Findings - DR - 2022 - DR-06-22 - Office (Business And Professional) And Storage Building BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR AN OFFICE )
(BUSINESS AND PROFESSONAL)AND )
STORAGE BUILDING FOR STEFAN GLEASON )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-06-22
The above-entitled design review application came before the Eagle Design Review Board for their action
on March 24, 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:
Stefan Gleason, represented by Andy Erstad and Nick Oelrich with Erstad Architects, is requesting
design review approval to construct a 36,452-square foot two story(1"Floor=23,412-SF and 2ttd Floor
= 13,040-SF) office (business and professional) and storage building. The 3.17-acre site is generally
located at the southwest corner of East State Street and East Plaza Drive at 933 East State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on February 15, 2022.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on February 25, 2022, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:None.
E. COMPANION APPLICATIONS:None.
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Downtown MU(Mixed Use) Vacant Land
Proposed No Change No Change Office(business and
professional)and Storage
North of site Downtown MU-P(Mixed Use with a Offices(business,
PUD) professional,medical,and
dental)and Restaurant
South of site Downtown MU (Mixed Use) Multi-tenant office
(business, professional,
medical, and dental)
East of site Downtown MU (Mixed Use) Multi-tenant office
(business and professional)
and Eagle Fire Station
West of site Downtown MU(Mixed Use) 1 iardware Store
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 been developed with curb, gutter, and sidewalk
along East State Street. There is an open ditch along the east and south property lines of the site.
J. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 3.17-acres(138,085-SF) 0.11-acres(5,000-SF)
Percentage of Site Devoted 17%(approximately) 50%(maximum)
to Building Coverage
Percentage of Site Devoted 40% (approximately) 10% (minimum)
to Landscaping
Number of Parking Spaces 113-parking spaces 104-parking spaces(minimum)
Front Setback(North) 77-feet 20-feet(minimum)
Rear Setback(South) 297-feet 20-feet(minimum)
Side Setback(East) 48-feet 20-feet(minimum)
Side Setback(West) 16-feet 7.5-feet(minimum)
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K. PARKING ANALYSIS:
Gross Floor Area of Proposed Office(business and professional)and Storage: 4,308-square feet
Office,business and professional— 1 parking space per 250-square feet of gross floor area
23,324-square feet/250=93.2-parking spaces
9 Eagle City Code Section 8-4-5 requires 1 parking space per 250-square feet of gross floor area:
Storage=l parking space per 1000-square feet of gross floor area
10,697-square feet/ 1,000= 10.6-parking spaces
• Eagle City Code Section 8-4-5 requires 1 parking space per 1,000-square feet of gross floor area:
Proposed Parking Spaces: 113
Required Parking Spaces: 104 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: Office(business and professional)and storage)
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) building to be utilized as office (business and
professional)and storage.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately thirty-four feet(34')high two-story structure.
Gross Floor Area of Proposed Buildings:
The proposed automotive body shop is approximately 36,452-square feet.
On and Off-Site Circulation:
Two parking area provide parking for the proposed office (business and professional) and storage
building. One 9,800-square foot (approximately) paved parking lot, located on the north side of the
building,provides parking for vehicles using this site. One 26-foot wide driveway provides access to
the site from East State Street. One 45,000-square foot(approximately)paved parking lot, located on
the south side of the building,provides parking for vehicles using this site. One 26-foot wide driveway,
located approximately 330-feet south of East State Street, provides access to East Plaza Drive. One
28-foot wide driveway, located 570-feet south of East State Street,provide access to East Plaza Drive.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Prairie School
Roof. Flat roof with Metal Fascia(dark gray)
Walls: Tilt up concrete panels with vertical ribbed (brown mix), Tilt up concrete panels with board
formed (brown mix), Brick veneer (brown mix), heat treated wood paneling (natural finish), pre
finished metal panels with vertical ribs(gray)
Windows/Doors: Metal(dark bronze)
Fascia/Trim: Metal(gray)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are existing trees along the open ditch
located near the northeast corner of the development. The applicant is not proposing to retain any of
the volunteer trees located within the open ditch since the open ditch is to be piped along the entire
frontage of this site.
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Tree Replacement Calculations:N/A
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along East State Street and along East Plaza Drive.
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)312-square foot trash enclosure is proposed to be located along the west property line,south of
the building. The enclosure is proposed to be constructed of CMU walls and metal gates;all of which
will match the materials and colors used in the construction of the building.
P. MECHANICAL UNITS:
The applicant is proposing to use roof mounted mechanical units. The roof mounted mechanical units
are proposed to be screened by screen 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, and wattage and detailed lighting cutsheets
were received by the City and comply with Eagle City Code Section 8-4-4-2.
R. SIGNAGE:
No signs are proposed with this application and are approved.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within Suez Water Company service area and within the boundaries of the Eagle Sewer District.
T. PUBLIC USES PROPOSED: None.
U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists.
V. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern-none
Evidence of Erosion-no
Fish Habitat-no
Floodplain-no
Mature Trees-no
Riparian Vegetation-no
Steep Slopes—yes—Drainage District No. 2 facility
Stream/Creek-no
Unique Animal Life-no
Unique Plant Life-no
Unstable Soils-unknown
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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.
Department of Environmental Quality
Drainage District No. 2
Eagle Fire Department
Eagle Park,Pathway,and Recreation
Idaho Transportation 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.
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.
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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 this 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
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)
Utilities:Utility service systems shall not detract from building or site design.Cable,electrical,and
telephone service systems shall be installed underground.
• Eagle City Code Section 8-2A-6(G)(5)
Streetscape: Streetscape improvements are to include street trees, streetlights, pedestrian lighting,
bollards, public art, kiosks and furnishings. The scope of streetscape design and number of
amenities vary within the different overlay districts of the city. In areas anticipated to have higher
concentrations of pedestrian use wider sidewalks and a further varied number of amenities are to
be made available to enhance the pedestrian experience and to further encourage the health of the
business community. Examples of streetscape design and amenities are shown within the EASD
book.
6. Except as noted in subsections G4 and G5 of this section, streetlights shall be spaced generally
as depicted on the streetlight spacing map included within the EASD book(exhibit A-2). The
specific spacing requirements are listed below and apply to each side of the street. Streetlights
are to be located in alignment across the street from each other except where noted as
"staggered".When the streetlights are to be"staggered" a streetlight on one side of the street is
to be located generally midway between two (2) streetlights on the other side of the street.
Spacing shall still apply to each side of the street.
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Street Boundaries Spacing(Each Side
Of Street)
State Street Palmetto Avenue to Plaza Drive/Hill Road 150'
Plaza Drive/Hill Road Eagle Road to Edgewood Lane 150'
• Eagle City Code Section 8-2A-7(M)Parkway Strips, Separated Sidewalks,And Street Trees:
1. Except as may otherwise be required within the DDA,TDA,CEDA,and DSDA sidewalks shall
be separated from the curb along all streets. An eight foot(8')wide minimum parkway planter
strip planted with shade class(class II)trees shall be required between the sidewalk and street
to provide a canopy effect over streets.
2. In all required applications, excluding residential developments, one street tree, selected from
the approved tree list in subsection Q of this section, shall be planted per thirty five(35) linear
feet of street frontage.
3. Within residential developments one shade class(class II)tree selected from the approved tree
list in subsection Q of this section shall be located on both sides of all streets within the eight
foot(8')wide landscape strip between the sidewalk and the curb. Trees shall be planted at the
front of each lot generally located on each side lot line corner with the distance between trees
to be a minimum of thirty five feet(35')and a maximum of eighty feet(801)of street frontage.
4. In all cases, any planting within public rights of way shall be with approval from the public
and/or private entities owning the property.
C. DISCUSSION:
• The applicant is requesting design review approval to construct a 36,452-square foot office
(business and professional)and storage building. The applicant's justification letter state the design
of the building is Prairie School style which is one of the nine architectural styles within the EASD
book. The materials proposed for the exterior are tilt up concrete panels with textures of horizontal
board formed concrete and with vertical ribbed texture,running bond brick,horizontal wood plank
and prefinished metal panels with vertical ribs with dark bronze anodized storefronts and window
frames. Staff defers comment regarding the building design and colors to the Design Review
Board.
The proposed building should be designed to be harmonious with buildings in the surrounding
vicinity. Pursuant to Eagle City Code 8-2A-13(13)(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.
• There are overhead utilities located along the frontage of this site along East State Street that are
serviced by overhead utilities from the north side of East State Street. Pursuant to Eagle City Code,
all cable, electrical, and telephone service systems are to be installed underground. The applicant
should be required to provide a revised site and landscape plan showing all overhead cable,
electrical, and telephone service systems to be installed underground, including the overhead
utilities that service this site from the north side of East State Street. The revised plan should note
that all utility poles located on this site should be removed. The revised site and landscape plans
should be reviewed and approved by staff prior to the issuance of a zoning certificate.
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• Pursuant to Eagle City Code, streetlights are to be spaced generally as depicted on the streetlight
spacing map included within the EASD book (exhibit A-2). The specific spacing requirements
along East State Street and East Plaza Drive,adjacent to this development is 150-feet between each
historic streetlight. The applicant should be required to provide a revised site and landscape plan
showing historic streetlights along the frontage of East State Street and East Plaza Drive spaced at
150-feet. The historic streetlight fixtures should be operated and maintained by the owner of the
property. The revised site and landscape plans should be reviewed and approved by staff prior to
the issuance of a zoning certificate.
• Several years ago, curb, gutter, and a separated 5-foot wide sidewalk was constructed adjacent to
East State Street by ACHD. The drainage constructed with that project consisted of swales located
between the sidewalk and the back of curb and was finished with sand in the bottom with large
cobblestones on the edges of the swales. While the completion of the sidewalk is a benefit to the
pedestrians, the design of the streetscape does not comply with the City of Eagle streetscape
requirements. Pursuant to Eagle City Code, sidewalks are to be separated 8-feet from the curb
along all streets and planted with street trees every 35-feet. Pursuant to past action by the Eagle
Design Review Board and City Council, the street trees were permitted to be located on the back
side of the separated sidewalk and the cobblestones within the drainage swale were required to be
removed and replaced with sod. The landscape plan, date stamped by the city on February 15,
2022,shows the"existing landscaping"to remain and the trees along East State Street are proposed
to be planted thirty five feet (35') south of the sidewalk. The applicant should be required to
provide a revised landscape plan showing the cobblestone removed from the drainage swale along
East State Street and replaced with sod or fescue and irrigation and street trees planted within ten
feet (10') from the back of sidewalk along East State Street in compliance with Eagle City Code
Section 8-2A-7(M)(2). The revised landscape plan should be reviewed and approved by staff and
one member of the Design Review Board prior to the issuance of zoning certificate.
• The applicant is proposing to tile(pipe)the ditch that is located on the adjacent property to the east
and south property lines of this site, with a portion of the ditch running through the southeastern
portion of this site. The landscape improvements that are being shown,the new streetscape along
East Plaza Drive, and a portion of the tiling of the ditch are located on property not owned by the
applicant of this project. The image below shows the subject property highlighted in blue and the
property highlighted in red is property owned by the adjacent development.
MAINE
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The applicant should be required to provide an affidavit of legal interest from the property owners
and the ditch company permitting the applicant to tile the ditch, landscape the ditch easement,and
to reconstruct the sidewalk along East Plaza Drive.The affidavit of legal interest should be provided
to the City prior to the issuance of a zoning certificate or any work commencing on the property.
Upon approval from the property owner and the ditch company, the applicant should be required
to operate and maintain said improvements in perpetuity.
• There is a seven foot(7')wide compacted gravel driveway located adjacent to the back of sidewalk
along East Plaza Drive. The purpose of the driveway it to provide access to the irrigation structures
that will be created by the ditch being piped. The applicant should be required to keep the seven
foot (T) compacted gravel driveway located adjacent to the back of sidewalk along East Plaza
Drive,to be utilized by the irrigation company,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 March 24,2022,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 building architecture and materials with additional clarification as noted in
site specific conditions of approval nos. 16, 17, and 19,as noted below.
• The Board supports the requirement for the applicant to bury the overhead utilities adjacent to the site
as well as from the north side of East State Street as noted in site specific condition of approval no. 1.
• The Board is in favor of allowing the street trees along East State Street to be planted a maximum of
20-feet south of the separated sidewalk based on a water main easement being located within 10-feet
of the back of sidewalk.
BOARD DECISION:
The Board voted 5 to 0(Duperault recused; Grubb absent)to recommend approval of DR-06-22 for a
design review application for an office(business and professional)and storage building for Stefan
Gleason,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 site and landscape plan showing all overhead cable, electrical,and telephone service
systems to be installed underground,including the overhead utilities that service this site from the north
side of East State Street. The revised plan shall note that all utility poles located on this site shall be
removed. The revised site and landscape plans shall be reviewed and approved by staff prior to the
issuance of a zoning certificate.
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2. Provide a revised site and landscape plan showing historic streetlights along the frontage of East State
Street and East Plaza Drive spaced at 150-feet. The historic streetlight fixtures shall be operated and
maintained by the owner of the property. The revised site and landscape plans should be reviewed and
approved by staff prior to the issuance of a zoning certificate.
3. Provide a revised landscape plan showing the cobblestone removed from the drainage swale along East
State Street and replaced with sod or fescue and irrigation and street trees planted within a maximum
of twgEly tefr feet(204-8')from the back of sidewalk along East State Street in compliance with Eagle
City Code Section 8-2A-7(M)(2). The revised landscape plan shall be reviewed and approved by staff
and one member of the Design Review Board prior to the issuance of zoning certificate.
4. Provide a license agreement from ACHD to permit the removal of the cobblestone and replacing it
with sod or approved fescue within the public right-of-way.A copy of the executed license agreement
shall be submitted to the City prior to the issuance of a zoning certificate.
5. Provide an affidavit of legal interest from the property owners and the ditch company permitting the
applicant to tile the ditch, landscape the ditch easement, and to reconstruct the sidewalk along East
Plaza Drive. The affidavit of legal interest should be provided to the City prior to the issuance of a
zoning certificate or any work commencing on the property. Upon approval from the property owner
and the ditch company,the applicant should be required to operate and maintain said improvements in
perpetuity.
6. Provide a license agreement between the property owner and the ditch company for any landscaping
located within the easement of the ditch. The license agreement shall be submitted to the City prior to
the issuance of a zoning certificate.
7. The applicant shall be required to keep the seven foot(7')compacted gravel driveway located adjacent
to the back of sidewalk along East Plaza Drive,to be utilized by the irrigation company, free of weeds
and debris.
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 ground mounted 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. The applicant shall work with the ditch company and/or ACHD to remove the existing metal fencing
located at the southwest corner of East State Street and East Plaza Drive. The metal fencing shall be
removed prior to the issuance of an occupancy permit.
16. Provide revised building elevations and material samples that better represent what is to be used in the
construction of the building. The revised building elevations and material samples shall be reviewed
and approved by staff and two members of the Design Review Board prior to the issuance of a zoning
certificate.
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17. Provide revised building elevations showingthe he largegarage door and man doors to be painted a color
which compliments the colors of the building. The revised building elevations shall be reviewed and
approved by staff and two members of the Design Review Board prior to the issuance of a zoning
certificate.
18. Provide revised plans showing the roof drainage that sheds off the low slope metal roof to be received
by a French drain system. The revised plans shall be reviewed and approved by staff and two members
of the Design Review Board prior to the issuance of a zoning certificate.
19. Provide revised building elevation plans showing a transition between the horizontal wood and vertical
stride textures in the tilt up concrete panels. The revised building elevation plans shall be reviewed and
approved by staff and two members of the Design Review Board prior to the issuance of a zoning
certificate.
20. Provide revised building elevation plans showing a more finished metal (less industrial as proposed)
panel system for the metal proposed on the building. The revised elevation plans shall be reviewed and
approved by staff and two members of the Design Review Board prior to the issuance of a zoning
certificate.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
I. 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.
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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
Department prior to the City Engineer signing the final plat.
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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
interest advises the City of Eagle of its intent to changes the planned use of the subject property
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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-06-22) 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 an office (business and professional) and storage building is permitted
with the approval of a design review application within the MU(Mixed Use)zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed office (business and professional) and
storage building is 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 parking on-site to meet the required
parking for an office(business and professional)and storage building;
D. Will not interfere with the visual character,quality,or appearance of the surrounding area and city,
and where possible,enhance the continuity of thematically common architectural features since the
proposed office (business and professional) and storage 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 (business and professional) and storage building is in conformance with the Eagle
Architecture and Stie Design Book and has been designed 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;
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
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designed with sidewalks along East State Street and East Plaza Drive which provide access to the
site and the developments to the east,west,and south 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 the
applicant is proposing to install streetscape improvements which includes a wider sidewalk along
East Plaza Drive and there is sidewalk along East State Street all of which provide connectivity to
the east,west, and south of this site; 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 14t'day of April 2022.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County,Idaho
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