Findings - DR - 2022 - DR-03-22 - Parkway Development - Parkway Development, Including An Office [Medical And Dental] Building For Parkway Dental BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW FOR PARKWAY )
DEVELOPMENT,INCLUDING AN OFFICE )
[MEDICAL AND DENTAL] BUILDING FOR )
PARKWAY DENTAL AND PHASING PLAN )
FOR MIKE SPENCER )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-03-22
The above-entitled design review application came before the Eagle Design Review Board for their action
on March 10, 2022. 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:
Mike Spencer, represented by Jessica Petty with 12.15 Design, LLC, is requesting design review
approval for the common area landscaping within Parkway Development,including a 3,000-square foot
office(medical and dental)building for Parkway Dental and phasing plan.The 1-acre site is located on
the south side of East State Street approximately 75-feet west of the intersection of East State Street
and South Young Lane at 577 East State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on January 18,2022. Supplemental information
(site plan,landscape plan,phasing plan)was received February 18,2022).
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on February 8, 2022, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On November 5, 1986,the City Council approved a design review application for a dental office(DR-
15-86).
E. COMPANION APPLICATIONS:None.
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Downtown CBD(Central Business Office(medical and dental)
District Building
Proposed No Change No Change Office(medical and dental)
Building[new],two pad
sites
North of site Downtown CBD(Central Business East State Street,On The
District) Fly Convenience Store
with Fuel Service
South of site Downtown CBD(Central Business Mobile Home Park
District)
East of site Downtown CBD(Central Business Multi-tenant Building
District)
West of site Downtown CBD(Central Business Mobile Home Park
District)
G. DESIGN REVIEW OVERLAY DISTRICT:
This site is located within the Transitional Development Area(TDA)overlay district.
H. URBAN RENEWAL DISTRICT: Yes.
I. EXISTING SITE CHARACTERISTICS:
The site has been developed with curb,gutter,and sidewalk along East state Street and has an existing
office(medical and dental)building that will be removed.
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J. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 1-acres(43,560-square feet) 500-square foot(minimum)
Percentage of Site Devoted 7% (approximately) 20%(minimum)to 85%
to Building Coverage (maximum)
Percentage of Site Devoted 24%(approximately) 10%(minimum)
to Landscaping
Number of Parking Spaces 57-parking spaces(entire site) 15-parking spaces(minimum)
21-parking spaces(within the proposed
property lines)
Front Setback(West) 81-feet* 10-feet(minimum)to 25-feet
(maximum)
Rear Setback(East) 10.5-feet* 0-feet(minimum)
Side Setback(North) 90.5-feet* 0-feet(minimum)to 10-feet
(maximum)
Side Setback(South) 147-feet* 0-feet(minimum)to 10-feet
(maximum)
Note:Setbacks measured from existing lot lines.
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Office(medical and dental)Building: 3,000-square feet
Office(medical and dental— 1-space per 200-square feet 3000/200= 15 parking spaces
• Eagle City Code Section 8-4-5 requires 1 parking spaces per 200-square feet of gross floor area for
office(medical and dental):
Proposed Parking Spaces: 57(21-parking spaces within the proposed property lines)
Required Parking Spaces: 15 (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 feet, three inches (20' 3") high single-story
structure.
Gross Floor Area of Proposed Buildings:
The proposed office(medical and dental)building is approximately 3,000-square feet.
On and Off-Site Circulation:
A 19,910-square foot(approximately)paved parking lot provides parking for vehicles using this site.
One 30-foot wide shared driveway is located on the north property line and provide access to East State
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Street.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Craftsman
Roof:Architectural shingles(Black)
Walls: Stucco(SW7632 Modern Grey),stone(Timberwolf),Hardie siding(SW7632 Modern Grey)
Windows/Doors: Aluminum(Black)
Fascia/Trim: Wood(SW6990 Caviar)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are four existing trees adjacent to East
State Street.Three trees are proposed to remain,and one tree is proposed to be removed.Below is a list
of the existing trees proposed to be removed from the site as identified on sheet SL1.1, date stamped
by the City on January 18,2022.
Tree Caliper/ Condition Remove/ Replacement
Specie Height Retained Inches/Feet per ECC
Honey 16" Healthy Remove 16"
Locust
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 16"
Tree Replacement Calculations:
The applicant is proposing to remove one,Honey Locust tree from the site.The applicant is proposing
to mitigate the 16-caliper inches by increasing the size of 16 trees from 2-inch caliper to 3-inch caliper
for a total of 16-additional caliper inches on site.No additional mitigation is required.
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are existing 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: 10%interior landscaping is required, 10%is proposed.
O. TRASH ENCLOSURES:
One(1) 192-square foot trash enclosure is proposed to be located south of the proposed office(medical
and dental)building. The enclosure is proposed to be constructed of CMU walls with stucco(Modern
Grey)overlay and metal gates;all of which will match the materials and colors used in the construction
of the office(medical and dental)building.
P. MECHANICAL UNITS:
The applicant is proposing to use a ground mounted mechanical unit. The ground mounted mechanical
unit is proposed to be screened with Karl Foerster Feather Reed Grass. No roof mounted mechanical
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units are proposed and none are approved.
Q. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, wattage, etc. has been received and the
lighting complies with Eagle City Code Section 8-4-4-2.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application is required to be
reviewed and approved by the Zoning Administrator prior to issuance of any building permits.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within Suez Water Company water service area and within the boundaries of the Eagle Sewer
District.
T. PUBLIC USES PROPOSED:None.
U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:No map currently exists.
V. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern-none
Evidence of Erosion-no
Fish Habitat-no
Floodplain-no
Mature Trees-yes
Riparian Vegetation-no
Steep Slopes-no
Stream/Creek-no
Unique Animal Life-no
Unique Plant Life-no
Unstable Soils-unknown
Wildlife Habitat-no
W. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED):Not
required.
X. AGENCY RESPONSES:
The following agencies have responded,and their correspondence is attached to the staff report.
Ballentyne Ditch Company
Eagle Fire Department
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.
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2. General Standards For Design Review: The Zoning Administrator,Design Review Board, or City
Council, whichever is applicable, shall review the particular facts and circumstances of each
proposed design review in terms of the following standards and shall find adequate evidence
showing that such design review at the proposed location:
a. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan
and is in accordance with the regulations of this Code;
b. Is of a scale, intensity,and character that is in harmony with existing conforming and planned
development in the vicinity of the site;
c. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district;
d. Will not interfere with the visual character,quality, or appearance of the surrounding area and
the City, and where possible, enhance the continuity of thematically common architectural
features;
e. Will have facades, features, and other physical improvements that are designed as a whole,
when viewed alone as well as in relationship to surrounding buildings and settings;
f. Will not obstruct views and vistas as they pertain to the urban environment and in relation to
artistic considerations;
g. Will provide safe and convenient access to the property for both vehicles and pedestrians
through patterned traffic circulation and connectivity to abutting development;
h. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly
and walkable environment in balance with protecting a viable commercial center in the area;
and
i. Will have signs, if proposed,that are harmonious with the architectural design of the building
and the adjacent buildings,and will not cover or detract from desirable architectural features.
THE 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:
Downtown
Suitable primarily for development that accommodates and encourages further expansion and renewal
in the downtown core. A variety of business, public, quasi-public, cultural, ancillary residential and
other related uses are encouraged. The greatest possible concentration of retail sales and business is to
occur in this land use designation. Pedestrian friendly uses and developments are encouraged.
Residential only development should be discouraged.Land within the district is the only place to utilize
the CBD zoning designation. Other zones within Downtown Eagle may include Mixed Use,
Residential,Commercial and Professional Office.
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
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adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi-family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• Eagle City Code Section 8-2A-6(A)(5):
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 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(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-6(D): Transitional Development Area:
l. Purpose: To serve as an area of future expansion to the central business district as market
demands grow and to provide an area to accommodate public parking and service to the
central business district.
2. Architectural Character:
b. Ground Floor Requirements: The ground floor(street level)of new buildings shall
accommodate pedestrian friendly elements. The design should accommodate a variety of
potential uses that may not be contemplated at the time of construction.Examples
include: specialty retail, grocery,drugstore, shoe repair,dry cleaning,florist shop,
department store,hardware store, other personal services,restaurant or theater or
financial services or a parking garage. Any use must meet the requirements set forth in
section 8-2-3 of this chapter.
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g. Exterior Surfaces: The exterior vertical surface of a building shall be designed to
minimize the environmental impacts such as glare,reflected heat and wind. High quality
nonreflective architectural materials are particularly encouraged.
i. Detailing:Architectural detailing shall be an important consideration for design approval.
Attention to detail in architectural elements shall include,but is not limited to,walls,
pilasters,parapets,cornices, columns,windows,doors,awnings, exterior lighting,ledges,
eaves,colors and materials.
j. Other: Such other nonconflicting architectural detailing,materials and colors as set forth
in this article,including the examples set forth in the EASD book.
3. Setbacks And Lot Coverage: To the extent the setback and lot coverage requirements set forth
below conflict with section 8-2-4 of this chapter,the setback requirements below shall
control:
a. Front building setbacks from the property line shall be a minimum of ten feet(10')to a
maximum of twenty five feet(25').
b. Side building setbacks may be zero feet(0')so as to tie into adjoining structures or ten
feet(10')maximum where ties to adjoining structures are not desirable.
c. Structures shall be visually tied to adjoining structures.Examples of methods to visually
tie such structures together include screening walls, facade walls,courtyards and
landscaping.
d. Front and street side setbacks shall be for pedestrian amenities and the city encourages
joint efforts between adjoining property owners. Suggested amenities include: public art,
landscape treatment, seating,flowers/shrubs/tree displays in movable planters,outdoor
dining,plazas, streetscape extension and bike racks.
f. Lot coverage by the footprint of the structure shall be a minimum of twenty percent(20%)
and a maximum of eighty five percent(85%)in which case off site parking shall be
provided for.The minimum lot coverage requirement may be reduced by the council for
the purpose of providing adequate on site parking in accordance with provisions of this
title for structures that include residential uses on floors other than the ground floor.
5. Landscaping And Streetscape: All landscaping shall comply with the landscape requirements
contained in section 8-2A-7 of this article. Other streetscape and design elements shall
comply with the requirements contained within subsection G of this section.
• Eagle City Code Section 8-2A-6(G): Streetscape:
13. Sidewalks within the TDA shall be a minimum of ten feet(10')wide and shall abut the curb
or shall be a minimum of eight feet(8')wide with a ten foot(10')wide landscape strip between
the sidewalk and curb. If the sidewalk alternative which abuts the curb is utilized it shall be
constructed to match the sidewalk exhibit within the EASD book, consisting of smooth and
textured concrete with a "running bond" brick pattern. "Bulb outs" shall be constructed
generally as shown on the bulb out exhibit within the EASD book and shall be required at all
intersections,except that bulb outs shall not extend into any roadway designated as an arterial
or collector as shown on the Ada County long range highway and street map unless otherwise
approved by the highway district having jurisdiction. A reduced sidewalk section may be
permitted if the design review board finds that the preservation of existing trees warrants a
reduction. In no case however shall the sidewalk be reduced to less than six feet(6)in width.
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• 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.
e. Planting within public rights of way shall be with approval from the city and the public
entity owning the property.
3. Damage During Construction: Existing trees or shrubs that are retained shall be protected
from damage to bark,branches,or roots during construction. Construction or excavation
occurring within the drip line of any public or private retained tree or shrub may severely
damage the tree or shrub.Any severely damaged tree shall be replaced in accordance with
subsection C2 of this section.
• Eagle City Code Section 8-2A-7(J): Buffer Areas:
3. Materials:
a. All buffer areas shall be comprised of,but not limited to,a mix of evergreen and
deciduous trees,shrubs,and ground cover in which evergreen plant materials comprise a
minimum of sixty percent(60%)of the total plant material used.
b. Height requirements shall be accomplished with plant material,with a fence or decorative
wall.
d. Chainlink fencing,with slats or otherwise, and cedar fencing is prohibited for screening.
C. DISCUSSION:
• The site has an existing office(medical and dental)building,shed,and mature trees.The applicant
is requesting design review approval for the common area landscaping within Parkway
development, including a 3,000-square foot office (medical and dental) building for Parkway
Dental and a phasing plan for the entire site.The site plan shows the project to be completed within
three phases. Phase one includes the construction of an office (medical and dental) building,
removal of the shed,demo of the existing office(medical and dental)building,landscaping within
the right-of-way area adjacent to East State Street, the paved parking lot, and the common area
landscaping throughout the entire site. The existing office (medical and dental) building will
removed and the paved drive aisle and parking lot completed prior to the new office(medical and
dental) building opening. Phase two includes the southernmost pad site and walkway around a
future building.Phase three includes the northernmost pad site.Staff defers comment regarding the
phasing plan to the Design Review Board.
• The applicant's justification letter states that the office (medical and dental) building is modeled
after the Craftsman style of architecture which is one of the nine architectural styles within the
Eagle Architecture and Site Design Book. The building entry focuses on a low-pitched hip roof
with stone accents,the body has a low pitched roof with large overhangs and dark colored fascia,
and material accents in wood, stone,and stucco. Staff defers comment regarding the common area
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landscaping and the building style,materials,and colors to the Design Review Board.
The proposed building should be designed to be harmonious with buildings in the surrounding
vicinity. Pursuant to Eagle City Code 8-2A-13(B)(2)(d)&(e), the proposed building should be
designed to not interfere with the visual character, quality or appearance of the surrounding area
and City, and where possible, enhance the continuity of thematically common architectural
features, and will have facades, features, and other physical improvements that are designed as a
whole, when viewed alone as well as in relationship to surrounding buildings and settings. Staff
defers comment of the proposed building regarding the harmonious nature and relationship of the
building to the surrounding vicinity to the Design Review Board.
• The site has existing chain link fencing adjacent to the east, west, and south property lines. The
landscape plan shows a 6-foot tall vinyl fence proposed along the south, west and east property
lines,however,the plan does not indicate the chain link fencing will be removed nor identifies the
color of the vinyl fencing. In addition, fencing is only required on the south, west, and southern
half of the east property line (adjacent to residential). Pursuant to Eagle City Code Section 8-2A-
6(B)(3),chain link fencing is prohibited,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.
Location of Chain link Fencing and Proposed Vinyl Fencing
Commercial Residential
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1
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0 - 6
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The applicant should be required to provide a revised landscape plan showing the chain link fencing
removed from the south, east, and west property lines. Staff defers comment regarding the vinyl
fencing location and material to the Design Review Board. If the Board approves the 6-foot tall
vinyl fencing, the applicant should be required to provide a revised landscape plan showing the
color of the vinyl fencing. The revised landscape plan should be reviewed and approved by staff
prior to the issuance of a zoning certificate.
• The site plan shows the building front setback at 81-feet and side setbacks at 90.5-feet and 147-
feet. Pursuant to Eagle City Code Section 8-2A-6(D)(3), the front setback is required to be a
minimum of 10-feet to a maximum of 25-feet and the side setbacks are required to be a minimum
of 0-feet to a maximum of 10-feet. The site plan shows three pad sites on the east side of the site
and the parking lot located on the west side of the site. The proposed office building is oriented
with the front of the building facing west toward the parking lot. The site plan shows proposed
property lines. If the site was platted with the proposed property lines,this building would have a
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front setback of 81-feet and side setbacks of 5.5-feet (north) and 50-feet (south). Staff defers
comment regarding the setbacks to the Design Review Board.
• The proposed office(medical and dental)building is approximately 3,000-square feet and has a lot
coverage of 7% (based on the entire site)or 18%(based on proposed property lines). Pursuant to
Eagle City Code Section 8-2A-6(D)(3), the required lot coverage is a minimum of 20% to a
maximum of 85%. The site plan shows three pad sites. The potential lot coverage for Building 2
(southernmost) with a 3,000-square foot building is 20% and Building 3 (northernmost) with a
3,000-squarefoot building is 23.5%. If all three buildings were built, the total lot coverage for the
entire site would be 20%. Staff defers comment regarding the lot coverage to the Design Review
Board
• The landscape plan shows the area between the pathway and the roadway to be landscaped with
dryland seed which is not consistent with the streetscape within the Transitional Development Area.
The applicant should be required to provide a revised landscape plan showing the area north of the
pathway adjacent to East State Street landscaped with sod or fescue. The sod or fescue in this area
should be irrigated and maintained by the managing entity of this development. The revised
landscape plan should be reviewed and approved by staff prior to the issuance of a zoning
certificate.
• The landscape plan shows the sidewalk on the west side of drive aisle connecting to a landscaped
area,however,the sidewalk is connecting to an existing sidewalk.
- EAST STATE STREET -
- - - - -
- - - - - - - - - -,
7 `� 1
...::....::.
t .tl101n F'aJlJlea ..
The applicant should be required to provide a revised landscape plan showing the new separated
sidewalk connecting to the existing sidewalk located on the west side of the new driveway to the
west.The revised landscape plan should be reviewed and approved by staff prior to the issuance of
a zoning certificate.
• The landscape plan shows one Honey Locust tree(16-caliper inches)proposed to be removed from
the site. The applicant is proposing to increase the size of 16 trees from 2-inch caliper to 3-inch
caliper for a total of 16-additional caliper inches to mitigate for the tree. If the Board approves the
removal of the Honey Locust tree and proposed mitigation,no additional mitigation is required.
• The site plan shows four interior planter islands with parking lot lights and the landscape plan
shows the same interior planter islands planted with a tree. The location of the light poles within
the interior planter islands shown on the site and landscape plan do not match.The applicant should
be required to provide a revised site and landscape plan showing the location of the parking lot
lights not in conflict with the tree canopy. The revised landscape plan should be reviewed and
approved by staff prior to the issuance of a zoning certificate.
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• The landscape plan includes note no. 13 which states that the existing building is to remain until
phase three. The office(medical and dental)building will be accessed from the new drive aisle on
the west half of the site and the existing building will need to be removed in order for the drive
aisle to be installed. The applicant should be required to provide a revised landscape plan revising
note no. 13 to state that the existing building will be demolished upon completion of the office
(medical and dental)building on future pad site 2. The revised landscape plan should be reviewed
and approved by staff prior to the issuance of a zoning certificate.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date,if the requested design review application is approved,
staff recommends the site specific conditions of approval and standard conditions of approval provided
within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on March 10,2022,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:
Upon completion of the applicant's and staff s presentations,the Board discussed during deliberation that:
• The Board is in favor of the proposed landscape plan with the addition of site specific condition no. 15.
• The Board is in favor of the style, materials, and colors of the proposed office (medical and dental)
building with the addition of site specific conditions nos. 17 and 18.
• The Board is in favor of the proposed phasing plan as presented by the applicant.
• The Board is in favor of the removal of one tree and added site specific no. 15 to request another tree
species be proposed that provides a shade canopy and due to concerns with the availability obtaining
the Slender Silhouette Sweet Gum trees.
• The Board is in favor of the vinyl fence along the property lines and request the fencing be located
adjacent to residential uses only and the vinyl fence to have a woodgrain finish.
• The Board recommends the applicant submit a master sign plan if a monument sign located along East
State Street is proposed.
BOARD DECISION:
The Board voted 7 to 0 to recommend approval of DR-03-22 for a design review application for the
common area landscaping within Parkway development,including an office(medical and dental)building
and phasing plan for Mike Spencer,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. Provide a revised landscape plan showing the chain link fencing removed from the south,east,and west
property lines.44The Board approves the 6-foot tall vinyl fencing_tThe applicant shall be required to
provide a revised landscape plan showingthe he vinyl fencing located along the east property line located
only adjacent to the residential use and provide the color of the vinyl fencing with a woodgrain finish.
The revised landscape plan shall be reviewed and approved by staff and one member of the Design
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Review Board prior to the issuance of a zoning certificate.
2. Provide a revised landscape plan showing the area north of the pathway adjacent to East State Street
landscaped with sod or fescue. The sod or fescue in this area shall be irrigated and maintained by the
managing entity of this development. The revised landscape plan shall be reviewed and approved by
staff prior to the issuance of a zoning certificate.
3. Provide a revised landscape plan showing the new separated sidewalk connecting to the existing
sidewalk located on the west side of the new driveway to the west. The revised landscape plan shall be
reviewed and approved by staff prior to the issuance of a zoning certificate.
4. Provide a revised site and landscape plan showing the location of the parking lot lights not in conflict
with the tree canopy. The revised landscape plan shall be reviewed and approved by staff prior to the
issuance of a zoning certificate.
5. Provide a revised landscape plan revising note no. 13 to state that the existing building will be
demolished upon completion of the office (medical and dental) building on future pad site 2. The
revised landscape plan shall be reviewed and approved by staff prior to the issuance of a zoning
certificate.
6. Provide a revised site and landscape plan showing all overhead utilities crossing the frontage of this
site and serving the site be located underground and any poles removed.The revised site and landscape
plan shall be reviewed and approved by staff prior to the issuance of a zoning certificate.
7. The phase one landscaping,parking lot paving,removal of the shed,and demo of the existing building
is required to be completed prior to a certificate of a occupancy for the office (medical and dental)
building located on pad site 2.
8. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
9. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing
this project, prior to the issuance of a zoning certificate and/or upon receipt of an invoice by the City,
whichever occurs first.
10. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
11. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
12. No rooftop mechanical units are proposed with this application and none are approved.
13. Paint all electrical meters,phone boxes,etc.located on the building to match the color of the building.
14. No signs are proposed with this application,and none are approved.
15. Provide a revised landscape plan showing substitutions for the Slender Silhouette Sweet Gum Trees
that provide a better shade canopy and that can be obtained with the tree supply available. If the
applicant is unable to obtain 3-inch caliper trees,the applicant may opt to install 2-inch caliper trees(as
required by Eagle City Code) and pay $2,800.00 into the tree fund (in-lieu of fee). 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.
16. The phasing plan presented b the he applicant on March 10, 2022, is approved. Provide a cop, of f the
phasing plan to be reviewed and approved b, staff prior to the issuance of a zoning certificate.
17. Provide revised building elevations showing the material colors, callouts, and window trims to match
the colors presented to the Design Review Board on March 10, 2022. The revised building elevations
shall be reviewed and approved by staff and one member of the Design Review Board prior to the
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issuance of a zoning certificate.
18. Provide revised building elevations showing the addition of windows mullions or muntins.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.
19. Provide a revised site plan showing curb details and transitions for curb details from within the right-
of-way and within the property boundary of the site. The revised site plan shall be reviewed and
approved by staff and one member of the Design Review Board prior to the issuance of a zoning
certificate.
20. The Board approves the lot coverage and setbacks of the proposed building based on the fact that there
are two future building pad sites located on the site.
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
issued.
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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
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
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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
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).
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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-03-22) 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 common area landscaping, an office (medical and dental) building and
phasing plan is permitted with the approval of a design review application within the CBD(Central
Business District)zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed common area landscaping and office
(medical and dental)building are designed to complement 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 been designed with a parking lot to
service three commercial buildings;
D. Will not interfere with the visual character,quality,or appearance of the surrounding area and city,
and where possible,enhance the continuity of thematically common architectural features since the
office(medical and dental)building has been designed to meet the Craftsman style of architecture;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the office
(medical and dental) building is designed in size, style, and color to be harmonious with other
surrounding buildings;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the office(medical and dental)building does not exceed the 35-feet permitted
within Eagle City Code;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the site has been paved
sidewalks around the proposed building and future pad sites and has a paved pathway adjacent to
East State Street;
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 the
site has been designed with paved sidewalks around the proposed building future pad sites,and has
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a paved pathway adjacent to East State Street that provides access to other sites within the
downtown;and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the subdivision, and will not cover nor detract from
desirable architectural features.
DATED this 24'day of March 2022.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County,Idaho
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