Findings - CC - 2021 - DR-66-20 - Bank with Drive Up Service For Idaho First BankBEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW FOR A BANK WITH DRIVE- )
UP SERVICE FOR IDAHO FIRST BANK )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-66-20
The above -entitled design review application came before the Eagle City Council for their action on January
12, 2021. 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:
Idaho First Bank, represented by Greg Toolson with JGT Architecture, is requesting design review
approval for a 2,798-square foot bank with drive -up service. The 0.57-acre site is located on the
northeast corner of East State Street and North Stierman Way at 560 East State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on October 8, 2020.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on October 21, 2020, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On July 9, 2002, the City Council approved a conditional use permit for a bank facility with drive -up
service and an automatic teller machine with associated drive -up lanes (CU-3-02).
On May 22, 2002, the City Council approved a design review application for a monument sign for
Pioneer Federal Credit Union (DR-1-02).
On March 2, 2002, the City Council approved a design review application for a change in exterior paint
color for the credit union (DR-14-02).
On November 27, 2002, the City Council approved a design review application for a second drive -up
service lane and automatic teller matching with associated drive -up lane for Pioneer Federal Credit
Union (DR-52-02).
On May 31, 2007, the City Council approved a design review application for a building modification
and landscaping for Idaho Independent Bank (DR-52-02 MOD).
E. COMPANION APPLICATIONS: DR-67-20 (signage), CU-09-20 (use and lot coverage).
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
DESIGNATION
ZONING
DESIGNATION
LAND USE
Existing
Downtown
CBD (Central Business
District)
Vacant Building
Proposed
No Change
No Change
Bank Facility with Drive -
Up Service
North of site
Downtown
CBD (Central Business
District)
City of Eagle Public
Library
South of site
Downtown
CBD (Central Business
District)
Commercial Building
(Retail/Restaurant)
East of site
Downtown
CBD (Central Business
District)
City of Eagle Public
Library Parking Lot
West of site
Downtown
CBD (Central Business
District)
Convenience Store with
Fuel Service
G. DESIGN REVIEW OVERLAY DISTRICT:
This site is located in the Community Entry Development Area (CEDA).
H. URBAN RENEWAL DISTRICT: No.
I. EXISTING SITE CHARACTERISTICS: The site has an existing building that is proposed to be
removed. The site has existing landscaping, pathway adjacent to East State Street, and landscaping
around the perimeter and interior to the site.
J. SITE DATA:
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site
0.57-acres (24,829-square feet)
500-square feet (minimum)
Percentage of Site Devoted
to Building Coverage
12% (approximately)
20% (minimum) to 85% (maximum)*
Percentage of Site Devoted
to Landscaping
26% (approximately)
10% (minimum)
Number of Parking Spaces
16-parking spaces, plus queue for
8 cars
14-parking spaces (minimum), plus
queue for 4 cars per drive up window
Front Setback (South)
23-feet
20-feet (minimum)*
Rear Setback (North)
60-feet
0-feet (minimum)
Side Setback (East)
74-feet
10-feet (minimum)*
Side Setback (West)
20-feet
20-feet (minimum)*
*Note: Lot coverage and setbacks when located within the Community Entry Development Area (CEDA) overlay district.
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K. PARKING ANALYSIS:
Gross Floor Area of Proposed Bank/Financial Institution: 2,798-square feet
Bank/financial institution — 1/200-square feet plus queue for 4 cars per drive up window
2,798/200 = 13.99-parking spaces plus 4 cars per drive up window
• Eagle City Code Section 8-4-5 requires 1 parking space per 200 square feet of gross floor area; plus
queue for 4 cars per drive up window:
Proposed Parking Spaces: 16, plus queue for 8 cars (2 drive up windows)
Required Parking Spaces: 14, plus queue for 8 cars (calculated based upon the above use identified in
Eagle City Code Section 8-4-5: `Bank/financial institution")
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) building to be utilized as a bank with drive -up service.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately 25-foot high, one story structure.
Gross Floor Area of Proposed Buildings:
The proposed bank with drive -up service is approximately 2,798-square feet.
On and Off -Site Circulation:
A 13,299-square foot (approximately) paved parking lot provides parking for vehicles using this site.
One 25-foot wide shared driveway is located on the north property line and provides access to East
Civic Lane. Two 24-foot wide share driveways are located on the east proposed line and provide access
to the City of Eagle Public Library parking lot.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Prairie School
Roof: Asphalt shingle (Moire Black)
Walls: Hardi Board siding (Artic White), Stucco (SW 7016 Mindful Gray), Brick (Coal Creek)
Windows/Doors: Aluminum (Clear Anodized Alum)
Fascia/Trim: Hardi Board (Artic White), Gutters (Dark Gray)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are eight existing trees on the site. The
applicant is proposing to protect and retain five trees and remove three trees. Below is a list of tree
proposed to be removed from the site as identified on sheet L 1.2, date stamped by the City on October
8, 2020.
Tree Specie
Caliper/Height
Condition
Remove/Retained
Replacement
Inches/Feet per
ECC
Honeylocust
13"
10"
8"
Central leader,
good condition
Remove
31"
Total caliper inches/feet of trees required to be replaced
on site
31"
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Total caliper inches proposed for mitigation
32"
Tree Replacement Calculations: The applicant is proposing to remove three trees from the site totaling
31-caliper inches. The applicant is proposing to install 11-additional 2" to 3" caliper trees to satisfy the
required mitigation.
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: There are existing street trees along East State Street and East Civic Lane and the
applicant is proposing street trees on the east side of the existing attached sidewalk along North
Stierman Way.
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: 5% interior landscaping is required, 10% is proposed.
O. TRASH ENCLOSURES:
One 160-square foot trash enclosure is proposed to be located north of the building. The enclosure is
proposed to be constructed of split face CMU walls and metal gates; all of 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 a brick screen wall. 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 and detailed lighting cutsheets
were received and comply with Eagle City Code Section 8-4-4-2.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application (DR-67-20) has
been submitted for the approval of signs proposed on this building and on the site.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within the Eagle Water Company Service Area and Eagle Sewer District Service Area.
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
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Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - unknown
Unique Plant Life - unknown
Unstable Soils - unknown
Wildlife Habitat - unknown
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
Y. LETTERS FROM THE PUBLIC: None received to date.
Z. EAGLE CITY CODE 8-2A-13(B)(1)&(2): Required Findings for Design Review:
1. City Findings: The City shall make findings which address the following:
a. The ordinance and standards used in evaluating the application;
b. The reasons for the approval or denial;
c. The actions, if any, that the applicant could take to obtain approval.
2. General Standards For Design Review: The Zoning Administrator, Design Review Board, or City
Council, whichever is applicable, shall review the particular facts and circumstances of each
proposed design review in terms of the following standards and shall find adequate evidence
showing that such design review at the proposed location:
a. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan
and is in accordance with the regulations of this Code;
b. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site;
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;
d. Will not interfere with the visual character, quality, or appearance of the surrounding area and
the City, and where possible, enhance the continuity of thematically common architectural
features;
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;
f. Will not obstruct views and vistas as they pertain to the urban environment and in relation to
artistic considerations;
Will provide safe and convenient access to the property for both vehicles and pedestrians
through patterned traffic circulation and connectivity to abutting development;
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;
g.
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and
i. Will have signs, if proposed, that are harmonious with the architectural design of the building
and the adjacent buildings, and will not cover or detract from desirable architectural features.
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 15, 2017), designates this site as the
following:
Downtown
Suitable primarily for development that accommodates and encourages further expansion and renewal
in the downtown core. A variety of business, public, quasi -public, cultural, ancillary 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.
Residential only development should be discouraged. 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-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(B):
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 8-2A-
7J 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
stored indoors or are otherwise screened from view with the use of a screen wall and
landscaping.
• Eagle City Code Section 8-2A-6(E): Community Entry Development Area:
1. Purpose: To provide a sense of entry into the city and transition development into the central
business district in support of the comprehensive plan.
2. Architectural Character:
a. Height: Height of buildings is restricted to a maximum height of thirty five feet (35').
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b. 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.
c. Accessibility: Shall be visually and physically accessible to the pedestrian at the sidewalk
or plaza level.
d. Detailing: Architectural detailing shall be an important consideration for design approval.
Attention to detail in architectural elements shall include, but is not limited to, walls,
pilasters, parapets, cornices, columns, windows, doors, awnings, exterior lighting, ledges,
eaves, colors and materials.
e. Other: Such other nonconflicting architectural detailing, materials and colors as set forth
in this article.
3. Setbacks And Lot Coverage: To the extent the setback and lot coverage requirements set forth
below conflict with section 8-2-4 of this chapter, the setback requirements below shall
control.
a. Front building setbacks from the property line shall be twenty feet (20') minimum.
b. Side building setbacks shall be ten feet (10') minimum.
c. 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/all tree displays in movable planters, outdoor
dining, plazas, streetscape extension and bike racks.
d. 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.
4. Parking:
a. Continuous front parking areas (off street) along State Street and Eagle Road 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. On street parking is prohibited on Eagle Road.
5. Landscaping And Streetscape: All landscaping shall comply with the landscape requirements
contained in section 8-2A-7 of this article. Other streetscape and design elements shall
comply with the requirements contained within subsection G of this section.
6. Planning Considerations: In reviewing an application pursuant to this article, the design
review board shall give consideration to the following to determine compatibility with this
article:
a. Entry Statement: Six (6) points of entry have been identified for consideration and are
shown on exhibit A-1 within the EASD book. However, the final location of the entry
statements may be redefined as development in the city progresses or if a more
specifically defined location is adopted as a part of the city comprehensive plan.
The following entry statement concepts for signage are encouraged: a permanent
monument sign, simple in design, identifying Eagle. A license agreement may be
required by the highway district having jurisdiction if the entry statement is proposed to
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be placed within a public street right of way. Any construction within a public right of
way would require approval of the agency having jurisdiction.
• Eagle City Code Section 8-2A-6(G): Streetscape:
14. Sidewalks within the CEDA shall be a minimum of eight feet (8') wide with a ten foot (10')
wide landscape strip between the sidewalk and curb. "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
justifies a reduced sidewalk section. In no case however shall the sidewalk be reduced to less
than six feet (6') in width.
• Eagle City Code Section 8-2A-7(C): Retention, Removal, and Replacement of Trees:
1. Retention Of Existing Trees:
a. Existing trees shall be retained unless removal is approved in writing by the city.
2. Removal And Replacement Of Existing Trees:
a. Where trees are approved by the city to be removed, replacement with a species identified
in section 8-2A-7Q of this article is required. For each caliper inch of deciduous tree
removed, an equivalent amount of caliper inches shall be replanted. For each vertical foot
of coniferous tree removed, an equivalent amount of vertical feet shall be replanted.
Example: An eight inch (8") caliper deciduous tree is removed, an acceptable
replacement would be four (4) two inch (2") caliper deciduous trees. A twelve foot (12')
tall coniferous tree is removed, an acceptable replacement would be two (2) six feet (6')
tall coniferous trees.
b. When a homeowners association or its agent removes tree(s) from a subdivision common
area to appropriately thin an overgrown canopy, replacement shall not be required
provided the site remains in compliance with subdivision's approved landscape plan as
determined by the city.
c. Unless it is determined by the city that replacement is necessary to preserve and/or restore
riparian and wildlife habitat, removal of the following trees shall not otherwise require
replacement: black locust, poplar, cottonwood, willow, tree of heaven, elm, and silver
maple. Trees which are weak wooded, weak branched, suckering, damaged, diseased,
insect infested, or containing similar maladies may be exempt from replacement if
removal is first approved by the city.
d. In cases where the condition of the tree(s) constitutes an "emergency" as defined in section
8-1-2 of this title, the tree(s) may be removed without approval provided that the city is
notified after the tree's removal and provided with documentation indicating the tree's
condition at time of removal.
e. Planting within public rights of way shall be with approval from the city and the public
entity owning the property.
3. Damage During Construction: Existing trees or shrubs that are retained shall be protected
from damage to bark, branches, or roots during construction. Construction or excavation
occurring within the drip line of any public or private retained tree or shrub may severely
damage the tree or shrub. Any severely damaged tree shall be replaced in accordance with
subsection C2 of this section.
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4. Grade Changes And Impervious Surfaces: Grade changes and impervious surfaces shall be
allowed at a distance from the trunk of a retained tree equal to the diameter of the tree trunk
plus six feet (6'), or to the drip line, whichever is furthest from the trunk.
5. Minimum Landscaping: Existing vegetation which is to be retained may be used to satisfy the
minimum required landscaping.
• Eagle City Code Section 8-2A-7(J): Buffer Areas/Common Lots:
2. Minimum Requirements:
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.
C. DISCUSSION:
• The applicant is requesting design review approval to construct a 2,978-square foot bank with
drive -up service building. The applicant's justification letter states the design of the building is
Prairie School style which is one of the nine architectural styles within the Eagle Architecture and
Site Design book. The justification letter also states the single -story building incorporates a
clearstory giving the appearance of a two-story structure, facades are boxy and low slung from
the change in finish materials. The building materials include brick, stucco, wood siding, gabled
roofs, and brick chimney. Staff defers comment regarding the building design and colors to the
Design Review Board.
The proposed building should be designed to be harmonious with buildings in the surrounding
vicinity. Pursuant to Eagle City Code 8-2A-13(B)(2)(d)&(e), the proposed building should be
designed to 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, and 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. Staff
defers comment of the proposed building regarding the harmonious nature and relationship of the
building to the surrounding vicinity to the Design Review Board.
• Sheet DR-1 shows a 12' 8" by 12' 8" trash enclosure and sheet L1.1 shows Dwarf Mugo Pines
(that reach of height of four -feet) located around the trash enclosure. Pursuant to Eagle City Code
Section 8-2A-6(B)(7), states that commercial developments are required to have trash enclosure
that provide for both trash and recycle services. Pursuant to Eagle City Code Section 8-2A-
7(J)(2), trash enclosures are required to be screened from view by a five-foot wide by six-foot
high landscape buffer. The applicant should be required to provide a revised site plan showing the
trash enclosure large enough for both trash and recycle services. The applicant should be required
to provide a revised landscape plan showing plantings around the trash enclosure that reach a
minimum height of six -feet. The revised site and landscape plans should be reviewed and
approved by staff and one member of the Design Review Board prior to the issuance of a zoning
certificate.
• The site plan shows the footprint of the proposed building to be 2,978-square feet in size which
equates to 12% lot coverage. Pursuant to Eagle City Code Section 8-2A-6(E)(3)(d), buildings
located within the Community Entry Development Area are required to have a lot coverage of a
minimum of 20% to a maximum of 85%. The applicant has submitted a conditional use permit
application for the bank with drive -up service use and a lot coverage reduction. Staff defers
comment regarding the proposed lot coverage to the Design Review Board.
• The site plan shows an existing 8-foot wide attached sidewalk adjacent to North Stierman Way
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and the existing driveway removed and replaced with an attached sidewalk. East of the sidewalk
is an 8-foot wide landscape strip and two existing trees the applicant is proposed to protect and
retain. The property is located within the Community Entry Development Area (CEDA). Pursuant
to Eagle City Code Section 8-2A-6(G)(14), sidewalks within the CEDA are required to be a
minimum of 8-feet wide with a 10-foot wide landscape strip between the sidewalk and curb. A
reduced sidewalk section may be permitted if the Design Review Board finds that the
preservation of existing trees justifies a reduced sidewalk section. Staff defers comment regarding
the existing and proposed sidewalk adjacent to North Stierman Way to the Design Review Board.
• The applicant is proposing to remove three existing trees from the site where the new bank with
drive -up service building is proposed. Pursuant to Eagle City Code Section 8-2A-7(C)(2)(a), trees
approved by the City to be removed require mitigation of one -caliper inch planted for every one -
caliper inch removed. The three existing Honeylocust trees are 8-caliper inches, 10-caliper
inches, and 13-caliper inches totaling 31-caliper inches. The applicant is proposing to install
eleven 2-3" caliper trees above City Code requirements to mitigate for the trees. Staff defers
comment regarding the proposed tree removal and mitigation to the Design Review Board.
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 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 2:06:21)
Upon completion of the applicant's and staffs presentations, the Board discussed during deliberation that:
• The Board determined the proposed bank with drive -up service design represents the Prairie School
style, quality materials and colors are proposed, and the application should be approved.
• The Board determined the proposed 12% lot coverage should be approved based on the design of the
site, design of the building, and the drive -up service area (not included in the lot coverage since it isn't
an enclosed area) makes the overall lot coverage appear greater.
• The Board determined the sidewalk adjacent to North Stierman Way should remain an attached
sidewalk to protect and retain the existing trees on the back side of the sidewalk.
BOARD DECISION:
The Board voted 6 to 0 to recommend approval of DR-66-20 for a design review application for a bank
with drive -up service for Idaho First Bank, 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 December 10, 2020.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on January 12, 2021, 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.
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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 4 to 0 to approve DR-66-20 for a design review application for a bank with drive -up
service for Idaho First Bank, 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 CU-09-20.
2. Provide a revised site plan showing the trash enclosure large enough for both trash and recycle
services. Provide a revised landscape plan showing the plantings around the trash enclosure that reach
a minimum height of six -feet. The revised site and landscape plans shall be reviewed and approved by
staff and one member of the Design Review Board prior to the issuance of a zoning certificate.
3. Provide detailed cutsheets for the bench and bicycle rack located near the southeast corner of the
building showing the style, color, etc. The detailed cutsheets shall be reviewed and approved by staff
prior to the issuance of a zoning certificate.
4. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
5. 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.
6. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
7. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
8. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
9. No signs are proposed with this application and none are approved.
10. Provide a revised landscape plan showing the plantings adjacent to the drive -up service area to be 4-
feet tall at the time of planting. The revised landscape plan shall be reviewed and approved by staff
and one member of the Design Review Board prior to the issuance of a zoning certificate.
11. Provide a revised landscape plan showing additional evergreen plantings south of the walkway on the
west side of the building to screen the utilities. 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.
12. Provide a revised landscape plan showing the caliper inches shown on the planting schedule to match
the tree mitigation plan. The revised landscape plan shall be reviewed and approved by staff and one
member of the Design Review Board prior to the issuance of a zoning certificate.
13. Provide revised trash enclosure elevations showing the enclosure constructed with materials and
colors that match the building. The revised elevations shall be reviewed and approved by staff and
one member of the Design Review Board prior to the issuance of a zoning certificate.
14. The site plan, date stamped by the City on October 8, 2020, showing the building footprint at 12% lot
coverage is approved.
15. The landscape plan, date stamped by the City on October 8, 2020, showing an attached sidewalk
adjacent to North Stierman Way is approved.
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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 and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required
to furnish the City Engineer with a letter from the sewer entity serving the property, accepting the
project for service, prior to issuance of any building permits or Certificate of Occupancy, whichever
occurs first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying
that all drainage shall be retained on -site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans
shall be submitted to the City Engineer for review and approval prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District.
Construction of the storm drain disposal system shall be complete before an occupancy permit is
issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that
any ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1)
has been made in such a manner that the flow of water will not be impeded or increased beyond
carrying capacity of the downstream ditch; (2) will not otherwise injure any person or persons using
or interested in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works
Construction. A copy of such written approval and certification shall be filed with the construction
drawing and submitted to the City prior to issuance of any building permits or Certificate of
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 issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of
all dust, trash, weeds and other debris.
13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted
to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first. The letter shall include the following comments and minimum requirements, and any other
items of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other
area designated by the City Council or Eagle City Park and Pathway Development Committee for a
path or walkway shall be approved in writing by the Eagle City Park and Pathway Development
Committee prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
15. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle
City Park and Pathway Development Committee and shall be shown on the final plat prior to issuance
of a building permit or Certificate of Occupancy, whichever occurs first.
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 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 Council reviewed the particular facts and circumstances of this proposed design review application
(DR-66-20) 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
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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 a bank with drive -up service is permitted with the approval of a conditional
use permit and design review application within the CBD (Central Business District) 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 bank with drive -up service is designed to
complement 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 parking on -site to meet the required
parking for a bank with drive -up service;
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 bank with drive -up service has been designed to meet the Prairie School style of
architecture identified within 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
bank with drive -up service 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 height of the proposed bank with drive -up service is less than the 35-feet
maximum 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 an existing
walkway adjacent to East State Street provided connectivity to the site and adjacent sites;
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
walkway provides connection to other buildings within the vicinity; and
I. No signs are proposed with this application. A separate design review application (DR-67-20) has
been submitted for the building wall, directional, and monument signs and 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 12'1' day of January 2021.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
ierce, Mayor
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racy E. Os .,� rn, agle City Clerk ; u +.+
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