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Findings - DR - 2017 - RZ-10-17 - Construction Of A Restaurant With Drive ThroughBEFORE THE EAGLE DESIGN REVIEW BOARD IN THE MATTER OF AN APPLICATION FOR A DESIGN REVIEW TO CONSTRUCT A RESTAURANT WITH DRIVE-THROUGH FOR ARBY'S FOR UNITED STATES BEEF CORPORATION FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER DR -10-17 The above -entitled design review application came before the Eagle Design Review Board for their action on March 23, 2017. 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: United States Beef Corporation, represented by Krysta Houtchens with EES, is requesting design review approval to construct a 2,499 -square foot restaurant with drive-through for Arby's. The 0.64 - acre site is located near the northeast corner of East State Street and State Highway 55 at 2892 East State Street within Eagle Promenade Shopping Center (YES Subdivision). B. APPLICATION SUBMITTAL: The City of Eagle received the application for this item on February 16, 2017. Supplemental application documents were received on March 14, 2017. C. NOTICE OF AGENCIES' REVIEW: Requests for agencies' reviews were transmitted on February 23, 2017, in accordance with the requirements of the Eagle City Code. D. HISTORY OF RELEVANT PREVIOUS ACTIONS: On February 27, 2001, the Eagle City Council approved a preliminary plat for Eagle Towne and Country Centre (PP -18-00). On February 27, 2001, the Eagle City Council approved a conditional use permit for conditional use approval for Eagle Towne & Country Shopping Center and a height exception (CU -18-00). On April 24, 2001, the Eagle City Council approved the common area landscaping within Eagle Towne and Country Centre (DR -06-01). On February 25, 2003, the Eagle City Council approved a final plat for YES Subdivision (formerly Eagle Towne and Country) (FP -01-02). E. COMPANION APPLICATIONS: DR -11-17 (design review sign application) Page 1 of 11 K:'Planning Dept\Eagle Applications\Dr\2017\DR-10-17 Arby's in YES Sub drf.docx F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS: COMP PLAN ZONING DESIGNATION DESIGNATION Existing Commercial C-3 (Highway Business District) Proposed No Change No Change North of site Commercial C-3 (Highway Business District) South of site Mixed Use MU (Mixed Use) East of site Commercial C-3 (Highway Business District) West of site Commercial C-3 (Highway Business District) LAND USE Vacant Lot Restaurant with Drive - Through Automotive Washing Facility (Epic Shine Car Wash) East State Street/Vacant Parcel Multi -tenant Retail/ Restaurant Building Restaurant with Drive - Through G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA. H. EXISTING SITE CHARACTERISTICS: The vacant parcel is part of the YES Subdivision, with a landscape buffer on the south boundary (constructed with the development of the Eagle Promenade Shopping Center). I. SHE DATE: SITE DATA Total Acreage of Site Percentage of Site Devoted to Building Coverage Percentage of Site Devoted to Landscaping Number of Parking Spaces Front Setback Rear Setback Side Setback Side Setback PROPOSED 0.64 -acres (27,912 -SF) 9% (approximately) 37% (approximately) 29 -parking spaces 60 -feet (south) 33 -feet (north) 17 -feet (east) 120 -feet (west) *Note: Based on 1 -parking space required per 200 -square feet of restaurant area. Page 2 of 11 K:\Planning Dept\Eagle Applications\DA2017\DR-I0-17 Arby's in YES Sub drf.docx REQUIRED 1,300 -square feet (0.03 -acres) (minimum) 92% (maximum) 10% (minimum) 13 -spaces (minimum)* 30 -feet minimum (pursuant to CU -18-00) 0 -feet minimum 0 -feet minimum 0 -feet minimum J. GENERAL SilE DESIGN FEATURES: Number and Uses of Proposed Buildings: The applicant is proposing to construct one (1) building to be utilized as a restaurant with drive-through. Height and Number of Stories of Proposed Buildings: The applicant is proposing an approximately twenty-two foot and three inch (22' 3") high single -story structure. Gross Floor Area of Proposed Buildings: The proposed restaurant building is approximately 2,499 -square feet. On and Off -Site Circulation: A 10,270 -square foot (approximately) paved parking lot provides parking for vehicles using this site. One 30 -foot wide shared drive aisle is located on the north shared property line of this site providing access to the rest of the center and to East State Street. K. BUILDING DESIGN FEATURES: Roof: PVC (white) Walls: Stucco (macadamia), Cultured Stone (suede), Simulated Wood Plank (tobacco) Windows/Doors: Aluminum (dark bronze anodized color) Fascia/Trim: Pre -finished Metal (mansard brown) L. LANDSCAPING DESIGN: Retention of Existing Trees and Preservation Methods: There are existing trees located in the southern portion of the lot within the buffer area along State Street that are to be protected and retained. Tree Replacement Calculations: N/A Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board. Street Trees: The street trees along East State Street were installed by the developer of Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required. Transition Zones: N/A Parking Lot Landscaping: a. Perimeter Landscaping: Except for the west and north perimeter of the parking lot because of the shared drive aisles, perimeter landscaping is proposed on the east and south perimeter of the parking lot. b. Interior Landscaping: 8% interior landscaping is required, 9% is proposed. M. TRASH ENCLOSURES: One (1) 240 -square foot trash enclosure is proposed to be located just north of the building. The enclosure and gates are proposed to be constructed of 16 gauge ribbed metal deck and painted rockwood brown to match the colors of the building. N. MECHANICAL UNITS: The applicant is proposing to use roof mounted mechanical units. The roof mounted mechanical units are proposed to be screened by parapet walls. No ground mounted mechanical units are proposed and none are approved. Page 3 of 11 K:\Planning Dept\Eagle Applications\DA20171DR-10-17 Arby's in YES Sub drf.docx O. OUTDOOR LIGHTING: A site and parking lot light plan showing location, height, and wattage is required to be reviewed and approved by the Zoning Administrator prior to issuance of any building permits. P. SIGNAGE: No signs are proposed with this application. A separate design review application (DR -11-17) has been submitted for the approval of signs proposed on this building and on the site. Q. 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. R. PUBLIC USES PROPOSED: None. S. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists T. SPECIAL ON-S1'1'h FEATURES: Areas of Critical Environmental Concern - none Evidence of Erosion - no Fish Habitat - no Floodplain - no Mature Trees — yes — buffer area long East State Street Riparian Vegetation - no Steep Slopes - no Stream/Creek - no Unique Animal Life - no Unique Plant Life - no Unstable Soils - unknown Wildlife Habitat - no U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not required. V. AGENCY RESPONSES: The following agencies have responded and their correspondence is attached to the staff report. Ada County Highway District Central District Health Department Eagle Fire Department Republic Services Tesoro Logistics NW Pipeline W. LE1"1ERS FROM THE PUBLIC: None received to date. STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT: A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: • The Comprehensive Plan Land Use Map designates this site as Commercial. Page 4 of 11 K:U'lanning Dept\Eagle Applications \Dt 2017\DR-10-17 Arby's in YES Sub drf.docx B. CONDITIONAL USE PERMIT PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: • The buildings shall be placed at varying angles facing the abutting road rights-of-way to alleviate any walled corridor effect. The Design Review Board shall make the determination if this plan as presented meets this requirement. • All buildings shall be set back from State Highway 44, State Highway 55 and Horseshoe Bend Road a minimum of 30 -feet (not including right-of-way). • All lots and buildings shall be configured so as to screen any and all loading areas and trash enclosures from view as seen from residential uses or public roadways. • Separate Design Review Board approval of individual pad sites/buildings is required. • Site lighting specifications (location, height, wattage, screening, etc.) shall be reviewed and approved by the Design Review Board prior to issuance of any building permits. C. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: • Eagle City Code Section 8-2A-6(A)(5)(b) The location and design of transformers, pad mount and roof mounted mechanicals and electrical equipment shall be reviewed and approved by the design review board. All roof mounted mechanicals shall be completely screened from view through the use of a parapet wall when utilizing a flat roof design or shall be enclosed within the building when utilizing a roof design other than a flat roof. "Screened from view" shall mean "not visible" at the same level or elevation of the parapet wall (e.g., the perspective generally as shown on an elevation plan); • Eagle City Code Section 8 -2A -7(C)(1 and 2) 1. Retention Of Existing Trees: Existing trees shall be retained unless removal is approved in writing by the city. Where trees are approved by the city to be removed from the project site (or from abutting right of way) replacement with an acceptable species is required as follows: Existins Tree Replacement 1 inch to 6 inches caliper 2x caliper of tree removed 61/4 inches to 12 inches 1.5x caliper of tree removed 121/4 inches or more ix caliper of tree removed 2. Damage During Construction: Existing trees or shrubs that are retained shall be protected from damage to bark, branches, or roots during construction. Construction or excavation occurring within the drip line of any public or private retained tree or shrub may severely damage the tree or shrub. Any severely damaged tree or shrub shall be replaced in accordance with subsection Cl of this section. • 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 Page 5 of 11 K:1Planning Dept 1Eagle Applications\Dt12017\DR-10-17 Arby's in YES Sub dd.docx 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. D. DISCUSSION: • The applicant is proposing to construct a 2,499 -square foot restaurant with drive-through for Arby's within the Eagle Promenade Shopping Center. The building is proposed to be constructed on Lot 6, Block 1 of YES Subdivision which is located near the southwest corner of the development. The materials to be used on the exterior of the building include cultured stone wainscoting, stucco, red metal awnings, and brown metal cap. The design guidelines for Eagle Promenade were established before the City of Eagle created the EASD book, thus, the applicant is not required to comply with one of the architectural styles within the book. Staff defers comment regarding the building design and colors to the Design Review Board. • The site and landscaping plans, date stamped by the city on February 16, 2017, do not show a bicycle rack location. Pursuant to Eagle City Code, 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 a bicycle rack and provide detailed cut sheets showing the style, materials, color, height, etc. of the bicycle rack. The revised site plan and detailed cut sheets should be reviewed and approved by staff and one member 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 March 23, 2017, at which time the Board made their decision. B. Oral testimony in opposition to this proposal was presented to the Design Review Board by no one. C. Oral testimony in favor of this proposal was presented to the Design Review Board by no one (not including the applicant/representative). BOARD DECISION: The Board voted 5 to 0 (Baer and Germano absent) to approve DR -10-17 for a design review application to construct a restaurant with drive-through for Arby's for United States Beef Corporation, 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 CU -18-00. 2. Provide a revised site and landscape plan showing the location of a bicycle rack and provide detailed cut sheets showing the style, materials, color, height, etc. of the bicycle rack. The revised site plan and detailed cut sheets shall be reviewed and approved by staff and one member of the Design Review Board prior to the issuance of a zoning certificate. 3. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle City Code. 4. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing Page 6 of 11 K:1Planning DeptAEagle Applications1Dr12017\DR-10-17 Arby's in YES Sub drf.docx this project, prior to the issuance of a zoning certificate and/or upon receipt of an invoice by the City, whichever occurs first. 5. The applicant shall be required to comply with any applicable conditions placed on this application by the City Engineer. 6. Submit payment to the City for the Planning and Zoning plan review at the time of building permit submittal. 7. No ground mounted mechanical units are proposed with this application and none are approved. 8. Roof top mechanical units, hoods, vents, access ladders shall not be permitted to extend above the parapet walls. 9. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building. 10. No signs are proposed with this application. A separate design review application (DR -11-17) has been submitted for the approval of the building wall signage, monument sign, and menu board signage. 11. Provide revised building elevations showing architectural interest on the north. east. and west elevations by adding a stucco band in a complementary color or decorative sconce lighting to the large expanse of stucco on all three elevations. The revised elevations shall be reviewed and approved bv 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 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 Page 7 of 11 K:\Planning Dept\Eagle Applications\Dr\201ADR-10-17 Arby's in YES Sub drf.docx 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 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 Page 8 of 11 K:1Planning Dept\Eagle Applications\Dr12017\DR-10-t7 Arby's in YES Sub drLdocx first. The letter shall include the following comments and minimum requirements, and any other items of concern as may be determined by the Eagle Fire Department officials: a. "The applicant has made arrangements to comply with all requirements of the Fire Department." b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire Department prior to the City Engineer signing the final plat. c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings, 1,500 gallons per minute for dwellings having a fire area in excess of 3,600 -square feet, and 1,500 gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. 14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area designated by the City Council or Eagle City Park and Pathway Development Committee for a path or walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. 15. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle City Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. 16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and river protection regulations (if applicable) prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. 17. The applicant shall obtain written approval of the development relative to the effects of the Boise River Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. 18. The applicant shall obtain approval of the development relative to its effects on wetlands or other natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water Resources and/or any other agency having jurisdiction prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. 19. Basements in the flood plain are prohibited. 20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable County, State and Federal Codes and Regulations shall be complied with. All design and construction shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City Council. 21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may elect to take those plans to the Design Review Board and the City Council for review and approval. 22. Any changes to the plans and specifications upon which this approval is based, other than those required by the above conditions, will require submittal of an application for modification and approval of that application prior to commencing any change. 23. Any modification of the approved design review plans, including, but not limited to building design, location and details, landscaping, parking, and circulation, must be approved prior to construction/ installation of such changes. Failure to do so may result in the requirement to modify the project to comply with the approved design review and/or result in the inability to issue a final approval for occupancy of this project. 24. Any change by the applicant in the planned use of the property which is the subject of this Page 9 of 11 K:'.Planning Dept\Eagle Applications\Dr12017\DR-10-17 Arby's in YES Sub drEdocx 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 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 -10-17) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review Overlay District, and based upon the information provided with the conditions required herein, concludes that the proposed design review application is in accordance with the Eagle City Code and the Eagle Comprehensive Plan. 2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the proposed design review: A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and is in accordance with the regulations of this code since there are no inconsistencies with the comprehensive plan and a restaurant with drive-through is permitted with the approval of a design review application within the C-3 (Highway Business District) zoning district; B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned development in the vicinity of the site since the building is designed to complement the general vicinity and provide aesthetically pleasing architecture to enhance the character of the area; C. Is designed with adequate off street parking facilities in such a way as to not interfere with ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent uses as anticipated within the zoning district since the site meets the required parking for a restaurant with drive-through and the drive aisles have been design in conformance with Eagle City Code 8-4-5; D. Will not interfere with the visual character, quality, or appearance of the surrounding area and city, and where possible, enhance the continuity of thematically common architectural features since the proposed building has been designed with quality materials and similar features utilized on other buildings within the development and will enhance the character of the area; E. Will have facades, features, and other physical improvements that are designed as a whole, when viewed alone as well as in relationship to surrounding buildings and settings since the proposed building has been designed with quality materials and similar features utilized on other buildings within the development; Page 10 of 11 K:Wlanning Dept\Eaglc Applications \DA2017\DR-10-17 Arby's in YES Sub drLdocx F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic considerations since the proposed building is in conformance with the required setbacks and height restrictions; G. Will provide safe and convenient access to the property for both vehicles and pedestrians through patterned traffic circulation and connectivity to abutting development since the applicant has provided pedestrian circulation and the parking lot has been design with connectivity to the adjacent sites; H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and walkable environment in balance with protecting a viable commercial center in the area since the site has been designed with internal walkable pathways; and I. Will have signs, if proposed, that are harmonious with the architectural design of the building and adjacent buildings, and will not cover or detract from desirable architectural features since the signage is designed in conformance with the master sign plan associated with the Eagle Promenade Shopping Center. DATED this 13th day of April 2017. DESIGN REVIEW BOARD OF THE CITY OF EAGLE Ada County, Idaho Robert Grubb Chairman ATTEST: Sharon K. Bergmann, Eagle City Clerk Page 11 of 11 K:\Planning Dept\Eagle Applications\Dr\2017\DR-10-17 Arbys in YES Sub drf.dncx