Findings - DR - 2018 - DR-18-98 MOD - Change Of Use From Daycare To Office, Including Modifications To The Exterior Elevations, Landscaping, Additional ParkingBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A CHANGE )
OF USE FROM CHILDCARE (DAYCARE )
CENTER)/SCHOOL (PRIVATE) TO OFFICE )
(BUSINESS AND PROFESSIONAL), INCLUDING )
MODIFICATIONS TO THE EXTERIOR )
BUILDING ELEVATIONS, LANDSCAPING, AND )
THE CONSTRUCTION OF AN ADDITIONAL )
PARKING AREA FOR DENNIS BAKER )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -18-98 MOD
The above -entitled design review application came before the Eagle Design Review Board for their action
on January 25, 2018. 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:
Dennis Baker, represented by James Marsh with CSHQA, is requesting design review approval to
change the use of the building from Childcare (Daycare center)/School (private) to Office (business
and professional). The applicant is also requesting approval to modify the exterior building elevations,
landscaping, and to construct an additional parking area. The 2.43 -acre site is located on the west side
of South Rivershore Lane approximately 135 -feet north of West Inlet Bay Lane at 533 South Rivershore
Lane within Channel Center Subdivision.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on December 21, 2017. Supplemental
information was received by the City of Eagle on January 17, 2018 (arborist report).
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on January 3, 2018, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On July 28, 1998, the City Council approved a conditional use permit for a 9,500 -square foot
Montessori childcare center located within a proposed 13,500 -square foot multi -tenant building (CU -
2 -98).
On July 28, 1998, the City Council approved a conditional use permit for three (3) temporary structures
for a Montessori childcare center (CU -3-98).
On October 22, 1998, the City Council approved a design review application for a Montessori childcare
center and temporary structures (DR -18-98).
On April 14, 1999, the City Council approved a design review application for a building wall sign for
the Montessori childcare center (DR -17-99).
On October 6, 1999, the City Council approved a design review application for a monument sign for
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the building located at 655 South Rivershore Lane within Channel Center Subdivision (DR -30-99).
On August 15, 2001, the City Council approved a design review application for the master sign plan
for the Montessori multi -tenant building within Channel Center Subdivision (DR -3-01).
On July 26, 2005, the City Council approved a modification to the conditional use permit to add 4,459 -
square feet to the existing 9,500 -square foot Montessori childcare (space expansion within the same
building) and to expand the outdoor play area by 8,000 -square feet (CU -2-98 MOD).
In 2007, the multi -tenant building located at 655 South Rivershore Lane was readdressed to 533 South
Rivershore Lane.
E. COMPANION APPLICATIONS: None
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Commercial C-1 (Neighborhood Business Child Care facility
District)
Proposed No Change No Change Office
North of site Mixed Use C-1 (Neighborhood Business Dentist Office and vacant
District) parcel
South of site Commercial C-1 (Neighborhood Business Office Building
District)
East of site Commercial C-1 (Neighborhood Business Office Building
District)
West of site Public/Semi-public, C-1 (Neighborhood Business Vacant parcel, Boise River
Regional Open Space District)
Overlay, Floodway
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS:
There is an existing 13,729 -square foot building, mature landscaping, and paved parking areas which
were approved with the previous design review application (DR -18-98).
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I. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 2.43 -acres (105,850 -square feet) 2,000 -square feet (minimum)
Percentage of Site Devoted 13% (approximately — no change) 50% (maximum)
to Building Coverage
Percentage of Site Devoted 35% (approximately) 10% (minimum)
to Landscaping
Number of Parking Spaces 82 -parking spaces 55 -parking spaces (minimum)
Front Setback 135 -feet (East) 15 -feet (minimum)
Rear Setback 10 -feet (West) 0 -feet (minimum)
Side Setback 63 -feet (North) 0 -feet (minimum)
Side Setback 100 -feet (South) 0 -feet (minimum)
J. PARKING ANALYSIS:
Gross Floor Area of Existing Office Building: 13,729 -square feet
• Eagle City Code Section 8-4-5 requires 1 parking space per 250 -square feet gross floor area:
Office. business and professional — 1/250 square feet 13,729/250 square feet = 55 parking spaces
Proposed On-site Parking Spaces: 82 parking spaces
Required Parking Spaces: 55 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Office, business and professional")
K. GENERAL SITE DESIGN FEATURES:
Number and Uses of Existing Buildings:
The site consists of one (1) existing building. The building is proposed to be used as an office.
Height and Number of Stories of Existing Buildings:
The existing building is 18 -feet tall and one story.
Gross Floor Area of Existing Buildings: 13,729 -square feet
On and Off -Site Circulation:
A 29,697 -square foot (approximately) paved parking lot provides parking for vehicles using this site.
One 26 -foot wide drive aisle is located on the east property line of this site and provides access to South
Rivershore Lane. There are also three (3) shared drive aisles and cross access with the property to the
south that also provide access to South Rivershore Lane.
L. BUILDING DESIGN FEATURES:
Roof: TPO (white)
Walls: EIFS (beige, off-white), brick (red)
Windows/Doors: Aluminum (clear anodized aluminum, beige), Metal awnings (black)
Fascia/Trim: Metal (beige)
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M. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are existing trees on the site. The
applicant is proposing to remove ten (10) existing trees. All other trees will be protected and retained.
Below is a list of the existing trees proposed to be removed with their respective conditions identified
within the arborist report, date stamped by the city on January 17, 2018.
Tree Specie Caliper Condition
Atlas Cedar 6" caliper Dead and already removed.
Planted too deep — majority of
graft union is below ground
Atlas Cedar 6" caliper / 12' tall Poor — Growing into canopy of
river birch, dead limbs, foliage
yellowing, planted too deep —
no root flair, taper, graft union
below ground
Clump River Birch 22" caliper / 25' - 30' tall Good — crowded growing
conditions, poor pruning
practices, tree is leaning
Austrian Pine 9" caliper / 25' - 30' tall Fair — structural concerns,
evidence of pitch moth,
euonymus groundcover
beginning to climb the trunk,
planted too deep — no root flare
or trunk taper
Colorado Blue Spruce 8.5" caliper / 20' — 25' tall Fair — crowded between
Austrian Pine and giant
Sequoia, euonymus ground
cover beginning to climb the
trunk, planted too deep — no
root flare or taper; suspect
girdling roots, exposed roots
12.5" caliper / 20' — 25' tall Good — slight lean 3' up from
the ground
6" caliper / 15' tall Dead — planted too deep, no
root flare or taper, borer exit
wounds, lost its central leader
Giant Sequoia
Atlas Cedar
Sweet Gum
8" caliper / 25' tall
Fair — lopsided canopy, planted
too deep — no root flare and not
much taper, suspect girdling
roots or girdling due to bailing
twine, central leader didn't
thrive
Autumn Purple Ash 12" caliper / 20' — 25' tall Fair — Borer exit wounds,
planted too deep, graft is below
soil line, girdling root visible,
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no root flare or taper,
codominant leaders with
included bark, mower wounds
on surface roots
Autumn Purple Ash 7" caliper / 15' tall Fair — canopy small, dead
limbs within canopy, 5' long,
vertical sunscald wound that
has healed over, 2' up from
soil line — 2 old mower
wounds, mower wounds on
surface roots, borer exit
wounds, planted too deep —
graft is below soil line, girdling
root visible, no root flare or
taper
Tree Replacement Calculations:
The applicant is proposing to remove eight (8) trees from the site that have been identified as fair, poor,
or dead condition. These trees should not require mitigation. The applicant is proposing to remove two
(2) trees from the site that have been identified as in good condition (Clump River Birch — 22" caliper,
Giant Sequoia -- 20' — 25' tall). Required mitigation for these trees will be 22 caliper inches (deciduous)
and 20 -feet — 25 -feet (coniferous). All other trees are proposed to be protected and retained. See
discussion section under staff analysis herein (page 10) for more details.
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: There are existing street trees along South Rivershore Lane.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping: 10% interior landscaping is required, 22% is proposed.
N. TRASH ENCLOSURES:
There are currently two (2) existing trash enclosures. The applicant is proposing to remove one (1) of
the existing trash enclosures where the new parking area is proposed to be constructed and keep the
one (1) existing trash enclosure located on the north side of the main drive aisle located 105 -feet west
of South Rivershore Lane.
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.
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Q.
SIGNAGE:
No signs are proposed with this application. A separate design review application is required to be
submitted for the approval of signs proposed on the site.
R. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. A water
service approval has not been received to date. Approval of the water company having jurisdiction
will be required prior to issuance of a building permit.
S. PUBLIC USES PROPOSED: None.
T. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists.
U. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat — yes, adjacent to the Boise River
Floodplain — yes, located within the floodway and 100/500 year floodplain
Mature Trees - yes
Riparian Vegetation - yes
Steep Slopes - no
Stream/Creek — yes, adjacent to the Boise River
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - unknown
Wildlife Habitat — yes, adjacent to the Boise River
V. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required.
W. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report:
Andeavor (formerly Tesoro Logistics NW Pipeline
Department of Environmental Quality
Eagle Fire Department
Idaho Transportation Department
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:
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
Commercial
Suitable primarily for the development of a wide range of commercial activities including offices,
retail and service establishments. Uses should complement uses within Downtown Eagle.
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B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi -family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• Eagle City Code Section 8 -2A -6(B)(4): Decks and patios:
a. Concrete (stamped finish and smooth finish);
b. Brick pavers;
c. Wood -polymer composite lumber;
d. Wood (pressure treated, redwood).
• 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:
Existin2 Tree Replacement
1 inch to 6 inches caliper
6'/4 inches to 12 inches
121/4 inches or more
2x caliper of tree removed
1.5x caliper of tree removed
1 x 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.
In all cases, planting within public rights of way shall be with approval from the public and/or
private entities owning the property.
Example: An eight inch (8") caliper tree is removed, an acceptable replacement would be three
(3) 4 -inch caliper trees or four (4) 3 -inch caliper trees.
2. Damage During Construction: Existing trees or shrubs that are retained shall be protected from
damage to bark, branches, or roots during construction. Construction or excavation occurring
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within the drip line of any public or private retained tree or shrub may severely damage the tree
or shrub. Any severely damaged tree or shrub shall be replaced in accordance with subsection
Cl of this section.
3. Grade Changes And Impervious Surfaces: Grade changes and impervious surfaces shall be
allowed at a distance from the trunk of a retained tree equal to the diameter of the tree trunk
plus six feet (6'), or to the drip line, whichever is furthest from the trunk.
4. Minimum Landscaping: Existing vegetation which is to be retained may be used to satisfy the
minimum required landscaping. (Ord. 699, 5-28-2013)
• Eagle City Code Section 8 -2A -7(K)(4): Parking Lot Interior Landscaping:
b. Additional Requirements:
(1) No interior planter shall be less than five feet (5') in any dimension.
(4) Deciduous shade trees and ground covers or low shrubs are recommended as primary
plantings in interior landscaped areas. Deciduous shade trees are to be clear branched to a
height of six feet (6').
(5) A terminal island for a single row of parking spaces shall be landscaped with at least one
tree and shrubs, ground cover, or grass. A terminal island for a double row of parking spaces
shall contain not less than two (2) trees and shrubs, ground cover, or grass.
• Eagle City Code Section 8-2A-7(0): Alternate Methods of Compliance:
1. Project Conditions: It is not the intent of these landscape requirements to inhibit creative
solutions to land use problems. Under certain site conditions, a strict interpretation of
requirements may be either physically impossible or impractical. Alternative compliance is a
procedure that allows certain modifications to existing regulations within this section.
Requests for use of alternative landscaping schemes are justified only when one or more of the
following conditions apply:
a. The sites involve space limitations or unusually shaped parcels;
b. Topography, soil, vegetation, or other site conditions are such that full compliance is
impossible or impractical;
c. Due to a change of use of an existing site, the required buffer yard is larger than can be
provided; and
d. Safety considerations are involved.
2. Request For Alternative Method Of Compliance: The applicant must provide the city with a
written request if an alternative method of compliance is proposed. The request shall state
which requirement as set forth within this section is to be modified, what project conditions
stated within subsection 01 of this section justify using the proposed alternative, and how the
proposed alternative equals or exceeds said requirement.
3. Tree Fund: Persons applying for an alternative method of compliance for relief from
regulations that require all existing trees to remain on site may elect to make a financial
contribution to the Eagle city tree fund in lieu of retaining all trees on site. The condition(s)
which warrants the need for the tree fund alternate method of compliance shall be specified in
the application submitted under subsection 02 of this section. If the application is approved,
the amount to be contributed by the applicant will be based upon the total caliper inches of
deciduous tree(s) removed from the site and the total vertical feet of coniferous trees removed
from the site. Cost per caliper inch for deciduous trees and cost per vertical foot for coniferous
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trees shall be determined by resolution of the city council. The applicant shall have the right to
review and consider the value determination, and following said review, to reapply for other
alternative methods of compliance, without prejudice, in accordance with subsection 02 of
this section. (Ord. 462, 11-11-2003)
• Eagle City Code Section 8-4-4-2(A): Site and Building Lighting:
6. Except as otherwise permitted within this title, incandescent lights, two hundred fifty (250)
watt maximum high pressure sodium lights, 3000K maximum LED lights (or approved
equivalent) shall be the only type of site and building lighting permitted.
C. DISCUSSION:
• The applicant is proposing to change the use of the existing building from Childcare (Daycare
center)/School (private) to Office (business and professional). In addition, the applicant is
proposing to modify the exterior of the building, landscaping, and to construct an additional
parking area. The applicant has described the architectural style of the improvements as
"Italianate" which is one of the nine architectural styles identified in the Eagle Architectural and
Site Design Book. Lamb Weston currently uses the office building to the south of this site as their
headquarters. The company is expanding their office space to include this building. The
applicant's justification letter states, "Many of our design moves are to better match and
complement the neighboring Lamb Weston office to create a common look between the two (2),
creating a "campus feel for the company."
Staff defers comment regarding the building design and colors to the Design Review Board.
• The landscape plan identifies a patio area located on the west side of the building. Note 9 on sheet
LPOO states, "New Stamped Concrete Patio," but a detail showing the style and color of the
stamped concrete patio was not submitted. The applicant should be required to provide a revised
landscape plan showing the style and color of the proposed stamped concrete patio. The revised
landscape plan should be reviewed and approved by staff and one member of the Design Review
Board prior to the issuance of a zoning certificate.
• The landscape plan identifies a patio area with a walkway on the west side of the building. There
appears to be a landscape area between the patio and the walkway; however, the landscape plan
does not show what is proposed in this area. The applicant should be required to provide a revised
landscape plan identifying the material or landscaping that is proposed between the walkway and
the patio area on the west side of the building. The revised landscape plan should be reviewed and
approved by staff and one member of the Design Review Board prior to the issuance of a zoning
certificate.
• The applicant is proposing to remove ten (10) trees from the site. The arborist report, date
stamped by the city on January 17, 2018, identifies eight (8) trees that are in fair condition, poor
condition, or dead and two (2) trees that are in good condition. The two (2) trees identified as in
good condition are identified in the arborist report as Tree 3 and Tree 6.
Tree 3 located on the east side of the property is a 22 -inch caliper, 25 -30 -foot tall Clump River
Birch. The tree is located within the proposed parking area and is identified as in good condition.
Replacement mitigation for this tree is 22 caliper inches or eleven (11) — 2 -inch caliper trees.
Tree 6 located on the east side of the property is a 12.5 -inch caliper, 20 -25 -foot tall Giant
Sequoia. The tree is located within the proposed parking area and is identified as in good
condition. Replacement mitigation for this tree is 20 -25 -feet or four (4) — 6 -7 -foot tall coniferous
trees.
The applicant is proposing six (6) trees around the new parking area that are required; however,
they are 3 -inch caliper trees. Eagle City Code Section 8 -2A -7(E) requires a minimum acceptable
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size for deciduous trees to be 2 -inch caliper. The applicant should receive 6 -caliper inches toward
their mitigation for the installation of 3 -inch caliper trees instead of the required 2 -caliper trees.
The applicant has not identified how they are proposing to address the remainder of the required
mitigation (16 -caliper inches [eight (8) — 2 -inch caliper deciduous trees] and 20 -25 -feet tall
coniferous [four (4) — 6 -7 -foot tall coniferous trees] totaling 12 trees). The applicant should be
required to provide a revised landscape plan showing an additional twelve (12) trees on the site
-or- request an alternate method of compliance in accordance with Eagle City Code Section 8-2A-
7(0) which may permit a contribution to the tree fund in lieu of replacing the twelve (12) trees on
site. Using the value of $350.00 (cost for one 2" caliper tree plus installation) x 12 (replacement
total) the applicant may contribute $4,200.00 (twelve (12) trees x $350.00 per tree) to the tree
fund in lieu of replacing the trees on site.
The revised landscape plan (showing 12 additional trees planted on site) should be reviewed and
approved by staff and two members of the Design Review Board -or- contribute $4,200.00 to the
tree fund in lieu of planting the 12 trees, prior to issuance of a zoning certificate.
• The landscape plan identifies an existing parking lot terminal island near the entrance to the
building that does not have an existing tree. Eagle City Code Section 8-2A-7(K)(4)(b)(5) requires
a terminal island for a single row of parking spaces to have at least one tree and shrubs, ground
cover, or grass. The applicant should be required to provide a revised landscape plan showing a
tree proposed within the parking lot interior island located near the building entrance. The revised
landscape plan should be reviewed and approved by staff and one member of the Design Review
Board prior to the issuance of a zoning certificate.
• The landscape plan identifies fourteen (14) Mohave Pyracantha shrubs on the west property line
of the site. The shrubs grow to reach 8 to 12 feet tall and wide. The greenbelt pathway is
approximately 6 -feet off of the property line. Staff is concerned with the size of these shrubs and
the proximity to the pathway. Staff defers comment regarding the size of the Mohave Pyracantha
and proposed location to the Design Review Board.
• Sheet E0.1 identifies building mounted sign lighting that are LED and 4000 Kelvin. Eagle City
Code Section 8-4-4-2(A)(6) requires LED lighting to not exceed 3000 Kelvin. The applicant
should be required to provide a revised detailed cut sheet for the building mounted sign lighting
identifying the illumination type, lumen output, wattage, and showing the LED lighting at a
maximum of 3000 Kelvin. The detailed cut sheet should be reviewed and approved by staff prior
to the issuance of a zoning certificate.
STAFF RECONINIENDATION 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 January 25, 2018,
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 DELIBERATION: (Granicus time 08:32)
Upon completion of the applicant's and staff's presentations, the Board discussed during deliberation that:
• The Board is in favor of the exterior architectural modifications.
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• The Board affirms the building modifications will complement the surrounding buildings.
BOARD RECOMMENDATION:
The Board voted 6 to 0 (Baer absent) to recommend approval of DR -18-98 MOD for a design review
application for a change of use of the building from Childcare (Daycare center)/School (private) to Office
(business and professional) including modifying the exterior building elevations, landscaping, and to
construct an additional parking area for Dennis Baker, with the following staff recommended site specific
conditions of approval and standard conditions of approval with text shown with underline to be added by
the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of DR -18-98.
2. Provide a revised landscape plan showing the style and color of the proposed stamped concrete patio.
The revised landscape plan shall be reviewed and approved by staff and one member of the Design
Review Board prior to the issuance of a zoning certificate.
3. Provide a revised landscape plan identifying the material or landscaping that is proposed between the
walkway and the patio area on the west side of the building. The revised landscape plan shall be
reviewed and approved by staff and one member of the Design Review Board prior to the issuance of
a zoning certificate.
4. Provide a revised landscape plan showing an additional twelve (12) trees on site -or- request an
alternate method of compliance in accordance with Eagle City Code Section 8-2A-7(0) which may
permit a contribution to the tree fund in lieu of replacing the twelve (12) trees on site. The revised
landscape plan (showing 12 additional trees planted on site) shall be reviewed and approved by staff
and two members of the Design Review Board -or- contribute $4,200.00 to the tree fund in lieu of
planting the 12 trees, prior to issuance of a zoning certificate.
5. Provide a revised landscape plan showing a tree proposed within the parking lot interior island
located near the building entrance. The revised landscape plan shall be reviewed and approved by
staff and one member of the Design Review Board prior to the issuance of a zoning certificate.
6. Provide a revised detailed cut sheet for the building mounted sign lighting identifying the illumination
type, lumen output, wattage, and showing the LED lighting at a maximum of 3000 Kelvin. The
detailed cut sheet shall be reviewed and approved by staff prior to the issuance of a zoning certificate.
7. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
8. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing
this project, prior to the issuance of a zoning certificate and/or upon receipt of an invoice by the City,
whichever occurs first.
9. The applicant shall be required to comply with any applicable conditions placed
the City Engineer.
10. Submit payment to the City for the Planning and Zoning plan review at the time
submittal.
on this application by
of building permit
11. No ground mounted mechanical units are proposed with this application and none are approved.
12. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
13. No signs are proposed with this application and none are approved.
14. The design elements of the exterior modification shall match the building to the south (599 South
Rivershore Lane).
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15. Provide a revised landscape plan showing the location of the pathway west of the site in proximity to
the proposed fourteen (14) Mohave Pvracantha shrubs to assure the shrubs do not impede pedestrian
traffic on the pathway. The revised landscape plan shall be reviewed and approved bv_ staff and one
member of the Design Review Board.
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.
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
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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 Tight inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of
all dust, trash, weeds and other debris.
13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted
to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first. The letter shall include the following comments and minimum requirements, and any other
items of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600 -square feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other
area designated by the City Council or Eagle City Park and Pathway Development Committee for a
path or walkway shall be approved in writing by the Eagle City Park and Pathway Development
Committee prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
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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
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.
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CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR -18-98 MOD) 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 modifications to an office building is permitted with the approval of a
design review application within the C-1 (Neighborhood Business District) zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the existing building is being modified 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 an additional parking area is being constructed,
the site meets the required parking for an office, and the drive aisles are designed in conformance
with Eagle City Code 8-4-5;
D. Will not interfere with the visual character, quality, or appearance of the surrounding area and city,
and where possible, enhance the continuity of thematically common architectural features since the
proposed modification to the existing building have been designed with quality materials and
similar features utilized on other buildings within the development and will enhance the character
of the area;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the existing
building has been designed with quality materials and similar features utilized on the building to
the south within the development 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 existing 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 existing parking lot
and proposed parking lot have been designed with connectivity to the adjacent sites;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable commercial center in the area; and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the subdivision, and will not cover or detract from
desirable architectural features.
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DATED this 8th day of February 2018.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
""-; --7--- ----7—.<1
Robert G bb, Chairman
ATTEST:
Yr A
Sharon ' Bergmann, agle City Clerk
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