-square feet
On and Off-Site Circulation:
A paved parking area north of the building provides parking for vehicles using this site. One 40-foot
wide shared driveway is located near the northwest corner of the site that provides access from East
Riverside Drive. One 26-foot wide shared driveway located approximately 350-feet southwest of the
parking area provides access from South Stellar Cove Avenue. The three lots within Truman Cove
Subdivision No. 4 will have cross access and cross parking.
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M. BUILDING DESIGN FEATURES:
Roof: Thin seam metal roof system (Light Grey), Single ply—mechanical well(Light Grey)
Walls: Stucco("Freeform Finish"Royeroft Mist Gray),Brick Veneer(Midnight Black), Wood Siding
(SSB Kodiak)
Windows/Doors: Aluminum Storefront(Arcadia—Statuary Bronze)
Fascia/Trim: Metal(Statuary Bronze)
Pre-Finished Downspouts: To match adjacent stucco (Roycroft Mist Gray),to match adjacent brick or
siding(Statuary Bronze)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: The existing street trees along East Riverside
Drive will be protected and retained.
Tree Replacement Calculations: N/A
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are existing along East Riverside Drive.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones:N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping: 8% interior landscaping is required, 12% is proposed.
O. TRASH ENCLOSURES:
One(1)216-square foot trash enclosure is proposed near the northeast corner of the building
approximately 218-feet south of the north property line. The enclosure is proposed to be constructed
of CMU walls with SW7004 Snowbound stucco, SW6244 Naval accent color, and metal gates; all of
which will match the materials and colors used in the construction of the building.
P. MECHANICAL UNITS:
The applicant is proposing to use roof mounted mechanical units. The roof mounted mechanical units
are proposed to be located within the roof mechanical wells and will be fully screened by the mansard
roof.No ground mounted mechanical units are proposed and none are approved.
Q. OUTDOOR LIGHTING:
A photometric site and parking lot plan showing location and a fixture schedule showing model,
height, and wattage of all site and building lighting has been provided. Detailed lighting cut sheets
have been provided that comply with Eagle City Code Section 8-4-4-2.
R. SIGNAGE:
No signs are proposed with this application.A separate design review application(DR-91-19)has
been submitted for the approval of the master sign plan criteria for signs proposed on this building
and on the site.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City.A water
service approval has not been received to date. Approval of the water company having jurisdiction
will be required prior to issuance of a building permit.
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T. PUBLIC USES PROPOSED:None.
U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists.
V. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern-none
Evidence of Erosion-no
Fish Habitat-no
Floodplain-no
Mature Trees -yes—street trees exist along East Riverside Drive
Riparian Vegetation-no
Steep Slopes-no
Stream/Creek-no
Unique Animal Life-no
Unique Plant Life-no
Unstable Soils -unknown
Wildlife Habitat-no
W. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED):
Not required.
X. AGENCY RESPONSES:
The following agencies have responded, and their correspondence is attached to the staff report.
Ada County Highway District
Central District Health Department
Eagle Fire Department
Eagle Sewer District
Marathon Pipeline(fka Andeavor)
Y. LETTERS FROM THE PUBLIC:None received to date.
THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
Mixed Use
Suitable for a mixture of uses including limited office, limited commercial and residential. Residential
densities within the designation is up to 20 units per acre but density will be determined on a site by
site basis.Uses should complement and not take away from downtown Eagle. Development within this
land use designation should be required to proceed through the PUD and/or development agreement
process. See the planning area text for a complete description of site specific uses.
Scenic Corridor
An overlay designation that is intended to provide significant setbacks from major corridors and natural
features through the City. These areas may require berming, enhanced landscaping, detached
meandering pathways and appropriate signage controls. This designation includes the Willow Creek
Scenic Corridor that is to provide increased setbacks and buffering of development including natural
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vegetation and restoration,regional trails and connectivity.
B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF
SPECIAL CONCERN REGARDING THIS PROPOSAL:
3.6 Except for the limitations and allowances expressly set forth above and the other terms of this
Agreement, the Property can be developed and used consistent with the Mixed Use District land
uses allowed by the Eagle City Code Section 8-2-3 "Official Schedule of District Regulations",
existing at the time a design review application or conditional use permit application (whichever
the case may be) is made for individual building use.
All uses shown as"P"permitted under the MU zoning designation within Eagle City Code Section
8-2-3 "Official Schedule of District Regulations,"shall be considered permitted uses and all uses
shown as "C" conditional uses under the MU zoning designation shall require a conditional use
permit,except that the residential portions of the Property described in Section 3.3 shall not require
a conditional use permit.
The following uses which are shown as "C"conditional uses or prohibited under the MU zoning
designation within Eagle City Code Section 8-2-3 "Official Schedule of District Regulations,"
shall be permitted uses on the Property:
• Apartment
• Multi-family dwelling
• Daycare Center
• Coffee Shop with Drive Up Service
• Commercial Entertainment Facilities (Indoor and Outdoor)
• Drugstore with Drive Up Service
• Hotel
• Nursing/Convalescent Home
• Parking Lot,Parking Garage, Commercial
• Retail Sales (General)
• Retail Sales(Limited)
• Smoothie/Juice Shop with Drive Up Service
• Storage(Enclosed Building)
In addition to all other uses prohibited within said section of Eagle City Code and on the entire
Property as noted above,the following uses shall also be prohibited on the Property:
• Residential, Mobile Home(Single Unit);
• Residential, Mobile Home(Single Unit Temporary Living Quarters);
• Residential, Mobile Home Park;
• Adult Business;
• Automotive washing facility;
• Cemetery;
• Circuses and Carnivals;
• Drive-In Theatre;
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• Equipment Rental and Sales Yard;
• Kennel;
• Nursery, plant materials;
• Riding Academies/Stables;
• Small Engine Repair;
• Storage(fenced area);
3.11 The development is to incorporate public art,water features, or other features of interest and
pedestrian amenities which encourage pedestrian use(i.e.: outdoor drinking fountains, benches,
tables, etc.).
3.12 The single-family dwellings shall be constructed utilizing"Contemporary Prairie and/or Modern
Farmhouse" style architecture as shown on Exhibit F. The multi-family dwellings shall be
constructed utilizing "Craftsman" style architecture as shown on Exhibit G. Commercial/retail
buildings, multi-family residential buildings, and pool house shall be required to meet the design
review requirements as set forth in Eagle City Code and the Eagle Architecture and Site Design
book.Eagle Design Review Board approval of the detailed architectural plans for the development
is required prior to the issuance of building permits for commercial/retail buildings, multi-family
residential units,pool house, pumphouse for irrigation, and gazebos.
To assure compliance with this condition, the applicant shall create an architectural control
committee(ACC)as a component of the development's CC&Rs.Provisions regarding the creation
and operating procedures of the ACC shall be included in the CC&Rs, and shall be reviewed and
approved by the City attorney prior to the approval of the first final plat.
The submittal of the building permit application to the City for each building within the
development shall be accompanied by an approval letter from the Architectural Control
Committee. Building permit applications that do not have an approval letter attached will not be
accepted.
To assure compliance with the conditions of approval herein,the City reserves the right to deny,
at its discretion, any building permit application that does not meet the design requirements as
may be stipulated by the Eagle Design Review Board and Eagle City Council.
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3.13 Provide plans showing outdoor lighting details for review and approval by the Zoning
Administrator with the submittal of the final plat. The plans shall show how the lights will
facilitate the"Dark Sky"concept of lighting.
C. PRELIMINARY PLAT CONDITIONS OF APPROVAL WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
14. Provide a revised preliminary plat modification showing the sidewalks,which are not located
adjacent to a street, a minimum of 6-feet in width. The revised preliminary plat modification shall
be provided prior to submittal of a design review application.
25. The developer shall provide shade-class trees (landscape plan to be reviewed and approved by the
Design Review Board)along both sides of all streets within this development. Trees shall be placed
at the front of each lot generally at each side property line, or as approved by the Design Review
Board. The trees shall be located in a 6-foot wide landscape strip between the 5-foot wide concrete
sidewalk and the curb.Root barriers in accordance with ACHD requirements or equivalent shall be
utilized to minimize damage to the adjacent to sidewalks.The style of root barrier shall be reviewed
and approved by staff prior to installation.Prior to the City Clerk signing the final plat the applicant
shall either install the required trees, sod, and irrigation or provide the City with a letter of credit
for 150%of the cost of the installation of all landscape and irrigation improvements.Trees shall be
installed prior to obtaining any occupancy permits for the homes. A temporary occupancy may be
issued if weather does not permit landscaping.
26. All living trees that do not encroach upon the buildable area on any lot shall be preserved, unless
otherwise determined by the Design Review Board. A detailed landscape plan showing how the
trees will be integrated into the open space areas or private lots (unless approved for removal by
the City Forester and the Design Review Board) shall be provided for Design Review Board
approval prior to the submittal of a final plat. The applicant shall have an on-site meeting with the
City Forester to survey all existing trees. Subsequent to the on-site meeting, construction fencing
shall be installed(pursuant to the Design Review Board's direction)to protect all trees that are to
be preserved,prior to the commencement of any construction on the site.
27. All overhead utilities on the site should be removed and/or placed underground prior to the City
Clerk signing the final plat.
D. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi-family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• Eagle City Code Section 8-2A-7(C)(2): Existing Vegetation:
2. Damage During Construction: Existing trees or shrubs that are retained shall be protected from
damage to bark, branches, or roots during construction. Construction or excavation occurring
within the drip line of any public or private retained tree or shrub may severely damage the tree
or shrub. Any severely damaged tree or shrub shall be replaced in accordance with subsection
Cl of this section.
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• Eagle City Code Section 8-4-3(E): Off Street Parking:
E. Compact Spaces: A maximum of thirty percent (30%) of the total spaces provided may be
designed, designated and used for compact size vehicles. The minimum standards for compact
vehicle spaces and driveways are set forth in subsection 8-4-4-2(F) of this chapter. Compact
spaces shall be located along the perimeter of the parking lot or in those areas most distant from
the structure or use being served. Parking areas immediately adjacent to or within close
proximity to the building entrances shall be designated for standard(full size)spaces.Compact
spaces shall be clearly marked as such on the pavement or curb. Surplus parking spaces(those
spaces that exceed the minimum number required by this title)shall also comply with the thirty
percent(30%)maximum per total number of spaces permitted for compact spaces.The allowed
percentage of compact spaces may only be increased by conditional use approval from the City
Council.
D. DISCUSSION:
• The applicant is requesting design review approval to construct a two-story, multi-tenant office
(business and professional, medical and dental) building. The applicant's justification letter states
that the proposed office (business and professional) building design employs a contemporary
approach to the Prairie style of architecture and will complement the previously approved office
building to the northwest.Among other exterior materials,the applicant is proposing a mixture of
brick, stucco, and wood siding at accent planes throughout as illustrated on the exterior elevations
received by the City on February 6,2020. The building, located at the north edge of the lake, is the
first of two that will flank a courtyard plaza which provides the building's tenants with a connection
to the lake. Staff defers comment regarding building design and colors to the Design Review Board.
• The site plan(sheet C1.0) shows 141 total parking spaces within the parking area for the proposed
building, which includes 56 compact parking spaces. Pursuant to Eagle City Code Section 8-4-
3(E), a maximum of thirty percent (30%) of the total parking spaces provided may be designed,
designated, and used for compact size vehicles. The overall parking area for the three lots shows
289 parking spaces which includes 74 compact parking spaces. While the parking area for the
building proposed with this application exceeds the maximum percentage of compact parking
spaces at forty percent(40%),the overall parking area for the three lots is in compliance with Eagle
City Code with an overall percentage of twenty six percent(26%). The applicant should provide a
cross parking/reciprocal parking agreement with the property owners for all three lots within
Truman Cove Subdivision No.4.The cross parking/reciprocal parking agreement shall be reviewed
and approved by staff and shall be recorded in the Ada County Recorder's Office prior to the
issuance of a zoning certificate.
STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date, staff recommends approval with the site specific
conditions of approval and the standard conditions of approval provided within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on March 12,2020,at
which time the Board made their decision.
B. Oral testimony in favor of the application was presented to the Design Review Board by no one (not
including the applicant/representative).
C. Oral testimony in opposition to the application was presented to the Design Review Board by no one.
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BOARD DELIBERATION: (Granicus time 39:20)
Upon completion of the applicant's and staff's presentations,the Board discussed during deliberation that:
• The Board affirms that the building design,colors,and materials comply with the exhibits shown within
the development agreement and will be a good addition to the City of Eagle.
BOARD DECISION:
The Board voted 4 to 0(Grubb, Duperault, and Baer absent)to recommend approval of DR-90-19 for a
design review application for a 23,458-square foot two-story multi-tenant office(business and
professional,medical and dental)building(1St Floor= 13,272-square feet and 2nd Floor= 10,186-square
feet)within the proposed Truman Cove Subdivision No. 4 for Rennison Companies,Inc., with the
following site specific conditions of approval and standard conditions of approval provided within their
findings of fact and conclusions of law document, dated March 26,2020.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on April 14, 2020, at which
time the Council made their decision.
B. Oral testimony in favor of the application was presented to the City Council by no one (not including
the applicant/representative).
C. Oral testimony in opposition to the application was presented to the City Council by no one.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-90-19 for a design review application for a 23,458-square foot
two-story multi-tenant office(business and professional, medical and dental)building(1St Floor= 13,272-
square feet and 2nd Floor= 10,186-square feet)within the proposed Truman Cove Subdivision No.4 for
Rennison Companies, Inc.,with the following Design Review Board recommended site specific
conditions of approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of RZ-10-15, PP-07-15, DR-58-15, DR-59-15, DR-34-18, DR-
14-19 and any subsequent modifications.
2. Provide a cross parking/reciprocal parking agreement with the property owners for all three lots
within Truman Cove Subdivision No. 4. The cross parking/reciprocal parking agreement shall be
reviewed and approved by staff and shall be recorded in the Ada County Recorder's Office prior to
the issuance of a zoning certificate.
3. Any plant material damaged during construction shall be replaced in accordance with Eagle City
Code Section 8-2A-7(C)(2)prior to issuance of a certificate of completion.
4. All existing landscaping shall be protected and retained during construction.
5. Provide a cross access agreement with the adjacent property owners for ingress/egress to the site. The
cross-access agreement shall be reviewed and approved by staff and shall be recorded in the Ada
County Recorder's Office prior to the issuance of a zoning certificate.
6. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
7. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing
this project, prior to the issuance of a zoning certificate and/or upon receipt of an invoice by the City,
whichever occurs first.
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8. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
9. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
10. No ground mounted mechanical units are proposed with this application and none are approved.
11. Paint all electrical meters,phone boxes, etc. located on the building to match the color of the building.
12. No signs are proposed with this application and none are approved.
13. Provide a revised trash enclosure elevation showing the color to match the multi-tenant building
(SW2844 Roycroft Mist Gray). The revised trash enclosure elevation shall be reviewed and approved
by staff and one member of the Design Review Board prior to the issuance of a zoning certificate.
14. Provide revised building elevations showing the wood siding to be a rust color finish(ACCOYA).
The revised building elevations shall be reviewed and approved by staff and one member of the
Design Review Board prior to the issuance of a zoning certificate.
15. Provide detailed building elevations/roof plans which identify the use of concealed fasteners. The
revised building elevations/roof plans shall be reviewed and approved by staff and one member of the
Design Review Board prior to the issuance of a zoning certificate.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department,including but not limited to approval of the drainage system,curbs,gutters,
streets and sidewalks. A letter of approval from the highway district having jurisdiction shall be
submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District& Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources shall be submitted to the City prior to issuance of any building permits
or Certificate of Occupancy,whichever occurs first.
5. Unless septic tanks are permitted,wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage;or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site.Drainage system plans shall
be submitted to the City Engineer for review and approval prior to issuance of any building permits or
Certificate of Occupancy,whichever occurs first.
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The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District. Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch,pipe or other structure, or canal, or drain, for irrigation water or irrigation waste water owned
by an organized irrigation district, canal company, ditch association, drainage district, drainage entity,
or other irrigation entity, shall be obstructed, routed, covered or changed in any way unless such
obstruction, rerouting, covering or changing has first been approved in writing by the entity. A
Registered Engineer shall certify that any ditch rerouting, piping, covering or otherwise changing the
existing irrigation or waste ditch(1)has been made in such a manner that the flow of water will not be
impeded or increased beyond carrying capacity of the downstream ditch; (2) will not otherwise injure
any person or persons using or interested in such ditch or their property; and (3) satisfied the Idaho
Standards for Public Works Construction. A copy of such written approval and certification shall be
filed with the construction drawing and submitted to the City Engineer prior to the City Engineer
signing the final plat.
9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch,pipe or other structure,or canal,or drain,
used for irrigation water or irrigation waste water without the express written approval of the organized
irrigation district,canal company,ditch association,drainage district,drainage entity or other irrigation
entity associated with such ditch,pipe or other structure, drainage or canal. The applicant shall submit
a copy of the written approval from the irrigation entity,drainage district,or drainage entity prior to the
City Clerk signing the final plat.
10. Streetlight plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first. Whether located inside or outside of the public right-of-way the perpetual maintenance of the
streetlights shall be the responsibility of the applicant, subdivider, business owner, homeowner, or
homeowner's/business owner's association, whichever the case may be.
The applicant shall pay applicable street light inspection fees prior to Certificate of Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location,height and wattage by the City
Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any lights
used to illuminate the parking lot shall be so arranged as to reflect the light away from the adjoining
property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of all
dust,trash,weeds and other debris.
13. One set of building plans,for any non single-family residential use,shall be submitted to the Eagle Fire
Department for approval. An approval letter from the Eagle Fire Department shall be submitted to the
City prior to issuance of any building permits or Certificate of Occupancy,whichever occurs first. The
letter shall include the following comments and minimum requirements,and any other items of concern
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as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600 square feet, and 1,500
gallons per minute for non-residential uses(i.e.;Commercial,Industrial, Schools,etc.). Flow rates
shall inspected in accordance with all agencies having jurisdiction,and shall be verified in writing
by the Eagle Fire Department prior to issuance of any building permits or certificate of Occupancy,
whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Any recreation area,greenbelt area or pathway area along the Boise River,Dry Creek or any other area
designated by the City Council or Eagle City Pathway/Greenbelt Committee for a path or walkway
shall be approved in writing by the Eagle City Pathway/Greenbelt Committee prior to issuance of a
building permit or Certificate of Occupancy,whichever occurs first.
15. Conservation,recreation and river access easements(if applicable)shall be approved by the Eagle City
Pathway/Greenbelt Committee and shall be shown on the final plat prior to issuance of a building permit
or Certificate of Occupancy,whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy,whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise River
Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the
Commission and/or Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and/or the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based,other than those required
by the above conditions, will require submittal of an application for modification and approval of that
application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
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24. Any change by the applicant in the planned use of the property which is the subject of this application,
shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory
and legal restrictions in force at the time the applicant or its successors in interest advises the City of
Eagle of its intent to change the planned use of the subject property unless a waiver/variance of said
requirements or other legal relief is granted pursuant to the law in effect at the time the change in use
is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date,as stipulated in Eagle City Code
(one year from approval date).
26. All ground-mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Council reviewed the particular facts and circumstances of this proposed design review application
(DR-90-19) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Council reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code there are no inconsistencies with the
comprehensive plan and a multi-tenant office (business and professional, medical and dental)
building is permitted with the approval of a design review application within the MU-DA(Mixed
Use with a development agreement in lieu of a PUD)zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed multi-tenant building is designed with
materials and colors associated with a contemporary "Prairie" style architecture which
complements the general vicinity;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the site meets the required parking for the
proposed use;
D. Will not interfere with the visual character,quality,or appearance of the surrounding area and City,
and where possible,enhance the continuity of thematically common architectural features since the
proposed building has been designed with quality materials that are consistent with a contemporary
"Prairie" architectural style and will harmonize with proposed retail, restaurant, and office
buildings within the vicinity;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the proposed
building is in conformance with the Eagle Architecture and Site Design book and has been designed
to complement the proposed buildings in the vicinity;
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F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the proposed building is in conformance with the required setbacks and height
regulations;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the site has been
designed with sidewalks and walkways that provide pedestrian connectivity within the site and
access to future buildings and residential homes within other phases of Truman Cove Subdivision;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable commercial center in the area since there
are sidewalks and walkways that connect to future buildings and residential homes; and
I. No signs are proposed with this application. All signs, if approved, will be required to be
harmonious with the architectural design of the building and will not cover or detract from the
desirable architectural features.
DATED this 14th day of April 2020.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County,Ichl
Jason Pierce, Mayor
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