Findings - CC - 2020 - DR-50-20 - Eagle Sewer District Office BldgBEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW FOR AN OFFICE BUILDING )
FOR EAGLE SEWER DISTRICT )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-50-20
The above -entitled design review application came before the Eagle City Council for their action on
December 8, 2020. The Eagle City Council having heard and taken oral and written testimony, and having
duly considered the matter, makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Eagle Sewer District, represented by Lowell Alseth with ZGA Architects and Planners, is requesting
design review approval for a 6,320-square foot office building at the existing Eagle Sewer District
wastewater treatment facility. The 33.94-acre site is located on the south side of West State Street
approximately one mile west of Eagle Road at 1993 West State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on August 6, 2020. Revised information was
received on September 10, 2020 (site plan) and September 17, 2020 (landscape plan).
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on August 11, 2020, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On July 12, 2005, the Eagle City Council approved the annexation and rezone applications (A-05-05
& RZ-08-05) and a conditional use permit application (CU-04-05) for a waste water treatment facility
for this site.
On September 12, 2006, the Eagle City Council approved a modification to the conditional use permit
application (CU-04-05 MOD).
On August 14, 2007, the Eagle City Council approved a design review application for the common area
landscaping within phase 1 of the Eagle Sewer District Facility (DR-41-07).
On October 14, 2008, the Eagle City Council approved a design review application for the construction
of a wastewater treatment facility (DR-51-08).
On November 10, 2009, the Eagle City Council approved a waiver and design review application for
the construction of a 2,864-square foot storage building at the existing wastewater treatment facility
(WA-03-09/DR-3 7-09).
On January 12, 2017, the Eagle Design Review Board approved a design review application for a 5,027-
square foot blower building at the existing Eagle Sewer District Wastewater Treatment Facility (DR-
69-16).
E. COMPANION APPLICATIONS: DR-51-20 (sign).
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
Existing
Proposed
North of site
South of site
East of site
West of site
COMP PLAN
DESIGNATION
Industrial
No Change
Mixed Use
Floodway, Regional
Openspace Overlay
Public/Semipublic
Mixed Use
ZONING
DESIGNATION
PS-DA (Public/Semipublic
with a development agreement)
No Change
MU-DA (Mixed Use with a
development agreement)
A (Agricultural)
RUT (Rural -Urban Transition —
Ada County Designation)
MU-DA (Mixed Use with a
development agreement)
LAND USE
Eagle Sewer District
Wastewater Treatment Facility
Eagle Sewer District Office
Building
Vacant land
Wastewater Treatment, Boise
River
Boise River and Vacant land
Stillwater Subdivision
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. URBAN RENEWAL DISTRICT: No.
I. EXISTING SITE CHARACTERISTICS: This site has been developed as a wastewater treatment
facility with storage buildings for the Eagle Sewer District. There is an existing berm along State
Highway 44, along the west property line, and east property line.
J. SITE DATA:
SITE DATA
Total Acreage of Site
Percentage of Site Devoted
to Building Coverage
Percentage of Site Devoted
to Landscaping
Number of Parking Spaces
Front Setback (South)
Rear Setback (North)
Side Setback (East)
Side Setback (West)
PROPOSED
33 .94-acres (1,478,426-square feet)
.004% (approximately)
98% (approximately)
34-parking spaces
974-feet
203-feet
1,162-feet
237-feet
*Setbacks and lot coverage are approved per RZ-08-05 MOD.
REQUIRED
N/A
50% (maximum)*
50% (minimum)
28-parking spaces (minimum)
75-feet (minimum)*
0-feet (minimum)*
50-feet (minimum)*
50-feet (minimum)*
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K. PARKING ANALYSIS:
Gross Floor Area of Proposed Office, business and professional: 6,320-square feet
Gross Floor Area of Proposed Office, business and professional with garage: 8,315-square feet
Office. business and professional — 1 parking space per 250-square feet of gross floor area
Storage (enclosed buildinel — 1 parking space per 1,000-square feet of gross storage area
Proposed Parking Spaces: 32
Required Parking Spaces: 28 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Office, business and professional" and "Storage [enclosed building]")
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) building to be utilized as an office.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately 22-foot high single -story structure.
Gross Floor Area of Proposed Buildings:
The proposed office building is approximately 6,320-square feet (8,315-square feet with garage).
On and Off -Site Circulation:
An 11,097-square foot (approximately) paved parking lot provides parking for vehicles using this site.
One 24-foot wide shared driveway is located south of the building and one 24-foot wide shared
driveway is located west of the building. Both driveways provide access to the internal drive aisle which
provides access to South Urban Gate Avenue and State Highway 44. Both driveways provide access to
East State Street.
M. BUILDING DESIGN FEATURES:
Roof: Standing Seam Metal (Una -Clad "Colonial Red")
Walls: Split face CMU (Canyon Rust), Ground Face CMU (Canyon Rust and Baja Brown)
Windows/Doors: Steel (Realist Beige) pre -cast concrete (Concrete Gray), aluminum (Champagne)
Fascia/Trim: Metal (Una -clad "Sandstone")
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are existing trees located throughout this
site that are to be protected and retained.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: N/A.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping: 8% interior landscaping is required, 13% is proposed.
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O. TRASH ENCLOSURES:
One (1) 240-square foot trash enclosure is proposed to be located south of the southern driveway.
The enclosure is proposed to be constructed of CMU walls; which will match the materials and colors
used in the construction of the building.
P. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. The ground mounted
mechanical units are proposed to be screened by the existing berm along State Highway 44. No
rooftop mechanical units are proposed and none are approved.
Q. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage was received and complies
with Eagle City Code Section 8-4-4-2.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application (DR-51-20) has
been submitted for the approval of a sign proposed on this building.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. A water
service approval has not been received to date. Approval of the water company having jurisdiction
will be required prior to issuance of a building permit.
T. PUBLIC USES PROPOSED: None.
U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists.
V. SPECIAL ON -SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain - no
Mature Trees - yes
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - unknown
Wildlife Habitat - no
W. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required.
X. AGENCY RESPONSES:
The following agencies have responded, and their correspondence is attached to the staff report.
Ada County Highway District
Eagle Fire Department
Eagle Park, Pathway, and Recreation
Marathon Pipe Line, LLC
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Y. LETTERS FROM THE PUBLIC: None received to date.
THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 14, 2017), designates this site as the
following:
Industrial
Suitable primarily for light/custom manufacturing, warehousing, mini -storage and open storage,
multi -tenant industrial park and similar uses. Limited office and commercial uses may be permitted as
ancillary uses. All development within this land use shall be free of hazardous or objectionable
elements such as noise, odor, dust, smoke, or glare.
B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF
SPECIAL CONCERN REAGRDING THIS PROPOSAL:
2.9 All building shall be designed in compliance with Eagle City Code Section 8-2A. Permitted
architecture styles are specifically those shown within the Eagle Architecture and Site Design
Book (EASD Book). Architecture styles and building design elements that are not shown
within the EASD Book will not be permitted.
2.15 The development area (lot coverage) shall not exceed 50% of the site.
2.16 All site lighting is to be shielded to direct all light downward and not project horizontally onto
any public right of way, private street, or onto the property line of any residentially zoned
parcel of land or parcel of land used for residential purposed. All lights shall be approved as to
location, design, and intensity by the Design Review Board.
2.20 Building setbacks shall be as follows:
Front Setback: 75-feet
Rear Setback: 0-feet
Side Setback: 50-feet
C. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi -family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• Eagle City Code Section 8-2A-6(A)(5):
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:
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a. Size and location of all service systems for appropriate appearance and maintenance
accessibility;
b. The location and design of transformers, pad mount and roof mounted mechanicals and
electrical equipment shall be reviewed and approved by the design review board. All roof
mounted mechanicals shall be completely screened from view through the use of a parapet
wall when utilizing a flat roof design or shall be enclosed within the building when utilizing a
roof design other than a flat roof. "Screened from view" shall mean "not visible" at the same
level or elevation of the parapet wall (e.g., the perspective generally as shown on an elevation
plan);
c. The location and sizes of all utility lines, manholes, poles, underground cables, gas lines,
wells, and similar installations; and
d. The continued maintenance of these service systems.
• Eagle City Code Section 8-2A-6(B): Architectural Requirements, Building Materials, Fence and
Deck/Patio Materials, Colors, and Architectural Appurtenance Height Limitation:
Architectural Requirements, Building Materials, Fence And Deck/Patio Materials, Colors, And
Architectural Appurtenance Height Limitation: Unless specified as prohibited herein, materials
listed in this section are allowed. If a material proposed for construction is not listed in this
section it shall be upon the discretion of the zoning administrator, the design review board, and
the city council, whichever the case may be, to determine the appropriateness of such material.
1. Exterior walls and soffits:
g.
Masonry: brick, natural rock/stone, synthetic stone, decorative block. Smooth face block
for accent only, ten percent (10%) maximum wall coverage (per each facade);
k. Metal: Metal siding shall be anodized, shall have a concealed fastener system, shall have
a silicon polyester finish or equivalent, and shall include special design treatments to
enhance its appearance. These treatments may include brick or masonry wainscot
treatments along exterior walls and accent colored metals.
Metal siding is prohibited on the portion of any building facing a road. This includes
sections within the front facade that may be perpendicular to the road but within the face
of the building oriented toward the road.
A waiver of this subsection B lk 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 lk, metal siding shall
be prohibited in the DDA, TDA, CEDA design review overlay district areas.
2. Roofs:
e. Metal; standing seam, batten seam (concealed fasteners required);
Metal, standing seam/batten seam is prohibited on mansard roof sections facing a road.
7. Enclosed trash and recycle receptacle areas: All commercial and multi -family developments
shall provide for trash and recycle services and shall include an enclosed area for the storage
of trash and recycle receptacles. The area shall be screened in accordance with section $-
J of this article. A waiver of this section may be approved for small businesses that utilize
ninety six (96) gallon or smaller trash and recycle receptacles provided the containers are
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stored indoors or are otherwise screened from view with the use of a screen wall and
landscaping.
• Eagle City Code Section 8-2A-7(E): Installation and Minimum Standards:
Installation And Minimum Standards:
1. Trees shall be planted in accordance with the city of Eagle tree planting specifications
included as an exhibit within the EASD book. Accepted nursery standards and practices shall
be followed in the planting and maintenance of landscaped areas.
2. Soil and slope stabilization must result after landscape installation.
3. Root barriers shall be installed for all new trees planted adjacent to existing or proposed
public or private sidewalks and paving.
4. The minimum acceptable size for deciduous trees shall be two inch (2") caliper, balled and
burlapped.
5. The minimum acceptable size for evergreen trees shall be six feet (6') to seven feet (7') balled
and burlapped.
6. Plant material selection shall be taken from subsection Q of this section.
7. All landscaped areas adjacent to vehicular areas are to be protected with an approved curbing
material.
8. a. Certification Of Completion: Upon the completion of the landscape installation, or other
improvement subject to design review approval, a written certification of completion shall be
prepared by the licensed landscape architect responsible for the landscape plan. The
certification of completion shall state that the installation of all landscape improvements is in
substantial compliance with the city approved landscape plan. This certification shall be
submitted prior to the issuance of a certificate of occupancy and is required as a part of, and
not in lieu of, the inspections performed and certificates issued by the city.
b. Report Of Deficiencies: In the event that deficiencies are present after the landscape
installation, or other improvements subject to design review approval, the licensed
landscape architect shall prepare and file with the city a report noting the deficiencies in
the improvements. The city will not accept a certification of completion, or issue a
certificate of occupancy, until the licensed landscape architect has verified that the
deficiencies have been corrected.
c. Landscape Architect Designee: The licensed landscape architect may, at his or her
discretion, appoint an authorized designee to certify the project provided that the designee
is a licensed landscape architect.
• Eagle City Code Section 8-2A-7(K)(4): Parking Lot Interior Landscaping:
b. Additional Requirements:
(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 8-3-2(D): Enclosed Trash/Recycle Areas:
Enclosed Trash/Recycle Areas: All trash and/or garbage and recycle collection areas for
commercial, industrial and multi- family residential uses shall be enclosed on at least three (3)
sides by a solid wall or fence of at least four feet (4') in height, and a solid wood gate on a metal
frame shall enclose the fourth side, or shall be within an enclosed building or structure. Adequate
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vehicular access to and from such area or areas for collection of trash and/or garbage as
determined by the administrator shall be provided.
• Eagle City Code Section 8-4-3: Design and Maintenance:
A. Paving: The required number of parking and loading spaces as set forth in this chapter,
together with driveways, aisles and other circulation areas, shall be improved with material
such as asphalt or concrete, to provide a durable and dust free surface. Gravel or dirt surfaces
shall not be permitted.
B. Drainage: All parking and loading areas shall provide for proper drainage of surface water to
prevent the drainage of such water onto adjacent properties or walkways. Drainage plans
shall be reviewed and approved by the city engineer and, for any site abutting a public street,
such plans shall be reviewed and approved by the Ada County highway district, or highway
district having jurisdiction.
D. DISCUSSION:
• The applicant is requesting design review approval to construct a 6,320-square foot office
building at the existing Eagle Sewer District wastewater treatment facility. The applicant's
justification letter states the proposed architecture of the office building most closely resembles
the Prairie School style which is one of the nine architectural styles within the Eagle Architecture
and Site Design book. The building is designed with an asymmetrical entry point, low pitched
hipped roofs with gable features, and uses concrete masonry units to mimic natural stone
materials. Staff defers comment regarding the building design, materials, and colors to the Design
Review Board.
• The site plan shows five mechanical units, a transformer, and a generator located near the
northeast corner of the building. The landscape plan does not show the location of these units, nor
does it show how these units will be screened with landscaping. The applicant's application states
that the existing landscaped berm along State Highway 44 will screen the units. Staff defers
comment regarding the proposed screening the ground mounted mechanical units to the Design
Review Board.
• The building elevations show split face and ground CMU, however, the location of where the
split face CMU versus the ground CMU is not shown. The applicant should be required to
provide revised building elevations showing the location of the split face CMU and ground CMU.
The revised building elevation should be reviewed and approved by staff and one member of the
Design Review Board prior to the issuance of a zoning certificate.
• The building elevations show pre -finished metal siding under the gabled roofs on the south and
east building elevations. Pursuant to Eagle City Code Section 8-2A-6(B)(1)(k), metal siding is
required to be anodized, have concealed fasteners, have a silicon polyester finish or equivalent,
and include special design treatments to enhance its appearance. The applicant should be required
to provide revised south and east building elevations showing the pre -finished metal siding to be
anodized, have concealed fasteners, have a silicon polyester finish or equivalent, and include
special design treatments to enhance its appearance. The revised south and east building
elevations should be reviewed and approved by staff and one member of the Design Review
Board prior to the issuance of a zoning certificate.
• The building elevations show the roofing to be pre -finished standing seam metal. Pursuant to
Eagle City Code Section 8-2A-6(B)(2)(e), metal roofing is required to have concealed fasteners.
The applicant should be required to provide revised building elevations showing the metal
roofing to have concealed fasteners. The revised building elevations should be reviewed and
approved by staff prior to the issuance of a zoning certificate.
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• The landscape plan shows the deciduous tree in the plant schedule to be 15 gallon size. Pursuant
to Eagle City Code 8-2A-7(E)(4), the minimum acceptable size for deciduous trees is two caliper
inches. The applicant should be required to provide a revised landscape plan showing the
minimum size of the deciduous trees to be two -caliper inches. The revised landscape plan should
be reviewed and approved by staff prior to the issuance of a zoning certificate.
• The building elevations and landscape plan submitted do not include a stamp from a licensed
architect and licensed landscape architect. Pursuant to Eagle City Code Section 8-2A-7(E)(8), the
plans are required to be prepared by or under the responsible control of a licensed architect and
licensed landscape architect. The applicant should be required to provide revised building
elevations stamped by a licensed architect and a revised landscape plan stamped by a licensed
landscape architect. The revised building elevations and landscape plan should be reviewed and
approved by staff prior to the issuance of a zoning certificate.
• The landscape plan shows shrubs located in the two southernmost interior landscape islands and
the interior landscape island closest to the southeast corner of the building.
Pursuant to Eagle City Code Section 8-2A-7(K)(4)(b)(5), a terminal island for a single row of
parking spaces is required to be planted with at least one tree and shrubs, ground cover, or grass.
The applicant should be required to provide a revised landscape plan showing the addition of one
tree in the two southernmost interior landscape islands and one tree in the interior landscape
island closest to the southeast corner of the building. The revised landscape plan should be
reviewed and approved by staff and one member of the Design Review Board prior to the
issuance of a zoning certificate.
• Sheet A2.O1 shows the trash enclosure to be constructed of split face and ground face CMU on
three sides and no gate. Pursuant to Eagle City Code Section 8-3-2, all trash and recycle
collection areas are required to be enclosed on at least three sides by a solid wall or fence and a
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solid gate on a metal frame is required to enclose the fourth side. The applicant should be
required to provide a revised sheet A2.01 showing the fourth side (east) of the trash enclosure to
have a solid gate on a metal frame. The revised sheet A2.01 should be reviewed and approved by
staff prior to the issuance of a zoning certificate.
• Sheet A2.01 shows the trash enclosure to be 240-square feet. Pursuant to Eagle City Code Section
8-2A-7(k)(7), all commercial developments are required to have enclosed areas for the storage of
trash and recycle receptables. The applicant should be required to provide a revised sheet A2.01
showing the trash enclosure size to be large enough to enclose both trash and recycle receptacles.
The revised sheet A2.01 should be reviewed and approved by staff prior to the issuance of a
zoning certificate.
• The site plan shows the entry road to be asphalt to the parking lot and a gravel access road to
other areas of the site. This application includes an option for a garage attached to the east side of
the building. If this portion of the building is constructed, the asphalt portion of the road should
extend to just beyond the garage area. Pursuant to Eagle City Code Section 8-4-3, parking and
loading spaces, driveways, aisles, and circulation are required to be improved with asphalt or
concrete. If the applicant constructs the garage portion of the building, the applicant should be
required to provide a revised site plan showing the asphalt portion of the road extended to just
beyond the garage entry. The revised site plan should be reviewed and approved by staff prior to
the issuance of a zoning certificate.
STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date, if the requested design review application is approved,
staff recommends the following site specific conditions of approval and 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 8, 2020.
The application was continued to November 12, 2020, at which time the Board made their decision.
B. Oral testimony in opposition to the application was presented to the Design Review Board by no one.
C. Oral testimony in favor of the application was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DELIBERATION: (Granicus time — 38:53)
On October 8, 2020, upon completion of the applicant's and staffs presentations, the Board discussed
during deliberation that:
• The Board determined the trash enclosure should have a gate to screen the enclosure from visitors
coming to the building.
• The Board determined the building elevations need additional detail to show where the different CMU
block material is located and additional elements of the Prairie School style should be added to the
building.
• The Board determined the item should be continued to allow the applicant time to address their concerns
regarding the building design and site specific conditions.
BOARD DELIBERATION: (Granicus time — 35:47)
On November 12, 2020, upon completion of the applicant's and staffs presentations, the Board discussed
during deliberation that:
• The Board determined the trash enclosure should have a gate to prevent trash from blowing around the
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site and screen the enclosures from visitors coming to the building.
• The Board determined the Ground Face CMU was an upgrade from Smooth Face CMU (10% allowed
for accent only), therefore; the Board determined more than 10% of the Ground Face CMU on each
building elevation should be permitted.
• The Board determined the applicant addressed their concerns regarding the Prairie School style of
architecture, material callouts, gutters and downspouts, and landscaping.
BOARD DECISION:
The Board voted 5 to 0 (Germano abstained) to recommend approval of DR-50-20 for a design review
application for a 6,320-square foot office building at the existing Eagle Sewer District wastewater
treatment facility for the Eagle Sewer District, with the following site specific conditions of approval and
standard conditions of approval provided within their findings of fact and conclusions of law document,
dated November 12, 2020.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on December 8, 2020, at which
time the Council made their decision.
B. Oral testimony in opposition to the application was presented to the City Council by no one.
C. Oral testimony in favor of the application was presented to the City Council by no one (not including
the applicant/representative).
COUNCIL DECISION:
The Council voted 3 to 1 (Pittman against) to approve DR-50-20 for a design review application for a
6,320-square foot office building at the existing Eagle Sewer District wastewater treatment facility for the
Eagle Sewer District, with the following Design Review Board recommended site specific conditions of
approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of A-5-05 & RZ-08-05 and CU-04-05 and all subsequent
modifications.
2. Comply with all applicable conditions of DR-41-07.
3. Provide a revised landscape plan stamped by a licensed landscape architect. The revised landscape
plan shall be reviewed and approved by staff prior to the issuance of a zoning certificate.
4. Provide a revised sheet A2.01 showing the fourth side (east) of the trash enclosure to have a solid gate
on a metal frame. The revised sheet A2.01 shall be reviewed and approved by staff prior to the
issuance of a zoning certificate.
5. A design review application shall be submitted for the review and approval of any future parking
areas on the site.
6. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
7. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing
this project, prior to the issuance of a zoning certificate and/or upon receipt of an invoice by the City,
whichever occurs first.
8. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
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9. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
10. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
11. No signs are proposed with this application and none 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 and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required
to furnish the City Engineer with a letter from the sewer entity serving the property, accepting the
project for service, prior to issuance of any building permits or Certificate of Occupancy, whichever
occurs first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying
that all drainage shall be retained on -site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans
shall be submitted to the City Engineer for review and approval prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District.
Construction of the storm drain disposal system shall be complete before an occupancy permit is
issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that
any ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1)
has been made in such a manner that the flow of water will not be impeded or increased beyond
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carrying capacity of the downstream ditch; (2) will not otherwise injure any person or persons using
or interested in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works
Construction. A copy of such written approval and certification shall be filed with the construction
drawing and submitted to the City prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch, pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district, canal company, ditch association, or other irrigation entity associated with such
ditch, pipe or other structure, or canal. The applicant shall submit a copy of the written approval from
the irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of
all dust, trash, weeds and other debris.
13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted
to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first. The letter shall include the following comments and minimum requirements, and any other
items of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
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
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Committee prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
15. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle
City Park and Pathway Development Committee and shall be shown on the final plat prior to issuance
of a building permit or Certificate of Occupancy, whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise
River Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit
or Certificate of Occupancy, whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and
construction shall be in accordance with all applicable City of Eagle Codes unless specifically
approved by the City Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those
required by the above conditions, will require submittal of an application for modification and
approval of that application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the City of Eagle of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City
Code (one year from approval date).
26. All ground -mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
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.
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CONCLUSIONS OF LAW:
1. The Council reviewed the particular facts and circumstances of this proposed design review application
(DR-50-20) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Council reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and an office building is permitted with the approval of a design review
application within the PS-DA (Public/Semi-public with a development agreement) zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed office building is designed to comply
with the Prairie School architectural style identified in the Eagle Architecture and Site Design book
and completements the general vicinity;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the site has adequate parking for the proposed
office use and complies with Eagle City Code Section 8-4-4-5;
D. Will not interfere with the visual character, quality, or appearance of the surrounding area and city,
and where possible, enhance the continuity of thematically common architectural features since the
proposed office building is designed to meet the Prairie School style of architecture identified in
the Eagle Architecture and Site Design Book;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the proposed
office building is in conformance with the Eagle Architecture and Site Design book and has been
designed to complement the buildings in the vicinity;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the proposed office building height does not exceed 35-feet permitted within
Eagle City Code;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the site has been
designed with sidewalks and paved drive aisles to allow for both pedestrian and vehicle access to
the site;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable commercial center in the area since the
sidewalks provide access to the building; and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the building, and will not cover nor detract from
desirable architectural features.
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DATED this 8"' day of December 2020.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Jason Pierce, Mayor
ST:
Tracy E. Os , Eagle City Cle
11t r ;n .f 4) 4
STATE Q
'►:+h'unzN+a
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