Findings - DR - 2014 - DR-52-14 - Construct A 5689 Sq' Office Building BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW TO )
CONSTRUCT AN OFFICE BUILDING )
FOR STETSON HOMES, INC. )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-52-14
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:
Stetson Homes, Inc., represented by Stan Ray, is requesting design review approval to construct a
5,689-square foot office building (First Floor — 3,439-SF; Second Floor — 2,250-SF). The 0.28-
acre site is located on the southeast corner of West State Street and South Harlan Place at 339
West State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on August 28, 2014, and supplemental
information on September 5, 2014, and October 3, 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:None
E. COMPANION APPLICATIONS: DR-49-14 (design review application for building located south of
this site).
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Downtown CBD(central business Vacant land
district)
Proposed No change No change Office building
North of site Downtown CBD(central business Multi-tenant commercial
district) building
South of site Downtown CBD(central business Proposed office building
district)
East of site Downtown CBD (central business Multi-tenant commercial
district) building
West of site Downtown CBD(central business Residential dwelling
district)
G. DESIGN REVIEW OVERLAY DISTRICT: The site is located in the Transitional Development Area
(TDA)overlay district.
H. EXISTING SITE CHARACTERISTICS: There are existing trees on the east property line of this site.
There is an existing 4-foot wide attached sidewalk adjacent to Harlan Place. Approximately two
years ago, ACHD constructed curb, gutter, and a 5-foot wide attached sidewalk adjacent to West
State Street abutting this site.
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I. SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site 0.28-acres (12,036-square feet) 0.01-acres(500-square feet)
(minimum)
Percentage of Site Devoted to 29% (approximately) 20%(minimum)*
Building Coverage 85%(maximum)*
Percentage of Site Devoted to 29%(approximately) 10%(minimum)
Landscaping
Number of Parking Spaces 13-parking spaces 12-parking spaces**
Front Setback 12-feet(north) 10-feet(minimum)*
25-feet(maximum)*
Rear Setback 34-feet(south) 0-feet(minimum)
Side Setback 10-feet(west) 0-feet(minimum)*
10-feet(maximum)*
Side Setback 29-feet(east) 0-feet(minimum)*
10-feet(maximum)*
*Note:Lot coverage and setbacks required when located within the TDA overlay district.
**Note: Parking in the TDA shall be reduced by 50% for all nonresidential uses and adjacent on street parking shall be
included in the minimum requirement.
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: One building to be used as an office.
Height and Number of Stories of Proposed Buildings: 34 '/2-feet in height;two stories.
Gross Floor Area of Proposed Buildings:
First story= 3,439-square feet
Second story= 2,250-square feet
Total= 5,689-square feet
On and Off-Site Circulation:
A 4,435-square foot (approximately) paved parking lot provides parking for vehicles using this
site. One 20-foot wide driveway is proposed to be located on the south property line and shared
with the property to the south providing access to Harlan Place. The site is also accessed from a
24-foot wide driveway located on the property to the east of this property providing access to West
State Street.
K. BUILDING DESIGN FEATURES:
Roof: Asphalt shingles(black)
Walls: Stucco (SW Virtual Taupe), Hardi cedar shake (SW Tony Taupe), Cultured stone
(Coronado Eastern Mtn. Hood River)
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Windows/Doors: Vinyl windows(Almond), Fiberglass doors(SW Smokehouse)
Fascia/Trim: Trim and shutters (SW Smokehouse)
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are existing trees along the east
property line. In order to provide cross access between this site, the site to the south, and the site
to the east,these trees will need to be removed.
Tree Replacement Calculations: N/A
Proposed Tree Mix(Species &Number): To be reviewed by the Design Review Board
Street Trees: The applicant is proposing three (3) street trees to be located behind the existing 4-
foot wide sidewalk adjacent to Harlan Place and three (3) street trees to be located south of the
drainage areas located south of the existing 5-foot wide sidewalk on West State Street.
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 west side of the parking area but not on
the north side of the parking lot. No landscaping is proposed on the east
perimeter because cross access between this property and the property to the east
will be along the eastern property line.
b. Interior Landscaping: 5% interior landscaping is required, 10% is proposed.
M. TRASH ENCLOSURES:
The applicant indicates that a tote is going to be used for this office building and it is to be stored
in one of the storage areas located within the building.
N. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. The application indicates the
ground mounted mechanical units are to be screened with landscaping;however,the site and
landscape plans do not indicate the location of any ground mounted mechanical units.
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 the Eagle Fire Department has been received by the City. A
water service approval has not been received to date. Approval of the water company having
jurisdiction will be required prior to issuance of a building permit.
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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—trees along the east property line are to be removed to provide cross access.
Riparian Vegetation -no
Steep Slopes - no
Stream/Creek-no
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
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:
• 6.3.11 Downtown
Suitable primarily for development that accommodates and encourages further expansion and
renewal in the downtown core business area of the community. A variety of business,public,
quasi-public, cultural,residential and other related uses are encouraged. The greatest possible
concentration of retail sales and business is to occur in this land use designation. Pedestrian
friendly uses and developments are encouraged. Land within this district is the only place to
utilize the CBD zoning designation. Other zones within Downtown Eagle may include Mixed
Use, Residential, Commercial and Professional Office.
B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-5(E)
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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)Utilities:
Utilities: Utility service systems shall not detract from building or site design. Cable, electrical,
and telephone service systems shall be installed underground, and the design review board
shall consider:
a. Size and location of all service systems for appropriate appearance and maintenance
accessibility;
b. The location and design of transformers,pad mount and roof mounted mechanicals and
electrical equipment shall be reviewed and approved by the design review board. All
roof mounted mechanicals shall be completely screened from view through the use of a
parapet wall when utilizing a flat roof design or shall be enclosed within the building
when utilizing a roof design other than a flat roof. "Screened from view" shall mean
"not visible" at the same level or elevation of the parapet wall(e.g.,the perspective
generally as shown on an elevation plan);
• 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(A)(6)(D)(2)(d)
Orientation: Shall be designed so that at least seventy percent(70%)of the building's ground
level, street facing facades are constructed to abut and be oriented to a public sidewalk or
plaza.
• Eagle City Code Section 8-2A-6(A)(6)(D)(2)(f)
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Facade: All buildings shall include a"storefront" on the ground floor consisting of a minimum
of fifty percent(50%)glass. Floors above the main floor shall have a minimum of twenty five
percent(25%)glass.
• Eagle City Code Section 8-2A-6(A)(6)(D)(3) Setbacks and Lot Coverage:
a. Front building setbacks from the property line shall be a minimum of ten feet(10')to a
maximum of twenty five feet(25').
b. Side building setbacks may be zero feet(0')so as to tie into adjoining structures or ten feet
(10')maximum where ties to adjoining structures are not desirable.
c. Structures shall be visually tied to adjoining structures. Examples of methods to visually tie
such structures together include screening walls, facade walls, courtyards and landscaping.
d. Front and street side 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/tree displays in movable planters, outdoor
dining,plazas, streetscape extension and bike racks.
e. The city encourages developing outdoor use and/or strong visual ties on properties along the
Eagle drain to preserve its natural resource,visual features and possible recreational value.
f. Lot coverage by the footprint of the structure shall be a minimum of twenty percent(20%)
and a maximum of eighty five percent(85%) in which case off site parking shall be
provided for. The minimum lot coverage requirement may be reduced by the council for the
purpose of providing adequate on site parking in accordance with provisions of this title for
structures that include residential uses on floors other than the ground floor.
• Eagle City Code Section 8-2A-6(A)(6)(D)(4) Parking:
a. Continuous front parking areas(off street)along State Street and Eagle Road is not
permitted.
b. Limited direct access to parking areas from State Street or Eagle Road is allowed.
c. Shared drive access points to parking shall be used wherever possible.
d. Encourage shared parking.
e. Off street public parking areas may be required. Where these facilities occur adjacent to
existing residential development, a continuous six foot(6')high masonry wall with
landscape treatment or a separate landscape barrier will be required to mitigate sound and
visual impact. Safe pedestrian and bicycle connections between the residential
neighborhood and the off street parking area should be provided if feasible.
f. On street parking is allowed.
• Eagle City Code Section 8-2A-6(A)(6)(G):
Streetscape: Streetscape improvements are to include street trees, streetlights, pedestrian
lighting, bollards, public art, kiosks and furnishings. The scope of streetscape design and
number of amenities vary within the different overlay districts of the city. In areas anticipated
to have higher concentrations of pedestrian use wider sidewalks and a further varied number
of amenities are to be made available to enhance the pedestrian experience and to further
encourage the health of the business community. Examples of streetscape design and
amenities are shown within the EASD book.
At a minimum,the following specific streetscape criteria shall apply:
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1. Street trees shall comply with the requirements contained in section 8-2A-7 of this
article. Any tree located within a concrete area shall include tree grates and tree wells as
depicted on the tree well and tree grate exhibit within the EASD book. Root barriers shall
be required to limit future sidewalk damage from tree roots.
2. The specific style of streetlight poles within the DDA, TDA, CEDA, and in the
locations specified in subsection G6 of this section, shall be as depicted on the streetlight
exhibit within the EASD book.
3. The specific style of streetlight lamps within the DDA, TDA, CEDA, and in the
locations specified in subsection G6 of this section, shall be as depicted on the streetlamp
exhibit within the EASD book.
4. Streetlights within the DDA and TDA shall be located a maximum distance of one
hundred feet(100') apart except as specified in subsection G6 of this section. Said
streetlights are not required to be located in alignment across the street from each other.
5. Streetlights within the CEDA shall be located a maximum distance of one hundred fifty
feet(150')apart except as specified in subsection G6 of this section. Said streetlights are
not required to be located in alignment across the street from each other.
6. Except as noted in subsections G4 and G5 of this section, streetlights shall be spaced
generally as depicted on the streetlight spacing map included within the EASD book
(exhibit A-2). The specific spacing requirements are listed below and apply to each side of
the street. Streetlights are to be located in alignment across the street from each other
except where noted as "staggered". When the streetlights are to be "staggered" a streetlight
on one side of the street is to be located generally midway between two(2)streetlights on
the other side of the street. Spacing shall still apply to each side of the street.
Spacing(Each
Street Boundaries Side Of Street)
Eagle Road Highway 44 to State Street 75 feet
Eagle Road State Street to Ranch Drive 150 feet
Eagle Road Ranch Drive to Floating 300 feet(staggered)
Feather Road
300 feet
44(new connection west of
State Street t
Ballantyne Lane)to Dry Creek
State Street Dry Creek to Cobblestone Lane 150 feet 4
State Street Cobblestone Lane to Palmetto Avenue 75 feet
State Street Palmetto Avenue to Plaza Drive/Hill Road 150 feet
State Street Plaze Drive/Hill Road to Highway 44 300 feet
Plaza Drive/ Eagle Road to Edgewood Lane 150 feet
Hill Road
Hill Road Edgewood Lane to New Highway 55 300 feet(staggered)
Alternate Route Plaza Drive to Eagle River Development 150 feet
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Connection
7. Streetlight spacing may be slightly modified depending upon site constraints and the
location of existing streetlights.
8. Bollard style pedestrian lighting shall be required along all pathways not illuminated by
street and/or site lighting.
9. Bollards as depicted on the bollard exhibit within the EASD book shall be required at
all bulb outs.
10. Public art is encouraged and/or areas should be made available for the placement of
public art in the future.
11. Furnishings shall be required for all applications incorporating streetscape
improvements, pedestrian areas and/or plaza areas. Furnishings may include flagpoles,
benches, seating/tables, planters, bike racks, outdoor clocks, drinking fountains, wall
lamps, waste receptacles and other similar amenities as may be approved by the design
review board. Furnishing examples are depicted within "urban accessories" section of the
EASD book.
• Eagle City Code Section 8-2A-6(A)(6)(G)13:
Sidewalks within the TDA shall be a minimum of ten feet(10')wide and shall abut the curb or
shall be a minimum of eight feet(8')wide with a ten foot(10')wide landscape strip between
the sidewalk and curb. If the sidewalk alternative which abuts the curb is utilized it shall be
constructed to match the sidewalk exhibit within the EASD book, consisting of smooth and
textured concrete with a"running bond" brick pattern. "Bulb outs" shall be constructed
generally as shown on the bulb out exhibit within the EASD book and shall be required at all
intersections, except that bulb outs shall not extend into any roadway designated as an arterial
or collector as shown on the Ada County long range highway and street map unless otherwise
approved by the highway district having jurisdiction. A reduced sidewalk section may be
permitted if the design review board finds that the preservation of existing trees warrants a
reduction. In no case however shall the sidewalk be reduced to less than six feet(6') in width.
• Eagle City Code Section 8-2A-7(J)(2)(b)
When a parking lot abuts a residential activity, a five foot(5')wide by six foot(6')high
landscaped buffer is required.
• Eagle City Code Section 8-2A-7(J)(2)(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.
• Eagle City Code Section 8-2A-7(K)Parking Lot Landscaping:
1. Visual Impact: Landscaping shall be provided to minimize the visual impact of off street
parking:
Parking should be located to the side and rear of buildings and shall be screened so that it
does not dominate the streetscape. Fences,hedges, berms, and landscaping may be used to
screen parking areas(chainlink fencing shall not be permitted). In the design of large
parking areas, arrange bays of parking spaces to be separated by landscaping. When
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parking lots occur on sloping terrain, step the parking lots to follow the terrain rather than
allowing the lot surface to extend above natural grade.
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.
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(K)(4)(b)Additional Requirements:
(1)No interior planter shall be less than five feet(5') in any dimension.
(2)No parking space shall be more than sixty feet(60')from an interior landscaped area.
(3) Parking islands are to be as evenly spaced as feasible throughout the lot to consistently
reduce the visual impact of long rows of parked cars.
(4)Deciduous shade trees and ground covers or low shrubs are recommended as primary
plantings in interior landscaped areas. Deciduous shade trees are to be clear branched to a
height of six feet(6').
(5)A terminal island for a single row of parking spaces shall be landscaped with at least one
tree and shrubs, ground cover, or grass. A terminal island for a double row of parking spaces
shall contain not less than two(2)trees and shrubs, ground cover, or grass.
• Eagle City Code Section 8-2A-7(M)(2):
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In all required applications, excluding residential developments, one street tree, selected from
the approved tree list in subsection Q of this section, shall be planted per thirty five (35) linear
feet of street frontage.
• Eagle City Code Section 8-3-6: STREET IMPROVEMENTS ON STATE STREET AND
EAGLE ROAD:
The city has a substantial investment in the street improvements constructed along State Street
between Ballantyne and Edgewood Lanes and along Eagle Road between the Highway 55
bypass and Ranch Drive as part of the Eagle downtown revitalization project. It is essential to
the public health, safety and welfare that any new construction along the designated portions
of those streets comply with the following standards. In addition, State Street and Eagle Road
are state highways and are subject to the jurisdiction both of the Idaho department of
transportation, hereafter defined as "department", and the Ada County highway district,
hereafter defined as "district". Applications for any building permit for construction adjacent
to the above designated portions of State Street and Eagle Road shall comply with the
Following requirements:
A. Street Cuts:No utility cuts into the pavement of State Street or Eagle Road will be
permitted without a permit from the department, or district,whichever is applicable.
B. Curb, Gutter And Sidewalks: Construction of standard six inch (6")vertical curb and
gutter, and five foot(5')sidewalks meeting the department, or district standards,
whichever is applicable, shall be constructed.
C. Plans: Plans for curb, gutter, sidewalk and pavement match design must be submitted to
and approved by the department, or district, whichever is applicable, for compliance with
standards.
D. Streetlights And Trees: Applicants who propose development adjacent to State Street
between Cobblestone Lane to Stierman Way, and adjacent to Eagle Road between Aikens
and Idaho Streets shall be required to install streetlights and trees approved by the city.
City approval shall include installation, location and spacing of streetlights and trees
determined by the city. Light poles and bases installed by the city during the 1993 Eagle
downtown revitalization project in accordance with specifications and drawings for
streetlight and trees are on file at city hall. Trees must be installed in tree wells. Power to
the streetlights and irrigation water for the trees must be provided by the applicant. Tree
types must be from an approved list provided by the city.
• Eagle City Code Section 8-4-4-2(F)Off Street Parking Design and Dimension Tables:
STANDARD VEHICLES
Parking angle 45° 69° 90° Parallel
Width of parking space 9 feet 9 feet 9 feet 9 feet
Curb length per space 13 feet 10
feet 9 feet 23 feet
Length of parking space(measurement to be 15 feet 18 feet 19 feet 23 feet
perpendicular from the curb or front of space
if no curb is provided)
Width of driveway aisle 13 feet 17 feet 24 feet 12 feet
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COMPACT VEHICLES
Parking angle 45° 69° 90° Parallel
Width of parking space 8 feet ;8 feet 8 feet 8 feet
Curb length per space 11 feet 9 feet 8 feet 19 feet
Length of parking space(measurement to be 11 feet 14 feet 15 feet 19 feet
perpendicular from the curb or front of space
if no curb is provided)
Width of driveway aisle 12 feet ;15 feet 22 feet 12 feet
• Eagle City Code Section 8-4-4-6: BICYCLE PARKING:
One bicycle parking space within an approved rack shall be required for each thirty(30)
required automobile parking spaces or fraction thereof for office and commercial
developments. Multi-family residential developments shall provide one bicycle rack space per
each ten (10)units. Bicycle parking racks shall be in a well lit area, and shall be designed in
accordance with the parking facility criteria of the "Bicycle-Pedestrian Design Manual For
Ada County" as prepared for the Ada County highway district with the exception that bicycle
racks do not have to be covered unless required by the design review board, or planning and
zoning commission or city council.
• Eagle City Code Section 8-4-5: SCHEDULE OF PARKING REQUIREMENTS:
For the purpose of this title, the following space requirements shall apply, except that in the
DDA and TDA the space requirement listed herein shall be reduced by fifty percent(50%)for
all nonresidential uses and adjacent on street parking shall be included in the minimum
requirement:
Offices, business and professional 1 per 250 square feet of gross floor area
C. DISCUSSION:
• The applicant is requesting design review approval to construct a 5,689-square foot,two story
office building. Sheet 3 of 4 of the commercial site plan, date stamped by the City on September
5, 2014, shows this site,the vacant site to the south, and the existing site(with two existing
buildings)to the east are all to be interconnected via shared driveways and drive aisles. This
applicant,the applicant of the parcel to the south, and owner of the property to the east are
proposing of create a complex of buildings that utilize one driveway on West State Street and two
driveways on Harlan Place. Pursuant to the letter submitted by the applicant,the architectural
style is French Country to complement the two existing buildings located on the property to the
east and the building proposed to the south. Staff defers comment with regard to the architectural
style of the building to the Design Review Board.
This site is located within the Transitional Development Area(TDA)Design Review Overlay
District. There are several sections of Eagle City Code that the site and building, as designed, do
not comply with. Specifically,the buildings street facing facades with glazing, setbacks,
streetscape improvements, and landscape buffers for parking. Staff defers comment with regard to
the above mentioned code sections to the Design Review Board.
• On October 6, 2014, city staff met with the applicant regarding the parking proposed on this site
and the site to the south. While the applicant designed the 45 degree angled pursuant to Eagle
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City Code, the parking as designed will not work. If the applicant used the dimensions for 45
degree parking as specified in Eagle City Code, the applicant would have issues with access to
these sites when cars are parked in the parking spaces, very similar to Jackson Square located
approximately 200 -feet east of this site on the north side of West State Street. It is staff's
understanding that the applicant is willing to modify the parking on this site to meet the
dimensions specified on Exhibit A. With that said, modifying the parking would ultimately shift
the shared drive aisle and parking to the north. The applicant should be required to provide a
revised site and landscape plan showing the parking designed to meet the dimensions indicated on
Exhibit A. 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.
• Curb, gutter, and a 5 -foot attached sidewalk was constructed approximately two (2) years ago
adjacent to West State Street by ACHD. The drainage constructed with that project consisted of
swales located behind the attached sidewalk and finished with sand in the bottom with large
cobble stones on the edges of the swales. While the completion of the sidewalk through town is a
benefit to the pedestrians, the design of sidewalks does not comply with the City of Eagle
streetscape. Pursuant to Eagle City Code, a 10 -foot wide sidewalk as shown in the EASD book
with street trees, historic light fixtures, and street trees is required to be constructed adjacent to this
site on the north and west property lines. The applicant should be required to provide revised site
and landscape plans showing a 10 -foot wide sidewalk constructed to match the exhibit within the
EASD book with historic light fixtures and street trees pursuant to Eagle City Code Section 8-2A-
6(A)(6)(G)(13) and 8 -2A -7(M)(2) along West State 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.
• There is an existing 4 -foot wide attached sidewalk adjacent to Harlan Place. Pursuant to Eagle
City Code, a 10 -foot wide sidewalk as shown in the EASD book with street trees, historic light
fixtures, and street trees is required to be constructed adjacent to this site on the west property line.
The applicant is not proposing to remove the existing sidewalk and replace it with the standard
streetscape required within Eagle City Code and the EASD book. The applicant should be
required to provide revised site and landscape plans showing a 10 -foot wide sidewalk constructed
to match the exhibit within the EASD book with historic light fixtures and street trees pursuant to
Eagle City Code Section 8-2A-6(A)(6)(G)(13) and 8 -2A -7(M)(2) along Harlan Place. 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.
• Staff defers comment regarding building design and colors to the Design Review Board.
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).
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BOARD DECISION:
The Board voted 6 to 0(Schafer absent)to approve DR-52-14 for a design review application to
construct an office building for Stetson Homes, Inc., 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. The elevation plans, date stamped by the City on August 28, 2014, are approved. Provide revised
2. Provide revised site and landscape plans showing the building incompliance with setbacks required
within the TDA Design Review Overlay District. The revised site and landscape plans 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 a revised site and landscape plan showing the parking designed to meet the dimensions
indicated on Exhibit A. The revised site and landscape plan shall be reviewed and approved by staff
and two members of the Design Review Board prior to the issuance of a zoning certificate.
4. Provide revised site and landscape plans showing a 10-foot wide sidewalk constructed to match the
exhibit within the EASD book with historic light fixtures and street trees pursuant to Eagle City Code
Section 8-2A-6(A)(6)(G)(13)and 8-2A-7(M)(2) along West State Street or an alternative streetscape
design. The revised site and landscape plan shall be reviewed and approved by staff and two members
of the Design Review Board prior to the issuance of a zoning certificate.
5. ' . • - - - - - - ! .. _ •-
Section 8 2A 6(A)(6)(G)(13)and 8 2A 7(M)(2)along Harlan Place. The revised site and landscape
. . . . . . . .. . . . . _ . .- !- • _ :.. .
the issuance of a zoning certificate.
6. Provide a cross-access agreement allowing the site to the south and east to have access across this site.
The cross access agreement shall be reviewed and approved by the Zoning Administrator and shall be
recorded in the Ada County Recorder's office prior to the City issuing a zoning certificate for this site.
7. Provide detailed cut sheets showing the style, color, size, etc. of the bike rack. The detailed cut sheets
shall be reviewed and approved by staff prior to the issuance of a zoning certificate.
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. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
13. No signs are proposed with this application.
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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
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.
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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
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
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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 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 28, 2014, and supplemental
information on September 5,2014, and October 3, 2014.
2. Requests for agencies' reviews were transmitted on September 4, 2014, in accordance with the
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requirements of the Eagle City Code.
3. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-52-14) 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 as described herein.
The Board recognizes there is no historic significance to this site; however, it is located in an older
section of town and the proposed improvements would help redevelop one of the last two vacant
parcels of land in this area of town. There are several areas of the code that this site does not comply
with regarding setbacks, percentage of glass, streetscape, and historic lighting; however, the Board
recommends that the code sections regarding these items be suspended or relaxed in order to foster
development on this property. The Board approves the architecture of the building as proposed since it
complements the residential dwellings to the south and the architectural style of the buildings located
to the east of this site.
This site is located north of a residential subdivision where there are 5-foot wide attached sidewalks
adjacent to Harlan Place throughout. It is the Board's opinion that requiring the applicant to remove
the existing 5-foot wide sidewalk and to replace it with the 10-foot wide sidewalk and streetscape
improvements for approximately 120-feet of frontage, as required within Eagle City Code, should not
be required. This is based on the use of this building being an office where there is not much foot
traffic associated with this use (unlike a retail or restaurant use) and the location of the residential
neighborhood to the south. Also, the Board would rather the cost of the improvements required along
Harlan Place be used to construct the required streetscape improvements adjacent to West State Street
in accordance with Eagle City Code and the EASD book.
4. Will, in fact, constitute a permitted use as established in Eagle City Code Title 8, Chapter 2, Section 3,
for the CBD(central business district)zoning district.
DATED this 23rd day of October 2014.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
•`e�p ��
GLE •
Robert Grubb, Chairman Are Oq� *
G O Q
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ATTEST:
A_I 4 —.In._ 0. LAWN/ 414 —"HMSO.*
4.y 5•.1,A1
Sharon . Bergmann, Eagle Ci Clerk
Regulatory Taking Notice: Applicant has the right, pursuant to section 67-8003, Idaho Code, to request a
regulatory taking analysis
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