Findings - DR - 2017 - DR-34-17 - Common Area In Larkin Village Subdivison, Conversion Of Residential Dwelling Unit Into OfficeBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR THE COMMON )
AREA WITHIN LARKIN VILLAGE )
SUBDIVISION, INCLUDING CONVERTING A )
RESIDENTIAL DWELLING UNI INTO AN )
OFFICE FOR PARADIGM CONSTRUCTION )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -34-17
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:
Paradigm Construction, represented by Joe Pachner, P. E. with KM Engineering, LLP, is requesting
design review approval of the common area landscaping within Larkin Village. The application
includes the conversion of a 944 -square foot residential dwelling into an office building and a 528 -
square foot garage into a storage building. The 1.55 -acre site is located on the south side of East State
Street approximately 115 -feet east of South Golden Eagle Lane at 1301 East State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on July 5, 2017.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on July 10, 2017, in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On April 11, 2017, the Eagle City Council approved a rezone and preliminary plat applications for
Larkin Village Subdivision (RZ-16-16/PP-10-16).
E. COMPANION APPLICATIONS: DR -35-17 (sign application)
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
Existing
COMP PLAN
DESIGNATION
Mixed Use
Proposed No Change
North of site Downtown
South of site Downtown
East of site Downtown
West of site Downtown
ZONING
DESIGNATION
MU (Mixed Use)
MU -DA (Mixed Use with a
development agreement [in
lieu of a conditional use
permit])
C-1 (Neighborhood Business
District)
MU (Mixed Use)
MU (Mixed Use)
MU (Mixed Use)
LAND USE
Residential dwelling and
pasture
Single-family residential
and commercial
subdivision
Commercial building
(Escuela Subdivision)
Commercial subdivision
(Merrill Subdivision No. 2)
Single-family residence
and commercial
Daycare and residential
subdivision (Pacific
Heights Subdivision)
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS: There is an existing residential dwelling unit located on the
northern portion of the site.
I. SITE DATA:
Total Acreage of Site — 1.55 -acres
Total Number of Lots — 17
Residential — 11
Commercial — 1
Industrial — 0
Common — 5
Total Number of Units — 11
Total Acreage of Any Out -Parcels — 0
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COMMERCIAL SITE DATA PROPOSED REQUIRED
Total Acreage of Site 0.16 -acres (6,986 -square feet) 5,000 -square feet (minimum)
Percentage of Site Devoted to 21% (approximately) 50% (maximum)
Building Coverage
Percentage of Site Devoted to 50% (approximately) 10% (minimum)
Landscaping
Number of Parking Spaces 5 -parking spaces 5 -parking spaces (minimum)
Front Setback 5 -feet (north) 5 -feet (minimum)*
Rear Setback 7 -feet (south) 7 -feet (minimum)*
Side Setback 12 -feet (east) 12 -feet (minimum)*
Side Setback 29 -feet (west) 29 -feet (minimum)*
*Note: Setbacks established within the development agreement (RZ-16-16).
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Existing Buildings:
The applicant is proposing to convert the use of two (2) buildings; a residential dwelling unit into an
office and a garage into a storage building.
Height and Number of Stories of Existing Buildings:
The office building is seventeen (17) feet in height and the storage building is fifteen (15) feet in height.
Gross Floor Area of Existing Buildings:
The proposed office building is 944 -square feet and the proposed storage building is 528 -square feet.
On and Off -Site Circulation:
A 1,600 -square foot (approximately) paved parking lot provides parking for vehicles using this site.
One 20 -foot wide shared driveway is located on the west property line and shared with the property to
the west of this site. The driveway provides access to East State Street.
K. BUILDING DESIGN FEATURES:
Roof: Architectural single (Sienna Blend)
Walls: Hardboard siding (Grey), Craft Peak Ledge stone (Tortoise Shell)
Windows/Doors: Pella windows (Black), Alderwood doors
Fascia/Trim: Hardboard (White), Cedar Shake (Driftwood), Heavy Timber (Douglas Fir — Burnt
Hickory Stain)
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are two existing trees that are to be
removed from the site. The rest of the trees around the existing dwelling unit are to be protected and
retained. One (1) eighteen -foot (18') tall pine tree and one (1) six inch (6") caliper cherry tree.
Tree Replacement Calculations: The eighteen -foot (18') tall pine tree is equivalent to three (3) six-foot
(6') evergreen trees. The six inch (6") caliper cherry tree would require twelve inches (12") of tree
caliper to be replaced on site. The applicant is proposing all evergreen trees proposed to be planted on
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site to be two feet (2') taller than the required six foot (6'). The applicant is proposing to plant
deciduous trees that range one-half inch (1/2") to one inch (1") larger than what is required to be planted
on site.
Species Size Mitigation
Pine 18' 9 — evergreen trees at 2' above minimum planting size = 18'
Cherry 6" 6 — deciduous trees at 1" above minimum planting size = 12"
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along South Academy Lane but no street trees are proposed
along East State Street.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping, for the parking area located on the west side of the storage building, is
proposed on the north side of the parking area but none is proposed on the south side of the
parking area.
b. Interior Landscaping: N/A
M. TRASH ENCLOSURES: N/A
N. MECHANICAL UNITS:
The application indicates ground mounted mechanical units for the office building; however, the site
and landscape plans do not show the location of the ground mounted mechanical unit.
O. 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.
P. SIGNAGE:
No signs are proposed with this application. A separate design review application (DR -35-17) has
been submitted for the approval of a monument sign for the office building.
PUBLIC SERVICES AVAILABLE:
Q.
Preliminary approval letters from Central District Health Department and Eagle Fire Department have
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.
R. PUBLIC USES PROPOSED: None.
S. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
T. SPECIAL ON -SPIE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain - no
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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
U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required.
V. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached. Comments, which
appear to be of special concern, are noted below:
Ballantyne Ditch
Central District Health Department
Eagle Fire Department
Eagle Parks and Recreation Department
Tesoro Logistics NW Pipeline
W. LETTERS FROM THE PUBLIC: None received to date.
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
6.3 Land Use Designations
The Comprehensive Plan Land Use Map (adopted February 10, 2015), designates this site as the
following:
Mixed Use
Suitable primarily for a variety of uses such as limited office, limited commercial, and residential
developments. Uses should complement uses within Downtown Eagle. Development within this land
use designation should be required to proceed through the PUD and/or Development Agreement
process, see specific planning area text for a complete description. An allowable density of up to 20
units per 1 acre.
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6.8.13 — Downtown Eagle Plan
Land Use Intensity
Guide to Downtown Generalized (unspecified areas)
Land Use Mixture
al .Jigh Density
Residential
13+ Unite per acre
Medium/High
Density Residential
8.12 Units per acre mar
Medium Density
Residential
4.8 Units per acre max
Low Density
Residential
3-4 Unite per acre
J
Regional Rt.
300000+ Sq ft
Marl -et Scale:N Ada JIII
County
General
Commercial &
Retell
34000 -160,000 Sq ft ma
Neighborhood
Retail & Services
10000.60,000Sgit max
High Density
Employment
4-5 Stories
Mixed
Development/
Employment
3.4 Stories
Local
SupportlBoutique
Upto5000Sgf
Niche Market
Low Density
Office
J
1
The highlighted usos above represent the combined uses that are appropriate in areas NOT contained in a specific
subarea. The partial inclusion of a land use indicates a limited potential or opportunity for that land use in the area.
Pate 9
B. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
3.5 The conditions, covenants and restrictions for the Property shall contain at least the following:
(d) A requirement for all fencing located adjacent to open space to be open -style such as wrought
iron, extruded aluminum (looks identical to wrought iron), or three -rail -type wooden decorative
fencing. All other fencing (ie. cedar fencing, vinyl, chainlink) shall be prohibited.
C. PRELIMINARY PLAT PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
• Trees shall be placed at the front of each lot generally at each side property line, or as approved
by the Design Review Board. Prior to the City Clerk signing the final plat the applicant shall
either install the required trees, sod, and irrigation or provide the City with a letter of credit for
150% of the cost of the installation of all landscape and irrigation improvements. Trees shall be
installed prior to obtaining any occupancy permits for the homes. A temporary occupancy may
be issued if weather does not permit landscaping. Partial reduction of the surety may be permitted
for any portion of the development that is completed, including street trees that have been
installed. On-going surety for street trees for all undeveloped portions of the development will be
required through project completion.
• All living trees that do not encroach upon the buildable area on any lot shall be preserved, unless
otherwise determined by the Design Review Board. A detailed landscape plan showing how the
trees will be integrated into the open space areas or private lots (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 application. Construction fencing shall be installed (pursuant to the
Design Review Board's direction) to protect all trees that are to be preserved, prior to the
commencement of any construction on the site.
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D. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1 General Applicability:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi -family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• Eagle City Code Section 8 -2A -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.
• Eagle City Code Section 8-2A-6(A)(5)(b)
The location and design of transformers, pad mount and roof mounted mechanicals and electrical
equipment shall be reviewed and approved by the design review board. All roof mounted
mechanicals shall be completely screened from view through the use of a parapet wall when
utilizing a flat roof design or shall be enclosed within the building when utilizing a roof design
other than a flat roof. "Screened from view" shall mean "not visible" at the same level or
elevation of the parapet wall (e.g., the perspective generally as shown on an elevation plan);
• Eagle City Code Section 8 -2A -6(B)(3) Fences:
a. Block (with columns), which may include brick, rock, stone or similar veneer;
b. Brick (with columns);
c. Wrought iron;
d. Decorative wood and vinyl fencing may be permitted if the city determines that the style of
fence proposed is complementary to the building architecture and overall site design;
e. Dog ear cedar, fir, chainlink, barbwire, razor wire, and similar high maintenance and/or
unsightly fencing is prohibited.
• 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:
Existing Tree
Replacement
1 inch to 6 inches caliper
2x caliper of tree removed
61/4 inches to 12 inches
1.5x caliper of tree removed
12'/4 inches or more lx caliper of tree removed
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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.
In all cases, planting within public rights of way shall be with approval from the public and/or
private entities owning the property.
• Eagle City Code Section 8 -2A -7(J) Buffer Areas/Common Lots:
1. Definition: A transition zone or buffer area consists of horizontal space (land) and vertical
elements (plants, berms, fences, or walls). The purpose of such buffer space is to physically
separate and visually screen adjacent land uses which are not fully compatible due to differing
facilities, activities, or different intensities of use, such as townhouses and a convenience store,
or a high volume roadway and residential dwellings.
2. Minimum Requirements:
a. When a commercial or industrial use abuts a residential use, a ten foot (10') wide by six
foot (6') high landscaped buffer is required.
b. When a parking lot abuts a residential activity, a five foot (5') wide by six foot (6') high
landscaped buffer is required.
c. To conceal outdoor storage areas, trash receptacles, exposed equipment associated with any
commercial or industrial activity, and off street loading when adjacent to or in view from a
residential activity or public street right of way, a five foot (5') wide by six foot (6') high
landscaped buffer is required.
3. Materials:
a. All buffer areas shall be comprised of, but not limited to, a mix of evergreen and deciduous
trees, shrubs, and ground cover in which evergreen plant materials comprise a minimum of
sixty percent (60%) of the total plant material used.
b. Height requirements shall be accomplished with plant material, with a fence or decorative
wall.
c. The required buffer area shall result in an effective barrier within three (3) years and be
maintained such that sixty percent (60%) or more of the vertical surface is closed and
prevents the passage of vision through it.
d. Chainlink fencing, with slats or otherwise, and cedar fencing is prohibited for screening.
• Eagle City Code Section 8 -2A -7(M)(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.
E. DISCUSSION:
• The applicant is requesting design review approval to construct the common area landscaping
within Larkin Village Subdivision, a 1.55 -acre development with 17 -lots (11 -buildable, 5 -
common, 1 -commercial). Additionally, the applicant is requesting approval to convert the
existing 944 -square foot residential dwelling into an office building and the 528 -square foot
garage into a storage building. The architectural style of the existing structures would be
considered "Craftsman" style. The applicant has replaced the siding and added a stone wainscot
around the base of the office building, wood shakes in the gable ends, and heavy timbers. The
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enclosed entry on the north building elevation has been removed; however, the covered entry still
remains but heavy timbers have been added at each corner of the covered entry. Staff defers
comment regarding building design and colors to the Design Review Board.
• The landscape plan, date stamped by the city on July 5, 2017, shows a six foot (6') high (4 -foot
solid, 2 -foot lattice) white vinyl fence to be constructed on the east property line and for one
hundred feet (100') along the southern property line. Pursuant to the development agreement,
open -style fencing such as wrought iron, extruded aluminum, or three -rail -type wooden
decorative fencing is permitted. Vinyl, cedar, and chainlink fencing is prohibited within this
development. The applicant should be required to provide a revised landscape plan showing the
fence along the east and south property lines to be open -style fencing such as wrought iron,
extruded aluminum, or three -rail -type wooden decorative fencing. The revised landscape plan
should be reviewed and approved by staff and one (1) member of the Design Review Board prior
to the City Clerk signing the final plat or the issuance of a zoning certificate, whichever occurs
first.
• The landscape plan, date stamped by the city on July 5, 2017, shows a power pole located near
the northeast corner of the site with a note indicated the power pole is to be relocated. Pursuant to
Eagle City Code, all cable, electrical, and telephone service systems are to be installed
underground. The applicant should be required to provide a revised landscape plan showing all
overhead cable, electrical, and telephone service systems to be installed underground. The
revised landscape plan should be reviewed and approved by staff prior to the City Clerk signing
the final plat or the issuance of a zoning certificate, whichever occurs first.
• The application, date stamped by the city on July 5, 2017, indicates the proposed office building
will have a ground mounted mechanical unit; however, the landscape plan does not show the
location. Pursuant to Eagle City Code, pad mounted mechanical equipment is to be screened
from view. The applicant should be required to provide a revised landscape plan showing the
location of the ground mounted mechanical unit for the office building and how it will be
screened from view by landscaping or a screen wall and landscaping. The revised landscape plan
should be reviewed and approved by staff and one member of the Design Review Board prior to
the City Clerk signing the final plat or the issuance of a zoning certificate, whichever occurs first.
• The photos of the proposed office building, date stamped by the city on July 5, 2017, show
chainlink fencing is located on the south and east sides of the building. Pursuant to the
development agreement and Eagle City Code, chainlink fencing is prohibited. The development
agreement specifically approved open -style fencing such as wrought iron, extruded aluminum, or
three -rail -type wooden decorative fencing. The applicant should be required to provide a revised
landscape plan showing the location of any fencing proposed around the office building. All
chainlink fencing located on-site should be removed. Detailed cut sheets showing the style,
height, color, etc. should be submitted. The revised landscape plan and detailed cut sheets should
be reviewed and approved by staff and one member of the Design Review Board prior to the City
Clerk signing the final plat or the issuance of a zoning certificate, whichever occurs first.
• The landscape plan, date stamped by the city on July 5, 2017, shows a common lot (Lot 3)
proposed between the commercial lot (Lot 2) and the first residential lot (Lot 4). The common lot
is shown to be landscaped with sod. Pursuant to Eagle City Code, when a commercial use abuts a
residential use, a ten foot (10') wide by six foot (6') high landscaped buffer is required. The
applicant should be required to provide a revised landscape plan showing a ten foot (10') wide by
six foot (6') high landscaped buffer on Lot 4, Block 1 to screen the commercial office use from
the residential dwellings to the south. The revised landscape plan should be reviewed and
approved by staff and one member of the Design Review Board prior to the City Clerk signing
the final plat or the issuance of a zoning certificate, whichever occurs first.
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• Several years ago, curb, gutter, and a separated 5 -foot wide sidewalk was constructed adjacent to
East State Street by ACHD. The drainage constructed with that project consisted of swales
located between the sidewalk and the back of curb and was finished with sand in the bottom with
large cobblestones on the edges of the swales. While the completion of the sidewalk is a benefit
to the pedestrians, the design of the streetscape does not comply with the City of Eagle
streetscape requirements. Pursuant to Eagle City Code, sidewalks are to be separated 8 -feet from
the curb along all streets and planted with street trees every 35 -feet. Pursuant to past action by
the Eagle Design Review Board, the street trees were permitted to be located on the back side of
the separated sidewalk and the cobblestones within the drainage swale were required to be
removed and replaced with sod. The landscape plan, date stamped by the city on July 5, 2017,
shows the cobblestone to be removed from the drainage swale and replaced with sod and
irrigation; however, the landscape plan does not show any street trees to be planted on the south
side of the separated sidewalk along East State Street. The applicant should be required to
provide a revised landscape plan showing street trees located on the south side of the separated
sidewalk along East State Street in compliance with Eagle City Code Section 8 -2A -7(M)(2). The
revised landscape plan should be reviewed and approved by staff prior to the City Clerk signing
the final plat or the issuance of a zoning certificate, whichever occurs first.
• The landscape plan, date stamped by the city on July 5, 2017, shows two (2) Bruns Serbian
Spruce trees to be planted at the western end of the first guest parking area located two hundred
eighty-five feet (285') south of East State Street. A twenty-five foot by eleven foot (25' x 11')
area of grass is proposed around these trees. It is staff's opinion that the grass should be extended
to the western edge of the two (2) parking spaces in order to complete the area with landscaping.
The applicant should be required to provide a revised landscape plan showing sod extending from
the western property line to the western edge of the two (2) guest parking spaces, located two
hundred eighty-five (285') south of East State Street. The revised landscape plan should be
reviewed and approved by staff prior to the City Clerk signing the final plat or the issuance of a
zoning certificate, whichever occurs first.
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 6 to 0 (Baer recused) to approve DR -34-17 for a design review application for the
common area within Larkin Village Subdivision, including converting a residential dwelling unit into an
office for Paradigm Construction, 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-16-16/PP-10-16.
2.
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3. Provide a revised landscape plan showing all overhead cable, electrical, and telephone service
systems to be installed underground to this site which shall beein on the north side of East State
Street. The revised landscape plan shall be reviewed and approved by staff prior to the City Clerk
signing the final plat or the issuance of a zoning certificate, whichever occurs first.
4. nroydc „ e sr4 11E4m,
office -building =A lw
isc3'_rx1vac pkar. u}' t k
5. Provide a revised landscape plan showing the location of any fencing proposed around the office
building. All chainlink fencing located on-site should be removed. Detailed cut sheets showing the
style, height, color, etc. should be submitted. The revised landscape plan and detailed cut sheets shall
be reviewed and approved by staff and one member of the Design Review Board prior to the City
Clerk signing the final plat or the issuance of a zoning certificate, whichever occurs first.
6. Provide a revised landscape plan showing a ten foot (10') wide by six foot (6') high landscaped buffer
on Lot 4, Block 1 to screen the commercial office use from the residential dwellings to the south. The
revised landscape plan shall be reviewed and approved by staff and one member of the Design
Review Board prior to the City Clerk signing the final plat or the issuance of a zoning certificate,
whichever occurs first.
7. Provide a revised landscape plan showing street trees located on the south side of the separated
sidewalk along East State Street in compliance with Eagle City Code Section 8 -2A -7(M)(2). The
revised landscape plan shall be reviewed and approved by staff prior to the City Clerk signing the
final plat or the issuance of a zoning certificate, whichever occurs first.
8. Provide a revised landscape plan showing sod extending from the western property line to the western
edge of the two (2) guest parking spaces, located two hundred eighty-five (285') south of East State
Street. The revised landscape plan shall be reviewed and approved by staff prior to the City Clerk
signing the final plat or the issuance of a zoning certificate, whichever occurs first.
9. Provide a revised landscape plan showing the location of a bicycle rack near the office building.
Provide detailed cut sheets showing the style, materials, color, size, etc. of the bicycle rack. The
revised landscape plan and detailed cut sheets shall be reviewed and approved by staff prior to the
City Clerk signing the final plat or the issuance of a zoning certificate, whichever occurs first.
10. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
11. 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.
12. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
13. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
14. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
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15. No signs are proposed with this application and none are approved.
16. Provide a revised landscape elan showing all parking areas to be paved or completed with pervious
pavers. The revised landscape plan shall be reviewed and approved by staff and one member of the
Design Review Board prior to the City Clerk sig nine the final plat or the issuance of a zoning
certificate. whichever occurs first.
17. Provide a revised landscape Dlan showing the vinyl fence to begin on the east side of the development
in alignment with the common lot (Lot 3. Block 1). The style and material of fence shall match the
style and material of the existing fence located on the west property line of the development. The
revised landscape plan shall be reviewed and approved by staff prior to the City Clerk signing the
final plat or the issuance of a zoning certificate. whichever occurs first.
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
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.
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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
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.
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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
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
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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 -34-17) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and an office building and the common area landscaping for Larkin Village
Subdivision is permitted 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 an office
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
office 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 office building is in conformance with the required setbacks and
height restrictions;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the applicant has
provided pedestrian circulation from the north end of the development to the south end of the
development and connectivity to the development to the south;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable commercial center in the area; and
I. No signs are proposed with this application. A separate design review application (DR -35-17) has
been submitted for a monument sign for the commercial office building and the sign will be
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required to be harmonious with the architectural design of the building and adjacent buildings, and
will not cover or detract from desirable architectural features since.
DATED this 24th day of August 2017.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
Robert Grubb, Cairman
Sharon : ergmann, Ea:e City Clerk
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