Findings - CC - 2021 - DR-12-21 - Parkview At Heritage Mixed Use Building BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR PARKVIEW )
AT HERITAGE MIXED USE BUILDING FOR )
INVESTMENT VISIONS,LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-12-21
The above-entitled design review application came before the Eagle City Council for their action on April
27, 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:
Investment Visions, LLC, represented by Walter Lindgren with Lindgren:Labrie Architecture, is
requesting design review approval for a 6,929-square foot, two-story, mixed use building (two
residential units and two commercial units)for Parkview at Heritage mixed use building.The 0.17-acre
site is located on the west side of South 2nd Street approximately 155-feet south of East State Street at
65 South 2nd Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on March 16, 2021. Supplemental information
(justification letter, solar study)was received on April 1, 2021.
C. NOTICE OF AGENCIES' REVIEW: •
Requests for agencies' reviews were transmitted on March 18, 2021, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On September 14, 2007, the City Council approved a design review application for a multi-tenant
retail/office/residential building(DR-46-07). This application has expired.
On October 26,2007,the City Council approved a design review application for a master sign plan for
a multi-tenant retail/office/residential building(DR-47-07). This application has expired.
On October 14, 2008, the City approved an extension of time application for a multi-tenant
retail/office/residential building(EXT-16-08).
On October 19, 2009, the City approved an extension of time application for a multi-tenant
retail/office/residential building(EXT-18-09).
On October 20, 2010, the City approved an extension of time application for a multi-tenant
retail/office/residential building(EXT-09-10).
E. COMPANION APPLICATIONS: DR-13-21 (master sign plan).
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Downtown CBD(Central Business Two-Family Dwelling
District)
Proposed No Change No Change Mixed-Use Building(two
residential units/two
commercial units)
North of site Public/Semi-Public CBD(Central Business Heritage Park
District)
South of site Downtown R-4(Residential) Two-Family Dwelling
East of site Downtown R-12 (Residential) Apartment Complex
West of site Downtown R-4 (Residential) Two-Family Dwelling
H. URBAN RENEWAL DISTRICT: Yes.
I. EXISTING SITE CHARACTERISTICS: The site has an existing two-family dwelling,a 10-foot wide
sidewalk adjacent to South 2nd Street with one street tree and a historic streetlight.
J. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 0.17-acres(7,405-square feet) 500-square feet(minimum)
Percentage of Site Devoted 49%(approximately) 40%(minimum)to 95%
to Building Coverage (maximum)
Percentage of Site Devoted 16%(approximately) 10%(minimum)
to Landscaping
Number of Parking Spaces 12-parking spaces(including two,2-car 9-parking spaces(minimum)
garages and 2-onstreet parking spaces)
Front Setback(East) 0-feet 0-feet(minimum)to 10-feet
(maximum)
Rear Setback(West) 26-feet 0-feet(minimum)
Side Setback(North) 8-feet 0-feet(minimum)
Side Setback(South) 0.5-feet 0-feet(minimum)
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Apartments or multi-family dwellings: 5,107-square feet
Apartments or multi-family dwellings—For each unit with 2 or more bedrooms—2 including 1
covered; 0.25-spaces per unit for guest parking=4.5-parking spaces(including 2-covered parking
spaces)
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Gross Floor Area of Proposed Commercial: 1,822-square feet
4 parking spaces(1,822-square feet using 1-parking space per 250-square feet of gross floor area).
This is an estimate—final parking calculation to be completed with review of zoning permit upon
determination of use. Uses identified in ECC Section 8-2-3 are allowed,however,all uses will be
required to meet the minimum parking requirements noted in ECC Section 8-4-5.
This includes 50%reduction per ECC Section 8-4-5.
Proposed Parking Spaces: 12 (including 4 covered parking spaces and 2-on-street parking spaces)
Required Parking Spaces: 9* (including 4-covered parking spaces)
*The required parking spaces reflect a reduction by 50% for all nonresidential uses located within the
DDA.
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) building to be utilized as one office, business and
professional/retail sales and two residential units.
Height and Number of Stories of Proposed Buildings: 36' 6"high,two-story
Gross Floor Area of Proposed Buildings:
6,929-square feet(1,822-square foot commercial space, 5,107-square foot residential units)
On and Off-Site Circulation:
A 2,357-square foot (approximately) paved parking lot provides parking for vehicles using this site.
One 24-foot wide shared driveway is located on the north property line and provides access to the alley
which connects to South 2nd Street.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Craftsman,Italianate
Roof: Composition Shingle(Barkwood), Single ply membrane(White)
Walls: Fiber Cement Board (Summer Wheat), Stucco (Snow White, Rockport Gray), Brick veneer
(Ashland)
Windows/Doors: Aluminum (Statuary Bronze)
Fascia/Trim: Fiber Cement Board(Statuary Bronze,Gray Mountain,Middlebury Brown)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There is one existing Maple tree that will be
protected and retained.
Tree Replacement Calculations:N/A
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: There is one existing tree adjacent to South 2nd Street and one proposed adjacent to South
2nd Street.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones:N/A
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Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping: 0% interior landscaping is required, 3.5% is proposed.
O. TRASH ENCLOSURES:
The trash bins will be screened from view by being located within the storage room(commercial)and
garages(residential).
P. MECHANICAL UNITS:
The applicant is proposing to use roof mounted mechanical units. The roof mounted mechanical units
are proposed to be screened by parapet walls. No ground mounted mechanical units are proposed and
none are approved.
Q. OUTDOOR LIGHTING:
A site and parking lot light plan,date stamped by the City on March 16, 2021, showing location,
height, and wattage and detailed cutsheets have been received. Wall light"W-2"does not specify the
Kelvin associated with the LED lighting. The applicant will be required to provide a revised cutsheet
showing wall light"W-2"with Kelvin up to a maximum of 3000K.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application(DR-13-21)has
been submitted for the approval of the master sign plan for the 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 Eagle Water Company service area and within the boundaries of the Eagle Sewer
District.
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—yes, 500-year
Mature Trees—yes, one street tree adjacent to South 2nd Street
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.
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X. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Eagle Fire Department
Historic Preservation Commission
Marathon Pipeline
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;
g. 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.
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THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 14, 2017), designates this site as the
following:
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.
6.17.3 Olde Towne Planning Area
Olde Towne Eagle should maintain the quaint feel of a traditional town center; as the active
community center and community gathering place for the City. The character of Olde Towne is
generally defined by its pedestrian-scale(attached sidewalks,store fronts with large windows at the
sidewalk,and open space amenities),ensuring context sensitive design complementing the most
significant historic structures.A traditional mix of retail,residential,office,and public uses is to be
maintained. State Street should be the focus for the highest intensity of uses in the area(See Figure
6.21).
Map 6 23 Oide Towne Planning Area
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17" l I < r a city of Eagle
�# old Tower Ptoauid Area
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Figure 6,21:Olde Towne Land Uses
General Guide to Old Towne to Land Use Mixture
RRataii
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High Minsk
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Employment Stertss
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8-72 Umts per acre ...
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Local Low Dimity
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;,4 Units per 4,a
The highlighted uses above represent the combined uses that are appropriate in the Old Towne Area.
Specific applicability will be dependent upon the nnicture of uses identified in the subareatext of this plan.
The paatial inclusion of a land use indicates a kmeed potential/opportunity for that fend use in the area.
A.Enhance Olde Towne's visibility and its iconic imagery as the heart of the City, it is important that
Old Towne be easily identified and leave a very positive impression on everyone who sees it. It
should look like a place in which one wants to explore, linger,work, and live.
C. Special care should be taken to ensure that buildings adjacent to the park do not wall in the park
and make it a dark shadowed area. When feasible, buildings adjacent to the park should be
designed to open up to the park and include stepped back facades and the use of terraces.
F. Development surrounding the park should be designed to capitalize and incorporate the scenic
qualities of the park.
G.Design new buildings to punctuate the fabric of downtown with towers, grand entrances, and
special roof forms that emphasize the character of the Old Towne.
H. Land uses in the Olde Towne area should promote mixed use with retail and commercial
on the first floor and office and residential uses on upper floors.
I. Overall,buildings in the Olde Towne should be scaled to fit the historic development patterns in
the area with narrow building widths, store fronts up to the sidewalk, large first floor windows and
multiple attached buildings on a single block.
L. Promote Olde Towne as a place to live by entitling most property in the Olde Towne for housing
(upper levels only).
N. Whenever reasonable,the use of alleys,cross access easements,and rear service drives should be
incorporated to separate pedestrians from vehicles as well as to allow services, such as garbage
and deliveries,to occur where they will not cause additional congestion,conflicts,or interfere with
the livability of the area.
O.In the Olde Towne area,all buildings should be designed have a presence on the street level
including amenities that invites patrons and residents into the building(See Figure 6.23).
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Figure 6.23:Pedestrian Amenities&Streetscape Features
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X. Establish unique design criteria for the Olde Towne Area that complements the historic character
of the area.
Y. Incorporate design elements from landmark buildings such as the Eagle Bank and the Eagle Hotel,
into the design and redevelopment of the Olde Towne Area including: Separated horizontal
articulation and element changes, system of proportions opens up possibilities to new designs
while maintaining cohesiveness, separated horizontal articulation and material changes,tripartite
façade(See Figure 6.25), and 20-foot high commercial lower band.
Figure 6.25: Architectural Styles Complementary to Olde Towne
I. � "y.4x11d}XAAitAA41dY
e i
Z. Encourage the use of terraced(stepped back)vertical mixed-use buildings that allow for office,
commercial,retail,and residential within a single building while reducing/avoiding a monolithic
building wall along the street and sidewalk plane(See Figure 6.26).
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Figure 6.26: Examples of Terraced Building Design
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AA. Encourage the development of a sculpted sky line that increases building heights at the interior
of blocks while stepping down building heights as they approach the traditional single-family
areas at the north and west of the area.(See Figure 6.27)
Figure 6.27: Example of a sculpted skyline between Aikens Street and Idaho Street in Olde Towne
Building height and use transitions
Live/Work Mixed Use Raised green areas with
Civic Market. \ Heritage Park parking below
Rowhouses
/
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coartusurciai gm kite,And Roc,wit., -. level"endows l ono mice con ar-very ended alderentYeke.BulkInon '.,m.
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eying above.M ll cuatohenty ha. 0 a.m.a mepedy d Ilia building Roca Nam vaned beagle,!.•',meth narrow the i
ear'nse erttnan al the MeeBuilding.itl e..e.�ey incl ad.tea.ne r des t 15-2 710.1i and parkin,ar e..
wuatWea 54.36aaa13np_ rear inallow*or on the Ira Boor. ' e 4
MlxeO Use: --- — Multi-Fe m1Ty:
3e Oary bu110n30'Mth WOOaMGI 23343 retell
anti¢ni,,tiara anitw.er eon ee Tk,erbald, £s 2d glory2.4.ngait.,earth Dummuttan
tow
rape w:liun a dnrli.t,uildng n.�gn r.>i.,,.. .,, a
wilt hl apereleiremtIleac tea'with laryu.in. 4.L g, may teeluds ra0er3t3 melee+Itenor •`1
3xva Yawl Ali fi.N.9a bail 4 ov aldWatea A w th '.. eoertryfb,.rd varyen9 arc^atectutal ce- .,a
tiara',rent eearoek 3 that create panel.ete123, a ta,taeMnwy+tr.%
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CC.Promote zero lot line development bringing buildings together to form continuous store frontages
within a block.
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Figure 6.28:Housing Styles in Olde Towne Eagle
Live/Work:
w.:w "�'"'"'" 3 Sorr bpilrlirg.trident o m ud comm=_re al)n the first
Hnor.sithL'irgahe.a 5.illcnstcmaril-ha:-eserace
r eatcies in.tba lack.
.....704
amimilammimmi
Mixed Gs e:
3-3 star!;hniidings sstth resid:entialab Ore retail and of-
fice uses an lov+z r boors These bnildmg>s,tll Dawn a
s vo,ninent£ tfaormoth large uindow and uillinelude
0baiklirn mul d ,Liana+.-ikh+-ana raft...
d front as .it 6at,so-
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Row House:
o-g dart'amringla eamilr bxrnoe with sra axe vary limaind
ada nitk ...ark Sr+ldi+cge hava+.Quill haightserith narroe
a 1xw.dtht'(sa-an feet}and parking xttau rear in agar
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ate or m flu first.Hoc r.
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°" 2-3 nor,baildirg rith reullple limn;units'signs a uu-
glthaildine. Deaga featuresmat include separateen-
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fi fries,inleriorcentards and re nine arebita taralda-
i tadsfhrm ibaot
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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-3: Effects of Other Provisions:
If any provision of this article is found to be in conflict with any other provision of any Zoning,
Building,Fire Safety or Health Ordinance or other provision of this Code,the provision which
establishes the higher and/or more restrictive design standard shall prevail. However, in order to
foster rehabilitation of older districts and comply with unforeseen future needs of the overlay
districts,the City Council may,at their discretion, suspend or relax some or all requirements
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found in this article, if the City Council determines a particular site, setting,or use to have special
and/or unique circumstances to warrant an exception to the requirements.
• Eagle City Code Section 8-2A-6: Design Requirements, Objectives and Considerations:
A. General Objectives And Considerations: The following apply to the entire Design Review
Overlay District including the DDA, TDA, CEDA, and DSDA.Additional requirements for
the DDA, TDA, CEDA, and DSDA are set forth in subsections C through G of this section
and,to the extent there is a conflict with this section,the requirements for the DDA, TDA,
CEDA,and DSDA shall control. The following, including the provisions set forth in the
Eagle Architecture and Site Design Book, contains a listing of objectives applied to each
application, and a listing of matters which shall be considered by the Design Review Board.
The objectives are separated into two(2)sections: site design and building design. Specific
aspects of design should be examined to determine whether the proposed development will
provide a desirable environment for its occupants as well as for its neighbors,and whether,
aesthetically,the composition, materials,textures and colors meet the intent of this article.
The design review board shall consider the following criteria in reviewing the application:
5. Utilities: Utility service systems shall not detract from building or site design. Cable,
electrical,and telephone service systems shall be installed underground,and the design
review board shall consider:
a. Size and location of all service systems for appropriate appearance and maintenance
accessibility;
b. The location and design of transformers,pad mount and roof mounted mechanicals
and electrical equipment shall be reviewed and approved by the design review
board. All roof mounted mechanicals shall be completely screened from view
through the use of a parapet wall when utilizing a flat roof design or shall be
enclosed within the building when utilizing a roof design other than a flat roof.
"Screened from view" shall mean "not visible"at the same level or elevation of the
parapet wall(e.g.,the perspective generally as shown on an elevation plan);
B. Architectural Requirements,Building Materials,Fence And Deck/Patio Materials, Colors,
And Architectural Appurtenance Height Limitation: Unless specified as prohibited herein,
materials listed in this section are allowed.If a material proposed for construction is not
listed in this section it shall be upon the discretion of the zoning administrator,the design
review board, and the city council,whichever the case may be,to determine the
appropriateness of such material.
1. Exterior walls and soffits:
a. Wood: cedar(clear)and redwood(clear)- architectural/premium grade.Log siding,
wood shingle are permitted for accent only,twenty five percent(25%)maximum
wall coverage(per each facade);
Synthetic board and bat sidings are permitted as accents only.Plywood is prohibited.
b. Fiber cement;
c. Masonite: horizontal lap only,maximum six inch(6")reveal;
d. Vinyl: 0.46 millimeter minimum thickness, integral color;
e. Textured tilt up concrete with accent reveals;
f. Textured pour in place concrete with accent reveals;
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g. Masonry: brick, natural rock/stone, synthetic stone,decorative block. Smooth face
block for accent only,ten percent(10%)maximum wall coverage(per each facade);
h. Stucco: Twenty five percent(25%)planer change required,additional accents shall
be incorporated through the use of other material(s);
i. EIFS: Permitted for accent only,ten percent(10%)maximum wall coverage(per
each facade). Additional accents required through the use of other materials;
j. Additional encouraged material: exposed beams, fabric awnings, cornices/dentils,
shutters, dormers, cupolas, columns;
3. Fences:
a. Block(with columns),which may include brick,rock, stone or similar veneer;
b. Brick(with columns);
c. Wrought iron;
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. However,powder coated chain link fencing
may be permitted for use on school sites.
C. Downtown Development Area: DDA shown on exhibit A-1 within the EASD book.
1. Purpose: To provide a compact downtown business center supported by the
comprehensive goals of the city.
2. Architectural Character:
b. Ground Floor Requirements: The ground floor(street level)of new buildings shall
accommodate pedestrian friendly elements. The design should accommodate a
variety of potential uses that may not be contemplated at the time of construction.
Examples include: specialty retail, grocery,drugstore, shoe repair,dry cleaning,
florist shop,department store, hardware store, other personal services,restaurant or
theater or financial services or a parking garage.Any use must meet the
requirements set forth in section 8-2-3 of this chapter.
c. Other Floor Options: The design should accommodate the ground floor uses as listed
in subsection C2b of this section including residential use.Any use must meet the
requirements set forth in section 8-2-3 of this chapter except that apartments on
floors other than the ground floor shall be a permitted use.For the purposes of this
section a single apartment unit or multiple apartment units may be permitted.
h. Building Entries: Building entries facing a street shall be recessed a minimum of
four feet(4'). Exceptions may be permitted if another building entry design feature
can meet the intent of this requirement and is approved by the design review board
and city council.
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
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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:
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: Landscape and Buffer Area Requirements:
J. Buffer Areas/Common Lots:
1. Definition: A transition zone or buffer area consists of horizontal space(land)and vertical
elements(plants,berms, fences, or walls). The purpose of such buffer space is to
physically separate and visually screen adjacent land uses which are not fully compatible
due to differing facilities, activities, or different intensities of use, such as townhouses and
a convenience store, or a high volume roadway and residential dwellings.
2. Minimum Requirements:
a. When a commercial or industrial use abuts a residential use,a ten foot(10')wide by
six foot(6')high landscaped buffer is required.
b. When a parking lot abuts a residential activity,a five foot(5')wide by six foot(6')
high landscaped buffer is required.
3. Materials:
a. All buffer areas shall be comprised of,but not limited to,a mix of evergreen and
deciduous trees, shrubs,and ground cover in which evergreen plant materials
comprise a minimum of sixty percent(60%)of the total plant material used.
b. Height requirements shall be accomplished with plant material,with a fence or
decorative wall.
c. The required buffer area shall result in an effective barrier within three(3)years and be
maintained such that sixty percent(60%)or more of the vertical surface is closed and
prevents the passage of vision through it.
d. Chainlink fencing,with slats or otherwise, and cedar fencing is prohibited for
screening.
K.Parking Lot Landscaping:
1. Visual Impact: Landscaping shall be provided to minimize the visual impact of off street
parking:
Parking should be located to the side and rear of buildings and shall be screened so that it
does not dominate the streetscape. Fences, hedges,berms, and landscaping may be used to
screen parking areas(chainlink fencing shall not be permitted). In the design of large
parking areas, arrange bays of parking spaces to be separated by landscaping. When
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parking lots occur on sloping terrain,step the parking lots to follow the terrain rather than
allowing the lot surface to extend above natural grade.
2. Parking Lot Landscape Strip: A landscape strip shall be provided when a parking lot is
located adjacent to a public right of way. The landscaped strip shall serve to shield views
of parked cars to passing motorists and pedestrians, and to establish coordination among
architecturally diverse buildings,which creates a pleasing, harmonious appearance along
the roadway.
Four(4)options are provided for fulfilling this requirement:
a. Provide a ten foot(10')wide landscaped strip between the right of way and the parking
lot,and plant with a minimum of one shade tree and ten(10) shrubs per thirty five(35)
linear feet of frontage,excluding driveway openings.
b. Provide an earth berm of thirty inches(30")minimum height(do not exceed 3:1 slope)
within a ten foot(10')wide landscaped strip between the right of way and the parking
lot,and plant with a minimum of one shade tree and five(5)shrubs per thirty five(35)
linear feet of frontage,excluding driveway openings.
c. Provide a six foot(6') landscaped strip with a minimum thirty inch(30")grade drop
from the right of way to the parking lot,and plant with a minimum of one shade tree
and five(5)shrubs per thirty five(35)linear feet of frontage, excluding driveway
openings.
d. Provide a three foot(3')high fence of wood,brick, stone, or decorative block or
concrete along with a four foot(4')wide landscaped strip between the right of way and
the parking lot,and plant a minimum of one shade tree and five(5)shrubs per thirty
five(35) linear feet of frontage, excluding driveway openings.
(1) The board may waive the requirement for a wood,brick, stone,decorative block
or concrete fence if the board finds the following:
(A) The applicant must design, document, and obtain city approval representing
that the overall planting design, at the time of planting,results in an
effective barrier such that the landscape strip shields the view of parked cars
from passing pedestrians and motorists; and
(B) Any such proposed design alternative is compatible with the overall site
design of the entire project and is compatible with the surrounding area.
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.
• Eagle City Code Section 8-2A-7: Landscape and Buffer Area 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.
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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.
4. When historic style light pole fixtures designed such that the portion of the fixture
housing the light bulb is to be exposed as a design element of the light fixture(as
identified in the EASD book)are approved, shielding shall only be required so the light is
not directly visible by a person of average height standing on the property line of any
residentially zoned parcel of land or parcel of land used for residential purposes. The
light used shall be 3000K maximum LED(or approved equivalent)and the light fixture
shall be provided with optics to direct light downward.
5. Light pole fixtures shall have a maximum height of:
a. Twenty feet(20')for parking lots with less than two hundred(200)spaces;
b. Twenty five feet(25')for parking lots with more than two hundred(200)spaces but
less than five hundred(500)spaces;
c. Thirty feet(30')for parking lots with more than five hundred(500) spaces;
d. Fifteen feet(15')for any pole within fifty feet(50')of a 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.
7. Metal halide lighting shall be permitted with the following additional conditions:
a. Light wattage shall be a maximum of three hundred twenty(320)watts.
b. The light fixture shall be no higher than seventeen feet(17').
c. The design review board shall make the following findings prior to approving metal
halide lighting:
(1) The lighting shall be harmonious with and in accordance with the general
objectives, or with any specific objective of chapter 2, article A of this title;
(2) The lighting shall be installed, operated, and maintained to be harmonious and
appropriate in appearance with the existing and intended character of the general
vicinity and will not change the essential character of the same area; and
(3) The lighting will not be disturbing to existing or future neighboring uses.
d. Historic style light pole fixtures designed such that the portion of the fixture housing
the light bulb is exposed as a design element of the light fixture(as identified in the
EASD book) shall not be permitted to have metal halide lighting.
8. Existing lighting, for a site which is a part of any application, shall be changed to comply
with current city code.
9. It shall be the responsibility of the property owner to supply power in perpetuity to all
lighting, including streetlights located within the right of way,required by this title.
10. Lighting plans shall be reviewed and approved by the zoning administrator prior to
issuance of a building/zoning permit.
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C. DISCUSSION:
• The applicant is requesting design review approval for a 6,929-square foot two-story,mixed use
building(two residential units and two commercial units). The applicant's justification letter
states that the building is designed to meet a combination of Craftsman and Italianate
architectural styles which are two of the architectural styles within the Eagle Architecture and
Site Design book. The justification letter also states the building was designed to address the park
with scale,massing, and orientation and the north facing gable forms and terraced decks along
with the existing park trees soften the physical impact a structure on this site may have on the
park. Staff defers comment regarding the building design and colors to the Design Review Board.
The proposed building has been 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 is to 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.
• Eagle City Code Section 8-2A-3 states in part,"...in order to foster rehabilitation of older
districts and comply with unforeseen future needs of the overlay districts,the City Council may,
at their discretion, suspend or relax some or all requirements found in this article if the City
Council determines a particular site, setting,or use to have special and/or unique circumstances to
warrant an exception to the requirements."The discussion items below(identified with ➢)
identify DDA(Downtown Development Area)City Code provisions and other provisions within
8-2A from which the applicant is seeking relief. The applicant is requesting an exception to these
requirements to foster redevelopment of this site.
➢ Per Eagle City Code Section 8-2A-6(C)(2)(h),all buildings within the DDA require the
building entrance facing a street to be recessed four feet. Exceptions may be permitted if
another building entry design feature can meet the intent of this requirement and is approved
by the Design Review Board and City Council. The building entries on the north and east
sides of the building have canopies over them that extend from the building 4-feet.
➢ Per Eagle City Code Section 8-2A-7(K)(2), a landscape strip is required to be provided
between the parking lot and adjacent public right-of-way utilizing one of the four options
identified(a-d). The landscape plan shows a 5-foot wide landscape strip located along the
north property line adjacent to the parking spaces planted with one shade tree,nine shrubs,
and three boulders,however,the landscaping does not meet one of the four options. Based on
the width of the landscape strip, it appears the applicant is proposing option D. Option D
requires a 3-foot tall fence along with a 4-foot wide landscape strip planted with a minimum
of one shade tree and five shrubs per 35-feet. This option also states the Board may waive the
requirement for the fence if the Board finds the design at the time of planting results in an
effective barrier to shield the view of cars from the passing pedestrians and motorists and the
design is compatible with the overall site design and surrounding areas.
➢ Pursuant to Eagle City Code Section 8-2A-7)(J)(2)(b),a 5-foot wide by 6-foot high landscape
buffer is required between the parking lot and residential activity. The buffer is required to
have a minimum of 60-percent evergreen plant material. Pursuant to Eagle City Code Section
8-2A-7(K)(3)(a), a 5-foot wide landscape strip planted with one tree and five shrubs per 35-
feet is required between the property line and parking lot. The site and landscape plan show a
5' 6"wide landscape area between the parking lot and the west property line planted with
three Norway Maple trees,three Rose of Sharon shrubs, and twelve Knock Out Shrub Rose
plants.
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➢ Pursuant to Eagle City Code Section 8-2A-7(J)(2)(a-b), a 10-foot wide by 6-foot high buffer
is required between a commercial and residential use and a 5-foot wide by 6-foot high buffer
is required between a parking lot and residential use. The buffer areas are required to be a
mix of evergreen and deciduous trees, shrubs, ground cover and have a minimum of 60-
percent evergreen plant material. The site and landscape plan show a 3-foot wide landscape
area along portions of the building between the building and property to the south and a 6-
foot vinyl fence along the south property line between the parking lot and property to the
south.
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COORDINATE WITH OWNERS.
• The site and landscape plan shows there is above ground utilities going to the existing building.
Pursuant to Eagle City Code Section 8-2A-6(A)(5), all utilities are required to be installed
underground. The applicant should be required to provide a revised site plan showing the above
ground utilities serving this site to be installed underground when the new building is constructed.
The site plan should be reviewed and approved by staff prior to the issuance of a zoning
certificate.
• The roof plan shows the location of the rooftop mechanical units,however, a cross section of the
roof showing the units screened from view was not received. Pursuant to Eagle City Code Section
8-2A-6(A)(5)(5), all rooftop mechanical units are required to required to be completed screened
from view at eye level by the parapet wall. The applicant should be required to provide a cross
section of the roof showing the mechanical units screen at eye level by the parapet walls. The
cross section should be reviewed and approved by staff prior to the issuance of a zoning
certificate.
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• The site and landscape plan show a 6-foot tall tan vinyl fence located along a portion of the
southern property line. Pursuant to Eagle City Code Section 8-2A6(B)(3)(d),vinyl fencing may
be permitted if the City determines that the fence style is complementary to the building
architecture and overall site design. Staff defers comment regarding the vinyl fencing to the
Design Review Board.
• The site currently has an existing 10-foot wide concrete sidewalk with one street tree and one
historical light. The landscape plan shows the existing sidewalk replaced with a new sidewalk
that appears to match the sidewalk design for the Aikens Street extension project(a joint Ada
County Highway District and City of Eagle project). Per Eagle City Code Section 8-2A-6(G)(12),
sidewalks within the DDA are required to be a minimum of 10-feet wide,abut the curb,and
match the sidewalk exhibit within the EASD book. The EASD book has not been updated with
the new sidewalk design.
Approved Sidewalk Design
(for use on the Aikens Street extension project anticipated for construction in 2023)
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Figure 1 above shows the approved sidewalk design for the Aikens Street project which is a 10-
foot wide sidewalk and includes a combination of pavers and gray concrete.Figure 2 shows the
existing sidewalk.
The applicant should be required to provide a revised landscape plan showing the details of the
sidewalk to match the approved sidewalk design for the Aikens Street project, including paver
design,tree installation,etc. The revised landscape plan should be reviewed and approved by
staff prior to the issuance of a zoning certificate.
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• The building elevations show railings on the second story patio for the residential units,however,
no materials or colors are called out. The applicant should be required to provide revised building
elevations showing the material and color of the railings. The revised building elevations should
be reviewed and approved by staff prior to the issuance of zoning certificate.
• The landscape plan shows landscaping along the south property line that is located on the
adjacent property.The applicant should be required to provide a revised landscape plan removing
the landscaping shown on the adjacent property or provide a copy of the agreement with the
adjacent property owner allowing the landscaping to be planted on their site. The revised
landscape plan or agreement should be reviewed and approved by staff prior to the issuance of a
zoning certificate.
STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date,if the requested design review application is approved,
staff recommends the following site specific conditions of approval and standard conditions of approval
provided within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on April 8, 2021, 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 2:23:28)
Upon completion of the applicant's and staff's presentations,the Board discussed during deliberation that:
• The Board is in favor of the proposed building design, materials, and colors with the addition of site
specific condition 21 to address adding architectural interest on the south building elevation.
• The Board is in favor of approving the landscape buffer between the parking lot and right of way as
proposed by the applicant[which complies with ECC 8-2A-7(K)(2)(d)]with the proposed tree changed
to a columnar tree.
• The Board is in favor of the canopies over the building entrances in lieu of have a recessed entry.
• Pursuant to Eagle City Code Section 8-2A-3,the Board is in favor of:
o Approving the landscape buffer between the parking lot and west property line as proposed by the
applicant with the addition of 25%evergreen plant material.
o Approving a reduced buffer between the parking lot,building,and south property line as proposed
by the applicant with the proposed vinyl fence color changed to a color that better compliments the
building.
BOARD DECISION:
The Board voted 5 to 0(Lindgren abstained)to recommend approval of DR-12-21 for a design review
application for a 6,929-square foot,two-story,mixed use building(two residential and two commercial
units)for Parkview at Heritage mixed use building for Investment Visions,LLC,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 April 22,2021.
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PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on April 27, 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.
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-12-21 for a design review application for a 6,929-square foot,
two-story,mixed use building(two residential and two commercial units)for Parkview at Heritage mixed
use building for Investment Visions,LLC,with the following Design Review Board recommended site
specific conditions of approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Provide a revised site plan showing the above ground utilities serving this site to be installed
underground when the new building is constructed. The site plan shall be reviewed and approved by
staff prior to the issuance of a zoning certificate.
2. Provide a revised detailed cutsheet for wall light"W-2"showing the LED lighting to be a maximum
of 3000 Kelvin. The revised detailed cutsheet shall be reviewed and approved by staff prior to the
issuance of a zoning certificate.
3. Provide revised building elevations showing the material and color of the railings. The revised
building elevations shall be reviewed and approved by staff prior to the issuance of zoning certificate.
4. Provide a revised landscape plan removing the landscaping shown on the adjacent property or provide
a copy of the agreement with the adjacent property owner allowing the landscaping to be planted on
their site. The revised landscape plan or agreement shall be reviewed and approved by staff prior to
the issuance of a zoning certificate.
5. Provide a revised landscape plan showing the details of the sidewalk to match the approved sidewalk
design for the Aikens Street project and show how the trees are planted within the streetscape(i.e.
silva cells or propose another option for planting the trees). 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.
6. All existing chain link fencing on the site shall be removed prior to issuance of a Certificate of
Occupancy.
7. All ground mounted transformers,cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
8. 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.
9. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
10. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
11. No ground mounted mechanical units are proposed with this application and none are approved.
12. Paint all electrical meters,phone boxes, etc. located on the building to match the color of the building.
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13. No signs are proposed with this application and none are approved.
If the City Council approves the site plan as proposed as permitted by Eagle City Code Section
8-2A-3,site specific conditions of approval 14 through 16,below are not required.
14. Provide a revised landscape plan showing the tree proposed within the landscape strip between the
right of way and parking lot along the north property line to be a taller columnar tree. 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.
15. Provide a revised landscape plan showing the 6-foot tall vinyl fence along the south property line to
be a warmer color that complements the building or another fence material that complements the
building. 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.
16. Provide a revised landscape plan showing the landscape buffer between the parking lot and west
property line to have a minimum of 25-percent evergreen plant material that is a minimum of 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.
17. Provide a revised landscape plan including a note that if the existing street tree adjacent to South 2nd
Street dies during construction,the applicant should be required to plant 3"caliper street trees
adjacent to South 2nd Street to mitigate for the tree. 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.
18. Provide a cross section of the roof showing the mechanical units screened at eye level by the parapet
walls. The cross section should be reviewed and approved by staff prior to the issuance of a zoning
certificate.
19. Provide detailed building elevations showing all materials and colors of the windowsills. The detailed
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.
20. Provide a photometric plan for the proposed building and site lighting that provides lighting to the
parking lot area west of the building. The photometric plan shall be reviewed and approved by staff
and one member of the Design Review Board prior to the issuance of a zoning certificate.
21. Provide a revised building elevation showing the addition of architectural elements,changes in stucco
color,or green screens to break up the stucco wall on the south building elevations.The revised
building elevation shall be reviewed and approved by staff and one member of the Design Review
Board prior to the issuance of a zoning certificate.
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.
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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.
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
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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
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
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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. Use, or each use for multi-use/multi-tenant projects, shall be as defined within Eagle City Code 8-2-3,
"Schedule of District Use Regulations", and any use and subsequent change by the applicant in the
planned use of the property which is the subject of this application, shall require the applicant to
submit a Zoning Permit application to the City and 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 changes 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-12-21) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Council reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and a mixed use building is permitted with the approval of a 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 building is designed with materials and
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colors associated with the Craftsman and Italianate architectural style and have been designed with
materials utilized in the design of buildings in the 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 parking on-site meets the required parking
for a mixed use building;
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 building utilizes materials consistent with other building in the vicinity;
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
will complement building 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 building height complies with 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 sidewalks
adjacent to South 2"Street and the alley to the north;
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
proposed building has been designed with sidewalks adjacent to South 2nd Street and the alley to
the north to provide walkability to other sites with the downtown; and
I. No signs are proposed with this application.A separate design review application(DR-13-21)has
been submitted for the master sign plan criteria for the building and the signs will be required to be
harmonious with the architectural design of the building and will not cover nor detract from
desirable architectural features.
3. In accordance with Eagle City Code Section 8-2A-3, the Council concludes that the following City
code requirements are suspended/relaxed and such exceptions will not change the essential character
of the area for the reasons identified below:
• ECC 8-2A-7(K)(2) Buffer between Parking Lot and R-O-W— The proposed buffer between the
parking lot and R-O-W along the north property line is approved with the modification to the
proposed tree. The applicant is proposing shrubs, boulders, and a tree within the buffer to provide
screening of the cars in the parking lot from the R-O-W.
• ECC 8-2A-7(J)(2)(b)Buffer between Parking Lot and Residential Activity—The proposed buffer
between the parking lot and west property line is approved with the addition of 25% evergreen
plant material to buffer the parking lot from the residential activity.
• ECC 8-2A-7(J)(2)(a-b) Buffer between Parking Lot/Building and Residential Activity — The
proposed buffer (fencing) between the parking lot and residential activity (south) and no buffer
between the building and residential activity (south) is approved. The site is located within the
Downtown Development Area(DDA)which allows for 0-foot setbacks.
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DATED this 27th day of April 2021.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County,Idaho
ason 'fierce,Mayor
ATTEST:
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