Findings - CC - 2021 - DR-40-21 - Office Bldg. In Eagle Island Crossing BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR AN OFFICE )
(BUSINESS AND PROFESSIONAL)AND )
STORAGE BUILDING WITHIN EAGLE ISLAND )
CROSSING FOR STEFAN GLEASON )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-40-21
The above-entitled design review application came before the Eagle City Council for their action on
October 26,2201. 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:
Stefan Gleason, represented by Andy Erstad and Nick Oelrich with Erstad Architects, is requesting
design review approval to construct a 38,099-square foot two story(1st Floor=23,379-SF and 2nd Floor
= 14,720-SF) office (business and professional)and storage building. The 2.71-acre site is generally
located northeast of State Highway 44 and North Fisher Park Way at 74 North Fisher Park Way within
Eagle Island Crossing(Lot 4,Block 2,Arts West Subdivision and Lots 8,9,and 10,Block 2,Arts West
Subdivision No. 2).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on August 18, 2021. Additional information
(existing tree plan)was received on September 15,2021.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on August 26, 2021, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On September 7,2004,the Eagle City Council approved a Comprehensive Plan Amendment to
change the land use of the Comprehensive Plan Land Use Map from Residential One(up to one
dwelling unit per acre)to Commercial and Mixed Use,and a rezone from A-R(Agricultural
Residential)to C-2-DA(General business District with development agreement)and MU-DA(Mixed
Use with a development agreement)for this site(CPA-3-03 & RZ-8-03).
On April 12,2005,the Eagle City Council approved a preliminary plat for Symphony Subdivision(PP-
07-04).
On April 17, 2007,the Eagle City Council approved a preliminary plat time extension for Symphony
Subdivision(PP-07-04).
On November 13,2007,the Eagle City Council approved a conditional use permit for a 43'-0"peak
of roof,building height exception request for the Arts West Music Academy building(CU-13-07).
On November 13,2007,the Eagle City Council approved the common area landscaping and Arts
West Music Academy building within Eagle Island Crossing(DR-67-07).
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 MU-DA(Mixed Use with a Vacant lots within Eagle
development agreement) Island Crossing
Proposed No Change No Change Office(business and
professional)and storage
building
North of site Neighborhood R-3-DA(Residential with a Residential Subdivision
development agreement) (Crossley Park)
South of site Mixed Use MU-DA(Mixed Use with a Office(business and
development agreement) professional)building for
Fulcrum Home Loans
East of site Large Lot R-1 (Residential) Residential Subdivision
(Colony Subdivision)
West of site Mixed Use MU-DA(Mixed Use with a Multi-tenant
development agreement) Retail/Restaurant Building
G. DESIGN REVIEW OVERLAY DISTRICT:Not in the DDA, TDA,CEDA,or DSDA.
H. URBAN RENEWAL DISTRICT:No.
I. EXISTING SITE CHARACTERISTICS:
The site has been developed with a parking lot, landscaping, pathway adjacent to State Highway 44,
and individual pad sites for future development on each of the commercial lots within Arts West
Subdivision Nos. 1 and 2.
J. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 2.71-acres(118,048-SF) 5,000-square foot(minimum)
Percentage of Site Devoted 32%(approximately) 50%(maximum)
to Building Coverage
Percentage of Site Devoted 42%(approximately) 10%(minimum)
to Landscaping
Number of Parking Spaces 114-parking spaces 110-parking spaces(minimum)
Front Setback(West) 71-feet 20-feet(minimum)
Rear Setback(East) 38-feet 20-feet(minimum)
Side Setback(South) 7.5-feet 7.5-feet(minimum)
Side Setback(North) 57.5-feet 7.5-feet(minimum)
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K. PARKING ANALYSIS:
Gross Floor Area of Proposed Office(business and professional)and storage: 38,099-square feet
Office, business and professional— 1 parking space per 250-square feet of gross floor area
24,875-square feet/250= 100-parking spaces
• Eagle City Code Section 8-4-5 requires 1 parking space per 250-square feet of gross floor area:
Storage— 1 parking space per 1000-square feet of gross floor area
9,646-square feet/ 1,000= 10-parking spaces
• Eagle City Code Section 8-4-5 requires 1 parking space per 1,000-square feet of gross floor area:
Proposed Parking Spaces: 114
Required Parking Spaces: 110 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: Office(business and professional)and storage)
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) building to be utilized as office (business and
professional)and storage.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately thirty-four and one half foot (34 %2') high two-story
structure.
Gross Floor Area of Proposed Buildings:
The proposed office (business and professional) and storage building is approximately 38,099-square
feet.
On and Off-Site Circulation:
A 44,000-square foot (approximately) paved parking lot will provide parking for vehicles using this
site. One 25-foot wide shared aisle is located on the shared south property line and shared with the
property to the south of this site. One 25-foot wide driveway is located along the north side of the
property of this site. Both driveways provide access to North Fisher Park Way.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Tudor
Roof: Asphalt Shingle(Gray)
Walls: Tilt Up Concrete Panels(Amazing Gray,Anonymous,Urbane Bronze),Stucco(Amazing Gray,
Anonymous, Urbane Bronze,Elder White), Stone(Creative Minds Craft Split Modular Grey Pearl)
Windows/Doors: Hollow metal(Dark Bronze)
Fascia/Trim: Prefmished metal(Dark Bronze)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods:
There are 12 existing trees on the site that are to be removed. Below is a list of the 12 exiting trees that
are to be removed from the site as identified on the landscape plan date stamped by the City on
September 15,2021.
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Tree Caliper/ Condition Remove/ Replacement
Specie Height Retained Inches/Feet per ECC
Ash 6" Healthy Remove 6"
Maple 11" Healthy Remove 11"
Maple 11" Healthy Remove 11"
Ash 6" Healthy Remove 6"
Ash 6" Healthy Remove 6"
Ash 6" Healthy Remove 6"
Ash 6" Healthy Remove 6"
Ash 6" Healthy Remove 6"
Ash 6" Healthy Remove 6"
Ash 8" Healthy Remove 8"
Ash 8" Healthy Remove 8"
Maple 12" Healthy Remove 12"
Maple 1 12" Healthy Remove 12"
Total caliper inches/feet of trees to be removed 104"
Total caliper inches proposed for mitigation 36"
Total caliper inches being paid into the City Tree Fund 68"
Tree Replacement Calculations:
The applicant is proposing to remove 12 trees from the site for a total of 104-caliper inches being
removed from the site. The applicant is proposing to plant 14 additional trees around the foundation of
the building and 4 additional trees on the east side of the parking lot for a total of 18, 2-inch caliper
trees for a total of 36-caliper inches of tree above what is required by Eagle City Code on this site.
With the addition of 36-caliper inches of tree being proposed to be planted on the site,the applicant is
required to mitigate 68-caliper inches of tree. The applicant is requesting an alternative method of
compliance approval to pay into the City Tree Fund in the amount of$11,900.00 for the 68-caliper
inches of tree they are not able to mitigate for on this site.
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are existing along State Highway 44.
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: 10% interior landscaping is required, 10% is proposed.
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• O. TRASH ENCLOSURES:
One (1) 276-square foot trash enclosure is proposed to be located near the northeast corner of the
building. The enclosure is proposed to be constructed of CMU walls and metal gates; all of which 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 the parapet walls. No ground mounted mechanical units are proposed
and none are approved.
Q. OUTDOOR LIGHTING:
The site photometrics plan, date stamped by the City on August 18, 2021, shows the height of the
parking lot light poles to be 30-feet in height. Pursuant to Eagle City Code, the maximum height for
parking lot lighting for parking lots with less than two hundred (200) parking spaces is twenty feet
(20').
R. SIGNAGE:
No signs are proposed with this application and none is approved.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within Suez Water Company service area and within the boundaries of the Eagle Sewer District.
T. PUBLIC USES PROPOSED:None.
U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:No map currently exists.
V. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern-none
Evidence of Erosion-no
Fish Habitat-no
Floodplain-no
Mature Trees-yes
Riparian Vegetation-no
Steep Slopes-no
Stream/Creek-no
Unique Animal Life-no
Unique Plant Life-no
Unstable Soils-unknown
Wildlife Habitat-no
W. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED):Not
required.
X. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Ada County Highway District
Eagle Fire Department
Eagle Sewer District
Y. LETTERS FROM THE PUBLIC:None received to date.
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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.
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:
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.
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6.5.2 Park Lane Design
B. Flint Estates Area
1. The Flint Estates area adjacent to State Highway 44 should be designed to provide
commercial uses that encourage pedestrian circulation from the residential and high
school areas, to complement the existing mixed-use area at State Street and Park Lane
(Camille Beckman)and planned new residential uses adjacent to the north.
B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF
SPECIAL CONCERN REGARDING THIS PROPOSAL:
2.7 In accordance with ECC Section 8-2-1,this development agreement is considered in-lieu of
the PUD(except as condition in 2.12 below). Except for the limitations and allowances
expressly set forth above and the other terms of this Agreement,the uses which are shown as
permitted(P)or conditional(C)uses under the Mixed Use zoning designation within Eagle
City Code Section 8-2-3 "Official Schedule of District Regulations"shall be considered
permitted uses on Lots 5 and 8,Block 2.
Office,business and professional
2.10 Excluding the residential subdivision located on Lots 1 and 2, Block 1,all buildings require
the approval of the Design Review Board. The design of the buildings shall incorporate
residential elements to ensure compatibility with surrounding uses.All buildings shall be
designed in accordance with the Eagle Architecture and Site Design book(EASD)as set forth
in Eagle City Code Section 8-2A.
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-7(C): Retention, Removal,And Replacement Of Trees:
1. Retention Of Existing Trees:
a. Existing trees shall be retained unless removal is approved in writing by the city.
2. Removal And Replacement Of Existing Trees:
a. Where trees are approved by the city to be removed, replacement with a species identified
in section 8-2A-7Q of this article is required. For each caliper inch of deciduous tree
removed, an equivalent amount of caliper inches shall be replanted. For each vertical foot
of coniferous tree removed,an equivalent amount of vertical feet shall be replanted.
Example: An eight inch(8")caliper deciduous tree is removed, an acceptable replacement
would be four(4)two inch(2")caliper deciduous trees. A twelve foot(12')tall coniferous
tree is removed, an acceptable replacement would be two (2) six feet (6') tall coniferous
trees.
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• Eagle City Code Section 8-2A-7(0): Alternative Methods of Compliance:
1. Project Conditions: It is not the intent of these landscape requirements to inhibit creative
solutions to land use problems.Under certain site conditions,a strict interpretation of
requirements may be either physically impossible or impractical. Alternative compliance is a
procedure that allows certain modifications to existing regulations within this section.
Requests for use of alternative landscaping schemes are justified only when one or more of
the following conditions apply:
a. The sites involve space limitations or unusually shaped parcels;
b. Topography, soil,vegetation, or other site conditions are such that full compliance is
impossible or impractical;
c. Due to a change of use of an existing site, the required buffer yard is larger than can be
provided; and
d. Safety considerations are involved.
2. Request For Alternative Method Of Compliance: The applicant must provide the city with a
written request if an alternative method of compliance is proposed. The request shall state
which requirement as set forth within this section is to be modified,what project conditions
stated within subsection 01 of this section justify using the proposed alternative,and how the
proposed alternative equals or exceeds said requirement.
3. Tree Fund: Persons applying for an alternative method of compliance for relief from
regulations that require all existing trees to remain on site may elect to make a financial
contribution to the Eagle city tree fund in lieu of retaining all trees on site. The condition(s)
which warrants the need for the tree fund alternate method of compliance shall be specified in
the application submitted under subsection 02 of this section. If the application is approved,
the amount to be contributed by the applicant will be based upon the total caliper inches of
deciduous tree(s)removed from the site and the total vertical feet of coniferous trees removed
from the site. Cost per caliper inch for deciduous trees and cost per vertical foot for
coniferous trees shall be determined by resolution of the city council. The applicant shall
have the right to review and consider the value determination, and following said review,to
reapply for other alternative methods of compliance,without prejudice, in accordance with
subsection 02 of this section.
• Eagle City Code Section 4-4-2(A)(5)Light pole fixtures shall have a maximum height of:
a. Twenty feet(20')for parking lots with less than two hundred(200)spaces;
D. DISCUSSION:
• The applicant is requesting design review approval to construct a 38,099-square foot office
(business and professional) and storage building. The applicant's justification letter states the
design of the building is Tudor style which is one of the nine architectural styles within the EASD
book. The materials proposed for the exterior are asphalt shingle roof, stucco, stone, half-timber
detailing, tilt-up concrete panels with a skim coat, and dark bronze anodized storefronts and
windows. Staff defers comment regarding the building design and colors to the Design Review
Board.
The proposed building should be designed to be harmonious with buildings in the surrounding
vicinity. Pursuant to Eagle City Code 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
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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 entire Arts West Subdivision was constructed with the parking lot, trash enclosure pad sites,
interior landscape islands, and future building pad sites. The interior landscaping within the
parking lot on Lots 7 and 8, Block 2, Arts West Subdivision No. 2 have been planted with trees;
however,the applicant is proposing to reconfigure the parking lot, thus the trees will be removed.
The applicant has received approval from the property owner to the south (Lot 7, Block 2) to
reconfigure the parking on their northern property line. A total of 12 trees are proposed to be
removed(9-ash trees and 4-maple trees). As noted on the tree removal plan the trees are in good
condition and healthy. Pursuant to Eagle City Code Section 8-2A-7(C)(1)(a), existing trees are
required to be retained on site unless removal is approved in writing by the City. Pursuant to Eagle
City Code Section 8-2A-7(C)(2)(a),for each caliper inch of deciduous tree removed,an equivalent
amount of caliper inches is required to be replanted and for each vertical foot of coniferous tree
removed, an equivalent amount of vertical feet is required to be replanted. The applicant is
proposing to plant 14 additional trees around the foundation of the building and 4 additional trees
on the east side of the parking lot for a total of 18, 2-inch caliper trees which is equal to 36-caliper
inches of tree above what is required by Eagle city code for this site. With the addition of 36-
caliper inches of tree being proposed to be planted on the site,the applicant is required to mitigate
68-caliper inches of tree. The applicant is requesting approval of an alternative method of
compliance to pay into the City Tree Fund in the amount of$11,900.00 for the 68-caliper inches of
tree that are not able to mitigate on this site.
If the City accepts the applicant's proposal to plant an additional 18, 2-inch caliper trees and pay
$11,900.00 into the City Tree Fund, the applicant should be required to pay $11,900.00 in to the
City Tree Fund prior to the issuance of a zoning certificate.
-OR-
If the City does not accept the applicant's proposal to plant an additional 18, 2-inch caliper trees
and pay $11,900.00 into the City Tree fund, then the applicant should be required to provide a
revised landscape plan showing the addition of 43, 2-inch caliper deciduous trees. The revised
landscape plan should be reviewed and approved by staff and one member of the Design Review
Board prior to the issuance of a zoning certificate.
Staff defers comment regarding the alternative method of compliance and payment to the City Tree
Fund to the Design Review Board.
• The site photometrics plan, date stamped by the City on August 18, 2021, shows the height of the
parking lot light poles to be 30-feet in height. Pursuant to Eagle City Code,the maximum height
for parking lot lighting for parking lots with less than two hundred(200)parking spaces is twenty
feet (20'). The applicant should be required to provide a revised photometrics plan and detailed
cut sheets of the proposed light fixtures showing the overall height of the parking lot light poles to
not exceed 20-feet(inclusive of any concrete bases). The revised photometrics plan and detailed
cut sheets should be reviewed and approved by staff 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.
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PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on September 23,
2021, at which time the Board made their decision.
B. Oral testimony in favor of the application was presented to the Design Review Board by no one (not
including the applicant/representative).
C. Oral testimony in opposition to the application was presented to the Design Review Board by no one.
BOARD DELIBERATION: (Granicus time 1:52:53)
Upon completion of the applicant's and staffs presentations,the Board discussed during deliberation that:
• The Board had concerns regarding the south building elevation and requested additional Tudor
elements and fenestration be added to the south building elevation.
• The Board determined the parking lot light height was acceptable since the lighting for the entire Arts
West Subdivision were reviewed all as one and the locations of the parking lot lights were being moved
a greater distance from the north property line.
• The Board was in favor of the proposed tree mitigation the applicant has submitted.
BOARD DECISION:
The Board voted 4 to 0(Germano absent; Grubb and Duperault recused)to recommend approval of DR-
40-21 for a design review application to construct a 38,099-square foot two story(1st Floor=23,379-SF
and 2nd Floor= 14,720-SF)office(business and professional)and storage building,for Stefan Gleason,
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 October 14,2021.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on October 26,2021,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 4 to 0 to approve DR-40-21 for a design review application to construct a 38,099-
square foot two story(1st Floor=23,379-SF and 2'Floor= 14,720-SF)office(business and professional)
and storage building,for Stefan Gleason,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 CPA-3-03/RZ-8-03/PP-7-04, CU-4-07, and DR-67-07.
2. The City accepts the applicant's proposal to plant an additional 18, 2-inch caliper trees and pay
$11,900.00 into the City Tree Fund. The applicant shall be required to pay $11,900.00 into the City
Tree Fund prior to the issuance of a zoning certificate.
3. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
4. 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.
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5. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
6. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
7. No ground mounted mechanical units are proposed with this application and none are approved.
8. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
9. No signs are proposed with this application and none are approved.
10. Provide detailed elevations showing the fencing proposed around the generator location and show any
screening material to be used with the fencing. The detailed elevations shall be reviewed and approved
by staff prior to the issuance of a zoning certificate.
11. Provide details of the type of trucks that will be accessing this site and show a circulation plan showing
the proposed truck route. The details and truck route shall be reviewed and approved by staff prior to
the issuance of a zoning certificate.
12. Provide revised building elevations showing additional massing,fenestration,trim,and/or detailing on
the south building elevation to provide more Tudor elements. The revised building elevations shall be
reviewed and approved by staff and two members of the Design Review Board prior to the issuance of
a zoning certificate.
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
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permits or Certificate of Occupancy,whichever occurs first.
The plans shall show how swales,or drain piping,will be developed in the drainage easements. The
approved drainage system shall be constructed,or a performance bond shall be submitted to the City
Clerk,prior to issuance of any building permits or Certificate of Occupancy,whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District.
Construction of the storm drain disposal system shall be complete before an occupancy permit is
issued.
8. No ditch,pipe or other structure or canal,for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company,ditch association,or other irrigation entity, shall be
obstructed,routed,covered or changed in any way unless such obstruction,rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that
any ditch rerouting,piping,covering or otherwise changing the existing irrigation or waste ditch(1)
has been made in such a manner that the flow of water will not be impeded or increased beyond
carrying capacity of the downstream ditch; (2)will not otherwise injure any person or persons using
or interested in such ditch or their property; and(3) satisfied the Idaho Standards for Public Works
Construction. A copy of such written approval and certification shall be filed with the construction
drawing and submitted to the City prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
9. Encroachments including,but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch,pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district,canal company, ditch association, or other irrigation entity associated with such
ditch, pipe or other structure, or canal. The applicant shall submit a copy of the written approval from
the irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location,height and wattage to the City
Engineer(if applicable)prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer,for the purpose of
installing and maintaining street light fixtures,conduit and wiring lying outside any dedicated public
right-of-way,prior to issuance of any building permits or Certificate of Occupancy,whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location,height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of
all dust,trash,weeds and other debris.
13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle
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
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items of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet,and 1,500
gallons per minute for non-residential uses(i.e.;Commercial,Industrial,Schools,etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
14. Any recreation area,greenbelt area or pathway area along the Boise River,Dry Creek or any other
area designated by the City Council or Eagle City Park and Pathway Development Committee for a
path or walkway shall be approved in writing by the Eagle City Park and Pathway Development
Committee prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
15. Conservation,recreation and river access easements(if applicable) shall be approved by the Eagle
City Park and Pathway Development Committee and shall be shown on the final plat prior to issuance
of a building permit or Certificate of Occupancy,whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code,pertaining to floodplain and
river protection regulations(if applicable)prior to issuance of a building permit or Certificate of
Occupancy,whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise
River Flood Plain(if applicable)from the Corps. of Engineers prior to issuance of a building permit
or Certificate of Occupancy,whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways(if applicable)from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act,Uniform Building Code,Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and
construction shall be in accordance with all applicable City of Eagle Codes unless specifically
approved by the City Council.
21. New plans,which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those
required by the above conditions,will require submittal of an application for modification and
approval of that application prior to commencing any change.
23. Any modification of the approved design review plans, including,but not limited to building design,
location and details, landscaping,parking, and circulation,must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
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
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planned use of the property which is the subject of this application, shall require the applicant to
submit a Zoning Permit application to the City and comply with all rules,regulations,ordinances,
plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in
interest advises the City of Eagle of its intent to changes the planned use of the subject property
unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in
effect at the time the change in use is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City
Code(one year from approval date).
26. All ground-mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping(top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Council reviewed the particular facts and circumstances of this proposed design review application
(DR-40-21) 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 an office (business and professional) and storage building is permitted
with the approval of a design review application within the MU-DA(Mixed Use with 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 office and storage building is designed
with materials and colors consistent with the Tudor style of architecture;
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 an office(business and professional)and storage building;
D. Will not interfere with the visual character,quality,or appearance of the surrounding area and city,
and where possible,enhance the continuity of thematically common architectural features since the
office and storage building has been designed with quality materials and the design is consistent
with the Tudor 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 Tudor style of architecture and has been designed to complement the
buildings in the vicinity;
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F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the proposed office and storage buildings in 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
designed with walkways for both walkability within the site and access to existing buildings within
the development and vehicular access is provided by shared access points providing access to North
Fisher Parkway;
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 subdivision, and will not cover nor detract from
desirable architectural features.
DATED this 26th day of October 2021.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County,Idaho
son ierce,Mayor
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