Findings - DR - 2023 - DR-73-22 - Eagle Gateway Mixed Use - Demolish Three Buildings And Build A New Building For Eagle Gateway Mixed Use BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW TO DEMOLISH )
THREE BUILDINGS AND BUILD A NEW )
BUILDING FOR EAGLE GATEWAY MIXED )
USE FOR THE PACIFIC COMPANIES )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-73-22
The above-entitled design review application came before the Eagle Design Review Board for their action
on January 12,2023. The Eagle 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:
The Pacific Companies,represented by Walter Lindgren with Lindgren Labrie Architecture,PLLC, is
requesting design review approval to demolish three buildings and to construct a new building for Eagle
Gateway Mixed Use,a three story mixed use building consisting of restaurant,retail, office,personal
improvement, personal services, wine bar, and 17-residential units (66,000-SF total [12,090-SF 1"
Floor with 10,835-SF parking, 24,423-SF 2nd Floor,and 20,062-SF 3td Floor]). The 0.704-acre(total)
site is located on the southeast corner of East State Street and South Eagle Road at 11,51,67, 83,and
91 East State Street(Lots 1-5,Block 3,Eagle Townsite).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on November 2, 2022. Supplemental
information (justification letter) was received by the City on December 22, 2022. Additional
information (revised site, landscaping, and building elevation plans) were received by the City on
January 3,2023.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on November 14, 2022, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
11 East State Street—
On January 9, 1006, the Eagle City Council reviewed a design review application for a new office
building(DR-11-95).
On November 12, 2015, the Eagle Design Review Board approved a design review application for a
two story multi-tenant retail, restaurant, and office building (DR-39-15). The approval of this
application expired.
On November 12,2015,the Eagle Design Review Board approved a design review sign application for
a master sign plan for a multi-tenant retail,restaurant,and office building(DR-40-15). The approval of
this application expired.
51 East State Street—
On April 8, 2011,the City approved a design review application to change the exterior building color
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of the Eagle Barber Shop(DR-13-11).
67 East State Street—
On October 17,2000,the Eagle City Council approved a design review sign application for a building
wall sign for the Eagle Historic Museum(DR-50-00).
On June 18, 2009,the City approved a design review application to change the exterior building color
of the Eagle Historic Museum(DR-22-09).
On July 14,2020,the Eagle City Council approved a design review application for a temporary change
of use from museum to restaurant(DR-39-20).
83 East State Street—
On May 15, 1984, the Eagle City Council approved a design review application to modify the
monument sign for Eagle Grill and to add a raised deck(DR-04-84).
On June 6, 1989, the City approved a design review application to modify the monument sign and the
exterior façade for Lyon's Plumbing(DR-07-89).
On February 11, 1994, the City received a design review application to add a sign to the existing
monument sign for Moxie Java and to add awnings over the windows on the north building elevation
(DR-05-94). This application was denied.
On August 22, 1994,the City approved a design review application to modify the monument sign for
Moxie Java(DR-13-94).
On April 5, 1996,the City approved a design review application to modify the monument sign for Wild
West Bakery and Expresso(DR-12-96).
On June 1, 2006, the City approved a design review application to construct a wood fence around an
existing courtyard to include built-in seating and planters for the Wild West Bakery and Expresso(DR-
50-06).
On June 26,2012,the Eagle City Council approved a design review application for a building addition
to the Wild West Bakery and Expresso facility(DR-21-12).
On July 10, 2012, the Eagle City Council approved a waiver of the design review application fees
associated with the design review application for a building addition the Wile West Bakery facility
(DR-21-12) (WA-02-12).
91 East State Street—
On October 12, 2017, the applicant withdrew their conditional use application for a height exception
and parking dimension waiver associated with a proposed three story office, retail building (CU-05-
17).
E. COMPANION APPLICATIONS: DR-74-22(master sign plan application).
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Downtown CBD(Central Business Restaurant/Beauty/Barber
District) Shop/Vacant Parcels
Proposed No Change No Change Restaurant/Retail/Office/
Wine Bar/Residential
North of site Downtown CBD(Central Business Restaurant/Commercial
District) Entertainment Facility/
Office(Business/
Professional)
South of site Downtown CBD(Central Business Public alley/Retail/
District) Personal Services/
Residential
East of site Downtown CBD(Central Business Retail/Office
District) (Business/Professional)
West of site Downtown CBD(Central Business Eagle Road/Vacant Parcel
District)
G. DESIGN REVIEW OVERLAY DISTRICT:
The site is located within the DDA(Downtown Development Area)overlay district.
H. URBAN RENEWAL DISTRICT: Yes.
I. EXISTING SITE CHARACTERISTICS:
All parcels have been developed with curb, gutter, and an 8-foot wide sidewalk with street trees and
streetlights. There are buildings located on three of the parcels(51,67,and 83 East State Street)which
are to be demolished with this project.
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J. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 0.704-acres(30,666-SF) 0.01-acres(500-SF)
Percentage of Site Devoted 75%(approximately) 40%(minimum)*
to Building Coverage 95%(maximum)*
Percentage of Site Devoted 10%(approximately) 10%(minimum)
to Landscaping
Number of Parking Spaces 58-total parking spaces 78-parking spaces(minimum)
34-covered 17-covered
5-on site guest parking spaces 5-on site guest parking
12-parking spaces on site spaces
7-on street parking spaces 56-parking spaces on site
On street parking can be
counted towards the
commercial uses
Front Setback(North) 0-feet 0-feet(minimum)*
10-feet(maximum)*
Rear Setback(South) 11-feet 0-feet(minimum)
Side Setback(East) 5-feet 0-feet(minimum)*
Side Setback(West) 2.5-feet 0-feet(minimum)*
*Note:Required lot coverage and setbacks when located within the DDA.
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Commercial: 16,900-square feet
Office = 5,000-square feet
Retail,personal improvement,personal services = 8,000-square feet
Restaurant,wine bar = 3,900-square feet
Total =16,900-square feet
Office (business and professional), Personal Improvement, and Personal Services — 1 per 250-square
feet of gross floor area = 5,000-square feet = 20-parking spaces shall be reduced by 50% for all
nonresidential uses and on street parking shall be included in the minimum requirement with located
within the DDA and TDA= 10-parking spaces
Retail Sales not listed under another use classification— 1 per 500 square feet of gross floor area in the
DDA and TDA and on street parking shall be included in the minimum requirement = 8,000-square
feet= 16-parking spaces
Retail Sales of large items— 1 per 1,000 square feet of gross floor area in the DDA and TDA and on
street parking shall be included in the minimum requirement
Restaurant, dining rooms, taverns, nightclub, etc. — 1 per 150-square feet of gross floor area; plus 35
square feet dance floor = 3,900-square feet = 26-parking spaces shall be reduced by 50% for all
nonresidential uses and on street parking shall be included in the minimum requirement with located
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within the DDA and TDA= 13-parking spaces
Apartment or multi-family dwellings—For each unit with 2 or more bedrooms—2 including 1 covered;
0.25-spaces per unit for guest parking= 17-units x 2 parking spaces=34 parking spaces(of which 17
parking spaces are required to be covered); plus 4.25 parking spaces for guest parking = 38.25-39
parking spaces
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one(1)building to be utilized as a restaurant,office,retail,wine
bar and residence.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately thirty-nine and five inches (39' 5") high, three-story
structure.
Gross Floor Area of Proposed Buildings:
First Floor= 12,090-SF(not including the 10,835-SF of covered parking area)
Second Floor= 23,423-SF
Third Floor= 20,062-SF
Total= 55,575-SF(or 66,410-SF including covered parking area)
On and Off-Site Circulation:
A 14,688-square foot (approximately) paved parking lot provides parking for vehicles using this site.
One 26-foot wide driveway is located 25-feet north of the public alley,near the southeast corner of the
site and provides access to the covered residential parking. The 16-parking spaces located south of the
building are accessed by the 20-foot wide public alley located adjacent to the south property line of this
site. The public alley provides access to/from North Eagle Road to North 1st Street.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Italianate
Roof: Single ply membrane(White/Light Gray),Metal(Light Gray)
Walls: Hardiplank and Hardi Panel vertical siding (Sherwin Williams - Cyberspace, Sage, Heron
Plume, Powder Blue, Naval, Bunglehouse Blue, Chelsea Gray, Tricorn Black), Natural Lap Siding
(Charred), Cementitious and Smooth Cementitious Stucco (Sherwin Williams—Cyberspace, Chelsea
Gray, Downing Earth, Bunglehouse Blue, Tricorn Black, Stamped Concrete, Naval), Brick Veneer
(Empire Gold,Del Rio,Dakota)
Windows/Doors: Aluminum store front(Castlerock),Vinyl windows(Bronze)
Fascia/Trim: Hardiplank/Hardi Panel (Sherwin Williams - Cyberspace, Sage, Heron Plume, Powder
Blue,Naval,Bunglehouse Blue,Chelsea Gray,Tricorn Black)
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N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods:
There are eight trees located within the development. Four of the trees are street trees along East State
Street and four trees are located internal to the site. All eight trees are proposed to be removed.
Tree Specie Caliper/ Condition Remove/ Replacement
Height Retained Inches/Feet per
ECC
Ash 20" Good Remove 20"
Ash 20" Dying Remove 0"
Cherry 12" Good Remove 12"
Cherry 3" Good Remove 18"
Ash 18" Good Remove 20"
Tree of Heaven 4" Dead Remove 0"
Spruce 24' Good Remove 24'
Tree of Heaven 5" Dying Remove 0"
Total caliper inches/feet of trees required to be replaced on site TBD by the Design
Review Board and
City Council
Total inches removed from the site 60"
Total height of tree removed from the site 24'
Total caliper inches proposed for mitigation 6'
Tree Replacement Calculations:
The applicant is proposing to plant three 8-foot tall Columnar Blue Atlas Cedar trees at the northwest
corner of the development. The additional height of the Columnar Blue Atlas Cedar trees mitigates 6-
feet of the 24-feet of evergreen tree being removed from the site. The applicant is not proposing to
plant any additional trees to mitigate for the 60-caliper inches of trees being removed from this site.
See discussion on page 19 for more information.
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: The applicant is proposing street trees along North Eagle Road. The landscape plan notes
the street trees and streetscape along East State Street is scheduled for improvements by ACHD and
does not specify the street trees to be planted along the frontage of East State Street.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed on the east side of the parking lot. No perimeter landscaping is
proposed on the south property line because the parking backs into the alley.
b. Interior Landscaping: 10%interior landscaping is required,3% is proposed.
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O. TRASH ENCLOSURES:
One (1) 145-square foot trash enclosure is proposed to be located near the southeast corner of the
development and accessed from the public alley. The enclosure is proposed to be constructed of CMU
walls and metal gates; all of which will match the materials and colors used in the construction of the
building.
P. MECHANICAL UNITS:
The applicant is proposing to use roof mounted mechanical units. The roof mounted mechanical units
are proposed to be screened within a mechanical screen well on the roof No ground mounted
mechanical units are proposed and none are approved.
Q. OUTDOOR LIGHTING:
A site and parking lot light plan showing location,height,and wattage has been submitted and will be
required to comply with Eagle City Code Section 8-4-4-2.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application(DR-74-22)has been
submitted for the approval of a master sign plan for this building.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within Veolia Water service area and within the boundaries of the Eagle Sewer District.
T. PUBLIC USES PROPOSED:None.
U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:No map currently exists.
V. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern-none
Evidence of Erosion-no
Fish Habitat-no
Floodplain-no
Mature Trees-yes
Riparian Vegetation-no
Steep Slopes-no
Stream/Creek-no
Unique Animal Life-no
Unique Plant Life-no
Unstable Soils-unknown
Wildlife Habitat-no
W. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED):Not
required.
X. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Ada County Highway District
Eagle Fire Department
Eagle Park,Pathway,and Recreation
Eagle Sewer District
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Idaho Power
Idaho Transportation Department
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,
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 DESIGN REVIEW BOARD RECEIVED AND REVIEWED THE FOLLOWING STAFF
ANALYSIS PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT
AS PART OF THE DESIGN REVIEW BOARD'S FINDINGS OF FACT:
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A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 14, 2017), designates this site as the
following:
Downtown
Suitable primarily for development that accommodates and encourages further expansion and renewal
in the downtown core. A variety of business, public, quasi-public, cultural, ancillary residential and
other related uses are encouraged. The greatest possible concentration of retail sales and business is to
occur in this land use designation. Pedestrian friendly uses and developments are encouraged.
Residential only development should be discouraged.Land within this district is the only place to utilize
the CBD zoning designation. Other zones within Downtown Eagle may include Mixed Use,
Residential,Commercial and Professional Office.
6.17.5 Four Corners Planning Area
The Four Corners Area is located at the intersection of State Street and Eagle Road(See Map 6.25).
Though located in Olde Towne, it should be treated as a unique urban design area,serving as an entry
and place marker letting visitors know"You Have Arrived"in Downtown Eagle. This area, though
complementary to the architecture and designs found in Olde Towne, should focus on corner entry
buildings and third story plazas and gardens that create a unique skyline and streetscape. Uses should
include retail,office,and residential(See Figure 6.33).The mixture of uses at the Four Corners should
be similar to the uses in the Olde Towne incorporating retail, commercial, and office on the first two
floors with residential above.
Map E.25:Plaza Planning Area
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i6ure 6.33:Plaza Land Uses
Four Corners Land Use Mixture
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3-4 Units per bore max Nichs kal J
The highlighted uses above represent the combined uses that are appropriate in the Old Towne Area.Specific
applicability hull be dependent on the mi.turc at uses identilicd in the subarea text of this plan. The panda!irtchnion
at a Land at,Indicates a limited potential ar opportunity lot that land use in the subarea.
D. Terraced(stepped backed)elevations should be incorporated into the design of buildings of three
stories or more to avoid the walled canyon effect often associated with monolithic multi-story
buildings(See Figure 6.26).
E. The City should work with ACHD, the URA, and the community to address traffic circulation at
the Four Corners. The design of the intersection should address both the safe and efficient
movement of pedestrians as well as the movement of automobiles through the area.Using Aikens
Street and Idaho Street as quadrant roads to remove the left turns from the intersection.
F. Due to the limited size of the Four Corners Area (9 parcels), community uses will be limited to
public art and the creation of open space within the public realm(sidewalks,café seating,plantings,
building entries/plazas, and improvements to the intersection).
G. Use the design criteria for the Olde Towne as a starting point to guide the appearance of buildings
in the Four Corners yet allow the Four Corners to be distinguished from the Olde Towne through
the development of landmark buildings.
H. Development of the Four Corners should not distract or overwhelm other areas of the downtown.
I. Promote the Four Corners as the top priority for development in Downtown Eagle. Provide a
streamlined process for the design, approval, and construction of projects at the Four Corners,
establishing this as a priority for development.
J. Consider establishing an exempt parking district for non-residential uses at the Four Corners.
K. Promote the use of parking structures,rear/alley loaded parking,and on-street parking to discourage
large surface lots within the Four Corners.
L. Due to the limited street frontage and the intensity of traffic at the State Street and Eagle Road
intersection the Four Corners area should be designed with alleys,cross access easements,and rear
service drives so to separate pedestrians from vehicles as well as to allow services,such as garbage
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and deliveries,so new development will not cause additional congestion or conflicts or disrupt the
livability of the area.
M. Unlike other portions of the Downtown, residential uses in the Four Corners should be
secondary/ancillary to the non-residential uses and should only be located on upper floors of a
vertical mixed-use structure. (See Figure 6.34)
it;Jre 6.34:Housing Styles in Four Corners Area
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N. The density of residential uses within the Four Corners has very little importance provided that the
form and function of the residential uses is accomplished.The forms and function include:no first
story residential, dedicated residential parking, compatible design with non-residential uses, and
appropriate urban open space(balconies,terraces,roof top gardens,and verandas).
O. The most prominent residential uses within the Four Corners should be within a mixed-use
environment. Live/work units and multi-family housing may be acceptable on properties not
located at the intersection of Eagle Road and State Street.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi-family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
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• Eagle City Code Section 8-2A-3: EFFECT OF OTHER PROVISIONS:
If any provision of this article is found to be in conflict with any other provision of any Zoning,
Building, Fire Safety or Health Ordinance or other provision of this Code, the provision which
establishes the higher and/or more restrictive design standard shall prevail. However, in order to
foster rehabilitation of older districts and comply with unforeseen future needs of the overlay
districts,the City Council may,at their discretion,suspend or relax some or all requirements found
in this article,if the City Council determines a particular site,setting,or use to have special and/or
unique circumstances to warrant an exception to the requirements.
• Eagle City Code Section 8-2A-5(C)(1): DESIGN REVIEW OVERLAY DISTRICTS; EAGLE
ARCHITECTURE AND SITE DESIGN BOOK(EASD):
1. Downtown Development Area-DDA: The purpose of the DDA is to establish a distinct area
regulated to fulfill the vision of the City Comprehensive Plan and to provide for activities
conducive to a compact and concentrated downtown commercial center.
• Eagle City Code Section 8-2A-6(A)(5):
Utilities:Utility service systems shall not detract from building or site design.Cable,electrical,and
telephone service systems shall be installed underground.
b. The location and design of transformers, pad mount and roof mounted mechanicals and
electrical equipment shall be reviewed and approved by the design review board. All roof
mounted mechanicals shall be completely screened from view through the use of a parapet
wall when utilizing a flat roof design or shall be enclosed within the building when utilizing
a roof design other than a flat roof. "Screened from view"shall mean"not visible"at the same
level or elevation of the parapet wall(e.g.,the perspective generally as shown on an elevation
plan);
• Eagle City Code Section 8-2A-6(A)(6): Building Design:
a. Building Mass: The mass of the building shall be reviewed for its relationship with existing
development in the immediate surrounding area and with the allowed use proposed by the
applicant;
b. Proportion Of Building:The height to width relationship of new structures shall be compatible
and consistent with the architectural character of the area and proposed use;
c. Relationship Of Openings In The Buildings: Openings in the building shall provide interest
through the use of such features as balconies, bays, porches, covered entries, overhead
structures, awnings, changes in building facade and roofline alignment, to provide shadow
relief.Avoid monotonous flat planes;
d. Relationship Of Exterior Materials: The design review board shall determine the
appropriateness of materials as they relate to building mass, shadow relief, and existing area
development. Use of color to provide blending of materials with the surrounding area and
building use,and the functional appropriateness of the proposed building design as it relates to
the proposed use shall be considered;and
e. Allowed Architectural Styles:The architecture styles provided in the EASD book are approved
examples for applicants to follow when designing for Eagle architecture.
• Eagle City Code Section 8-2A-6(C): Downtown Development Area: DDA shown on exhibit A-1
within the EASD book.
1. Purpose: To provide a compact downtown business center supported by the comprehensive
goals of the city.
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2. Architectural Character:
a. Height: Height of buildings is restricted to a maximum height of forty feet (40'). To the
extent the height requirements herein conflict with section 8-2-4 of this chapter,the height
requirements herein shall control.
b. Ground Floor Requirements: The ground floor (street level) of new buildings shall
accommodate pedestrian friendly elements. The design should accommodate a variety of
potential uses that may not be contemplated at the time of construction.Examples include:
specialty retail,grocery,drugstore,shoe repair,dry cleaning,florist shop,department store,
hardware store, other personal services, restaurant or theater or financial services or a
parking garage. Any use must meet the requirements set forth in section 8-2-3 of this
chapter.
c. Other Floor Options: The design should accommodate the ground floor uses as listed in
subsection C2b of this section including residential use. Any use must meet the
requirements set forth in section 8-2-3 of this chapter except that apartments on floors other
than the ground floor shall be a permitted use. For the purposes of this section a single
apartment unit or multiple apartment units may be permitted.
d. Orientation:Shall be designed so that at least seventy percent(70%)of the building's ground
level,street facing facades are constructed to abut and be oriented to a public sidewalk or
plaza.
e. Accessibility: Shall be visually and physically accessible to the pedestrian at the sidewalk
or plaza level.
f. Facade: All buildings shall include a "storefront" on the ground floor consisting of a
minimum of fifty percent(50%)glass. Floors above the main floor shall have a minimum
of twenty five percent(25%)glass.The front of any building is the facade that fronts upon
any street.
g. Exterior Surfaces:The exterior vertical surface of a building shall be designed to minimize
the environmental impacts such as glare, reflected heat, and wind. High quality
nonreflective architectural materials are particularly encouraged.
h. Building Entries: Building entries facing a street shall be recessed a minimum of four feet
(4'). Exceptions may be permitted if another building entry design feature can meet the
intent of this requirement and is approved by the design review board and city council.
i. Detailing: Architectural detailing shall be an important consideration for design approval.
Attention to detail in architectural elements shall include, but is not limited to, walls,
pilasters,parapets,cornices,columns,windows,doors,awnings, exterior lighting,ledges,
eaves,colors and materials.
j. Horizontal Lines: Parapets shall be used to vary long horizontal lines exceeding fifty feet
(50').
k. Other: Such other nonconflicting architectural detailing,materials and colors as set forth in
this article,including the examples set forth in the EASD book.
3. Setbacks And Lot Coverage: To the extent the setback and lot coverage requirements set forth
below conflict with section 8-2-4 of this chapter,the setback requirements below shall control:
b. Side building setbacks shall be zero feet(0')so as to tie into adjoining structures.
e. Front and street side setbacks shall be for pedestrian amenities and the city encourages joint
efforts between adjoining property owners. Suggested amenities include: public art,
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landscape treatment,seating,flowers/shrubs/all tree displays in movable planters,outdoor
dining,plazas,streetscape extension and bike racks.
f. Lot coverage by the footprint of the structure shall be a minimum of forty percent (40%)
and a maximum of ninety five percent (95%) in which case off site parking shall be
provided for. The lot coverage requirement may be waived if development of the lot as a
parking lot is reviewed by the design review board and is approved by the council.
Furthermore,the minimum lot coverage requirement may be reduced by the council for the
purpose of providing adequate on site parking in accordance with the provisions of this
title for structures that include residential uses on floors other than the ground floor.
4. Parking:
a. Off street parking shall be behind buildings. If the parcel is developed as a parking lot, a
landscape buffer shall be provided between the parking lot and any street.Limited parking
potential in the DDA may allow for reduced parking ratios where there is access to public
or shared parking.
b. Provide on street parking along State Street, 1st Street,2nd Street,Idaho Street,Park Road
and Aikens Road.
5. Landscaping And Streetscape: All landscaping shall comply with the landscape requirements
contained in section 8-2A-7 of this article.Other streetscape and design elements shall comply
with the requirements contained within subsection G of this section.
• Eagle City Code Section 8-2A-6(G)
Streetscape: Streetscape improvements are to include street trees, streetlights, pedestrian
lighting, bollards, public art, kiosks and furnishings. The scope of streetscape design and
number of amenities vary within the different overlay districts of the city. In areas anticipated
to have higher concentrations of pedestrian use wider sidewalks and a further varied number
of amenities are to be made available to enhance the pedestrian experience and to further
encourage the health of the business community.Examples of streetscape design and amenities
are shown within the EASD book.
At a minimum,the following specific streetscape criteria shall apply:
1. Street trees shall comply with the requirements contained in section 8-2A-7 of this article.
Any tree located within a concrete area shall include tree grates and tree wells as depicted
on the tree well and tree grate exhibit within the EASD book.Root barriers shall be required
to limit future sidewalk damage from tree roots.
2. The specific style of streetlight poles within the DDA, TDA, CEDA, and in the locations
specified in subsection G6 of this section, shall be as depicted on the streetlight exhibit
within the EASD book.
3. The specific style of streetlight lamps within the DDA,TDA, CEDA,and in the locations
specified in subsection G6 of this section, shall be as depicted on the streetlamp exhibit
within the EASD book.
12. Sidewalks within the DDA shall be a minimum of ten feet (10') wide and shall abut the
curb. Sidewalks shall be constructed to match the sidewalk exhibit within the EASD book,
consisting of smooth concrete and textured concrete with a "running bond" brick pattern.
"Bulb outs" shall be constructed generally as shown on the bulb out exhibit within the
EASD book and shall be required at all intersections,except that bulb outs shall not extend
into any roadway designated as an arterial or collector as shown on the Ada County long
range highway and street map unless otherwise approved by the highway district having
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jurisdiction.A reduced sidewalk section may be permitted if the design review board finds
that the preservation of existing trees warrants a reduction. In no case however shall the
sidewalk be reduced to less than six feet(6') in width.
• 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.
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.
e. Planting within public rights of way shall be with approval from the city and the public
entity owning the property.
• Eagle City Code Section 8-2A-7(K)(4)(a): Parking Lot Interior Landscaping:
a. Calculated Amount: Interior parking lot landscaping shall be required on any parking lot with
ten(10)spaces and above. The required amount of landscaping is based on a sliding scale, as
follows:
Total Number Of Spaces Percent Of Total Area Of A Lot That Must
Be An Interior Landscaped Area
10-20 5 percent
21-50 8 percent
51+ 10 percent
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.
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(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 8-2A-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
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.
• Eagle City Code Section 8-4-2(D):
D. If more than one use is located on the site, the number of off street parking spaces shall be
equal to the sum of the requirements prescribed for each use unless a joint/collective parking
facility is approved as provided for in section 8-4-4-3 of this chapter.
• Eagle City Code Section 8-4-2(F): Off Street Parking Design And Dimension Tables:
STANDARD VEHICLES
Parking angle 90°
Width of parking space 9 feet
Curb length per space 9 feet
Length of parking space
(measurement to be 19 feet
perpendicular from the curb or
front of space if no curb is
provided)
Width of driveway aisle 24 feet
• Eagle City Code Section 8-4-4-3: JOINT/COLLECTIVE PARKING FACILITIES:
A. Off street parking spaces required by this chapter for any specific use shall not be considered
as providing parking spaces for any other use except where a joint/collective parking facility
has been approved pursuant to the following:
1. The applicant shall show that:
a. There is no substantial conflict in the principal operating hours of the building,structure
or use for which the joint/collective parking facility is proposed;
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b. The peak hours of parking demand from the uses shall not coincide so that the peak
demand will be less than the parking required;
c. The shared parking spaces shall serve the uses without conflict;
d. The adequacy of the quantity and efficiency of parking provided will equal or exceed
the level that can be expected if a joint/collective parking facility was not requested;
and
e. If a public transit system serves the area, the applicant may provide documentation
showing that the parking demand will be reduced.
2. The proposed reduction of required spaces, applicable to each use, shall be shown by the
applicant.
3. The city may require the applicant to submit survey data, or additional documentation
substantiating a request for a joint/collective parking facility.
4. The joint/collective parking facility may be on a site other than the site where the use is
located, but shall be located no further than that permitted by subsection 8-4-4-1A of this
chapter.
5. The spaces to be provided shall be available as long as the uses requiring the spaces are in
operation.
6. The parties concerned in the joint/collective parking facility shall submit a written
agreement in a form to be recorded for such joint/collective use, approved by the city
attorney as to form and content,and such agreement,when approved as conforming to the
provisions of this chapter,shall be recorded in the office of the county recorder and copies
thereof filed with the zoning administrator prior to issuance of a building/zoning permit,or
prior to issuance of a certificate of occupancy,whichever occurs first.The agreement shall
include:
a. A guarantee that there will be no substantial alteration in the uses that will create a
greater demand for parking;
b. A guarantee among the landowners for access to a use of the joint/collective parking
facility;
c. A provision that the city may require parking facilities in addition to those originally
approved upon findings by the city council that adequate parking to serve the uses has
not been provided;
d. A provision stating that the city council,may for due cause and upon notice and hearing,
unilaterally modify,amend,or terminate the agreement at any time; and
e. Any other information required to be documented on such agreement by the city in an
effort to assure compliance with this title.
7. The zoning administrator may permit a maximum reduction in the number of spaces to be
provided not exceeding twenty percent(20%)of the sum of the number of spaces required
for each use only if the provisions of this chapter have been met.The maximum allowable
reduction in the number of spaces to be provided shall not exceed twenty percent(20%)of
the sum of the number required for each use served unless a conditional use is approved by
the city council.
8. No use shall be continued if the parking is removed from a joint/collective parking facility
unless substitute parking facilities are provided.
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• Eagle City Code Section 8-4-4-5: PARKING IN LIEU PAYMENTS:
Within the central business district,as defined by the city of Eagle comprehensive plan,the required
number of parking spaces may be met by a cash in lieu payment to the city prior to issuance of a
building/zoning permit or certificate of occupancy,whichever occurs first.The fee shall be for the
city to provide public off street parking in the vicinity of the use,the maximum distance of which
shall not exceed the maximum distance permitted by this title.The fee shall be five thousand seven
hundred dollars ($5,700.00) per space, or such sum as may be adopted by resolution of the city
council. In addition to the above fee the owner shall be required to pay an annual per space
maintenance fee as shall be determined by resolution of the city council.
The city shall not provide more than twenty (20) spaces for any single use without the specific
approval of the city council.When considering in lieu payments the city may set limitations on the
number of spaces for which an in lieu fee may be tendered.
All in lieu funds received for reduction of parking spaces under this section shall be placed into a
special and separate parking improvement and acquisition account to be used solely for the
purchase and improvement of municipal parking lots and structures to be located within the central
business district, as defined by the city of Eagle comprehensive plan, and may be for use by the
general public.
• Eagle City Code Section 8-4-5: SCHEDULE OF PARKING REQUIREMENTS:
For the purpose of this title,the following space requirements shall apply, except that in the DDA
and TDA the space requirement listed herein shall be reduced by fifty percent (50%) for all
nonresidential uses and adjacent on street parking shall be included in the minimum requirement:
Type Of Use Off Street Parking Spaces Required
RESIDENTIAL
Apartments or multi- For each unit with 2 or more bedrooms-2 including 1 covered;for
family dwellings each 1 bedroom or studio unit- 1.5 including 1 covered. 0.25 spaces
per unit shall be provided for guest parking. Garages shall not be used
for household storage and shall be kept available for parking
COMMERCIAL
Offices,business and 1 per 250 square feet of gross floor area
professional
Personal improvement 1 per 250 square feet of gross floor area
Personal services 1 per 250 square feet of gross floor area
Restaurants,dining rooms, 1 per 150 square feet of gross floor area;plus 1 per 35 square feet
taverns, dance floor
nightclubs,etc.
Retail sales of large items 1 per 500 square feet of gross floor area;in the DDA and TDA 1 per
such as 1,000 square feet of gross floor area shall be required for any such use
furniture and appliances and on street parking shall be included in the minimum requirement
Retail sales not listed 1 per 250 square feet of gross floor area; in the DDA and TDA 1 per
under another 500 square feet of gross floor area shall be required for any such use
use classification and on street parking shall be included in the minimum requirement
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C. DISCUSSION:
• The applicant is requesting design review approval for a 66,000-square foot, three-story, multi-
tenant retail,office,restaurant,personal services,personal improvement,wine bar,and residential
building. The applicant's justification letter states the proposed architecture is western-style of
Italianate as identified within the Eagle Architecture and Site Design Book.The building has been
designed to create the illusion that there are several buildings within this urban block. Each are
distinguishable from one another through massing,color,and materials. The height of the building
does not exceed 40-feet which is permitted within the Downtown Development Area (DDA)
overlay district. The ground floor will consist of retail,restaurant,personal services,and personal
improvement. The second floor will consist of office and residential units and the third floor will
consist of a wine bar and residential units.
The proposed building should be designed to be harmonious with buildings in the surrounding
vicinity. Pursuant to Eagle City Code 8-2A-13(B)(2)(d)&(e), the proposed building should be
designed to not interfere with the visual character, quality or appearance of the surrounding area
and City, and where possible, enhance the continuity of thematically common architectural
features, and will have facades, features, and other physical improvements that are designed as a
whole, when viewed alone as well as in relationship to surrounding buildings and settings. Staff
defers comment of the proposed building regarding the harmonious nature and relationship of the
building to the surrounding vicinity to the Design Review Board.
• The applicant is proposing the building to be setback from the west property line 2.5-feet and from
the east property line 5-feet. The purpose of the additional setback on the west building elevation
is to provide the required distance between the overhead distribution power line that runs
north/south on Eagle Road and the west building facade. The purpose of the additional setback on
the east building elevation is to provide ingress/egress from the building on the east building
elevation. Additionally,the building located to the east of this development is the Eagle(Aikens)
Hotel which is listed on the National Register of Historic Places in Ada County, Idaho, which is
located approximately 9-feet east of the west property line. Pursuant to Eagle City Code Section
8-2A-6(C)(3)(b),side building setbacks shall be 0-feet so as to tie into adjoining structures. Staff
defers comment regarding the required 0-foot side setback on the east and west property lines to
the Design Review Board.
• In 2024, Ada County Highway District(ACHD) will begin the reconstruction of State Street and
Eagle Road(ACHD Project No. 320022). The reconstruction of State Street and Eagle Road will
include but is not limited to the dedication of additional right of way, replacing sidewalk, street
trees,historic lighting,providing a furnishing zone,and bulb outs at intersections along State Street
from 2nd Street to Old Park Place and along Eagle Road from just south of East Plaza Drive to just
north of the intersection of Eagle Road and State Street. The applicant is proposing to construct
the streetscape improvements along Eagle Road adjacent to this project as shown on the landscape
plan. The completion time of the State Street improvements associated with ACHD Project No.
320022 may or may not be completed prior to the applicant requesting occupancy for this building.
Prior to the completion of this building and any certificate of occupancies being issued, the
applicant should be required to coordinate with ACHD with regard to the streetscape improvements
along East State Street and South Eagle Road. The streetscape improvements along East State
Street and South Eagle Road should be complete prior to the issuance of any certificate of
occupancies for this building.
• The applicant is proposing to remove eight trees from the site consisting of Ash, Cherry, Tree of
Heaven, and Spruce trees. A few of the trees are noted to be dead or dying while the remaining
trees are noted to be in good condition. Four of the trees noted to be in good condition are located
along the frontage of East State Street. As noted above,ACHD will be reconstructing State Street
and Eagle Road in 2024, which is shown to remove the four trees along East State Street in front
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of this development. With the reconstruction of East State Street,new street trees are proposed to
be planted along the entire frontage of this development. The only other tree on the site noted to
be in good health is the 24-foot tall Spruce tree. The applicant is proposing to plant three 8-foot
tall Columnar Blue Atlas Cedar trees at the northwest corner of the development. The additional
height of the Columnar Blue Atlas Cedar trees mitigates 6-feet of the 24-feet of evergreen tree
being removed from the site. Pursuant to Eagle City Code Section 8-2A-7(C)(1)(a),existing trees
are required to be retained on site unless removal is approved in writing by the City. Pursuant to
Eagle City Code Section 8-2A-7(C)(2)(a), for each caliper inch of deciduous tree removed, an
equivalent amount of caliper inches is required to be replanted and for each vertical foot of
coniferous tree removed,an equivalent amount of vertical feet is required to be replanted.
Staff defers comment regarding the removal of the eight trees to the Design Review Board.
If the City approves the removal of the trees and does not require mitigation,no additional trees are
required.
-OR-
If the City approves the removal of the trees and does required mitigation,the applicant should be
required to provide a revised landscape plan showing an additional 60-caliper inches of tree(30,2-
inch caliper trees) and 18-feet of height tree (3, 6-foot tall evergreen trees)planted on site. The
revised landscape plan should be reviewed and approved by staff prior to the issuance of a zoning
certificate.
-OR-
If the City approves the removal of the trees and does required mitigation,the applicant may opt to
pay an in lieu fee into the tree fund in the amount of$11,580.00(60-caliper inches x$175.00 per
caliper inch and 18-feet x$60.00 per vertical foot). The payment to the tree fund should be received
by the City prior to the issuance of a zoning certificate.
-OR-
Any other combination of planting additional trees on site and/or a contribution to the tree fund as
may be approved by the City. A revised landscape plan and/or contribution to the tree fund should
be reviewed and approved and/or submitted to the City prior to the submittal of a final plat
application or commencement of any construction/demolition on the site,whichever occurs first.
• The site and landscape plans show 51-parking spaces are proposed to be constructed on site with
this project. Thirty-five of the 51-parking spaces are covered parking spaces. If the proposed
landscaping around the perimeter of the parking area is calculated for the entire parking area for all
51-parking spaces, the applicant is proposing approximately 3% interior landscaping for the
parking area. Pursuant to Eagle City Code Section 8-2A-7(K)(4)(a),a parking lot with 51+parking
spaces is required to provide 10% interior landscaping within the parking lot. If the proposed
landscaping located just north of the 16-parking spaces,taking access from the alley,is calculated
for the parking area of the 16-parking spaces,the applicant is proposing approximately 10%interior
landscaping for the parking area. Staff defers comment regarding the required interior landscaping
within the parking lot to the Design Review Board.
• The landscape plan shows 16-parking spaces to be constructed on the site just north of the alley at
the south property line. No landscape islands are proposed at the terminus of the parking at the
east or west ends of the parking nor is there a landscape island proposed in the center of these 16-
parking spaces. Pursuant to Eagle City Code Section 8-2A-7(K)(4)(a),no parking space shall be
more than 60-feet from an interior landscaped area and a terminal island is required at the end of a
single row of parking. The applicant should be required to provide a revised landscape plan
showing a landscape island in the center of the 16-parking spaces located north of the alley along
the southern property line. The landscape plan should show terminal islands on the east and west
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ends of the 16-parking spaces. The required plantings within the landscape islands should comply
with Eagle City Code Section 8-2A-7(K)(4)(b). 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 site and landscape plans show the drive aisle for the covered parking area to be 22-feet wide.
Pursuant to Eagle City Code Section 8-4-4-2(F), the minimum width of a driveway aisle for 90°
parking is 24-feet. The applicant should be required to provide a revised site and landscape plan
showing the width of the drive aisle for the 34-covered parking spaces to be a minimum of 24-feet.
The revised site and landscape plan should be reviewed and approved by staff prior to the issuance
of a zoning certificate.
• The site and landscape plans show a total of 58-parking spaces to be constructed with this
development(34-covered,5-on site for guest, 12-on site,7-on street). The required parking for this
site with the associated uses is 78-parking spaces (17-covered, 5-on site for guest, 56-on site or
adjacent street). The applicant is requesting a 20%parking reduction for this site and to pay an lieu
payment for the remaining parking not provided on this site. The 40-parking spaces required for
the residential and guest parking are not eligible for a parking reduction. If a 20%parking reduction
was permitted for the remaining 38-parking spaces,that would reduce the overall required parking
by 7-parking spaces to 31-required parking spaces. The Zoning Administrator does not approve of
a 20% parking reduction for this development; therefore, the applicant should be required to
provide an in lieu payment in the amount of$114,000.00 for the 20-parking spaces not provided
within this development. The in lieu payment should be submitted to the City prior to the issuance
of a zoning certificate.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date,if the requested design review application is approved,
staff recommends the site specific conditions of approval and standard conditions of approval provided
within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on January 12,2023,
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 recommends that the City Council implement the flexibility granted by Eagle City Code
Section 8-2A-3, which states, "in order to foster rehabilitation of older districts and comply with
unforeseen future needs of the overlay districts,the City Council may, at their discretion, suspend or
relax some or all requirements found in this article, if the City Council determines a particular site,
setting, or use to have special and/or unique circumstances to warrant the exception to the
requirements."The Board recommends the determination that this site does in fact contain special and
unique circumstances to warrant exceptions to the requirement. The development is located within the
Downtown Development Area(DDA)where the purpose of the DDA is to establish a distinct area to
fulfill the vision of the City Comprehensive Plan and to provide for activities conducive to a compact
and concentrated downtown commercial center. This project is the first large(5 contiguous properties,
almost an entire city block)urban project in the downtown where code sections do not contemplate the
building coverage with the required landscape requirements when most of the parking is covered.
• The Board is in favor of the building design,materials,and colors as presented.
• The Board is in favor of the 22-foot drive aisle located within the secured covered parking area.
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• The site is located within the Four Corners Planning Area,as identified within the Eagle Comprehensive
Plan, which recommends establishing an exempt parking district for non-residential uses at the Four
Corners. The Board is in favor of the parking shown on site without any additional requirement of a
joint parking agreement or in lieu payment for the 20-parking spaces not shown on the site.
BOARD DECISION:
The Board voted 3 to 0(Lindgren and Mihan recused; Grubb and Duperault absent)to recommend
approval of DR-73-22 for a design review application to demolish three existing buildings and build a
new mixed use building for Eagle Gateway Mixed Use,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 and text shown with strikethrough to be deleted by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. The streetscape improvements along East State Street and South Eagle Road shall be complete prior to
the issuance of any certificate of occupancies for this building.
2. If Tthe City approves the removal of the trees and does not require mitigation, no additional trees are
required.
-9R-
If the City approves the removal of the trees-and does-required mitigation,the applicant shall be required
to provide a _sed llandscape„la howl n additional 60 caliper inches of tree(30,2 inch caliper
Y-Y..... ., ..b p P
trees` and 18 f et of he ht tree(3, 6 foot tall evergreen trees)planted on site. The revised landscape
plan shy taff prior to the issuance of a zoning certificate.
-OR-
If the C' al of the trees and does required mitigation,the applicant may opt to pay
an in lieu fee into the tree fund in the amount of$11,580.00(60 caliper inches x $175.00 per caliper
inch and 1° eet) $6n 00 per vertical foot). The payment to the tree fund shall be received by the City
prior to the issuance of a zoning certificate.
-OR-
be apprl
and approvedo the submittal of a final plat application or
commencementf any construction/demolition on the site,whichever occurs first.
3. Provide a revised landscape plan skewing a landscape island in the center of the 16 parking spaces
located
islands on the east and.. st ends of the 16 parking spaces. The required plantings within the landscape
islands shalll comply ith Ea y Section 8 2A 7(K)(4)(b). The revised landscape plan shall
be reviewed an a arpro ea by staff and one member of the Design Review Board prior to the issuance
of a zoning certificate.
4. Pie a revised sitckand landscape plan showing the width of the drive aisle for the 31 covered parking
spaces t
by staff prior to the issuance of a zoning certificate.
5. Provide
this development. The in lieu payment shall-he-submitted to the City prier te-the
certificate.
6. All overhead utilities to the site and associated poles shall be located underground and removed.
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7. The applicant shall submit a lot line adjustment application to consolidate the five(5)lots into a single
lot. The lot line adjustment shall be reviewed and approved by the Zoning Administrator and the City
Engineer prior to the City Clerk signing the lot line adjustment record of survey. Upon signature of the
City Clerk,the lot line adjustment record of survey shall be recorded and a copy of the recorded record
of survey provided to the City prior to the issuance of a certificate of occupancy.
8. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
9. 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.
10. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
11. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
12. No ground mounted mechanical units are proposed with this application and none are approved.
13. Paint all electrical meters,phone boxes,etc. located on the building to match the color of the building.
14. No signs are proposed with this application and none are approved.
15. Provide revised building elevations and/or landscape plans showing how the electrical and gas meters
on the east building elevations are screened from the north. The revised building elevations and/or
landscape plans shall be reviewed and approved by staff and one member 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. 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 Board reviewed the particular facts and circumstances of this proposed design review application
(DR-73-22) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and a mixed use building is permitted with the approval of a design review
application within the CBD(Central Business District)zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed building is design with materials and
colors associated with the Italianate architectural style to complement the general vicinity;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the site is located within the Four Corners
Planning Area as identified within the Eagle Comprehensive Plan which recommends establishing
an exempt parking district for non-residential uses at the Four Corners;
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
building has been designed with quality materials that are consistent with the Italianate architectural
style;
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
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building is in conformance with the Eagle Architecture and Site Design Book and has been
designed to complement the buildings in the vicinity;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the proposed building is in conformance with the required height restrictions.
The side setbacks do not meet the requirements of the DDA;however, the Board agreed they are
acceptable due to the rehabilitation of the area with the proposed project,the pedestrian connection
provided on the east property line,the configuration of the building which provides storefront and
patio areas which provide a"sense of place' for patrons;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the site has been
designed with sidewalks and walkways for both walkability within the site and access to other
buildings within the downtown;
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 there
are sidewalks and walkways that connect to other sites within the downtown;and
I. No signs are proposed with this application.A separate design review application(DR-74-22)has
been submitted for the master sign plan for signage on the building. All signs,if proposed,will be
required to be harmonious with the architectural design of the building, and will not cover nor
detract from desirable architectural features.
3. In accordance with Eagle City Code Section 8-2A-3, the Board concludes that a waiver for the
following is appropriate and will not change the essential character of the area:
• ECC Section 8-2A-6(C)(3)(b)Setbacks—building is located 2 1/4-feet and 5-feet from the west and
east property lines(respectively).
• ECC Section 8-2A-7(C) Retention, Removal and Replacement of Trees—no mitigation required
for the 60-caliper inches of deciduous tree and 18-feet of height of evergreen tree being removed
from the site.
• ECC Section 8-2A-7(K)(4)(a)Interior parking lot landscaping—site meets the 5%required if only
the noncovered parking spaces are used in the calculation.
• ECC Section 8-2A-7(K)(4)(b)(2) Interior landscape islands — no interior landscape islands are
required within the 16-parking spaces located north of the alley.
• ECC Section 8-2A-7(K)(4)(b)(5) Terminal islands for parking spaces — no terminal islands are
required for the single row of parking located north of the alley.
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DATED this 26th day of January 2023.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County,Idaho
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