Findings - CC - 2022 - DR-41-22 - Design Review To Demolish An Existing Office (Medical And Dental) Building And Build A New Multi-Tenant Office (Medical/Dental And Business/Professional) Building Within Channel Center Subdivision BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW TO DEMOLISH AN EXISTING )
OFFICE (MEDICAL AND DENTAL)BUILDING )
AND BUILD A NEW MULTI-TENANT OFFICE )
(MEDICAL/DENTAL AND BUSINESS/ )
PROFESSIONAL)BUILDING WITHIN CHANNEL )
CENTER SUBDIVISION FOR DRB INVESTMENTS )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-41-22
The above-entitled design review application came before the Eagle City Council for their action on
October 11,2022. 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:
DRB Investments, represented by James Marsh with CSHQA, is requesting design review approval to
demolish an existing office(medical and dental)building and to construct a new two(2)story, 14,300-
square foot office (medical/dental and business/professional) building. The 1.199-acre site is located
at the northwest terminus of South Rivershore Lane at 467 South Rivershore Lane (Lot 6, Block 1,
Channel Center Subdivision).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on May 13, 2022.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on May 18,2022,in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On May 29, 1996, the Eagle City Council approved a preliminary plat application and flood plain
development application for Channel Center Subdivision(PP-96/FPR-96).
On January 14, 1997, the Eagle City Council approved a final plat application for Channel Center
Subdivision(FP-97).
On November 24, 1998, the Eagle City Council approved a design review application for an office
(medical and dental)within Channel Center Subdivision(DR-37-98).
E. COMPANION APPLICATIONS: DR-42-22 (master sign plan application).
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Commercial C-1 (Neighborhood Business Office(Medical and Dental)
District)
Proposed No Change No Change Office(Medical/Dental and
Business/Professional)
Building
North of site Public/Semi-Public/ CBD(Central Business Multi-tenant
Downtown District) retail/restaurant/office
(medical and dental)building
South of site Commercial C-1 (Neighborhood Business Multi-tenant office(business
District) and professional)building
East of site Commercial C-1 (Neighborhood Business Bank/financial institutions
District) (with drive-up service)
West of site Public/Semi-Public C-1 (Neighborhood Business Open natural area
District)and R-4
(Residential)
G. DESIGN REVIEW OVERLAY DISTRICT:Not in the DDA, TDA,CEDA,or DSDA.
H. URBAN RENEWAL DISTRICT: No.
I. EXISTING SITE CHARACTERISTICS: There is an existing 4,346-square foot office (medical and
dental) building with associated parking and drive aisles providing access to South Rivershore Lane.
The northern portion of the lot is undeveloped with grass and gravel and there is a landscape berm along
State Highway 44 and asphalt pathway located along the western and southern property lines of the
site.
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J. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 1.199-acres(52,228-SF) N/A
Percentage of Site Devoted 14%(approximately) 50%(maximum)
to Building Coverage
Percentage of Site Devoted 33%(approximately) 10%(minimum)
to Landscaping
Number of Parking Spaces 63-parking spaces 63-parking spaces(minimum)
Front Setback(South) 144-feet 15-feet(minimum)
Rear Setback(North) 40-feet 40-feet(minimum)*
Side Setback(East) 61-feet 15-feet(minimum)*
Side Setback(West) 15-feet 15-feet(minimum)*
*Note:Setbacks required on the final plat.
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Office Building: 14,300-square feet
Office(business and professional)— 1 per 250 square feet of gross floor area=57.2 parking spaces
Office(medical and dental)— 1 per 200 square feet of gross floor area=71.5 parking spaces
• Eagle City Code Section 8-4-5 requires 1 parking space per 250 square feet of gross floor area for
office (business and professional) and 1 parking space per 200 square feet of gross floor area for
office(medical and dental):
Proposed Parking Spaces: 63
Required Parking Spaces(estimated per use requirements in Eagle City Code):
57, for 14,300-square feet using 1 parking space per 250-square feet for office (business and
professional)
71, for 14,300-square feet using 1 parking space pert 200-square feet for office(medical and dental)
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) building to be utilized as an office (business and
professional/medical and dental)building.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately thirty-five foot(35')high two-story structure.
Gross Floor Area of Proposed Buildings:
The proposed office(business and professional/medical and dental)building is approximately 14,300-
square feet.
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On and Off-Site Circulation:
A 24,600-square foot(approximately) paved parking lot provides parking for vehicles using this site.
One 24-foot wide shared driveway is located at the southeast corner of the site and shared with the
property to the east of this site. The shared driveway provides access to South Rivershore Lane.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Prairie School
Roof: Single ply membrane(White)
Walls: Pre-cast concrete (Natural), corrugated metal (Cityscape), fiber cement (Glacier), Nichiha
(Glacier)
Windows/Doors: Anodized(Black)
Fascia/Trim: Metal(Black)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods:
There are 35-existing trees on site. The applicant is proposing to retain 23 trees and to remove 12 trees.
Below is a list of all existing trees proposed to be retained and removed from the site as identified on
the tree mitigation plan,date stamped by the City on May 13,2022.
Tree Specie Caliper/ Condition Remove/ Replacement
Height Retained Inches/Feet per
ECC
Maple(3) 10"/ea Dead/Dying Remove 30"
Maple 12" Good condition Remove 12"
Flowering Cherry 10" Dead/Dying Remove 10"
Flowering Cherry 12" Dead/Dying Remove 27"
Japanese Maple 4" Good condition Remove 30"
Birch 10" Good condition Remove 10"
Birch 14" Good condition Remove 14"
Cedar 25' Good condition Remove 25'
Scotch Pine 25' Good condition Remove 25'
Honeylocust 12" Good condition Remove 12"
Pine 26' Good condition Retain 0'
Cedar(4) 20' Good condition Retain 0'
Cedar 28' Good condition Retain 0'
Cedar 25' Good condition Retain 0'
Cedar 27' Good condition Retain 0'
Spruce 24' Good condition Retain 0'
Spruce 34' Good condition Retain 0'
Blue Spruce 20' Good condition Retain 0'
Sweetgum 9" Good condition Retain 0"
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Sweetgum 12" Good condition Retain 0"
Flowering Cherry 11" Good condition Retain 0"
Flowering Pear(2) 6" Good condition Retain 0"
Oak 18" Good condition Retain 0"
Hornbeam(2) 7" Good condition Retain 0"
Honey locust 12" Good condition Retain 0"
Maple(2) 12" Good condition Retain 0"
Hackberry 12" Good condition Retain 0"
Total caliper inches/feet of trees required to be replaced on site TBD by the Design
Review Board and
City Council
Total caliper inches proposed for mitigation 52"
Total height proposed for mitigation 50'
Tree Replacement Calculations:
The applicant is proposing to remove 12-trees from the site. Due to several of the trees proposed to be
removed being dead or dying, the applicant is proposing mitigation for 7 of the trees. See page 11 for
discussion.
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are existing along South Rivershore Lane.
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) 215-square foot trash enclosure is proposed to be located near the southwest corner of the
parking lot. The enclosure is proposed to be constructed of CMU walls and metal gates; all of which
will match the materials and colors used in the construction of the building.
P. MECHANICAL UNITS:
The applicant is proposing to use roof mounted mechanical units. The roof mounted mechanical units
are proposed to be screened by screen walls. No ground mounted mechanical units are proposed and
none are approved.
Q. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage 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-42-22)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 Veolia Water 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-yes
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
Department of Environmental Quality
Eagle Fire Department
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:
Commercial
Suitable primarily for the development of a wide range of commercial activities including offices,
retail and service establishments. Uses should complement uses within Downtown Eagle.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi-family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
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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-7(C): Retention,Removal,and Replacement of Trees:
1. Retention Of Existing Trees:
a.Existing trees shall be retained unless removal is approved in writing by the city.
2. Removal And Replacement Of Existing Trees:
a. Where trees are approved by the city to be removed,replacement with a species identified
in section 8-2A-7Q of this article is required. For each caliper inch of deciduous tree
removed,an equivalent amount of caliper inches shall be replanted. For each vertical foot
of coniferous tree removed,an equivalent amount of vertical feet shall be replanted.
Example: An eight inch(8")caliper deciduous tree is removed, an acceptable replacement
would be four(4)two inch(2")caliper deciduous trees. A twelve foot(12')tall coniferous
tree is removed, an acceptable replacement would be two(2)six feet(6')tall coniferous
trees.
b. When a homeowners association or its agent removes tree(s)from a subdivision common
area to appropriately thin an overgrown canopy,replacement shall not be required
provided the site remains in compliance with subdivision's approved landscape plan as
determined by the city.
c. Unless it is determined by the city that replacement is necessary to preserve and/or restore
riparian and wildlife habitat, removal of the following trees shall not otherwise require
replacement: black locust,poplar, cottonwood,willow,tree of heaven, elm,and silver
maple. Trees which are weak wooded,weak branched, suckering, damaged,diseased,
insect infested,or containing similar maladies may be exempt from replacement if
removal is first approved by the city.
d. In cases where the condition of the tree(s)constitutes an "emergency" as defined in section
8-1-2 of this title,the tree(s)may be removed without approval provided that the city is
notified after the tree's removal and provided with documentation indicating the tree's
condition at time of removal.
e. Planting within public rights of way shall be with approval from the city and the public
entity owning the property.
3. 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 shall be replaced in accordance with
subsection C2 of this section.
4. Grade Changes And Impervious Surfaces: Grade changes and impervious surfaces shall be
allowed at a distance from the trunk of a retained tree equal to the diameter of the tree trunk
plus six feet(6'),or to the drip line,whichever is furthest from the trunk.
5. Minimum Landscaping: Existing vegetation which is to be retained may be used to satisfy the
minimum required landscaping.
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• 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.
C. DISCUSSION:
• The applicant is requesting design review approval to demolish an existing office (dental and
medical) building and to construct a new 4,300-square foot, two story office (medical/dental and
business/professional) building within Channel Center Subdivision. As stated in the applicant's
narrative, date stamped by the City on May 13, 2022,the architectural style of the office building
has a modern finish with prairie school features. The building will utilize pre-cast concrete,wood
and Nichaha fiber cement decorative panels. The long horizontal lines, use of ribbon windows,
cantilevered elements along with recessed areas serving the decks, and roof towers with large
overhangs beckon the prairie style of architecture. 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
corrugated metal. 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). Additionally, Eagle City Code Section 8-
2A-6(B)(1)(k), states that metal siding shall be anodized, shall have concealed fastener system,
shall have a factory finish or equivalent, and shall include design treatments to enhance its
appearance. Metal siding is prohibited on the portion of any building facing a road. 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 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. Staff defers comment regarding the use of metal to screen the roof top mechanical
units to the Design Review Board.
• The applicant is proposing to remove 12 trees from the site. The landscape plan,date stamped by
the City on May 13, 2022, states that 5 trees are dead or dying and 7 trees are in good condition.
Pursuant to Eagle City Code Section 8-2A-7(C)(1)(a),existing trees are required to be retained on
site unless removal is approved in writing by the City. Pursuant to Eagle City Code Section 8-2A-
7(C)(2)(a),for each caliper inch of deciduous tree removed,an equivalent amount of caliper inches
is required to be replanted and for each vertical foot of coniferous tree removed, an equivalent
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amount of vertical feet is required to be replanted. The landscape plan shows larger caliper and
taller trees to be planted to mitigate for the 52-caliper inches of deciduous trees being removed and
for the 50-feet of evergreen height being removed.No mitigation is proposed for the dead or dying
trees being removed from the site. Staff defers comment regarding required mitigation for the dead
or dying trees to the Design Review Board.
• The site shows 63-parking spaces proposed on this site. Based on the proposed uses of the building,
office(medical/dental and business and professional)the applicant would be permitted to have up
to 5,850-square feet of medical and dental uses within this building while the remaining 8,450-
square feet could be utilized as business and professional uses. Pursuant to the parking proposed
on this site, the applicant is permitted a maximum of 5,850-square feet of office (medical and
dental)uses.
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 July 14,2022. The
application was continued to September 8,2022,at which time the Board made their decision.
BOARD DELIBERATION:
On July 14,2022,upon completion of the applicant's and staff's presentations,the Board discussed during
deliberation that:
• The Board had concerns regarding the amount of glazing,the massing,and colors of the building.
• The Board had concerns regarding the dead/dying trees and how they were being mitigated on the site.
BOARD DELIBERATION:
On September 8, 2022, upon completion of the applicant's and staff's presentations, the Board discussed
during deliberation that:
• The Board is in favor of the revised building elevations with the reduced glazing,changes to the main
entry feature,and the modified colors and materials.
• The Board is in favor of the revised landscape plan showing additional trees to mitigate for the
dead/dying trees being removed from the site.
BOARD DECISION:
The Board voted 4 to 0(Grubb,Duperault,and Merrill absent)to recommend approval of DR-41-22 for a
design review application to demolish an existing office(medical and dental)building and build a new
multi-tenant office(medical/dental and business/professional)building within Channel Center
Subdivision for DRB Investments,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
September 22,2022.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on October 11,2022, at which
time the Council made their decision.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-41-22 for a design review application to demolish an existing
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office(medical and dental)building and build a new multi-tenant office(medical/dental and
business/professional)building within Channel Center Subdivision for DRB Investments,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 PP-96/FPR-96 and FP-97 for Channel Center Subdivision.
2. A demolition permit is required to be obtained for the removal of the existing building prior to the
issuance of a building permit.
3. The applicant is permitted a maximum 5,850-square feet of office(medical and dental)uses.
4. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
5. All roof top vents, hoods, ladders, etc. shall be completely screened from view by the parapet walls.
6. 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.
7. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
8. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
9. No ground mounted mechanical units are proposed with this application and none are approved.
10. Paint all electrical meters,phone boxes, etc. located on the building to match the color of the building.
11. No signs are proposed with this application and none are approved.
12. Provide revised building elevations showing the rooftop mechanical E.F.I.S. screen wall including the
color and texture. The revised building elevations shall be reviewed and approved by staff and one
member of the Design Review Board prior to the issuance of a zoning certificate.
13. Provide a lighting plan showing the location of all proposed lighting on the building. Provide detailed
cutsheets showing the style, wattage, luminaires, etc. of any lighting proposed on the building. The
lighting plan and detailed cutsheets shall be reviewed and approved by staff and one member of the
Design Review Board prior to the issuance of a zoning certificate.
14. Provide revised building elevations showing the brick in a running bond pattern and in a stacked bond
pattern. The revised building elevations and the brick pattern shall be reviewed and approved by staff
and two members of the Design Review Board prior to the issuance of a zoning certificate.
15. The revised landscape plan, date stamped by the City on August 10, 2022, showing additional
deciduous and evergreen trees is approved and mitigates all trees being removed from the site.
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.
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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
carrying capacity of the downstream ditch; (2)will not otherwise injure any person or persons using
or interested in such ditch or their property; and(3) satisfied the Idaho Standards for Public Works
Construction. A copy of such written approval and certification shall be filed with the construction
drawing and submitted to the City prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
9. Encroachments including, but not limited to, landscaping, fencing, lighting,and/or pathways shall not
be located within any easement or right-of-way for any ditch,pipe or other structure,or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district,canal company,ditch association,or other irrigation entity associated with such
ditch, pipe or other structure,or canal. The applicant shall submit a copy of the written approval from
the irrigation entity prior to the City Clerk signing the final plat.
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10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer(if applicable)prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement,acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures,conduit and wiring lying outside any dedicated public
right-of-way,prior to issuance of any building permits or Certificate of Occupancy,whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location,height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of
all dust,trash,weeds and other debris.
13. One set of building plans,for any non single-family residential use,shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted
to the City prior to issuance of any building permits or Certificate of Occupancy,whichever occurs
first. The letter shall include the following comments and minimum requirements,and any other
items of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet,and 1,500
gallons per minute for non-residential uses(i.e.;Commercial,Industrial,Schools,etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
14. Any recreation area, greenbelt area or pathway area along the Boise River,Dry Creek or any other
area designated by the City Council or Eagle City Park and Pathway Development Committee for a
path or walkway shall be approved in writing by the Eagle City Park and Pathway Development
Committee prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
15. Conservation,recreation and river access easements(if applicable) shall be approved by the Eagle
City Park and Pathway Development Committee and shall be shown on the final plat prior to issuance
of a building permit or Certificate of Occupancy,whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code,pertaining to floodplain and
river protection regulations(if applicable)prior to issuance of a building permit or Certificate of
Occupancy,whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise
River Flood Plain(if applicable)from the Corps. of Engineers prior to issuance of a building permit
or Certificate of Occupancy,whichever occurs first.
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18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways(if applicable)from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act,Uniform Building Code, Eagle City Code,and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and
construction shall be in accordance with all applicable City of Eagle Codes unless specifically
approved by the City Council.
21. New plans,which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based,other than those
required by the above conditions,will require submittal of an application for modification and
approval of that application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping,parking, and circulation,must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. 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).
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-41-22) 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.
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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 multi-tenant office (medical/dental and business/professional) building
is permitted with the approval of a design review application within the C-1 (Neighborhood
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 proposed multi-tenant office (medical/dental and
business/professional) building is designed with materials and colors consistent with the Prairie
School style of architecture and is designed to complement the general vicinity;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the site has parking on-site to meet the required
parking for a multi-tenant office(medical/dental and business/professional)building;
D. Will not interfere with the visual character,quality,or appearance of the surrounding area and city,
and where possible,enhance the continuity of thematically common architectural features since the
multi-tenant office (medical/dental and business/professional) building has been designed with
quality materials and the design is consistent with the Prairie School style of architecture;
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 complies with the Prairie School style of architecture and has been designed to
complement the buildings in the vicinity;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the proposed multi-tenant office (medical/dental and business/professional)
building is in conformance with the required setbacks and the height does not exceed the 35-feet
permitted within Eagle City Code;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the site has been
designed with walkways for both walkability within the site and access to existing pathways within
the 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 residential center in the area; and
I. No signs are proposed with this application. A separate design review application(DR-42-22)has
been submitted for the master sign plan for this multi-tenant office (medical/dental and
business/professional)building. All signs, if proposed,will be required to be harmonious with the
architectural design of the building, and will not cover nor detract from desirable architectural
features.
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DATED this 11th day of October 2022.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County,Idaho
Ja on P erce, Mayor
ATTEST: .
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racy E.O orn,Eagle City Clerk . Q
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......• \•. •••
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