Findings - DR - 2020 - DR-22-20 - Multi-Tenant Flex Space BldgBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MA i i r OF AN APPLICATION FOR A )
DESIGN REVIEW FOR A MULTI -TENANT )
FLEX SPACE BUILDING FOR D&N )
INVESTMENTS, LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-22-20
The above -entitled design review application came before the Eagle Design Review Board for their action
on August 13, 2020. The Board continued this item to August 27, 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:
D&N Investments, LLC, represented by Dave Buich, is requesting design review approval for a 14,000-
square foot, eight -unit, multi -tenant flex space building. The 0.60-acre site is located on the south side
of East Dunyon Street approximately 660-feet west of the intersection of South Parkinson Street and
East Dunyon Street at 2177 East Dunyon Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on March 20, 2020. Revised information
(landscape plan, existing tree plan, building elevations) were received by the City on July 24, 2020.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on April 1, 2020, in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On July 10, 2018, the City Council approved a rezone application for a rezone from MU (Mixed Use)
to MU-DA (Mixed Use with a development agreement [in lieu of a conditional use permit]) to address
setbacks, lot coverage, and permitted uses (RZ-03-18).
On August 9, 2018, the Design Review Board recommended denial of a design review application for
a 14,000-square foot, eight -unit, multi -tenant flex space building (DR-28-18).
On September 11, 2018, the City Council remanded a design review application for a 14,000-square
foot, eight -unit, multi -tenant flex space building to the Design Review Board
On September 14, 2018, prior to City Council approval, a design review application for a 14,000-square
foot, eight -unit, multi -tenant flex space building for this site was withdrawn (DR-28-18).
E. COMPANION APPLICATIONS: DR-37-20 (master sign plan)
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
Existing
COMP PLAN
DESIGNATION
Mixed Use
Proposed No Change
North of site Compact Residential
South of site Mixed Use
East of site Mixed Use
West of site Mixed Use
ZONING
DESIGNATION
MU-DA (Mixed Use with a
development agreement)
No Change
R-4 (Residential)
BP (Business Park)
MU (Mixed Use)
MU (Mixed Use)
LAND USE
Single-family residence
Multi -tenant flex space
building
Single-family residential
(Randal Acres Subdivision
No. 15)
East State Street and
mobile home park
Church building
Single-family residence
G. DESIGN REVIEW OVERLAY DISTRICT:
This site is located in the DSDA (Dunyon/State Development Area) Overlay District.
H. URBAN RENEWAL DISTRICT: Yes.
I. EXISTING SITE CHARACTERISTICS:
The site has an existing residence and several accessory structures that will be removed prior to
construction of the proposed building.
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J. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 0.62-acres (27,007-square feet) 5,000-square feet
Percentage of Site Devoted 52% (approximately) 60% (maximum)*
to Building Coverage
Percentage of Site Devoted 20% (approximately) 10% (minimum)
to Landscaping
Number of Parking Spaces 32-parking spaces total 32-parking spaces (minimum)
(8-covered parking spaces within the
building)
(24-parking spaces on -site)
Front Setback (North) 39-feet 15-feet (minimum)*
Rear Setback (South) 41-feet 15-feet (minimum)*
Side Setback (East) 5-feet 5-feet (minimum)*
Side Setback (West) 5-feet 1 5-feet (minimum)*
*Note: Lot coverage and setbacks approved through RZ-03-18 and the Dunyon/State Development Area.
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Multi -tenant Flex Space Building: 14,000-square feet
Proposed Parking Spaces: 32 (including 8-covered parking spaces within the building)
Required Parking Spaces (estimated per use requirements in requirements in Eagle City Code):
56, for 14,000-square feet using 1 parking space per 250-square feet for personal improvement,
personal services, retail sales, travel services
35, for 14,000-square feet using 1 parking space per 400-square feet for catering service, home and
business services, printing and/or blueprinting
28, for 14,000-square feet using 1 parking space per 500-square feet for communication facilities,
industry research and development, retail sales
24, for 14,000-square feet using 1 parking space per 1,000-square feet for storage and 1 parking space
per 250-square feet for office (flex space)
14, for 14,000-square feet using 1 parking space per 1,000-square feet for artist studio, industry
custom and limited, storage (enclosed building)
Note: Parking requirements for additional uses permitted within the development agreement i.e.
electronic sales, service, or repair shop, horticulture, microbrewery, personal wireless facilities
(enclosed building, height — 35' or less), photographic studio, professional activities, research
activities, small engine repair (mower, chain saws, etc.), upholstery shop, and winery cannot be
determined without a review of a proposed floorplan.
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L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) building to be utilized as a multi -tenant flex space
building.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately 24-foot 8-inch high single -story structure.
Gross Floor Area of Proposed Buildings:
The proposed multi -tenant flex space building is approximately 14,000-square feet.
On and Off -Site Circulation:
Four paved parking lots totaling 8,552-square feet provide parking for vehicles using this site. Two,
22-foot wide driveways are located on the north property line and provide access to East Dunyon Street.
Two, 22-foot wide driveways are located on the south property line and provide access to East State
Street.
M. BUILDING DESIGN FEATURES:
Roof: Asphalt Shingles (black)
Walls: Stucco (SW 7019 Gauntlet Gray), Board and Batting (SW 7018 Dovetail), Metal (SW 6990
Caviar)
Windows/Doors: Metal (Saffron and Dark Bronze), Metal door (SW 6990 Caviar)
Fascia/Trim: Metal (SW 6990 Caviar), metal awning (SW 6990 Caviar)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods:
There are 10 existing trees on the site that the applicant is proposing to remove. The applicant is
proposing to remove all existing trees from the site. Below is a list of all existing trees proposed to be
removed with their respective conditions identified within the "site demo and clean-up" plan, date
stamped by the City on July 24, 2020.
Tree Specie Caliper Condition (per Staff Replacement
arborist report) Recommendation Inches per ECC
Catalpa 35" Fair to Poor If approved for
Deadwood, broken removal,
limbs, leaning mitigation may
not be required.
Boxelder (2) 20" Fair to Poor If approved for
Deadwood, broken removal,
limbs, and visible mitigation may
decay, previous poor not be required.
pruning
Colorado 20" Fair to Good If approved for
Spruce (2) Deadwood, some insect removal,
damage mitigation should
be required.
Black Walnut 20" Poor If approved for
removal,
0
0
40"
0
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mitigation may
not be required.
Silver Maple 25" Poor to Fair If approved for
Deadwood, broken removal,
limbs, leaning mitigation may
not be required.
Multi -stem 6" / 8-12" Poor / Dead or Dying If approved for
(2) Deadwood removal,
mitigation may
not be required.
Cedar 10" Fair to Poor If approved for
removal,
mitigation may
not be required.
Total caliper inches of trees required to be replaced on site
Total caliper inches proposed for mitigation
Catalpa (#1) Boxelder (#7)
t.olorauo spruce (s)
Colorado Spruce (#4)
0
0
0
40"
None
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Silver Maple (#6) Multi -Stem (#8) Multi -stem (#9) Cedar (#10)
Tree Replacement Calculations: The applicant is proposing to remove the ten existing trees from the
site. Two trees (Colorado Spruce) requires mitigation. The applicant provided caliper inches for the
trees, however, mitigation for evergreen trees is calculated by height. The height of the evergreen trees
will need to be provided in order to calculate the required mitigation. The applicant is not proposing
any mitigation for the removal of trees on the site. See discussion on page 16 for more information.
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along East State Street and East Dunyon Street.
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, 11% is proposed.
O. TRASH ENCLOSURES:
An individual tote will be utilized for each commercial unit. The individual totes will be stored in the
garages.
P. MECHANICAL UNITS:
The applicant is proposing to locate all mechanical units either through the wall with a louvered
outdoor grille or inside the office and shop. The louvered outdoor grilles are proposed to have a
baked -on paint finish. No ground mounted or rooftop mechanical units are proposed and none are
approved.
Q. OUTDOOR LIGHTING:
The applicant has provided building elevations showing the location of all building wall lighting and
provided lighting cut sheets for the building wall lighting showing the style, color, illumination type,
etc., which 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-37-20) has
been submitted for the approval of a master sign plan for the building and site.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. A water
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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.
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, near the existing house and structures
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
Eagle Fire Department
Eagle Parks, Pathways, and Recreation
Eagle Sewer District
Historic Preservation Commission
Idaho Transportation Department
Y. 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:
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 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.
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B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF
SPECIAL CONCERN REGARDING THIS PROPOSAL:
3.3 The Concept Plan (Exhibit B) 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 change 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 Maximum lot coverage shall be 60 percent.
3.5 Boundary side yard setbacks shall be 5-feet minimum
3.6 Permitted uses:
Art Studio
Catering service
Communication facilities
Electronic sales, service, or repair shop
Flex space
Home and business services
Horticulture
Industry'Custom and Limited
Industry Research and Development
Microbrewery
Personal improvement
Personal services
Personal wireless facilities (enclosed building, height — 35' or less)
Photographic studio
Printing and/or blueprinting
Professional activities
Research activities
Retail sales (general)
Retail sales (limited)
Small engine repair (mower, chain saws, etc.)
Storage (enclosed building)
Travel services
Upholstery shop
Winery
The uses shall be conducted within the interior of the building and no outdoor storage of
materials or equipment shall be permitted.
3.7 Parking shall be in conformance with Eagle City Code, Title 8: Off Street Parking and Loading.
3.9 Owner shall provide a solid privacy fence located adjacent to the property located to the west
and remove the chain link fence located adjacent to the property to the east. The style of the
solid privacy fence shall be in conformance with Eagle City Code. The solid privacy fence shall
be reviewed and approved by the Design Review Board and City Council prior to installation.
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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)(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-5(E):
Eagle Architecture And Site Design Book-EASD: The purpose of the EASD Book is to show,
through the use of pictures and text, specific period architectural styles, themes, and elements
envisioned through the requirements of this article. The EASD Book, established through a
resolution of the City Council and as may be amended through future resolution(s), contains all
exhibits referenced in this article and is incorporated herein by reference. However, Exhibit A-1
may only be modified through an ordinance amendment. The architecture styles found in the
EASD Book are permitted styles. Architectural styles not shown within the EASD Book will not
be considered. A copy of the EASD Book is available at Eagle City Hall.
• 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;
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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.
• Eagle City Code Section 8-2A-6(A)(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-6(B)(1)(a, k):
1. Exterior walls and soffits:
a. Wood: cedar (clear) and redwood (clear) - architectural/premium grade. Log siding, wood
shingle are permitted for accent only, twenty five percent (25%) maximum wall coverage
(per each facade);
Synthetic board and bat sidings are permitted as accents only. Plywood is prohibited.
k. Metal: Metal siding shall be anodized, shall have a concealed fastener system, shall have
a silicon polyester finish or equivalent, and shall include special design treatments to
enhance its appearance. These treatments may include brick or masonry wainscot
treatments along exterior walls and accent colored metals.
Metal siding is prohibited on the portion of any building facing a road. This includes
sections within the front facade that may be perpendicular to the road but within the face
of the building oriented toward the road.
A waiver of this subsection B 1 k on metal siding may be allowed where the applicant
shows that the metal is architecturally compatible with surrounding buildings; is
architecturally compatible with other nonmetal buildings in the city; and is attractively
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landscaped, designed, and situated, to eliminate the stark utilitarian look intended to be
prevented by this subsection.
In addition to the metal siding prohibition listed in this subsection B1k, metal siding shall
be prohibited in the DDA, TDA, CEDA design review overlay district areas.
• Eagle City Code Section 8-2A-6(B)(3):
3. Fences:
a. Block (with columns), which may include brick, rock, stone or similar veneer;
b. Brick (with columns);
c. Wrought iron;
d. Decorative wood and vinyl fencing may be permitted if the city determines that the style
of fence proposed is complementary to the building architecture and overall site design;
e. Dog ear cedar, fir, chain link, barbwire, razor wire, and similar high maintenance and/or
unsightly fencing is prohibited. However, powder coated chain link fencing may be
permitted for use on school sites.
• Eagle City Code Section 8-2A-6(B)(5):
5. Colors:
a. Earthen tones are encouraged.
b. Flat or low gloss finishes are encouraged.
c. Roof mounted mechanicals, all vents protruding through the roof, and similar features
shall be painted so as to match the color of the roof.
d. Exposed metal flashing or trim will be anodized or painted to blend with the exterior
colors of the building.
• Eagle City Code Section 8-2A-6(F)(c-d):
c. Pedestrian Amenities: Front and rear setbacks shall be for pedestrian amenities and the city
encourages joint efforts between adjoining property owners. Suggested amenities include:
public art, landscape treatment, seating, flowers/shrubs/all tree displays in movable planters,
outdoor dining, plazas, streetscape extension and bike racks.
d. Site And Landscape Design: At the discretion of the design review board the following may
be considered when the board finds that the site has been designed in harmony with the
design guidelines, objectives and considerations noted within subsection A of this section:
(1) Interior and perimeter parking lot landscape area dimensions may be reduced.
(2) The minimum required landscaping between the building and the property line may be
reduced when the design review board finds that the building's design style and
architecture serves as an appropriate buffer to the adjacent property.
• Eagle City Code Section 8-2A-7(C)(1-2):
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:
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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.
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.
e. Planting within public rights of way shall be with approval from the city and the public
entity owning the property.
• Eagle City Code Section 8-2A-7(J)(2-3):
2. Minimum Requirements:
a. When a commercial or industrial use abuts a residential use, a ten foot (10') wide by six
foot (6') high landscaped buffer is required.
b. When a parking lot abuts a residential activity, a five foot (5') wide by six foot (6') high
landscaped buffer is required.
3. Materials:
a. All buffer areas shall be comprised of, but not limited to, a mix of evergreen and
deciduous trees, shrubs, and ground cover in which evergreen plant materials comprise a
minimum of sixty percent (60%) of the total plant material used.
b. Height requirements shall be accomplished with plant material, with a fence or decorative
wall.
c. The required buffer area shall result in an effective barrier within three (3) years and be
maintained such that sixty percent (60%) or more of the vertical surface is closed and
prevents the passage of vision through it.
d. Chainlink fencing, with slats or otherwise, and cedar fencing is prohibited for screening.
• Eagle City Code Section 8-2A-7(K)(2-3):
2. Parking Lot Landscape Strip: A landscape strip shall be provided when a parking lot is
located adjacent to a public right of way. The landscaped strip shall serve to shield views of
parked cars to passing motorists and pedestrians, and to establish coordination among
architecturally diverse buildings, which creates a pleasing, harmonious appearance along the
roadway.
Four (4) options are provided for fulfilling this requirement:
a. Provide a ten foot (10') wide landscaped strip between the right of way and the parking
lot, and plant with a minimum of one shade tree and ten (10) shrubs per thirty five (35)
linear feet of frontage, excluding driveway openings.
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b. Provide an earth berm of thirty inches (30") minimum height (do not exceed 3:1 slope)
within a ten foot (10') wide landscaped strip between the right of way and the parking lot,
and plant with a minimum of one shade tree and five (5) shrubs per thirty five (35) linear
feet of frontage, excluding driveway openings.
c. Provide a six foot (6') landscaped strip with a minimum thirty inch (30") grade drop from
the right of way to the parking lot, and plant with a minimum of one shade tree and five
(5) shrubs per thirty five (35) linear feet of frontage, excluding driveway openings.
d. Provide a three foot (3') high fence of wood, brick, stone, or decorative block or concrete
along with a four foot (4') wide landscaped strip between the right of way and the parking
lot, and plant a minimum of one shade tree and five (5) shrubs per thirty five (35) linear
feet of frontage, excluding driveway openings.
(1) The board may waive the requirement for a wood, brick, stone, decorative block or
concrete fence if the board finds the following:
(A) The applicant must design, document, and obtain city approval representing that the
overall planting design, at the time of planting, results in an effective barrier such that
the landscape strip shields the view of parked cars from passing pedestrians and
motorists; and
(B) Any such proposed design alternative is compatible with the overall site design of
the entire project and is compatible with the surrounding area.
• Eagle City Code Section 8-2A-7(M):
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
(3 5) linear feet of street frontage.
3. Within residential developments one shade class (class II) tree selected from the approved
tree list in subsection Q of this section shall be located on both sides of all streets within
the eight foot (8') wide landscape strip between the sidewalk and the curb. Trees shall be
planted at the front of each lot generally located on each side lot line corner with the
distance between trees to be a minimum of thirty five feet (35') and a maximum of eighty
feet (80') of street frontage.
4. In all cases, any planting within public rights of way shall be with approval from the
public and/or private entities owning the property.
• Eagle City Code Section 8-2A-7(0)(3):
3. Tree Fund: Persons applying for an alternative method of compliance for relief from
regulations that require all existing trees to remain on site may elect to make a financial
contribution to the Eagle city tree fund in lieu of retaining all trees on site. The condition(s)
which warrants the need for the tree fund alternate method of compliance shall be specified in
the application submitted under subsection 02 of this section. If the application is approved,
the amount to be contributed by the applicant will be based upon the total caliper inches of
deciduous tree(s) removed from the site and the total vertical feet of coniferous trees removed
from the site. Cost per caliper inch for deciduous trees and cost per vertical foot for
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coniferous trees shall be determined by resolution of the city council. The applicant shall
have the right to review and consider the value determination, and following said review, to
reapply for other alternative methods of compliance, without prejudice, in accordance with
subsection 02 of this section.
• Eagle City Code Section 8-4-3: Design and Maintenance:
A. Paving: The required number of parking and loading spaces as set forth in this chapter, together
with driveways, aisles and other circulation areas, shall be improved with material such as
asphalt or concrete, to provide a durable and dust free surface. Gravel or dirt surfaces shall not
be permitted.
• Eagle City Code Section 8-4-5:
Type of Use Off Street Parking Spaces Required
Artist studios
Catering service
Communication facilities
Home and business services
Nursery, plant materials
Office, business and professional
Personal improvement
Personal services
Printing and/or blueprinting
Retail sales of large items such as furniture
and appliances
Retail sales not listed under another use
classification
Storage (enclosed building and/or fenced area)
Travel services
Industry (custom)
Industry (limited)
Industry (research and development)
1 per 1,000 square feet of gross floor area
1 per 400 square feet of gross floor area
1 per 500 square feet of gross floor area
1 per 400 square feet of gross floor area
1 per 500 square feet of outside display/lathe
house/green house area, plus 1 per 250 square
feet of gross floor area
1 per 250 square feet of gross floor area
1 per 250 square feet of gross floor area
1 per 250 square feet of gross floor area
1 per 400 square feet of gross floor area
1 per 500 square feet of gross floor area
1 per 250 square feet of gross floor area
1 per 1,000 square feet of gross storage area
1 per 250 square feet of gross floor area
1 per 1,000 square feet gross floor area used
for industrial purposed, plus 1 per 300 square
feet office or sales area
1 per 750 square feet of gross floor area used
for industrial purposes; plus 1 per 300 square
feet office or sales area
1 per 500 square feet
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D. DISCUSSION:
• On July 10, 2018, the City Council approved a rezone with development agreement to address
setbacks, lot coverage, and permitted uses for this site.
• The applicant is requesting design review approval to construct a 14,000-square foot, eight unit,
multi -tenant flex space building. The applicant's justification letter states that the architectural
style is a contemporary understated Prairie School design with strong horizontal elements. Prairie
School is one of the nine architectural styles identified in the Eagle Architecture and Site Design
(EASD) book, however, it is staff's opinion that the design of the building is missing elements
and materials (Le. use of natural materials, horizontal lines, roof overhanging eaves, etc.) present
in a Prairie School style (as identified in the EASD Book).
Examples from the EASD Book
The applicant should be required to provide revised building elevations showing additional
elements present in a Prairie School style of architecture. The revised building elevations should
be reviewed and approved by staff and two members of the Design Review Board prior to the
issuance of a zoning certificate.
• The building elevations show a combination of stucco and board and bat siding on the north and
south elevations and metal siding and board and bat siding on the east and west elevations.
Pursuant to Eagle City Code Section 8-2A-6(B)(1)(a), synthetic board and bat sidings are
permitted as accents only. Staff defers comment regarding the board and bat siding to the Design
Review Board.
• The building elevations show metal siding on the east and west elevations. Pursuant to Eagle City
Code Section 8-2A-6(B)(1)(k), metal siding is required to be anodized, have concealed fasteners,
have a silicon polyester finish or equivalent, and include special design treatments to enhance the
appearance (may include brick or masonry wainscot treatments along exterior walls and accent
colored material). The applicant should be required to provide revised building elevations for the
east and west building elevations showing the metal siding to be anodized, have concealed
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fasteners, have a silicon polyester finish or equivalent, and include special design treatments
(brick or masonry wainscot treatments) along the exterior walls and accent colored metals. The
revised building elevations shall be reviewed and approved by staff and two members of the
Design Review Board prior to the issuance of a zoning certificate.
• This site is located within the Dunyon/State Development Area (DSDA). Pursuant to Eagle City
Code Section 8-2A-6(F)(2)(c), pedestrian amenities are encouraged within the front and rear
setback areas such as public art, landscape treatment, seating, flowers/shrubs/tree displays in
movable planters, outdoor dining, plazas, streetscape extension, and bicycle racks. The landscape
plan shows bicycle racks proposed in front of each unit and no additional amenities proposed. Staff
defers comment regarding pedestrian amenities to the Design Review Board.
• The applicant is proposing to remove all existing trees from the site. The "site demo and clean-
up" plan, date stamped by the City on July 24, 2020, states that the trees proposed to be removed
are in poor, fair, and good condition. On August 4, 2020, staff completed a site inspection of the
existing trees (see photos provided herein). The majority of the trees are identified as dead, or in
poor to fair condition; however, there are two Colorado Spruce trees identified as fair to good
condition.
If the Design Review Board approves the removal of all existing trees staff recommends
mitigation be required for the two Colorado Spruce trees. The applicant should be required to
provide a revised "site demo and clean up" plan showing the height of all coniferous trees. The
two Colorado Spruce trees should be mitigation for as outlined within "Eagle City Code Section
8-2A-7(C) and 8-2A-7(0)(3). The revised "site demo and clean-up" plan and mitigation in
accordance with Eagle City Code Section 8-2A-7(C) and 8-2A-7(0)(3), should be reviewed and
approved by staff and two members of the Design Review Board prior to the issuance of a zoning
certificate.
• The landscape plan identifies rock mulch as the ground cover between the building and east and
west property lines with no additional landscape proposed. The property is adjacent to another
commercial use on the east property line and located adjacent to a residential use on the west
property line. Eagle City Code Section 8-2A-7(J)(2)(a), requires a 10-foot-wide by six -foot -high
landscape buffer between commercial and residential uses and Eagle City Code Section 8-2A-
7(J)(2)(b), requires a five-foot wide by six-foot high landscape buffer between a parking lot and
residential use.
The property is located within the Dunyon/State Development Area (DSDA) overlay district. The
DSDA overlay district was created in order to encourage new development. Eagle City Code
Section 8-2A-6(F)(2), states that the minimum required landscaping between the building and the
property line and the perimeter parking lot landscaping may be reduced when the Design Review
Board finds that the building's design style and architecture serves as an appropriate buffer to the
adjacent property.
If the Design Review Board recommends approval of the reduced landscape buffer between the
building and east property line, the applicant should be required to provide a revised landscape
plan showing 5-foot wide by 6-foot high landscape buffer (minimum 60% evergreen plant
material) between the building/parking lot and east property line. 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 identifies a five-foot wide landscape strip between the right of way and the
parking lot on both the State Street and Dunyon Street sides. Eagle City Code Section 8-2A-
7(K)(2), requires a landscape strip between the parking lot and public right-of-way and meets one
of the four criteria. The applicant should be required to provide a revised landscape plan showing
a landscape strip between the right-of-way and parking lot that is:
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a) A ten foot (10') wide landscaped strip between the right of way and the parking lot, and plant
with a minimum of one shade tree and ten (10) shrubs per thirty five (35) linear feet of
frontage, excluding driveway openings. -foot wide landscaped stripped between the right of
way and the parking lot,
b) An earth berm of thirty inches (30") minimum height (do not exceed 3:1 slope) within a ten
foot (10') wide landscaped strip between the right of way and the parking lot, and plant with a
minimum of one shade tree and five (5) shrubs per thirty five (35) linear feet of frontage,
excluding driveway openings,
c) A six foot (6') landscaped strip with a minimum thirty inch (30") grade drop from the right of
way to the parking lot, and plant with a minimum of one shade tree and five (5) shrubs per
thirty five (35) linear feet of frontage, excluding driveway openings,
-or-
d) A three foot (3') high fence of wood, brick, stone, or decorative block or concrete along with a
four foot (4') wide landscaped strip between the right of way and the parking lot, and plant a
minimum of one shade tree and five (5) shrubs per thirty five (35) linear feet of frontage,
excluding driveway openings.
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 site has approximately 64-feet of right-of-way between the south property line and edge of
pavement along East State Street and approximately 12-feet of right-of-way between the north
property line and edge of pavement along East Dunyon Street. The site and landscape plan do not
identify improvements between the property line and edge of payment including curb, gutter, and
sidewalk along East State Street and East Dunyon Street. Eagle City Code Section 8-2A-7(M),
requires sidewalks within the DSDA to be separated from the back of curb with an eight -foot
wide parkway planter strip and planted with shade class trees. The applicant should be required to
provide a revised site and landscape plan showing the area located between the north and south
property lines up to the edge of pavement improved including showing a five-foot wide sidewalk
with an eight -foot wide parkway planter strip planted with a shade class tree every 35-feet
between back of curb on East State Street and East Dunyon Street. The revised site and landscape
plan should be reviewed and approved by staff and two members of the Design Review Board
prior to the issuance of a zoning certificate.
• The site and landscape plan show two parking lots located north of the building and two parking
lots south of the building, but it is unclear if the parking lots and drive aisles into the site are to be
paved. Eagle City Code Section 8-4-3, requires all parking and loading spaces, together with
driveways, aisles and other circulation areas to be improved with material such as asphalt or
concrete, to provide a durable and dust free surface. Gravel or dirt surfaces are not permitted. The
applicant should be required to provide a revised site and landscape plan showing the four parking
lots and drive aisles improved with asphalt or concrete. The revised site and landscape plan should
be reviewed and approved by staff prior to the issuance of a zoning certificate.
• The floor plan for the building shows a shop/warehouse with an office and bathroom, and one -
parking space located within the shop/warehouse for each of the eight units. There are three
parking spaces located in front of each of the eight -units. The use for each unit may vary based on
the permitted uses identified with the development agreement. Uses will be permitted based on
four -parking spaces per unit (three, if the parking space within the shop/warehouse is removed).
If a joint/collective parking agreement is recorded for the four parking lots, other uses may be
considered.
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• The landscape plan identifies a vinyl fence along the west property line but the height of the fence
is not identified. The applicant should be required to provide a revised landscape plan showing
the height of the proposed fence along the west property line. 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 site has existing above ground utilities. The site and landscape plans do not show the location
of the existing above ground utilities nor do they show the above ground utilities to be installed
underground. The applicant should be required to provide a revised site and landscape plan
showing all overhead powerlines, cable, and telephone service systems to be installed
underground and all poles removed. The revised site plan shall be reviewed and approved by staff
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 below.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on August 13, 2020.
The application was continued to August 27, 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 0:43:16)
On August 13, 2020, upon completion of the applicant's and staffs presentations, the Board discussed
during deliberation that:
• The Board is in favor of the materials proposed on the building and requests the board and bat siding
color be modified to a different color then the metal siding on the east and west building elevations.
• The Board is in favor of the proposed tree removal and the mitigation should comply with Eagle City
Code Section 8-2A-7(C).
• The Board recognizes the side setbacks are 5-feet per the development agreement and requests the 5-
feet between the site and residential property to the west be planted with evergreen plantings.
BOARD DELIBERATION: (Granicus time 23:49)
On August 27, 2020, upon completion of the applicant's and staffs presentations, the Board discussed
during deliberation that:
• The Board is in favor of the revised building elevations and change of architectural style to Craftsman.
• The Board is in favor of not requiring sidewalks adjacent to East State Street and East Dunyon Street
at this time, and requests the applicant provide revised plans showing how the area between the property
line and paved roadway will be improved/maintained.
• The Board is in favor of not requiring landscaping between the building and 6-foot vinyl fence on the
west property line due to the limited space, visibility, and egress doors. The Board is in favor of
requiring landscaping between the parking lot and east and west property lines to help buffer the parking
lot.
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• The Board is in favor of requiring the applicant to meet Eagle City Code Section 8-2A-7(K)(2),
regarding the buffer between the parking lot and right-of-way. The Board is in favor or allowing a
portion of the buffer to be within the right-of-way to meet the requirements.
BOARD DECISION:
The Board voted 6 to 0 (Brasher absent) to recommend approval of DR-22-20 for a design review
application for a 14,000-square foot, eight -unit, multi -tenant flex space building for D&N Investments,
LLC, 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-03-18.
2. Provide revised building elevations showing the board and bat siding to be Gauntlet Gravel
. The revised building elevations shall be
reviewed and approved by staff and two members of the Design Review Board prior to the issuance
of a zoning certificate.
3. Provide revised building elevations for the east and west building elevations showing the metal siding
to be anodized, have concealed fasteners, have a silicon polyester finish or equivalent, and include
special design treatments (brick or masonry wainscot treatments) along the exterior walls and accent
colored metals. The revised building elevations shall be reviewed and approved by staff and two
members of the Design Review Board prior to the issuance of a zoning certificate.
4. If the Design Review Board approves the removal of all existing trees staff recommends mitigation be
required for the two Colorado Spruce trees. The applicant should be required to provide a revised
"site demo and clean up" plan showing the height of all coniferous trees. The two Colorado Spruce
trees should be mitigation for as outlined within "Eagle City Code Section 8-2A-7(C) and 8-2A-
7(0)(3). The revised "site demo and clean-up" plan and mitigation in accordance with Eagle City
Code Section 8-2A-7(C) and 8-2A-7(0)(3), shall be reviewed and approved by staff and two members
of the Design Review Board prior to the issuance of a zoning certificate.
5. e-Desigi P ctii
building and east-prepertifline, Tthe applicant shall be required to provide a revised landscape plan
showing 5-foot wide by 6-foot high landscape buffer (minimum 60% evergreen plant material)
between the building/parking lot and westeast property line. No shrubs/trees are required between the
building and east and west property line as shown on the landscape plan, date stamped by the City on
August 19. 2020. 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.
6. Provide a revised landscape plan showing a landscape strip located adiacent to the parking lots
(partially onsite and partially within the right-of-way) that is:
a) A ten foot (10') wide landscaped strip between the right of way and the parking lot, and plant
with a minimum of one shade tree and ten (10) shrubs per thirty five (35) linear feet of
frontage, excluding driveway openings. -foot wide landscaped stripped between the right of
way and the parking lot,
b) An earth berm of thirty inches (30") minimum height (do not exceed 3:1 slope) within a ten
foot (10') wide landscaped strip between the right of way and the parking lot, and plant with a
minimum of one shade tree and five (5) shrubs per thirty five (35) linear feet of frontage,
excluding driveway openings,
c) A six foot (6') landscaped strip with a minimum thirty inch (30") grade drop from the right of
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way to the parking lot, and plant with a minimum of one shade tree and five (5) shrubs per
thirty five (35) linear feet of frontage, excluding driveway openings,
-or-
d) A three foot (3') high fence of wood, brick, stone, or decorative block or concrete along with a
four foot (4') wide landscaped strip between the right of way and the parking lot, and plant a
minimum of one shade tree and five (5) shrubs per thirty five (35) linear feet of frontage,
excluding driveway openings.
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.
7. Provide a revised site and landscape plan showing the area located between the north and south property
lines up to the edge of pavement improved with weed barrier, rocks, and plantings. The applicant shall
provide a copy of the recorded license agreement with the Ada County Highway District (ACHD) for
all landscaping located within the right-of-way.inekiding el owing a five foot wide sidewalk with an
eight foot wide parkway planter strip platted with a shade class tree every 3 5 fact '=-peen back of
curb on East State Street and East Dunye:. Street. The revised site and landscape plan and recorded
license agreement shall be reviewed and approved by staff and onetwe members of the Design Review
Board prior to the issuance of a zoning certificate.
8. The revised landscape plan, date stamped bv the City on August 19, 2020, showing the drive aisles and
parking lots to be paved is aporoved.Pre'.•ide a revis our perking
lets -and drive -aisles -improved with asphalt or eonerete. The revised site and landseapc plan shall bo
reviewed and approved by staff prior to the issuance of iw il9aning certificate
9. Uses will be permitted based on four -parking spaces per unit (three, if the parking space within the
shop/warehouse is removed). If a joint/collective parking agreement is recorded for the four parking
lots, other uses may be considered.
10. The revised landscape plan, date stamped bv the City on August 19, 2020, showing the vinyl fence
along the west property line to be six -feet tall is approved. Provide a -re .•ised landsc-ape p!!an-..hewing
the height-ef the prop pg the west property line. The revised landscape plan -shall be
reviewed and a • staff and one member ache Design Review Board prior to the issuance of
a zoning certificate.
11. Provide a revised site and landscape plan showing all overhead powerlines, cable, and telephone
service systems associated with this site to be installed underground and the pole located on the sited
pales removed. The revised site plan shall be reviewed and approved by staff prior to the issuance of
a zoning certificate.
12. The existing chain link fence located on the north, south, east, and west property lines shall be
removed prior to the issuance of a certificate of occupancy.
13. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
14. 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.
15. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
16. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
17. No ground mounted or rooftop mechanical units are proposed with this application and none are
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approved.
18. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
19. No signs are proposed with this application and none are approved.
20. Provide detailed cutsheets of all exterior lighting showing the lighting angled down. No uplighting is
permitted. The detailed lighting cutsheets 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 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
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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
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.
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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.
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.
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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-22-20) 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 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 a multi -tenant flex space building is permitted with the approval of a
design review application within the MU-DA (Mixed Use 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 multi -tenant flex space building is designed to
comply with the Craftsman architectural style identified in the Eagle Architecture and Site Design
book and 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 has 32-parking spaces and parking will
be evaluated per 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 multi -tenant flex space building is design to meet the Craftsman style of architecture
identified in the Eagle Architecture and Site Design book;
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 multi -tenant
flex space building is in conformance with 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 multi -tenant flex space building height does not exceed 35-feet permitted
withing Eagle City Code;
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 design
with a parking lot and sidewalk in front of the units;
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; and
I. No signs are proposed with this application. A separate design review application (DR-37-20) has
been submitted for the master sign plan criteria for the site and the signs will be required to be
harmonious with the architectural design of the building, and will not cover nor detract from
desirable architectural features.
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DATED this 10th day of September 2020.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
Craig Basher, Chairmk-D
ATTEST:
Sharon K. Bergmann, Cagle City Clerk
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