Findings - DR - 2017 - Dr-31-17 - Common Area Landscaping Within Mustang Crossing Subdivision No 1, Including A Convenience Store With Fuel Services With Fuel Island CanopyBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR A
DESIGN REVIEW FOR THE COMMON AREA
LANDSCAPING WITHIN MUSTANG CROSSING
SUBDIVISION NO. 1, INCLUDING A
CONVENIENCE STORE WITH FUEL SERVICE WITH
FUEL ISLAND CANOPY JACKSONS FOOD STORES
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -31-17
The above -entitled design review application came before the Eagle Design Review Board for their action
on August 10, 2017. The Design Review Board having heard and taken oral and written testimony, and
having duly considered the matter, makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Jacksons Food Stores, represented by Doug Racine with BRS Architects, is requesting design review
approval of the common area landscaping within Mustang Crossing Subdivision No. 1, including the
construction of a 4,515 -square foot convenience store with fuel service and a 4,122 -square foot fuel
island canopy. The 4.29 -acre site is located on the northeast corner of West State Street and North Park
Lane at 2950 West State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on June 22, 2017.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on June 26, 2017, in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On December 18, 2007, the City Council approved a comprehensive plan text amendment, rezone with
development agreement (in lieu of a PUD) and preliminary plat for Millpark Village Subdivision (CPA-
01-07/RZ-07-07/PP-09-07) .
On October 14, 2008, the City Council approved an extension of time for the preliminary plat for
Millpark Village Subdivision to be valid until December 18, 2009.
On March 9, 2010, the City Council approved an extension of time application for Millpark Village
Subdivision until December 18, 2010 (EXT -28-09).
On January 11, 2011, the City Council approved an extension of time for the preliminary plat for
Millpark Village Subdivision to be valid until December 18, 2011 (EXT -13-10).
The original executed development agreement (Instrument #108005081) associated with the property
expired on January 15, 2015.
On July 25, 2017, the City Council approved a rezone with development agreement application for
Mustang Crossing (RZ-04-17).
E. COMPANION APPLICATIONS: None
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
Existing
COMP PLAN
ZONING LAND USE
DESIGNATION DESIGNATION
Mixed Use and Scenic MU (Mixed Use)
Corridor
Proposed No Change
MU -DA (Mixed Use with
development Agreement [in
lieu of a PUD])
North of site Mixed Use MU -DA (Mixed Use with a
development agreement)
South of site Mixed Use
East of site Mixed Use
MU -DA (Mixed Use with a
development agreement) and
PS (Public/Semipublic)
MU -DA (Mixed Use with a
development agreement)
Single-family residence
and vacant lot
Mixed use commercial
development
Warrior Park Subdivision
(residential and
commercial), single-family
residence, and senior
housing
Camille Beckman and
Eagle Island State Park
Arts West Subdivision
(commercial)
West of site Mixed Use RUT (Rural -Urban Transition Single-family dwelling and
- Ada County Designation)
pasture
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS: There is an existing residence located at the northeast corner
of State Highway 44 and North Park Lane.
I. SITE DATA:
Total Acreage of Site — 11.22 -acres
Total Number of Lots — 3
Residential — 0
Commercial — 3
Industrial — 0
Common — 0
Total Number of Units - 0
Single-family — 0
Duplex — 0
Multi -family — 0
Total Acreage of Any Out -Parcels — 0
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SITE DATA PROPOSED REQUIRED
Total Acreage of Site 4.29 -acres (186,765 -square feet) 5,000 -square feet (minimum)
Percentage of Site Devoted 2% (approximately) 92% (maximum)
to Building Coverage
Percentage of Site Devoted 20% (approximately) 10% (minimum)
to Landscaping
Number of Parking Spaces 26 -parking spaces 26 -parking spaces (minimum)
Front Setback 69 -feet (south)* 20 -feet (minimum)
Rear Setback 60 -feet (north)* 20 -feet (minimum)
Side Setback 20 -feet (west)* 20 -feet (minimum)
Side Setback 49 -feet (east)* 0 -feet (minimum)
* Note: Setbacks measured from the perimeter of the property to the closest building/structure as state in the development
agreement (RZ-04-17).
J. PARKING ANALYSIS:
Gross Floor Area of Proposed Convenience Store: 4,515 -square feet
• Eagle City Code Section 8-4-5 requires 1 parking space per 250 -square feet gross floor area; plus 1
for each 2 gasoline pumps:
Convenience Store — 1/250 square feet + 1/2 gasoline pumps
4,515/250 square feet + 8/2 gasoline pumps = 26 parking spaces
Proposed Onsite Parking Spaces: 26
Required Parking Spaces: 26 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Convenience Store")
K. GENERAL S1'1'b DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) building to be utilized as a convenience store with fuel
service and one (1) fuel island canopy with eight (8) pumps.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately thirty foot (30') high single -story convenience store
structure and a twenty-five foot (25') high fuel island canopy.
Gross Floor Area of Proposed Buildings:
The proposed convenience store is approximately 4,515 -square feet. The proposed fuel island canopy
is approximately 4,122 -square feet.
On and Off -Site Circulation:
A 9,900 -square foot (approximately) paved parking lot provides parking for vehicles using this site.
One 40 -foot wide driveway is located 7 -feet south of the north property line and will be shared with
the entire development and provide access to North Park Lane. One 50 -foot wide driveway is located
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625 -feet east of North Park Lane providing access to the entire development and to East State Street.
One 14 -foot wide right -in driveway is located 260 -feet east of North Park Lane providing access to the
development from East State Street.
L. BUILDING DESIGN FEATURES:
Convenience Store:
Roof: Standing seam metal roof (Brown Tar)
Walls: Stucco (Snowbound, Meadowlark), Stone (Bucks Bounty)
Windows/Doors: Aluminum (Royal Ruby)
Fascia/Trim: Wood Outrigger Accent (Brown Tar), Wood Trim (Brown Tar)
Fuel Canonv:
Roof: Standing seam metal roof (Brown Tar)
Canopy: Metal (Brown Tar, Meadowlark)
Columns: Stone (Bucks Bounty), Metal (Brown Tar, Snowbound)
M. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are eight (8) existing trees located around
the existing residential dwelling that are to be removed from the site.
Species Being Size Mitigation
Removed Required
Green Ash 8" 12"
Green Ash 8" 12"
Green Ash 6" 9"
Birch 12" 18"
Pine 12" 18"
Pine 8" 12"
Hawthorne 10" 15"
Total 96"
Tree Replacement Calculations: The applicant is proposing to remove the eight (8) trees located around
the existing residential dwelling. The total caliper inches required to be replaced on-site totals ninety-
six (96). With the exception of the trees located along State Highway 44 and North Park Lane and the
trees located within the landscape islands of the proposed parking areas, the trees located internal to
this development are above what is required pursuant to Eagle City Code. The landscape plan, date
stamped by the city on July 14, 2017, shows fourteen (14) trees to be planted within the first phase of
this development. In order to mitigate the ninety-six (96) caliper inches required to be mitigated on
this site, the applicant will need to plant thirty-four (34) two inch (2") caliper trees, increase the caliper
inches of the proposed plant material, or make a financial contribution to the tree fund. See the
discussion section under staff analysis herein (page 14) for additional information.
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along East State Highway 44 and North Park Lane.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
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Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed on the south and north sides of the parking lot. No perimeter
landscaping is proposed on along the western perimeter of the parking lot.
b. Interior Landscaping: 8% interior landscaping is required, 9% is proposed.
N. TRASH ENCLOSURES:
One (1) 228 -square foot trash enclosure is proposed to be located 80 -feet south of the driveway on
North Park Lane. The enclosure is proposed to be constructed of CMU walls with stone veneer and
metal gates; all of which will match the materials and colors used in the construction of the building.
O. MECHANICAL UNITS:
The applicant is proposing to use roof mounted mechanical units. The roof mounted mechanical units
are proposed to be screened by parapet walls. No ground mounted mechanical units are proposed and
none are approved.
P. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage is required to be reviewed and
approved by the Zoning Administrator prior to issuance of any building permits.
Q. SIGNAGE:
No signs are proposed with this application. A separate design review application is required prior to
any signs being constructed within this development or on the building.
R. PUBLIC SERVICES AVAILABLE:
Preliminary approval letters from Central District Health Department and Eagle Fire Department has
been received by the City. A water service approval has not been received to date. Approval of the
water company having jurisdiction will be required prior to issuance of a building permit.
S. PUBLIC USES PROPOSED: None.
T. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
U. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain - 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
V. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required.
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W. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Central District Health Department
Department of Environmental Quality
Eagle Fire Department
Idaho Department of Fish and Game
Idaho Transportation Department
Tesoro Logistics NW Pipeline
X. LEFI'ERS FROM THE PUBLIC: None received to date.
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
• The Comprehensive Plan Land Use Map (adopted 02-10-15) designates this site as:
Mixed Use
Suitable primarily for a variety of uses such as limited office, limited commercial, and residential
developments. Uses should complement uses within the Central Business District (CBD).
Development within this land use designation should be required to proceed through the PUD
and/or Development Agreement process, see specific planning area text for a complete description.
Scenic Corridor
An Overlay designation that is intended to provide significant setbacks from major corridors and
natural features through the city. These areas may require berming, enhanced landscaping, detached
meandering pathways and appropriate signage controls.
• Chapter 6 — Land Use
6.4 Land Use Goals
D. Preserve the function of regionally significant roadways transecting the City while
ensuring compatibility with land uses and design standards of the City.
6.5 Land Use Implementation Strategies
E. Signage for non-residential uses should be incorporated as a master sign plan rather than
individual signs when located along State Highways and entry corridors.
X. Limit non-residential uses to designated areas, with scaling and intensity paramount to
the approval of these uses.
Y. Require design treatments to provide compatibility of new development with existing
development by considering such issues as building orientation, increased setbacks,
height limitations, size restrictions, design requirements, fencing, landscaping or other
methods as determined through the development review process.
Z. Subject all commercial and subdivision development within the City to Design Review.
6.8 Land Use Sub Areas
6.8.1 Park Lane Planning Area
The Park Lane Planning Area is designated as mixed use combining community
commercial, professional office, and a variety of residential densities. The vision for the
area is to recognize the activity center created by Eagle High School and existing
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development approved by Ada County and to provide compatible land uses at densities
that accommodate pedestrian scale design and future mass transit.
A. Uses
The land use and development policies specific to the Park Lane Planning Area include
the following:
3.Flint Drive shall be preserved primarily as a residential street while properties abutting
State Street should include a mix of residential uses, commercial uses limited to lease
spaces no larger than 30,000 square feet and office uses that promote trip capturing.
The properties abutting State Street shall be reviewed and conditioned by the City
through the use of a development agreement at the time of rezone.
4. The roadway network along State Street east of Park Lane should be designed to
provide internal circulation with no individual lot access to State Street. A cross
access agreement with limited access points at Park Lane and at State Street, in
alignment with the future Eagle Island State Park entrance, is necessary to provide
access to the retail uses.
B. Design
1. Flint Estates Area:
a. The Flint Estates area adjacent to State Highway 44 should be designed to provide
commercial uses that encourage pedestrian circulation from the residential and
high school areas, and to complement the existing mixed use areas at State Street
and Park Lane (Camille Beckman) and planned new residential uses adjacent to
the north.
b. Street trees, benches and sidewalks are encouraged within the Park Lane
Planning Area.
c. Common parking areas at the sides of buildings and joint parking agreements
should be encouraged so walking distances between buildings are minimized and
provide a pedestrian scale to the area.
d. Activity and building orientation should focus on internal circulation roads rather
than the regional transportation network. Flint Drive is to remain primarily a
residential roadway.
e. On -street parking should be encouraged where sufficient right of way is
available.
f. Signage should be done as a master sign plan rather than individual signs located
along State Highway 44/State Street.
Transitional residential densities and design elements (berms, fences, etc.) should
be used to provide buffering to residential areas to the east and north of the
mixed use area.
g.
C. Access
1. Access to and through should be limited to existing roads (Old Valley Road, Park
Lane and Linder Road); no direct access from State Street/ Highway 44 shall be
permitted unless a new access point is designated by the State of Idaho for Eagle
Island State Park.
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2. The area to the north of State Highway 44 should require the construction of a
frontage road (similar to Old Valley Road) that removes individual property access
to State Highway 44. This high density area shall provide internal circulation and
connectivity to the residential areas to the north.
3. Cross -access agreements and shared service roads should be encouraged
throughout the area.
D. Issues
If individual lot access is allowed to State Highway 44, the ability to function as a
node, encouraging both pedestrian and vehicular traffic, will be lost. The city should
establish phasing criteria for the north and south portions of the mixed use area to
ensure that they are not over saturating the market before the supporting residential
development occurs.
• Chapter 12 — Community Design
12.1 Background and Vision
Entryway corridors are arterial roadways that introduce both visitors and residents to Eagle.
City entryways include State Highways 44 (State Street and Alternate Route), State Highway
16, and 55 (Eagle Road). The landscaping (or lack thereof), commercial signage and building
character of these entrances provide the first, and often the most lasting, impressions of the
entire community. The City of Eagle has the opportunity to improve the appearance of the
entryways by establishing guidelines for development and redevelopment that occurs along
these entryway corridors.
Development will occur in the downtown as well as along arterials. City growth and
increased traffic levels on Highway 44 and Highway 55 will stimulate demand for new
development along these entrances. These same corridors have great potential for more
intensive mixed-use development.
12.2 Goal
Strive to create an aesthetically pleasing community and protect the unique natural beauty
and small town character of the City.
Preserving Regional Transportation Corridors (State Highway 16 & 44): Preserve the
function of regionally significant roadways through the City while ensuring compatibility
with land uses and design standards of the City.
12.4 Implementation Strategies
g. Discourage excessively large single entity businesses that would jeopardize the
competitive business environment.
j. Develop buffer and transition zones between conflicting types of land use.
y. Ensure that commercial development is scaled appropriately to the intended regional,
community and neighborhood use.
z. Limit non-residential uses to designated areas and make scaling and intensity of use
paramount criteria during the review and approval process.
cc. State Highway 44, State Highway 20/26, State Highway 16 and the proposed east west
collector are designed as scenic corridors requiring landscaped setback and separated
meanderings sidewalks.
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B. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
3.1 Owner will develop the Property subject to the conditions, limitations and rights set forth in this
Development Agreement. Further, Owner will submit such applications regarding design review,
preliminary and final plat reviews, and/or any conditional use permits, if applicable, and any
other applicable applications as may be required by the Eagle City Code, which shall comply
with the Eagle City Code, as it exists at the time such applications are made except as otherwise
provided within this Agreement.
3.2 Owner shall complete the Design Review process for the site (as required by the Eagle City
Code), and shall comply with all conditions required by Eagle as a part of the Design Review
prior to issuance of a building permit.
3.5 The setbacks shall be as follows (as measured from the perimeter of the site):
Front (south property line) 20 -feet
Rear (north property line) 20 -feet
Side (east property line) 7.5 -feet
Street Side (west property line) 20 -feet
Side (interior) 0 -feet
Maximum coverage 92%
Maximum building height 35 -feet (any exceptions to the maximum height requires
a conditional use permit)
3.7 The area identified on the Concept Plan (Jacksons C -Store) permitted to contain a Convenience
Store with Fuel Service is subject to the following minimum conditions:
3.7.1 The Property is platted in three parcels as shown on the Amended Plat of Flint Estates.
The Convenience Store with fuel service shall be located on modified Lot 9, Block 2 in
the southwest comer of the Property. The total size of the parcel containing the
convenience store with fuel service shall not exceed ten percent (10%) of the gross area
of the Property (11.22 acres). The Owner desires to adjust the lot lines of said parcel
which will be accomplished by the Owner submitting a Lot Line Adjustment
application with its application for a rezone and following the applicable city
procedures and requirements with the parcel being subject to the aforementioned size
limitation.
3.7.2 The convenience store and fuel station canopy shall be oriented as shown in the
Concept Plan noted in Section 3.3. The convenience store and fuel station canopy
design will incorporate the "Tudor" architectural style (Exhibit "E") and shall be
architecturally compatible with the commercial buildings located within the
development and other development in the vicinity. The proposed architecture is
subject to change at the discretion of the Design Review Board and/or City Council.
Owner shall submit a design review application for the proposed building (as required
by Eagle City Code) and shall comply with all conditions required by the Design
Review Board and/or City Council prior to the issuance of a zoning certificate.
3.8 The commercial/retail/office buildings shall be constructed utilizing "Tudor" style architecture
as identified within the Eagle Architecture and Site Design Book. As individual buildings go
through the design review process, Owner shall demonstrate the complimentary relationship, in
terms of building height and style, to adjacent existing or proposed buildings within the
development in order to produce a compatible and desirable development.
3.9 Owner shall provide a property use and common area maintenance agreement "Agreement"
containing conditions, covenants and restrictions for the Property which shall contain at least
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the following:
(a) An allocation of responsibility for maintenance of all community and privately owned
pressurized irrigation facilities, parking lots and amenities. The repair and maintenance
requirement shall run with the land and that the requirement cannot be modified and that
the Agreement cannot be dissolved without the express consent of the city.
(b) A requirement that all common landscaped areas are to be privately owned but shall be
described in and subject to a reciprocal easement allowing for common use by all
property owners within the development. The Agreement shall provide that a designated
property owner or group (i.e. business owner's association) shall have the duty to
maintain and operate all the landscaped areas in a competent and attractive manner,
including watering, mowing, fertilizing and caring for shrubs and trees in accordance
with Eagle City Code, in perpetuity.
(c) A requirement for the placement of street trees located behind the attached sidewalks.
(d) A requirement insuring compliance with design guidelines approved with this
Development Agreement. To assure compliance with this condition, the applicant shall
create an Architectural Control Committee (ACC) as a component of the Agreement.
Provisions regarding the creation and operating procedures of the ACC shall be included
in the Agreement, and shall be reviewed and approved by the City prior to the issuance of
a zoning certificate for the site. The submittal of the building permit application to the
City for each building within the development shall be accompanied by an approval letter
from the Architectural Control Committee. Building permit applications that do not have
an approval letter attached will not be accepted. To assure compliance with the conditions
of approval herein, the City reserves the right to deny, at its discretion, any building
permit application that does not meet the design requirements as may be stipulated by the
Eagle Design Review Board.
3.11 The development shall incorporate pedestrian amenities which encourage pedestrian use of the
corresponding facilities such as outdoor drinking fountains, benches, tables, etc. The amenities
shall be reviewed and approved by the Design Review Board prior to the construction of said
amenities in the applicable phase or portion of the Property that is being developed.
3.12 The development shall include a ten foot (10') wide buffer area adjacent to the northern
boundary of the Property as noted in the Concept Plan. The ten foot (10') wide buffer area shall
contain a CMU wall eight feet (8') a pre -cast concrete fence six -feet (6') in height. The pre -cast
concrete fence shall be constructed with the second phase of the development. As noted in the
Concept Plan, the development shall include the required buffer area adjacent to N. Park Lane
and State Highway 44 based upon the location of the parking areas and buildings per Eagle City
Code.
3.13 Owner shall submit a design review application with each portion or phase of the Property that
is being developed showing at a minimum the following as applicable: 1) proposed
development signage, 2) planting details within the proposed and required landscape islands
and all common areas throughout the development, 3) elevation plans for all proposed common
area structures and irrigation pump house (if proposed), 4) landscape screening details of any
irrigation pump house (if proposed), 5) useable amenities such as picnic tables, covered
shelters, benches, gazebos, bike racks, and/or similar amenities, 7) design of ponds (if any) to
be constructed in reference to mosquito abatement. The design review application shall be
reviewed and approved by the Eagle Design Review Board prior to commencing construction
of the applicable structure(s).
3.14 All living trees, if any, that do not encroach upon the buildable area on any lot shall be
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preserved, unless otherwise determined by the Design Review Board. A detailed landscape
plan showing how the trees, if any, will be integrated into the open space areas (unless
approved for removal by the Design Review Board) shall be provided for Design Review Board
approval prior to the submittal of a final plat.
3.15 Owner shall provide pedestrian and bicycle public access to State Highway 44 and the
subdivision to the North as shown on the Concept Plan noted in Section 3.3. The public access
to the pathway shall be reviewed and approved by the Design Review Board prior to issuance
of a zoning certificate. The pedestrian and bicycle facilities shall be constructed prior to
issuance of a certificate of occupancy for the convenience store with fuel service. The pathway
located adjacent to State Highway 44 shall be completed across the entire frontage of the
Property in its entirety prior to issuance of a certificate of occupancy for the convenience store
with fuel service.
3.16 The location of parking areas and structures on the convenience store parcel will comply with
the Concept Plan. All other building placement shall be designed such that parking areas are
not concentrated between the buildings and State Highway 44. The building placement and
parking area locations, for each phase or proposed improvement thereafter, shall be reviewed
and approved by the Design Review Board prior to issuance of a zoning certificate.
3.21 The sidewalk located adjacent to North Park Lane shall be separated from the edge of the
roadway by a minimum eight foot (8') wide landscape strip.
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.
• Eagle City Code Section 8 -2A -6(B)(2) Roofs:
e. Metal; standing seam, batten seam (concealed fasteners required);
Metal, standing seam/batten seam is prohibited on mansard roof sections facing a road.
• Eagle City Code Section 8 -2A -6(B)(5)
a. Earthen tones are encouraged.
b. Flat or low gloss finishes are encouraged.
d. Exposed metal flashing or trim will be anodized or painted to blend with the exterior colors of
the building.
• Eagle City Code Section 8 -2A -7(C) Existing Vegetation:
1. Retention Of Existing Trees: Existing trees shall be retained unless removal is approved in
writing by the city. Where trees are approved by the city to be removed from the project site
(or from abutting right of way) replacement with an acceptable species is required as follows:
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Existing Tree
Replacement
1 inch to 6 inches caliper 2x caliper of tree removed
61/4 inches to 12 inches 11.5x caliper of tree removed
r--
121/4 inches or more lx caliper of tree removed
Removal of the following trees shall not 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.
• Eagle City Code Section 8 -2A -7(K) Parking Lot Landscaping:
1. Visual Impact: Landscaping shall be provided to minimize the visual impact of off street
parking:
Parking should be located to the side and rear of buildings and shall be screened so that it
does not dominate the streetscape. Fences, hedges, berms, and landscaping may be used to
screen parking areas (chainlink fencing shall not be permitted). In the design of large parking
areas, arrange bays of parking spaces to be separated by landscaping. When parking lots
occur on sloping terrain, step the parking lots to follow the terrain rather than allowing the lot
surface to extend above natural grade.
2. Parking Lot Landscape Strip: A landscape strip shall be provided when a parking lot is
located adjacent to a public right of way. The landscaped strip shall serve to shield views of
parked cars to passing motorists and pedestrians, and to establish coordination among
architecturally diverse buildings, which creates a pleasing, harmonious appearance along the
roadway.
Four (4) options are provided for fulfilling this requirement:
a. Provide a ten foot (10') wide landscaped strip between the right of way and the parking
lot, and plant with a minimum of one shade tree and ten (10) shrubs per thirty five (35)
linear feet of frontage, excluding driveway openings.
b. Provide an earth berm of thirty inches (30") minimum height (do not exceed 3:1 slope)
within a ten foot (10') wide landscaped strip between the right of way and the parking lot,
and plant with a minimum of one shade tree and five (5) shrubs per thirty five (35) linear
feet of frontage, excluding driveway openings.
c. Provide a six foot (6') landscaped strip with a minimum thirty inch (30") grade drop from
the right of way to the parking lot, and plant with a minimum of one shade tree and five
(5) shrubs per thirty five (35) linear feet of frontage, excluding driveway openings.
d. Provide a three foot (3') high fence of wood, brick, stone, or decorative block or concrete
along with a four foot (4') wide landscaped strip between the right of way and the parking
lot, and plant a minimum of one shade tree and five (5) shrubs per thirty five (35) linear
feet of frontage, excluding driveway openings.
(1) The board may waive the requirement for a wood, brick, stone, decorative block or
concrete fence if the board finds the following:
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(A) The applicant must design, document, and obtain city approval representing that
the overall planting design, at the time of planting, results in an effective barrier
such that the landscape strip shields the view of parked cars from passing
pedestrians and motorists; and
(B) Any such proposed design alternative is compatible with the overall site design of
the entire project and is compatible with the surrounding area.
• Eagle City Code Section 8 -2A -7(L) Landscaped Commercial Strips:
Landscaped strips shall be provided between all building development and public rights of way to
lend continuity among different architectural styles, screen unsightly views, establish a pleasing
view for motorists, and create a safe and pleasant corridor for pedestrians.
a. The landscaped strip shall be ten feet (10') wide minimum and planted with one shade tree and
ten (10) shrubs for every thirty five feet (35') of street frontage. Two (2) ornamental or two (2)
evergreen trees may be substituted for one shade tree.
• Eagle City Code Section 8 -2A -7(M) Parkway Strips, Separated Sidewalks, And Street Trees:
1. Except as may otherwise be required within the DDA, TDA, CEDA, and DSDA sidewalks
shall be separated from the curb along all streets. Sidewalks shall be required when space
permits. An eight foot (8') wide minimum parkway planter strip planted with shade class
(class II) trees shall be required between the sidewalk and street to provide a canopy effect
over streets.
2. In all required applications, excluding residential developments, one street tree, selected from
the approved tree list in subsection Q of this section, shall be planted per thirty five (35)
linear feet of street frontage.
D. DISCUSSION:
• The applicant is requesting design review approval to construct a convenience store with fuel
service and fuel island canopy. The applicant's justification letter, date stamped by the city on
June 22, 2017, describes the building's design style as Tudar which is permitted within the EASD
book. The applicant is proposing two colors of stucco, stone veneer, metal coping and wood,
metal awnings, and metal gable roofing. The storefront windows and doors on the east building
elevation are proposed to be Royal Ruby which does not blend with the earth tones of the other
materials proposed on the rest of the building. The applicant is proposing to construct the fuel
island canopy with compatible architecture to the convenience store to include a metal hip roof
with columns finished with stone veneer and metal to emulate the stucco and trim of the
convenience store building. Staff defers comment regarding the building design and colors to the
Design Review Board.
• The landscape plan, date stamped by the city on July 14, 2017, shows the required trees along
State Highway 44, all but three (3) of the trees required along North Park Lane, and the required
trees within the parking areas of this phase. Additionally, the landscape plan shows fourteen (14)
trees to be planted within the first phase of this development. These fourteen (14) trees are not a
requirement of Eagle City Code; thus, they are above what is required of this site. The applicant
is requesting approval to remove eight (8) trees located around the existing residential dwelling.
The total caliper inches required to be replaced on-site totals ninety-six (96); however, if the
fourteen (14) trees or twenty-eight (28) caliper inches are subtracted from the forty-eight (48)
trees or ninety-six (96) caliper inches, the applicant is required to mitigate thirty-four (34) trees or
sixty-eight (68) caliper inches on-site.
If the Design Review Board determines that it is appropriate to remove the trees, then the removal
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mitigation may be:
A. Plant a minimum of thirty-four (34) additional two inch (2") caliper trees on site at the time
of development or prior to issuance of any occupancy permits. A 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.
- OR-
B. Provide sixty-eight (68) additional tree caliper inches on-site by increasing the minimum
caliper inches of the proposed plant material to compensate for the sixty-eight (68) caliper
inches required to be replaced on-site. A revised landscape plan should be reviewed and
approved by staff and approved by staff and one member of the Design Review Board prior
to the issuance of a zoning certificate.
- OR-
C. Provide a contribution to the tree fund for compensation for the removal the trees in the
amount of $11,900.00 (34 trees x $350.00 per tree) prior to the issuance of a zoning
certificate.
- OR-
D. Any other combination of planting additional trees on-site and/or compensation to the tree
fund as may be approved by the Design Review Board.
• The landscaping plan, date stamped by the city on July 14, 2017, does not show a landscape
buffer area between North Park Lane and the parking lot located north of the convenience store
building. Pursuant to Eagle City Code, a landscape strip is required to be provided when a
parking lot is located adjacent to a public right of way. The landscape strip is to shield views of
parked cars to passing motorists and pedestrians. The applicant should be required to provide a
revised landscape plan showing the parking area located north of the convenience store to be
screened by landscaping in compliance with Eagle City Code Section 8 -2A -7(K)(2). The revised
landscape plan should be reviewed and approved by staff and one (1) member of the Design
Review Board prior to the issuance of a zoning certificate.
• The landscape plan, date stamped by the city on July 14, 2017, shows six (6) trees and sixty-nine
(69) shrubs to be planted along the frontage of North Park Lane. Pursuant to Eagle City Code,
one shade tree and ten (10) shrubs are required to be planted every thirty-five (35) feet of street
frontage. The applicant should be required to provide a revised landscape plan showing a
minimum of nine (6) shade trees and ninety (90) shrubs planted along the frontage of North Park
Lane. The revised landscape plan should be reviewed and approved by staff and one (1) member
of the Design Review Board prior to the issuance of a zoning certificate.
• The landscape plan, date stamped by the city on July 14, 2017, does not show any street trees
located on the new east/west road connection to North Park Lane. The forty (40) foot wide right
of way is located at the northwest corner of the development and provides connection from North
Park Lane to the development to the north and this development. Pursuant to Eagle City Code,
one street tree is required to be planted per thirty-five (35) linear feet of street frontage. The
applicant should be required to provide a revised landscape plan showing a minimum of two (2)
street trees planted on the south side of the east/west right of way which provides access to North
Park Lane and located at the northwest corner of the development. The revised landscape plan
should be reviewed and approved by staff and one (1) member of the Design Review Board prior
to the issuance of a zoning certificate.
• The landscape plan, date stamped by the city on July 14, 2017, show a bike rack and picnic tables
to be located at the southeast corner of the convenience store building. The applicant should be
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required to provide detailed cut sheets showing the style, size, color, etc. of the proposed bike
rack and picnic tables to be located at the southeast corner of the convenience store building. The
detailed cut sheets should be reviewed and approved by staff prior to the issuance of a zoning
certificate.
• The landscape plan, date stamped by the city on July 14, 2017, shows landscaping up to the
property line along State Highway 44. The applicant should be required to extend the
landscaping within the right of way along State Highway 44 to within nine (9) feet from the edge
of pavement as approved by ITD. The landscaping along the entire frontage of the site should be
maintained and kept free of weeds and debris. The applicant should provide a revised landscape
plan showing the landscaping within the buffer area along State Highway 44 to extend within
nine (9) feet from the edge of pavement. The nine (9) feet between the landscaping and edge of
pavement (along the entire frontage) should be improved with 3/4 minus gravel (or approved
equivalent) and graded in accordance with the requirements of 1TD. The revised landscape plan
should be reviewed and approved by staff prior to the issuance of a zoning certificate.
STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date, staff recommends approval with the site specific
conditions of approval and the standard conditions of approval provided within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on August 10, 2017,
at which time the Board made their decision.
B. Oral testimony in opposition to the application was presented to the Design Review Board by no one.
C. Oral testimony in favor of the application was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DECISION:
The Board voted 5 to 0 (Schafer and Koci recused) to approve DR -31-17 for a design review application
for the common area landscaping within Mustang Crossing Subdivision No. 1, including a Convenience
Store with Fuel Service with Fuel Islands Canopy for Jacksons Food Stores, with the following staff
recommended site specific conditions of approval and standard conditions of approval with text shown
with underline to be added and text shown with strike thru to be deleted by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of RZ-04-17.
2.
B. Provide sixty-eight (68) additional tree caliper inches on-site by increasing the minimum caliper
inches of the proposed plant material to three-inch (3") caliper and adding three (3) three-inch
(3") caliper deciduous trees to compensate for the sixty-eight (68) caliper inches required to be
replaced on-site. A 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.
OR
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OR
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treesin thea nt
a✓r g certificate.
3. Provide a revised landscape plan showing the parking area located north of the convenience store to
be screened by landscaping in compliance with Eagle City Code Section 8 -2A -7(K)(2). The revised
landscape plan shall be reviewed and approved by staff and one (1) member of the Design Review
Board prior to the issuance of a zoning certificate.
4. Provide a revised landscape plan showing a minimum of nine (E6) shade trees and ninety (90) shrubs
planted along the frontage of North Park Lane. The revised landscape plan shall be reviewed and
approved by staff and one (1) member of the Design Review Board prior to the issuance of a zoning
certificate.
5. Provide a revised landscape plan showing a minimum of two (2) street trees planted on the south side
of the east/west right of way which provides access to North Park Lane and located at the northwest
corner of the development. The revised landscape plan shall be reviewed and approved by staff and
one (1) member of the Design Review Board prior to the issuance of a zoning certificate.
6. Provide detailed cut sheets showing the style, size, color, etc. of the proposed bike rack and picnic
tables to be located at the southeast corner of the convenience store building. The detailed cut sheets
shall be reviewed and approved by staff prior to the issuance of a zoning certificate.
7.
irg .473 1aril .. .. sa akr.g Etate-Highway
landscapa p'k al•�ull 1;
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. The limit of work (i.e.: concrete curbing, landscaping. asphalt pavement. etc.' for Mustang Crossing
Subdivision No. 1. shall be completed pursuant to the landscape plan date stamped by the city on June
22, 2017.
16. Provide revised elevation plans showing the stucco inset areas on the south and west building
elevations to have additional architectural interest or provide a revised landscape Dlan showing
additional interest to these areas with plant material that will reach a height and break up the view of
the stucco areas. The revised elevations or landscape plan shall be reviewed and approved by staff
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and two members of the Design Review Board prior to the issuance of a zoning certificate.
17. Provide revised building elevation or landscape plans showing the location of the electrical meter and
gas meter and how they will be screened from view. The revised building elevation or landscape
plans shall be reviewed and approved bv_ staff and two members of the Design Review Board prior to
the issuance of a zoning certificate.
18. Provide a revised landscape plan showing approximately fortv-feet (40') of landscaped area on the
south side of the sidewalk along State Highway 44 from the east property line to the intersection of
State Highway 44 and North Park Lane. The landscape plan shall show fescue, manicured lawn. or
combination thereof in the fortv-foot (40') area. The area between the edge of pavement and
landscaped area shall be compacted 3/ minus gravel (or approved eauivalent) and graded in
accordance with the requirements of ITD. The gravel area will vary in width from ten -feet (10') to
twentv-feet (20') along the frontage of State Highway 44. The revised landscape plan shall be
reviewed and approved bv staff and two members of the Design Review Board prior to the issuance
of a zoning certificate.
19. The building elevations. date stamped bv_ the city on June 22, 2017. showing the Royal Ruby colored
storefront windows are approved.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the
Idaho Transportation Department, including but not limited to approval of the drainage system, curbs,
gutters, streets and sidewalks. A letter of approval from the highway district having jurisdiction shall
be submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required
to furnish the City Engineer with a letter from the sewer entity serving the property, accepting the
project for service, prior to issuance of any building permits or Certificate of Occupancy, whichever
occurs first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying
that all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans
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
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Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District.
Construction of the storm drain disposal system shall be complete before an occupancy permit is
issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that
any ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1)
has been made in such a manner that the flow of water will not be impeded or increased beyond
carrying capacity of the downstream ditch; (2) will not otherwise injure any person or persons using
or interested in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works
Construction. A copy of such written approval and certification shall be filed with the construction
drawing and submitted to the City prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch, pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district, canal company, ditch association, or other irrigation entity associated with such
ditch, pipe or other structure, or canal. The applicant shall submit a copy of the written approval from
the irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of
all dust, trash, weeds and other debris.
13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted
to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
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
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Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600 -square feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other
area designated by the City Council or Eagle City Park and Pathway Development Committee for a
path or walkway shall be approved in writing by the Eagle City Park and Pathway Development
Committee prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
15. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle
City Park and Pathway Development Committee and shall be shown on the final plat prior to issuance
of a building permit or Certificate of Occupancy, whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise
River Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit
or Certificate of Occupancy, whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and
construction shall be in accordance with all applicable City of Eagle Codes unless specifically
approved by the City Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those
required by the above conditions, will require submittal of an application for modification and
approval of that application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the City of Eagle of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
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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 -31-17) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and a convenience store with fuel station is a permitted use within the
development agreement and with the approval of a design review application within the MU -DA
(Mixed Use with development agreement) zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the building is designed to complement the general
vicinity and provide aesthetically pleasing architecture to enhance the character of the area;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the site meets the required parking for a
convenience store with fuel service and the drive aisles have been design in conformance with
Eagle City Code 8-4-5;
D. Will not interfere with the visual character, quality, or appearance of the surrounding area and city,
and where possible, enhance the continuity of thematically common architectural features since the
proposed building has been designed with quality materials and similar features utilized on other
buildings within the area and will enhance the character of the area;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the proposed
building has been designed with quality materials and similar features utilized on other buildings
within the area and is in conformance with the Eagle Site and Architecture Design manual;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the proposed building is in conformance with the required setbacks and height
restrictions;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development;
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H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable commercial center in the area since the
site has been designed with sidewalks around the perimeter; and
I. Will have signs, if proposed, that are harmonious with the architectural design of the building and
adjacent buildings, and will not cover or detract from desirable architectural features.
DATED this 24th day of August 2017.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
Robert Grubb, Chairman
NI !EST:
6 :4,1..._)st._
Z Sh K. Bergmann, Eagle City Clerk
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