Findings - DR - 2017 - DR-52-16 - Multi-Tenant Retail/Restaurant Building W/Drive-ThroughBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW FOR A
MULTI -TENANT RETAIL/RESTAURANT
BUILDING WITH DRIVE-THROUGH FOR
HAWKINS COMPANIES
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -52-16
The above -entitled design review application came before the Eagle Design Review Board for their action
on December 8, 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:
Hawkins Companies, represented by Christian Samples, is requesting design review approval to
construct a 10,620 -square foot multi -tenant retail/restaurant building with drive-through. The 0.98 -
acre site is located on the east side of South Eagle Road approximately 800 -feet south of East
Colchester Drive within Lakemoor Commercial Subdivision (Lot 1, Block 10).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on August 23, 2016. Supplemental application
documents were received on September 9, 2016, November 10, 2016, and November 22, 2016.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on August 26, 2016, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On January 28, 1992, the City Council denied an annexation, rezone, and preliminary plat (A-91/ R2-
91/ PP -91) for Fall Creek Subdivision.
On January 4, 1993, the City Council approved an annexation, rezone, and preliminary plat (A-91/ R2-
91/ PP -91) for a revised version of Fall Creek Subdivision. That preliminary plat approval has since
lapsed.
On July 22, 2003, the City Council approved a Comprehensive Plan Amendment (CPA -4-02) to change
the land use designation on the Comprehensive Plan Land Use Map from Residential Two (up to two
dwelling units per acre) to Mixed Use, an annexation and rezone (A-3-02 & RZ-5-02) from RUT (Rural
Urban Transitional) to MU -DA (Mixed Use with Development Agreement) and a rezone from R-2
(Residential -up to two dwelling units per acre) to MU -DA (Mixed Use with Development Agreement)
for this site for B.W. Eagle, Inc.
On May 10, 2005, the City Council approved the preliminary plat for Lakemoor Subdivision a 178.52 -
acre, 240 -lot (142 -residential, 53 -commercial, 45 -common) subdivision (PP -03-05).
On February 28, 2006, the City Council approved the final plats for Lakemoor Subdivision No. 1 and
Lakemoor Subdivision No. 2 for DMB Investments, Inc. (FP-13-05/FP-14-05).
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On June 19, 2007, the City Council approved a modification to the development agreement for DMB
Investments, LLC, and Eagle Lifestyle Center, LLC, by amending and restating the original
development agreement (recorded as Instrument No. 105048971) (RZ-05-02 MOD).
On December 8, 2008, the City Council approved the final plat for Lakemoor Subdivision No. 3 for
DMB Investments, LLC (FP -04-06).
On December 15, 2009, the City Council approved a two (2) year extension of time for the final plat
for Lakemoor Subdivision No. 3 for DMB Investments, LLC. The extension of time is valid until
December 8, 2011 (EXT -21-09).
On October 25, 2011, the City Council approved a one (1) year extension of time for the final plat for
Lakemoor Subdivision No. 3 for DMB Investments, LLC. The extension of time is valid until
December 8, 2012 (EXT -08-11).
On February 26, 2013, the City Council approved a development agreement modification to convert
two (2) commercial areas (Areas F and G) to single-family residential, address the setbacks within
Areas F and G, remove a partner (Eagle Lifestyle Center, LLC) from the development agreement, and
allow for an assisted living facility as a permitted use within Area E (RZ-05-02 MOD2).
On February 26, 2013, the City Council approved a preliminary plat modification for a 330 -lot (231
buildable [82 attached, 149 detached], 39 mixed use, 59 common [5 private road], and 1 well lot)
residential subdivision for DMB Investments, LLC (PP -03-05 MOD).
On June 25, 2013, the City Council approved the final plat for Lakemoor Subdivision No. 4 for DMB
Investments, LLC (FP -04-13).
On June 25, 2013, the City Council approved the final plat for Lakemoor Subdivision No. 5 for DMB
Investments, LLC (FP -07-13).
On July 14, 2015, the City Council approved the final plat for Lakemoor Subdivision No. 6 for DMB
Investments, LLC (FP -08-15).
On February 23, 2016, the City Council approved a modification to the development agreement for
William Shultz (RZ-05-02 MOD3).
On April 12, 2016, the City Council approved the final plat for Lakemoor Commercial Subdivision for
Hawkins Companies, LLC (FP -02-16).
On August 9, 2016, the City Council approved a rezone with development agreement, development
agreement modification, (development agreement in lieu of a PUD), and a preliminary plat
modification for a 409 -lot (existing platted 223 residential, 14 commercial, and 21 common [7 private
road]; proposed 117 residential lots [32 attached], 16 commercial lots, 18 common lots [3 private street
lots and 1 utility lot]) for DMB Investments/B.W. Eagle, Inc. (RZ-03-16/RZ-05-02 MOD4 and PP -03-
05 MOD2).
On September 13, 2016, the City Council denied a development agreement modification (development
agreement in lieu of a PUD) for Hawkins Companies (RZ-05-02 MODS).
On September 27, 2016, Hawkins Companies requested the City Council reconsider their decision to
deny the development agreement modification (development agreement in lieu of a PUD). The City
Council directed staff to provide public notice for a reconsideration public hearing regarding the
development agreement modification (development agreement in lieu of a PUD) to occur on October
25, 2016 (RZ-05-02 MODS).
On October 25, 2016, the City Council approved a development agreement modification (development
agreement in lieu of a PUD) for Hawkins Companies (RZ-05-02 MODS).
E. COMPANION APPLICATIONS: None
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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: The site is undeveloped.
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COMP PLAN
ZONING
LAND USE
DESIGNATION
DESIGNATION
Existing
Mixed Use
MU -DA (Mixed Use with a
Lakemoor Subdivision
development agreement)
(Office, Commercial, and
Residential)
Proposed
No Change
No Change
Multi -tenant
retail/restaurant building
North of site
Residential Two (up to
R -E -DA -P (Residential up to
Laguna Pointe
two dwelling units per
one unit per two acres with a
Commercial/Residential
acre maximum) and
development agreement,
Subdivision, Planned Unit
Mixed Use
PUD), R -2 -DA -P (Residential
Development (PUD)
up to two units per acre with a
consisting of Office,
development agreement,
Commercial, and
PUD), and MU -DA (Mixed
Lakemoor Subdivision
Use with a development
(Residential)
agreement)
South of site
Mixed Use, Residential
MU -DA (Mixed Use with a
Lakemoor Subdivision
One (up to one dwelling
development agreement), R-1
(Office, Commercial, and
units per acre maximum)
(Residential)
Residential, Single-family
residences
East of site
Mixed Use
MU -DA (Mixed Use with a
Lakemoor Subdivision
development agreement)
(Office, Commercial, and
Residential)
West of site
Residential Two (up to
R-2 (Residential up to two
Rural Residences &
two dwelling units per
units per acre) & R -2-P
Banbury Meadows
acre maximum)
(Residential up to two units
Subdivision
per acre, PUD)
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS: The site is undeveloped.
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I. SITE DATA:
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site
0.98 (42,688 -SF)
5,000 -square feet (minimum)
Percentage of Site Devoted
to Building Coverage
25% (approximately)
50% (maximum)
Percentage of Site Devoted
to Landscaping
28% (approximately)
10% (minimum)
Number of Parking Spaces
61 -parking spaces
60 -parking spaces (minimum)
Front Setback
115 -feet (East)
20 -feet (minimum)
Rear Setback
149 -feet (West)
20 -feet (minimum)
Side Setback
19 -feet (North)
7.5 -feet (minimum)
Side Setback
100 -feet (South)
7.5 -feet (minimum)
*Parking calculation notes within item J below.
J. Gross Floor Area of Proposed Commercial Building: 10,620 -square feet
Restaurants — 1/150 square feet
6,270/150 square feet = 41 parking spaces
Restaurant with Drive-through — 1/200 square feet 1,600/200 square feet = 8 parking spaces
Retail sales —1/250 square feet
2,750/250 square feet = 11 parking spaces
• Eagle City Code Section 8-4-5 requires 1 parking space per 150 -square feet of gross floor area for
restaurant without drive-through and 1 parking space per 250 -square feet of gross floor area for retail
sales:
Proposed Parking Spaces: 61
Required Parking Spaces: 60 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Restaurants and Restaurant with Drive-through" and "Retail sales")
K. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) single story building to be utilized as a multi -tenant
restaurant/retail building.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing single -story building with an overall height of forty-three feet six inches
(43' 6").
Gross Floor Area of Proposed Buildings:
The proposed multi -tenant retail/restaurant building is approximately 10,620 -square feet.
On and Off -Site Circulation:
A 25,399 -square foot (approximately) paved parking lot provides parking for vehicles using this site.
Ingress/egress to the site is to be provided by three access points located off of West Colchester and
East Eagles Gate Drive.
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L. BUILDING DESIGN FEATURES:
Roof: TPO single ply membrane (white)
Walls: Faux Wood material (Wild Cheng), Brick Veneer (Albescent)
Windows/Doors: Aluminum storefront (Benjamin Moore 1603 Graphite)
Fascia/Trim: metal coping (graphite), fiber cement lap siding (Albescent), Steel coping (graphite), Steel
coping (Albescent), Steel frame (graphite), rough sawn wood timbers, fiber cement panels and lap
siding (Alexandria beige), fiber cement panels (graphite), barn door (sweet rosy brown)
M. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are no existing trees.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees exist along East Colchester Drive and along East Eagles Gate 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.
N. TRASH ENCLOSURES:
One (1), 165 -square foot trash enclosure is proposed to be located south of the building within the
southernmost parking area. 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 from view by the parapet walls. In the event a tenant requires additional
mechanical units, the applicant will use additional units that are screened by the parapet wall instead
of using a larger mechanical unit. No ground mounted mechanical units are proposed and none are
approved.
P. 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.
Q. SIGNAGE:
No signs are proposed with this application. A separate design review application is required for the
approval of any signs.
R. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has 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.
S. PUBLIC USES PROPOSED: None.
T. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists.
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U. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain — yes — 500 year
Mature Trees - no
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - unknown
Wildlife Habitat - no
V. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required.
W. 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:
Eagle Fire Department
Idaho Transportation Department
Tesoro Logistics NW Pipeline
X. 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 (adopted February 10, 2015), designates this site as the
following:
Mixed Use
Suitable primarily for a variety of uses such as limited office, limited commercial, and residential
developments. Uses should complement uses within Downtown Eagle. Development within this land
use designation should be required to proceed through the PUD and/or Development Agreement
process, see specific planning area text for a complete description. An allowable density of up to 20
units per 1 acre.
B. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
3.7 The maximum height of commercial buildings shall be 50 -feet; non -habitable architectural elements
shall be a maximum height of 60 -feet. Multiple buildings are permitted to be located on the same
lot, provided however, that the maximum lot coverage requirements stated in Eagle City Code are
not exceeded.
3.8 All development on Property shall be consistent with the Commercial Design Guidelines (Exhibit
D), attached hereto and incorporated herein by reference.
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C. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
Eagle City Code Section 8-2A-6: Design Requirements, Objectives and Considerations:
General Objectives And Considerations: The following apply to the entire design review overlay
district including the DDA, TDA, CEDA, and DSDA. Additional requirements for the DDA, TDA,
CEDA, and DSDA are set forth in subsections C through G of this section and, to the extent there
is a conflict with this section, the requirements for the DDA, TDA, CEDA, and DSDA shall control.
The following, including the provisions set forth in the Eagle architecture and site design book,
contains a listing of objectives applied to each application, and a listing of matters which shall be
considered by the design review board. The objectives are separated into two (2) sections: site
design and building design. Specific aspects of design should be examined to determine whether
the proposed development will provide a desirable environment for its occupants as well as for its
neighbors, and whether, aesthetically, the composition, materials, textures and colors meet the
intent of this article. The design review board shall consider the following criteria in reviewing the
application.
• Eagle City Code Section 8-4-4-2: Additional Design and Maintenance Regulations and
Requirements:
A. Site And Building Lighting:
1. All parking areas shall be illuminated in accordance with the provisions of this chapter.
2. Any lights used to illuminate a site and building shall be arranged to reflect the light away
from the adjoining property.
3. Except as noted in subsection A4 of this section, all site and building lighting shall be
recessed or shielded to direct all light downward and the source of the light (including the
lamp and any nonopaque material/lens covering the lamp) shall not be directly visible by a
person of average height standing on the property line of any public right of way, or any
private street, or on the property line of any residentially zoned parcel of land or parcel of
land used for residential purposes.
4. When historic style light pole fixtures designed such that the portion of the fixture housing
the light bulb is to be exposed as a design element of the light fixture (as identified in the
EASD book) are approved, shielding shall only be required so the light is not directly
visible by a person of average height standing on the property line of any residentially
zoned parcel of land or parcel of land used for residential purposes. The light used shall be
3000K maximum LED (or approved equivalent) and the light fixture shall be provided with
optics to direct light downward.
5. Light pole fixtures shall have a maximum height of:
a. Twenty feet (20') for parking lots with less than two hundred (200) spaces;
b. Twenty five feet (25') for parking lots with more than two hundred (200) spaces but less
than five hundred (500) spaces;
c. Thirty feet (30') for parking lots with more than five hundred (500) spaces;
d. Fifteen feet (15') for any pole within fifty feet (50') of a property line of any residentially
zoned parcel of land or parcel of land used for residential purposes.
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6. Except as otherwise permitted within this title, incandescent lights, two hundred fifty (250)
watt maximum high pressure sodium lights, 3000K maximum LED lights (or approved
equivalent) shall be the only type of site and building lighting permitted.
7. Metal halide lighting shall be permitted with the following additional conditions:
a. Light wattage shall be a maximum of three hundred twenty (320) watts.
b. The light fixture shall be no higher than seventeen feet (17').
c. The design review board shall make the following findings prior to approving metal
halide lighting:
(1) The lighting shall be harmonious with and in accordance with the general objectives,
or with any specific objective of chapter 2, article A of this title;
(2) The lighting shall be installed, operated, and maintained to be harmonious and
appropriate in appearance with the existing and intended character of the general
vicinity and will not change the essential character of the same area; and
(3) The lighting will not be disturbing to existing or future neighboring uses.
d. Historic style light pole fixtures designed such that the portion of the fixture housing the
light bulb is exposed as a design element of the light fixture (as identified in the EASD
book) shall not be permitted to have metal halide lighting.
8. Existing lighting, for a site which is a part of any application, shall be changed to comply
with current city code.
9. It shall be the responsibility of the property owner to supply power in perpetuity to all lighting,
including streetlights located within the right of way, required by this title.
10. Lighting plans shall be reviewed and approved by the zoning administrator prior to issuance
of a building/zoning permit. (Ord. 756, 8-23-2016)
F. Off Street Parking Design And Dimension Tables:
STANDARD VEHICLES
Parking angle
45°
69° 90°
Parallel
of parking space _
F9 feet
----FWidth
9 feet 9 feet
9 feet
Curb length per space
13 feet
10 feet 9 feet
Fi3feet
Length of parking space
(measurement to be perpendicular from the curb or
front of space if no curb is provided)
15 feet
18 feet 19 feet
23 feet
Width of driveway aisle
F, feet
17 feet 24 feet
12 feet
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COMPACT VEHICLES
Parking angle
•F 45° — 69° 90° Parallel
of parking space
�Width
8 feet ff 8 feet 8 feet 8 feet i �_^
Curb length per space
11 feet 9 feet 8 feet19 feet
Length of parking space
(measurement to be perpendicular from the curb or
11 feet 14 feet 15 feet 19 feet
front of space if no curb is provided)
Width of driveway aisle
12 feet X15 feet 22 feet 12 feet
H. Reduction For Planter Overhangs: When a parking space abuts a landscape planter, the front
two feet (2) of the required length for a parking space may overhang the planter. (Ord. 309, 1-
27-1998)
• Eagle City Code Section 8-4-4-6: Bicycle Parking:
One bicycle parking space within an approved rack shall be required for each thirty (30) required
automobile parking spaces or fraction thereof for office and commercial developments. Multi-
family residential developments shall provide one bicycle rack space per each ten (10) units.
Bicycle parking racks shall be in a well lit area, and shall be designed in accordance with the
parking facility criteria of the 'Bicycle -Pedestrian Design Manual For Ada County" as prepared
for the Ada County highway district with the exception that bicycle racks do not have to be
covered unless required by the design review board, or planning and zoning commission or city
council. (Ord. 309, 1-27-1998)
D. DISCUSSION:
The applicant is requesting design review approval to construct a multi -tenant restaurant/retail
building within Lakemoor Commercial Subdivision. The applicant's justification letter, date
stamped by the city on November 22, 2016, describes the design of the building as a "Modern
Farmhouse" theme and states that the building complies with the standards set forth in the
Development Agreement with the exterior building finishes, "Barn Frame" outdoor pedestrian
gathering area, architectural elements, and lighting. The Commercial Guidelines within the
Development Agreement states the overall color palette for the center will be "warm and earthy"
in character and the overall design of the buildings will promote horizontal and vertical
movement in the fagade planes to enhance interest and "sculptural feel." Staff defers comment
regarding building design and colors to the Design Review Board.
The site plan and landscape plans, date stamped by the city on November 22, 2016, show parking
spaces throughout the site that are not in compliance with Eagle City Code Section 8-4-4-2(F)
design and dimensions. In addition, the compact parking spaces are not labeled as compact.
Based on staff's measurements there appears to be seven compact parking spaces which total
I I% of the overall parking spaces. Eagle City Code Section 8-4-3(E) permits up to 30% of all
spaces to be compact. The applicant should provide a revised site and landscape plan showing the
width and length of all parking spaces to be in compliance with Eagle City Code and all compact
parking spaces labeled as compact. The revised site and landscape plan should be reviewed and
approved by staff and two members of the Design Review Board prior to the issuance of a zoning
certificate.
• The landscape plan, date stamped by the city on November 22, 2016, shows a green screen
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located on the west side of the building; however, no cut sheets were provided. The applicant
should provide a detailed cut sheet of the green screen showing the style, materials, color, height,
etc., to be used on the east side of the building. The detailed cut sheets should be reviewed and
approved by staff and two members of the Design Review Board prior to the issuance of a zoning
certificate.
Sheet L1.01, date stamped by the city on November 22, 2016, shows concrete planter islands to
be located within the patio area to the north of the building. The applicant should provide a
detailed elevation of the concrete planter islands located within the patio area north of the
building showing the style, materials, color, height, etc. The detailed elevations should be
reviewed and approved by staff and two members of the Design Review Board prior to the
issuance of a zoning certificate.
The site plan and landscape plans, date stamped by the city on November 22, 2016, do not show
bicycle rack locations. Pursuant to Eagle City Code 84-4-6, one bicycle parking space is required
to be provided for every thirty (30) parking spaces. The applicant should provide a revised site
and landscape plan showing the location of two (2) bicycle racks and provide a detailed cut sheet
showing the style, materials, color, height, etc., of the bicycle racks. The revised site plan and
detailed bicycle rack cut sheet should be reviewed and approved by staff and two members of the
Design Review Board prior to the issuance of a zoning certificate.
Sheet L1.50, date stamped by the city on November 22, 2016, shows a detail of the proposed fire
pit to be located to the north of the building east of the patio area. Sheet L1.01, date stamped by
the city on November 22, 2016, shows four rectangles surrounding the fire pit that appear to be
benches; however, detailed cut sheets were not provided for any benches. The applicant should
provide a revised landscape plan showing the benches noted on the plan, and provide a detailed
cut sheet showing the style, materials, color, height, etc., of the benches to be located around the
fire pit. The revised landscape plan and detailed cut sheets for the benches should be reviewed
and approved by staff and two members of the Design Review Board prior to the issuance of a
zoning certificate.
• The applicant provided detailed cut sheets of the building light fixtures and lighting; however, the
cut sheets did not provide which model, height, wattage, color temp, etc., would be utilized out of
the types listed. The applicant should provide a revised detailed cut sheet for the light fixtures
identifying which model, height, wattage, color temp, etc., will be utilized on the building.
Pursuant to Eagle City Code Section 8-4-4-2, the color temp should not exceed 3000 Kelvin. The
revised detailed cut sheet should be reviewed and approved by staff and two members of the
Design Review Board prior to the issuance of a zoning certificate.
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.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on December 8, 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).
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BOARD DECISION:
The Board voted 5 to 0 (Schaffer and Koci abstained) to approve DR -52-16 for a design review
application to construct a multi -tenant retail/restaurant building with drive-through for Hawkins
Companies, 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.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of RZ-05-02 and all subsequent modifications.
2. Provide a revised site and landscape plan showing the width and lengths of all parking spaces to be in
compliance with Eagle City Code Section 8-4-4-2(F) and in compliance with Eagle City Code
Section 8-4-3(E) with a maximum of 30% of the parking spaces to be compact and all compact
parking spaces labeled as compact. The revised site and landscape plan shall be reviewed and
approved by staff and two members of the Design Review Board prior to the issuance of a zoning
certificate.
3. Provide a detailed cut sheet of the proposed green screen showing the style, materials, color, height,
etc. to be used on the west side of the building. The detailed cut sheets shall be reviewed and
approved by staff and two members of the Design Review Board prior to the issuance of a zoning
certificate.
4. Provide a detailed elevation of the concrete planter islands located within the patio area to the north of
the building showing the style, materials, color, height, etc. The detailed elevations shall be reviewed
and approved by staff and two members of the Design Review Board prior to the issuance of a zoning
certificate.
5. Provide a revised site and landscape plan showing the location of a bicycle rack and provide a
detailed cut sheet showing the style, materials, color, height, etc., of the bicycle rack. The revised site
plan and detailed bicycle rack cut sheet shall be reviewed and approved by staff and two members of
the Design Review Board prior to the issuance of a zoning certificate.
6. Provide a revised landscape plan showing the benches noted on the plan to be located around the fire
pit and provide a detailed cut sheet showing the style, materials, color, height, etc., of the benches.
The revised landscape plan and detailed cut sheets for the benches shall be reviewed and approved by
staff and two members of the Design Review Board prior to the issuance of a zoning certificate.
7. Provide a revised detailed cut sheet for the building light fixtures identifying which model, height,
wattage, color temp, etc., will be utilized on the building. The color temp should not exceed 3000
Kelvin. The revised detailed cut sheet shall be reviewed and approved by staff and two members of
the Design Review Board prior to the issuance of a zoning certificate.
8. Submit payment to the City, at the time of building permit submittal, for all Engineering fees incurred
for reviewing this project.
9. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
10. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
11. No ground mounted mechanical units are proposed with this application and none are approved.
12. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
13. No signs are proposed with this application and none are approved.
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14. Provide detailed elevations of the trash enclosure showing the materials complement the materials
used on the building. The elevations shall show that the height of the enclosure will screen the trash
receptacle from Eagle Road. Provide a revised landscape plan showing plant materials around the
base of the enclosure that have more height and year-round screening The revised elevation and
landscape plans shall be reviewed and approved by staff and two members of the Design Review
Board prior to the issuance of a zoning certificate.
15. Provide a revised site and landscape plan showing the berm height and plant material at the drive-
through area will screen the drive-through lane from Eagle Road The revised site and 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. Provide a revised site and landscape plan showing the concrete stamp pattern and color to be used in
the common patio area proposed north of the building. The revised site and 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.
17. Provide a revised landscape plan showing plant material at the base of the green screens that will
grow/climb up the green screens. Provide detailed cut sheets of the green screens showing the
materials, size, color, etc. to be installed. The revised landscape plan and detailed cut sheets 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:
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 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.
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The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District.
Construction of the storm drain disposal system shall be complete before an occupancy permit is
issued.
8. No ditch, pipe or other structure, or canal, or drain, for irrigation water or irrigation waste water
owned by an organized irrigation district, canal company, ditch association, drainage district,
drainage entity, 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 Engineer prior to
the City Engineer signing the final plat.
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, or drain,
used for irrigation water or irrigation waste water without the express written approval of the organized
irrigation district, canal company, ditch association, drainage district, drainage entity or other irrigation
entity associated with such ditch, pipe or other structure, drainage or canal. The applicant shall submit
a copy of the written approval from the irrigation entity, drainage district, or drainage 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. Whether located inside or outside of the public right-of-way the perpetual maintenance of the
street lights shall be the responsibility of the applicant, subdivider, business owner, homeowner, or
homeowner's/business owner's association, whichever the case may be.
The applicant shall pay applicable street light inspection fees prior to 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
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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 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 Pathway/Greenbelt Committee for a path or
walkway shall be approved in writing by the Eagle City Pathway/Greenbelt 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 Pathway/Greenbelt 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 Commission and/or 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/or 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
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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 -52-16) 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, and the design guidelines established within the development
agreement for the property.
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 the multi -tenant retail/restaurant building with drive-through is permitted
with the approval of a design review application within the development agreement provisions and
MU -DA (Mixed Use with a development agreement) zoning district;
B. Is not of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site. Similar architectural elements are utilized on both the
T -Sheets building and the multi -tenant retail/restaurant building with drive-through, however, there
is a significant variance and sense of style between both buildings that do not transition and tie the
buildings together;
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 61 parking spaces are provided for this site;
D. Will 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 while
the proposed building has similar materials as the nearby T -Sheets building, a significant contrast
in the theme of architecture exists among the planned buildings. Although both buildings were
approved under the same written design guidelines approved through a development agreement,
the "sense of style" proposed within the exhibits approved through the most recent development
agreement modification (RZ-05-02 MOD5, approved by City Council October 25, 2016) is a
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contrast from the previous exhibits approved (RZ-05-02 MOD2) from which the T -Sheets building
design was derived;
E. Will not 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 in that the
building has some similar elements as the nearby T -Sheets building, however, there is concern with
the transition between the two buildings and how they will complement each other. The two
buildings are not harmonious with each other due to the contrast in design and style and both
buildings will be very prominent within the development due to their locations and size. The multi -
tenant retail/restaurant building has a "Modern Farmhouse" theme, whereas the T -Sheets building
was approved through the "sense of style" (term used in the commercial design guidelines within
the development agreement approved by City Council on October 25, 2016) that will promote
traditional, contemporary, and transitional styles significantly different from the "Modern
Farmhouse" style;
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 noted within the development agreement;
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. No signs are proposed. However, any proposed signs will be required to be harmonious with the
architectural design of the building and adjacent buildings, and shall not cover or detract from
desirable architectural features.
3. The Board reviewed the particular facts and circumstances of the proposed design review application
(DR -52-16) with regard to the commercial guidelines set forth in the Development Agreement and has
concluded the following:
A. The architectural theme for this building is "Modern Farmhouse."
B. The proposed design review complies with the commercial design guidelines (see Exhibit "A") set
forth in the Development Agreement based on: height of the building, screening of roof mounted
mechanicals, exterior building finishes to include: brick veneer, fiber cement lap siding, steel
coping, and standing seam metal roof on the peaked roof elements, pedestrian connectivity,
materials and colors for the parapet/window treatments/entryway elements, green screens, building
lighting, and site lighting.
C. The development currently has three (3) buildings proposed which include: the T -Sheets building
(currently under construction), a multi -tenant retail/restaurant building, and a multi -tenant
retail/restaurant building with a drive-through. The T -Sheets building was approved based on the
same written commercial design guidelines, but different design exhibits (see Exhibit `B"). The T -
Sheets building has positive architectural elements including: mansard roof, window treatments,
entryway elements, architectural elements through articulated wall sections, concrete sills at
various heights providing differentiation in wall massing and horizontal banding, and extended
tower elements to improve the visual quality. Similar elements including: architectural elements
through articulate wall sections, material variations to provide differentiation in wall massing,
window treatments, and entryway elements are being carried over into the multi -tenant
retail/restaurant building, however, it has not been demonstrated by the applicant how the styles,
design, and similar materials and elements between the three buildings will work together and how
they will transition throughout the site to guarantee the entire mixed use development has a
cohesive architectural theme.
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D. The commercial design guidelines refer to a "Sense of Style" stating the architectural treatment of
the buildings will be eclectic in character, and, to diminish fatigue and to create a rich and visually
stimulating environment, the Center will promote the co -existence of traditional, contemporary,
and transitional styles in a harmonic composition. There is concern with the architectural style
transition between the T -Sheets building and the two multi -tenant retail/restaurant buildings due to
significant contrast in the theme of architecture among the three (3) buildings. The multi -tenant
retail/restaurant buildings contain a "Modern Farmhouse" theme and are designed as two
rectangular buildings with design elements to make the buildings appear as multiple different
buildings. The two multi -tenant retail/restaurant buildings have exterior building finishes of brick
veneer, fiber cement lap siding, fiber cement board and batten siding, decorative metal barn doors,
and standing seam metal roofs on the peaked roof elements and are connected through the creation
of a "Barn Frame" outdoor pedestrian gathering place built from rough sawn wood timbers in a
natural color. The T -Sheets building does not have a theme per se, but fits within the combination
of traditional, contemporary, and transitional styles. The Board determined that additional
modifications should be implemented in the architecture of the proposed buildings to better create
a more cohesive theme with the previously approved T -Sheets building, however, the Board felt
that due to the previous City Council approval of the amended development agreement (and
associated approved design guidelines) that they may not possess the autonomy to require such
changes.
E. The multi -tenant retail/restaurant buildings will be as prominent as the T -Sheets building along
Eagle Road, will be one of the first buildings in view when entering the City of Eagle, and will set
the theme for the entire development, therefore, significant consideration should be given to the
architectural compatibility between the T -Sheets building and two multi -tenant retail/restaurant
buildings.
DATED this 12' day of January 2017.
DESIGN REVIEW BOARD
OF THE 'ITY OE EAGLE
Ada C n , I o
Robert Grubb, Chairman
ATTEST:
i
Sharon K. Bergmann, Eagle City Cl
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Exhibit A
Exh0bit F
31®slign GuDdeflnee CommeraW (L' reae D & F.)
0 ntroduction
It is the goal of Poag and hfcliwen to bring a high
level of retailing and architectural sophistication to
The Shops at Lalcemoor. It is their desire to make
this project an urban landmark thatmill not only
encourage the residents of Eagle to remain in the
community, but %\ill also attract people from
;. neighboring areas.
In addition to shopping. this Center is intended to
offer dining and entertainment in a friendly and
engaging environment. It mill serve as a catalyst of
activity where people of all ages and gender will be
able to interact with one another reinforcing the
sense of belonging in the community.
Guldeftes Objectives
The goal of these Architectural Design Guidelines
is to establish minimum quality standards for the
4icement, arrangement, materials and style of the
?cments that will form the built environment.
These guidelines are not intended to prescribe any
one particular design solution but rather to set an
overall framework where a variety of creative
solutions can coexist in a pleasant and harmonic
setting.
Design Philosophy
some Go (pence
The design philosophy for the project is to create a
safe, exciting, friendly, and visually stimulating
environment that becomes a center of social activity
for the community.
It is intended to convey an inviting sense of
elegance, exclusivity, and sophistication. The
design and placement of the buildings and public
spaces will be arranged and choreographed into an
eclectic and visually stimubling composition. This
ar- gement shall elicit a posithe emotional
sponse defined as "sense of place." Sense of
place means a setting do just, feels right.
Sense ofp1 a is whieved when the space meets the
following teristics:
o Sense of order
o Sense of scale
o Sense of mystery
o Sense of enclosure
o Sense of honest,
c Sense of style
Sense of Order
The Shops at Lakemoor «il) have a clearly defined
layout that will protide a sense of orientation and
order. It %gill be inviting and comfortable and
protide users vdth a sense of familiarity and
security.
The heart of the project, located at the center of the
main vehicular dri%e, will offer congregational
opportunities and it gill be clearly defined by the
positioning of significant buildings. This space v ill
be connected by a network of sidewalks and
vehicular drives which %%ill be visually stimulating
and provide a memorable experience for the users.
In addition to these links, there will be a paseo that
will provide convenient pedestrian flow between the
shops and the parking areas located at the periphery
of the Center,
sense 01806110
o Relation to human scale
o Clear understanding of proportions and
relationships
o Appropriate placement and dimensioning of
elements
The sizing of public spaces and the dimensioning of
buildings, as well as the relationships in between
them %ti ill careMy respond to the human scale. It
mill be important that the spaces generated by the
layout of the Center provide a variety of
experiences for the users. Spaces that transition
from narrow to Mule and open create dramatic
effects that enhance the quality of the setting.
Architectural elements that are tall in nature create a
visually stimulating composition when they are
positioned an low and limixorntl backgrounds.
Some non occupied architectural features may
exceed 40" in height to create focal destinations
such as but not limited to: cupolas. finials, roof -
ridge line, roof peaks and towers.
Sense of Mystery
o Development of a plot
o Choreographing of elements
e Sequencing vai lel}• of experiences
The project is}rout and architectural treatment of the
buildings ►►ill promote exploration and discovery.
The properly choreographed placement of
architecturally significant elements and public areas
►►ill stimulate the desire to stroll around and get
acquainted -with the variety of experiences offered
b) the Center.
worse ®f WAc0®saore
o Space rontainnsenl
o Sense of being immersed i» a unique
ermirarmrenl
Q Sense of security
For the space to encourage personal interaction, be
cdrnfortable and safe, it is essential that there is
containment and definition of its boundaries. The
establishment of limits meets it basic human need.
The definition of the space mill occur at various
levels, from street edges defined by the large
buildings to intimate spaces defined by umbrellas
and canopies.
sense of Honesty
G AlWeri[rl selections Owural vs faux or
ar tedal1
o AovkNedwal credibility
The architectural forms as well as the materials
selected for dee pwiect must be perceived as natural
and authentic in the aeras that are in close contact
ith die publk lois is especially true at side%%U-
and areas of facades hom the ground up to 8-15 feet
high.
2
Any architectural st}•le could potentially ft %Atkin
the composition of the Center as long as the
proportions, colors. and materials are consistent
,with that particular vocabulary.
sense of style
The architectural treatment of the buildings Hill be
eclectic in character. To diminish visual fatigue and
to create a rich and ,% isuall% stimulating
environment the Center --ill promote the co-
existence of traditional contemporary and
transitional stiles in a harmonic composition.
Good taste. individualistic expression. and
appropriate building articulation %ill be more
important than strict enforcement of any particular
style.
Una of Direct Unteraction
Adding another distension to the architectural e -1-N
elements. signage and environmental graphics -ch,...!
be instrumental in establishing the character and
identity of the design.
Since the wast majority of the pedestrian movement
occurs on the side%Wks, the interaction vdth the
spaces and therefore the perception of the quality of
the environment is stronger in that area.
Design (OatagarQes
In order to better identify the specific intent for all
of the components that potentially --ill be part of
The Shops at L.akemoor, these guidelines have been
divided im design categories associated with the
different t}pe of tenants.
The folloMes is a list of such categories:
o Anchor temmts
c Spectalo,shops
o Restawwnts
o Sen'tee meas
Exhoble F
Anchors "@°enentss
Large format retail can be defined as anchor stores
t having prototype architecture on a regional or
national basis. For the purpose of this document
they %s ill be defined as Tenants of 20.000 SF or
larger.
The design criteria outlined herein is intended to
provide design standards for large footprint
buildings that need to be assimilated NAthin the
context of the center %%ithout detracting from the
scale, connecdA ity. traffic patterns, walk --ability and
image of the project.
i'14
o Facades shall be articulated to reduce ani
massire scale or impersonal appearance_
o Buildings shall hme architectural features
and patterns that provide visna/ interest.
o Marlation in rooflines is encouraged.
o Entt►yino, design elements shall give
orietan on and be aestheticall)•pleasing.
o Canopies or other rreather protection
elements is -III be recommended at main
entrances to articulate the destgn feattu ev of
the favade.
* Buildings may be tiro story based on need
,,and use regtiirements but cannot exceed 30'
in height.
SPOWelty chop s
Smaller retail and senice-oriented establishments
shall enharicethe Centers identity and provide the
core'of shopping acth it to the public. Their
.. ; presence shall gwe a, friendly and intimate
appearance to the composition. Window displays
should contribute;to;We -visual enhancement of
exterior facades.
The design includes Lthe -folio%%*:
AppsW lately scaled entoivay feala es
Including windoti}s, doors, portals;,arcades:
reams. card ouerhantging projections
Storefronts shall provided substantial
hmrWwvnrcyfronr mde to kfeet high
betrr�en piers
3
o Large expanses of blank iralls are
unacceptable.
o Favade materials shall be aestherieally
pleasing and compatible rrith materials and
colors used throughout the project.
o All roof equipment must be concealed from
the public Were.
o Me parapet height for a one-stort, building
shall be at a minimum to appropt lately
screen roof equipment.
o The ave of ELF.S. or easily damaged
materials shall be discouraged beloir 6 foot
abore grade
R®staturan s
Restaurants are an important component of the
fabric of the Center. They provide indoor and
outdoor activity and help activate the public realm
enhancing the sense of place.
Protoope ldentiq•for established
restaurants Trill he embraced
Senlce areas and rear facades shall be
properly designed to maintain risual qualill:
Outdoor seating areas and patios are
permitted and shall be encouraged.
4 Unusual exhaust and mechanical apparatus
shall be carefully incorporated into the
architecture of the buildings.
* Buildings may be tip o store based on need
and use requirements but can not exceed 50'
in height
SOUVIG® Ap860
o Sen -Ice Courts it'll/ be treated with F-LPS.,
painted CAM or decorathme CMU Integrally
colored to complement the Center palette.
• nAereportions of the sercice court iraall(s)
are exposed additional enhancements mill
be Incorporated that are consistent with the
requirementsfor buildtngfacades
o All rogJPop HVAC equipment will be
screened from public view:
IL&Mble R
0996ami QuodeDones CornmerconB (tvzeas [.9 & m)
Service Area — (c-.-9nUnue4) a Clay or colored concrete rooftiles
P Adequate turning radli for trucks to ° Dimensional asphalt shingle roofing
circulate idildn the development it ill be o Standing seam metal roofing
pros ided. o S)whelle slate roof
e Painted C Al U. (rralnt), for sen -ice areas)
Mateoials
The selections of materials for The Shops at
Lalcemoor will be evaluated on their capacity to
Perform under anticipated %vather conditions and
also by their visual appearance as well as ability to
create the desired architectural effect.
As a general rule, the materials that are in close
contact,.-dth the public (side%%%lks and the first eight
feet of faVade treatment) nilI be durable and convey
a sense of naturalness and authenticity.
The following is a suggested list of acceptable
materials for the facades exposed to view:
Face brick
Smooth fare, integaulb-colored concrete
rnasorul• units (used mainly as fences
screen it -ails tjpical)
Smooth fpce concrete masour). rants
Fluted or split ;face, integrally colored
concrete ►masonry units
c Fluted or spill -face concrete masonr)p iarits
c Quik Bilk Design Brik (C. At U. that
simulates brick)
o Glass block
o Poured Pre -cast, and colored -decorative
concrete
o Poured concrete
c Cast stone and linnestone
o Simulated cultured stone
c 1 LF.S and Stucco
o Stained wood
o Glass (clear, colored, sandblasted, etchers;
etc.)
o Storefmat (aluminum. woad, steer etc.)
c Metal panels
c Decorative metals
c G'ttrtain wall
o Brick pavers, stamped and/or ceramic tile
4
($Q89re
The overall color palette for the center,%ill be
"warm and earthy" in character. The majority of
the buildings coloration will have a bias tonwds the
ambers, tans, beiges, and vk m grey hues. These
colors will be complemented with elements that mill
show higher intensities of tone such as deep ambers.
)cllo,.%-s, ochres, and oranges to create visual
interest.
In special situations there %ill be an introduction of
greens; aquas, violets, and other colors that are not
pan of the earthy spectrum.
Elements such as awnings and signage laid add �^
color and intensity to the facades by using primtr
colors such as blues, yello.%s and reds.
Facades
The architectural treatment of the facades that are
exposed to be a combination of
traditional, contemporary and trat►sitional styles. At
strategic locations there hill be architecturally
significant elements such as to«�ers or careN y
articulated facades that ►gill help define public
spaces, terminate -s•isual condors or become
orientation points that %gill add a sense of order and
mystery to the overall composition.
In an effort to add authenticity to the composition,
the architecture Hill enable "individualistic
expressloW thus allow* retailers the ability to
shouvase their image and brand. Elements such as
storefi+onts, awnings and knee ma& %till be
desigmed by the tenants with the developer's
ap mvt to enrich the visual quality of the space.
Exhobot IF
Demon Ouldepones comuercuao
Facades — (Conflnued)
The overall design of the buildings «ill promote
horizontal and vertical movement in the facade
planes to enhance interest and ''sculptural feel'.
The building's facades will be complemented with
trellises. canopies. colonnades:; blade signs andwall
mounted fixtures to create aWaccessorized look to
the experience along the side%valks.
Hardscap
The hardscape treatment for the Center %i ill be
designed to accerituate and define areas of activity
and to enhance the architectural character of the
space. A variety pf materials vv ill be used to add
visual interest and richness to the environment.
In plazas Where congregational opportunities are
provided, special attention hill be given to the
sculpting of the space. The introduction of
4 ements such as fountains. sculptures. gazebos.
%,. ,,ating areas, lawns. etc. will help create a
comfortable yet dynamic environment for the
public. These elements will help encourage multi-
generational interaction.
The use of pavers and accent treatments like
sidewalks, pedestrian crossings and plazas rill help
create visual definition and embellishment to the
pedestrian experience. Textural changes at
vehicular traffic zones mill function as tra i€ic
calming devices that %ill help create a safer
environment for the users.
Landscape
Primary landscape materials,%ill be of quality.
Shrubbery and ground covers -%ill prm-ide visual
impact With the use of color and texture «stile also
providing screening in needed areas. The landscape
elements is general mill be used to highlight the
architecture of the sta�rounding strncturea.
Landscaping sad planting areas will be reasonably,
spersed thuoughoufthe site. The interior
endonsof any i*mftg area or any planting
median most be sufficient to protect the landscape
materials planted within and to ensm proper
5
growth vrith an attractive appearance. Plant
material should be selected for type. size and
quality on the basis of suitability to climate, setting.
and compatibility with other plant material.
Planting in public right of way to be considered.
Tree replacement calculations ti%ill not be enforced
in this situation.
Parking areas have been designed to comply with
the intent of the local code required landscape
island spacing and density. Landscape terminal
islands, perimeter islands as well as large landscape
canoes -,%here placed within the site to be %%ithin 60'
of a vehicle by measuring from either the front or
rear of the vehicle, The large canoes provide a
better breakdown of the parking lot was into
smaller zones and provide better planting area for
landscape materials. On Main Street we have
included terminal islands at driti a entries and have
designed raised Landscape Planters at 50' centers
located within the sidenmlk transition zone for
continuous street trees.
All landscaping coN enants described above are
referenced in the "Landscape Plan LS 10 01,10 02.
10 03,10 04 and 10 03 dated 411 VOT* drawings
attached.
LU�)htgng
Lighting for the Center i%ill be divided into general
illumination and specialty / accent lighting.
General illumination shall include the following:
a Parking lighting
• Historic St),le Street poles
o Wall packs
Specialty / accent lighting may include the
following:
• Llecorath a it all sconces
• Accent buddilgloOng
• Landscape llghtbg
• Lighted bollards
General parking lot illumination %%ill be designed
and installed so that the keel of illumination as
meastned in foot -canes at grade provides a
mirnimum oft foot-candles. Where possible on the
_7eslan t uDdePines Commtrnmetrc6e0 Iftreas D
Lighting -- (contenued)
site and to nuintain acceptable light uniformity. a
maximum to minimum light level d0sign goal is not
to exceed a ratio of five to one. Light fixtures NNill
be (HIPS) high pressure sodium and mounted on a
maximum 30' high pole and base assembly.
Accent building lighting shall be used to enhance
entries, tower elements, and piers at prominent
locations and shall be metal halide.
Landscape lighting shall be udli2ed to accentuate
the plantings at entrances, the plaza and at
prominent landscape features and shall be metal
halide.
Historic style light standards dill tine the train
arteries of the center and shall be illuminated %ith
metal halide. (See attached dtmcings L-1 thtu 3
dated 6!7!07.
ulUdOng 010tnntDn atDon
building and canopy lighting may be high
efficiency, low wattage metal halide fixtures to
maximize Offect and color rendering.
This includes equipment Uith inherently superior
reflector light control and precision optics,
eliminating glare and off-site light trespass. Some
LEU sources could be utilized as well.
Architectural lighting sconces sill be used at piers
and entries for pedestrian orientation and safety.
Low level recessed lights sill be utilized
where necessary for supplemental safety
illumination.
A maximum 17= high historic pedestrian light pole
«f ll be used in pedeshian areas and stted side
Whicular parking Dations. High efficiency, low
wattage metal halide fixhi es %%0 be employed as
the principal light 80m ces in +oder to maximize
effects and colot rendering.
Special accent lighting of landscape elements and
ater features mill be employed at !key locations to
enhance the pedestrian experience. Both metal
halide and LED Riumhmtwh Will be considered for
longevity anti calor reliability.
6
Amenities
The selection of architectural amenities shall be
complementary to the architectural character of the
center. The amenities shall convey a sense of
warmth and comfort and be Asually appealing and
properly integrated into the fabric of the center.
The materials used for the selected amenities shall
be durable and functional. The list of potential
amenities shall include (but not limited to) the
following:
o Benches
c Trash receptacles nch receptacles
o Decoradre poles ulth fabric banners
0 Bike raabr
m l:�inttulils
o Gwebos
o Tower strucaures
c Pedestrian walbezo- 'trail tir m,
e .tlrrsic s3stems
a Flag poles
o Plaques
O Phone enclosures
m Tables wnbmilas
o Malet parking boodts
e Clocks
o Adivrtisingpanels
e Carts mrd klosla
o Customer senIce booths
o !Paler fountains
o ti"ndingmachines
Graphics
The graphics and the site signage for the Center dill
serve to orient and facilitate the mowment of
people around the center and to create an easily
identifiable en%*onment. They sill al,SD help to
accessorize the a diltectw a of the building and to
highlight areas and zones ofspecial interest.
The O%WM beling for the signage shall be
compatible with t6 eclectic ftmar of the build'ntl
A variety of•styles aiU be encouraged as long as 1h.
1 F Seen Ouldoulnes COMMOVOW (Fars ® & a)
Graphics; — Qcaentlnuedj
the signage meets the minimum standards of
quality; elegance and sophistication established for
the Center as a %hole.
The character of the project and the tenant signage
will be defined by specific "Sign Design
Guidelinesn developed ky Nag d McEwen and
their design consultants, as the project evolves.
These guidelines will allow individualistic
expression and respect to the various brands, but
mill exercise control over the dimensions, locations.
material and style of the signs. The Dev elopees
group mill reserve the right to renew and modify
any signage that does not comply xrith the directives
of the pre -established standards.
The following is a list of the potential (but not
limited to) sign q pes that «ill be part of the project:
o ,lfonuments
The design of the signage at The Shops at
Lalcemoor is an integral and important component
of the overall design theme. It is imperative for the
success of the Center and the tenants that an eclectic
and «ide rage of signing be allowed.
This signage program shall be submitted for
appro%W to the City of Eagle. The program consists
of the follwing categories that have been
established to more clearly identify the types of
signs to be use at The Shops at Lakemoor.
Project Mentityslgnage (mgor onchor tenant
not to exceed 72" In height, secondwy tenants
not to exceed 36" in height both having a width
ofno snore than 70%of the ternows space.
7
o .1lonunnent signs
o Street signs
c Banners
o Temporar3- slVis
o Directional signs
o Pedestrian directionals
o Mehicular directionals
c Pedestrian directionals
c Tenant signage
a Fascia signs
o 10ndoir signs
o Blade sighs
o Aianingc signs
o Serrice area signs
o Indkidual Internally illuminated plex,face
channel letters
Q Indiridual Internally- Illuminated back or halo lit
letters
o Externally illuminated signs
e A'on lit signs
e Open face channel neon letters
c (See atlached a ample of allo» able sign apes)
Vehicular directionals
Pedestrian directionals
o
Directories
c
Street signs
o
Blade signs
c
Storefront
o
Tenant
o
Banner program
The design of the signage at The Shops at
Lalcemoor is an integral and important component
of the overall design theme. It is imperative for the
success of the Center and the tenants that an eclectic
and «ide rage of signing be allowed.
This signage program shall be submitted for
appro%W to the City of Eagle. The program consists
of the follwing categories that have been
established to more clearly identify the types of
signs to be use at The Shops at Lakemoor.
Project Mentityslgnage (mgor onchor tenant
not to exceed 72" In height, secondwy tenants
not to exceed 36" in height both having a width
ofno snore than 70%of the ternows space.
7
o .1lonunnent signs
o Street signs
c Banners
o Temporar3- slVis
o Directional signs
o Pedestrian directionals
o Mehicular directionals
c Pedestrian directionals
c Tenant signage
a Fascia signs
o 10ndoir signs
o Blade sighs
o Aianingc signs
o Serrice area signs
o Indkidual Internally illuminated plex,face
channel letters
Q Indiridual Internally- Illuminated back or halo lit
letters
o Externally illuminated signs
e A'on lit signs
e Open face channel neon letters
c (See atlached a ample of allo» able sign apes)
t
31
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