Findings - CC - 2023 - DR-52-20 MOD2 - Martin Storage Modification To A Storage Facility (Enclosed Buildings And Canopies) To Remove Existing Trees And To Modify The Building Elevations Of Building Nos. 1, 3, And 4 BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW FOR A MODIFICATION TO A )
STORAGE FACILITY(ENCLOSED BUILDINGS )
AND CANOPIES)TO REMOVE EXISTING TREES )
AND TO MODIFY THE BUILDING ELEVATIONS )
ON BUILDING NOS. 1,3,AND 4 FOR ROB MARTIN )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-52-20 MOD2
The above-entitled design review application came before the Eagle City Council for their action on January
10, 2023. 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:
Rob Martin, represented by Jeff Hatch with Hatch Design Architecture, is requesting design review
approval to modify a storage facility with enclosed buildings totaling 102,888-square feet and canopies
totaling 44,823-square feet, by removing existing trees from the site and modifying the building
elevations on building nos. 1, 3, and 4. The 6.41-acre site is located on the south side of West State
Street approximately 560-feet west of the intersection of South Payette Way and West State Street at
1653 West State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on October 7,2022. Supplemental information
(revised site plan)was received on November 2,2022.
C. NOTICE OF AGENCIES' REVIEW:N/A
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On October 13,2020,the City Council approved a rezone from A-R(Agricultural-Residential)to MU-
DA (Mixed Use with a development agreement {in lieu of a conditional use permit]) to allow for a
storage facility(with reduced setbacks)and a residential use(RZ-08-20).
On October 13,2020,the City Council approved a parcel division application to permit the creation of
two(2)separate parcels(PD-01-20).
On January 26, 2021, the City Council approved a design review application for a storage facility
(enclosed buildings and canopies), including the streetscape in front of an existing single-family
dwelling(DR-52-20).
On March 18,2022,the City approved a design review application to modify the metal siding material
on the interior of the development(DR-52-20 MOD).
E. COMPANION APPLICATIONS:None.
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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 Agricultural land with a
development agreement [in single-family dwelling
lieu of a conditional use
permit])
Proposed No Change No Change Storage facility(enclosed
buildings and canopies)and
single-family dwelling
North of site Neighborhood A(Agricultural) Single-family dwelling,
Residential accessory structures,and
agricultural land
South of site Public/Semi- RUT(Rural-Urban Transition State Highway 44 and vacant
Public —Ada County Designation) parcel
East of site Compact R-4(Residential) Single-family residential
Residential subdivision(Van Engelen
Estates No. 3)
West of site Mixed Use PS(Public/Semipublic) City of Eagle entry sign and
ACHD Park/Ride parking lot
G. DESIGN REVIEW OVERLAY DISTRICT:Not in the DDA, TDA, CEDA,or DSDA.
H. URBAN RENEWAL DISTRICT:No.
I. EXISTING SITE CHARACTERISTICS: The site has been developed with curb, gutter,and detached
sidewalk along West State Street. The existing drainage swale area contains river rock.
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J. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 6.41-acres(279,220-SF) 5,000-square feet(minimum)
Percentage of Site Devoted 36%(approximately) 50%(maximum)
to Building Coverage
Percentage of Site Devoted 42%(approximately) 10%(minimum)
to Landscaping
Number of Parking Spaces 147-parking spaces total 147-parking spaces total
(7-parking spaces near the (minimum)
office open to the public, 10- (10-parking spaces associated
parking spaces associated with with Building 2)*
Building 2,the remaining 130-
parking spaces located in front
of each unit)
Front Setback(north) 0-feet 0-feet(minimum)*
Rear Setback(south) 10-feet 10-feet(minimum)*
Side Setback(west) 10-feet 10-feet(minimum)*
Side Setback(east) 10-feet 10-feet(minimum)*
*Note:Setbacks approved and parking required within the Development Agreement associated with RZ-08-20.
K. PARKING ANALYSIS:No Change.
Gross Floor Area of Proposed Storage(enclosed building and/or fenced area): 147,711-square feet
Storage(enclosed building and/or fenced area)
1 per 1,000-square feet= 147-parking spaces
• Eagle City Code Section 8-4-5 requires 1 parking spaces per 1,000 square feet of gross floor area
Proposed Parking Spaces: 147 designated parking spaces. Seven(7)parking spaces are located near
the office and 10 parking spaces are located in proximity to Building 2. The remaining 130-parking
spaces are located in front of each of the units.
Required Parking Spaces: 147 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Storage(enclosed building and/or fenced area)
L. GENERAL SITE DESIGN FEATURES:No Change.
Number and Uses of Proposed Buildings:
The applicant is proposing to construct nine(9)buildings and three(3)canopy structures to be utilized
for storage.
Height and Number of Stories of Proposed Buildings:
Office Building=22' 6", single story.
Building 1 =22' 6", single story.
Building 2=22' 6", single story.
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Building 3 =22' 6", single story.
Building 4=22' 6",single story.
Building 5 =22' 6", single story.
Building 6= 10' 2", single story.
Building 7= 10' 6", single story.
Building 8= 10' 2",single story.
Canopy 1 = 17' 6", single story.
Canopy 2= 17' 6", single story.
Canopy 3 = 17' 3", single story.
Gross Floor Area of Proposed Buildings:
Office Building=2,915-square feet
Building 1 =5,797-square feet
Building 2=34,064-square feet
Building 3 =2.626-square feet
Building 4= 15,487-square feet
Building 5= 10,908-square feet
Building 6= 12,365-square feet
Building 7=9,376-square feet
Building 8=9,350-square feet
Canopy 1 =23,717-square feet
Canopy 2= 15,082-square feet
Canopy 3 =6,024-square feet
On and Off-Site Circulation:
The applicant is proposing 134,000-square foot(approximately)of paved drive aisles to provide access
and circulation for vehicles using this site. One 26-foot wide driveway is proposed on the north
property line providing access to West State Street. There is a 24-foot wide emergency access driveway
proposed to the east on Kenai Court 196-feet north of the south property line.
M. BUILDING DESIGN FEATURES:No Change.
Proposed Building Design: Romanesque Revival
Roof: Standing Seam Metal(Dark Bronze)
Walls: Stucco (Moderate White), Stone (Sierra Cut 24 Monument), Metal panel wall system
(Sandstone)
Windows/Doors: Anodized Aluminum(Black)
Fascia/Trim: Metal smooth cap(Black Olive)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: Prior to January 26, 2021,there were 21 trees
located around the perimeter of the site. On January 26, 2021,the City Council approved the removal
of none trees and the retention of 12 trees on this site. The applicant is requesting approval to removal
11 of the remaining trees. The one tree to be retained is located along the south property line. Below
is a list of all existing trees proposed to be retained or removed from the site as identified on the
landscape plan,date stamped by the City on October 7,2022.
Tree Caliper/ Condition Remove/ Replacement
Specie Height Retain Inches/Feet per
ECC
Beech 43" Healthy with multiple larger leaders. Large Remove* 43"
secondary branch extends horizontally into
proposed building.
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Black 15" Healthy.No damage. Remove* N/A
Locust
Black 8" Healthy.No damage. Remove* N/A
Locust
(2)Locust 15" Healthy.No damage. Female locust has no Remove* N/A
landscape value.
Locust 14" Healthy.No damage. Female locust has no Remove* N/A
landscape value.
Locust 13" Healthy.No damage. Female locust has no Remove* N/A
landscape value.
Locust 5" Healthy.No damage.Female locust has no Remove* N/A
landscape value.
Locust 3" Healthy.No damage. Female locust has no Remove* N/A
landscape value.
Silver 26" Moderate health.No damage. Some Remove N/A
Maple suckering at base.
Silver Multi- Moderate health.No damage. Strong/large Remove N/A
Maple trunk main leaders with lots of suckering.
Silver 22" Moderate health.No damage. Remove N/A
Maple
Silver 17" Moderate health.No damage. Remove N/A
Maple
Silver 16" Moderate health.No damage. Remove N/A
Maple
Silver 15" Moderate health.No damage. Remove N/A
Maple
Silver 13" Moderate health.No damage. Remove N/A
Maple
Silver 11" Moderate health.No damage. Remove N/A
Maple
Honey 6" Moderate health.No damage. Remove N/A
Locust
Oak 26" Good health.No damage. Retain N/A
Oak Multi- Moderate health.No damage. Large main Remove N/A
truck leader with large secondary leaders.
Spruce 15' Damaged. Remove N/A
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 None proposed.
*Note:Trees previously approved to be removed without mitigation based on City Council approval on January 26,2021,
and email from Idaho Fish and Game dated December 11,2020.
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Tree Replacement Calculations:
On January 26, 2021, the applicant received approval to remove nine trees from the site.
Twelve trees were to remain on site. The applicant is requesting approval to remove eleven trees from
the site based on the location of the trees conflicting with the location of the proposed buildings, the
trees are damaged and dying, and most are in poor condition. The applicant is proposing to install
thirteen, 2.5-inch caliper Bowhall Red Maple trees and twenty-five, 2-inch caliper trees to the site for
a total of 82.5 caliper inches of tree being added to the site. Additionally, the applicant is proposing
additional shrubs to be planted at the base of the building to help mitigate for the removal of the trees.
See discussion on page 11 for more information.
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along West State Street.No Change.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones:N/A
Parking Lot Landscaping:No Change.
a. Perimeter Landscaping:
Perimeter landscaping has not been proposed on the north side of the parking lot.
b. Interior Landscaping:N/A
O. TRASH ENCLOSURES:No Change.
The applicant is proposing residential trash and recycle receptacles(95-gallon each approx.)which will
be stored in the office.
P. MECHANICAL UNITS:No Change.
The applicant is proposing to use ground mounted mechanical units for the office building and building
2.The ground mounted mechanical units are proposed to be screened by an 8-foot high vinyl fence.No
rooftop mounted mechanical units are proposed and none are approved.
Q. OUTDOOR LIGHTING:No Change.
A site and parking lot light plan showing location, height, and wattage and detailed lighting cutsheets
were received by the City and comply with Eagle City Code Section 8-4-4-2,with the exception of the
up lighting proposed on Building 5,which do not comply with Eagle City Code Section 8-4-4-2.
R. SIGNAGE:No Change.
No signs are proposed with this application. A separate design review application is required to be
reviewed and approved by the Zoning Administrator prior to issuance of any permits.
S. PUBLIC SERVICES AVAILABLE:No Change.
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within the Eagle Water Company 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.
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V. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern-no
Evidence of Erosion-no
Fish Habitat-no
Floodplain-no
Mature Trees—yes,there are trees located around the perimeter of the property.
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:No Change.
The following agencies have responded and their correspondence is attached to the staff report.
Ada County Highway District
Eagle Fire Department
Marathon Pipe Line,LLC(fka Andeavor)
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:
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,
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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:
Residential One
Suitable primarily for single family residential development within areas that are rural in character.
An allowable density of up to 1 unit per 1 acre.
Mixed Use
Suitable for a mixture of uses including limited office, limited commercial and residential. Residential
densities within the designation is up to 20 units per acre but density will be determined on a site by
site basis.Uses should complement and not take away from downtown Eagle. Development within
this land use designation should be required to proceed through the PUD and/or development
agreement process. See the planning area text for a complete description of site specific uses.
B. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:None.
C. 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-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.
• Eagle City Code Section 8-2A-7(0)(3):
Tree Fund: Persons applying for an alternative method of compliance for relief from regulations
that require all existing trees to remain on site may elect to make a financial contribution to the
Eagle city tree fund in lieu of retaining all trees on site. The condition(s)which warrants the need
for the tree fund alternate method of compliance shall be specified in the application submitted
under subsection 02 of this section.If the application is approved,the amount to be contributed by
the applicant will be based upon the total caliper inches of deciduous tree(s)removed from the site
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and the total vertical feet of coniferous trees removed from the site. Cost per caliper inch for
deciduous trees and cost per vertical foot for coniferous trees shall be determined by resolution of
the city council. The applicant shall have the right to review and consider the value determination,
and following said review, to reapply for other alternative methods of compliance, without
prejudice, in accordance with subsection 02 of this section.
D. DISCUSSION:
• On January 26,2021,the City Council approved a design review application for a storage facility
(enclosed buildings and canopies), including the streetscape in front of an existing single-family
dwelling(DR-52-20). On April 26,2021,building permits were issued for the office building
and building nos. 2,3,4,and 5. Since acquiring building permits,the applicant has confirmed
that all the trees on the south property line,except for one,will be negatively impacted by the
construction of building no.4. The applicant is requesting approval to remove 11 trees along the
south property line to accommodate building no.4. In addition to the eleven trees being
negatively impacted by the construction of the building,the trees are damaged and dying,and
most are in poor condition. The applicant is proposing to install thirteen, 2.5-inch caliper
Bowhall Red Maple trees along the frontage of West State Street and twenty-five,2-inch caliper
trees along the frontage of State Highway 44 for a total of 82.5 caliper inches of tree being added
to the site. Additionally,the applicant is proposing additional shrubs to be planted at the base of
the building to help mitigate for the removal of the trees. Staff defers comment regarding the
proposed tree removal and any required tree mitigation to the Design Review Board.
• The applicant is requesting approval to modify the office building to include a roll up coiled door
on the south building elevation,modify the north elevation of building no. 1 to facilitate a fire
wall,and to change the fagade of a portion of building nos. 3 and 4 to be more cohesive with the
other facades of the buildings. The eastern portion of building no. 4 and western portion of
building no. 3 were originally approved to have metal siding on the south building elevations to
accommodate the existing trees that were to remain on the south property line. The purpose of
allowing the metal siding was ease of installation and maintenance. Since the applicant is
requesting the trees in this area to be removed,the applicant is requesting approval to replace all
the metal siding on the south building elevations of building nos.3 and 4 with stucco to match
and complement that which was approved on the rest of these two buildings(see Sheet AA-4.1).
Staff defers comment regarding the coiled roll up door on the office building,the modification to
the north building elevation of building no. 1,and the modification to the south building elevation
of building nos. 3 and 4 to the Design Review Board.
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 November 10,
2022,at which time the Board made their decision.
BOARD DELIBERATION:
Upon completion of the applicant's and staff s presentations,the Board discussed during deliberation that:
• The Board is in favor of the existing trees being removed based on the species, health, structure,
location, and proximity to each other. The Board is in favor of how the trees are being mitigated with
the submitted landscape plan.
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• The Board is in favor of the revised building elevations as presented with the addition of site specific
condition no. 8.
BOARD DECISION:
The Board voted 5 to 0(Merrill and Mihan absent)to recommend approval of DR-52-20 MOD2 for a
design review application to modify a storage facility with enclosed buildings totally 102,888-square feet
and canopies totaling 44,823-square feet, by removing existing trees from the site and modifying the
building elevations on building nos. 1, 3,and 4,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 December 8,2022.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on January 10, 2023,at which
time the Council made their decision.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-52-20 MOD2 for a design review application to modify a storage
facility with enclosed buildings totally 102,888-square feet and canopies totaling 44,823-square feet,by
removing existing trees from the site and modifying the building elevations on building nos. 1, 3,and 4,
with the following Design Review Board recommended site specific conditions of approval and standard
conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of RZ-08-20, DR-52-20, and DR-52-20 MOD.
2. All ground mounted transformers,cable,and phone boxes shall be screened by landscaping per Eagle
City Code.
3. 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.
4. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
5. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
6. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
7. No signs are proposed with this application and none are approved.
8. Provide a revised elevation of building no.4 providing architectural interest to break up the 160-feet
of stucco between the stucco accents on the south building elevation. The revised building elevation
shall be reviewed and approved by staff and one member of the Design Review Board prior to the
issuance of a zoning certificate.
9. Provide a revised landscape plan incorporating evergreen plant material into the proposed landscape
area along State Highway 44. The revised landscape plan shall be reviewed and approved by staff
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.
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STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the
Idaho Transportation Department, including but not limited to approval of the drainage system,curbs,
gutters, streets and sidewalks. A letter of approval from the highway district having jurisdiction shall
be submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health& Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy,whichever occurs first.
3. All permits from Central District Health,Eagle Sewer District&Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy,whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy,whichever occurs first.
5. Unless septic tanks are permitted,wet line sewers will be required and the applicant will be required
to furnish the City Engineer with a letter from the sewer entity serving the property,accepting the
project for service,prior to issuance of any building permits or Certificate of Occupancy,whichever
occurs first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage;or submit a letter from a registered professional engineer certifying
that all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first. A copy of the construction drawing(s)shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans
shall be submitted to the City Engineer for review and approval prior to issuance of any building
permits or Certificate of Occupancy,whichever occurs first.
The plans shall show how swales,or drain piping,will be developed in the drainage easements. The
approved drainage system shall be constructed,or a performance bond shall be submitted to the City
Clerk,prior to issuance of any building permits or Certificate of Occupancy,whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb,or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District.
Construction of the storm drain disposal system shall be complete before an occupancy permit is
issued.
8. No ditch,pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company,ditch association,or other irrigation entity, shall be
obstructed,routed,covered or changed in any way unless such obstruction,rerouting,covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that
any ditch rerouting,piping,covering or otherwise changing the existing irrigation or waste ditch(1)
has been made in such a manner that the flow of water will not be impeded or increased beyond
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
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irrigation water or irrigation waste water without the express written approval of the organized
irrigation district,canal company,ditch association, or other irrigation entity associated with such
ditch,pipe or other structure,or canal. The applicant shall submit a copy of the written approval from
the irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location,height and wattage to the City
Engineer(if applicable)prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer,for the purpose of
installing and maintaining street light fixtures,conduit and wiring lying outside any dedicated public
right-of-way,prior to issuance of any building permits or Certificate of Occupancy,whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location,height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of
all dust,trash,weeds and other debris.
13. One set of building plans,for any non single-family residential use,shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted
to the City prior to issuance of any building permits or Certificate of Occupancy,whichever occurs
first. The letter shall include the following comments and minimum requirements,and any other
items of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet,and 1,500
gallons per minute for non-residential uses(i.e.;Commercial,Industrial, Schools,etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
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.
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17. The applicant shall obtain written approval of the development relative to the effects of the Boise
River Flood Plain(if applicable)from the Corps. of Engineers prior to issuance of a building permit
or Certificate of Occupancy,whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways(if applicable)from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act,Uniform Building Code, Eagle City Code,and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and
construction shall be in accordance with all applicable City of Eagle Codes unless specifically
approved by the City Council.
21. New plans,which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those
required by the above conditions,will require submittal of an application for modification and
approval of that application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping,parking,and circulation,must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Use,or each use for multi-use/multi-tenant projects, shall be as defined within Eagle City Code 8-2-3,
"Schedule of District Use Regulations", and any use and subsequent change by the applicant in the
planned use of the property which is the subject of this application, shall require the applicant to
submit a Zoning Permit application to the City and comply with all rules,regulations,ordinances,
plans,or other regulatory and legal restrictions in force at the time the applicant or its successors in
interest advises the City of Eagle of its intent to changes the planned use of the subject property
unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in
effect at the time the change in use is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date,as stipulated in Eagle City
Code(one year from approval date).
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-52-20 MOD2)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 storage facility (enclosed building and canopies) 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 proposed common area landscaping is designed to
complement the general vicinity since the proposed storage facility (enclosed building and
canopies) is designed to comply with the Romanesque Revival architectural style identified in the
Eagle Architecture and Site Design book and complements 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 meets the required parking for a storage
facility;
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
storage facility is designed to meet the Romanesque Revival style of architecture identify in the
Eagle Architecture and Site Design book;
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 storage
facility is in conformance with 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 storage facility does not exceed 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 there is a sidewalk
abutting West State Street and the parking lot and drive aisles have been designed with connectivity
to the public streets;
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 since the
site has been designed with walkways that will connect to the overall development and adjacent
public streets; and
1. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the buildings, and will not cover nor detract from
desirable architectural features.
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DATED this 101 day of January 2023.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County,Idaho
I�'S:
J son fierce,Mayor
ATTEST:
Tracy E.O rn Eagle City Cleri k : •:
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