Findings - DR - 2016 - DR-30-16 - Construct An Automotive Body Shop For Westside Body WorksBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW TO CONSTRUCT AN )
AUTOMOTIVE BODY SHOP FOR WESTSIDE )
BODY WORKS FOR TIM WALLACE )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -30-16
The above -entitled design review application came before the Eagle Design Review Board for their action
on May 26, 2016. The Board continued the item to June 9, 2016, and made their decision at that time. The
Design Review Board having heard and taken oral and written testimony, and having duly considered the
matter, makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Tim Wallace, represented by Dale Binning, is requesting design review approval to construct an
18,376 -square foot automotive body shop for Westside Body Works. The 1.21 -acre site is located on
the south side of East State Street approximately 295 -feet north of East Iron Eagle Drive at 1447 East
State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on April 21, 2016. Revised plans were received
by the City on May 5, 2016, May 25, 2016, and June 1, 2016.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on April 22, 2016, in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS: None
E. COMPANION APPLICATIONS: None
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS:
There is a 22,500 -square foot warehouse located on the western portion of the site and the eastern
portion of this site is undeveloped. Curb and gutter with a separated sidewalk was previously
constructed by ACHD along the entire frontage of this site.
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COMP PLAN
ZONING
LAND USE
DESIGNATION
DESIGNATION
Existing
Downtown
M-1 (Light Industrial District)
Vacant
Proposed
No Change
No Change
Automotive Body Shop for
Westside Body Works
North of site
Downtown
C-2 (General Business District)
Restaurant (Busters) and
Automotive Gas Station/
Service Shop (Jiffy Lube)
South of site
Downtown
MU (Mixed Use)
Multi -tenant
Office/Retail/Warehouse
Building and Multi -tenant
Flex Space Building in
Rocky Mountain Business
Park
East of site
Mixed Use
C-2 (General Business District)
Multi -tenant Retail
Building (Clock Tower)
West of site
Downtown
M-1 (Light Industrial District)
Warehouse and Auction
Facility (Eagle Auto
Auction)
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS:
There is a 22,500 -square foot warehouse located on the western portion of the site and the eastern
portion of this site is undeveloped. Curb and gutter with a separated sidewalk was previously
constructed by ACHD along the entire frontage of this site.
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I. SITE DATE:
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site
2.81 -acres (122,404 -SF) entire site
1.21 -acres (52,708 -SF) area considered
with this application
N/A
Percentage of Site Devoted
to Building Coverage
35% (approximately)
92% (maximum)
Percentage of Site Devoted
to Landscaping
15% (approximately)
10% (minimum)
Number of Parking Spaces
20 -parking spaces
(48 -parking spaces within the building)
68 -total
68 -parking spaces (minimum)*
Front Setback
40 -feet (Northeast)
0 -feet (minimum)
Rear Setback
46.5 -feet (South)
0 -feet (minimum)
Side Setback
4 -feet (Northwest)
0 -feet (minimum)
Side Setback
27.5 -feet (Southeast)
0 -feet (minimum)
*Note: Based on a 13% Darkine reduction
in accordance with ECC Section R-4-4-4 (A)(7)
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) building to be utilized as an automotive body shop.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately twenty-four and one half foot (24 t/z') high single -story
structure.
Gross Floor Area of Proposed Buildings:
The proposed automotive body shop is approximately 18,376 -square feet.
On and Off -Site Circulation:
A 21,346 -square foot (approximately) paved parking lot provides parking for vehicles using this site.
One 34 -foot wide shared driveway is located on the south property line and shared with the property to
the south of this site. One 36 -foot wide driveway is located adjacent to the proposed west property line
of this site. Both driveways provide access to East State Street.
K. BUILDING DESIGN FEATURES:
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)
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are no existing trees.
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Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along East State Street.
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: 5% interior landscaping is required, 5% is proposed.
N. TRASH ENCLOSURES:
One (1) 180 -square foot trash enclosure is proposed to be located near the southern driveway on East
State Street. 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.
O. MECHANICAL UNITS:
The applicant is proposing to use roof mounted mechanical units. The roof mounted mechanical units
are proposed to be screened by screen walls. No ground mounted mechanical units are proposed and
none are approved.
O. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage is required to be reviewed and
approved by the Zoning Administrator prior to issuance of any building permits.
P. SIGNAGE:
No signs are proposed with this application. A separate design review application (DR -31-16) has
been submitted for the approval of signs proposed on this building and on the site.
Q. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. A water
service approval has not been received to date. Approval of the water company having jurisdiction
will be required prior to issuance of a building permit.
R. PUBLIC USES PROPOSED: None.
S. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
T. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain - no
Mature Trees - no
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
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Unique Plant Life - no
Unstable Soils - unknown
Wildlife Habitat - no
U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required.
V. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Comments, which appear to be of special concern, are noted below:
Ada County Highway District
Department of Environmental Quality
Eagle Fire Department
Idaho Transportation
Tesoro Logistics NW Pipeline
W. LETTERS FROM THE PUBLIC: None received to date.
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 designates this site as Downtown.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• The official Zoning Map of the City of Eagle identifies the site as M-1 Light Industrial District.
• Eagle City Code Section 8-2-3 identifies an "Automotive Body Shop" as a "P" Permitted use
within the M-1 Light Industrial District.
• 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)(5)
Utilities: Utility service systems shall not detract from building or site design. Cable, electrical,
and telephone service systems shall be installed underground, and the design review board shall
consider:
a. Size and location of all service systems for appropriate appearance and maintenance
accessibility;
b. The location and design of transformers, pad mount and roof mounted mechanicals and
electrical equipment shall be reviewed and approved by the design review board. All roof
mounted mechanicals shall be completely screened from view through the use of a parapet
wall when utilizing a flat roof design or shall be enclosed within the building when utilizing a
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roof design other than a flat roof. "Screened from view" shall mean "not visible" at the same
level or elevation of the parapet wall (e.g., the perspective generally as shown on an elevation
plan);
c. The location and sizes of all utility lines, manholes, poles, underground cables, gas lines, wells,
and similar installations; and
d. The continued maintenance of these service systems.
• 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
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)(i)
EIFS: permitted for accent only, ten percent (10%) maximum wall coverage (per each facade).
Additional accents required through the use of other materials;
• Eagle City Code Section 8 -2A -7(K) Parking Lot Landscaping:
1. Visual Impact: Landscaping shall be provided to minimize the visual impact of off street
parking:
Parking should be located to the side and rear of buildings and shall be screened so that it does
not dominate the streetscape. Fences, hedges, berms, and landscaping may be used to screen
parking areas (chainlink fencing shall not be permitted). In the design of large parking areas,
arrange bays of parking spaces to be separated by landscaping. When parking lots occur on
sloping terrain, step the parking lots to follow the terrain rather than allowing the lot surface to
extend above natural grade.
2. Parking Lot Landscape Strip: A landscape strip shall be provided when a parking lot is located
adjacent to a public right of way. The landscaped strip shall serve to shield views of parked cars
to passing motorists and pedestrians, and to establish coordination among architecturally diverse
buildings, which creates a pleasing, harmonious appearance along the roadway.
Four (4) options are provided for fulfilling this requirement:
a. Provide a ten foot (10') wide landscaped strip between the right of way and the parking lot, and
plant with a minimum of one shade tree and ten (10) shrubs per thirty five (35) linear feet of
frontage, excluding driveway openings.
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b. Provide an earth berm of thirty inches (30") minimum height (do not exceed 3:1 slope) within a
ten foot (10') wide landscaped strip between the right of way and the parking lot, and plant with a
minimum of one shade tree and five (5) shrubs per thirty five (35) linear feet of frontage,
excluding driveway openings.
c. Provide a six foot (6) landscaped strip with a minimum thirty inch (30") grade drop from the
right of way to the parking lot, and plant with a minimum of one shade tree and five (5) shrubs
per thirty five (35) linear feet of frontage, excluding driveway openings.
d. Provide a three foot (3') high fence of wood, brick, stone, or decorative block or concrete along
with a four foot (4') wide landscaped strip between the right of way and the parking lot, and plant
a minimum of one shade tree and five (5) shrubs per thirty five (35) linear feet of frontage,
excluding driveway openings. (Ord. 462, 11-11-2003)
(1) The board may waive the requirement for a wood, brick, stone, decorative block or concrete
fence if the board finds the following:
(A) The applicant must design, document, and obtain city approval representing that the overall
planting design, at the time of planting, results in an effective barrier such that the landscape strip
shields the view of parked cars from passing pedestrians and motorists; and
(B) Any such proposed design alternative is compatible with the overall site design of the entire
project and is compatible with the surrounding area.
0 Eagle City Code Section 8 -2A -7(K)(3)
Parking Lot Perimeter Landscaping: Perimeter landscaping requirements define parking areas and
prevent two (2) adjacent lots from becoming one large expanse of paving. This requirement does
not hinder the ability to provide vehicular access between lots.
a. Provide a minimum five foot (5') wide perimeter landscaped strip between the property lines
and the parking lot, and plant with a minimum of one shade tree and five (5) shrubs per thirty five
(35) linear feet of perimeter.
• Eagle City Code Section 8 -2A -7(K)(4) Parking Lot Interior Landscaping:
a. Calculated Amount: Interior parking lot landscaping shall be required on any parking lot with
ten (10) spaces and above. The required amount of landscaping is based on a sliding scale, as
follows:
Percent Of Total Area O
Total Number A Lot That Must Be An
Of Spaces Interior Landscaped Area
. 10-20 15 percent
21-50 18 percent N
51+ 110 percent
• Eagle City Code Section 8 -2A -7(L) Landscaped Commercial Strips:
1. Landscaped strips shall be provided between all building development and public rights of way
to lend continuity among different architectural styles, screen unsightly views, establish a
pleasing view for motorists, and create a safe and pleasant corridor for pedestrians.
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a. The landscaped strip shall be ten feet (10') wide minimum and planted with one shade tree and
ten (10) shrubs for every thirty five feet (35') of street frontage. Two (2) ornamental or two (2)
evergreen trees may be substituted for one shade tree.
• Eagle City Code Section 8-4-4-2(A) Site Lighting:
2. Any lights used to illuminate a site shall be arranged to reflect the light away from the
adjoining property.
3. Except as noted in subsection A4 of this section, all site lighting shall be recessed or shielded
to direct all light downward and the source of the light (including the lamp and any nonopaque
material/lens covering the lamp) shall not be directly visible by a person of average height
standing on the property line of any public right of way, or any private street, or on the property
line of any residentially zoned parcel of land or parcel of land used for residential purposes.
6. Except as may be noted within this subsection A, low pressure sodium lights, or 250 watt
maximum high pressure sodium lights, shall be the only type of site lighting permitted.
• Eagle City Code Section 8-4-4-6: BICYCLE PARKING:
One bicycle parking space within an approved rack shall be required for each thirty (30) required
automobile parking spaces or fraction thereof for office and commercial developments. Multi-
family residential developments shall provide one bicycle rack space per each ten (10) units.
Bicycle parking racks shall be in a well lit area, and shall be designed in accordance with the
parking facility criteria of the "Bicycle -Pedestrian Design Manual For Ada County" as prepared
for the Ada County highway district with the exception that bicycle racks do not have to be
covered unless required by the design review board, or planning and zoning commission or city
council.
• Eagle City Code Section 8-2A-6 (13)(3):
Architectural Requirements, Building Materials, Fence And Deck/Patio Materials, Colors, And
Architectural Appurtenance Height Limitation: Unless specified as prohibited herein, materials
listed in this section are allowed. If a material proposed for construction is not listed in this
section it shall be upon the discretion of the zoning administrator, the design review board, and
the city council, whichever the case may be, to determine the appropriateness of such material.
3. Fences:
a. Vinyl: integral color required;
b. Block (with columns);
c. Brick (with columns);
d. Wrought iron;
e. Cedar, fir and similar high maintenance and/or unsightly fencing shall not be permitted.
• Eagle City Code Section 8-4-5: SCHEDULE OF PARKING REQUIREMENTS:
Automotive repair shop, body shop, or tire shop 1 per 225 square feet of gross floor area
C. DISCUSSION:
• The applicant is proposing to construct an 18,376 -square foot automotive body shop on the south
side of East State Street approximately 295 -feet north of East Iron Eagle Drive. The automotive
body shop is proposed to be located on the eastern portion of the property located at 1447 East
State Street. The entire property is 2.81 -acres in size, however, the application and site/landscape
plans submitted indicate improvements only on the eastern 1.21 -acre portion of the site. The
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existing building and site (Precision Panel) do not comply in all respects with Eagle City Code
and would be required to be brought into compliance with City code upon
development/redevelopment of the site. The addition of a building, parking, and landscaping to
the overall 2.81 -acre site constitutes redevelopment of the site and improvements to the overall
site may be required at this time. If the applicant were to submit a combined preliminary/final plat
application to subdivide the 1.21 -acre development site from the overall 2.8I -acre property, then
the City Council may, at their discretion, determine the construction of improvements on the
entire 2.81 -acre site are not required at this time. The submittal of a combined preliminary/final
plat application should be required for review and approval by City Council prior to issuance of a
building permit.
The applicant's justification letter, date stamped by the City on April 21, 2016, indicates the
building is to be constructed in accordance with the Italianate style of architecture as depicted
within the EASD Book. The letter states the building is symmetrical with the use of two (2)
colors of decorative concrete block and EIFS cornice. Large round columns are proposed at the
entrance at the customer entrance area. Multi -pane windows are proposed on the east and north
building elevations. Two (2) large aluminum overhead doors with full glass are proposed on the
north building elevation. The applicant is proposing to use a separate screen wall to screen the
roof top mechanical units. Pursuant to past action by the Eagle Design Review Board and City
Council, the screening of roof top mechanical units, hoods, vents, ladders, etc. has been
accomplished with the parapet walls of the main structure, not additional screen walls as
proposed in the center of the proposed building.
Significant commentary and analysis could be provided regarding building design and colors.
Staff will defer comment on this matter to the Design Review Board.
Several years ago, curb, gutter, and a separated 5 -foot wide sidewalk was constructed adjacent to
East State Street by ACHD. The drainage constructed with that project consisted of swales
located between the sidewalk and the back of curb and was finished with sand in the bottom with
large cobblestones on the edges of the swales. While the completion of the sidewalk is a benefit
to the pedestrians, the design of the streetscape does not comply with the City of Eagle
streetscape requirements. Pursuant to Eagle City Code, sidewalks are to be separated 8 -feet from
the curb along all streets and planted with street trees every 35 -feet. Pursuant to past action by
the Eagle Design Review Board, the street trees were permitted to be located on the back side of
the separated sidewalk and the cobblestones within the drainage swale were required to be
removed and replaced with sod. The applicant should be required to provide a revised site and
landscape plan showing the cobblestones located within the drainage area to be removed and
replaced with sod. The revised landscape plan should be reviewed and approved by staff prior to
the issuance of a zoning certificate.
The site and landscape plans show the trash enclosure to be located near the southeast corner of
the site, near the driveway on the south property line. The applicant indicates the trash enclosure
is to be constructed of CMU walls and metal gates; all of which is to match the materials and
colors used in the construction of the building. The applicant should be required to provide
detailed elevations of showing the size, height, materials, colors, etc. to be used in the
construction of the trash enclosure. The detailed elevations should be reviewed and approved by
staff and one member of the Design Review Board prior to the issuance of a zoning certificate.
The landscape plan, date stamped by the City on May 5, 2016, shows the main drive aisle for this
site to be located between the north property line and the building. There are parking spaces
located between the two wings of the building where customers will park and receive estimates or
drop off their vehicles for work to be completed on the vehicles. The landscape plan shows the
area south of the separated sidewalk to be landscaped with street trees and sod. Pursuant to Eagle
City Code, a parking lot landscape strip is required to shield the view of parked cars to passing
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motorists and pedestrians. Eagle City Code Section 8 -2A -7(K)(2), provides several options for
achieving the requirement of screening parking lots with landscaping. The applicant should be
required to provide a revised landscape plan showing how the drive aisle and parking lot located
along the north side of the building will be screened per Eagle City Code Section 8-2A-7(K)(2)(a-
d). The revised landscape plan should be reviewed and approved by staff and two members of
the Design Review Board prior to the issuance of a zoning certificate.
The site plan and floor plan, date stamped by the City on April 21, 2016, shows a total of 36 -
parking spaces (15 -outside and 21 -within the building). A revised site plan and parking analysis
plan, date stamped by the City on May 24, 2016, shows a total of 46 -parking spaces (25 -outside
and 21 -inside). Pursuant to Eagle City Code, an automotive body shop is required to have one (1)
parking space for every two hundred and twenty-five (225) square feet of gross floor area. Based
upon this ratio, 82 -parking spaces would be required for the 18,376 -square foot building. The
applicant is requesting a 36 -space parking reduction — see applicant's revised site plan and
parking analysis.
The landscape plan, date stamped by the City on May 5, 2016, shows approximately 2% interior
parking lot landscaping. Pursuant to Eagle City Code, a parking lot between 10 and 20 -parking
spaces is required to have a minimum of 5% interior landscaping. The applicant should be
required to provide a revised landscape plan showing a minimum of 5% interior parking lot
landscaping on this site. The revised landscape plan should be reviewed and approved by staff
and two members of the Design Review Board prior to the issuance of a zoning certificate.
The landscape plan, date stamped by the City on May 5, 2016, does not show a shade tree on the
proposed west property line between the building and the south property line. Pursuant to Eagle
City Code, one shade tree and five (5) shrubs per thirty five (35) linear feet of perimeter is
required to be planted between property lines and parking lots. The applicant should be required
to provide a revised landscape plan showing one shade tree and five (5) shrubs per thirty five (35)
linear feet on the proposed west property line, between the building and the south property line.
The revised landscape plan should be reviewed and approved by staff and two members of the
Design Review Board prior to the issuance of a zoning certificate.
There are overhead powerlines located in close proximity to the proposed west property line.
Pursuant to Eagle City Code, cable, electrical, and telephone service systems are to be installed
underground. The applicant should be required to provide a revised site plan showing all
overhead powerlines, cable, and telephone service systems to be installed underground. The
revised site plan should be reviewed and approved by staff prior to the issuance of a zoning
certificate.
The applicant is proposing to use LED lighting on the building. The use of this type of lighting
has been supported by the Design Review Board in the past, however, the Board recognizes that
LED lighting requires City Council approval as it is not specifically identified as permitted in
City code. When Eagle City Code Section 8-4 was drafted in 1998 (and amended in 2002) LED
lighting was not widely used as it was cost prohibitive and in the early stages of development. In
the last decade this lighting method has evolved and is now a cost effective lighting method that
produces a light (3000 Kelvin) that has a color corrected temperature which is similar to the
150/250 watt high pressure sodium source which is permitted in Eagle City Code. This lighting
source has been used in street lights in Downtown Eagle and will be installed on Hill Road as part
of the Hill Road extension project. In the upcoming code update staff intends to write standards
for consideration by the City Council to permit the use of LED lighting through administrative
approval.
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STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date, staff recommends approval with the site specific
conditions of approval and the standard conditions of approval provided within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on May 26, 2016. The
Board continued the item to June 9, 2016, at which time the Board made their decision.
B. Oral testimony in opposition to this proposal was presented to the Design Review Board by no one.
C. Oral testimony in favor of this proposal was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DECISION:
The Board voted 6 to 0 (Baer absent) to approve DR -30-16 for a design review application to construct an
automotive body shop for Westside Body Works for Tim Wallace, with the following staff recommended
site specific conditions of approval and standard conditions of approval with text shown with strike thru
to be deleted by the Board and text shown with underline to be added by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. If the City Ceuneil detefirAaes the eenstfuetien of impr-evements oft the entir-e 2.81 aere site are not
requiredhis time, ten « The applicant shall submit a combined preliminary/final plat application
to subdivide the 1.21 -acre site (subject site of this application) from the overall 2.81 -acre site. The
combined preliminary/final plat application shall be reviewed and acted upon by City Council prior to
issuance of a building permit. If the 1.21 -acre site (subject site of this application) is not subdivided
and removed from the overall 2.81 -acre site, then the owner of the entire 2.81 -acre site shall be
required to submit a design review application showing the building and site designed in compliance
with all relevant Eagle City Codes. Upon approval of the design review application, the owner shall
construct all improvements as required through the design review application approval prior to the
issuance of any certificate of occupancy for the 1.21 -acre site.
2. Pr-evide-a-revised -site ply showing aflarrgin eemplianee-with ECC Seetien 8 4 5.1& The Design
Review Board and City r'ou finds and determines that adequate parking will be provided through
the use of the proposed 482 -2 -indoor parking spaces and the 2025 -outdoor parking spaces and
supports the 13% parking reduction as allowed by ECC Section 8-4-4-3(A)(7). then this eena:tt:e.n
shall be eensi ere`' satisc:ea The parking of wrecked vehicles along the frontage of the site or within
the parking spaces used for estimating (identified on the site plan as "estimate parking spaces")
beyond the length of time it takes to provide the repair estimate is prohibited
3. The landscape plan, date stamped by the City on June 1 2016 showing the cobblestones located
_within the drainage area adjacent to East State Street to be removed and replaced with sod is
approved. pmvide a revised site a landseape plan showing the eebblestenes , 4 a within
the
dr-akmge afea to be Femeyed and mplaeed with sed. The revised landseape plaft shall be reviewed and
'YYM J Y
ea by staff «.-:e,.... the : e ., of eet4ifieate.
4. Provide detailed elevations of showing the size, height, materials, colors, etc. to be used in the
construction of the trash enclosure. The detailed elevations shall be reviewed and approved by staff
and one member of the Design Review Board prior to the issuance of a zoning certificate.
5. Provide a revised landscape plan showing how the drive aisle and parking lot located along the north
side of the building will be screened per Eagle City Code Section 8-2A-7(K)(2)(a-d). The street trees
may remain in the location shown on the revised landscape plandate stamped by the City on June 1
2016. The remaining landscaping and berming shall be located on-site Provide a cross section
showing the proposed landscaping and berm in relation to East State Street The revised landscape
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plan shall be reviewed and approved by staff and two members of the Design Review Board prior to
the issuance of a zoning certificate.
6. The landscape plan, date stamped by the City on June 1 2016 showing the required 5% interior
landscaping is ,,.,,,.,
ppro red. r4eyide n e ea ,eape plan showin - f 5% intefie.r-
parking
staff and two members ef the Design Yr
7. The landscape plan, date stamped by the City on June 1 2016 showing the required landscaping
between the southern parking area and west property line is approved. PFevide a revised landscape
plan ;w a ..hale « ee and five (5) shmbs per thif« five (35) linear -feet on the proposed west
pf:epeFty line, between the building and the south pr-epei4y lifie. The Fevised landseape ph—m—Ah—all. be
. awed and approved by staff and two Member -s ef the Design Review Board pfier- to the issuanee
of n zening eet4ifieate.
8. The existing six foot (6') high cedar fence generally located along the eastern and southern boundary
of the site shall be removed prior to the issuance of a certificate of occupancy. Provide a detailed cut
sheet showing the style and color of the fence to be located on the eastern and southern boundary of
the site. The detailed cut sheet shall be reviewed and approved by staff and one member of the
Design Review Board prior to the issuance of a zoning certificate
9. Provide a revised site plan showing all overhead powerlines, cable, and telephone service systems to
be installed underground. The revised site plan shall be reviewed and approved by staff prior to the
issuance of a zoning certificate.
10. Provide a revised site/landscape plan showing the location for a bike rack. Provide detailed cut sheets
of the bike rack showing the style, size, color, etc. to be used. The revised sitellandscape plan and
detailed cut sheets shall be reviewed and approved by staff prior to the issuance of a zoning
certificate.
11. The use of LED building lighting with a maximum color temperature of 3000K is approved.
12. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
13. Submit payment to the City, at the time of building permit submittal, for all Engineering fees incurred
for reviewing this project.
14. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
15. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
16. No ground mounted mechanical units are proposed with this application and none are approved.
17. Roof top mechanical units, hoods, vents, access ladders shall not be permitted to extend above the
parapet walls.
18. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
19. No signs are proposed with this application. A separate design review application (DR -31-16) has
been submitted for the approval of signage for this building and site.
20. Provide a revised landscape plan showing the Capital Pear tree proposed on the north side of the
building on the east side of the western overhead door to be removed and replaced with plant material
more suitable for this area that will not grow and block the proposed building wall sign The revised
landscape plan shall be reviewed and approved by staff and one member of the Design Review Board
prior to the issuance of a zoning certificate.
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21. Provide a revised site and landscape plan noting that the historic light fixtures shall comply with
Eagle City Code.
22. Provide a revised landscape plan showing one-third (1/3) of the Skyrocket Junipers proposed along
the west building elevation, to be changed to another plant appropriate for this location The revised
landscape plan shall be reviewed and approved by staff and one member of the Design Review Board
prior to the issuance of a zoning certificate.
23. Provide a revised landscape plan showing the cobblestone posed in the on-site drainage areas (not
to be confused with the drainage areas located within the ACHD r -o -w identified in ssc #3 above) to
be located only in the bottom area of the drainage areas The sloped side areas are to have1p anting_s
and bark or mulch. The revised landscape plan shall be reviewed and approved by staff and one
member of the Design Review Board prior to the issuance of a zoning certificate
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
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
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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
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
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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 pdor to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the City of Eagle of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City
Code (one year from the City Council approval date).
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26. All ground -mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR -30-16) 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 as described herein.
The Board supports the 13% parking reduction (10 -spaces) as permitted by ECC Section 8-4-4-3
(A)(7), which states, "The zoning administrator may permit a maximum reduction in the number of
spaces to be provided not exceeding twenty percent (20%) of the sum of the number of spaces required
for each use only if the provisions of this chapter have been met."
The Board agrees that the provisions of this chapter have been met. Additionally, a parking reduction
under the provisions of ECC 8-4-4-3 "Joint/Collective Parking Facilities" is permissible since the City
has affirmatively determined the following:
A. Off street parking spaces required by this chapter for any specific use shall not be considered as
providing parking spaces for any other use except where a joint/collective parking facility has been
approved pursuant to the following:
1. The applicant has effectively show that:
a. There is no substantial conflict in the principal operating hours of the building, structure or
use for which the joint/collective parking facility (indoor/outdoor) is proposed;
b. The peak hours of parking demand from the use (automotive body shop with both indoor and
outdoor parking) will not coincide so that the peak demand will be less than the parking required;
c. The shared parking spaces (indoor and outdoor) will serve the use without conflict;
d. The adequacy of the quantity and efficiency of parking provided will equal or exceed the level
that can be expected if a joint/collective parking facility (indoor/outdoor) was not approved; and
e. If a public transit system serves the area, the applicant may provide documentation showing
that the parking demand will be reduced. Not applicable since no transit system serves the area.
2. The proposed reduction of required spaces, applicable to each use (indoor/outdoor), has been
shown by the applicant.
3. The city may require the applicant to submit survey data, or additional documentation
substantiating a request for a joint/collective parking facility (indoor/outdoor). The applicant has
provided sufficient information showing that the proposed location of parking facilities will
adequately serve the proposed use.
4. The joint/collective parking facility (indoor/outdoor) may be on a site other than the site where
the use is located, but shall be located no further than that permitted by subsection 8-4-4-1A of this
chapter. All parking spaces are located on-site.
5. The spaces to be provided will be available as long as the uses requiring the spaces are in
operation.
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6. The parties concerned in the joint/collective parking facility shall submit a written agreement in
a form to be recorded for such joint/collective use, approved by the city attorney as to form and
content, and such agreement, when approved as conforming to the provisions of this chapter, shall
be recorded in the office of the county recorder and copies thereof filed with the zoning
administrator prior to issuance of a buildingtzoning permit, or prior to issuance of a certificate of
occupancy, whichever occurs first. The agreement shall include:
a. A guarantee that there will be no substantial alteration in the uses that will create a greater
demand for parking;
b. A guarantee among the landowners for access to a use of the joint/collective parking facility;
c. A provision that the city may require parking facilities in addition to those originally approved
upon findings by the city council that adequate parking to serve the uses has not been provided;
d. A provision stating that the city council, may for due cause and upon notice and hearing,
unilaterally modify, amend, or terminate the agreement at any time; and
e. Any other information required to be documented on such agreement by the city in an effort
to assure compliance with this title.
Since this approval only includes one party and since the joint/collective parking facility
pertains solely to the provision of parking vehicles indoors and outdoors, the conditions of
approval herein, combined with the general provision of Eagle City Code, are sufficient to
regulate said parking and a separate written agreement shall not be required.
2. Will, in fact, constitute a permitted use as established in Eagle City Code Title 8, Chapter 2, Section 3,
for the M-1 (light industrial) zoning district.
DATED this 23`d day of June 2016.
DESIGN REVIEW BOARD
OF THEOF EAGLE
Ada Co nt , Id"
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/ Sharon K. Bergmann, Egle City Clerk
Regulatory Taking Notice: Applicant has the right, pursuant to section 67-8003, Idaho Code, to request a
regulatory taking analysis
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