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Findings - DR - 2016 - DR-08-03 MOD - Modify A Multi-Tenant Medical Office/Professional Office Building/Heritage SquareBEFORE THE EAGLE DESIGN REVIEW BOARD IN THE MATTER OF AN APPLICATION ) FOR A DESIGN REVIEW TO CONSTRUCT ) A BUILDING ADDITION TO AN EXISTING ) COMMERCIAL/OFFICE/RETAIL ) BUILDING LOCATED WITHIN HERITAGE ) SQUARE FOR JEFF SCHWERS ) FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER DR -08-03 MOD The above -entitled design review application came before the Eagle Design Review Board for their action on July 28, 2016. 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: /:AU:TAa 061&Y0ulur:\-,Iva Jeff Schwers, represented by Jeff Likes with ALC Architecture, is requesting design review approval to modify a multi -tenant medical office/professional office building located within Heritage Square. The modification consists of a 930 -square foot addition under the covered breezeway, between the two building areas. The 1.48 -acre site is located on the north side of East State Street approximately 190 - feet west of Stierman Way at 440 East State Street. B. APPLICATION SUBMITTAL: The City of Eagle received the application for this item on June 23, 2016. C. NOTICE OF AGENCIES' REVIEW: N/A D. HISTORY OF RELEVANT PREVIOUS ACTIONS: On April 8, 2003, the Eagle City Council approved a design review application for three multi -tenant commercial/office/retail buildings (DR -08-03). On September 9, 2003, the Eagle City Council approved a master sign plan for Heritage Square (DR - 28 -03). On September 9, 2005, Eagle City Staff approved a condominium plat for Moffat Park Condominiums (CP -03-05). On September 26, 2005, Eagle City Staff approved a modification to the master sign plan for Heritage Square (DR -28-03 MOD). E. COMPANION APPLICATIONS: None. Page 1 of 10 KAPlanning Dept\Eagle ApplicationADA200ADR-08-03 MOD Heritage Sq -Eye 2 Eye drf.docx F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS: G. DESIGN REVIEW OVERLAY DISTRICT: The site is located within the TDA (Transitional Development Area). H. EXISTING SITE CHARACTERISTICS: The site has been developed with three (3) multi -tenant buildings with the required streetscape improvements, landscaping and parking. I. GENERAL SITE DESIGN FEATURES: Number and Uses of Proposed Buildings: There are three (3) existing buildings. The applicant is proposing to construct an addition to the northern building to expand the medical office. Height and Number of Stories of Proposed Buildings: There is no change proposed to the height or number of stories. Gross Floor Area of Proposed Buildings: The proposed building addition is approximately 930 -square feet. On and Off -Site Circulation: No changes are being proposed to the access to the site or parking area. J. BUILDING DESIGN FEATURES: Roof: No Change (Charcoal Concrete Tiva) Walls: Stucco (Sandy Hook Gray), Cultured stone Windows/Doors: Vinyl windows (Almond), Metal doors (Sandy Hook Gray) Fascia/Trim: EIFS (Copely Gray) K. PARKING ANALYSIS: No changes to the parking are proposed or required with this application. The following is to show what is required based on the existing square footage of all three (3) buildings, including the proposed Page 2 of 10 KAPlanning DeptkEagle ApplicationADA200MDR-08-03 MOD Heritage Sq -Eye 2 Eye drf.docx COMP PLAN ZONING LAND USE DESIGNATION DESIGNATION Existing Downtown CBD (Central Business Three (3) Medical/Office/ District) Retail/Personal Improvement Buildings Proposed No Change No Change No Change North of site Residential Four R-4 (Residential) Residential South of site Downtown CBD (Central Business State Street/Napa Auto District) Parts East of site Downtown CBD (Central Business Medical Office Buildings District) West of site Downtown CBD (Central Business Church District) G. DESIGN REVIEW OVERLAY DISTRICT: The site is located within the TDA (Transitional Development Area). H. EXISTING SITE CHARACTERISTICS: The site has been developed with three (3) multi -tenant buildings with the required streetscape improvements, landscaping and parking. I. GENERAL SITE DESIGN FEATURES: Number and Uses of Proposed Buildings: There are three (3) existing buildings. The applicant is proposing to construct an addition to the northern building to expand the medical office. Height and Number of Stories of Proposed Buildings: There is no change proposed to the height or number of stories. Gross Floor Area of Proposed Buildings: The proposed building addition is approximately 930 -square feet. On and Off -Site Circulation: No changes are being proposed to the access to the site or parking area. J. BUILDING DESIGN FEATURES: Roof: No Change (Charcoal Concrete Tiva) Walls: Stucco (Sandy Hook Gray), Cultured stone Windows/Doors: Vinyl windows (Almond), Metal doors (Sandy Hook Gray) Fascia/Trim: EIFS (Copely Gray) K. PARKING ANALYSIS: No changes to the parking are proposed or required with this application. The following is to show what is required based on the existing square footage of all three (3) buildings, including the proposed Page 2 of 10 KAPlanning DeptkEagle ApplicationADA200MDR-08-03 MOD Heritage Sq -Eye 2 Eye drf.docx building addition and what is currently being provided on-site. Professional Office: 12,277 -square feet • ECC Section 8-4-5 requires 1 parking space per 250 -square feet of gross floor area for "Office, business and professional." 12,277 _ 250 = 49 -parking spaces required Medical Office: 9,863 -square feet • ECC Section 8-4-5 requires 1 parking space per 200 -square feet of gross floor area for "Office, medical and dental." 9,863 _ 200 = 49 -parking spaces required Personal Improvement: 3,893 -square feet • ECC Section 8-4-5 requires 1 parking space per 250 -square feet of gross floor area for "Personal _ improvement." 3,893 _ 250 =15 -parking spaces required PARKING REQUIRED FOR THIS BUILDING ADDITION AND EXISTING BUILDINGS: Professional Office: 49 -parking spaces Medical Office: 49 -parking spaces Personal Improvement: 15 -parking spaces Total: 113 -parking spaces required _ 50% = 57 -parking spaces On April 8, 2003, the Eagle City Council approved the original design review application (DR -08-03) with a nine percent (9%) parking reduction for a total of 102 -parking spaces located on this site. This site is located within the TDA overlay district which permits the parking requirements to be reduced by fifty percent (50%) for all nonresidential uses and adjacent on street parking shall be included in the minimum requirement. There is no on street parking along East State Street adjacent to this site; however, if the site is permitted to reduce the parking by fifty percent (50%) that would only require they site to have 57 -parking spaces. L. LANDSCAPING DESIGN: Retention of Existing Trees and Preservation Methods: There are existing trees. Tree Replacement Calculations: N/A Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board Street Trees: Street trees are installed adjacent to East State Street. Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required. Transition Zones: N/A Parking Lot Landscaping: No change. Page 3 of 10 KAPlanning Dept\Eagle ApplicationADA200ADR-08-03 MOD Heritage Sq -Eye 2 Eye drtdocx M. TRASH ENCLOSURES: No change. N. MECHANICAL UNITS: The proposed building addition does not require the addition of any ground mounted mechanical units. 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 is required for the approval of any signs. Q. PUBLIC SERVICES AVAILABLE: N/A 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 - yes Riparian Vegetation - no Steep Slopes - no Stream/Creek — Drainage District No. 2 drain ditch Unique Animal Life - no Unique Plant Life - no Unstable Soils - no Wildlife Habitat - no U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not required. V. AGENCY RESPONSES: N/A 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: None. B. 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, Page 4 of 10 KAPlanning Dept\Eagle Applications\Dt12003\DR-08-03 MOD Heritage Sq -Eye 2 Eye drf.docx 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 8-4-5: SCHEDULE OF PARKING REQUIREMENTS: For the purpose of this title, the following space requirements shall apply, except that in the DDA and TDA the space requirement listed herein shall be reduced by fifty percent (50%) for all nonresidential uses and adjacent on street parking shall be included in the minimum requirement: Offices, business and professional i 1 per 250 square feet of gross floor area Offices, medical and dental 1 per 200 square feet of gross floor area Retail sales not listed under another 1 per 250 square feet of gross floor area; in the DDA and use classification TDA 1 per 500 square feet of gross floor area shall be required for any such use and on street parking shall be included in the minimum requirement C. DISCUSSION: • On April 8, 2003, the Eagle City Council approved a design review application for the construction of three (3) multi -tenant commercial/office/retail buildings. The northern and southern buildings were designed and constructed with breezeways located between two sections of the building, all located under one roof. The applicant is requesting design review approval to construct a 930 -square foot building addition to their existing building (the northernmost building). The building addition is to be constructed within the breezeway of the building; therefore, there will be no changes to roof. The only exterior change that will be visible will be the construction of a wall on the north and south ends of the breezeway to enclose the area. A door and window is proposed on the south building elevation addition and two windows are proposed on the north building elevation. The applicant should be required to provide a revised elevation plan showing the north building elevation to include the two new windows proposed within the building addition area. The revised elevation plan should be -re -viewed -and approved by staff prior to the issuance of a zoning certificate. • As noted above in the parking analysis, 102 -parking spaces were approved by the Eagle City Council when the three (3) buildings were approved. No changes to the parking are proposed or required with this application based on this site being located within the TDA overlay district and Eagle City Code allowing parking in this overlay district to be reduced by fifty percent (50%). On September 9, 2005, Eagle City Staff approved a condominium plat for Moffat Park Condominiums (CP -03-05). The proposed building addition is currently located within a common area owned by the condominium owners association. The applicant should be required to submit a condominium plat modification application to include the proposed new area within a condominium unit. The condominium plat modification application should be reviewed and approved by staff and the plat recorded prior to the issuance of a building permit. • Staff defers comment regarding building design and colors to the Design Review Board. 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. Page 5 of 10 KAPlanning Dept\Eagle ApplicationADr\200MDR-08-03 MOD Heritage Sq -Eye 2 Eye drf.docx PUBLIC MEETING OF THE BOARD: A. A meeting to consider the application was held before the Design Review Board on July 28, 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 5 to 0 (Grubb and Koci absent) to approve DR -08-03 MOD for a design review application to construct a building addition to an existing commercial/office/retail building within Heritage Square for Jeff Schwers, with the following staff recommended site specific conditions of approval and standard conditions of approval. SITE SPECIFIC CONDITIONS OF APPROVAL: 1. Comply with all applicable conditions of DR -08-03 and CP -03-05. 2. Provide a revised elevation plan showing the north building elevation to include the two new windows proposed within the building addition area. The revised elevation plan shall be reviewed and approved by staff prior to the issuance of a zoning certificate. 3. A condominium plat modification application to include the proposed new area within a condominium unit shall be submitted to the City. The condominium plat modification application shall be reviewed and approved by staff and the plat recorded prior to the issuance of a building permit. 4. Submit payment to the City for the Planning and Zoning plan review at the time of building permit submittal. 5. No ground mounted mechanical units are proposed with this application and none are approved. 6. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building. 7. No signs are proposed with this application and none are approved. 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 Page 6 of 10 KAPlanning Dept\Eagle ApplicationADA200ADR-08-03 MOD Heritage Sq -Eye 2 Eye drf.docx 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 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. 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 Page 7 of 10 KAPlanning Dept\Eagle ApplicationADA2003NDR-08-03 MOD Heritage Sq -Eye 2 Eye drf.docx 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 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. Page 8 of 10 KAPlanning Dept\Eagle ApplicationADA2003\DR-08-03 MOD Heritage Sq -Eye 2 Eye drf.docx 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. 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). 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 -08-03 MOD) 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. Will, in fact, constitute a permitted use as established in Eagle City Code Title 8, Chapter 2, Section 3, for the CBD (central business district) zoning district. DATED this 11' day of August 2016. DESIGN REVIEW BOARD OF THE CITY OF EAGLE Ada County, Idaho Robert GrAb. Chairman Page 9 of 10 K1Planning Dept\Eagle AppltcauonADt12003W 08-03 MOD Heritage Sq -Eye 2 Eye drf.docx ATTEST: y�✓ Sharon K. Bergmann, Eagle City Clerk Regulatory Taking Notice: Applicant has the right, pursuant to section 67-8003, Idaho Code, to request a regulatory taking analysis Page 10 of 10 KAPlanning Dept\Eagle ApplicationADA200ADR-08-03 MOD Heritage Sq -Eye 2 Eye drf.docx