Findings - CC - 2022 - DR-34-22 - Design Review For A Hotel Building For Marriott Residence Inn BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A HOTEL )
BUILDING FOR MARRIOTT RESIDENCE INN )
FOR AMS HOSPITALITY )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-34-22
The above-entitled design review application came before the Eagle City Council for their action on July
26, 2022. The Eagle City Council 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:
AMS Hospitality, represented by Johnny Hilfiker, is requesting design review approval for a four(4)
story, 98,050-square foot 131-room hotel building. The 4.35-acre site is located on the southwest
corner of North Palmetto Avenue and East Plaza Drive within the Molinari Development.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on April 21,2022. Revised building elevations
were received on May 23,2022. Revised site and landscape plans were received on June 10, 2022.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies'reviews were transmitted on April 28,2022,in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On June 25, 2019,the Eagle City Council approved a rezone from CBD (Central Business District)to
CBD-DA-P(Central Business District with a development agreement—PUD), conditional use permit,
preliminary development plan, and preliminary plat for Molinari Park Subdivision(RZ-07-18/CU-03-
18/PPUD-02-18/PP-06-18).
On December 8, 2020, the Eagle City Council denied a design review application for a subdivision
entry monument sign for Molinari Park Subdivision(DR-53-20).
On December 9, 2020, the Eagle City Council approved a preliminary plat extension of time for
Molinari Park Subdivision(EXT-16-20).
On January 12, 2021, the Eagle City Council approved a design review application for the common
area landscaping within Molinari Park Subdivision(DR-18-20).
On February 12, 2021, the Eagle City Council approved a final development plan and final plat for
Molinari Park Subdivision No. 1, a 41-lot (34-buildable, 7-common), mixed use subdivision (FPUD-
04-20&FP-04-20).
On February 8, 2022, the Eagle City Council approved a design review application for 17 townhome
buildings(91-units)within Molinari Park Subdivision No. 1 (DR-60-21).
On May 24, 2022,the Eagle City Council approved a conditional use permit application modification
for a building height exception to 54-feet for the Residence Inn(CU-03-18 MOD).
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E. COMPANION APPLICATIONS: DR-35-22(sign application).
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Downtown, Scenic CBD-DA-P(Central Business Vacant parcel
Corridor, and District with a development
Public/Semi-Public agreement—PUD)
Proposed No Change No Change Hotel
North of site Downtown, Scenic CBD(Central Business East Plaza Drive and a
Corridor District) storage facility
South of site Mixed Use, Scenic C-3-DA(Highway Business State Highway 44 and
Corridor,and District with a development Eagle River Development
Public/Semi-public agreement)and MU-DA
(Mixed Use with a
development agreement)
East of site Downtown, Scenic CBD(Central Business South Palmetto Avenue,
Corridor,and District)and MU(Mixed vacant parcel and
Public/Semi-public Use) commercial subdivision
(Merrill Subdivision No. 2)
West of site Downtown, Scenic and CBD-DA-P(Central Vacant parcel(Proposed
Corridor, and Business District with a multi-family dwellings
Public/Semi-public development agreement— within proposed Molinari
PUD) Park Subdivision)
G. DESIGN REVIEW OVERLAY DISTRICT:
The site is located within the Community Entry Development Area(CEDA)overlay district.
H. URBAN RENEWAL DISTRICT: Yes.
I. EXISTING SITE CHARACTERISTICS: The site has been developed with curb, gutter, and sidewalk
adjacent to East Plaza Drive and curb and gutter along North Palmetto Avenue.
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J. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 4.358-acres(189,835-SF) 500-square feet(minimum)
Percentage of Site Devoted 16%(inclusive of the hotel and future 20%(minimum)to 85%
to Building Coverage restaurant) (maximum)*
Percentage of Site Devoted 35%(approximately) 10%(minimum)
to Landscaping
Number of Parking Spaces 176-parking spaces 138-parking spaces(minimum)
Front Setback(East) 96-feet 20-feet(minimum)*
Rear Setback(West) 57-feet 20-feet(minimum)*
Side Setback(North) 59-feet 10-feet(minimum)*
Side Setback(South) 120-feet 10-feet(minimum)*
*Note:Setbacks and lot coverage required when located within the CEDA overlay district.
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Hotel: 98,050-square feet
Hotels,motels— 1 for each sleeping room,plus 1 for each 2 employees= 131 rooms and 14 employees
• Eagle City Code Section 8-4-5 requires 1 parking spaces per sleeping room, plus 1 parking space
for each 2 employees:
Proposed Parking Spaces: 176
Required Parking Spaces: 138 (131 rooms = 131 parking spaces, plus 7 parking spaces for the 14
employees based upon the above use identified in Eagle City Code Section 8-4-5: "Hotels,motels")
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one(1)building to be utilized as a hotel.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately fifty-four foot(54')high four-story structure.
Gross Floor Area of Proposed Buildings:
The proposed hotel is approximately 98,050-square feet.
First Floor= 30,100-square feet
Second Floor= 22,650-square feet
Third Floor= 22,650-square feet
Fourth Floor= 22,650-square feet
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On and Off-Site Circulation:
An 62,000-square foot(approximately)paved parking lot provides parking for vehicles using this site.
One 30-foot wide shared driveway is located on the east property line approximately 177-feet south of
East Plaza Drive and provides access to North Palmetto Avenue. One 26-foot wide driveway is
proposed to be located on the west property line approximately 277-feet south of East Plaza Drive and
provides access to the adjacent property to the west of this site.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Prairie School
Roof: Single ply membrane(white/gray)
Walls: Cement plaster (Sand Beach), Fiber-cement wall panel (Brainstorm Bronze, Carriage Door),
Fiber-cement siding (Carriage Door), Metal panel (Iron Ore), Stone (Hewn stone — Arctic color),
Mechanical screen louvered panel system(Front Porch)
Windows/Doors: Vinyl(Dark Bronze),Aluminum(Dark Bronze)
Fascia/Trim: Metal(Iron Ore)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are existing trees along the southern
boundary of the site along State Highway 44. The applicant is proposing to retain the existing trees.
Tree Replacement Calculations:N/A
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: Street trees were required along East Plaza Drive by the developer of Molinari. The
applicant of the hotel is proposing street trees along North Palmetto Avenue.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones:N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping: 10% interior landscaping is required, 10% is proposed.
O. TRASH ENCLOSURES:
One(1)234-square foot trash enclosure is proposed to be located near the southwest corner of the site.
The enclosure is proposed to be constructed of CMU walls and metal gates;all of which will match the
materials and colors used in the construction of the building.
P. MECHANICAL UNITS:
The applicant is proposing to use roof mounted mechanical units. The roof mounted mechanical units
are proposed to be screened by screen walls.A generator is proposed to be located on the west property
line, just south of the driveway connection to the property to the west. The generator enclosure is
proposed to be constructed of CMU walls with metal gates; all of which will match the materials and
colors used in the construction of the building.
Q. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage has been submitted and will be
required to comply with Eagle City Code Section 8-4-4-2.
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R. SIGNAGE:
No signs are proposed with this application. A separate design review application(DR-35-22)has been
submitted for the approval of signs proposed on this building and on the site.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within Suez Water Company service area and within the boundaries of the Eagle Sewer District.
T. PUBLIC USES PROPOSED: None.
U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists.
V. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern-none
Evidence of Erosion-no
Fish Habitat-no
Floodplain-no
Mature Trees- no
Riparian Vegetation- no
Steep Slopes-no
Stream/Creek-no
Unique Animal Life-no
Unique Plant Life-no
Unstable Soils-unknown
Wildlife Habitat-no
W. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED): Not
required.
X. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Ada County Highway District
Central District Health
Eagle Fire Department
Eagle Parks, Pathway and Recreation
Eagle Sewer District
Y. LETTERS FROM THE PUBLIC: None received to date.
Z. EAGLE CITY CODE 8-2A-13(B)(1)&(2): Required Findings for Design Review:
1. City Findings: The City shall make findings which address the following:
a. The ordinance and standards used in evaluating the application;
b. The reasons for the approval or denial;
c. The actions, if any,that the applicant could take to obtain approval.
2. General Standards For Design Review: The Zoning Administrator, Design Review Board, or City
Council, whichever is applicable, shall review the particular facts and circumstances of each
proposed design review in terms of the following standards and shall find adequate evidence
showing that such design review at the proposed location:
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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;
b. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site;
c. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district;
d. Will not interfere with the visual character,quality,or appearance of the surrounding area and
the City, and where possible, enhance the continuity of thematically common architectural
features;
e. Will have facades, features, and other physical improvements that are designed as a whole,
when viewed alone as well as in relationship to surrounding buildings and settings;
f. Will not obstruct views and vistas as they pertain to the urban environment and in relation to
artistic considerations;
g. Will provide safe and convenient access to the property for both vehicles and pedestrians
through patterned traffic circulation and connectivity to abutting development;
h. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly
and walkable environment in balance with protecting a viable commercial center in the area;
and
i. Will have signs, if proposed, that are harmonious with the architectural design of the building
and the adjacent buildings,and will not cover or detract from desirable architectural features.
THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT AS PART OF
THE CITY COUNCIL'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
Downtown
Suitable primarily for development that accommodates and encourages further expansion and renewal
in the downtown core. A variety of business, public, quasi-public, cultural,ancillary residential and
other related uses are encouraged. The greatest possible concentration of retail sales and business is to
occur in this land use designation. Pedestrian friendly uses and developments are encouraged.
Residential only development should be discouraged. Land within this district is the only place to
utilize the CBD zoning designation. Other zones within Downtown Eagle may include Mixed Use,
Residential, Commercial, and Professional Office.
Scenic Corridor
An overlay designation that is intended to provide significant setbacks from major corridors and
natural features through the City. These areas may require berming, enhanced landscaping, detached
meandering pathways and appropriate signage controls. This designation includes the Willow Creek
Scenic Corridor that is to provide increased setbacks and buffering of development including natural
vegetation and restoration, regional trails, and connectivity.
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Public/Semi-Public
Suitable primarily for the development of such uses as golf courses, parks,recreation facilities,
greenways, schools,cemeteries, and public service facilities such as government offices. Support
activities may also be permitted.
All development within this land use is encouraged to be designed to accommodate the different
needs, interests,and age levels of residents in matters concerning both recreation and civil activities.
The public/semi-public land use designation is not a residential land use designation. When a project
or development is designed that contains or is adjacent to land holding a public/semi-public land use,
this land will not be included when calculating the allowable residential density. Projects that hold a
residential designation that want to provide or dedicate amenities similar to those allowed in the
public/semi-public designation may transfer unused density from these areas to other areas within the
development,as approved by the City Council through the Planned Unit Development process as
defined in the comprehensive plan.
B. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
3.8 The townhomes shall be constructed utilizing a style of architecture compatible with"Italianate"
as shown on Exhibit D.The multi-family dwellings shall be constructed utilizing an"Italianate"
styles of architecture as shown on Exhibit E. Commercial/retail buildings, multi-family
residential buildings,and pool house shall be required to meet the design review requirements as
set forth in Eagle City Code and the Eagle Architecture and Site Design book. Eagle Design
Review Board approval of the detailed architectural plans for the development is required prior
to the issuance of building permits for commercial/retail buildings,multi-family residential units,
pool house, pumphouse for irrigation, and gazebos.
3.10 The development is to incorporate public art, water features, or other features of interest and
pedestrian amenities which encourage pedestrian use(i.e.: outdoor drinking fountains, benches,
tables,etc.).
3.11 Provide plans showing outdoor lighting details for review and approval by the Zoning
Administrator with the submittal of the final plat. The plans shall show how the lights will
facilitate the"Dark Sky"concept of lighting.
3.15 Owner shall provide and construct, in accordance with the provisions of Eagle City Code Section
9-4-1-6,a minimum ten foot(10')wide public sidewalk along the portion of the Property located
adjacent to State Highway 44.The public sidewalk shall be constructed in phases.The first phase
from the intersection of East Cedar Ridge Street and Public Road "A" (as shown on the
preliminary plat/preliminary development plan,date stamped by the City on September 11,2018)
easterly to North Palmetto Avenue shall be constructed with Phase No. 1 of Molinari Park
Subdivision. The second phase from the west property boundary to the east phase line of Phase
No. 2 of Molinari Park Subdivision, and the final phase connecting phases 1 and 3 shall be
constructed with Phase No. 3 of Molinari Park Subdivision. The specific location and design of
the pathway shall be approved by the City of Eagle Park, Pathway and Recreation Commission
prior to submittal of a design review application. The public sidewalk shall be located in a
recorded easement or easements dedicated to and accepted by Eagle as provided in Eagle City
Code Section 9-4-1-6(E)(2).The instrument number of the recorded easement or easements shall
be referenced on the face of the plat, upon recordation of the final plat(s) wherein the public
sidewalk is located.
3.17 Owner shall provide a parking analysis for the commercial buildings at the time of submittal of a
design review application.
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C. CONDITIONAL USE PERMIT, PRELIMINARY DEVELOPMENT PLAN, AND PRELIMINARY
PLAT CONDITIONS OF APPROVAL WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
9. The maximum building height of the structures shall be as follows:
• Townhomes—35-feet(3-stories)
• Multi-family—45-feet(4-stories)
• Mixed Use— 45-feet(3-stories)
• Commercial—In the event the applicant desires a height exception for a commercial building
in the future,the applicant shall submit a conditional use permit modification application to be
reviewed and approved by the City Council. The conditional use permit modification for a
height exception shall be approved by the City Council prior to a design review application for
the proposed building being considered by the Design Review Board.
D. CONDITIONAL USE PERMIT MODIFICATION CONDITIONS OF APPROVAL WHICH ARE
OF SPECIAL CONCERN REGARDING THIS PROPOSAL:
3. The maximum height of the building shall not exceed 54-feet.
4. The applicant shall submit a design review application for the proposed building and site
landscaping(as required pursuant to Eagle City Code)showing how the building will be
harmonious and appropriate in appearance with the existing and intended character of the area.
The design shall be in conformance with the Eagle Architecture and Site Design book. The
applicant shall comply with all conditions required by the Design Review Board and City Council
prior to issuance of a zoning certificate.
5. The applicant shall obtain a zoning certificate from the City of Eagle Planning and Zoning
Department prior to commencing construction of a structure on the site(ECC 8-7-2[A]).
6. Submit building plans to the Eagle Fire Department for review and approval. An approval letter
from the Eagle Fire Department shall be submitted to the City prior to issuance of a building
permit.
7. The applicant shall provide a 50-foot-wide buffer area adjacent to State Highway 44. The buffer
area shall contain a 3-foot-high berm with landscaping that exceeds the minimum landscaping
requirements pursuant to Eagle City Code 8-2A-7(K). The landscaping plan shall be reviewed
and approved by the Design Review Board and City Council prior to the issuance of a zoning
certificate.
E. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi-family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
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• Eagle City Code Section 8-2A-5:
E. Eagle Architecture And Site Design Book-EASD: The purpose of the EASD Book is to show,
through the use of pictures and text, specific period architectural styles, themes, and elements
envisioned through the requirements of this article. The EASD Book, established through a
resolution of the City Council and as may be amended through future resolution(s), contains
all exhibits referenced in this article and is incorporated herein by reference. However,Exhibit
A-1 may only be modified through an ordinance amendment. The architecture styles found in
the EASD Book are permitted styles. Architectural styles not shown within the EASD Book
will not be considered. A copy of the EASD Book is available at Eagle City Hall.
• 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);
• Eagle City Code Section 8-2A-6(A)(6)Building Design:
a. Building Mass: The mass of the building shall be reviewed for its relationship with existing
development in the immediate surrounding area and with the allowed use proposed by the
applicant;
b. Proportion Of Building: The height to width relationship of new structures shall be compatible
and consistent with the architectural character of the area and proposed use;
c. Relationship Of Openings In The Buildings: Openings in the building shall provide interest
through the use of such features as balconies, bays, porches, covered entries, overhead
structures, awnings, changes in building facade and roofline alignment, to provide shadow
relief. Avoid monotonous flat planes;
d. Relationship Of Exterior Materials: The design review board shall determine the
appropriateness of materials as they relate to building mass, shadow relief, and existing area
development. Use of color to provide blending of materials with the surrounding area and
building use, and the functional appropriateness of the proposed building design as it relates
to the proposed use shall be considered; and
e. Allowed Architectural Styles: The architecture styles provided in the EASD book are
approved examples for applicants to follow when designing for Eagle architecture.
• Eagle City Code Section 8-2A-6(B)(1)(k):
Metal: Metal siding shall be anodized, shall have a concealed fastener system, shall have a
factory finish or equivalent,and shall include special design treatments to enhance its appearance.
These treatments may include brick or masonry wainscot treatments along exterior walls and
accent colored metals.
Metal siding is prohibited on the portion of any building facing a road. This includes sections
within the front facade that may be perpendicular to the road but within the face of the building
oriented toward the road.
Metal siding shall also be prohibited in the DDA, TDA, CEDA design review overlay district
areas.
It is not the intent of these metal siding requirements and prohibitions to inhibit creative and
innovative architecture. Therefore, alternative building designs that utilize metal, not specifically
meeting the requirements herein, may be permitted where the applicant shows,and the City
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Council finds that the metal is: architecturally compatible with surrounding buildings;
architecturally compatible with other nonmetal buildings in the area; attractively landscaped
when feasible; and is designed to equal or exceed the city requirement to eliminate the stark
utilitarian look intended to be prevented by this subsection.
• Eagle City Code Section 8-2A-6(E): Community Entry Development Area:
1. Purpose: To provide a sense of entry into the city and transition development into the central
business district in support of the comprehensive plan.
2. Architectural Character:
b. Orientation: Shall be designed so that at least seventy percent(70%)of the building's
ground level, street facing facades are constructed to abut and be oriented to a public
sidewalk or plaza.
d. Detailing: Architectural detailing shall be an important consideration for design approval.
Attention to detail in architectural elements shall include, but is not limited to, walls,
pilasters,parapets, cornices, columns,windows, doors,awnings,exterior lighting, ledges,
eaves,colors and materials.
5. Landscaping And Streetscape: All landscaping shall comply with the landscape requirements
contained in section 8-2A-7 of this article. Other streetscape and design elements shall
comply with the requirements contained within subsection G of this section.
• Eagle City Code Section 8-2A-6(G):
Streetscape: Streetscape improvements are to include street trees, streetlights, pedestrian lighting,
bollards, public art, kiosks and furnishings. The scope of streetscape design and number of
amenities vary within the different overlay districts of the city. In areas anticipated to have higher
concentrations of pedestrian use wider sidewalks and a further varied number of amenities are to
be made available to enhance the pedestrian experience and to further encourage the health of the
business community. Examples of streetscape design and amenities are shown within the EASD
book.
At a minimum,the following specific streetscape criteria shall apply:
1. Street trees shall comply with the requirements contained in section 8-2A-7 of this article. Any
tree located within a concrete area shall include tree grates and tree wells as depicted on the
tree well and tree grate exhibit within the EASD book. Root barriers shall be required to limit
future sidewalk damage from tree roots.
2. The specific style of streetlight poles within the DDA, TDA, CEDA, and in the locations
specified in subsection G6 of this section, shall be as depicted on the streetlight exhibit within
the EASD book.
3. The specific style of streetlight lamps within the DDA, TDA, CEDA, and in the locations
specified in subsection G6 of this section, shall be as depicted on the streetlamp exhibit within
the EASD book.
4. Streetlights within the DDA and TDA shall be located a maximum distance of one hundred feet
(100') apart except as specified in subsection G6 of this section. Said streetlights are not
required to be located in alignment across the street from each other.
5. Streetlights within the CEDA shall be located a maximum distance of one hundred fifty feet
(150') apart except as specified in subsection G6 of this section. Said streetlights are not
required to be located in alignment across the street from each other.
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6. Except as noted in subsections G4 and G5 of this section, streetlights shall be spaced generally
as depicted on the streetlight spacing map included within the EASD book(exhibit A-2). The
specific spacing requirements are listed below and apply to each side of the street. Streetlights
are to be located in alignment across the street from each other except where noted as
"staggered". When the streetlights are to be "staggered"a streetlight on one side of the street is
to be located generally midway between two (2) streetlights on the other side of the street.
Spacing shall still apply to each side of the street.
Street Boundaries Spacing(Each Side Of
Street)
Alternate route Plaza Drive to Eagle River 150'
connection Development
14. Sidewalks within the CEDA shall be a minimum of eight feet (8') wide with a ten foot (10')
wide landscape strip between the sidewalk and curb. "Bulb outs"shall be constructed generally
as shown on the bulb out exhibit within the EASD book and shall be required at all
intersections, except that bulb outs shall not extend into any roadway designated as an arterial
or collector as shown on the Ada County long range highway and street map unless otherwise
approved by the highway district having jurisdiction. A reduced sidewalk section may be
permitted if the design review board finds that the preservation of existing trees justifies a
reduced sidewalk section.In no case however shall the sidewalk be reduced to less than six feet
(6') in width.
• Eagle City Code Section 8-2A-7(E): Installation And Minimum Standards:
4. The minimum acceptable size for deciduous trees shall be two inch(2")caliper, balled and
burlapped.
5. The minimum acceptable size for evergreen trees shall be six feet(6')to seven feet(7')balled
and burlapped.
• Eagle City Code Section 8-2A-10: Application Requirements:
Prior to application for a permit to erect,construct,alter, move,remodel, reface or repaint or
otherwise change the use of the building or structure in the Design Review Overlay District,the
applicant must file an application, upon a form prescribed by the Council, with the Zoning
Administrator. All application materials supplied or presented to the City including presentation
boards, materials boards and documentation are part of the public record and shall become the
property of the City. The applicant may be required to supply the City with colored photos of the
presentation boards if determined by the Zoning Administrator. The size of the photos shall be
determined by the Zoning Administrator and the boards may be returned to the applicant if the
photos are provided to the City.
Design review applications for any commercial building larger than one hundred twenty(120)
square feet shall be prepared by or under the responsible control of a licensed architect, unless
exempted under Idaho Code, section 54-309(2),with said plans to be duly stamped to clearly
identify the preparer.
• Eagle City Code Section 8-4-4-2(A): Site And Building Lighting:
2. Any lights used to illuminate a site and building shall be arranged to reflect the light away
from the adjoining property.
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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.
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.
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.
F. DISCUSSION:
• The applicant is requesting design review approval of a 131 room, four(4) story hotel with pool
and pool house to be located within Molinari Development between State Highway 44 and East
Plaza Drive, adjacent to South Palmetto Avenue. On May 24, 2022, the City Council approved a
conditional use permit application to allow a four (4) story hotel including a height exception to
54-feet. The height of the proposed hotel building is 54-feet which does not exceed that which was
approved by the City on May 24,2022. As stated in the applicant's narrative, date stamped by the
City on April 21, 2022, the architectural style of the hotel resembles many forms often associated
with Prairie School. The Prairie School elements include boxy and symmetrical and rectangular
massing with the use of natural materials of brick, wood, and stucco in earth tone colors. Staff
defers comment regarding the architectural style,materials,and colors to the Design Review Board.
The proposed building should be designed to be harmonious with buildings in the surrounding
vicinity. Pursuant to Eagle City Code 8-2A-13(B)(2)(d)&(e), the proposed building should be
designed to not interfere with the visual character, quality or appearance of the surrounding area
and City, and where possible, enhance the continuity of thematically common architectural
features, and will have facades, features, and other physical improvements that are designed as a
whole, when viewed alone as well as in relationship to surrounding buildings and settings. Staff
defers comment of the proposed building regarding the harmonious nature and relationship of the
building to the surrounding vicinity to the Design Review Board.
• The applicant is proposing to use roof top mechanical units that are proposed to be screened by a
metal louvered panel system. Pursuant to 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). The applicant should be required to provide
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revised building elevations showing the roof top mechanical units screened from view by the
parapet walls of the building. The revised building elevations should be reviewed and approved
by the Design Review Board prior to the issuance of a zoning certificate.
• The applicant is proposing metal panels under the windows on the hotel building on all elevations.
Pursuant to Eagle City Code Section 8-2A-6(B)(1)(k), metal siding shall also be prohibited in the
DDA,TDA,CEDA design review overlay district areas. Staff defers comment regarding the metal
siding under the windows to the Design Review Board.
• The developer of Molinari Subdivision was required to construct the sidewalk adjacent to East
Plaza Drive. The sidewalk along East Plaza, adjacent to the hotel site, was required to be a
minimum of 13-feet in width for a pathway. Based on the Parks, Pathways and Recreation
Commission, dated July 2, 2020, no sidewalk or pathway was required to be constructed on the
west side of South Palmetto Avenue. This was to alleviate users from trying to cross the right-
in/right-out driveway located near the southeast corner of this development. A plaza area is
proposed at the main entry of the hotel building. Pursuant to Eagle City Code Section 8-2A-6(E),
orientation: Shall be designed so that at least seventy percent(70%)of the building's ground level,
street facing facades are constructed to abut and be oriented to a public sidewalk or plaza. Staff
defers comment regarding the orientation of the building to the sidewalk and plaza areas.
Staff does suggest that a north/south pedestrian access be provided to provide access between the
building and the 13-foot wide pathway adjacent to East Plaza Drive. The applicant should be
required to provide a revised site and landscape plan showing a north/south pedestrian connection
between the hotel building and the 13-foot wide pathway located adjacent to East Plaza Drive. The
revised site and 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.
• Pursuant to Eagle City Code Section 8-2A-6(G)(5), streetlights within the CEDA shall be located
a maximum distance of one hundred fifty feet(150') apart except as specified in subsection G6 of
this section. Said streetlights are not required to be located in alignment across the street from each
other. The applicant should be required to provide a revised site and landscape plan showing
historic streetlights on the west side of South Palmetto Avenue spaced 150-feet apart. The historic
streetlights fixtures shall be operated and maintained by the owner of the property. The revised
site and landscape plan should be reviewed and approved by staff and one member of the Design
Review Board prior to the issuance of zoning certificate.
• Pursuant to past action by the Eagle Design Review Board and City Council, plant material and
trees around the base of buildings, that have received conditional use permit approval for a height
exception,have been required to be larger than the minimum required within Eagle City Code. The
purpose of the larger plant material and trees is to help provide a base to the building and to help
the landscaping to look more established adjacent to the taller buildings. Staff defers comment
regarding increasing the size of the plant material and trees around the base of the hotel building to
the Design Review Board.
• The landscape plans have been updated since the original submittal of the design review
application. There are a couple landscape islands at the north end of the parking lot where changes
were not updated with regard to the modifications made to the plans. The applicant should be
required to provide a revised landscape plan showing the plant material in the northern landscape
islands of the parking lot to be located within the landscape islands and planter areas as specified
on the revised civil sheets. The revised landscape plan should be reviewed and approved by staff
prior to the issuance of a zoning certificate.
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• The building elevations provided by the applicant are not stamped by a licensed architect.
Pursuant to Eagle City Code Section 8-2A-10,plans are required to be prepared by or under the
responsible control of a licensed architect and duly stamped to clearly identify the preparer. The
applicant should be required to provide revised building elevations that are stamped by a licensed
architect. The building elevations should be reviewed and approved by staff prior to the issuance
of a zoning certificate.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date,if the requested design review application is approved,
staff recommends the site specific conditions of approval and standard conditions of approval provided
within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on June 23, 2022, at
which time the Board made their decision.
BOARD DELIBERATION:
Upon completion of the applicant's and staffs presentations,the Board discussed during deliberation that:
• The Board is in favor of the building architecture and the materials and colors, including the use of
metal under a portion of the windows on the building.
• The Board affirmed the importance of the screening of the roof top mechanical units and system. A
parapet wall or solid structure is required to screen the roof top units as stated in site specific condition
of approval no.2.
• The Board recognizes the building is located within the Community Entry Development Area overlay
district which requires buildings to be located so that 70%of the building's ground level, street facing
facades are constructed to abut and be oriented to a public sidewalk or plaza. The site has been designed
with plaza areas located on the east and west building facades. Additionally, pedestrian connectivity
will be provided north/south and east/west to the public sidewalk and pathways pursuant to site specific
condition no. 3.
BOARD DECISION:
The Board voted 3 to 0(Lindgren and Mihan recused; Duperault and Greer absent)to recommend
approval of DR-34-22 for a design review application for a hotel building for Marriott Residence Inn for
AMS Hospitality, with the following site specific conditions of approval and standard conditions of
approval provided within their findings of fact and conclusions of law document,dated July 14, 2022.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on July 26,2022,at which time
the Council made their decision.
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COUNCIL DECISION:
The Council voted 3 to 0(Baun absent)to approve DR-34-22 for a design review application for a hotel
building for Marriott Residence Inn for AMS Hospitality,with the following Design Review Board
recommended site specific conditions of approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of RZ-07-18/CU-03-18/PPUD-02-18/PP-06-18, DR-18-20, and
any subsequent modifications.
2. Provide revised building elevations showing the roof top mechanical units screened from view by the
parapet walls of the building or solid structure. The revised building elevations shall be reviewed and
approved by staff and two members of the Design Review Board prior to the issuance of a zoning
certificate.
3. Provide a revised site and landscape plan showing a north/south pedestrian connection between the
hotel building and the 13-foot wide pathway located adjacent to East Plaza Drive and provide an
east/west pedestrian connection between the hotel and the 10-foot wide north/south pathway located on
the west property line of this site and the development to the west. 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.
4. Provide a revised site and landscape plan showing historic streetlights on the west side of South
Palmetto Avenue spaced 150-feet apart. The historic streetlights fixtures shall be operated and
maintained by the owner of the property. 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 zoning
certificate.
5. Provide a revised landscape plan showing the plant material in the northern landscape islands of the
parking lot to be located within the landscape islands and planter areas as specified on the revised civil
sheets. The revised landscape plan shall be reviewed and approved by staff prior to the issuance of a
zoning certificate.
6. Provide revised building elevations that are stamped by a licensed architect. The building elevations
shall be reviewed and approved by staff prior to the issuance of a zoning certificate.
7. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
8. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing
this project, prior to the issuance of a zoning certificate and/or upon receipt of an invoice by the City,
whichever occurs first.
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. Paint all electrical meters,phone boxes, etc. located on the building to match the color of the building.
12. No signs are proposed with this application and none are approved.
13. Provide detailed elevation plans showing the location of the fresh air intake units. The detailed
elevation plans shall show the material and color of the fresh air intake units. The detailed elevation
plans shall be reviewed and approved by staff and two members of the Design Review Board prior to
the issuance of a zoning certificate.
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14. The metal element, shown under the windows, is approved as shown on the building elevations date
stamped by the City on June 10, 2022.
15. The orientation of the building is approved as proposed as shown on the site plan date stamped by the
City on June 10, 2022.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the
Idaho Transportation Department, including but not limited to approval of the drainage system, curbs,
gutters, streets and sidewalks. A letter of approval from the highway district having jurisdiction shall
be submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health& Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy,whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District&Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy,whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy,whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required
to furnish the City Engineer with a letter from the sewer entity serving the property, accepting the
project for service, prior to issuance of any building permits or Certificate of Occupancy,whichever
occurs first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage;or submit a letter from a registered professional engineer certifying
that all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans
shall be submitted to the City Engineer for review and approval prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping,will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk,prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District.
Construction of the storm drain disposal system shall be complete before an occupancy permit is
issued.
8. No ditch,pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district,canal company, ditch association, or other irrigation entity, shall be
obstructed,routed,covered or changed in any way unless such obstruction,rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that
any ditch rerouting, piping,covering or otherwise changing the existing irrigation or waste ditch(1)
has been made in such a manner that the flow of water will not be impeded or increased beyond
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carrying capacity of the downstream ditch; (2)will not otherwise injure any person or persons using
or interested in such ditch or their property; and(3)satisfied the Idaho Standards for Public Works
Construction. A copy of such written approval and certification shall be filed with the construction
drawing and submitted to the City prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch, pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district,canal company, ditch association, or other irrigation entity associated with such
ditch, pipe or other structure, or canal. The applicant shall submit a copy of the written approval from
the irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer(if applicable)prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures,conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy,whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of
all dust,trash,weeds and other debris.
13. One set of building plans,for any non single-family residential use, shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted
to the City prior to issuance of any building permits or Certificate of Occupancy,whichever occurs
first. The letter shall include the following comments and minimum requirements,and any other
items of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet, and 1,500
gallons per minute for non-residential uses(i.e.;Commercial, Industrial, Schools,etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
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.
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14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other
area designated by the City Council or Eagle City Park and Pathway Development Committee for a
path or walkway shall be approved in writing by the Eagle City Park and Pathway Development
Committee prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
15. Conservation, recreation and river access easements(if applicable)shall be approved by the Eagle
City Park and Pathway Development Committee and shall be shown on the final plat prior to issuance
of a building permit or Certificate of Occupancy, whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations(if applicable)prior to issuance of a building permit or Certificate of
Occupancy,whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise
River Flood Plain(if applicable)from the Corps. of Engineers prior to issuance of a building permit
or Certificate of Occupancy,whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways(if applicable)from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and
construction shall be in accordance with all applicable City of Eagle Codes unless specifically
approved by the City Council.
21. New plans,which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those
required by the above conditions,will require submittal of an application for modification and
approval of that application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation,must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Use, or each use for multi-use/multi-tenant projects, shall be as defined within Eagle City Code 8-2-3,
"Schedule of District Use Regulations", and any use and subsequent change by the applicant in the
planned use of the property which is the subject of this application, shall require the applicant to
submit a Zoning Permit application to the City and comply with all rules, regulations,ordinances,
plans,or other regulatory and legal restrictions in force at the time the applicant or its successors in
interest advises the City of Eagle of its intent to changes the planned use of the subject property
unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in
effect at the time the change in use is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City
Code(one year from approval date).
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26. All ground-mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping(top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights,claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Council reviewed the particular facts and circumstances of this proposed design review application
(DR-34-22) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Council 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 a hotel building is permitted with the approval of a design review
application within the CBD-DA-P(Central Business District with a development agreement-PUD)
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 hotel 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 a hotel
and the drive aisles have been designed in conformance with Eagle City Code;
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
hotel building has been designed with quality materials and similar features utilized on other
buildings within the development and 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
hotel building has been designed with quality materials and similar features utilized on other
buildings within the development;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the proposed hotel building is in conformance with the required setbacks and
height restriction as allowed within the conditional use permit;
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 there is a 13-foot wide
sidewalk along East Plaza Drive, a pedestrian pathway abutting the west property line, and
sidewalks throughout the site;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable residential center in the area; and
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I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the hotel building, and will not cover nor detract from
desirable architectural features.
DATED this 26th day of July 2022.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County,Idaho
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