Findings - CC - 2015 - AA-05-15/DR-22-15 - Construct Temporary Parking Lot/45&75 W State St/64 S Olde Park PlaceBEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW FOR A
TEMPORARY PARKING LOT FOR
THE EAGLE URBAN RENEWAL AGENCY
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER AA- 05- 15/DR -22 -15
The above - entitled appeal/design review application came before the Eagle City Council for their action on
July 28, 2015, at which time testimony was taken and their decision was made. The 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:
The Eagle Urban Renewal Agency, represented by John Roters with South Landscape Architecture,
is requesting design review approval to construct a temporary public parking lot. The 0.73 -acre
site is located on the southeast comer of West State Street and Olde Park Place at 45 and 75 West
State Street and 64 South Olde Park Place.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on June 18, 2015.
The appeal for this item was initiated by the Council following the Design Review Board final
decision on July 23, 2015.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on June 23, 2015, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On November 25, 2014, the Eagle City Council approved a tree removal application for the removal
of several trees located on this site (TR- 0 1 -14).
On February 3, 2015, the Eagle Urban Renewal Agency contracted for the removal of the existing
trees and the existing buildings from the site. The items were removed in April of 2015.
E. COMPANION APPLICATIONS: None
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
G. DESIGN REVIEW OVERLAY DISTRICT: This site is located within the DDA (Downtown
Development Area).
H. EXISTING SITE CHARACTERISTICS: The site is vacant.
I. SITE DESIGN INFORMATION:
Site Data
COMP PLAN
DESIGNATION
ZONING
DESIGNATION
LAND USE
Existing
Downtown
CBD (Central Business District)
Vacant
Proposed
No Change
No Change
Public Parking Area
North of site
Downtown
CBD (Central Business District)
Liquor Store
South of site
Downtown
CBD (Central Business District)
Vacant
East of site
Downtown
CBD (Central Business District)
Abandoned Service Station
West of site
Downtown
CBD (Central Business District) 1
Pharmacy
G. DESIGN REVIEW OVERLAY DISTRICT: This site is located within the DDA (Downtown
Development Area).
H. EXISTING SITE CHARACTERISTICS: The site is vacant.
I. SITE DESIGN INFORMATION:
Site Data
Proposed
Required
Total Acreage of Site
0.73 -acres (31,907 - square feet)
0.01 -acres (500- square feet)
Percentage of Site Devoted to
Landscaping
20% (approximately)
10% (minimum)
Number of Parking Spaces
24- parking spaces
N/A
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: N/A
Height and Number of Stories of Proposed Buildings: N/A
Gross Floor Area of Proposed Buildings: N/A
On and Off -Site Circulation: N/A
K. BUILDING DESIGN FEATURES: N/A
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L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There is one 6 -inch caliper pear tree located
on the southeast corner of West State Street and Olde Park Place that is to be protected and retained.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): N/A
Street Trees: None proposed.
Maintenance Provisions and Proposed Irrigation Methods: None proposed.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping: N/A
b. Interior Landscaping: N/A
M. TRASH ENCLOSURES: N/A
N. MECHANICAL UNITS: N/A
O. OUTDOOR LIGHTING: N/A
P. SIGNAGE:
No signs are proposed with this application. A separate design review application is required for
the approval of any signs.
Q. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from the Eagle Fire Department has been received by the City.
R. PUBLIC USES PROPOSED: None
S. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
T. SPECIAL ON -SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain - no
Mature Trees — yes — one 6" pear tree
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - unknown
Wildlife Habitat - no
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U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required
V. AGENCY RESPONSES:
The following agencies have responded and their correspondence is incorporated herein by
reference. Comments, which appear to be of special concern, are noted below:
Eagle Fire Department
Eagle Parks and Recreation
W. LETTERS FROM THE PUBLIC: None received to date.
CITY CODE AND COMPREHENSIVE PLAN ANALYSIS:
A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
• 5.5 Economic Development Implementation Strategies
A. Encourage signage promoting Downtown Eagle.
B. Expand the existing historic style lighting and beautification efforts throughout the
Downtown Eagle.
C. Encourage a diversity of uses in the Downtown Eagle.
D. Provide adequate parking for downtown businesses.
• 6.3.11 Downtown
Suitable primarily for development that accommodates and encourages further expansion and
renewal in the downtown core business area of the community. A variety of business, public,
quasi - public, cultural, residential and other related uses are encouraged. The greatest possible
concentration of retail sales and business is to occur in this land use designation. Pedestrian
friendly uses and developments are encouraged. Land within this district is the only place to
utilize the CBD zoning designation. Other zones within Downtown Eagle may include Mixed
Use, Residential, Commercial and Professional Office.
B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8 -1 -2 Rules and Definitions:
PARKING LOT, PARKING GARAGE, GOVERNMENT: Parking lots or garages which are
owned by a Government agency and which offer short term or long term parking to the public
for no charge or for a fee.
• Eagle City Code Section 8 -2 -3 Schedule of District Use Regulations:
LAND USES
CBD
PUBLIC /SEMIPUBLIC:
Parking Lot, Parking Garage, Government
P
• Eagle City Code Section 8- 2A- 6(C)(4) Parking:
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a. Off street parking shall be behind buildings. If the parcel is developed as a parking lot, a
landscape buffer shall be provided between the parking lot and any street. Limited parking
potential in the DDA may allow for reduced parking ratios where there is access to public
or shared parking.
b. Provide on street parking along State Street, 1 st Street, 2nd Street, Idaho Street, Park Road
and Aikens Road.
c. On street parking along Eagle Road is prohibited.
d. Shared parking shall be encouraged.
• Eagle City Code Section 8- 2A- 6(C)(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.
• Eagle City Code Section 8- 2A- 6(C)(6)
Planning Considerations: In reviewing an application pursuant to this chapter, the design
review board shall give consideration to the following to determine compatibility with this
article:
a. Public Restrooms: Locations should be sought which are safe and convenient for public
use downtown. Suitable locations include public parking areas and sites adjacent to or
within private development.
b. Public Gathering Place: A public gathering place is desired to act as the hub for
community events such as the Eagle Fun Days. The public gathering place could be
defined as 1 st Street between Idaho Street and Aikens Road, and State Street between
Eagle Road and 2nd Street. However, the public gathering place may be redefined as
development progresses in the "downtown development area" and/or in the "transitional
development area" or if a more specifically defined area is adopted as a part of the city
comprehensive plan.
c. Vehicular And Pedestrian Use: Extensions of Idaho Street and Aikens Road for vehicular
and pedestrian use shall be considered.
• Eagle City Code Section 8- 2A -6(G)
Streetscape: Streetscape improvements are to include street trees, streetlights, pedestrian
lighting, bollards, public art, kiosks and furnishings. The scope of streetscape design and
number of amenities vary within the different overlay districts of the city. In areas anticipated
to have higher concentrations of pedestrian use wider sidewalks and a further varied number
of amenities are to be made available to enhance the pedestrian experience and to further
encourage the health of the business community. Examples of streetscape design and
amenities are shown within the EASD book.
At a minimum, the following specific streetscape criteria shall apply:
1. Street trees shall comply with the requirements contained in section 8 -2A -7 of this article.
Any tree located within a concrete area shall include tree grates and tree wells as depicted
on the tree well and tree grate exhibit within the EASD book. Root barriers shall be
required to limit future sidewalk damage from tree roots.
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2. The specific style of streetlight poles within the DDA, TDA, CEDA, and in the locations
specified in subsection G6 of this section, shall be as depicted on the streetlight exhibit
within the EASD book.
3. The specific style of streetlight lamps within the DDA, TDA, CEDA, and in the locations
specified in subsection G6 of this section, shall be as depicted on the streetlamp exhibit
within the EASD book.
4. Streetlights within the DDA and TDA shall be located a maximum distance of one
hundred feet (100') apart except as specified in subsection G6 of this section. Said
streetlights are not required to be located in alignment across the street from each other.
• Eagle City Code Section 8- 2A- 6(G)(12)
Sidewalks within the DDA shall be a minimum of ten feet (10') wide and shall abut the curb.
Sidewalks shall be constructed to match the sidewalk exhibit within the EASD book,
consisting of smooth concrete and textured concrete with a "running bond" brick pattern.
"Bulb outs" shall be constructed generally as shown on the bulb out exhibit within the EASD
book and shall be required at all intersections, except that bulb outs shall not extend into any
roadway designated as an arterial or collector as shown on the Ada County long range
highway and street map unless otherwise approved by the highway district having
jurisdiction. A reduced sidewalk section may be permitted if the design review board finds
that the preservation of existing trees warrants a reduction. In no case however shall the
sidewalk be reduced to less than six feet (6) in width.
• Eagle City Code Section 8- 2A -7(K) Parking Lot Landscaping:
1. Visual Impact: Landscaping shall be provided to minimize the visual impact of off street
parking:
Parking should be located to the side and rear of buildings and shall be screened so that it
does not dominate the streetscape. Fences, hedges, berms, and landscaping may be used
to screen parking areas (chainlink fencing shall not be permitted). In the design of large
parking areas, arrange bays of parking spaces to be separated by landscaping. When
parking lots occur on sloping terrain, step the parking lots to follow the terrain rather than
allowing the lot surface to extend above natural grade.
2. Parking Lot Landscape Strip: A landscape strip shall be provided when a parking lot is
located adjacent to a public right of way. The landscaped strip shall serve to shield views
of parked cars to passing motorists and pedestrians, and to establish coordination among
architecturally diverse buildings, which creates a pleasing, harmonious appearance along
the roadway.
Four (4) options are provided for fulfilling this requirement:
a. Provide a ten foot (10') wide landscaped strip between the right of way and the parking
lot, and plant with a minimum of one shade tree and ten (10) shrubs per thirty five (3 5)
linear feet of frontage, excluding driveway openings.
b. Provide an earth berm of thirty inches (30 ") minimum height (do not exceed 3:1 slope)
within a ten foot (10') wide landscaped strip between the right of way and the parking
lot, and plant with a minimum of one shade tree and five (5) shrubs per thirty five (35)
linear feet of frontage, excluding driveway openings.
c. Provide a six foot (6) landscaped strip with a minimum thirty inch (30 ") grade drop
from the right of way to the parking lot, and plant with a minimum of one shade tree
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and five (5) shrubs per thirty five (35) linear feet of frontage, excluding driveway
openings.
d. Provide a three foot (3') high fence of wood, brick, stone, or decorative block or
concrete along with a four foot (4) wide landscaped strip between the right of way and
the parking lot, and plant a minimum of one shade tree and five (5) shrubs per thirty
five (3 5) linear feet of frontage, excluding driveway openings. (Ord. 462, 11 -11 -2003)
(1) The board may waive the requirement for a wood, brick, stone, decorative block
or concrete fence if the board finds the following:
(A) The applicant must design, document, and obtain city approval representing
that the overall planting design, at the time of planting, results in an effective
barrier such that the landscape strip shields the view of parked cars from passing
pedestrians and motorists; and
(B) Any such proposed design alternative is compatible with the overall site
design of the entire project and is compatible with the surrounding area.
3. Parking Lot Perimeter Landscaping: Perimeter landscaping requirements define parking
areas and prevent two (2) adjacent lots from becoming one large expanse of paving. This
requirement does not hinder the ability to provide vehicular access between lots.
a. Provide a minimum five foot (5') wide perimeter landscaped strip between the
property lines and the parking lot, and plant with a minimum of one shade tree and
five (5) shrubs per thirty five (35) linear feet of perimeter.
4. Parking Lot Interior Landscaping:
a. Calculated Amount: Interior parking lot landscaping shall be required on any parking
lot with ten (10) spaces and above. The required amount of landscaping is based on a
sliding scale, as follows:
Percent Of Total Area Of
Total Number A Lot That Must Be An
Of Spaces Interior Landscaped Area
10-20 5 percent
21-50 8 percent
51+ 10 percent
b. Additional Requirements:
(1) No interior planter shall be less than five feet (5') in any dimension.
(2) No parking space shall be more than sixty feet (60') from an interior landscaped
area.
(3) Parking islands are to be as evenly spaced as feasible throughout the lot to
consistently reduce the visual impact of long rows of parked cars.
(4) Deciduous shade trees and ground covers or low shrubs are recommended as
primary plantings in interior landscaped areas. Deciduous shade trees are to be
clear branched to a height of six feet (6).
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(5) A terminal island for a single row of parking spaces shall be landscaped with at
least one tree and shrubs, ground cover, or grass. A terminal island for a double
row of parking spaces shall contain not less than two (2) trees and shrubs, ground
cover, or grass.
• Eagle City Code Section 8- 2A -7(L) Landscaped Commercial Strips:
1. Landscaped strips shall be provided between all building development and public rights
of way to lend continuity among different architectural styles, screen unsightly views,
establish a pleasing view for motorists, and create a safe and pleasant corridor for
pedestrians.
a. The landscaped strip shall be ten feet (10') wide minimum and planted with one shade
tree and ten (10) shrubs for every thirty five feet (35') of street frontage. Two (2)
ornamental or two (2) evergreen trees may be substituted for one shade tree.
• Eagle City Code Section 8 -4 -3 Design and Maintenance:
A. Paving: The required number of parking and loading spaces as set forth in this chapter,
together with driveways, aisles and other circulation areas, shall be improved with
material such as asphalt or concrete, to provide a durable and dust free surface. Gravel or
dirt surfaces shall not be permitted.
C. DISCUSSION:
• The applicant is requesting design review approval to construct a temporary (two year) parking
lot located on the southeast corner of West State Street and Olde Park Place. An existing 5 -foot
wide attached sidewalk adjacent to West State Street and one historic light fixture located
approximately 30 -feet east of Olde Park Place are proposed to remain.
The proposed parking lot is a temporary use and is specifically not designed in full compliance
with Eagle City Code (city code sections relevant to this proposal are listed herein under Section
B above). As indicated by the applicant the temporary parking lot is proposed to remain for a
period of two (2) years. During that time the applicant, in cooperation with the property owner,
will be marketing the property for redevelopment. Upon redevelopment, the City will evaluate
building proposal(s) in accordance with all applicable City codes.
STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date, staff recommends approval with the site
specific conditions of approval and the standard conditions of approval provided within the staff
report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on July 9, 2015, at
which time the Board made their decision.
B. Oral testimony in opposition to this proposal was presented to the Design Review Board by no one.
C. Oral testimony in favor of this proposal was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DECISION:
The Board voted 6 to 0 (Hash absent) to approve DR -22 -15 for a design review application to
construct a temporary parking lot for the Eagle Urban Renewal Agency with the site specific
conditions of approval and standard conditions of approval provided within their findings of fact
and conclusions of law document, dated July 23, 2015.
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PUBLIC MEETING OF THE CITY COUNCIL:
A. A meeting to consider the application was held before the City Council on July 28, 2015, at which time
their decision was made.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR -22 -15 for a design review application to construct a
temporary parking lot for the Eagle Urban Renewal Agency, with the following site specific
conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. This design review approval is limited to two (2) years. Any extension shall require the submittal of a
new design review application.
2. The only use approved herein is for a temporary parking lot. Other than grading of the site to create a
smooth and durable surface, improvements shown on the site plan, date stamped by the City on June
18, 2015, shall not be constructed at this time.
3. The temporary parking lot shall be maintained in a durable and dust free manner.
CONCLUSIONS OF LAW:
1. The application for this item was received by the City of Eagle on June 18, 2015.
The appeal for this item was initiated by the Council following the Design Review Board final decision
on July 23, 2015.
2. The Council reviewed the particular facts and circumstances of this proposed appeal/design review
application (AA- 05- 15/DR- 22 -15) with regard to the Eagle City Code Title 8, and based upon the
information provided with the conditions required herein, concludes that the proposed design review
application is temporary and compliance with all applicable City Codes will occur upon the
redevelopment of the site.
DATED this 111 day of August 2015.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Id s�S..68881480" �
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ATTEST: C'O u r c .1 r�P
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Sharon K. Bergmann, Eagle City C rk
Regulatory Taking Notice: Applicant has the right, pursuant to section 67 -8003, Idaho Code, to request a
regulatory taking analysis.
Reconsideration Notice: Applicant has the right, pursuant to Section 67 -6535, Idaho Code, to request a
reconsideration within fourteen (14) days of the final written decision.
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