Findings - DR - 2021 - DR-13-09-MOD2 - Three Retail Bldgs In Eimp BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW FOR A MODIFICATION )
FOR THREE RETAIL BUILDINGS WITHIN )
EAGLE ISLAND MARKETPLACE FOR )
EISENBERG COMPANY )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-13-09 MOD2
The above-entitled design review application came before the Eagle Design Review Board for their action
on February 11,2021. The Board continued the application.The application came before the Eagle Design
Review Board on July 8, 2021, at which time their decision was made. The 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:
Eisenberg Company,represented by Cornel Larson with Larson Architects,is requesting design review
approval to modify the previously approved building elevations for three retail buildings(including a
veterinary clinic and restaurant) that appear as one building (two — single-tenant buildings and one
multi-tenant building - 46,725-square feet total). The 5.38-acre site is located 420-feet north of West
Chinden and 625-feet east of North Linder Road at 1260, 1280, and 1300 West Chinden Boulevard
within Eagle Island Marketplace.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on January 7,2021. Supplemental information
(revised building elevations)was received on February 1,2021. Revised information(application, site
plan, landscape plan, building elevations)were received June 2, 2021.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on January 21, 2021, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On February 24, 2009, the Eagle City Council approved a Comprehensive Plan Map and Text
amendment and annexation (once contiguous) and a rezone with development agreement for Eagle
Island Marketplace(CPA-05-08/A-03-08/RZ-08-08.
On July 14, 2009,the Eagle City Council approved the common area landscaping within Eagle Island
Marketplace, including Fred Meyer and Eight Multi-tenant Retail/Restaurant buildings(DR-13-09).
On July 10, 2012,the City approved a design review application for exterior building modification to
the"L"shaped building within Eagle Island Marketplace(DR-13-09 MOD).
On February 11, 2021, the Design Review Board continued a design review application for a
modification for three retail buildings within Eagle Island Marketplace(DR-13-09 MOD2).
E. COMPANION APPLICATIONS:None.
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Mixed Use C-3-DA(Highway Business Vacant lot within EIMP
District with a development
agreement)
Proposed No Change No Change Three retail buildings
North of site Mixed Use C-3-DA(Highway Business Fred Meyer
District with a development
agreement)
South of site Mixed Use C-3-DA(Highway Business Multi-tenant
District with a development Retail/Restaurant/Personal
agreement) Improvement building
East of site Mixed Use MU-DA(Mixed Use with a Reynard Subdivision
development agreement)
West of site Mixed Use C-3-DA(Highway Business Epic Shine Car Wash
District with a development
agreement)
G. DESIGN REVIEW OVERLAY DISTRICT:Not in the DDA,TDA,CEDA,or DSDA.
H. URBAN RENEWAL DISTRICT:No.
I. EXISTING SITE CHARACTERISTICS: The west area of the site has been developed with paved
parking and landscaping. The east area of the site has been developed with a paved drive aisle, curb,
gutter,and mature landscaping.
J. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 5.38-acres(234,352-square feet) 1,300-square feet(minimum)
Percentage of Site Devoted 20%(approximately) 92%(maximum)
to Building Coverage
Percentage of Site Devoted 12%(approximately) 10%(minimum)
to Landscaping
Number of Parking Spaces 258-parking spaces(existing) 187-parking spaces(minimum)
Front Setback(West) 50-feet* 0-feet(minimum)
Rear Setback(East) 71-feet* 0-feet(minimum)
Side Setback(North) 20-feet* 0-feet(minimum)
Side Setback(South) 10-feet* 0-feet(minimum)
*Note:Setbacks measured from the closest building to the property line.
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K. PARKING ANALYSIS:
Gross Floor Area of Proposed Retail Building A(southernmost): 25,085-square feet
Gross Floor Area of Proposed Retail Building B(middle): 15,120-square feet
Note: This building may include a veterinary clinic.
Gross Floor Area of Proposed Retail Building C-F(northernmost): 6,591-square feet
Note: This building may include a restaurant.
Retail— 1-parking space per 250-square feet of gross floor area
46,725-square feet/250= 187-parking spaces
Veterinary Clinic— 1-parking space per 400-square feet of gross floor area
Restaurant— 1-parking space per 150-sgaure feet of gross floor area
• Eagle City Code Section 8-4-5 requires 1-parking spaces per 250-square feet of gross floor area for
retail, 1-parking space per 400-square feet for a veterinary clinic,and 1-parking space per 150-square
feet for a restaurant.
Proposed Parking Spaces: 258
Required Parking Spaces: 187 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Retail")
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct three buildings to be for retail sales(including veterinary clinic
and restaurant.
Height and Number of Stories of Proposed Buildings:
Building A(southernmost building): 28' 6", single story
Building B(middle building): 28' 6", single story
Building C—F(northernmost building): 24', single story.
Gross Floor Area of Proposed Buildings:
Building A(northernmost building): 25,085-square feet
Building B(middle building): 15,120-square feet
Building C—F(northernmost building): 6,591-square feet.
On and Off-Site Circulation:
There is an existing 109,590-square foot(approximately) paved parking lot that provides parking for
vehicles using this site. One 30-foot wide shared drive aisle is located on the west side of the building
and one 30-foot wide shared drive aisle is located on the east side of the building. Both drive aisles
provide access to other buildings within the development and access to West Chinden Boulevard and
North Linder Road.
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M. BUILDING DESIGN FEATURES:
Proposed Building Design: Italianate, Craftsman,Mediterranean
Building A(southernmost building):
Roof: TPO(White)
Walls: Split face CMU (Basilite #620 Cream, Basilite #615 Standard), Smooth face CMU (Basilite
#762 Sable), CMU Band—Hones(#762 Sable), Stucco(SW Kilim Beige, SW Practical Beige),Brock
(Mutual Materials Mission), Concrete (Match #762 Sable), Cultured Stone (Chardonnay Country
Ledgestone)
Windows/Doors: Aluminum(Dark Bronze),Flush metal(SW Kilim Beige)
Fascia/Trim: Stucco Cornice (SW Practical Beige), Wood Dentils (Stained Dark Brown), Stucco
Lintels(SW Practical Beige),Fry-Reglet Reveals(Haze), Steel Tube Trellis(Black)
CMU Pilaster: Stucco Cornice(SW#6100 Practical Beige), Split Face CMU Body(#685 Baja Brown),
Smooth Face CMU Band(#630 Moondust), Split Face CMU Base(#690 Burgundy)
Building B(middle building):
Roof: TPO(White)
Walls: Split face CMU (Basilite #762 Sable, #620 Cream, #615 Standard), CMU — Honed finish
(Basilite #762 Sable), Stucco (SW Kilim Beige, SW #7023 Requisite Gray, SW Practical Beige),
Porcelain Tile (Society Union Smoke S048), Brick (Tan Terra—Mission), Colored Concrete (match
#762 Sable)Cultured Stone(Chardonnay Country Ledgestone)
Windows/Doors: Aluminum (Charcoal, Bronze), Faux Window (Spandrel), Flush metal (SW Kilim
Beige)
Fascia/Trim: Stucco Cornice (SW Practical Beige), Fry-Reglet Reveals (Haze), Stucco Cap (SW
Practical Beige)
CMU Pilaster: Stucco Cornice(SW#6100 Practical Beige), Split Face CMU Body(#685 Baja Brown),
Smooth Face CMU Band(#630 Moondust), Split Face CMU Base(#690 Burgundy)
Building C—F(northernmost building):
Roof: TPO(White)
Walls: Stucco (SW Kilim Beige, SW Practical Beige) Split Face CMU (Basilite #615 Standard),
Mission Brick(Chestnut)
Windows/Doors: Aluminum(Dark Bronze),Metal Door(SW Kilim Beige)
Fascia/Trim: Stucco Cornice (SW Practical Beige), Stucco Band (SW Kilim Beige), Wood Trellis
(Brown stain),Metal beam(Bronze), CMU Band—Honed(#762 Sable)
Brick Pilaster: Stucco Cornice (SW #6106 Kilim Beige), Brick Band (Tan Terra), Mission Brick
(Chestnut),Brick base(Vintage—Mission)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are existing trees located within the
interior landscape islands in the parking lot and existing trees located in the landscape buffer along the
east side of the property.All trees are proposed to be protected and retained.
Tree Replacement Calculations:N/A
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: Street trees were installed along North Linder Road and West Chinden Boulevard by the
developer.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones:N/A
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Parking Lot Landscaping:
a. Perimeter Landscaping:
There is existing landscaping around the perimeter of the parking lot.
b. Interior Landscaping: 10% interior landscaping is required, 10% is proposed.
O. TRASH ENCLOSURES:
Four trash receptacles,two recycling receptacles,and one trash compactor are proposed on the east
side of the building. The receptacles and trash compactors are proposed to be screened by an 8-foot
tall screen wall proposed along the west side of the drive aisle with a metal gate. The screen wall is
proposed to be constructed of split face CMU which will match the CMU used in the construction of
the building.
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 showing location,height,and wattage was received by the City. The
detailed lighting cutsheets have been received and comply with Eagle City Code Section 8-4-4-2.
R. SIGNAGE:
No signs are proposed with this application.A separate design review application is required to be
submitted for the approval of signs proposed on this building and on the site.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Meridian Fire Department has been received by the City. The site
is located within the Suez Water 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-no
Mature Trees—yes—located within the interior landscape islands in the parking lot and along the east
property line.
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.
Ada County Highway District
Historic Preservation Commission
Meridian Fire Department
Y. LETTERS FROM THE PUBLIC:None received to date.
Z. EAGLE CITY CODE 8-2A-13(B)(1)&(2): Required Findings for Design Review:
1. City Findings: The City shall make findings which address the following:
a. The ordinance and standards used in evaluating the application;
b. The reasons for the approval or denial;
c. The actions, if any,that the applicant could take to obtain approval.
2. General Standards For Design Review: The Zoning Administrator,Design Review Board,or City
Council,whichever is applicable, shall review the particular facts and circumstances of each
proposed design review in terms of the following standards and shall find adequate evidence
showing that such design review at the proposed location:
a. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan
and is in accordance with the regulations of this Code;
b. Is of a scale, intensity,and character that is in harmony with existing conforming and planned
development in the vicinity of the site;
c. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with
adjacent uses as anticipated within the zoning district;
d. Will not interfere with the visual character,quality,or appearance of the surrounding area and
the City,and where possible,enhance the continuity of thematically common architectural
features;
e. Will have facades,features,and other physical improvements that are designed as a whole, .
when viewed alone as well as in relationship to surrounding buildings and settings;
f. Will not obstruct views and vistas as they pertain to the urban environment and in relation to
artistic considerations;
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 DESIGN REVIEW BOARD 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:
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 CONDITIONS OF DEVELOPMENT WHICH ARE OF
SPECIAL CONCERN REGARDING THIS PROPOSAL:
3.2 All development of the Property shall comply with Eagle City Code Section 8-2A(Design
Review), and be generally consistent with the Concept Plan,provided,however, it is the intent
of this agreement to allow flexibility at the time a detailed plan and platting are submitted to
Eagle so long as the general intent of the Concept Plan and the requirements set forth in this
Agreement are met. If Applicant develops the Property prior to annexation under the jurisdiction
of Ada County,the Applicant shall apply for Design Review approval in Eagle and the County
shall not issue a zoning certificate or building permit for the Project until Eagle has provided the
County with a letter of approval and/or conditions of approval for the Project resulting from that
Design Review approval.
3.4 Notwithstanding anything to the contrary herein, all commercial uses proposed for the Property
listed below are considered permitted uses and shall not be submit to Eagle's conditional use
permitting process.
• Retail sales
• Vet clinic(animal hospital)
3.5 Deliveries shall be conduced from the hours of 7:00am to 10:00pm all other operations of the
site shall comply with Eagle City Code Section 4-9.
3.7 The following table demonstrates that parking at Eagle Island Marketplace exceeds the
requirements of Eagle's Code.Please note that the parking schedule below uses the most
intensive use scenario for the buildings.
15 20,198 72 4 per 1000 Retail
16 30,029 106 4 per 1000 Retail
17 17,886 163 4 per 1000 Retail
3.9 All development of the Property shall be consistent with Landscape Guidelines, Site Design
Guidelines, and Architectural Guidelines compiled in connection with the Eagle Design Review
process,and shall be generally consistent with the Concept Plan, provided that the development
guidelines do not conflict with Section 3.2 of this Agreement. The Applicant shall submit a
Design Review site layout and landscape application for the site,and shall comply with all
conditions required by Eagle as part of Design Review prior to submittal of final plat.
3.15 The Applicant shall construct outdoor plaza areas in strategic locations within the development
and in front of the buildings to accommodate and facilitate gathering points for users of the
development. These plaza areas shall include items such as seating areas,art work,fountains,
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landscaping,drinking fountains,bike racks,or similar features designed and displayed in a
manner that lends to establishing a common theme or identity to the development.
3.18 The development shall include buffers pursuant to Eagle City Code 8-3-3(D). All service areas
(loading bays,trash compactors, etc.) shall be designed to lessen impacts(noise,glare,odors,
etc.)upon adjacent residential uses. The storage of materials,packing supposed,and
merchandise is prohibited within the service-drive aisle and service areas. Tasteful displays of
merchandise may be permitted outdoors if approved through a development application.
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. 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:
1. Site Design Objectives: The site plan design shall minimize impact of traffic on adjacent
streets, provide for the pedestrian,and provide appropriate, safe parking lot design.
a. The functional relationship of the structures and the site in relation to its surroundings;
c. The site layout with respect to separation or integration of vehicular,pedestrian and
bicycle traffic patterns;
e. The location,arrangement and dimensions of truck loading ramps, docks,and bays
and vehicle service facilities;
k. The protection of views and vistas in relation to urban design and aesthetic
considerations; and
6. Building Design:
a. Building Mass: The mass of the building shall be reviewed for its relationship with
existing development in the immediate surrounding area and with the allowed use
proposed by the applicant;
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b. Proportion Of Building: The height to width relationship of new structures shall be
compatible and consistent with the architectural character of the area and proposed use;
c. Relationship Of Openings In The Buildings: Openings in the building shall provide
interest through the use of such features as balconies,bays,porches, covered entries,
overhead structures, awnings,changes in building facade and roofline alignment,to
provide shadow relief. Avoid monotonous flat planes;
d. Relationship Of Exterior Materials: The design review board shall determine the
appropriateness of materials as they relate to building mass, shadow relief, and existing
area development.Use of color to provide blending of materials with the surrounding
area and building use, and the functional appropriateness of the proposed building
design as it relates to the proposed use shall be considered;and
e. Allowed Architectural Styles: The architecture styles provided in the EASD book are
approved examples for applicants to follow when designing for Eagle architecture.
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;
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;
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.
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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.
In addition to the metal siding prohibition listed in this subsection B1k,metal siding
shall be prohibited in the DDA, TDA,CEDA design review overlay district areas.
7. Enclosed trash and recycle receptacle areas: All commercial and multi-family
developments shall provide for trash and recycle services and shall include an
enclosed area for the storage of trash and recycle receptacles. The area shall be
screened in accordance with section 8-2A-7J of this article. A waiver of this section
may be approved for small businesses that utilize ninety six(96)gallon or smaller
trash and recycle receptacles provided the containers are stored indoors or are
otherwise screened from view with the use of a screen wall and landscaping.
• Eagle City Code Section 8-2A-7(J): Buffer Areas/Common Lots:
2. Minimum Requirements:
c. To conceal outdoor storage areas,trash receptacles,exposed equipment associated with
any commercial or industrial activity, and off street loading when adjacent to or in view
from a residential activity or public street right of way, a five foot(5')wide by six foot
(6')high landscaped buffer is required.
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.
• Eagle City Code Section 8-2A-7(K): Parking Lot Landscape Strip:
4. Parking Lot Interior Landscaping:
b. Additional Requirements:
(2) No parking space shall be more than sixty feet(60')from an interior landscaped area.
(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-12: The Eagle Architecture and Site Design Book:
All applications made pursuant to this article shall also be reviewed in accordance with the Eagle
Architecture and Site Design Book.
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• Eagle City Code Section 8-2A-13: Design Review Application Processing:
B. Action And Required Findings: Following a complete review of the design review
application,the Zoning Administrator,Design Review Board, or City Council,whichever is
applicable, shall approve the application as presented,approve the application with
supplementary conditions,continue the application for further review, or deny the
application.
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:
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;
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;
• Eagle City Code Section 8-3-2(D): Enclosed Trash/Recycle Areas:
Enclosed Trash/Recycle Areas:All trash and/or garbage and recycle collection areas for
commercial, industrial and multi-family residential uses shall be enclosed on at least three(3)
sides by a solid wall or fence of at least four feet(4') in height, and a solid wood gate on a metal
frame shall enclose the fourth side,or shall be within an enclosed building or structure.Adequate
vehicular access to and from such area or areas for collection of trash and/or garbage as
determined by the administrator shall be provided.
• Eagle City Code Section 8-3-3: Supplemental Yard and Height Regulations:
D. Side And Rear Yards For Nonresidential Uses Abutting Residential Districts:Nonresidential
buildings or uses shall not be located nor conducted closer than forty feet(40')to any lot line
of a Residential District;except that the minimum yard requirements may be reduced to fifty
percent(50%)of the requirement if acceptable landscaping or screening approved by the
Council is provided. Such screening shall be a masonry or solid fence between four feet(4')
and eight feet(8') in height,maintained in good condition and free of all advertising or other
signs. Landscaping provided in lieu of such wall or fence shall consist of a strip of land not
less than twenty feet(20') in width planted with an evergreen hedge or dense planting of
evergreen shrubs not less than four feet(4') in height at the time of planting.
D. DISCUSSION:
• On July 14,2009,the City Council approved the common area landscaping within Eagle Island
Marketplace, including Fred Meyer and eight multi-tenant retail/restaurant buildings(including
pad 15, 16, and 17 of this site).The Fred Meyer building and five multi-tenant retail/restaurant
buildings have since been constructed. The applicant is requesting design review approval to
modify the previously approved building elevations for the last three retail buildings(including a
veterinary clinic and restaurant)that appear as one building.
The original approval included buildings with a combination of Italianate,Romanesque,and
Mediterranean architectural styles. The buildings included arched entries,windows,trellis
accents,awnings, green screens,horizontal and vertical building undulations,etc.to help break
up the massing of the building and provide a harmonious look with the other buildings in the
shopping center.
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Previously Approved Elevation—West Elevation
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Page 12 of 21
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Color Renderings—Previously Approved Elevations
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Page 13 of 21
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The applicant's justification letter states the proposed elevations are a combination of the
Italianate,Craftsman,and Mediterranean architectural styles. The letter states,"The building
design is of a contemporary style reflecting the idioms of the nearby buildings in the development
while integrating design aspects of several architectural styles defined in the Eagle design
standards."The building includes aspects of the Italianate style through a brick/stone wainscot
with heavy horizontal and arched lintels and spaced pilasters with horizontal banding, articulated
cornices,and defined linear accents.Aspects of the Craftsman style are incorporated with the
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exposed wood timber canopies and articulated dentil trim.In addition,the Mediterranean style
shown in the design review standards expresses large storefront facades and overhand canopies."
Staff defers comment regarding the building design,materials,and colors to the Design Review
Board.
The proposed building should be designed to be harmonious with buildings in the surrounding
vicinity. Pursuant to Eagle City Code 8-2A-13(B)(2)(d)&(e),the proposed building should be
designed to not interfere with the visual character, quality or appearance of the surrounding area
and City, and where possible,enhance the continuity of thematically common architectural
features, and will have facades,features, and other physical improvements that are designed as a
whole,when viewed alone as well as in relationship to surrounding buildings and settings. Staff
defers comment of the proposed building regarding the harmonious nature and relationship of the
building to the surrounding vicinity to the Design Review Board.
• The landscape plan shows parking spaces located on the east side of the building with one interior
landscape island. The furthest parking space is 70-feet away. Pursuant to Eagle City Code Section
8-2A-7(K)(4)(b)(2),no parking spaces can be 60-feet from an interior landscaped area. The
applicant should be required to provide a revised landscape plan showing an interior landscape
island at the end of the 7-parking spaces located east of the building. The revised landscape plan
should be reviewed and approved by staff prior to the issuance of a zoning certificate.
• Sheet A1.0 shows the location of benches proposed on the west side of the building,however, a
detail of the benches was not provided. The applicant should be required to provide a detail of the
benches proposed on the west side of the building showing the style and color. The detail should
be reviewed and approved by staff prior to the issuance of a zoning certificate.
• The site and landscape plan show four trash receptacles,two recycle receptacles and one trash
compactors proposed. The receptacles and compactor are proposed to be screened by an 8-foot
tall CMU block wall that is located east of the building.
Pursuant to Eagle City Code Section 8-3-2, all trash and recycle collection areas are required to
be enclosed on at least three sides by a solid wall or fence and a solid gate on a metal frame is
required to enclose the fourth side.Pursuant to Eagle City Code Section 8-2A-7(J)(2)(c),to
conceal outdoor storage areas,trash receptacles, exposed equipment associated with any
commercial or industrial activity, and off street loading when adjacent to or in view from a
residential activity or public street right of way, a five foot(5')wide by six foot(6')high
landscaped buffer is required.
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Staff defers comment regarding the proposed receptacle and compactor screening to the Design
Review Board.
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 February 11,2021.
The application was continued.The application came before the Design Review Board on July 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 29:40)
On February 11, 2021, upon completion of the applicant's and staffs presentations, the Board discussed
during deliberation that:
• The Board is not in favor of the proposed design, materials, and colors. The building design needs to
address the massing, pedestrian scale, and include elements present on the existing buildings in the
development for the building to be harmonious with the buildings.
• The Board requested additional information regarding the profile of the awnings, details of how the
metal siding on the west building elevation will be protected, and material samples for all proposed
materials and colors.
BOARD DELIBERATION: (Granicus time 32:46)
On July 8, 2021, upon completion of the applicant's and staffs presentations, the Board discussed during
deliberation that:
• The Board is in favor of the applicant's revised site and landscape plans.
• The Board is in favor of the proposed building designs,materials, and colors provided in the revisions,
date stamped by the City on June 2,2021.
BOARD DECISION:
The Board voted 6 to 0(Duperault abstained)to recommend approval of DR-13-09 MOD2 for a design
review application to modify the previously approved building elevations for three retail buildings
(including a veterinary clinic and restaurant)within Eagle Island Marketplace for Eisenberg Company,
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 DR-13-09 and subsequent modifications.
2. Provide a revised landscape plan showing an interior landscape island at the end of the 7-parking
spaces located east of the building. The revised landscape plan shall be reviewed and approved by
staff prior to the issuance of a zoning certificate.
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3. Provide a detail of the benches proposed on the west side of the building showing the style and color.
The detail shall be reviewed and approved by staff prior to the issuance of a zoning certificate.
Note: The Design Review Board is in favor of the bench details, date stamped by the City on July 8,
2021, and suggested the applicant could consider an alternate material in lieu of the metal benches
due to the heat that will be present on the west side of the building.
4. All ground mounted transformers,cable,and phone boxes shall be screened by landscaping per Eagle
City Code.
5. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing
this project, prior to the issuance of a zoning certificate and/or upon receipt of an invoice by the City,
whichever occurs first.
6. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
7. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
8. No ground mounted mechanical units are proposed with this application and none are approved.
9. Paint all electrical meters,phone boxes,etc. located on the building to match the color of the building.
10. No signs are proposed with this application and none are approved.
11. Provide a detail of the proposed trash compactor showing the overall height of the compactor from
finished concrete grade. The trash compactor shall be fully screened from view by the screen wall.
The detail of the proposed trash compactor shall be reviewed and approved by staff and one member
of the Design Review Boardprior to the issuance of a zoning certificate.
12. Provide a detailed cutsheet showing the style,dimensions, color, etc. of the gate proposed within the
screen wall on the east side of the building located between the loading area and the drive aisle. The
detailed cutsheet 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.
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.
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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
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
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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
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
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approval of that application prior to commencing any change.
23. Any modification of the approved design review plans, including,but not limited to building design,
location and details, landscaping,parking, and circulation,must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules,regulations,ordinances,plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the City of Eagle of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City
Code(one year from approval date).
26. All ground-mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping(top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights,claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-13-09 MOD2)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 retail buildings are permitted with the approval of a design review
application within the C-3-DA(Highway Business District 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 building is designed to be harmonious
with the existing buildings and will complement the general vicinity;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the site has parking spaces that exceed the
required parking for a retail,veterinary clinic,and restaurant use;
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
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buildings have been designed with quality materials and design includes a combination of
Italianate,Mediterranean, and Craftsman styles of architecture;
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 building
design complies with the Eagle Architecture and Site Design Book and has been designed to
complement the buildings in the vicinity;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the proposed buildings are in conformance with the required setbacks and the
heights do not exceed the 35-feet permitted within Eagle City Code;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the site has been
designed with walkways in front of the buildings and connections to the other walkways in the
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. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the buildings, and will not cover nor detract from
desirable architectural features.
DATED this 22nd day of July 2021.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County,Idaho
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Robert ru b, Chairman ,,.•,,��• ••• ••••�F4•••.,
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Tracy E. Osborn, Eagle City Clerk ••••••.••+•••
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