Findings - DR - 2017 - DR-15-17 - Construct 2-Story Multi-Tenant Office/Retail Building At 1637 & 1675 E. Riverside DriveBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW TO CONSTRUCT
A MULTI -TENANT OFFICE/RETAIL
BUILDING WITHIN DEUCE SUBDIVISION
FOR RENNISON COMPANIES, INC.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -15-17
The above -entitled design review application came before the Eagle Design Review Board for their action
on April 27, 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:
Rennison Companies, Inc., represented by Walter Lindgren with Lindgren:Labrie Architecture, PLLC,
is requesting design review approval to construct a 17,400 -square foot, two story, multi -tenant
office/retail building. The 1.1 -acre site is located on the southeast corner of East Riverside Drive and
South Edgewood Lane at 1637 and 1675 East Riverside Drive (Lot 2 & 3, Block 1) within Deuce
Subdivision (fka Tennis Club Plaza Subdivision No. 2).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on March 16, 2017.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on March 20, 2017, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On August 28, 2007, the City Council approved an annexation and rezone from RUT (Rural Urban
Transition — Ada County designation) and MU (Mixed Use) to MU -DA (Mixed Use with Development
Agreement) for Cornerstone Group, LLC (A-18-06/RZ-24-06).
On August 28, 2007, the City Council approved a preliminary plat for Eagle Gateway South
Subdivision for Cornerstone Group, LLC (PP -21-06).
On October 16, 2007, the City Council approved a design review for the common area landscaping for
Eagle Gateway South Subdivision for Cornerstone Group, LLC (DR -33-07).
On July 15, 2008, the City Council approved a modification to the development agreement to change
a "Hotel" use (shown as "C" conditional use under the MU zoning designation within Eagle City Code
Section 8-2-3 "Official Schedule of District Regulations") to a permitted use on the property associated
with Eagle Gateway Subdivision for Eagle Gateway South, LLC (RZ-24-06 MOD).
On July 28, 2008, the City Council approved a parcel division for Cornerstone Group, LLC (PD -02-
08).
On October 7, 2008, the City Council approved a design review application for a movie theater for
Riverwood Cinemas for Ogden Entertainment (DR -54-08).
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On November 12, 2008, the City Council approved a modification to the development agreement and
associated exhibits within the development agreement to allow for an overall building height of 39 -
feet, decorative parapet walls of 46 -feet, entrance parapet height of 48 -feet, and an entryway feature
height of 58 -feet. The modification also approved a digital reader board not to exceed two hundred
square (200) feet (RZ-24-06 MOD2).
On July 9, 2013, the City Council approved a modification to the development agreement and
associated exhibits within the development agreement to allow for a Commercial Entertainment Facility
(Tennis and outdoor recreational facility), Nursing/Convalescent Home, and a building height
exception for the tennis facility not to exceed 45 -feet in height and a height exception for a hotel to not
exceed 60 -feet in height (RZ-24-06 MOD3).
On June 27, 2013, the Design Review Board approved a design review application for a commercial
entertainment facility for the Eagle Tennis Facility (DR -19-13).
On January 9, 2014, the Design Review Board remanded the design review application to modify a
commercial entertainment facility for the Eagle Tennis Facility to staff (DR -19-13 MOD).
On January 28, 2014, the City Council approved a preliminary plat application for Tennis Club Plaza
Subdivision (PP -13-13).
On March 27, 2014, the Design Review Board approved a design review application to modify a
commercial entertainment facility for the Eagle Tennis Facility (DR -19-13 MOD2).
On June 25, 2015, the Design Review Board approved a design review application to modify a
commercial entertainment facility for the Eagle Tennis Facility (DR -19-13 MOD3).
On July 14, 2015, the City Council approved a final plat application for Tennis Club Plaza Subdivision
No. 1 (FP -17-14).
On March 2, 2016, the final plat for Tennis Club Plaza Subdivision No. 1 was record by the Ada County
Recorder.
On March 24, 2016, the Design Review Board approved a design review application to construct a
2,180 -square foot restaurant with drive-through for Starbucks within Tennis Club Plaza Subdivision
No. 1 (DR -17-16).
On June 23, 2016, the Design Review Board approved a design review application for a master sign
plan for East End Riverside (DR -35-16).
On June 29, 2016, the City approved a design review application to modify the green screens proposed
on the Eagle Tennis Club Facility (DR -19-13 MOD4).
On July 26, 2016, the City Council approved a final plat application for Tennis Club Plaza Subdivision
No. 2 (FP -08-16).
On August 10, 2016, the City approved a design review application for the common area landscaping
within Tennis Club Plaza Subdivision No. 2 (DR -19-13 MODS).
On September 20, 2016, the final plat for Tennis Club Plaza Subdivision No. 2 was recorded by Deuce
Subdivision.
On September 22, 2016, the Design Review Board approved a design review application for a two
story, medical office building on Lot 1, Block 1, 58 -parking spaces located on Lots 1, 2, and 3, Block
1 (including 15 -shared public parking spaces required within the preliminary plat approval), interior
landscaping on Lots 1 and 2, Block 1, and a trash enclosure located on Lot 2, Block 1, within Deuce
Subdivision (DR -47-16).
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E. COMPANION APPLICATIONS: DR -16-17 (master sign plan)
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
ZONING LAND USE
DESIGNATION DESIGNATION
Existing Mixed Use MU -DA (Mixed Use with a Vacant lot within Deuce
development agreement) Subdivision
Proposed No Change No Change Multi -tenant Office/Retail
Building
North of site Mixed Use MU -DA (Mixed Use with a East Riverside Drive,
development agreement) vacant lot within Tennis
Club Plaza Subdivision
No. 1
South of site Mixed Use
East of site Mixed Use
West of site
MU -DA (Mixed Use with a Renovare Subdivision
development agreement)
MU (Mixed Use)
East Riverside Drive,
vacant lot within Tennis
Club Plaza Subdivision
No. 1
Mixed Use MU -DA (Mixed Use with a Single -tenant Medical
Development Agreement) Office Building
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS:
The site is two vacant lots within Deuce Subdivision (Lots 2 and 3, Block 1). There are 58 -parking
spaces (including 15 -shared public parking spaces), interior landscaping, and a trash enclosure that
were previously approved on Lots 2 and 3, Block 1 (DR -47-16).
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I. SITE DATA:
SITE DATA
PROPOSED REQUIRED
Total Acreage of Site 1.1 -acres (47,916 -square feet) 1.1 -acres (47,916 -square feet)
(combined area of Lots 2 & 3,
Block 1, Deuce Subdivision)
Percentage of Site Devoted 18% (approximately) 60% (maximum)**
to Building Coverage
Percentage of Site Devoted 30% (approximately) 10% (minimum)
to Landscaping
Number of Parking Spaces 77 -parking spaces 70 -parking spaces (minimum)
Front Setback 42 -feet (West)* 7.5 -feet (minimum)**
Rear Setback 8 -feet (East)* 7.5 -feet (minimum)**
Side Setback 41 -feet (North)* 0 -feet (minimum)**
Side Setback 69 -feet (South)* 0 -feet (minimum)**
* Note: Setbacks measured from the property line to the closest building.
**Setbacks and lot coverage required are from the Development Agreement - Eagle Gateway South MODS (RZ-24-06 MODS)
J. PARKING ANALYSIS:
Gross Floor Area of Proposed Commercial Building: 17,400 -square feet
Office. business and professional — 1/250 square feet 8,658/250 square feet = 34.6 parking spaces
Retail — 1/250 square feet 8,742/250 square feet = 35 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 retail:
Proposed Parking Spaces: 77
Required Parking Spaces: 70 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Office, business professional" and "Retail")
K. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) building to be utilized as a multi -tenant office/retail
building.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing a thirty-two foot (32') high two-story structure.
Gross Floor Area of Proposed Buildings:
The proposed multi -tenant office/retail building is approximately 17,400 -square feet.
On and Off -Site Circulation:
A 24,660 -square foot (approximately) paved parking lot provides parking for vehicles using this site.
Access to the site will be provided off two (2) 26 -foot wide common drives. One common drive is
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located on the northeast property line of Lot 2, Block 1, and provides access to East Riverside Drive.
The other common drive is located on the west property line of Lot 1, Block 1, and provides access to
South Edgewood Way. All three lots within Deuce Subdivision share a cross -access agreement and will
utilize the shared common drives. Additionally, the design review approval for a medical office
building on Lot 1, Block 1, within Deuce Subdivision (DR -47-16) included 58 -parking spaces located
within Lots 2 and 3, Block 1, 15 -shared public parking spaces, and full drive aisles for both common
drives.
L. BUILDING DESIGN FEATURES:
Roof: Single ply membrane (white), fiberglass shingle (Pewter Gray)
Walls: EFTS (Wedding Veil), Cultured Stone Veneer (Sage)
Windows/Doors: Aluminum (Dark Bronze)
Fascia/Trim: Fiber Cement Board (Aspen Ridge), Prefmished metal (Dark Bronze)
M. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods:
There are existing street trees along East Riverside Drive that will be retained.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: There are existing street trees along East Riverside Drive.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot; however, it is not in
compliance with Eagle City Code. See discussion on page 10 for details
b. Interior Landscaping: 10% interior landscaping is required, 12% is proposed.
N. TRASH ENCLOSURES:
One (1) 192 -square foot trash enclosure was previously approved near the southwest corner of the
building (DR -47-16). The enclosure will be shared with the medical office building located on Lot 1,
Block 1. The enclosure will be constructed of CMU walls and metal gates; all of which will match the
materials and colors used in the construction of the medical office building.
O. MECHANICAL UNITS:
The applicant is proposing to use roof mounted mechanical units. The roof mounted mechanical units
are proposed to be screened by screen walls. No ground mounted mechanical units are proposed and
none are approved.
P. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage is required to be reviewed and
approved by the Zoning Administrator prior to issuance of a zoning certificate.
Q. SIGNAGE:
No signs are proposed with this application. A separate design review application (DR -16-17) has
been submitted for the approval of signs proposed on the building and site.
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R. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. A water
service approval has not been received to date. Approval of the water company having jurisdiction
will be required prior to issuance of a building permit.
S. PUBLIC USES PROPOSED: None.
T. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists.
U. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain — yes — located within the 100 year floodplain
Mature Trees - no
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - unknown
Wildlife Habitat - no
V. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required.
W. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Ada County Highway District
Department of Environmental Quality
Eagle Fire Department
Idaho Transportation Department
Tesoro Logistics NW Pipeline
X. LETTERS FROM THE PUBLIC: None received to date.
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted February 10, 2015), designates this site as the
following:
Mixed Use
Suitable primarily for a variety of uses such as limited office, limited commercial, and residential
developments. Uses should complement uses within Downtown Eagle. Development within this land
use designation should be required to proceed through the PUD and/or Development Agreement
process, see specific planning area text for a complete description. An allowable density of up to 20
units per 1 acre.
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B. PRELIMINARY PLAT PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• The applicant shall be required to construct a 5 -foot wide detached sidewalk with an 8 -foot planter
strip along the frontage of Riverside Drive and the frontage of Edgewood Lane, with the exception
of the 7 -foot wide attached sidewalk segment along Riverside Drive as shown on the preliminary
plat (approximately 175 -linear feet) and with the exception of the southern portion of Edgewood
Lane for the Boise River access. The applicant shall be required to construct an 8 -foot wide
attached sidewalk along Edgewood Lane, from the proposed driveway approach to the southern
boundary of the site (approximately 125 -linear feet, measured from the near edge of the driveway
approach to the south property line). (ECC 9-4-1-6[F][3]).
• The applicant shall be required to construct 15 -parking spaces for the shared use of public access
to the Boise River located with Block 2 of the subdivision. Construction of the parking spaces
shall occur with the first phase of development. If the first phase of development does not
include Block 2, then construction of a temporary parking area shall be allowed. Minimum
standards for construction of the temporary parking area shall be constructed as determined by the
City Engineer. The permanent parking area shall be constructed within five (5) years from the
date of approval of the first final plat. The applicant shall be required to sign the shared parking
spaces. The signage requirements shall be reviewed and approved by the Design Review Board
prior to submittal of a final plat application.
• The developer shall provide shade -class trees (landscape plan to be reviewed and approved by the
Design Review Board) along both sides of all streets within this development. Trees shall be
placed at the front of each lot generally at each side property line, or as approved by the Design
Review Board. The trees shall be located in an 8 -foot wide landscape strip between the 5 -foot
wide concrete sidewalk and the curb. Prior to the City Clerk signing the final plat the applicant
shall either install the required trees, sod, and irrigation or provide the City with a letter of credit
for 150% of the cost of the installation of all landscape and irrigation improvements. Trees shall
be installed prior to obtaining any occupancy permits for the homes. A temporary occupancy
may be issued if weather does not permit landscaping. A final Memorandum of Agreement
between Rock Contractors and Renovare which identifies each party's responsibility for the
construction of Riverside Drive shall be required to be reviewed and approved by the City prior to
submittal of a final plat application.
• The subdivision and buildings shall be designed with architectural elements in compliance with
the Eagle Architecture and Site Design Book (EASD). The applicant shall submit a master
building design plan that shows general design criteria including composition, color, materials,
and architectural themes to be incorporated into the construction of all commercial buildings on
the site, with details showing how each building will compliment the others with said design
elements. The master plan (including perimeter landscaping and parking lots) shall be reviewed
and approved by the Design Review Board prior to the issuance of any building permits for the
site.
C. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
• The Setbacks shall be as follows:
Mixed Use/Office/Retail Commercial Buildings
Front 7.5 -feet (allows canopies, awnings, etc. to encroach) (Typ. at
West end of Riverside Drive near Edgewood and along
Edgewood)
Rear 10 -feet
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Interior Side 0.0 -feet
Street Side 7.5 -feet (allows canopies, awnings, etc. to encroach)
Maximum Coverage 60%
• The following uses which are shown as "C" conditional uses under the MU zoning designation
within Eagle City Code Section 8-2-3 "Official Schedule of District Regulations," shall be
permitted uses on the Property:
• Bar
• Hotel
• Retail Sales
• Commercial Entertainment Facility (Tennis and outdoor recreational facility)
• Nursing/Convalescent Home
• Coffee Shop (with drive-through) to be located at the northwest corner of the Property.
D. 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.
• Eagle City Code Section 8 -2A -7(K)(2): Parking Lot Landscape Strip:
A landscape strip shall be provided when a parking lot is located adjacent to a public right of
way. The landscaped strip shall serve to shield views of parked cars to passing motorists and
pedestrians, and to establish coordination among architecturally diverse buildings, which creates
a pleasing, harmonious appearance along the roadway.
Four (4) options are provided for fulfilling this requirement:
a. Provide a ten foot (10') wide landscaped strip between the right of way and the parking lot, and
plant with a minimum of one shade tree and ten (10) shrubs per thirty five (35) linear feet of
frontage, excluding driveway openings.
b. Provide an earth berm of thirty inches (30") minimum height (do not exceed 3:1 slope) within a
ten foot (10') wide landscaped strip between the right of way and the parking lot, and plant with a
minimum of one shade tree and five (5) shrubs per thirty five (35) linear feet of frontage,
excluding driveway openings.
c. Provide a six foot (6') landscaped strip with a minimum thirty inch (30") grade drop from the
right of way to the parking lot, and plant with a minimum of one shade tree and five (5) shrubs
per thirty five (35) linear feet of frontage, excluding driveway openings.
d. Provide a three foot (3') high fence of wood, brick, stone, or decorative block or concrete along
with a four foot (4') wide landscaped strip between the right of way and the parking lot, and plant
a minimum of one shade tree and five (5) shrubs per thirty five (35) linear feet of frontage,
excluding driveway openings.
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(1) The board may waive the requirement for a wood, brick, stone, decorative block or concrete
fence if the board finds the following:
(A) The applicant must design, document, and obtain city approval representing that the overall
planting design, at the time of planting, results in an effective barrier such that the landscape strip
shields the view of parked cars from passing pedestrians and motorists; and
(B) Any such proposed design alternative is compatible with the overall site design of the entire
project and is compatible with the surrounding area.
• Eagle City Code Section 8 -2A -7(K)(4): Parking Lot Interior Landscaping:
b. Additional Requirements:
(1) No interior planter shall be less than five feet (5') in any dimension.
(2) No parking space shall be more than sixty feet (60') from an interior landscaped area.
(3) Parking islands are to be as evenly spaced as feasible throughout the lot to consistently reduce
the visual impact of long rows of parked cars.
(4) Deciduous shade trees and ground covers or low shrubs are recommended as primary
plantings in interior landscaped areas. Deciduous shade trees are to be clear branched to a height
of six feet (6').
(5) A terminal island for a single row of parking spaces shall be landscaped with at least one tree
and shrubs, ground cover, or grass. A terminal island for a double row of parking spaces shall
contain not less than two (2) trees and shrubs, ground cover, or grass.
• Eagle City Code Section 8-4-4-2(A): Site and Building Lighting:
1. All parking areas shall be illuminated in accordance with the provisions of this chapter.
2. Any lights used to illuminate a site and building shall be arranged to reflect the light away from
the adjoining property.
3. Except as noted in subsection A4 of this section, all site and building lighting shall be recessed
or shielded to direct all light downward and the source of the light (including the lamp and any
nonopaque material/lens covering the lamp) shall not be directly visible by a person of average
height standing on the property line of any public right of way, or any private street, or on the
property line of any residentially zoned parcel of land or parcel of land used for residential
purposes.
4. When historic style light pole fixtures designed such that the portion of the fixture housing the
light bulb is to be exposed as a design element of the light fixture (as identified in the EASD
book) are approved, shielding shall only be required so the light is not directly visible by a person
of average height standing on the property line of any residentially zoned parcel of land or parcel
of land used for residential purposes. The light used shall be 3000K maximum LED (or approved
equivalent) and the light fixture shall be provided with optics to direct light downward.
5. Light pole fixtures shall have a maximum height of:
a. Twenty feet (20') for parking lots with less than two hundred (200) spaces;
b. Twenty five feet (25') for parking lots with more than two hundred (200) spaces but less
than five hundred (500) spaces;
c. Thirty feet (30') for parking lots with more than five hundred (500) spaces;
d. Fifteen feet (15') for any pole within fifty feet (50') of a property line of any residentially
zoned parcel of land or parcel of land used for residential purposes.
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6. Except as otherwise permitted within this title, incandescent lights, two hundred fifty (250)
watt maximum high pressure sodium lights, 3000K maximum LED lights (or approved
equivalent) shall be the only type of site and building lighting permitted.
7. Metal halide lighting shall be permitted with the following additional conditions:
a. Light wattage shall be a maximum of three hundred twenty (320) watts.
b. The light fixture shall be no higher than seventeen feet (17').
c. The design review board shall make the following findings prior to approving metal halide
lighting:
(1) The lighting shall be harmonious with and in accordance with the general objectives, or
with any specific objective of chapter 2, article A of this title;
(2) The lighting shall be installed, operated, and maintained to be harmonious and
appropriate in appearance with the existing and intended character of the general vicinity
and will not change the essential character of the same area; and
(3) The lighting will not be disturbing to existing or future neighboring uses.
d. Historic style light pole fixtures designed such that the portion of the fixture housing the
light bulb is exposed as a design element of the light fixture (as identified in the EASD book)
shall not be permitted to have metal halide lighting.
8. Existing lighting, for a site which is a part of any application, shall be changed to comply with
current city code.
9. It shall be the responsibility of the property owner to supply power in perpetuity to all lighting,
including streetlights located within the right of way, required by this title.
10. Lighting plans shall be reviewed and approved by the zoning administrator prior to issuance
of a building/zoning permit.
• Eagle City Code Section 8-4-4-6: Bicycle Parking:
One bicycle parking space within an approved rack shall be required for each thirty (30) required
automobile parking spaces or fraction thereof for office and commercial developments. Multi-
family residential developments shall provide one bicycle rack space per each ten (10) units.
Bicycle parking racks shall be in a well lit area, and shall be designed in accordance with the
parking facility criteria of the "Bicycle -Pedestrian Design Manual For Ada County" as prepared
for the Ada County highway district with the exception that bicycle racks do not have to be
covered unless required by the design review board, or planning and zoning commission or city
council.
E. DISCUSSION:
• The landscape plan shows the parking lot area southeast of the building and adjacent to a public
right of way. Eagle City Code Section 8 -2A -7(K)(2) requires a parking lot landscape strip be
provided when a parking lot is located adjacent to a public right of way. Although landscaping is
proposed adjacent to the parking lot, it does not comply with Eagle City Code Section 8 -2A -
7(K)(2). The four options available are:
a. Provide a ten foot (10') wide landscaped strip between the right of way and the parking lot, and
plant with a minimum of one shade tree and ten (10) shrubs per thirty-five (35) linear feet of
frontage, excluding driveway openings.
b. Provide an earth berm of thirty inches (30") minimum height (do not exceed 3:1 slope) within a
ten foot (10') wide landscaped strip between the right of way and the parking lot, and plant with a
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minimum of one shade tree and five (5) shrubs per thirty-five (35) linear feet of frontage,
excluding driveway openings.
c. Provide a six-foot (6') landscaped strip with a minimum thirty inch (30") grade drop from the
right of way to the parking lot, and plant with a minimum of one shade tree and five (5) shrubs
per thirty five (35) linear feet of frontage, excluding driveway openings.
d. Provide a three foot (3') high fence of wood, brick, stone, or decorative block or concrete along
with a four foot (4') wide landscaped strip between the right of way and the parking lot, and plant
a minimum of one shade tree and five (5) shrubs per thirty-five (35) linear feet of frontage,
excluding driveway openings.
(1) The board may waive the requirement for a wood, brick, stone, decorative block or
concrete fence if the board finds the following:
(A) The applicant must design, document, and obtain city approval representing that the
overall planting design, at the time of planting, results in an effective barrier such that the
landscape strip shields the view of parked cars from passing pedestrians and motorists; and
(B) Any such proposed design alternative is compatible with the overall site design of the
entire project and is compatible with the surrounding area.
The applicant should be required to provide a revised landscape plan that shows the required
landscaping per one of the four options available within Eagle City Code 8-2A-7(K)(2)(a-d) for
the 170 -linear feet of parking area located southeast of the building and adjacent to the East
Riverside Drive. The revised landscape plan should be reviewed and approved by staff and two
members of the Design Review Board prior to the issuance of a zoning certificate.
• The landscape plan shows an additional 19 -parking spaces to be constructed with this application.
The plan shows one terminal island for a single row of parking spaces along the south property
line that does not have a tree located within it. Eagle City Code Section 8 -2A -7(K)(4) requires a
terminal island for a single row of parking spaces to be landscape with at least one tree and
shrubs, ground cover, or grass. The applicant should be required to provide a revised landscape
plan showing the addition of a tree located within the terminal island located along the south
property line. The revised landscape plan should be reviewed and approved by staff and one
member of the Design Review Board prior to the issuance of a zoning certificate.
• The landscape plan identifies the location of proposed site lighting, however, the applicant did not
provide the location of any building wall lighting or a detailed cut sheet of the building and site
lighting. The applicant should be required to provide revised building elevations showing the
location of all building lighting and detailed cut sheets of all building and site lighting identifying
the style, material, color, illumination type, lumen output, height, etc, for review and approval by
staff prior to the issuance of a zoning certificate.
• The landscape plan identifies the location of two (2) bicycle racks. Eagle City Code Section 8-4-4-
6 requires one bicycle rack for every thirty (30) parking spaces in a commercial development. The
site requires seventy (70) parking spaces, therefore, three (3) bicycle racks are required. The
landscape plan also shows a detail of the bicycle racks but does not identify the height or color.
The applicant should provide a revised landscape plan showing the location of an additional bicycle
rack, for a total of three (3) bicycle racks. Detailed cut sheets showing the height and color should
be submitted. The revised landscape plan and detailed cut sheets should be reviewed and approved
by staff prior to the issuance of a zoning certificate.
• The landscape plan identifies the construction of the three lots (Lots 1, 2, and 3, Block 1, within
Deuce Subdivision) to be completed in two phases. Phase one will consist of a medical office
building located on Lot 1, Block 1, 92 -parking spaces including 15 -shared parking spaces located
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on Lots 1 and 2, Block 1, required within the preliminary plat approval, full drive aisles located
on Lots 1, 2, and 3, Block 1, site, landscaping on Lots 1 and 2, Block 1, and a trash enclosure
located on Lot 2, Block 1. Phase two will include the building associated with this application,
19 -additional parking spaces, additional interior landscaping on Lot 3, Block 1, and site
landscaping located on Lots 2 and 3, Block 1. Phase one previously received design review
approval and is currently under construction (DR -47-16). The applicant should be required to
construct full drive aisles, construct the trash enclosure, and install all previously approved
landscaping for Lots 2 and 3, Block 1, in compliance with all conditions of DR -47-16 prior to the
issuance of a certificate of occupancy.
• Staff defers comment regarding building design and colors to the Design Review Board.
STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date, staff recommends approval with the site specific
conditions of approval and the standard conditions of approval provided within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on April 27, 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 4 to 0 (Brasher, Shafer, and Koci absent) to approve DR -15-17 for a design review
application to construct a multi -tenant office/retail building for Rennison Companies, Inc., 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 DR -47-16 and DR -19-13 MODS.
2. Provide a revised landscape plan that shows the required perimeter landscaping per one of the four
options available within Eagle City Code (8-2A-7(K)(2)(a-d) for the 170 -linear feet of parking area
located southeast of the building and adjacent to the East Riverside Drive. The revised landscape plan
shall be reviewed and approved by staff and two members of the Design Review Board prior to the
issuance of a zoning certificate.
3. Provide a revised landscape plan showing the addition of a tree located within the terminal island
located along the south property line. The revised landscape plan shall be reviewed and approved by
staff and one member of the Design Review Board prior to the issuance of a zoning certificate.
4. Provide revised building elevations showing the location of all building lighting and detailed cut
sheets of all building and site lighting identifying the style, material, color, illumination type, lumen
output, height, etc, for review and approval by staff prior to the issuance of a zoning certificate.
5. Provide a revised landscape plan showing the location of an additional bicycle rack, for a total of three
(3) bicycle racks. Detailed cut sheets showing the height and color shall be submitted. The revised
landscape plan and detailed cut sheets shall be reviewed and approved by staff prior to the issuance of
a zoning certificate.
6. The applicant shall remove the lot line located between Lots 2 and 3, Block 1, and vacate associated
easements within Deuce Subdivision prior to the issuance of a zoning certificate.
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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. No ground mounted mechanical units are proposed with this application and none are approved.
12. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
13. No signs are proposed with this application. A separate design review application (DR -16-17) has
been submitted for approval of building wall signage.
14. Provide revised building elevations showing a 4/12 roof slope. 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.
15. Provide revised building elevations showing a revised siding material for FCB -1 that shall be similar
in style. texture. color. etc. to the currently proposed material shown on the elevation plan date
stamped by the City of Eagle on March 16. 2017. The revised building 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.
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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.
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
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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.
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
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occupancy of this project.
24. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the City of Eagle of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City
Code (one year from 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 -15-17) 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 an office/retail building is permitted with the approval of a design review
application within the MU -DA (Mixed Use with a development agreement) zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the building is designed to complement the general
vicinity and provide aesthetically pleasing architecture to enhance the character of the area;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the site meets the required parking for an
office/retail building and the drive aisles have been designed 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 similar features utilized on other buildings within the development and the building
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design is "Prairie" style which is one of the nine architectural styles within the Eagle Architecture
and Site Design Book;
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 there are sidewalks
throughout the site 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; and
I. No signs are proposed with this application. A separate design review application (DR -16-17) has
been submitted for the master sign plan criteria for the entire site and the signs will be required to
be harmonious with the architectural design of the building and adjacent buildings, and will not
cover or detract from desirable architectural features.
DATED this 11th day of May 2017.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ala County Idaho
R..ert
ATTEST.
b, Chairman
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Sharon K. Bergmann, Eagle City Clerk
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