Findings - DR - 2014 - DR-51-14 - Construct A163,550 Sq ' Storage Facility BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A )
STORAGE FACILITY(ENCLOSED )
BUIDLINGS) FOR BOARDMAN 55 )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-51-14
The above-entitled design review application came before the Eagle Design Review Board for their action
on October 9, 2014. 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:
Boardman 55, represented by Eric Anderson with ALC Architecture, is requesting design review
approval to construct a storage facility with enclosed buildings totally 163,550-square feet. The
8.4-acre site is located on the west side of North Horseshoe Bend Road approximately 2,600-feet
north of East State Street at 8811 North Horseshoe Bend Road.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on August 26, 2014.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on September 4, 2014, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On June 20, 2005, the Eagle Planning and Zoning Commission recommended approval of an
annexation and a rezone with a development agreement for Red Cliff Development. (A-10-04/RZ-
16-04)
On June 20, 2005, the Eagle Planning and Zoning Commission recommended approval of a
preliminary plat for Optimist Business Park#2 for Red Cliff Development. (PP-08-04)
During the hearing process before the Eagle City Council the aforementioned applications were
remanded to staff and the applications were never brought back before the Council for final action.
On April 24, 2012, the City Council approved an annexation and rezone with a development
agreement from RUT (Rural-Urban Transition — Ada County designation) to BP-DA (Business
Park with a development agreement) for Kenneth and Lynn Patten. (A-02-11/RZ-03-11)
On April 24, 2012,the City Council approved a parcel division for Kenneth and Lynn Patten. (PD-
03-11)
On September 23, 2014, a conditional use permit for a storage facility(enclosed building)(CU-03-
14).
E. COMPANION APPLICATIONS:None
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Business Park R-1-DA(Residential up to Single-family dwelling and
one (1)unit per acre with a accessory structures(zoned
development agreement) R-1-DA)
BP-DA(Business Park with Agriculture(zoned BP-
Development Agreement) DA)
Proposed No Change No Change Condominium self-storage
facility(to be located
within the area zoned BP-
DA)
North of site Business Park BP-P(Business Park with a Vacant land(proposed
Planned Unit Development) Optimist Business Park
PUD)
South of site Business Park BP (Business Park) and R-1 Mini-storage facility
(Residential up to one(1)unit (Republic Storage)and
per acre) single-family residence
East of site City of Boise Area of RUT and R4 (Ada County Single-family residence,
Impact designations) Rolling Hills Charter
School, and Optimist
Youth Park
West of site Residential Four R-4 (Residential—up to four State Highway 55 and
(4)units per acre) residential subdivision
(Great Sky Estates)
G. DESIGN REVIEW OVERLAY DISTRICT:Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS: The site is currently used as a pasture.
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I. SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site 8.4-acres(365,904-square feet) N/A
Percentage of Site Devoted to 45% (approximately) 50%(maximum)
Building Coverage
Percentage of Site Devoted to 10% (approximately) 10%(minimum)
Landscaping
Number of Parking Spaces 3-parking spaces 3-parking spaces
Front Setback 20-feet(east)* 20-feet(minimum)
Rear Setback 20-feet(west)* 20-feet**
Side Setback 5-feet(south)* 0-feet
Side Setback 41-feet(north)* 0-feet
*Setback measurements are measured from the property line to the closest building.
**Based on rear lot line is located adjacent to a street.
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
Nine(9)buildings to be constructed for the operation of a storage facility(enclosed building).
Height and Number of Stories of Proposed Buildings:
The buildings are proposed to be single-story ranging from 17-feet to 21-feet, 9-inches in height.
Gross Floor Area of Proposed Buildings:
The total combined area of the nine (9)buildings is 163,550-square feet.
On and Off-Site Circulation:
A 168,200-square foot (approximately) paved area provides parking and vehicular access to the
storage units for vehicles using this site. One 24-foot wide driveway is proposed to be located on
the east side of this site approximately 5-feet south of the north property line providing access to
North Horseshoe Bend Road.
K. BUILDING DESIGN FEATURES:
Roof: Standing seam metal roof(Kynar 500 Buckskin)
Walls: Stucco (Sherwin Williams Techno Gray), metal siding (Kynar 500 Parchment), stone
(Eldorado Stone Mountain Ledge Sierra)
Windows/Doors: Metal roll up doors
Fascia/Trim: Metal to match color of adjacent material
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There is one existing trees located
approximately 100-feet south of the north property line.
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Tree Replacement Calculations:N/A
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board
Street Trees: Trees are proposed within the landscape area 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 on the east and north sides of the parking area.
b. Interior Landscaping: 0% interior landscaping is required, 33% is proposed.
M. TRASH ENCLOSURES:N/A
N. MECHANICAL UNITS:
The application indicates that Building A is the only building to a mechanical unit. The
application is not specific if the unit is to be located on the roof or ground. The other eight(8)
buildings will not have mechanical units associated with them.
O. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage is required to be reviewed
and approved by the Zoning Administrator prior to issuance of any building permits.
P. SIGNAGE:
No signs are proposed with this application. A separate design review application is required for
the approval of any signs.
Q. 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.
R. PUBLIC USES PROPOSED:None
S. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:No map currently exists
T. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern-none
Evidence of Erosion-no
Fish Habitat-no
Floodplain-no
Mature Trees—yes—one tree located approximately 100-feet south of the north property line and
500-feet west of the east property line.
Riparian Vegetation-no
Steep Slopes-no
Stream/Creek-no
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Unique Animal Life-no
Unique Plant Life-no
Unstable Soils -unknown
Wildlife Habitat-no
U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED):Not
required
V. AGENCY RESPONSES:
The following agencies have responded and their correspondence is incorporated herein by
reference. Comments,which appear to be of special concern, are noted below:
Eagle Fire Department
Idaho Transportation Department
Independent School District of Boise City#1
Settlers Irrigation District
Tesoro Logistics NW Pipeline
W. LETTERS FROM THE PUBLIC:None received to date.
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
• The Comprehensive Land Use Map designates this site as Business Park.
Business Park
Suitable primarily for the development of technical park/research and development
facilities, offices and office complexes, and limited manufacturing activities, including
small-scale production, distribution, and storage of goods. Support activities may also be
permitted.
All development within this land use shall be designed to be within a landscaped setting
and be free of hazardous or objectionable elements such as noise, odor, dust, smoke, or
glare. Such development should be operated entirely within enclosed structures and
generate minimal industrial traffic. Development within this land use designation should
be required to proceed through the PUD process.
• Chapter 12—Community Design
12.1 Background and Vision(reads in part)
Entryway corridors are arterial roadways that introduce both visitors and residents
to Eagle. City entryways include State Highways 44 (State Street and Alternate
Route), State Highway 16, and 55 (Eagle Road). The landscaping (or lack
thereof), commercial signage and building character of these entrances provide the
first, and often the most lasting, impressions of the entire community. The City of
Eagle has the opportunity to improve the appearance of the entryways by
establishing guidelines for development and redevelopment that occurs along
these entryway corridors.
12.2 Goals
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A. Protecting the City's character: Strive to create an aesthetically pleasing
community and protect the unique natural beauty and small town character of
the City.
C. Preserving Regional Transportation Corridors (State Highway 55, 20/26, 16
& 44): Preserve the function of regionally significant roadways through the
City while ensuring compatibility with land uses and design standards of the
City.
12.3 Objectives
A. Enhance the appearance of the City's entry corridors. Design review
procedures should guide future development and redevelopment of existing
uses. Depending on land uses and buildings, more extensive landscaping and
fewer points of access may be required. The design review process will
enable the City to address the special features of each property and facility in
a manner that will best address the overall intent of enhancing Eagle's
entryways. Eagle's entrance corridors may take on the look of landscaped
berms like those built adjacent to the Banbury and Lexington Hills
Subdivisions.
12.4 Implementation Strategies
J. Require new residential, commercial, and industrial development to meet
minimum design standards as specified by City Ordinances.
B. CONDITIONAL USE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• The applicant shall submit a design review application showing elevations of the proposed
building, site landscaping, required buffer area located adjacent to the property located at 8811
North Horseshoe Bend Road and parking (ECC 8-2A-6, 8-2A-7). All living trees that do not
encroach upon the buildable areas on the site shall be preserved, unless otherwise determined by
the Design Review Board. The design review application shall be reviewed and approved by the
Design Review Board prior to the issuance of a building permit for this site(ECC 8-2A-17).
• Provide a landscape plan showing a minimum of 10% of the site to be covered by landscaping.
The landscape plan shall be reviewed and approved by the Design Review Board prior to a Zoning
Permit being issued for construction of the storage facility(enclosed building)(ECC 8-2A-7 [B][2]
and 8-2A-17).
• The applicant shall provide a revised site plan showing a 20-foot wide landscape buffer area
located adjacent to State Highway 55 and any proposed signage adjacent to State Highway 55 shall
be limited to a building wall sign.
C. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• 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
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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)(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);
• Eagle City Code Section 8-2A-6(B)(1)(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 towards 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 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 B 1 k, metal siding shall be
prohibited in the DDA, TDA, CEDA design review overlay district areas.
• Eagle City Code Section 8-2A-6(B)(2)(e)
Metal; standing seam,batten seam(concealed fasteners required);
Metal, standing seam/batten seam is prohibited on mansard roof sections facing a road.
• Eagle City Code Section 8-2A-6(B)(3)Fences:
a. Vinyl: integral color required;
b. Block(with columns);
c. Brick(with columns);
d. Wrought iron;
e. Cedar, fir and similar high maintenance and/or unsightly fencing shall not be permitted.
• Eagle City Code Section 8-2A-7(C)Existing Vegetation:
1. Retention Of Existing Trees: Existing trees shall be retained unless removal is approved in
writing by the city. Where trees are approved by the city to be removed from the project site
(or from abutting right of way)replacement with an acceptable species is required as follows:
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Existing Tree Replacement
1 inch to 6 inches caliper 2x caliper of tree removed
61/4 inches to 12 inches 1.5x caliper of tree removed
121/4 inches or more lx caliper of tree removed wav
Removal of the following trees shall not 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.
• Eagle City Code Section 8-2A-7(J)Buffer Areas/Common Lots:
1. Definition: A transition zone or buffer area consists of horizontal space(land)and vertical
elements (plants, berms, fences, or walls). The purpose of such buffer space is to physically
separate and visually screen adjacent land uses which are not fully compatible due to differing
facilities, activities, or different intensities of use, such as townhouses and a convenience store,
or a high volume roadway and residential dwellings.
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.
c. To conceal outdoor storage areas,trash receptacles, exposed equipment associated with
any commercial or industrial activity, and off street loading when adjacent to or in view
from a residential activity or public street right of way, 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.
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• Eagle City Code Section 8-2A-7(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.
• Eagle City Code Section 8-3-3 Supplemental Yard and Height Regulations:
D. Side And Rear Yards For Nonresidential Uses Abutting Residential Districts:
Nonresidential buildings or uses shall not be located nor conducted closer than forty feet
(40') to any lot line of a residential district; except that the minimum yard requirements
may be reduced to fifty percent (50%) of the requirement if acceptable landscaping or
screening approved by the council is provided. Such screening shall be a masonry or solid
fence between four(4) and eight feet(8') in height, maintained in good condition and free
of all advertising or other signs. Landscaping provided in lieu of such wall or fence shall
consist of a strip of land not less than twenty feet (20') in width planted with an evergreen
hedge or dense planting of evergreen shrubs not less than four feet (4') in height at the
time of planting.
• Eagle City Code, Section 8-4-5 Schedule of Parking:
Storage(enclosed building and/or 1 per 1,000 square feet of gross storage area
fenced area)
D. DISCUSSION:
• The applicant is requesting design review approval to construct a storage facility with enclosed
buildings. A total of nine(9)buildings are proposed to be constructed on this site totally 163,550-
square feet. The applicant's justification letter indicates that the architectural style of the two end
units, Buildings A and I,have been designed to comply with the Romanesque Revival style of
architecture. The building elevations of Buildings A and I that are visible from Highway 55 and
Horseshoe Bend Road will have blind arcades incorporated into the design. The blind arcades will
be constructed with a stucco transition trim band, a stucco building projection wainscot, a stucco
triple edge cornice along the top of the parapet walls. The pilasters between each arch will have
both stucco and stone veneer with decorative lighting. Metal roofing is proposed on these two
buildings and will slope away from the parapet wall towards the interior of the development. The
seven(7)buildings located between Buildings A and I are to be constructed of pre-manufactured
steel with standing seam metal roofing. Staff defers comment regarding the design and colors of
the proposed storage buildings to the Design Review Board.
• As noted above, seven(7)of the buildings proposed are to be constructed of pre-manufactured
steel with standing seam metal roofing. No building elevations of these seven(7)buildings have
been submitted for review. The applicant should be required to provide detailed elevations of
Buildings B, C, D,E, F, G, and H showing the height, materials, lighting locations, colors, etc.
The detailed elevations should show that concealed fasteners are to be used. The detailed
elevations should be reviewed and approved by the Design Review Board prior to the issuance of a
zoning certificate.
An eight and one half foot(81/2')wide landscape buffer is proposed along the north property line
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and a four foot(4')wide landscape buffer is proposed adjacent to the north side of each of the
seven(7)buildings. Staff is concerned about the visibility of these seven (7)buildings from the
north and if there should be additional architectural features proposed on the north building
elevations or if the proposed landscaping will screen the buildings from the north. Staff defers
comment regarding the architecture of the seven(7)buildings to the Design Review Board.
• The application indicates there will be a mechanical unit associated with Building A; however, it is
unclear if the mechanical unit will be mounted on the roof or on the ground. The applicant should
be required to provide revised building elevations showing how the roof top mechanical units are
completely screened from view by the parapet walls OR revised site and landscape plans showing
how the ground mounted mechanical units are to be screened by landscaping and/or screen wall.
The revised elevation plans or site and landscape plans should be reviewed and approved by staff
and two members of the Design Review Board prior to the issuance of a zoning certificate.
• Sheet L1.0, date stamped by the City on August 26, 2014, indicates that chainlink fencing with
three strand barbed wire is to be used around the perimeter of this development. Pursuant to Eagle
City Code, chainlink is prohibited. The applicant should be required to provide a revised site and
landscape plan indicating a style of fence that is permitted pursuant to Eagle City Code 8-2A-
6(B)(3). Detailed cut sheets should be provided showing the style, color,height, etc. of the fence
to be used around the perimeter of the development. The revised site and landscape plans and
detailed cut sheets should be reviewed and approved by staff and one member of the Design
Review Board prior to the issuance of a zoning certificate.
• Pursuant to Eagle City Code Section 8-3-3, nonresidential buildings or uses shall not be located
nor conducted closer than forty feet(40')to any lot line of a residential district; except that the
minimum yard requirements may be reduced to fifty percent(50%)of the requirement if
acceptable landscaping or screening approved by the council is provided. The Eagle City Council
determined since the owner of the residential home to the south of this development was fully
aware when they completed a parcel division and sold the property to the north to this applicant, a
storage facility was proposed on this property, the 40-foot minimum setback of any buildings was
not required.
• For the purpose of determine the minimum parking requirements for the site staff provides the
following analysis:
-Eagle City Code defines"Storage(enclosed building)"as an enclosed building or group of
buildings containing separate, individual, secured, and private storage spaces of varying sizes
available for lease or rent for varying periods of time.
-First, it is likely that an individual that decides to lease a storage space will visit the site to
complete the required lease agreement at the office. Once an individual has secured a storage
space,the majority of the trips to this site will be to visit the leased storage space with the
occasional stop at the office to pay their storage space rent. If staff were to use the"storage
(enclosed building and/or fenced area)"parking requirements as specified in Eagle City Code to
determine the minimum parking space requirements, the applicant would be required to provide
approximately 163-parking spaces. It is staff's opinion that requiring 163-parking spaces for a
storage facility is unwarranted because the customary practice for a storage facility patron would
be to park in front of their unit(as noted above). Based on the analysis herein, staff has
determined that a minimum of three(3)parking spaces are needed for this facility.
• Staff defers comment regarding building design and colors to the Design Review Board.
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STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date, staff recommends approval with the site
specific conditions of approval and the standard conditions of approval provided within the staff
report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on October 9, 2014,
at which time the Board made their decision.
B. Oral testimony in opposition to this proposal was presented to the Design Review Board by no one.
C. Oral testimony in favor of this proposal was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DECISION:
The Board voted 5 to 0 (Schafer absent; Baer abstained)to approve DR-51-14 for a design review
application to construct a storage facility(enclosed buildings)for Boardman 55, with the following
staff recommended site specific conditions of approval and standard conditions of approval with
text shown with strike thru to be deleted by the Board and text shown with underline to be added
by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with any applicable conditions of CU-03-14.
2. Provide detailed elevations of Buildings B, C, D, E, F, G, and H showing the hcight, materials,
lighting locations, colors, etc. Provide revised elevations showing The detailed elevations and shall
show that concealed fasteners are to be used. The detailed elevations shall be reviewed and approved
by staff the Design Review Board prior to the issuance of a zoning certificate.
3. • _ . •.• •- .. .. ----•: -•-. . _ _:•- : -
• • .
.. -- • •
4. ' . .- . _ . • - - -- .. . -• t--- ._ .. _
• D- -
. . .
5. ' . •. . . . : .' . • - -.- . •- ..- . .. .
6. Provide detailed cut sheets of all light fixtures to be used on the buildings and throughout this
development. The detailed cut sheets shall show style,height,wattage, luminaries, etc. to be used. The
detailed cut sheets shall be reviewed and approved by staff and one member of the Design Review
Board prior to the issuance of a zoning certificate.
7. ' . •. . : . . _. . . . _. . • . - -- - . .
-
the edge of pavement and the landscaping. The revised landscape plan shall be reviewed and
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8. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
9. Submit payment to the City, at the time of building permit submittal, for all Engineering fees incurred
for reviewing this project.
10. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
11. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
12. Roof top mechanical units, hoods,vents, access ladders shall not be permitted to extend above the
parapet walls or mansard roofs.
13. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
14. No signs are proposed with this application.
15. The revised elevations, date stamped by the City on October 9, 2014, addressing the height, colors, and
materials to be used on the buildings are approved.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department, including but not limited to approval of the drainage system, curbs,
gutters, streets and sidewalks. A letter of approval from the highway district having jurisdiction shall
be submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health &Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District&Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources shall be submitted to the City prior to issuance of any building permits
or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted,wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project
for service,prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans
shall be submitted to the City Engineer for review and approval prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping,will be developed in the drainage easements. The
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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
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 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
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Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600 square feet, and 1,500
gallons per minute for non-residential uses(i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall inspected in accordance with all agencies having jurisdiction, and shall be verified in writing
by the Eagle Fire Department prior to issuance of any building permits or certificate of Occupancy,
whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area
designated by the City Council or Eagle City 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
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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 the City Council 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 application for this item was received by the City of Eagle on August 26, 2014.
2. Requests for agencies' reviews were transmitted on September 4, 2014, in accordance with the
requirements of the Eagle City Code.
3. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-51-14) 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.
4. Will, in fact, constitute a permitted use as established in Eagle City Code Title 8, Chapter 2, Section 3,
for the BP-DA(business park with development agreement)zoning district.
DATED this 23rd day of October 2014.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, da
Robert b , hairman •• QoRATE`
: CJ q. 2
ATTEST: %41
haron . Bergmann, Eagle City lerk
Regulatory Taking Notice: Applicant has the right, pursuant to section 67-8003, Idaho Code, to request a
regulatory taking analysis
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