Findings - DR - 2021 - DR-52-20 - No Sub - Martin Storage FacilityBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW FOR A STORAGE
FACILITY (ENCLOSED BUILDINGS AND
CANOPIES), INCLUDING THE STREETSCAPE
IN FRONT OF AN EXISTING SINGLE-FAMILY
DWELLING FOR ROB MARTIN
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-52-20
The above -entitled design review application came before the Eagle Design Review Board for their action
on December 10, 2020. The Eagle Design Review Board having heard and taken oral and written testimony,
and having duly considered the matter, makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Rob Martin, represented by Jeff Hatch with Hatch Design Architecture, is requesting design review
approval to construct a storage facility with enclosed buildings totaling 102,888-square feet and
canopies totaling 44,823-square feet, including the streetscape in front of an existing single-family
dwelling. The 7.3-acre site is located on the south side of West State Street approximately 400-feet
west of the intersection of South Payette Way and West State Street at 1601 West State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on October 27, 2020. Supplemental information
(revised site, landscaping, building elevations, and lighting plans) was received on November 30, 2020.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on September 25, 2020, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On October 13, 2020, the City Council approved a rezone from A-R (Agricultural -Residential) to MU-
DA (Mixed Use with a development agreement {in lieu of a conditional use permit]) to allow for a
storage facility (with reduced setbacks) and a residential use (RZ-08-20).
On October 13, 2020, the City Council approved a parcel division application to permit the creation of
two (2) separate parcels (PD-01-20).
E. COMPANION APPLICATIONS: None.
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
DESIGNATION
ZONING
DESIGNATION
LAND USE
Existing
Mixed Use
MU-DA (Mixed Use with a
development agreement [in
lieu of a conditional use
permit])
Agricultural land with a
single-family dwelling
Proposed
No Change
No Change
Storage facility (enclosed
buildings and canopies) and
single-family dwelling
North of site
Neighborhood
Residential
A (Agricultural)
Single-family dwelling,
accessory structures, and
agricultural land
South of site
Public/Semi-
Public
RUT (Rural -Urban Transition
— Ada County Designation)
State Highway 44 and vacant
parcel
East of site
Compact
Residential
R-4 (Residential)
Single-family residential
subdivision (Van Engelen
Estates No. 3)
West of site
Mixed Use
PS (Public/Semipublic)
City of Eagle entry sign and
ACHD Park/Ride parking lot
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. URBAN RENEWAL DISTRICT: No.
I. EXISTING SITE CHARACTERISTICS: The site has been developed with curb, gutter, and detached
sidewalk along West State Street. The existing drainage swale area contains river rock. There is a
single-family dwelling located at the northeast corner of the parcel that has received approval of a parcel
division to split it off from the overall development of this site.
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J. SITE DATA:
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site
7.3-acres (317,988-SF)
5,000-square feet (minimum)
Percentage of Site Devoted
to Building Coverage
46% (approximately)
50% (maximum)
Percentage of Site Devoted
to Landscaping
42% (approximately)
10% (minimum)
Number of Parking Spaces
147-parking spaces total
(7-parking spaces near the
office open to the public, 10-
parking spaces associated with
Building 2, the remaining 130-
parking spaces located in front
of each unit)
147-parking spaces total
(minimum)
(10-parking spaces associated
with Building 2)*
Front Setback (north)
0-feet
0-feet (minimum)*
Rear Setback (south)
10-feet
10-feet (minimum)*
Side Setback (west)
10-feet
10-feet (minimum)*
Side Setback (east)
10-feet
10-feet (minimum)*
*Note: Setbacks approved and parking required within the Development Agreement associated with RZ-08-20.
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Storage (enclosed building and/or fenced area): 147,711-square feet
Storage (enclosed building and/or fenced area)
1 per 1,000-square feet = 147-parking spaces
• Eagle City Code Section 8-4-5 requires 1 parking spaces per 1,000 square feet of gross floor area
Proposed Parking Spaces: 147 designated parking spaces. Seven (7) parking spaces are located near
the office and 10 parking spaces are located in proximity to Building 2. The remaining 130-parking
spaces are located in front of each of the units.
Required Parking Spaces: 147 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Storage (enclosed building and/or fenced area)
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct nine (9) buildings and three (3) canopy structures to be utilized
for storage.
Height and Number of Stories of Proposed Buildings:
Office Building = 22' 6", single story.
Building 1 = 22' 6", single story.
Building 2 = 22' 6", single story.
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Building 3 = 22' 6", single story.
Building 4 = 22' 6", single story.
Building 5 = 22' 6", single story.
Building 6 = 10' 2", single story.
Building 7 = 10' 6", single story.
Building 8 = 10' 2", single story.
Canopy 1 = 17' 6", single story.
Canopy 2 = 17' 6", single story.
Canopy 3 = 17' 3", single story.
Gross Floor Area of Proposed Buildings:
Office Building = 2,915-square feet
Building 1 = 5,797-square feet
Building 2 = 34,064-square feet
Building 3 = 2.626-square feet
Building 4 = 15,487-square feet
Building 5 = 10,908-square feet
Building 6 = 12,365-square feet
Building 7 = 9,376-square feet
Building 8 = 9,350-square feet
Canopy 1 = 23,717-square feet
Canopy 2 = 15,082-square feet
Canopy 3 = 6,024-square feet
On and Off -Site Circulation:
The applicant is proposing 134,000-square foot (approximately) of paved drive aisles to provide access
and circulation for vehicles using this site. One 26-foot wide driveway is proposed on the north
property line providing access to West State Street. There is a 24-foot wide emergency access driveway
proposed to the east on Kenai Court 196-feet north of the south property line.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Romanesque Revival
Roof: Standing Seam Metal (Dark Bronze)
Walls: Stucco (Moderate White), Stone (Sierra Cut 24 Monument), Metal panel wall system
(Sandstone)
Windows/Doors: Anodized Aluminum (Black)
Fascia/Trim: Metal smooth cap (Black Olive)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are 27 existing trees located around the
perimeter of the site. The applicant is proposing to retain the 18 trees located along the south property
line and the trees located where the single-family dwelling is located. There are nine (9) trees located
along the north property line, just east of the proposed entrance to the storage facility, that are to be
removed. Below is a list of all existing trees proposed to be retained or removed from the site as
identified on the landscape plan, date stamped by the City on November 30, 2020.
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Tree
Specie
Caliper/
Height
Condition
Remove/
Retained
Replacement
Inches/Feet per
ECC
Beech
43"
Healthy with multiple larger leaders. Large
secondary branch extends horizontally into
proposed building.
Remove
43"
Black
Locust
15"
Healthy. No damage.
Remove
N/A
Black
Locust
8"
Healthy. No damage.
Remove
N/A
(2) Locust
15"
Healthy. No damage. Female locust has no
landscape value.
Remove
N/A
Locust
14"
Healthy. No damage. Female locust has no
landscape value.
Remove
N/A
Locust
13"
Healthy. No damage. Female locust has no
landscape value.
Remove
N/A
Locust
5"
Healthy. No damage. Female locust has no
landscape value.
Remove
N/A
Locust
3"
Healthy. No damage. Female locust has no
landscape value.
Remove
N/A
Silver
Maple
26"
Good health. No damage. Some suckering
at base.
Retain
N/A
Silver
Maple
Multi-
trunk
Good health. No damage. Strong/large main
leaders with lots of suckering.
Retain
N/A
Silver
Maple
22"
Good health. No damage.
Retain
N/A
Silver
Maple
17"
Good health. No damage.
Retain
N/A
Silver
Maple
16"
Good health. No damage.
Retain
N/A
Silver
Maple
15-
Good health. No damage.
Retain
N/A
Silver
Maple
13"
Good health. No damage.
Retain
N/A
Silver
Maple
11 "
Good health. No damage.
Retain
N/A
Honey
Locust
6"
Good health. No damage.
Retain
N/A
Oak
26"
Good health. No damage.
Retain
N/A
Oak
Multi-
truck
Good health. No damage. Large main
leader with large secondary leaders.
Retain
N/A
Spruce
15'
Good health. No damage.
Retain
N/A
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Total caliper inches/feet of trees required to be replaced on site
TBD by the Design
Review Board and
City Council
Total caliper inches proposed for mitigation
None proposed.
Tree Replacement Calculations:
The applicant is proposing to remove nine trees from the site.
The information, date stamped by the City on December 2, 2020, states the Beech tree (proposed to be
removed) is healthy with multiple large leaders. One of the large secondary branches extends
horizontally into the location of the proposed building. The Black Locust and Locust trees are healthy;
however, the locust trees are female and have no landscape value. The applicant is not proposing
mitigation for the removal of the nine trees.
See discussion on page 13 for more information.
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along West State Street.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping has not been proposed on the north side of the parking lot.
b. Interior Landscaping: N/A
O. TRASH ENCLOSURES:
The applicant is proposing residential trash and recycle receptacles (95-gallon each approx.) which will
be stored in the office.
P. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units for the office building and building
2. The ground mounted mechanical units are proposed to be screened by an 8-foot high vinyl fence. No
rooftop mounted 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 by the City and comply with Eagle City Code Section 8-4-4-2, with the exception of the
up lighting proposed on Building 5, which do not comply with Eagle City Code Section 8-4-4-2.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application is required to be
reviewed and approved by the Zoning Administrator prior to issuance of any permits.
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 water service area and within the boundaries of the Eagle
Sewer District.
T. PUBLIC USES PROPOSED: None.
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U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists.
V. SPECIAL ON -SITE FEATURES:
Areas of Critical Environmental Concern - no
Evidence of Erosion - no
Fish Habitat - no
Floodplain - no
Mature Trees — yes, there are trees located around the perimeter of the property.
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.
Ada County Highway District
Eagle Fire Department
Marathon Pipe Line, LLC (fka Andeavor)
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;
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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;
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 DESIGN REVIEW BOARD RECEIVED AND REVIEWED THE FOLLOWING STAFF
ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
g.
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:
Residential One
Suitable primarily for single family residential development within areas that are rural in character.
An allowable density of up to 1 unit per 1 acre.
Mixed Use
Suitable for a mixture of uses including limited office, limited commercial and residential. Residential
densities within the designation is up to 20 units per acre but density will be determined on a site by
site basis. Uses should complement and not take away from downtown Eagle. Development within
this land use designation should be required to proceed through the PUD and/or development
agreement process. See the planning area text for a complete description of site specific uses.
B. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
3.3 Storage (enclosed building) and a single-family dwelling are the only approved uses for the
Property. Any change of use will require a modification to this Development Agreement prior to
the change of use.
Owner shall remove the accessory structures located outside of the parcel associated with the
residential dwelling from the site prior to the issuance of any building permits for the site.
Demolition permits shall be obtained prior to the removal of said buildings.
The setbacks and lot coverage shall be as follows:
Front 0-feet
Rear 10-feet
Interior Side 10-feet
Street Side 20-feet
Maximum Lot Coverage 50%
3.4 Owner shall landscape the area located along West State Street between the back -of -curb and the
property line. The landscape plan shall be reviewed and approved by the Design Review Board
and the City Council prior to installation of the landscaping. The Owner shall provide a recorded
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copy of the ACHD license agreement associated with the landscaping located within the right-of-
way area. The landscaping shall be installed prior to the issuance of a certificate of occupancy for
the office or a certificate of completion for the first storage unit building, whichever comes first.
3.5 Provided that vehicles (RVs, trailers, automobiles, etc.) are stored within an area screened from
the adjacent public streets by the storage buildings, the facility is permitted to store said vehicles
in an area not to exceed a maximum of 20% of the Property.
3.6 The driveway providing access to West Kenai Court shall be used for emergency access only. The
emergency access shall be secured with a wrought iron gate prior to issuance of a building permit
for the first storage building. Owner shall provide written approval from the Eagle Fire Department
of the design and function of the emergency access point and gate prior to installation of the gate.
3.7 Landscape buffering and siting of the self -storage facility shall be designed to mitigate the effects
of the development on adjacent residences. Owner shall provide dense landscaping within the 10-
foot wide area located between Building 2 and the east property line. The landscape plan shall be
reviewed and approved by the Design Review Board and City Council prior to issuance of a zoning
certificate.
3.8 The building elevations (Exhibit D) consisting of a "Romanesque Revival" style of architecture
represents the Owner's current concept for the project and are subject to change at the discretion
of the Design Review Board. Owner shall submit a design review application for the proposed
buildings (as required by Eagle City Code) and shall comply with all conditions required by the
Design Review Board and/or City Council prior to the issuance of a zoning certificate.
3.9 Owner shall comply with Site Specific Conditions of Approval and Standard Conditions of
Approval of Parcel Division application #PD-01-20 and provide a recorded copy of the parcel
division record of survey mylar prior to the issuance of a building permit for the storage facility.
3.10 The canopies shall not exceed a maximum height of 17' 6" and shall be screened from the
surrounding streets by the perimeter buildings.
3.11 Owner shall provide a parking area associated with Building 2 to be reviewed and approved by
the Design Review Board and City Council prior to issuance of the building permit. The parking
area shall contain a minimum of 10-parking spaces.
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
• Eagle City Code Section 8-2A-6(B)(1): Exterior walls and soffits:
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k. Metal: Metal siding shall be anodized, shall have a concealed fastener system, shall have a
silicon polyester finish or equivalent, and shall include special design treatments to enhance its
appearance. These treatments may include brick or masonry wainscot treatments along exterior
walls and accent colored metals.
Metal siding is prohibited on the portion of any building facing a road. This includes sections within
the front facade that may be perpendicular to the road but within the face of the building oriented
toward the road.
A waiver of this subsection B 1 k on metal siding may be allowed where the applicant shows that
the metal is architecturally compatible with surrounding buildings; is architecturally compatible
with other nonmetal buildings in the city; and is attractively landscaped, designed, and situated, to
eliminate the stark utilitarian look intended to be prevented by this subsection.
• Eagle City Code Section 8-2A-6(B)(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.
• Eagle City Code Section 8-2A-6(B)(3): Fences:
d. Decorative wood and vinyl fencing may be permitted if the city determines that the style of
fence proposed is complementary to the building architecture and overall site design;
e. Dog ear cedar, fir, chain link, barbwire, razor wire, and similar high maintenance and/or
unsightly fencing is prohibited.
• 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
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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.
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(0)(3):
Tree Fund: Persons applying for an alternative method of compliance for relief from regulations
that require all existing trees to remain on site may elect to make a financial contribution to the
Eagle city tree fund in lieu of retaining all trees on site. The condition(s) which warrants the need
for the tree fund alternate method of compliance shall be specified in the application submitted
under subsection 02 of this section. If the application is approved, the amount to be contributed by
the applicant will be based upon the total caliper inches of deciduous tree(s) removed from the site
and the total vertical feet of coniferous trees removed from the site. Cost per caliper inch for
deciduous trees and cost per vertical foot for coniferous trees shall be determined by resolution of
the city council. The applicant shall have the right to review and consider the value determination,
and following said review, to reapply for other alternative methods of compliance, without
prejudice, in accordance with subsection 02 of this section.
• Eagle City Code Section 8-4-4-2: ADDITIONAL DESIGN AND MAINTENANCE
REGULATIONS AND REQUIREMENTS:
A. Site And Building Lighting:
1. All parking areas shall be illuminated in accordance with the provisions of this chapter.
2. Any lights used to illuminate a site and building shall be arranged to reflect the light away
from the adjoining property.
3. Except as noted in subsection A4 of this section, all site and building lighting shall be
recessed or shielded to direct all light downward and the source of the light (including the lamp
and any nonopaque material/lens covering the lamp) shall not be directly visible by a person
of average height standing on the property line of any public right of way, or any private street,
or on the property line of any residentially zoned parcel of land or parcel of land used for
residential purposes.
6. Except as otherwise permitted within this title, incandescent lights, two hundred fifty (250)
watt maximum high pressure sodium lights, 3000K maximum LED lights (or approved
equivalent) shall be the only type of site and building lighting permitted.
D. DISCUSSION:
• The applicant is requesting design approval to construct 147,711-square feet of enclosed and
covered storage area. The applicant's justification letter states the design of the buildings are
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Romanesque Revival which is one of the nine architectural styles within the Eagle Architecture
and Site Design book. 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 Section 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 buildings regarding the harmonious nature and
relationship of the building to the surrounding vicinity to the Design Review Board.
• The site has existing above ground utility lines and power poles north of the single-family
dwelling and along the north property line in front of the proposed storage facility. The above
ground utility lines service the site from the north side of West State Street. Pursuant to Eagle
City Code Section 8-2A-6(A)(5), all utilities are required to be buried underground. The applicant
should be required to provide a revised site plan identifying the locations of all above ground
utilities located on the site or adjacent to the site (north of the site within the ACHD right-of-way)
with a note that all above ground utilities, poles, power lines, etc. will be buried or removed. The
revised site plan should be reviewed and approved by staff prior to the issuance of a zoning
certificate.
• The applicant is proposing to use an architectural metal panel wall on several areas of the
building facades including on the south building elevation of Building 4, which faces State
Highway 44. Pursuant to Eagle City Code Section 8-2A-6(B)(1)(k), metal siding is required to be
anodized, have concealed fasteners, have a silicon polyester finish or equivalent, and include
special design treatments to enhance the appearance (may include brick or masonry wainscot
treatments along exterior walls and accent colored material) and metal siding is prohibited on
portions of any building facing a road unless a waiver of subsection B 1 k is approved.
The applicant should be required to provide revised building elevations showing the metal siding
to be anodized, have concealed fasteners, have a silicon polyester finish or equivalent, and
include special design treatments (brick or masonry wainscot treatments) along the exterior walls
and accent colored metals. The revised building elevations should be reviewed and approved by
staff and two members of the Design Review Board prior to the issuance of a zoning certificate.
Staff defers comment regarding the metal siding on the south building elevation of Building 4
which faces a road to the Design Review Board.
If the Design Review Board recommends approval of a waiver of subsection B 1 k for the metal
siding proposed on the south building elevation of Building 4, the applicant should be required
provide a revised south building elevation showing the metal siding to be anodized, have
concealed fasteners, have a silicon polyester finish or equivalent, and include special design
treatments (brick or masonry wainscot treatments) along the exterior walls and accent colored
metals. The revised building elevation should be reviewed and approved by staff and two
members of the Design Review Board prior to the issuance of a zoning certificate.
• The applicant is proposing to use a standing seam metal roof on all the buildings and canopies.
Pursuant to Eagle City Code Section 8-2A-6(B)(2), metal, standing seam/batten seam is required
to have concealed fasteners. The applicant should be required to provide revised building
elevations showing the metal roof to have concealed fasteners. The revised building elevations
should be reviewed and approved by staff prior to the issuance of a zoning certificate.
• The applicant is proposing an 8-foot high vinyl fence along the north property line extending from
the southeast corner of Building 1 to the east 108-feet and terminating at Building 2. Additionally,
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the vinyl fence is proposed between Buildings 2 and 3 along the east property line. Pursuant to
Eagle City Code Section 8-2A-6(B)(3), vinyl fencing may be permitted if the city determines that
the style of fence proposed is complementary to the building architecture and overall site design.
Staff defers comment regarding the proposed vinyl fence to the Design Review Board.
• There is a barbwire/metal wire fence located along the south, west, and north property lines of the
site. Pursuant to Eagle City Code Section 8-2A-6(B)(3), barbwire, razor wire, and similar high
maintenance and/or unsightly fencing is prohibited. The applicant should provide a revised site
plan showing that all barbwire/metal wire fencing located along the south, west, and north property
lines to be removed. The revised site plan should be reviewed and approved by staff prior to the
issuance of a zoning certificate.
• The applicant is proposing to remove nine trees (one Beech, two Black Locust, and six Locust)
from the site. The landscape report, date stamped by the City on December 2, 2020, states that all
the trees are healthy; however, the Beech tree has a secondary branch that extends horizontally that
will impact the proposed building, that the Black Locust trees and Locust trees have no landscape
value. Pursuant to Eagle City Code Section 8-2A-7(C)(1)(a), existing trees are required to be
retained on site unless removal is approved in writing by the City. Pursuant to Eagle City Code
Section 8-2A-7(C)(2)(c), unless it is determined by the City that replacement is necessary to
preserve and/or restore riparian and wildlife habitat, removal of Black Locust trees do not require
replacement. Pursuant to Eagle City Code Section 8-2A-7(C)(2)(a), for each caliper inch of
deciduous tree removed, an equivalent amount of caliper inches is required to be replanted and for
each vertical foot of coniferous tree removed, an equivalent amount of vertical feet is required to
be replanted.
Staff defers comment regarding the removal of the nine trees to the Design Review Board.
If the City approves the removal of the trees and determines mitigation is required for the removal
of the nine trees (132-caliper inches), the applicant should be required to:
A. Provide a revised landscape plan showing an additional 132-caliper inches of trees planted on
the site. The revised landscape plan shall be reviewed and approved by staff and two members
of the Design Review Board prior to issuance of a zoning certificate.
- OR-
B. Provide a contribution to the tree fund for compensation for the removal of the trees in the
amount of $23,100.00 (59 x $175.00/caliper inch = $23,100.00) pursuant to Resolution 18-34
prior to issuance of a zoning certificate.
- OR-
C. Any other combination of planting additional trees on -site and/or a contribution to the tree
fund as may be approved by the City. A revised landscape plan and/or contribution to the
tree fund shall be reviewed and approved and/or submitted to the City prior to issuance of a
zoning certificate.
• The applicant has provided a site lighting plan with detailed lighting cutsheets. The up lighting
proposed on Building 5 does no comply with Eagle City Code Section 8-4-4-2(A)(3), which
requires all site and building lighting to be recessed or shielded to direct all light downward. In
addition to the two different types of up lighting proposed on the north building elevation of
Building 5, the applicant is proposing lights to be located above AND below the metal awnings,
and at least one, if not two, light fixtures to be located on every stucco section of the wall (see sheet
A-4.0 — Building 5 North elevation). The applicant should be required to provide revised site,
elevation, and lighting plans showing all up lighting removed and the quantity of lights shown on
the north building elevation of Building 5 reduced to at least half of what is shown on Sheet A-4.0,
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dated stamped by the City on November 30, 2020. The revised site, elevation, and lighting 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 historic streetlight fixture provided by the applicant is not the historic streetlight fixture used
within the City of Eagle. The applicant should be required to use the approved historic
streetlight, details attached to the staff report, for the two historic streetlights required along the
frontage of this site.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF 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 December 10, 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 1:06:11)
Upon completion of the applicant's and staff's presentations, the Board discussed during deliberation that:
• The Board is in favor of the proposed architectural style, materials, and colors as conditioned herein.
• The Board is in favor of the tree removal unless it is determined by a biologist that the trees being
removed provide riparian habitat.
• The Board determined the vinyl fence complements the wood fence located adjacent to the site and that
it is a more desirable material than wood.
• The use of the metal siding, with additional architectural materials, is appropriate for the architecture
and surrounding structures.
BOARD DECISION:
The Board voted 5 to 0 (Duperault absent) to recommend approval of DR-52-20 for a design review
application for a storage facility (enclosed buildings and canopies), including the streetscape in front of an
existing single-family dwelling for Rob Martin, with the following staff recommended site specific
conditions of approval and standard conditions of approval with text shown with underline to be added by
the Board and text shown with strikethrough to be deleted by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of RZ-08-20.
2. Provide a revised site plan identifying the locations of all above ground utilities located on the site or
adjacent to the site (north of the site within the ACHD right-of-way) with a note that all above ground
utilities, poles, power lines, etc. will be buried or removed. The revised site plan shall be reviewed
and approved by staff prior to the issuance of a zoning certificate.
3. Provide revised building elevations showing the metal siding to be anodized, or have concealed
fasteners, have a silicon polyester finish or equivalent, and include special design treatments (brick or
masonry wainscot treatments) along the exterior walls and accent colored metals. The revised
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building elevations shall be reviewed and approved by staff and two members of the Design Review
Board prior to the issuance of a zoning certificate.
4. Provide revised building elevations for the south building elevation of Building 4 showing the metal
siding to be anodized, or have concealed fasteners, have a silicon polyester finish or equivalent, and
include special design treatments (brick or masonry wainscot treatments) along the exterior walls and
accent colored metals. The revised building elevations shall be reviewed and approved by staff and
two members of the Design Review Board prior to the issuance of a zoning certificate.
5. Provide revised building elevations showing the metal roof to have concealed fasteners. The revised
building elevation shall be reviewed and approved by staff prior to the issuance of a zoning
certificate.
6. Provide a revised site plan showing that all barbwire/metal wire fencing located along the south, west,
and north property lines to be removed. The revised site plan shall be reviewed and approved by staff
prior to the issuance of a zoning certificate.
7. If the City apprevcs the removal ef-the trees-and-detcrmi-nes mitigation- is rcquircd for the rem val of
the nine trees (132 caliper inches), the applicant should be rcquircd to:
• ite The r ed 1..n scape plan shall be r ,ed and a ed by staff and twe m mbers of the
Design Review Boar.l p r to of a building p rmit
-OR-
of $23,100.00 (59 x $175.00/caliper inch — $23,100.00)
ofa huilding p rmit
-OR-
asses mu7`ho-approved by the—CC--'ity. ed landscape plan nd er a ntribution t„ the tree fund
pennit.
Provide a letter from an appropriate government entity or biologist commenting on the necessity of
the trees proposed to be removed with regard to riparian habitat. If said entity/biologist finds the trees
to be necessary, the applicant shall provide appropriate mitigation, otherwise no mitigation is
required.
8. Provide revised site, elevation, and lighting plans showing all up lighting removed and the quantity of
lights shown on the north building elevation of Building 5 reduced to at least half of what is shown on
Sheet A-4.0, dated stamped by the City on November 30, 2020. The revised site, elevation, and
lighting plans shall be reviewed and approved by staff and one member of the Design Review Board
prior to the issuance of a zoning certificate.
9. The applicant shall be required to use the approved historic streetlight, details attached to the staff
report, for the two historic streetlights required along the frontage of this site.
10. Provide revised plans showing all plans to a scalable architects or engineer scale and all plan sheets
having a scale.
11. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
12. 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,
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whichever occurs first.
13. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
14. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
15. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
16. No signs are proposed with this application and none are approved.
17. The applicant may, at their discretion, provide a second stucco color to the proposed color palette or
additional architectural elements along the unvaried facades. If additional stucco colors or
architectural elements are proposed, the revised building_elevations shall be reviewed and approved
by staff and one member of the Design Review Board prior to the issuance of a zoning certificate.
18. The style and color of the 8-foot high vinyl fencing is approved.
19. Provide a license agreement from ACHD to permit the removal of the cobblestone and replacing it
with sod or approved fescue within the public right-of-way of West State Street. A copy of the
executed license agreement shall be submitted to the City prior to the issuance of a zoning certificate.
20. Provide a revised landscape plan showing the landscape buffer along State Highway 44 extend to
within nine feet (9') of the edge of pavement along the entire frontage of this site and should provide
gravel within the nine feet (9') as approved by ITD. The revised landscape plan shall be reviewed
and approved by staff prior to the issuance of a zoning certificate. The gravel shoulder area should be
maintained and kept free of weeds and debris.
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.
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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.
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
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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
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
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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 Board reviewed the particular facts and circumstances of this proposed design review application
(DR-52-20) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and a storage facility (enclosed building and canopies) is permitted with the
approval of a design review application within the MU-DA (Mixed Use with a development
agreement) zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed storage facility (enclosed building and
canopies) is designed to comply with the Romanesque Revival architectural style identified in the
Eagle Architecture and Site Design book and complements the general vicinity;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the site meets the required parking for a storage
facility;
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
storage facility is designed to meet the Romanesque Revival style of architecture identify 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 storage
facility is in conformance with the Eagle Architecture and Site Design book;
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F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the proposed storage facility 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 there is a sidewalk
abutting West State Street and the parking lot and drive aisles have been designed with connectivity
t the public streets;
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 residential center in the area since the
site has been designed with walkways that will connect to the overall development and adjacent
public streets; 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 subdivision, and will not cover nor detract from
desirable architectural features.
DATED this 14th day of January 2021.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
Craig Brashe hairman
ATTEST:
Tracy v'I born, Eaglc'City Clerk
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