Findings - DR - 2022 - DR-48-21 - Primary Health - Primary Health Office (Medical And Dental) Building BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR AN OFFICE )
(MEDICAL AND DENTAL)BUILDING FOR )
PRIMARY HEALTH FOR MATTHEW WITT )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-48-21
The above-entitled design review application came before the Eagle Design Review Board for their action
on December 9,2021. The Eagle 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:
Matthew Witt, represented by David Blodgett with Rudeen Architects, is requesting design review
approval for a 6,340-square foot office (medical and dental) building for Primary Health. The 1.03-
acre site is located on the south side of East McGrath Road approximately 1,016-feet west of North
Parkinson Street at 1895 East McGrath Road.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on October 28,2021. Supplemental information
(roof plan and cross section of building)were received on December 1, 2021.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on November 5, 2021, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On November 9, 2021, the City Council approved a rezone from BP (Business Park) to C-1-DA
(Neighborhood Business District with a development agreement) to establish office (medical and
dental)as a permitted use(RZ-13-21).
E. COMPANION APPLICATIONS: DR-49-21 (signage).
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Mixed Use BP(Business Park) Light Industrial
Proposed Mixed Use C-1-DA(Neighborhood Office(medical and dental)
Business District with a
development agreement)
North of site Mixed Use BP(Business Park) Manufactured Homes
South of site Mixed Use MU(Mixed Use) State Highway 44/Mixed
Use Commercial
East of site Mixed Use BP(Business Park) Manufactured Homes
West of site Commercial C-2-DA(General Business Undeveloped property
District with a development within East End
agreement) Marketplace
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. URBAN RENEWAL DISTRICT: Yes.
I. EXISTING SITE CHARACTERISTICS: The site has an office building and storage building located
on the site that is to be removed. There are existing trees located along the open ditch adjacent to East
McGrath Road.
J. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 1.03-acres(44,779-SF) 0.04-acres(2,000-SF)
Percentage of Site Devoted 14%(approximately) 50%(maximum)
to Building Coverage
Percentage of Site Devoted 33%(approximately) 10%(minimum)
to Landscaping
Number of Parking Spaces 34-parking spaces 32-parking spaces(minimum)
Front Setback(Northeast) 20-feet 15-feet(minimum)
Rear Setback(Southwest) 22.5-feet 10-feet(minimum)
Side Setback(Northwest) 66-feet 0-feet(minimum)
Side Setback(Southeast) 243-feet 0-feet(minimum)
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K. PARKING ANALYSIS:
Gross Floor Area of Proposed Office(medical and dental)building: 6,340-square feet
• Eagle City Code Section 8-4-5 requires 1 parking space per 200-square feet of gross floor area.
Proposed Parking Spaces: 34
Required Parking Spaces: 32 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Office(medical and dental)").
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one(1)building to be utilized as an office(medical and dental).
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately twenty-five and one half foot (25 1/2') high single-story
structure.
Gross Floor Area of Proposed Buildings:
The proposed office(medical and dental)building is approximately 6,340-square feet.
On and Off-Site Circulation:
A 7,265-square foot(approximately)paved parking area proposed on the west side of the building and
a 6,012-square foot (approximately) paved parking area proposed on the east of the building provide
parking for vehicles using this site. One 25-foot wide driveway is proposed to be located on the
northeast property line providing access to the west parking area and two 26-foot wide driveways are
proposed to be located on the northeast property line providing access to the east parking area. All
three driveways provide access to East McGrath Road.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Italianate
Roof: Metal(Copper Cote), single ply membrane(White)
Walls: Stucco (Putnam Ivory, Decatur Buff, Whitall Brown), brick(Smokey Mountain), metal siding
(Charcoal Gray)
Windows/Doors: Aluminum(Bronze Anodized)
Fascia/Trim: Metal parapet cap(Kynar Medium Bronze)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods:There five(5)Siberian Elm trees located around
the perimeter of the site. None of the trees are healthy or desirable trees to be retained.
Tree Specie Caliper/ Condition Remove/ Replacement
Height Retained Inches/Feet per
ECC
Siberian Elm 17" Trash trees Remove 17"
Siberian Elm 30" Trash trees Remove 30"
Siberian Elm 24" Trash trees Remove 24"
Siberian Elm 27" Trash trees Remove 27"
Siberian Elm 30" Trash trees Remove 30"
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Total caliper inches/feet of trees required to be replaced on site TBD by the Design
Review Board and
City Council
Total caliper inches proposed for mitigation 0"
Tree Replacement Calculations:
The applicant is proposing to remove all five of the Siberian Elm trees from the site. The applicant is
removing 128-caliper inches of tree from the site. The landscape plan indicates these trees are
considered undesirable and highly susceptible to disease and they are not mitigating the removal of
these trees.The applicant is not proposing mitigation for the trees due to the specie type. See discussion
on page 10 for more information.
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along East McGrath Road.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones:N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping: 8%interior landscaping is required, 13%is proposed.
O. TRASH ENCLOSURES:
One (1) 300-square foot trash enclosure is proposed to be located near the southeast corner of the
development and near the easternmost driveway on East McGrath Road. 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:
A site and parking lot light plan showing location,height,wattage, and detailed cutsheets have been
received and comply with Eagle City Code Section 8-4-4-2 with the exception of the height of the
parking lot light poles. Pursuant to Eagle City Code Section 8-4-4-2(A)(5), light poles shall have a
maximum height of 20-feet for parking lots with less than 200 parking spaces.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application(DR-49-21)has been
submitted for the approval of signs proposed on this building and on the site.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within Eagle Water Company service area and within the boundaries of the Eagle Sewer
District. •
T. PUBLIC USES PROPOSED:None.
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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 Park,Pathway,and Recreation
Marathon Petroleum
Y. LETTERS FROM THE PUBLIC:None received to date.
Z. EAGLE CITY CODE 8-2A-13(B)(1)&(2): Required Findings for Design Review:
1. City Findings: The City shall make findings which address the following:
a. The ordinance and standards used in evaluating the application;
b. The reasons for the approval or denial;
c. The actions, if any,that the applicant could take to obtain approval.
2. General Standards For Design Review: The Zoning Administrator, Design Review Board, or City
Council, whichever is applicable, shall review the particular facts and circumstances of each
proposed design review in terms of the following standards and shall find adequate evidence
showing that such design review at the proposed location:
a. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan
and is in accordance with the regulations of this Code;
b. Is of a scale, intensity,and character that is in harmony with existing conforming and planned
development in the vicinity of the site;
c. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district;
d. Will not interfere with the visual character,quality, or appearance of the surrounding area and
the City, and where possible, enhance the continuity of thematically common architectural
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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 DESIGN REVIEW BOARD RECEIVED AND REVIEWED THE FOLLOWING STAFF
ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 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.
Scenic Corridor
An overlay designation that is intended to provide significant setbacks from major corridors and natural
features through the city. These areas may require berming, enhanced landscaping, detached
meandering pathways and appropriate signage controls. This designation includes the State Highway
44 Scenic Corridor that is to provide increased setbacks and buffering of development including natural
vegetation and restoration, regional trails and connectivity.
B. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
3.3 "Office, Medical and Dental,"as defined in Eagle City Code section 8-1-2, is the only approved
use for the Property.Any change of use will require a modification to the Development Agreement
prior to the change of use.
3.4 The applicant shall revise the proposed site plan to comply with review comments provided by
Eagle Fire Department in a letter dated August 26,2021,regarding the length and terminus of the
proposed westerly parking lot. The applicant shall ensure the revised parking lot remains in
compliance with Eagle City Code Section 8-4-5 upon any re-design of the parking lot. The
applicant shall submit Eagle Fire Department approval of the parking lot prior to submittal of a
design review application.
3.7 Owner shall landscape and maintain the area located along East McGrath Road between the back-
of-curb and the sidewalk. The landscape plan shall be reviewed and approved by the Design
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Review Board and the City Council prior to installation of the landscaping. The Owner shall
provide a recorded copy of the ACID license agreement associated with the landscaping located
within the right-of-way area.The landscaping shall be installed prior to the issuance of a certificate
of occupancy for the proposed medical office.
3.8 Owner shall landscape and maintain the area between the southern property line to within 9-feet
of the paved surface of State Highway 44. The landscape plan shall consist of sodded turf and be
reviewed and approved by the Design Review Board and the City Council prior to installation of
the landscaping.The Owner shall provide a recorded copy of the ITD license agreement associated
with the landscaping located within the right-of-way area.The landscaping shall be installed prior
to the issuance of a certificate of occupancy for the proposed medical office.
3.13 All existing structures, fencing, and vehicles/trailers shall be removed from the subject property
no later than June 01,2022.
3.14 Owner shall complete the Design Review process for the site(as required by the Eagle City Code)
and shall comply with all conditions required by Eagle as a part of the Design Review prior to
issuance of a building permit.
3.15 Owner shall submit a design review application for the Property that is being developed showing
at a minimum the following as applicable: 1) proposed development signage and locations, 2)
planting plans,details, and specifications within the proposed and required landscape islands and
all common areas throughout the development, 3) elevation plans for all proposed common area
structures and irrigation pump house(if proposed),4)landscape screening details of any irrigation
pump house (if proposed), 5) useable amenities such as picnic tables, covered shelters, benches,
gazebos, bike racks, and/or similar amenities, 7) design of ponds (if any) to be constructed in
reference to mosquito abatement. The design review application shall be reviewed and approved
by the Eagle Design Review Board prior to commencing construction of the applicable
structure(s).
3.16 A detailed request regarding the proposed location,number,size and architectural style of signage
shall be submitted with the Design Review application.
3.18 The applicant shall submit a revised site plan that locates the entire 10-foot-wide pedestrian
walking path located along the southern boundary of the site within the dedicated pathway
easement. The revised site plan shall be submitted with the Design Review application.
C. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi-family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• Eagle City Code Section 8-2-A-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.
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• Eagle City Code Section 8-2A-6(B)(1)(k):
Metal: Metal siding shall be anodized, shall have a concealed fastener system, shall have a
factory finish or equivalent,and shall include special design treatments to enhance its appearance.
These treatments may include brick or masonry wainscot treatments along exterior walls and
accent colored metals.
Metal siding is prohibited on the portion of any building facing a road. This includes sections
within the front facade that may be perpendicular to the road but within the face of the building
oriented toward the road.
Metal siding shall also be prohibited in the DDA, TDA, CEDA design review overlay district
areas.
It is not the intent of these metal siding requirements and prohibitions to inhibit creative and
innovative architecture. Therefore,alternative building designs that utilize metal,not specifically
meeting the requirements herein,may be permitted where the applicant shows, and the City
Council finds that the metal is: architecturally compatible with surrounding buildings;
architecturally compatible with other nonmetal buildings in the area; attractively landscaped
when feasible; and is designed to equal or exceed the city requirement to eliminate the stark
utilitarian look intended to be prevented by this subsection.
• Eagle City Code Section 8-2A-6(B)(3)Fences:
a. Block(with columns),which may include brick,rock, stone or similar veneer;
b. Brick(with columns);
c. Wrought iron;
d. Decorative wood and vinyl fencing may be permitted if the city determines that the style of
fence proposed is complementary to the building architecture and overall site design;
e. Dog ear cedar, fir,chain link,barbwire, razor wire,and similar high maintenance and/or
unsightly fencing is prohibited. However,powder coated chain link fencing may be permitted
for use on school sites.
• 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.
b. When a homeowners association or its agent removes tree(s)from a subdivision common
area to appropriately thin an overgrown canopy, replacement shall not be required
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provided the site remains in compliance with subdivision's approved landscape plan as
determined by the city.
c. Unless it is determined by the city that replacement is necessary to preserve and/or
restore riparian and wildlife habitat,removal of the following trees shall not otherwise
require replacement: black locust,poplar, cottonwood,willow,tree of heaven,elm,and
silver maple. Trees which are weak wooded,weak branched, suckering, damaged,
diseased, insect infested, or containing similar maladies may be exempt from replacement
if removal is first approved by the city.
d. In cases where the condition of the tree(s)constitutes an "emergency" as defined in
section 8-1-2 of this title,the tree(s)may be removed without approval provided that the
city is notified after the tree's removal and provided with documentation indicating the
tree's condition at time of removal.
e. Planting within public rights of way shall be with approval from the city and the public
entity owning the property.
• Eagle City Code Section 8-4-4-2(A)(5)(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 6,340-square foot office(medical
and dental)building for Primary Health. The applicant's justification letter describes the building
as Italianate which is permitted within the EASD book.The justification letter states the exterior is
finished with brick, stucco, and metal siding. Vehicular access to the site will be from East
McGrath Road and a 10-foot wide pathway is proposed to be constructed along the southern
boundary of the site providing connectivity from the existing pathway to the west to East McGrath
Road at the east end of this proposed development.
• The building elevations include metal siding on the north, south, and east building elevations.
Pursuant to Eagle City Code Section 8-2A-6(B)(1)(k),metal siding is prohibited on any portion of
any building facing a road. Metal siding may be allowed where the applicant shows the metal is
architecturally compatible with other non metal buildings in the area, is attractively landscaped,
and is designed to equal or exceed the city requirement to eliminate the stark utilitarian look
intended to be prevented by this section. Staff defers comment regarding the metal siding to the
Design Review Board.
• There is overhead power located along a portion of the frontage along East McGrath Road and
along the northwest and west property lines of this site leading to a power pole on the south side of
State Highway 44. Pursuant to Eagle City Code Section 8-2A-6(A)(5),utility service systems shall
not detract from building or site design. Cable, electrical, and telephone service systems shall be
installed underground. The applicant should be required to provide a revised site and landscape
plan showing the overhead power and utilities located along the frontage of East McGrath and the
northwest and west property lines to be located underground, including the removal of the power
pole located on the south side of State Highway 44. The revised site and landscape plans should
be reviewed and approved by staff prior to the issuance of a zoning certificate.
• The applicant is proposing to install a decorative metal fence with square weave wire mesh between
the west side of the building and the sidewalk adjacent to the east side of the parking lot. Pursuant
to Eagle City Code Section 8-2A-6(B)(3), dog ear cedar, fir, chain link, barbwire,razor wire, and
similar high maintenance and/or unsightly fencing is prohibited. Staff defers comment regarding
the proposed metal fence with square weave wire mesh to the Design Review Board.
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• There are five Siberian Elm trees located on this site that are proposed to be removed. Due to the
species type,the applicant is not proposing to mitigate for the trees. Staff defers comment regarding
the tree removal to the Design Review Board.
If the Design Review Board approves the removal of the trees and does not require mitigation,no
additional trees are required.
-OR-
If the Design Review Board approves the removal the trees and does require mitigation, the
applicant should be required to provide a revised landscape plan showing an additional 128-caliper
inches of tree (64-, 2-inch caliper trees) planted on site. The revised landscape plan should be
reviewed and approved by staff prior to the issuance of a zoning certificate.
-OR-
If the Design Review Board approves the removal of the trees and does required mitigation, the
applicant may opt to pay an in lieu fee into the tree fund in the amount of$22,400.00 (128-caliper
inches x $175.00 per caliper inch). The payment to the tree fund should be received by the City
prior to the issuance of a zoning certificate.
• The detailed cutsheets and lighting plan show the parking lot lights to be 25-feet high(including a
concrete base). Pursuant to Eagle City Code Section 8-4-4-2(A)(5)(a), the parking lot lights for
parking lots with less than 200 parking spaces may not exceed 20-feet in height maximum. The
applicant should be required to provide revised detailed cutsheets and lighting plan showing the
height of the parking lot lights not exceeding 20-feet in height(including any concrete base). The
revised cutsheets and lighting plan should be reviewed and approved by staff prior to the issuance
of a zoning certificate.
• The landscape plan shows the landscaping extending within 9-feet of the edge of pavement of State
Highway 44; however,the plan does not say how the 9-foot area is to be finished and maintained.
The applicant should be required to provide a revised landscape plan showing the landscape buffer
along State Highway 44 extending to within 9-feet of the edge of pavement along the entire frontage
of this site and should provide gravel within the 9-feet as approved by ITD. The revised landscape
plan should be reviewed and approved by staff prior to the issuance of a zoning certificate. The
gravel should area should be maintained and kept free of weeds and debris.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date,if the requested design review application is approved,
staff recommends the site specific conditions of approval and standard conditions of approval provided
within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on December 9,2021,
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 56:54)
Upon completion of the applicant's and staffs presentations,the Board discussed during deliberation that:
• The Board strongly encourages the applicant to work with the Eagle Urban Renewal Agency with
regard to burying the overhead power running from the north side of State Highway 44 to the South
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side of State Highway 44.
• The Board is in favor of the metal siding proposed on this building and feels that adding the metal
siding as a third material on the building is appropriate and provides shadows and relief to break up the
sides of the building. The Board finds the metal siding to be architecturally compatible with the
buildings in the area and that it is attractively landscaped.
• The Board is in favor of the proposed tree mitigation the applicant has submitted.
BOARD DECISION:
The Board voted 6 to 0(Merrill absent)to recommend approval of DR-48-21 for a design review
application for a 6,340-square foot office(medical and dental)building for Primary Health for Matthew
Witt,with the following staff recommended site specific conditions of approval and standard conditions
of approval with text shown with underline to be added by the Board and text shown with strikethrough to
be deleted by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of RZ-13-21.
2. Provide a revised site and landscape plan showing the overhead power and utilities located along the
frontage of East McGrath and the northwest and west property lines to be located underground,
including the removal of the power pole located on the south side of State Highway 44. The revised
site and landscape plans shall be reviewed and approved by staff prior to the issuance of a zoning
certificate.
3. If Tthe Design Review Board approves the removal of the trees and does not require mitigation,
therefore,no additional trees are required.
-OR-
by-staff vier-te-the-issuanee-ef-a-zeninteeFtifieate7
OR
..1:cant m pt top ., l:e„ f e i to the t ee fun in the . nt of$2� nnn nn (i 28 caliper
4. Provide revised detailed cutsheets and lighting plan showing the height of the parking lot lights not
exceeding 20-feet in height(including any concrete base). The revised cutsheets and lighting plan shall
be reviewed and approved by staff prior to the issuance of a zoning certificate.
5. Provide a revised landscape plan showing the landscape buffer along State Highway 44 extending to
within 9-feet of the edge of pavement along the entire frontage of this site and shall provide gravel
within the 9-feet as approved by ITD. The revised landscape plan shall be reviewed and approved by
staff prior to the issuance of a zoning certificate. The gravel should area should be maintained and kept
free of weeds and debris.
6. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
7. 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,
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whichever occurs first.
8. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
9. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
10. No ground mounted mechanical units are proposed with this application and none are approved.
11. Paint all electrical meters,phone boxes,etc. located on the building to match the color of the building.
12. No signs are proposed with this application and none are approved.
13. Provide revised detailed plans showing the specific details of the metal fence showing the materials,
colors, and how the fence is constructed. The detailed plans shall be reviewed and approved by staff
and one member of the Design Review Board prior to the issuance of a zoning certificate.
14. Provide revised building elevations showing the exact metal (i.e.: ribbing and color) siding proposed
on the building. The revised building elevations shall be reviewed and approved by staff and one
member of the Design Review Board prior to the issuance of a zoning certificate.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the
Idaho Transportation Department, including but not limited to approval of the drainage system, curbs,
gutters, streets and sidewalks. A letter of approval from the highway district having jurisdiction shall
be submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health& Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy,whichever occurs first.
3. All permits from Central District Health,Eagle Sewer District&Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy,whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy,whichever occurs first.
5. Unless septic tanks are permitted,wet line sewers will be required and the applicant will be required
to furnish the City Engineer with a letter from the sewer entity serving the property, accepting the
project for service,prior to issuance of any building permits or Certificate of Occupancy,whichever
occurs first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying
that all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first. A copy of the construction drawing(s)shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans
shall be submitted to the City Engineer for review and approval prior to issuance of any building
permits or Certificate of Occupancy,whichever occurs first.
The plans shall show how swales,or drain piping,will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
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Clerk,prior to issuance of any building permits or Certificate of Occupancy,whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District.
Construction of the storm drain disposal system shall be complete before an occupancy permit is
issued.
8. No ditch,pipe or other structure or canal,for irrigation water or irrigation waste water owned by an
organized irrigation district,canal company, ditch association,or other irrigation entity, shall be
obstructed,routed,covered or changed in any way unless such obstruction,rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that
any ditch rerouting, piping,covering or otherwise changing the existing irrigation or waste ditch(1)
has been made in such a manner that the flow of water will not be impeded or increased beyond
carrying capacity of the downstream ditch; (2)will not otherwise injure any person or persons using
or interested in such ditch or their property; and(3)satisfied the Idaho Standards for Public Works
Construction. A copy of such written approval and certification shall be filed with the construction
drawing and submitted to the City prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
9. Encroachments including,but not limited to, landscaping, fencing, lighting,and/or pathways shall not
be located within any easement or right-of-way for any ditch,pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district,canal company, ditch association,or other irrigation entity associated with such
ditch,pipe or other structure, or canal. The applicant shall submit a copy of the written approval from
the irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer(if applicable)prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer,for the purpose of
installing and maintaining street light fixtures,conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy,whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location,height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of
all dust,trash,weeds and other debris.
13. One set of building plans,for any non single-family residential use, shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted
to the City prior to issuance of any building permits or Certificate of Occupancy,whichever occurs
first. The letter shall include the following comments and minimum requirements,and any other
items of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
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Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet,and 1,500
gallons per minute for non-residential uses(i.e.;Commercial,Industrial, Schools,etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
14. Any recreation area,greenbelt area or pathway area along the Boise River,Dry Creek or any other
area designated by the City Council or Eagle City Park and Pathway Development Committee for a
path or walkway shall be approved in writing by the Eagle City Park and Pathway Development
Committee prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
15. Conservation,recreation and river access easements(if applicable)shall be approved by the Eagle
City Park and Pathway Development Committee and shall be shown on the final plat prior to issuance
of a building permit or Certificate of Occupancy,whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code,pertaining to floodplain and
river protection regulations(if applicable)prior to issuance of a building permit or Certificate of
Occupancy,whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise
River Flood Plain(if applicable)from the Corps. of Engineers prior to issuance of a building permit
or Certificate of Occupancy,whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways(if applicable)from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act,Uniform Building Code, Eagle City Code,and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and
construction shall be in accordance with all applicable City of Eagle Codes unless specifically
approved by the City Council.
21. New plans,which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those
required by the above conditions,will require submittal of an application for modification and
approval of that application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping,parking,and circulation,must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Use,or each use for multi-use/multi-tenant projects, shall be as defined within Eagle City Code 8-2-3,
"Schedule of District Use Regulations", and any use and subsequent change by the applicant in the
planned use of the property which is the subject of this application, shall require the applicant to
submit a Zoning Permit application to the City and comply with all rules,regulations,ordinances,
plans,or other regulatory and legal restrictions in force at the time the applicant or its successors in
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interest advises the City of Eagle of its intent to changes the planned use of the subject property
unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in
effect at the time the change in use is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date,as stipulated in Eagle City
Code(one year from approval date).
26. All ground-mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping(top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-48-21) 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 Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and an office (medical and dental)building is permitted with the approval of
a design review application within the C-1-DA (Neighborhood Business District with a
development agreement)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 (medical and dental) building is
designed with materials and colors that complement the buildings in the general vicinity;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the site has parking on-site to meet the required
parking for an office(medical and dental)building;
D. Will not interfere with the visual character,quality,or appearance of the surrounding area and city,
and where possible,enhance the continuity of thematically common architectural features since the
proposed office (medical and dental) building has been designed with quality materials that are
complementary to the buildings in the general area;
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
office(medical and dental)building is in conformance with the Eagle Architecture and Site Design
Book and has been design ed to complement the buildings in the vicinity;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the proposed building is in conformance with the required setbacks and height
restrictions;
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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 ahs been
designed with a sidewalk in front of the building and a pathway along State Highway 44 for which
both provide walkability within the site and access to the development to the west of this site;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable residential center in the area since there
is a sidewalk proposed in front of the building and the applicant is proposing to install a pathway
along State Highway 44 which provides access to the site and the development to the west of this
site; and
I. No signs are proposed with this application.A separate design review application(DR-49-21)has
been submitted for building wall and monument signage which will be required to be harmonious
with the architectural design of the building, and will not cover nor detract from desirable
architectural features.
DATED this 13`h day of January 2022.
DESIGN REVIEW BOARD
II' OF THE CITY OF EAGLE
Ada County,Idaho
c
Robe rubb, Chairman 41t Co N..A.•'•.
41
a. cn . ° m
ATTEST: ti �, % b
MA V `
0JTracy E. Osborn, Eagle City Clerk
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