Findings - DR - 2020 - DR-68-19 - Stadium View CenterBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR
A DESIGN REVIEW FOR THE COMMON
AREA LANDSCAPING WITHIN STADIUM
VIEW CENTER, INCLUDING A 3-STORY,
MULTI -TENANT MIXED USE (COMMERCIAL
AND RESIDENTIAL — 4-UNITS) BUILDING
FOR JERRON AND MARGI PORCHIA
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-68-19
The above -entitled design review application came before the Eagle Design Review Board for their action
on June 25, 2020. The Board continued this item to July 9, 2020 and made their decision at that time. The
Design Review Board 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:
Jerron and Margie Porchia are requesting design review approval of the common area landscaping
within Stadium View Center, including a three-story, multi -tenant retail/restaurant/office/residential (4-
units) building (1St Floor — 18,271-SF, 2' Floor — 16,355-SF, 3' Floor — 13,505-SF). The 2.56-acre site
is located on the west side of North Horseshoe Bend Road approximately 1,030-feet north of East Hill
Road at 10201 North Horseshoe Bend Road.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on October 9, 2019. Revised plans were received
by the City on June 12, 2020 (site plan, landscape plan, building elevations, floor plans, perspectives,
maintenance building elevations, site details, color board).
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on October 15, 2019, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On October 22, 2019, the City Council approved a rezone from R-1 (Residential) to C-1-DA
(Neighborhood Business District with a development agreement [in lieu of a conditional use permit])
to allow for retail, restaurant, and residential uses (3-townhomes, 2 single-family dwellings, and 4-
residential condominiums [located within the commercial building]) (RZ-07-19).
E. COMPANION APPLICATIONS:
DR-93-19 (Stadium View One-story Bldg), DR-94-19 (Stadium View residential), DR-70-19 (Stadium
View Center MSP), DR-71-19 (Three -Story Bldg MSP), and DR-72-19 (One -Story Bldg MSP)
F. LAND USE DESIGNATION:
Restaurant, retail, office (business and professional), and residential, permitted pursuant to Eagle City
Code Section 8-2-3 and a rezone with development agreement [in lieu of a conditional use permit].
Page 1 of 18
K:1Planning Dept\Eagle Applications\Dr120191DR-68-19 Stadium View Center drf docx
G. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
ZONING LAND USE
DESIGNATION DESIGNATION
Existing Commercial R-1 (Residential) Single-family dwelling
Proposed No change C-1-DA (Neighborhood Office/retail/restaurant/
Business District with a and residential
development agreement)
North of site Commercial C-3 (Highway Business Single-family dwelling and
District) a contractor's yard
South of site Professional BP (Business Park) Vacant property
Office/Business Park
East of site Neighborhood R2 (Residential — Ada County Single-family residential
Residential/Public/Semi- designation) and RP (Rural subdivision (Bonita Hills
Public Preservation — Ada County Subdivision) and a
designation) cemetery
West of site Professional Office/
Business Park
BP (Business Park) Vacant property
H. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
I. URBAN RENEWAL DISTRICT: No.
J. EXISTING SITE CHARACTERISTICS:
There is an existing house, garage, and four accessory buildings on the site that will be removed. There
are mature trees throughout the site that the applicant is proposing to remove.
Page 2 of 18
K:\Ptanning Dept\Eagle Applications1Dr120191DR-68-19 Stadium View Center dr£docx
K. SITE DATA:
SITE DATA
Total Acreage of Site
Percentage of Site Devoted
to Building Coverage
Percentage of Site Devoted
to Landscaping
Number of Parking Spaces
Front Setback (South)
Rear Setback (North)
Side Setback (West)
Street Side Setback (East)
PROPOSED
2.56-acres (111,513-square feet)
35% (approximately)
33% (approximately)
124-parking spaces total
89-parking spaces
(parking lot)
35-parking spaces
(parking garage — covered)
103-feet
38-feet
180-feet
15-feet
REQUIRED
2,000-square feet (minimum)
50% (maximum)
10% (minimum)
124-parking spaces (minimum)*
9-parking spaces (residential —
including 4 covered spaces)
1-parking spaces (storage)
114-parking spaces
(commercial — TBD)
15-feet (minimum)
0-feet (minimum)
0-feet (minimum)
10-feet (minimum)
*Note: Total required parking is for the entire development.
L. PARKING ANALYSIS:
Gross Floor Area of Proposed Multi -tenant office/retail/restaurant/residential building:
29,860-square feet (including 17,043-square feet of commercial uses)
Proposed Parking Spaces: 124
Required Parking Spaces (estimated per use requirements in Eagle City Code):
9, for 4-units (2 bedroom) using 2 parking spaces including 1 covered and 0.25 spaces per unit for guest
parking for units with 2 or more bedrooms
77, for 11,471-square feet using 1 parking space per 150-square feet for restaurant*
85, for 17,043-square feet using 1 parking space per 200-square feet for banks/financial institutions (no
drive -up service) and office, medical and dental
68, for 17,043-square feet using 1 parking space for 250-square feet for food and beverage sales, office,
business and professional, health clubs, spas, and weight reduction salons, personal improvement,
personal services, and retail sales*
43, for 17,043-square feet using 1 parking space for 400-square feet for printing and blue printing
1, for 234-square feet using 1 parking space for 1,000-square feet for storage
*A maximum of 11,471-square feet of restaurant and 17,279-square feet of retail/office is permitted
per the development agreement.
Page 3 of 18
K:\Planning Dept\Eagle Applications1Dr\2019\DR-68-19 Stadium View Center drf.docx
M. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one building to be utilized as a multi -tenant mixed use
(commercial and residential — 4 units) building and one maintenance building.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately 35-foot tall, three-story building and an 11-foot tall, single
story maintenance building.
Gross Floor Area of Proposed Buildings:
The proposed multi -tenant office/retail/restaurant/residential building is approximately 48,131-square
feet (including the first floor parking garage)
1st floor — 18,271-square feet
2"d floor — 16,355-square feet
3`d floor — 13.505-sauare feet
Total — 48,131-square feet
The proposed maintenance building is approximately 234-square feet.
On and Off -Site Circulation:
A 38,389-square foot (approximately) paved parking lot and 19,310-square foot parking garage provide
parking for vehicles using this site. One 24-foot wide shared driveway is located on the north property
line and one 24-foot wide driveway is located near the southeast corner of the site. Both driveways
provide access to North Horseshoe Bend Road.
N. BUILDING DESIGN FEATURES:
Three-story building:
Roof: TPO (Gray)
Walls: Stucco (Tiny Brook Blue, Frosted Briarwood Green), Cultured Stone Veneer (Beach Pebble),
Fiber Cement Lap Siding (Universal Grey),
Windows/Doors: Aluminum (anodized black),
Fascia/Trim: Stucco (Aria)
Maintenance Building:
Roof: TPO (Gray)
Walls: Horizontal Fiber Cement Lap Siding (Northern Green Woods, Dover Grey), Cultured Stone
Veneer (Beach Pebble),
Windows/Doors: Wood (Dover Grey)
Fascia/Trim: Fiber Cement (Northern Green Woods)
O. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are 32 existing trees on the site that the
applicant is proposing to remove. Trees to be removed are trees that encroach upon the buildings, are
located within the development infrastructure, are damaged/dying, or undesirable specie. Below is a
list of all existing trees to be removed identified by species, size, condition, and required replacement
inches as identified on Sheet LSP-104, date stamped by the City of June 12, 2020.
Page 4 of 18
K:1Planning DeptAEagle Applications1Dr120191DR-68-I9 Stadium View Center drf docx
MT-101-104
MT-105
MT-106-107
MT-108
. MT-109-111
MT-112
MT-113
MT-114
MT-115-117
MT-118
MT-119
MT-127
MT-128
MT-129
MT-130
MT-131
MT-132
MT-133
MT-134, 136
MT-137
MT-138, 142
MT-143
Total # of
trees 32
Removing
Removing
Removing
Removing
Total Caliper
Inches/Feet to
be Removed
Total Caliper
Inches/Feet to
be mitigated
for
Retaining/Re Tree Specie
moving
Removing Poplar
Removing Poplar
Removing Poplar
Removing Poplar
Removing Alder
Removing Poplar
Removing Poplar
Removing Poplar
Removing Poplar
Removing Poplar
Removing Poplar
Removing Pine
Removing Cedar
Removing Pine
Removing Fruit
Removing Spruce
Removing Pine
Removing London
Plane
Juniper
Fruit
Alder
Elm
Caliper
6", 4", 8", 8"
6"
8" 7"
9"
21.5" each
4.5"
9"
4.5"
8", 10", 10"
7"
16.5"
Unknown height
40'
Unknown height
13"
30'
30'
61"
20' each
7"
11", 14"
23"
Damage/Dying
Dead
Damaged/dying
Dead
Damaged/dying
Dead
Alive
Dead
Alive
Dead
Damaged/Dying
Diseased
Alive
Diseased
Damaged/Dying
Alive
Alive
Diseased
Alive
Alive
Damaged/Dying
Damaged/Dying
Condition Replacement
inches/height
0"
0"
0"
0"
0"
0"
0"
0"
0"
0"
0"
0'
40'
0'
0"
30'
30'
0"
20'
7"
0"
0"
319" caliper
140'
7" caliper
140'
Tree Replacement Calculations:
There are 32 existing trees on -site that the applicant is proposing to remove totaling 319-caliper inches
(deciduous) and 140-feet (conifers). The majority of the trees are diseased, dead, or a specie that do not
require mitigation. The total mitigation required is 7-caliper inches (3, 2" caliper trees) and 140-feet
(22, 6'-7' trees). The applicant is proposing to install 25 additional trees on the site above code
requirements for mitigation. If the Board approves the removal of the trees and proposed mitigation,
Page 5 of 18
K:1Planning Dept\Eagle Applications\Dr\20191DR-68-19 Stadium View Center drfdocx
no additional mitigation is required.
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along North Horseshoe Bend Road.
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: 10% interior landscaping is required, 8% is proposed.
P. TRASH ENCLOSURES:
Two trash enclosures (156-square feet and 147-square feet) are proposed to be located near the
southeast corner of the site. The enclosures are proposed to be constructed of CMU walls with stucco
overlay and metal gates; all of which will match the materials and colors used in the construction of
the buildings and residential units within the development.
Q. MECHANICAL UNITS:
The applicant is proposing to use roof mounted mechanical units. The roof mounted mechanical units
are proposed to be screened by parapet walls. No ground mounted mechanical units are proposed and
none are approved.
R. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage was provided. Detailed
cutsheets for the proposed lighting were received and comply with Eagle City Code Section 8-4-4-2.
S. SIGNAGE:
No signs are proposed with this application. A separate design review application (DR-70-19 [overall
master sign plan] and DR-71-19 [3-story building master sign plan]) have been submitted for the
approval of signs proposed on this building and on the site.
T. 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.
U. PUBLIC USES PROPOSED: None.
V. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists.
W. SPECIAL ON -SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain - no
Mature Trees — yes — throughout the site.
Riparian Vegetation - no
Steep Slopes - no
Page 6 of 18
K:1Planning Dept\Eagle Applications1Dr120191DR-611-19 Stadium View Center drf docx
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - unknown
Wildlife Habitat - no
X. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required.
Y. AGENCY RESPONSES:
The following agencies have responded, and their correspondence is attached to the staff report.
Ada County Highway District
Eagle Fire Department
Idaho Transportation Department
Z. LETTERS FROM THE PUBLIC: None received to date.
THE DESIGN REVIEW BOARD 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 14, 2017), designates this site as the
following:
Commercial
Suitable primarily for the development of a wide range of commercial activities including offices,
retail and service establishments. Uses should complement uses within Downtown Eagle.
B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF
SPECIAL CONCERN REGARDING THIS PROPOSAL:
3.2 Owner shall complete the Design Review process for the site (as required by the Eagle City
Code) and shall comply with all conditions required by Eagle as a part of the Design Review
prior to issuance of a building permit.
3.3 The Concept Plan (Exhibit C) represents the Owner's current concept for completion of the
Project. As the Concept Plan evolves, the City understands and agrees that certain changes in
that concept may occur or be required. If the City determines that any such changes require
additional public comment due to potential impacts on surrounding property or the community,
a public hearing shall be held on any proposed changes in the Concept Plan and notice shall be
provided as may be required by the City.
3.4 The Commercial area of the Property as depicted on the Concept Plan is to be developed with a
combination of any office and commercial uses allowed within Eagle City Code Section 8-2-3
"Official Schedule of District Regulations" under the C-1 (Neighborhood Business District)
zoning designation.
3.5 The three (3) residential townhomes, two (2) single-family dwellings, and four (4) residential
condominiums (located within the commercial building) use shall be a permitted use on the
property.
3.6 The combination of retail/office space shall not exceed 17,279-square feet. The restaurant space
shall not exceed 11,471-square feet.
Page 7 of 18
K:1Planning Dcpt\Eaglc Applications\Dr\20191DR-68-19 Stadium View Center drf docx
3.7 The residential dwellings shall be constructed utilizing "Italianate" style architecture as shown
on Exhibit D. The commercial buildings shall be constructed utilizing "Italianate" style
architecture as shown on Exhibit E. The residential dwellings and commercial buildings 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 and City Council
approvals of the detailed architectural plans for the development are required prior to the
issuance of building permits for the residential and commercial buildings.
3.8 The required parking on site shall be in conformance with Eagle City Code Section 8-4-5
and/or Eagle City Code Section 8-4-4-3(A)(6), prior to issuance of a building permit.
3.9 Owner shall construct a 35-foot wide landscape buffer in accordance with Eagle City Code
Section 8-2A-7(J)(4)(a) along North Horseshoe Bend Road between the proposed south
entrance and the south property line (as shown on the Concept Plan). The landscape buffer area
shall be constructed prior to issuance of building permits for the residential dwellings
3.10 Owner shall provide plans showing outdoor lighting details for review and approval by the
Design Review Board and City Council prior to issuance of a zoning certificate. The plans
shall show how the lights will facilitate the "Dark Sky" concept of lighting.
C. 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-6(A)(5):
5. Utilities: Utility service systems shall not detract from building or site design. Cable,
electrical, and telephone service systems shall be installed underground, and the design
review board shall consider:
a. Size and location of all service systems for appropriate appearance and maintenance
accessibility;
b. The location and design of transformers, pad mount and roof mounted mechanicals and
electrical equipment shall be reviewed and approved by the design review board. All roof
mounted mechanicals shall be completely screened from view through the use of a
parapet wall when utilizing a flat roof design or shall be enclosed within the building
when utilizing a roof design other than a flat roof. "Screened from view" shall mean "not
visible" at the same level or elevation of the parapet wall (e.g., the perspective generally
as shown on an elevation plan);
c. The location and sizes of all utility lines, manholes, poles, underground cables, gas lines,
wells, and similar installations; and
d. The continued maintenance of these service systems.
Page 8 of 18
K:1Planning Dept\Eagle Applications\Dr120I90R-68-19 Stadium View Center drf docx
• Eagle City Code Section 8-2A-6(A)(6):
6. Building Design:
a. Building Mass: The mass of the building shall be reviewed for its relationship with
existing development in the immediate surrounding area and with the allowed use
proposed by the applicant;
b. Proportion Of Building: The height to width relationship of new structures shall be
compatible and consistent with the architectural character of the area and proposed use;
c. Relationship Of Openings In The Buildings: Openings in the building shall provide
interest through the use of such features as balconies, bays, porches, covered entries,
overhead structures, awnings, changes in building facade and roofline alignment, to
provide shadow relief. Avoid monotonous flat planes;
d. Relationship Of Exterior Materials: The design review board shall determine the
appropriateness of materials as they relate to building mass, shadow relief, and existing
area development. Use of color to provide blending of materials with the surrounding
area and building use, and the functional appropriateness of the proposed building design
as it relates to the proposed use shall be considered; and
e. Allowed Architectural Styles: The architecture styles provided in the EASD book are
approved examples for applicants to follow when designing for Eagle architecture.
• Eagle City Code Section 8-2A-7(C): Retention, Removal, and Replacement of Trees:
1. Retention Of Existing Trees:
a. Existing trees shall be retained unless removal is approved in writing by the city.
2. Removal And Replacement Of Existing Trees:
a. Where trees are approved by the city to be removed, replacement with a species identified
in section 8-2A-7Q of this article is required. For each caliper inch of deciduous tree
removed, an equivalent amount of caliper inches shall be replanted. For each vertical foot
of coniferous tree removed, an equivalent amount of vertical feet shall be replanted.
Example: An eight inch (8") caliper deciduous tree is removed, an acceptable replacement
would be four (4) two inch (2") caliper deciduous trees. A twelve foot (12') tall coniferous
tree is removed, an acceptable replacement would be two (2) six feet (6') tall coniferous
trees.
b. When a homeowners association or its agent removes tree(s) from a subdivision common
area to appropriately thin an overgrown canopy, replacement shall not be required
provided the site remains in compliance with subdivision's approved landscape plan as
determined by the city.
c. Unless it is determined by the city that replacement is necessary to preserve and/or restore
riparian and wildlife habitat, removal of the following trees shall not otherwise require
replacement: black locust, poplar, cottonwood, willow, tree of heaven, elm, and silver
maple. Trees which are weak wooded, weak branched, suckering, damaged, diseased,
insect infested, or containing similar maladies may be exempt from replacement if
removal is first approved by the city.
d. In cases where the condition of the tree(s) constitutes an "emergency" as defined in section
8-1-2 of this title, the tree(s) may be removed without approval provided that the city is
notified after the tree's removal and provided with documentation indicating the tree's
condition at time of removal.
Page 9 of 18
K:IPlanning DeptlEagle Applications1Dr120191DR-68-19 Stadium View Center drfdocx
e. Planting within public rights of way shall be with approval from the city and the public
entity owning the property.
3. 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 shall be replaced in accordance with
subsection C2 of this section.
• Eagle City Code Section 8-2A-7(K)(3): Parking Lot Perimeter Landscaping:
3. Parking Lot Perimeter Landscaping: Perimeter landscaping requirements define parking areas
and prevent two (2) adjacent lots from becoming one large expanse of paving. This
requirement does not hinder the ability to provide vehicular access between lots.
a. Provide a minimum five foot (5') wide perimeter landscaped strip between the property
lines and the parking lot, and plant with a minimum of one shade tree and five (5) shrubs
per thirty five (35) linear feet of perimeter.
• Eagle City Code Section 8-2A-7(K)(4): Parking Lot Interior Landscaping:
a. Calculated Amount: Interior parking lot landscaping shall be required on any parking lot with
ten (10) spaces and above. The required amount of landscaping is based on a sliding scale, as
follows:
Total Number Of Spaces Percent Of Total Area Of A Lot That Must Be An
Interior Landscaped Area
51+ 10 percent
b. Additional Requirements:
(1) No interior planter shall be less than five feet (5') in any dimension.
(2) No parking space shall be more than sixty feet (60') from an interior landscaped area.
(3) Parking islands are to be as evenly spaced as feasible throughout the lot to consistently
reduce the visual impact of long rows of parked cars.
(4) Deciduous shade trees and ground covers or low shrubs are recommended as primary
plantings in interior landscaped areas. Deciduous shade trees are to be clear branched to
a height of six feet (6').
(5) A terminal island for a single row of parking spaces shall be landscaped with at least one
tree and shrubs, ground cover, or grass. A terminal island for a double row of parking
spaces shall contain not less than two (2) trees and shrubs, ground cover, or grass.
• Eagle City Code Section 8-2A-7(L): Landscape Commercial Strip:
L. Landscaped Commercial Strips:
1. Landscaped strips shall be provided between all building development and public rights
of way to lend continuity among different architectural styles, screen unsightly views,
establish a pleasing view for motorists, and create a safe and pleasant corridor for
pedestrians.
a. The landscaped strip shall be ten feet (10') wide minimum and planted with one shade
tree and ten (10) shrubs for every thirty five feet (35') of street frontage. Two (2)
ornamental or two (2) evergreen trees may be substituted for one shade tree.
Page 10 of 18
K:\Planning DeptlEagle Applications\Dr120191DR-68-19 Stadium View Center drf docx
• Eagle City Code Section 8-2A-7(M): Parkway Strips, Separated Sidewalks, and Street Trees:
M. Parkway Strips, Separated Sidewalks, And Street Trees:
1. Except as may otherwise be required within the DDA, TDA, CEDA, and DSDA
sidewalks shall be separated from the curb along all streets. An eight foot (8') wide
minimum parkway planter strip planted with shade class (class II) trees shall be required
between the sidewalk and street to provide a canopy effect over streets.
2. In all required applications, excluding residential developments, one street tree, selected
from the approved tree list in subsection Q of this section, shall be planted per thirty five
(35) linear feet of street frontage.
D. DISCUSSION:
• The applicant is request design review approval for the common area landscaping for Stadium
View Center development and approval of a 29,860-square foot, three story, multi -tenant mixed
used building and 234-square foot maintenance building. The building uses include
bank/financial institution (no drive -up service), food and beverage sales, health clubs, spas, and
weight reduction salons, office (business and professional), office (medical and dental), personal
improvement, personal services, printing and blue printing, retail sales, storage and residential (4-
units). The Stadium View Center development consists of a three-story building, one-story
building, one townhome building (3-units), and two single-family dwellings.
The applicant's justification letter states that the Stadium View Center is designed to be Italianate
architecture which is one of the nine architectural styles in the Eagle Architecture and Site Design
book. The letter states that the three-story building is symmetrical "L" shaped building with each
level stepping down to the first floor and materials includes stone, horizontal wood siding, and
stucco. Staff defers comment regarding the common area landscaping and the building design,
material, and colors to the Design Review Board.
• The site and landscape plan, date stamped by the City on June 12, 2020, do not show the location
of all above ground utilities. Eagle City Code Section 8-2A-6(A)(5), states that all utilities are
required to be buried underground. The applicant should be required to provide a revised site and
landscape plan showing the location of all above ground utilities and noting all above ground
utilities to be buried and poles removed. The revised site and landscape plan should be reviewed
and approved by staff prior to the issuance of a zoning certificate.
• There are 32-existing trees on the site that the applicant is proposing to remove. Most of the trees
are damaged/dying, dead, or a specie of tree that mitigation is not required. The applicant is
required to mitigate for 7-caliper inches (deciduous trees) and 140-feet (conifer trees). The
applicant is proposing to install 25, 2-inch caliper trees on the site above code requirements for
mitigation. Staff defers comment regarding the tree removal and proposed mitigation to the
Design Review Board.
• The landscape plan, date stamped by the City on June 12, 2020, shows 8% interior parking lot
landscaping for the site. Pursuant to Eagle City Code Section 8-2A-7(K)(4), 10% landscaping is
required for parking lots with 50+ parking spaces. The applicant should be required to provide a
revised landscape plan showing a minimum of 10% interior parking lot landscaping. The revised
landscape plan should be reviewed and approved by staff and one member of the Design Review
Board prior to the issuance of a zoning certificate.
• The landscape plan, date stamped by the City on June 12, 2020, shows parking spaces that are
more than 60-feet from an interior landscape island. Pursuant to Eagle City Code Section 8-2A-
7(K)(4)(b)(2), parking spaces are required to be no more than 60-feet from an interior landscape
island. The applicant should be required to provide a revised landscape plan showing all parking
Page 11 of 18
K:1Planning Dept\Eagle Applications1Dr120191DR-68-19 Stadium Vicw Caster drfdocx
spaces located within 60-feet of an interior landscape island. The revised landscape plan should
be reviewed and approved by staff and one member of the Design Review Board prior to the
issuance of a zoning certificate.
• The floor plan for the third floor shows a fire pit, however, a detail showing the style, size, color,
etc. was not received. The applicant should be required to provide a detail of the fire pit showing
the style, size, color, etc. The detail should be reviewed and approved by staff and one member of
the Design Review Board prior to the issuance of a zoning certificate.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date, staff defers comment regarding the application to the
Design Review Board and City Council. If the Design Review Board and City Council approves this
application, staff recommends 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 June 25, 2020. The
application was continued to July 9, 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.
BOARD DELIBERATION: (Granicus time 1:51:58)
On June 25, 2020, upon completion of the applicant's and staffs presentations, the Board discussed during
deliberation that:
• The Board is in favor of the applicant's site plan showing the proposed commercial building oriented
to screen the parking lot from Horseshoe Bend Road.
• The Board requested the applicant modify the building design to incorporate more traditional Italianate
elements and elements that provide relief to help reduce the massing of the building.
• The Board requested the applicant modify the building colors to a more earth tone palette.
• The Board requested more details on the site lighting, escalator details, information regarding the
easement area for the drainage ditch, and fencing around the basketball court.
• The Board is in favor of the proposed tree mitigation the applicant has submitted.
BOARD DELIBERATION: (Granicus time 52:14)
On July 9, 2020, upon completion of the applicant's and staff's presentations, the Board discussed during
deliberation that:
• The Board is in favor of the proposed landscaping for the site.
• The Board is in favor of the modifications to the building design and requested the applicant modify
the Esplanade green color to a warmer tone.
• The Board is in favor of the tree removal and proposed mitigation.
• The Board is in favor of the proposed site and building lighting.
BOARD DECISION:
The Board voted 6 to 0 (Grubb absent) to recommend approval of DR-68-19 for a design review
application for the common area landscaping within Stadium View Center, including a three-story, multi -
Page 12 of 18
K:1Planning Dept\Eagle Applications1Dr120191DR-68-19 Stadium View Center drf docx
tenant retail/restaurant/office/residential (4-units) building for Jerron and Margie Porchia, with the
following staff recommended site specific conditions of approval and standard conditions of approval
with text shown with underline to be added by the Board and text shown with strikethrough to be deleted
by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of RZ-07-19.
2. Provide a revised site and landscape plan showing the location of all above ground utilities and noting
all above ground utilities to be buried and poles removed. The revised site and landscape plan shall be
reviewed and approved by staff prior to the issuance of a zoning certificate.
3. Provide a revised landscape plan showing a minimum of 10% interior parking lot landscaping. The
revised landscape plan shall be reviewed and approved by staff and one member of the Design
Review Board prior to the issuance of a zoning certificate.
4. Provide a revised landscape plan showing all parking spaces located within 60-feet of an interior
landscape island. The revised landscape plan shall be reviewed and approved by staff and one
member of the Design Review Board prior to the issuance of a zoning certificate.
5. Provide a detail of the fire pit showing the style, size, color, etc. The detail shall be reviewed and
approved by staff and one member of the Design Review Board 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.
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 site plan showing the property line and easement line in the correct location. The
revised site plan shall be reviewed and approved bv staff and one member of the Design Review
Board prior to the issuance of a zoning certificate.
14. Provide a revised landscape plan showing the shrubs along the south property line located only within
the recorded easement area. The revised landscape plan shall be reviewed and approved bv staff and
one member of the Design Review Board prior to the issuance of a zoning certificate.
15. Provide a revised landscape plan showing only deciduous trees shown within the 8-foot wide
landscape strip adiacent to Horseshoe Bend Road and showing a total of 4 to 6 evergreen trees located
on the west side of the sidewalk adiacent to Horseshoe Bend Road. The revised landscape plan shall
be reviewed and approved bv staff and one member of the Design Review Board prior to the issuance
of a zoning certificate.
16. Provide revised color samples (two) for the main color of the building, in addition to the Esplanade
green color. The revised color samples shall be reviewed and approved bv staff and two members of
Page 13 of 18
K:\Planning Dept\Eagle Applications\Dr\20191DR-68-19 Stadium View Center drf. docx
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 and 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.
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, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, 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 prior to issuance of any building permits or Certificate of
Page 14 of 18
K:1Planning DcptAEagle Applications\Dr\20191DR-68-I9 Stadium View Center drf docx
Occupancy, whichever occurs first.
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 used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district, canal company, ditch association, or other irrigation entity associated with such
ditch, pipe or other structure, or canal. The applicant shall submit a copy of the written approval from
the irrigation entity prior to the City Clerk signing the final plat.
10. Street light 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.
The applicant shall pay applicable street light inspection fees prior to issuance of any 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 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 be 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 Park and Pathway Development Committee for a
path or walkway shall be approved in writing by the Eagle City Park and Pathway Development
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 Park and Pathway Development Committee and shall be shown on the final plat prior to issuance
of a building permit or Certificate of Occupancy, whichever occurs first.
Page 15 of 18
K:1Planning Dept\Eaglc Applications1Dr120I91DR-66-I9 Stadium View Center drf.docx
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 City 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 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.
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 Board reviewed the particular facts and circumstances of this proposed design review application
(DR-68-19) 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,
Page 16 of 18
K:1Planning Dept\Eagle Applications\Dr120191DR-68-19 Stadium View Center drf.docx
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Board 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 since there are no inconsistencies with the
comprehensive plan and common area landscaping and a multi -tenant, mixed use (commercial and
residential) building are permitted with the approval of a design review application within the C-1-
DA (Neighborhood Business District with a development agreement) 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, mixed use (commercial and
residential) building is designed with materials and colors consistent with the Italianate
architectural style identified within the Eagle Architecture and Site Design book;
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 has parking on -site to meet the required
parking for a multi -tenant, mixed use (commercial and residential) building;
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 multi -tenant, mixed use (commercial and residential) building has been designed with
quality materials that are consistent with the Italianate architectural style;
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 complies with the Italianate architectural style identified within the Eagle Architecture
and Site Design book and has been designed to complement the buildings in the vicinity;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the proposed multi -tenant, mixed use (commercial and residential) building is
in conformance with the required setbacks and building height;
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 adequate parking for the uses proposed on the site and walkways for both walkability
within the site and access to Horseshoe Bend Road;
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
is sidewalk proposed along Horseshoe Bend Road; and
I. No signs are proposed with this application. A separate design review application (DR-70-19 and
DR-71-19) has been submitted for the building wall signs and monument sign and all signs will be
required to be harmonious with the architectural design of the building and will not cover nor
detract from desirable architectural features.
Page 17 of 18
K:1Planning Dept\Eagle Applications1Dr120191DR-68-19 Stadium View Center drf.docx
DATED this 23rd day of July 2020.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
Craig Brasher, Chairman
ATTEST:
YSh '- Bergmann, Eagle City Clerk
Page 18 of 18
K \Planning Dept,Eagle Applications\Dr\2019DR-68-19 Stadium View Center drf docx
%1I/#If II*
4.
Vie. , es- Ni���f* l�f,
.
T1•
w •
•
w • :' r
• .�, .
%
`*4,11*i"1 A********