Findings - DR - 2016 - DR-45-16 - Construct A Multi-Tenant Office BuildingBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW TO CONSTRUCT A )
MULTI -TENANT OFFICE BUILDING WITHIN )
EAGLE RIVER FOR EAGLE RIVER LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -45-16
The above -entitled design review application came before the Eagle Design Review Board for their action
on August 25, 2016. The Design Review Board having heard and taken oral and written testimony, and
having duly considered the matter, makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Eagle River LLC, represented by Cheryl Pearse with Erstad Architects, is requesting design review
approval to construct a two story 16,227 -square foot multi -tenant office building. The 1.46 -acre site is
generally located southeast of South Bridgeway Place and East Shore Drive on Lot 27, Block 4, Mixed
Use Subdivision No. 5 within Eagle River Development.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on July 21, 2016.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on July 27, 2016, in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On January 25, 2000, the Eagle City Council approved a rezone (RZ-02-98) with a development
agreement (including a concept plan) for this site.
On April 24, 2001, the Eagle City Council approved a preliminary plat, Mixed Use Subdivision No. 1
(PP -14-00) for this site.
On May 8, 2001, the Eagle City Council approved a final plat, Mixed Use Subdivision No. 1 (FP -13-
01) for this site.
On November 7, 2001, the Eagle City Council approved a combined preliminary and final plat, Mixed
Use Subdivision No. 2 (PP/FP-1-01) for this site.
On July 9, 2002, the Eagle City Council approved a combined preliminary and final plat, Mixed Use
Subdivision No. 3 (PP/FP-03-02) for this site.
On December 17, 2002, the Eagle City Council approved a combined preliminary and final plat, Mixed
Use Subdivision No. 4 (PP/FP-04-02) for this site.
E. COMPANION APPLICATIONS: DR -46-16 (design review sign application).
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS: Vacant lot within Mixed Use Subdivision No. 5.
I. SITE DATE:
SITE DATA
COMP PLAN
ZONING
LAND USE
1.46 -acres (63,443 -square feet)
DESIGNATION
DESIGNATION
13% (approximately)
Existing
Mixed Use
MU -DA (Mixed Use with
Vacant lot within Eagle
Number of Parking Spaces
65 -parking spaces
developmentagreement)
River Development
Proposed
No change
No Change
Office building
North of site
Mixed Use
MU -DA (Mixed Use with
Office building
Side Setback
60 -feet (northeast)
development aeement)
South of site
Mixed Use
MU -DA (Mixed Use with
Common Area within
develo mentagreement)
Eagle River Development
East of site
Mixed Use
MU -DA (Mixed Use with
Common Area within
develo mentagreement)
Eagle River Development
West of site
Mixed Use
MU -DA (Mixed Use with
Office building
development aeement)
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS: Vacant lot within Mixed Use Subdivision No. 5.
I. SITE DATE:
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site
1.46 -acres (63,443 -square feet)
7,000 -square feet (0.16 -acres)
(minimum)
Percentage of Site Devoted
to Building Coverage
13% (approximately)
50% (maximum)
Percentage of Site Devoted
to Landscaping
48% (approximately)
10% (minimum)
Number of Parking Spaces
65 -parking spaces
65 -parking spaces (minimum)
Front Setback
35 -feet (north)
20 -feet (minimum)
Rear Setback
54 -feet (south)
20 -feet (minimum)
Side Setback
10 -feet (west)
7.5 -feet (minimum)
Side Setback
60 -feet (northeast)
7.5 -feet (minimum)
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) building to be used as an office.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately thirty-three and one half foot (33 1/i') high two-story
structure.
Gross Floor Area of Proposed Buildings:
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The proposed multi -tenant office building is approximately 16,227 -square feet.
First floor = 8,172 -square feet
Second floor = 8,055 -square feet
On and Off -Site Circulation:
An 18,800 -square foot (approximately) paved parking lot provides parking for vehicles using this site.
Access to this site is from the west and north from shared access drive aisles that provide access to
South Bridgeway Place.
K. BUILDING DESIGN FEATURES:
Roof: Boral Saxony (Brown Blend Striated)
Walls: interstate standard brick (Walnut), Eldorado cut course stone (Oyster), Stucco (Beige)
Windows/Doors: Metal (Champagne)
Fascia/Trim: Prefinished metal (Tan)
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are existing trees within the wetland areas
along the north property line of this site. These trees are to be retained and protected.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees were installed by the developer of Eagle River Development.
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, 11% is proposed.
N. TRASH ENCLOSURES:
One (1) 336 -square foot trash enclosure is proposed to be located within the northeast area of the
parking lot. The enclosure is proposed to be constructed of CMU walls and metal gates; all of which
will match the materials and colors used in the construction of the building.
O. MECHANICAL UNITS:
The applicant is proposing to use roof mounted mechanical units. The roof mounted mechanical units
are proposed to be screened by screen walls. No ground mounted mechanical units are proposed and
none are approved.
O. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage is required to be reviewed and
approved by the Zoning Administrator prior to issuance of any building permits.
P. SIGNAGE:
No signs are proposed with this application. A separate design review application (DR -46-16) has
been submitted for the approval of a master sign plan for this building.
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Q. PUBLIC SERVICES AVAILABLE:
Preliminary approval letters from Eagle Fire Department and Eagle Sewer District have been received
by the City. A water service approval has not been received to date. Approval of the water company
having jurisdiction will be required prior to issuance of a building permit.
R. PUBLIC USES PROPOSED: None.
S. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists.
T. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - Yes, Boise River Floodplain
Note: all floodplain and floodway concerns were addressed by the applicant as a part of the Eagle
River Preliminary Plat application, the Mixed Use Subdivision No. 1 final plat application, and
associated floodplain development permit application.
Evidence of Erosion - no
Fish Habitat - no
Floodplain - Yes, entire site is located within the Boise River floodplain (see comments under Areas
of Critical Environmental Concern above).
Mature Trees - no
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - no
Wildlife Habitat - no
U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required.
V. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Comments, which appear to be of special concern, are noted below:
Ada County Highway District
Department of Environmental Quality
Eagle Fire Department
Eagle Sewer District
Idaho Transportation Department
Tesoro Logistics NW Pipeline
W. LETTERS FROM THE PUBLIC: None received to date.
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
• The Comprehensive Plan Land Use Map designates this site as Mixed Use.
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B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-6(A)(5)(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. DISCUSSION:
• The applicant is requesting design review approval to construct a 16,227 -square foot, two story
multi -tenant office building with Eagle River Development. Per the applicant's justification
letter, date stamped by the City on July 21, 2016, the design features of the building and the
materials proposed to be used on the exterior of the building complement those used on the
adjacent buildings.
The site plan, date stamped by the City on July 21, 2016, shows a 4 -foot wide compacted gravel
pathway to be located on the south side of the parking area and wrapping around the east end of
the parking area and running between the wetland area and the parking lot. A 5 -foot wide asphalt
pathway is proposed along the south side of the building connecting the existing pathway to the
west to the sidewalk proposed along the west side of the parking lot. A 10 -foot wide gravel
pathway is shown to be constructed from the south corner of the parking area to the greenbelt
pathway located approximately 200 -feet south of this property. Pursuant to the Eagle River
Master Pathway Plan, date stamped by the City on July 8, 2004, a 10 -foot wide asphalt pathway
is required to be constructed between the parking lot of this site and the greenbelt pathway
located approximately 200 -feet south of the south property line. The applicant should be required
to provide a revised site and landscape plan showing a 10 -foot wide asphalt pathway to be
constructed from the south of the parking lot to the greenbelt pathway located approximately 200 -
feet south of the south property line. The revised site and landscape plans should be reviewed
and approved by staff prior to the issuance of a zoning certificate.
The site and landscape plan, date stamped by the City on July 21, 2016, shows landscaping to
extend to the south property line of this site. The aerial showing this site and the common lot
located adjacent to the south property line of this site, shows a large gravel area between the pond
and the wetland area. There are a couple storage pods that are located within this area as well.
Staff recognizes that this gravel area is not located on this site; however, it is staffs understanding
that this area has been left undeveloped until the subject site was developed. The applicant
should be required to provide a revised landscape plan showing the area between the pond and
wetland area to be planted/seeded to complement the plantings already located in the area. The
revised landscape plan should be reviewed and approved by staff and one member of the Design
Review Board prior to the issuance of a zoning certificate. The storage pods should be removed
prior to the issuance of an occupancy permit.
• Staff defers comment regarding building design and colors to the Design Review Board.
STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date, staff recommends approval with the site specific
conditions of approval and the standard conditions of approval provided within the staff report.
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PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on August 25, 2016,
at which time the Board made their decision.
B. Oral testimony in opposition to this proposal was presented to the Design Review Board by no one.
C. Oral testimony in favor of this proposal was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DECISION:
The Board voted 6 to 0 (Sayer absent) to approve DR -45-16 for a design review application to construct a
multi -tenant office building for Eagle River LLC, with the following staff recommended site specific
conditions of approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all conditions within the development agreement for rezone application RZ-02-98.
2. Comply with all conditions of PP -14-00 (Eagle River Subdivision).
3. Provide a revised site and landscape plan showing a 10 -foot wide asphalt pathway to be constructed
from the south of the parking lot to the greenbelt pathway located approximately 200 -feet south of the
south property line. The revised site and landscape plans shall be reviewed and approved by staff
prior to the issuance of a zoning certificate.
4. Provide a revised landscape plan showing the area between the pond and wetland area to be
planted/seeded to complement the plantings already located in the area. 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. The storage pods shall be removed prior to the issuance of an
occupancy permit.
5. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
6. Submit payment to the City, at the time of building permit submittal, for all Engineering fees incurred
for reviewing this project.
7. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
8. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
9. No ground mounted mechanical units are proposed with this application and none are approved.
10. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
11. No signs are proposed with this application. A separate design review application (DR -46-16) has
been submitted for the approval of a master sign plan for this building. The sign plan shall be
reviewed and approved prior to the City issuing a zoning certificate.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the
Idaho Transportation Department, including but not limited to approval of the drainage system, curbs,
gutters, streets and sidewalks. A letter of approval from the highway district having jurisdiction shall
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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.
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.
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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.
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.
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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. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the City of Eagle of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City
Code (one year from the City Council approval date).
26. All ground -mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR -45-16) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
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:
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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 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 building is designed to complement the general
vicinity and provide aesthetically pleasing architecture to enhance the character of the area;
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 meets the required parking for an office
and the drive aisles have been design in conformance with Eagle City Code 8-4-5;
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 building has been designed with quality materials and similar features utilized on other
buildings within the development and will enhance the character of the 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
building has been designed with quality materials and similar features utilized on other buildings
within the development and is in conformance with the Eagle Site and Architecture Design manual;
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 applicant has
complied with the Eagle River Master Pathway Plan with regard to pedestrian circulation and the
parking lot has been design with connectivity to the adjacent sites;
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 since the
site has been designed in compliance with the Eagle River Master Pathway Plan; and
I. Will have signs, if proposed, that are harmonious with the architectural design of the building and
adjacent buildings, and will not cover or detract from desirable architectural features since the
signage is designed in conformance with the master sign plan associated with the subject building
and the Eagle River development agreement.
DATED this 8`' day of September 2016.
DESIGN REVIEW OARI
OF TH O E} GLE
Ada CwAd l
Grubb, Chairman
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ATTEST: SEAL
—4-V- Sharon K. Bergmann, Eagle City Clerk
Regulatory Taking Notice: Applicant has the right, pursuant to section 67-8003, Idaho Code, to request a
regulatory taking analysis
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