Findings - CC - 2021 - DR-20-21 - Treasure Valley Chevron BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A CONVENIENCE)
STORE WITH FUEL SERVICE FOR TREASURE )
VALLEY CHEVRON FOR JR WARILA )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-20-21
The above-entitled design review application came before the Eagle City Council for their action on August
24, 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:
JR Warila, represented by Dakota Gullickson with ALC Architecture, is requesting design review
approval of a 6,505-square foot convenience store with fuel service for Treasure Valley Chevron. The
10.01-acre site is located on the southeast corner of West Beacon Light Road and State Highway 16.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on April 8, 2021. Supplemental information
(revised justification letter, site, landscape, and building elevations)was received by the City of Eagle
on May 12, 2021, and on May 14, 2021. Revised information (revised site and landscape plans and
revised building elevations noting the material and color locations)was received by the City of Eagle
on May 29,2021.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies'reviews were transmitted on April 14,2021,in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On December 18,2007,the City Council approved an annexation and rezone from RUT(Rural-Urban
Transition—Ada County designation)to MU-DA(Mixed Use with a development agreement [in lieu
of a PUD]) for CMH Development. (A-17-07/RZ-24-07) (The development agreement was not
executed by the applicant; therefore, the property was subsequently not annexed into the City.)
On April 27,2021,the City Council approved an annexation and rezone from RUT(Residential-Urban
Transition—Ada County designation)to C-1-DA(Neighborhood Business District with a development
agreement [in lieu of a conditional use permit]) for a mixed use commercial development, which
includes a convenience store with fuel service. (A-10-20&RZ-13-20).
E. COMPANION APPLICATIONS: DR-21-21 (sign application)
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Village/Community RUT(Rural-Urban Transition Agriculture
Center -Ada County Designation)
Proposed No Change C-1-DA(Neighborhood Convenience store with
Business District with a fuel service
development agreement)
North of site Village/Community MU-DA(Mixed Use with a Agriculture
Center development agreement)
South of site Village/Community MU-DA(Mixed Use with a Agriculture
Center development agreement)
East of site Village/Community MU-DA(Mixed Use with a Agriculture
Center
development agreement)
West of site Neighborhood RUT(Rural-Urban Transition Agriculture
Residential(Star —Ada County designation)
Comprehensive Plan)
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. URBAN RENEWAL DISTRICT:No.
I. EXISTING SITE CHARACTERISTICS: The site has been used for agricultural uses.
J. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 10.01-acres(436,035-SF) 0.05-acres(2,000-SF)
(minimum)
Percentage of Site 1% (approximately) 50%(maximum)*
Devoted to Building
Coverage
Percentage of Site 11%(approximately) 10% (minimum)
Devoted to Landscaping
Number of Parking Spaces 37-parking spaces 34-parking spaces(minimum)
Front Setback(North) 105-feet(measured to fuel canopy) 15-feet(minimum)*
Rear Setback(South) 346-feet(measured to convenience store) 0-feet(minimum)*
Side Setback(East) 415-feet(measured to fuel canopy) 0-feet(minimum)*
Side Setback(West) 135-feet(measured to fuel canopy) 10-feet(minimum)*
*Note: Setbacks and lot coverage required within the development agreement(RZ-13-20).
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K. PARKING ANALYSIS:
Gross Floor Area of Convenience Store: 6,505-square feet; 16-gasoline pumps.
• Eagle City Code Section 8-4-5 requires 1 parking spaces per 250-square feet of gross floor area;
plus 1 for each 2 gasoline pumps
Convenience Store— 1/250 square feet+ '/2 gasoline pumps
6,505/250-square feet+ 16/2 gasoline pumps=34-parking spaces.
Proposed Parking Spaces: 37
Required Parking Spaces: 34
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one(1)building to be utilized as a convenience store with fuel
service and one(1)fuel island canopy with eight(8)pumps.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately twenty-six foot (26') high two-story convenience store
structure with a 21-foot high fuel island canopy.
Gross Floor Area of Proposed Buildings:
The proposed convenience store is approximately 6,505-square feet. The proposed fuel island canopy
is approximately 8,280-square feet.
On and Off-Site Circulation:
An 80,755-square foot(approximately)paved parking lot provides parking for vehicles using this site.
One 36-foot wide shared driveway is proposed 23-feet west of the east property line and one 36-foot
wide shared driveway is proposed 342-feet west of the east property line. Both driveways provide
access to West Beacon Light Road.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Prairie School
Roof: Single ply membrane(light gray)
Walls: Split face CMU(charcoal and light gray),EFIS(medium and light gray),
Windows/Doors: Aluminum(medium blue and white)
Fascia/Trim: EFIS(medium blue)
Proposed Canopy Design: Prairie School
Roof: Metal(Charcoal Gray)
Walls: Stucco(Charcoal Gray and Chevron White)
Columns: Steel columns(Charcoal Gray), Stone wainscot(Split face Coal Canyon Ledger)
Fascia/Trim:
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are no existing trees.
Tree Replacement Calculations:N/A
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: No street trees are proposed along West Beacon Light Road and State Highway 16.
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Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones:N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping: 8% interior landscaping is required, 10%is proposed.
O. TRASH ENCLOSURES:
One (1) 420-square foot trash enclosure is proposed to be located near the southwest corner of the
convenience store and one(1) 170-square foot ice and propane enclosure is proposed to be located near
the southeast corner of the convenience store. The enclosures are proposed to be constructed of smooth
face CMU block with stucco finish and the trash enclosure will have a metal gate. The CMU stucco
walls and metal gate will match the materials and colors 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 and detailed cutsheets have been
received and comply with Eagle City Code 8-4-4-2.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application(DR-21-21)has been
submitted for the approval of a master sign plan for this development.
S. PUBLIC SERVICES AVAILABLE:
The site is located within the City of Eagle's municipal water service area. The site is currently not
located within the Eagle Sewer District.The applicant is proposing to serve the site with well and septic
until such time central water and central sewer become available.
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-no
Riparian Vegetation-no
Steep Slopes-no
Stream/Creek-no
Unique Animal Life-no
Unique Plant Life-no
Unstable Soils-unknown
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Wildlife Habitat-no
W. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED):Not
required.
X. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Ada County Highway District
Central District Health
Department of Environmental Quality
Idaho Power
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 15,2017), designates this site as the
following:
Village/Community Center
Village and Community Centers are intended to serve as mixed use centers for goods, services and
employment for areas that are removed from downtown Eagle. Uses and residential densities vary
based on location. See the planning area text for a complete description of site specific uses.
Scenic Corridor
An overlay designation that is intended to provide significant setbacks from major corridors and natural
features through the city. These areas may require berming, enhanced landscaping, detached
meandering pathways and appropriate signage controls. This designation includes the Willow Creek
Scenic Corridor that is to provide increased setbacks and buffering of development including natural
vegetation and restoration,regional trails and connectivity.
6.6.1 Village Planning Area Uses/Design
A. The land use and development policies specific to the Village Planning Area include residential,
commercial, retail, civic, research and development park, corporate and/or educational campus,
hospitality, and office uses. Non-residential uses will be focused in the Village Center.
1. Village Center: The Village Center is generally located along the north and south sides of
Beacon Light Road, extending from State Highway 16 East to Hartley Lane, as shown on the
Future Land Use Map (Map 6.1). All Non-residential uses will be focused in the Village
Center. This area is comprised of three key components:
a. A research/development park, educational campus, and/or corporate park area designed to
provide sufficient space for corporate headquarters in a park-like setting with ancillary
commercial uses located in the Village Center; and
b. The village center should include supporting office, retail commercial, hospitality, and
civic uses that will benefit and support the non-residential uses, as well as the larger
residential area;
c. Office and restaurant uses with drive thrus are considered a supporting use to the corporate
and campus uses. Office and restaurant uses that are appropriately designed and internally
oriented to the larger development area may be considered on a case by case basis. (See
Figure 6.9)
d. Non-residential development in the northeast portion of the Village Center should be
designed and oriented to capitalize on the needs of users of the future 22-acre Terra View
Park.
2. Residential Uses should be developed as follows:
a. New developments proposed near the Village Center in the Compact Residential
designation are encouraged to include apartments, town homes, condominiums, patio
homes, bungalows and live/work units ranging in densities from 4 to 8 units per acre.
b. Densities should decrease as distance increases from the village center. The overall
densities in the Village Planning Area and in the Neighborhood Residential designation,
south of Beacon Light Road, should average 1-2 units per acre. Residential area north of
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Beacon Light is Large Lot Residential with a Residential Transition Overlay,transitioning
(feathering and clustering) to the north and east ensuring compatibility with existing
residential and foothills development.
c. Lot sizing and compatibility will be paramount as residential development reaches the
existing 2 and 5-acre lots in the area east of Linder Road and north of Floating Feather
Road. Special care should be given to the feathering and clustering of residential units as
development reaches the foothills/Farmers Union Canal. (See Figure 6.10)
d. All non-residential use in the Village Planning area should be directed to the Village Center
or the commercial center at State Highway 16 and State Highway 44(See Moon Valley&
State Planning Area Section 6.10).
B. DEVELOPMENT AGREEMENT PROVISION WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
3.1 Owner will develop the Property subject to the conditions and limitations set forth in this
Development Agreement.Further,the Owner will submit such applications regarding floodplain
development permit review, design review, preliminary and final plat reviews, and/or any
conditional use permits, if applicable, and any other applicable applications as may be required
by the Eagle City Code, which shall comply with the Eagle City Code, as it exists at the time
such applications are made except as otherwise provided with this Agreement.
3.2 Eagle hereby acknowledges that the Conceptual Site Plan (Exhibit C) represents Owner's
concept for the Property. Phase 1 of the development of the Property includes the development
of the convenience store with fuel service and the required roads and improvements as shown on
Exhibit C. Any future development of the Property shall be generally consistent with the
Conceptual Site Plan; provided, however, it is the intent of this Agreement to allow flexibility
until such time a detailed Concept Plan("Concept Plan"), and preliminary plat are submitted to
Eagle so long as the general intent of the Conceptual Site Plan and the conditions and limitations
set forth in this Agreement are met. Owner shall submit the Concept Plan outlining future phases
of the development as a modification to the development agreement prior to or concurrent with
future development of the site or submittal of a preliminary plat application, whichever occurs
first. The Concept Plan shall provide more detail, including but not limited to, location of roads
within the development, lot layout, lot dimensional standards, location and size of any common
areas and buffer areas.The City shall hold necessary public hearings pursuant to Eagle City Code
notice requirements to address the Concept Plan and any changes thereafter proposed to said
plan.
3.4 The Property shall consist of an entirely non-residential development.The land uses to be utilized
on the Property shall be compatible to the Village/Community Center planning area emphasizing
trip capture and minimizing high traffic generating uses. The Village/Community Center area
specifically seeks to provide retail commercial, hospitality, and civic uses; a research and
development/educational campus and/or corporate park area designed to provide sufficient space
for corporate headquarters in a park-like setting near ancillary commercial uses located in the
village center.
3.4.1.The Property shall be developed in compliance with Eagle City Code and the Eagle
Comprehensive Plan, as adopted at the time this Development Agreement is recorded,
except as otherwise provided herein.
3.4.2 The total square footage of retail and commercial on the site shall be limited to 30,000
square feet.
3.4.3 No single retail tenant on the Property shall exceed 20,000 square feet in building footprint
area.
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3.4.4 All lighting on the Property shall be in conformance with Eagle City Code Section 8-4-4-
2.
3.4.5 All signage shall be in conformance with Eagle City Code Section 8-2A-8.
3.5 Except for the limitations and allowances expressly set forth above and the other terms of this
Agreement, the Property can be developed and used consistent with the C-1 (Neighborhood
Business District)land uses allowed by the Eagle City Code Section 8-2-3 "Official Schedule of
District Regulations", existing at the time a design review application or conditional use permit
application(whichever the case may be) is made for individual building use.
All uses shown as "P" permitted under the C-1 zoning designation within Eagle City Code
Section 8-2-3 "Official Schedule of District Regulations,"shall be considered permitted uses and
all uses shown as "C" conditional uses under the C-1 zoning designation shall require a
conditional use permit.
The following uses which are shown as "C" conditional uses under the C-1 zoning designation
within Eagle City Code Section 8-2-3 "Official Schedule of District Regulations," shall be
permitted uses on the Property:
• Convenience Store with Fuel Service
• Automotive Washing Facility
• Bank/financial institution(with drive-up service)
• Drugstore
In addition to all other uses prohibited within said section of Eagle City Code and on the entire
Property as noted above,the following uses shall also be prohibited on the Property:
• Adult Business
• Animal Shows or Sales
• Ambulance Services
• Boarding or Lodging House or Dormitory
• Cemetery
• Circuses and Carnivals
• Drive In Theater
• Golf Course
• Hospital
• Horticulture(general and limited)
• Kennel
• Public Service Facilities
• Residential Mobile Home(Single Unit)
• Residential Mobile Home(Single Unit temporary living quarters)
• Riding Academies, Stable
• Small Engine repair
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3.6 The setbacks shall be as follows(as measured from the perimeter of the site):
Front(north property line) 15-feet
Rear(south property line) 0-feet
Side(east property line) 0-feet
Street Side(west property line) 10-feet
Side(interior) 0-feet
Maximum coverage 50%
Maximum building height 35-feet(any exceptions to the maximum height requires
a conditional use permit)
3.7 The area identified on the Conceptual Site Plan(Exhibit C)showing the Convenience Store with
Fuel Service is subject to the following minimum conditions:
3.7.1 The Convenience Store with fuel service shall be located in the northwest corner of the
Property. The total size of the parcel containing the convenience store with fuel service
shall not exceed thirty percent(30%)of the gross area of the Property(10.01 acres).
3.7.2 The convenience store and fuel station canopy shall be oriented as shown in the Concept
Plan. The convenience store and fuel station canopy design will incorporate the "Prairie
School" architectural style and shall be architecturally compatible with the commercial
buildings located within the development and other development in the vicinity. The fuel
canopy design and color shall complement the design and earth tone colors of the
convenience store. The proposed architecture is subject to change at the discretion of the
Design Review Board and/or City Council. Owner shall submit a design review
application for the proposed building(as required by Eagle City Code) and shall comply
with all conditions required by the Design Review prior to issuance of a zoning certificate.
3.8 The Convenience Store with Fuel Service shall be constructed utilizing a"Prairie School" style
of architecture, as shown on Exhibit D. Owner acknowledges that the proposed architecture is
subject to change at the discretion of the Design Review Board and/or City Council. Any future
non-residential buildings shall be constructed utilizing "Prairie School" style architecture as
identified within the Eagle Architecture and Site Design Book. As individual buildings go
through the design review process, Owner shall demonstrate the complementary relationship, in
terms of building height and style, to adjacent existing or proposed buildings within the
development in order to produce a compatible and desirable development.
3.10 Owner shall provide a minimum three foot (3') high landscaped berm along State Highway 16
and West Beacon Light Road to provide a buffer between the parking areas,proposed buildings
and the respective roadways. The landscape plan and required berms should be reviewed and
approved by the Design Review Board and City Council prior to issuance of a zoning certificate
associated with the first building permit.
3.11 Owner shall submit a design review application with each portion or phase of the Property that
is being developed showing at a minimum the following as applicable: 1)proposed development
signage, 2)planting details within the proposed and required landscape buffers and all common
areas throughout the development, 3) elevation plans for all proposed common area structures
and irrigation pump house (if proposed), 4) landscape screening details of any irrigation pump
house (if proposed), 5) useable amenities such as picnic tables, covered shelters, benches,
gazebos, bike racks, and/or similar amenities, 7) design of ponds (if any) to be constructed in
reference to mosquito abatement. The design review application shall be reviewed and approved
by the Eagle Design Review Board prior to commencing construction of the applicable
structure(s).
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3.12 Building placement shall be designed such that parking areas are not concentrated between the
buildings and roadways of a collector status or higher. The side of any buildings facing these
roads shall be provided with architectural design elements and architectural relief in keeping with
the proposed "Prairie School" architectural style contained in Exhibit D, attached hereto and
incorporated herein by reference. The building placement and parking area locations, for each
phase or proposed improvement thereafter,shall be reviewed and approved by the Design Review
Board and City Council prior to issuance of a zoning certificate.
3.15 Owner shall comply with all requirements of ACHD and/or ITD, as applicable, including, but
not limited to,dedication of right-of-way,access approaches on Beacon Light Road,curb,gutter,
and sidewalk.
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-5(E):
Eagle Architecture And Site Design Book-EASD: The purpose of the EASD Book is to show,
through the use of pictures and text, specific period architectural styles, themes, and elements
envisioned through the requirements of this article. The EASD Book, established through a
resolution of the City Council and as may be amended through future resolution(s), contains all
exhibits referenced in this article and is incorporated herein by reference. However, Exhibit A-1
may only be modified through an ordinance amendment.The architecture styles found in the EASD
Book are permitted styles. Architectural styles not shown within the EASD Book will not be
considered.A copy of the EASD Book is available at Eagle City Hall
• Eagle City Code Section 8-2A-6(A)(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;
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
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e. Allowed Architectural Styles: The architecture styles provided in the EASD book are
approved examples for applicants to follow when designing for Eagle architecture.
• Eagle City Code Section 8-2A-6(B)(1)(k):
Metal: Metal siding shall be anodized, shall have a concealed fastener system, shall have a silicon
polyester finish or equivalent, and shall include special design treatments to enhance its
appearance. These treatments may include brick or masonry wainscot treatments along exterior
walls and accent colored metals.
Metal siding is prohibited on the portion of any building facing a road. This includes sections
within the front facade that may be perpendicular to the road but within the face of the building
oriented toward the road.
A waiver of this subsection B 1 k on metal siding may be allowed where the applicant shows that
the metal is architecturally compatible with surrounding buildings; is architecturally compatible
with other nonmetal buildings in the city; and is attractively landscaped, designed,and situated,to
eliminate the stark utilitarian look intended to be prevented by this subsection.
In addition to the metal siding prohibition listed in this subsection B 1 k,metal siding shall be
prohibited in the DDA, TDA, CEDA design review overlay district areas.
• Eagle City Code Section 8-2A-6(B)(2)(e):
Metal; standing seam,batten seam (concealed fasteners required);
Metal, standing seam/batten seam is prohibited on mansard roof sections facing a road.
• Eagle City Code Section 8-2A-7(M)Parkway Strips, Separated Sidewalks,And Street Trees:
1. Except as may otherwise be required within the DDA,TDA, CEDA, and DSDA sidewalks
shall be separated from the curb along all streets. Sidewalks shall be required when space
permits. An eight foot(8')wide minimum parkway planter strip planted with shade class
(class II)trees shall be required between the sidewalk and street to provide a canopy effect
over streets.
2. In all required applications,excluding residential developments,one street tree, selected from
the approved tree list in subsection Q of this section, shall be planted per thirty five(35)
linear feet of street frontage.
D. DISCUSSION:
• The applicant is requesting design review approval for a 6,505-square foot convenience store with
fuel service and fuel island canopy for Treasure Valley Chevron. The applicant's justification letter
describes the building's design style as Prairie School which is permitted within the EASD book.
The justification letter states the exterior is finished with natural materials in several earth tone
stucco colors, dark rock and natural wood looking features. The roof is low pitch and gives the
design an off-kilter horizontal line. The fuel island canopy has been designed with colors and
materials that complement the convenience store building. Metal siding is proposed on the exterior
of the building. Eagle City Code Section 8-2A-6(B)(1)(k), states that metal siding is prohibited on
the portion of any building facing a road, however, a waiver of subsection B 1 k may be allowed
where the applicant shows that the metal is architecturally compatible with surrounding buildings,
architecturally compatible with other nonmetal buildings in the City,and is attractively landscaped,
designed, and situated to eliminate a stark utilitarian look. Staff defers comment regarding the
building and canopy design,materials,colors,and metal siding waiver to the Design Review Board.
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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 date stamped by the City on May 29,2021, does not show street trees to be
located between the sidewalk and West Beacon Light Road and State Highway 16. Pursuant to
Eagle City Code Section 8-2A-7(M), an 8-foot wide minimum parkway planter strip planted with
shade class(class II)trees shall be required between the sidewalk and street to provide a canopy
effect over the streets. The street trees shall be planted every thirty five linear feet of frontage.
The applicant should be required to provide a revised landscape plan showing class II trees
planted on the north side of the proposed sidewalk along West Beacon Light Road. The revised
landscape plan should show class II trees planted along State Highway 16. The trees should be
planted every thirty five linear feet of frontage along West Beacon Light Road and State Highway
16. 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.
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 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 June 10,2021. The
application was continued. The application came before the Design Review Board on July 22, 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).
D. Oral testimony neither in favor of nor in opposition to the application was presented to the Design
Review Board by two(2)individuals who indicated the following:
• Concerned about the additional traffic this use will generate.
• Requested the height of the berm be increased in height to screen the view of the convenience store
with fuel service from their view.
BOARD DELIBERATION: (Granicus time—2:06:40)
On June 10,2021,upon completion of the applicant's and staff's presentations,the Board discussed during
deliberation that:
• The Board was concerned with the building materials, colors,and elevations.
• The Board was concerned about the architectural style of the building and does not agree that it
complies with the Prairie School style of architecture.
• The Board recommended additional window fenestration be added to the building.
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• The Board was concerned about the lack of evergreen plant material and variety of plant material
throughout the development.
BOARD DELIBERATION: (Granicus time— 17:59)
On July 22,2021,upon completion of the applicant's and staff's presentations,the Board discussed during
deliberation that:
• The revised landscape plan meets the addition of evergreen plant material and variety of plant material
requested by the Board.
• The Board determined that it is appropriate to have class I trees planted along West Beacon Light Road
under the overhead power lines.
• The Board appreciates that the building colors were changed to be lighter in color but still concerned
about the massing of the building. Additionally, the Board agrees with the applicant that the
architectural style of the building is not Prairie School but may more closely complies with the
Mediterranean architectural style within the Eagle Architecture and Site Design Book.
• The Board determined that the building elevations still need additional window fenestration and
massing.
BOARD DECISION:
The Board voted 3 to 0(Grubb, Germano,Duperalt,and Merrill absent)to recommend approval of DR-
20-21 for a design review application for a convenience store with fuel service for Treasure Valley
Chevron for JR Warila,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 August 12, 2021.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on August 24, 2021, at which
time the Council made their decision.
B. Oral testimony in favor of the application was presented to the City Council by no one(not including
the applicant/representative).
C. Oral testimony in opposition to the application was presented to the City Council by no one.
COUNCIL DECISION:
The Council voted 3 to 1 (Pittman against)to approve DR-20-21 for a design review application for a
convenience store with fuel service for Treasure Valley Chevron for JR Warila,with the following Design
Review Board recommended site specific conditions of approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of A-10-20&RZ-13-20.
2. The revised landscape plan, date stamped by the City on July 8, 2021, showing class I trees planted
along West Beacon Light Road is approved.
3. All roof top mechanical units shall be completely screened from view by the roof and parapet walls.
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
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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. The Council recognizes the development agreement specifies Prairie School architecture is to be used
for buildings located on this site,however, it is the Council's opinion that the architectural style of the
building more closely resembles a Mediterranean architecture and recommends approval of the building
with the following modification:
a. The applicant shall provide revised building elevations showing additional window fenestration
and massing on the north and east building elevations. The revised building elevations shall be
reviewed and approved by staff and one member of the Design Review Board prior to the issuance
of a zoning certificate.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the
Idaho Transportation Department, including but not limited to approval of the drainage system,curbs,
gutters, streets and sidewalks. A letter of approval from the highway district having jurisdiction shall
be submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health& Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy,whichever occurs first.
3. All permits from Central District Health,Eagle Sewer District&Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy,whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy,whichever occurs first.
5. Unless septic tanks are permitted,wet line sewers will be required and the applicant will be required
to furnish the City Engineer with a letter from the sewer entity serving the property,accepting the
project for service,prior to issuance of any building permits or Certificate of Occupancy,whichever
occurs first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage;or submit a letter from a registered professional engineer certifying
that all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first. A copy of the construction drawing(s)shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans
shall be submitted to the City Engineer for review and approval prior to issuance of any building
permits or Certificate of Occupancy,whichever occurs first.
The plans shall show how swales,or drain piping,will be developed in the drainage easements. The
approved drainage system shall be constructed,or a performance bond shall be submitted to the City
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Clerk,prior to issuance of any building permits or Certificate of Occupancy,whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb,or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District.
Construction of the storm drain disposal system shall be complete before an occupancy permit is
issued.
8. No ditch,pipe or other structure or canal,for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company,ditch association,or other irrigation entity, shall be
obstructed,routed,covered or changed in any way unless such obstruction,rerouting,covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that
any ditch rerouting, piping,covering or otherwise changing the existing irrigation or waste ditch(1)
has been made in such a manner that the flow of water will not be impeded or increased beyond
carrying capacity of the downstream ditch; (2)will not otherwise injure any person or persons using
or interested in such ditch or their property; and(3)satisfied the Idaho Standards for Public Works
Construction. A copy of such written approval and certification shall be filed with the construction
drawing and submitted to the City prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
9. Encroachments including,but not limited to, landscaping, fencing, lighting,and/or pathways shall not
be located within any easement or right-of-way for any ditch,pipe or other structure,or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district,canal company, ditch association, or other irrigation entity associated with such
ditch,pipe or other structure,or canal. The applicant shall submit a copy of the written approval from
the irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location,height and wattage to the City
Engineer(if applicable)prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures,conduit and wiring lying outside any dedicated public
right-of-way,prior to issuance of any building permits or Certificate of Occupancy,whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location,height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of
all dust,trash,weeds and other debris.
13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle
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
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Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet,and 1,500
gallons per minute for non-residential uses(i.e.;Commercial,Industrial, Schools,etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
14. Any recreation area,greenbelt area or pathway area along the Boise River,Dry Creek or any other
area designated by the City Council or Eagle City Park and Pathway Development Committee for a
path or walkway shall be approved in writing by the Eagle City Park and Pathway Development
Committee prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
15. Conservation,recreation and river access easements(if applicable)shall be approved by the Eagle
City Park and Pathway Development Committee and shall be shown on the final plat prior to issuance
of a building permit or Certificate of Occupancy,whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations(if applicable)prior to issuance of a building permit or Certificate of
Occupancy,whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise
River Flood Plain(if applicable)from the Corps. of Engineers prior to issuance of a building permit
or Certificate of Occupancy,whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways(if applicable)from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act,Uniform Building Code,Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and
construction shall be in accordance with all applicable City of Eagle Codes unless specifically
approved by the City Council.
21. New plans,which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based,other than those
required by the above conditions,will require submittal of an application for modification and
approval of that application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping,parking,and circulation,must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
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
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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-20-21) 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 convenience store with fuel service is permitted with the approval of a
design review application within the C-1-DA(Neighborhood Business District with a development
agreement)zoning district;
B. Is of a scale, intensity, and character that is in harmony with planned development in the vicinity
of the site since the convenience store with fuel service is designed with high quality materials and
colors;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the site has parking on-site to meet the required
parking for a convenience store with fuel service;
D. Will not interfere with the visual character,quality,or appearance of the surrounding area and city,
and where possible,enhance the continuity of thematically common architectural features since the
building has been designed with quality materials and the design is consistent with the
Mediterranean style 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 proposed
building complies with the Mediterranean style of architecture;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the proposed convenience store with fuel service is in conformance with the
required setbacks and the height does 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
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designed with walkways for both walkability within the site and access to the sidewalk along West
Beacon Light Road and vehicular access to two driveways on West Beacon Light Road;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable residential center in the area; and
I. No signs are proposed with this application. A separate design review application(DR-21-21)has
been submitted for a master sign plan for the building wall signs and monument signs 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.
DATED this 24th day of August 2021.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County,Idaho
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