Findings - DR - 2018 - DR-15-18 - Retail Building For O'reilly Auto Parts In Eagle Island MarketplaceBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW FOR A RETAIL
BUILDING FOR O'REILLY AUTO PARTS
WITHIN EAGLE ISLAND MARKETPLACE
FOR O'REILLY AUTO ENTERPRISES, LLC
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -15-18
The above -entitled design review application came before the Eagle Design Review Board for their action
on April 26, 2018, May 10, 2018, and May 24, 2018. The Board continued the item to June 14, 2018, and
made their decision at that time. 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:
O'Reilly Auto Enterprises, LLC, represented by Thom Lundberg with Craig A. Schneider, AIA,
Architect, is requesting design review approval to construct a 7,800 -square foot retail building for
O'Reilly Auto Parts. The 1.42 -acre site is located on the north side of West Chinden Boulevard Road
approximately 1,060 -feet east of North Linder Road at 1200 West Chinden Boulevard within Eagle
Island Marketplace (Lot 8, Block 1, Lazy P Subdivision).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on March 22, 2018.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on March 26, 2018, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On February 24, 2009, the Eagle City Council approved a Comprehensive Plan Map and Text
amendment and annexation (once contiguous) and a rezone with development agreement for this site
(CPA -5-08 & A-03-08 & RZ-08-08).
On July 14, 2009, the Eagle City Council approved a design review application for the common area
landscaping for Eagle Island Marketplace, including Fred Meyer and eight (8) multi -tenant
retail/restaurant buildings within Lazy P Subdivision (aka Eagle Island Marketplace) (DR -13-09).
On July 14, 2009, the Eagle City Council approved a design review application for the master sign
plan for Eagle Island Marketplace (DR -14-09).
On November 10, 2010, the Ada County Board of County Commissioners approved a comprehensive
plan amendment, rezone with development agreement, master site plan and preliminary plat for Eagle
Island Marketplace (CPA -05-08, A-03-08, and RZ-08-08).
On November 23, 2010, the Eagle City Council approved Ordinance No. 652 for an annexation and
rezone with development agreement of the property associated with Eagle Island Marketplace.
Ordinance No. 652 also recognized the vested development rights associated with the approved Ada
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County preliminary plat application number 201000571-S.
On February 8, 2011, the Eagle City Council approved a final plat application for the Lazy P
Subdivision (FP -01-11).
On April 5, 2012, Eagle City Staff approved a design review sign application to modify the master
sign plan for Eagle Island Marketplace (DR -14-09 MOD).
E. COMPANION APPLICATIONS: DR -16-18 (O'Reilly Auto Parts building and monument signage)
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
Existing
Proposed
COMP PLAN ZONING
DESIGNATION DESIGNATION
Mixed Use
No Change
North of site Mixed Use
South of site Meridian AOI
East of site Mixed Use
West of site Mixed Use
C -3 -DA (Highway Business
District with development
agreement)
No Change
C -3 -DA (Highway Business
District with development
agreement)
RUT (Rural Urban Transition
— Ada County designation)
MU -DA (Mixed Use with
development agreement)
C -3 -DA (Highway Business
District with development
agreement)
LAND USE
Vacant Lot within Eagle
Island Marketplace
Retail building
Vacant Lot within Eagle
Island Marketplace
Chinden Boulevard
Multi -tenant retail/
restaurant building
Fuel Center
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS: Vacant lot within Lazy P Subdivision (Eagle Island
Marketplace).
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I. SITE DATA:
SITE DATA
PROPOSED REQUIRED
Total Acreage of Site 1.42 -acres (62,109 -SF) 0.03 -acres (1,300 -square feet)
(minimum)
Percentage of Site Devoted 13% (approximately) 92% (maximum)
to Building Coverage
Percentage of Site Devoted 40% (approximately) 10% (minimum)
to Landscaping
Number of Parking Spaces 52 -parking spaces 32 -parking spaces (minimum)
Front Setback 55 -feet (South) 0 -feet
Rear Setback 61 -feet (North) 0 -feet
Side Setback 21 -feet (East) 0 -feet
Side Setback 177 -feet (West) 0 -feet
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) building to be utilized as a retail building.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately twenty-three and one half foot (23 1/2') high single -story
structure.
Gross Floor Area of Proposed Buildings:
The proposed retail building is approximately 7,800 -square feet.
On and Off -Site Circulation:
A 17,400 -square foot (approximately) paved parking lot provides parking for vehicles using this site.
One 30 -foot wide driveway is located near the north property line providing access to the east/west
common drive aisle within Lazy P Subdivision. No direct access is proposed to East Chinden
Boulevard.
K. BUILDING DESIGN FEATURES:
Roof: Sheet Metal Roofing (Galvalume)
Walls: Split face CMU (painted Sherwin Williams "Latte" SW6108), smooth face CMU (painted
Sherwin Williams "Softer Tan" SW6141), Stone veneer (Eldorado Stone Rustic Ledge; Sawtooth),
EFIS (Sherwin Williams "Kaffee")
Windows/Doors: Aluminum (Kawneer "Dark Bronze")
Fascia/Trim: Sheet metal over EFIS (painted Sherwin Williams "Latte" SW6108)
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There is existing landscaping throughout the
site. The parking lot for this site was improved when the Eagle Island Marketplace was developed.
The perimeter and interior landscaping was completed with the parking lot improvements. The
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applicant is proposing to retain all the existing landscaping with the exception of two trees; one is
currently located within a landscape island on the eastern side of the parking area and one is located on
the east side of the access driveway to this site. The applicant is proposing to remove the landscape
island from the east side of the parking lot and is proposing to widen the access driveway to this site,
thus removing both of the existing trees in these areas.
Tree Replacement Calculations: There are numerous trees located throughout the side.
have been identified as being removed and need mitigation; two Zelkova trees.
Tree Specie Condition
Zelkova
Zelkova
Good condition
Good condition
Caliper
4" caliper
5" caliper
Total Caliper Inches of Tree Required to be Replaced On Site
Two (2) trees
Replacement Inches Per ECC
8"
10"
18"
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees were planted along Chinden Boulevard by the developer of Eagle Island
Marketplace.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping exists around the perimeter of the parking lot.
b. Interior Landscaping: 10% interior landscaping is required, 17% is proposed.
M. TRASH ENCLOSURES:
One (1) 196 -square foot trash enclosure is proposed to be located near the southern driveway on East
State Street. The enclosure is proposed to be constructed of CMU walls and polymer composite
gates; all of which will match the materials and colors used in the construction of the building.
N. MECHANICAL UNITS:
The applicant is proposing to use roof mounted mechanical units. The roof mounted mechanical units
are proposed to be screened by the parapet walls. No ground mounted mechanical units are proposed
and none are approved.
O. OUTDOOR LIGHTING:
The electrical site plan shows the location of the site and building lighting. Detailed cut sheets of the
proposed lighting have been provided.
P. SIGNAGE:
No signs are proposed with this application. A separate design review application (DR -15-18) has
been submitted for the approval of signs proposed on this building and on the site.
Q. PUBLIC SERVICES AVAILABLE:
An approval letter from Meridian Fire Department will be required. 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.
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S. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
T. 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
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 to the staff report.
Ada County Highway District
Andeavor (fka Tesoro Logistics NW Pipeline)
Eagle Park, Pathway, and Recreation
Idaho Transportation Department
Republic Services
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:
Mixed Use
Suitable for a mixture of uses including limited office, limited commercial and residential. Residential densities
within the designation is up to 20 units per acre but density will be determined on a site by site basis. Uses should
complement and not take away from downtown Eagle. Development within this land use designation should be
required to proceed through the PUD and/or development agreement process. See the planning area text for a
complete description of site specific uses.
B. PRE ANNEXATION AND DEVELOPMENT AGREEMENT PROVISIONS, WHICH ARE OF
SPECIAL CONCERN REGARDING THIS PROPOSAL:
3.2 All development of the Property shall comply with Eagle City Code Section 8-2A (Design
Review), and be generally consistent with the Concept Plan, provided, however, it is the intent
of this Agreement to allow flexibility at the time a detailed plan and platting are submitted to
Eagle so long as the general intent of the Concept Plan and the requirements set forth in this
Agreement are met. If Applicant develops the Property prior to annexation under the
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jurisdiction of Ada County, the Applicant shall apply for Design Review approval in Eagle and
the County shall not issue a zoning certificate or building permit for the Project until Eagle has
provided the County with a letter of approval and/or conditions of approval for the Project
resulting from that Design Review approval.
3.9 All development of the Property shall be consistent with Landscape Guidelines, site Design
Guidelines, and Architectural Guidelines compiled in connection with the Eagle Design
Review Process, and shall be generally consistent with the Concept Plan, provided that the
development guidelines do not conflict with Section 3.2 of this Agreement. The Applicant
shall submit a Design Review site layout and landscape application for the site, and shall
comply with all conditions required by Eagle as part of Design Review prior to submittal of
final plat.
3.14 In addition to the sidewalks proposed around the perimeter of the development (see Concept
Plan), the applicant will design the proposed interior parking lot pathways (sidewalks) to
provide optimum pedestrian interconnectivity to all portions of the site which should reduce
the need to drive from store to store and should promote enhanced pedestrian movement within
the site. The site is to be designed with shelters, "kiosks" pergolas, etc., in strategic locations
to provide refuge and visual relief to pedestrians traversing the parking lot. The concrete
sidewalks along Linder Road and Chinden Boulevard shall be a minimum of 6 -foot wide and
configured in a meandering pattern compliant with all ADA requirements.
3.15 The Applicant shall construct outdoor plaza areas in strategic locations within the development
and in front of the buildings to accommodate and facilitate gathering points for users of the
development. These plaza areas shall include items such as seating areas, art work, fountains,
landscaping, drinking fountains, bike racks, or similar features designed and displayed in a
manner that lends to establishing a common theme or identity to the development.
3.16 Due to the high visibility of the Chinden Boulevard and Linder Road intersection, special
attention shall be given to the configuration and position of the buildings abutting the
roadways. Buildings should be designed to be positioned at varied distances from the
abutting roadways to provide modulation, and building footprints and fenestrations are
encouraged to be irregular to inspire greater creative designs. All lots and buildings shall be
configured to screen any and all loading areas and trash enclosures from view as seen from
residential uses or public roadways. Building placement shall be designed such that parking
areas are not concentrated between the buildings and the abutting roadways. The parking
areas depicted on the Concept Plan are not considered to be concentrated between the
buildings and the abutting roadways. The side of any buildings facing the roadways shall be
provided with architectural design elements and architectural relief, as may be approved by
the Eagle Design Review Board.
3.17 All buildings shall be set back a minimum of 105 -feet from the centerline of Chinden
Boulevard to accommodate future corridor widening. Buildings shall be setback a minimum
of 25 -feet from the new right-of-way line on Linder Road to provide for landscaping and
potential roadway widening.
3.18 The development shall include buffers pursuant to Eagle City Code 8-3-3 D. All service
areas (loading bays, trash compactors, etc.) shall be designed to lessen impacts (noise, glare,
odors, etc.) upon adjacent residential uses. The storage of materials, packing supplies, and
merchandise is prohibited within the service -drive aisle and service areas. Tasteful displays
of merchandise may be permitted outdoors if approved through a development application.
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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(A)(6) Building Design:
a. Building Mass: The mass of the building shall be reviewed for its relationship with existing
development in the immediate surrounding area and with the allowed use proposed by the
applicant;
b. Proportion Of Building: The height to width relationship of new structures shall be compatible
and consistent with the architectural character of the area and proposed use;
c. Relationship Of Openings In The Buildings: Openings in the building shall provide interest
through the use of such features as balconies, bays, porches, covered entries, overhead structures,
awnings, changes in building facade and roofline alignment, to provide shadow relief. Avoid
monotonous flat planes;
d. Relationship Of Exterior Materials: The design review board shall determine the
appropriateness of materials as they relate to building mass, shadow relief, and existing area
development. Use of color to provide blending of materials with the surrounding area and
building use, and the functional appropriateness of the proposed building design as it relates to
the proposed use shall be considered; and
e. Allowed Architectural Styles: The architecture styles provided in the EASD book are approved
examples for applicants to follow when designing for Eagle architecture.
• Eagle City Code Section 8-2A-6(A)(B) Building Design:
Architectural Requirements, Building Materials, Fence And Decic/Patio Materials, Colors, And
Architectural Appurtenance Height Limitation: Unless specified as prohibited herein, materials
listed in this section are allowed. If a material proposed for construction is not listed in this
section it shall be upon the discretion of the zoning administrator, the design review board, and
the city council, whichever the case may be, to determine the appropriateness of such material.
1. Exterior walls and soffits:
a. Wood: cedar (clear) and redwood (clear) - architectural/premium grade. Log siding, wood
shingle are permitted for accent only, twenty five percent (25%) maximum wall coverage (per
each facade);
Synthetic board and bat sidings are permitted as accents only. Plywood is prohibited.
b. Fiber cement;
c. Masonite: horizontal lap only, maximum six inch (6") reveal;
d. Vinyl: 0.46 millimeter minimum thickness, integral color;
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e. Textured tilt up concrete with accent reveals;
f. Textured pour in place concrete with accent reveals;
g. Masonry: brick, natural rock/stone, synthetic stone, decorative block. Smooth face block for
accent only, ten percent (10%) maximum wall coverage (per each facade);
h. Stucco: Twenty five percent (25%) planer change required, additional accents shall be
incorporated through the use of other material(s);
i. EIFS: Permitted for accent only, ten percent (10%) maximum wall coverage (per each facade).
Additional accents required through the use of other materials;
j. Additional encouraged material: exposed beams, fabric awnings, cornices/dentils, shutters,
dormers, cupolas, columns;
• Eagle City Code Section 8 -2A -7(C)(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
121/4 inches or more
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.
• Eagle City Code Section 8-2A-7(K)(4)(b)
(1) No interior planter shall be less than five feet (5') in any dimension.
(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 8-4-4-2(A) Site and Building Lighting:
1. All parking areas shall be illuminated in accordance with the provisions of this chapter.
2. Any lights used to illuminate a site and building shall be arranged to reflect the light away from
the adjoining property.
3. Except as noted in subsection A4 of this section, all site and building lighting shall be recessed
or shielded to direct all light downward and the source of the light (including the lamp and any
nonopaque materiaUlens covering the lamp) shall not be directly visible by a person of average
height standing on the property line of any public right of way, or any private street, or on the
property line of any residentially zoned parcel of land or parcel of land used for residential
purposes.
5. Light pole fixtures shall have a maximum height of:
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a. Twenty feet (20') for parking lots with less than two hundred (200) spaces;
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.
8. Existing lighting, for a site which is a part of any application, shall be changed to comply with
current city code.
9. It shall be the responsibility of the property owner to supply power in perpetuity to all lighting,
including streetlights located within the right of way, required by this title.
10. Lighting plans shall be reviewed and approved by the zoning administrator prior to issuance
of a building/zoning permit.
D. DISCUSSION:
• The applicant is requesting design review approval to construct a 7,800 -square foot retail building
for O'Reilly Auto Parts to be located on Lot 8, Block 1, Lazy P Subdivision within the Eagle
Island Marketplace. The parking area for this lot, interior parking lot landscaping. and perimeter
landscaping were completed by the developer of Eagle Island Marketplace. The applicant
indicates the architectural style of the building is Mediterranean style, which is one of the nine
architectural styles identified within the EASD book. Staff is concerned that the building
elevations are lacking undulation, fenestrations, or decorative elements which would create
interest to the building. Staff defers comment regarding the building design and colors to the
Design Review Board.
• Smooth and split face concrete masonry unit (CMU) is proposed on the exterior of the building
and will be painted two different colors. Columns finished with smooth CMU and stone veneer
are proposed on all building elevations. The south and west building elevations are proposed to
have an EIFS band area where the building wall signage is to be located. Pursuant to Eagle City
Code 8-2A-5(B)(1)(g and i), smooth face block is permitted for accent only. Ten (10) percent
maximum wall coverage (per each facade) is permitted. EIFS is permitted as an accent only with
a maximum of ten percent (10%) wall coverage (per facade). The elevation plans, date stamped
by the City on March 22, 2018, show the following percentages of smooth CMU and EIFS per
elevation:
Smooth CMU EIFS
West Elevation 27% 21%
South Elevation 17% 25%
East Elevation 36% 3%
North Elevation 26% 17%
The percentage of smooth CMU and EIFS proposed on all elevations of the building exceeds the
ten percent (10%) permitted within Eagle City Code, with the exception of the EIFS proposed on
the east building elevation. The applicant should be required to provide revised building
elevations showing the percentage of smooth CMU and EIFS does not exceed ten percent (10%)
on all building elevations. The revised building elevations should be reviewed and approved by
the Design Review Board prior to the issuance of a zoning certificate.
• The elevation plan, date stamped by the City on March 22, 2018, shows an exterior access ladder
to be located on the east building elevation. Pursuant to past action by the Design Review Board
and City Council, all access ladders are to be located internal to the building so that the entire
ladder and handles are completely screened from view by the parapet walls. The applicant should
be required to provide revised building elevations showing the external access ladder removed
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from the east building elevation and located internal to the building. The revised building
elevations should be reviewed and approved by staff prior to the issuance of a zoning certificate.
• Sheet CC2.1, date stamped by the City on March 22, 2018, shows a six foot (6') wide sidewalk to
be located along the west elevation of the building providing a pedestrian connection from the
east/west sidewalk located south of the main east/west access drive of Eagle Island Marketplace.
Condition 3.14 of the development agreement states, "In addition to the sidewalks proposed
around the perimeter of the development (see Concept Plan), the applicant will design the
proposed interior parking lot pathways (sidewalks) to provide optimum pedestrian
interconnectivity to all portions of the site which should reduce the need to drive from store to
store and should promote enhanced pedestrian movement within the site. The site is to be
designed with shelters, "kiosks" pergolas, etc., in strategic locations to provide refuge and visual
relief to pedestrians traversing the parking lot. The concrete sidewalks along Linder Road and
Chinden Boulevard shall be a minimum of 6 -foot wide and configured in a meandering pattern
compliant with all ADA requirements." Condition 3.15 of the development agreement states,
"The Applicant shall construct outdoor plaza areas in strategic locations within the development
and in front of the buildings to accommodate and facilitate gathering points for users of the
development. These plaza areas shall include items such as seating areas, art work, fountains,
landscaping, drinking fountains, bike racks, or similar features designed and displayed in a
manner that lends to establishing a common theme or identity to the development."
Large sidewalks and plaza areas with trees in grates have been constructed in front of the retail
buildings throughout the development. Staff is concerned that only a six foot (6') wide sidewalk
is being proposed in front of this building and will become congested with handicap parking
signs, bollards, the columns of the building, and future trash receptacles that are typically placed
at the front of the store. The six foot (6') wide sidewalk does not provide adequate space for
benches or other pedestrian amenities that are required pursuant to the development agreement.
The applicant has the opportunity to provide a wider sidewalk at the front of the store if they
reduce the depth of the parking area that is located adjacent to the building. Pursuant to Eagle
City Code 8-4-4-2(F), the required length of a standard parking space is nineteen feet (19').
Sheet CC2.1 shows twenty-five feet (25') from the sidewalk to the drive aisle of the parking lot.
The applicant should be required to reduce the length of the parking area located adjacent to the
building in order to provide a wider sidewalk adjacent to the building. The sidewalk adjacent to
the building should be ten feet (10') in width minimum and should include trees in grates,
benches, etc. The applicant should be required to provide a revised site plan showing the width
of the sidewalk adjacent to the building to be a minimum of ten feet (10') and to include trees in
grates, benches, etc. The revised site plan should be reviewed and approved by staff and one
member of the Design Review Board prior to the issuance of a zoning certificate.
Original landscape plan showing wide sidewalk and trees adjacent to proposed building.
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• The applicant is proposing to construct a sidewalk that connects the sidewalk adjacent to the west
building elevation to the sidewalk along Chinden Boulevard. The sidewalk is being proposed
within the area designated for the monument sign for this site. There is existing plant material in
the designated sign area that is not being shown as being retained or removed due to the
placement of the sidewalk. Staff recommends that if a sidewalk connection is proposed between
the building and the sidewalk adjacent to Chinden Boulevard that it not be located in the
designated sign area. Staff defers comment regarding the sidewalk connection between the
building and the sidewalk adjacent to Chinden Boulevard to the Design Review Board.
• The applicant is proposing to construct a new landscape island at the northwest corner of the
building providing a terminal island for the parking spaces located adjacent to the west side of the
building. The terminal island is shown to be three feet (3') in width and does not have a
deciduous tree proposed to be planted within it. Pursuant to Eagle City Code Section 8-2A-
7(K)(b)(1 and 5), no planter is permitted to be less than five feet (5') and every terminal island for
a single row of parking spaces will be landscaped with a least one deciduous tree, shrubs, and
ground cover. The applicant should be required to provide a revised site and landscape plan
showing the terminal island located at the northwest corner of the building to be a minimum of
five feet (5') in width and to be planted with one deciduous tree, shrubs, and ground cover. The
revised site and landscape plans should be reviewed and approved by staff and one member of the
Design Review Board prior to the issuance of a zoning certificate.
• The developer of Eagle Island Marketplace constructed the parking lot, perimeter landscaping,
and interior parking lot landscaping. When this work was complete, a gravel space was left in the
southern terminus island of the double row of parking spaces for a future trash enclosure to be
constructed. The applicant is proposing and has received approval from Republic Services to
locate their trash enclosure on the north side of the building. The landscape plan, date stamped
by the City on March 22, 2018, does not show any additional plantings to be planted in the
southern terminus island where the gravel was provided for the future trash enclosure. The
applicant should be required to provide a revised landscape plan showing additional plant
material to be planted in the southern terminal island for the double row of parking spaces located
in the center of the parking lot. 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.
Original landscape plan showing trash enclosure
location
Existing terminal island showing gravel area for future
trash enclosure
• The applicant is proposing to remove two Zelkova trees from the site; one 4 -inch caliper tree and
one 5 -inch caliper tree. Pursuant to Eagle City Code Section 8 -2A -7(C)(1), the applicant is
required to replace 18 -inches of tree caliper on site. The applicant should be required to provide a
revised landscape plan showing 18 -inches of tree caliper planted on the site. The revised
landscape plan should be reviewed and approved by staff and two members of the Design Review
Board prior to the issuance of a zoning certificate.
• The landscape plan, date stamped by the City on March 22, 2018, shows eight (8) plants to be
planted at the base of the building. The plant schedule does not call out what these plants are to
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be. Since there are steel trellis' proposed on the east building elevation, one could assume they
are to be a plant that grows on the trellis. The steel trellis' are proposed to be mounted four and
one-half feet (41') above the ground. If the plant material proposed at the base of the trellis' is
supposed to grown on the trellis', the applicant should provide a plant that, at the time of planting,
reaches the trellis'. The applicant should be required to provide a revised landscape plan
identifying the plant species to be planted on the east building elevation and that the height of the
plant material, at the time of planting, will reach the trellis'. The revised landscape plan should
be reviewed and approved by staff and two members of the Design Review Board prior to the
issuance of a zoning certificate.
• As mentioned earlier, the developer of Eagle Island Marketplace installed the perimeter
landscaping for this site. The landscape plan, date stamped by the City on March 22, 2018,
shows the existing perimeter landscaping is to remain and to be saved and protected. There is an
area located between the curb and sidewalk located on the west side of the parking lot in close
proximity to the interior landscape island where there are several plants missing for
approximately 20 -feet. The applicant should be required to provide a revised landscape plan
showing four (4) Japanese Silver Grass plants to be planted in the landscape buffer located within
the perimeter landscape area located between the curb and sidewalk located in close proximity to
the interior landscape island on the west side of the parking area. The revised landscape plan
should be reviewed and approved by staff prior to the issuance of a zoning certificate.
4--P14
5-1415
3 -RS
1 -RN
1 -ZS
5 -DF
Area missing plant material Area missing plant material
4 missing Japanese Silver Grass
• The parking lot lighting for this site was installed by the developer of Eagle Island Marketplace.
The existing parking lot lights throughout the entire development are 250 -watt high pressure
sodium light fixtures. Pursuant to Sheets US 1, SP1 and SP2, it appears that the applicant is
proposing to remove and move several of the existing parking lot lights. The lights to be moved
are being replace with a completely different style of light fixture that is 5000K LED and are 25 -
feet tall located on top of a 21 -foot concrete base for an overall height of 27'1 -feet. Pursuant to
Eagle City Code 8-4-4-2(A)(5) and (6), light pole fixtures shall have a maximum height of 20 -
feet for parking lots with less than 200 spaces and the maximum Kelvin permitted for LED
fixtures is 3000K. The applicant should be required to provide a revised lighting plan showing
the parking lot lights to be used on this site match the existing fixture used throughout the
development and that they are 250 -watt high pressure sodium and do not exceed 20 -feet in
overall height. The revised lighting plan should be reviewed and approved by staff prior to the
issuance of a zoning certificate.
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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 April 26, 2018,
May 10, 2018, and May 24, 2018. The Board continued the item to June 14, 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 44:34)
On April 26, 2018, upon completion of the applicant's and staff's presentations, the Board discussed during
deliberation that:
• The architecture of the building should be addressed to provide more fenestrations on all building
elevations. The addition of windows should be considered to help provide architectural interest to the
building.
• The building materials should be addressed to comply with Eagle City Code.
• A wider sidewalk on the west side of the building should be considered to provide the opportunity for
landscaping, benches, bike racks, and trash receptacles to create an area for pedestrians and continued
pedestrian connection throughout the development.
• The landscape plan should address the site specific conditions of approval as well as the addition of
plant material on the south and east sides of the building.
BOARD DELIBERATION: (Granicus time 22:37)
On June 14, 2018, upon completion of the applicant's and staff's presentation, the Board discussed during
deliberation that:
• The Board affirms the applicant has addressed the concerns discussed at the previous meeting:
o The addition of windows and the change of building materials has been addressed.
o The sidewalk on the west building elevation has been widened to a minimum of 10 -feet and will
include benches and trash receptacles. Trees were considered but would conflict with the metal
canopies proposed over the storefront windows and doors.
o Additional plant material has been provided throughout the site and addressed the site specific
conditions of approval.
BOARD RECOMMENDATION:
The Board voted 4 to 0 (Schafer, Baer, and Koci absent) to recommend approval of DR -15-18 for a
design review application for a retail building for O'Reilly Auto Parts within Eagle Island Marketplace
for O'Reilly Auto Enterprises, LLC, with the following staff recommended site specific conditions of
approval and standard conditions of approval with text shown with underline to be added by the Board
and text shown with strikethrough to be deleted by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of RZ-08-08.
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2. Comply with all applicable conditions of DR -13-09 and all subsequent modifications.
3. - :. ' . - • - - - . , - - - - - - CMU and ELSE does -net
1 b' ildin ildieg elevations shal be
reviewed -and approve oard prior to the issuance-ef c zoning ce-tifieate.
4. Provide revised building elevationsexternal access ladder removed from the east
building elevation and -locate ' - - - - .. ' . - - - - .. - : - - . - s dm11 be
by staff prior to the ief dance of a zoning certificate.
5. Provide a revised g the width of the ,ide'i'allk adjacent to the building to be a
minimum often-feet--(-1-01)-and to include trees in grates, benches etc. The revised -site sedge plan shall -be
reviewed and a r of the D33ign Review -board prior to the issuance of
a zoning certificate.
6. The revised landscape plan, date stamped bv the City on June 6, 2018, Provide a revised site ..nd
hmdsc-ape-plan showing the terminal island located at the northwest corner of the building to be a
minimum of five feet (5') in width and to be planted with one deciduous tree, shrubs, and ground
cover is approved. a plans shall -be -reviewed -and approved by staff and
enc mem : - - - - ' - - - .. . . ': r to the i .
7. The revised landscape plan. date stamped bv the City on June 6, 2018,
plan showing additional plant material to be planted in the southern terminal island for the double row
of parking spaces located in the center of the parking lot is approved. The revised landscape plan
shall -be -reviewed -and approved by staf •- - - ! - ' - • Board prior to the
issuance of a zoning certificate.
8. Provide a revised landscape plan showing 4 -1-8-inches of tree caliper planted on the site. The revised
landscape plan shall be reviewed and approved by staff and two members of the Design Review
Board prior to the issuance of a zoning certificate.
9. Provide a revised la:1dscapc plan identifying -the -plant species to be planted -en -the east building
elevation and -that the height -of the ant material, at the time of planting, will reach the trellis'. The
revised -landscape plan Ghall be -reviewed -and approved by uta
10. The revised landscape plan, date stamped bv the City on June 6, 2018, •iced landscape
plan showing four (4) Japanese Silver Grass plants to be planted in the landscape buffer located
within the perimeter landscape area located between the curb and sidewalk located in close proximity
to the interior landscape island on the west side of the parking area is approved. The revised
landscape hall bc reviewed and approvedprior to the issuance of a zoning a-ertifieate.
11. ting plan -showing
high fixture used .. b - - . - - - - watt high ess re nodi m an
do not exceed 20 feet in overall height. The -revised -lighting plan ,hall b
staff prior to the issuance of a zoning certificate.
12. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
13. 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.
14. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
15. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
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submittal.
16. No ground mounted mechanical units are proposed with this application and none are approved.
17. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
18. No signs are proposed with this application and none are approved.
19. Provide a revised site and landscape plan showing the 10 parking spaces located adiacent to the
building to be a minimum of 17 -feet in length and the bollards moved 2 -feet east of the edge of the
curb. The revised site and landscape plan shall be reviewed and approved bv staff and one member of
the Design Review prior to the issuance of a zoning certificate.
20. Provide detailed cut sheets of the three benches and the trash receptacle proposed to be placed within
the 10 -foot wide sidewalk located adiacent to the west building elevation showing the style, color,
size, etc. Submit a revised site and landscape plan showing the location of the three benches and the
trash receptacle. The detailed cut sheets and revised site and 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.
21. Provide detailed elevation plans showing the design of the metal canopies proposed over the windows
and doors. The detailed elevation plans shall be reviewed and approved bv staff and one member of
the Design Review Board prior to the issuance of a zoning certificate.
22. Provide revised elevation plans showing the location of all building lighting. All lighting shall
comply with and be screened pursuant to Eagle City Code 8-4-4-2. The revised elevation plans shall
be reviewed and approved bv staff and one member of the Design Review Board prior to the issuance
of a zoning certificate.
23. Provide a revised landscape plan showing a minimum of three Indian Summer Trumpet Creeper
plants to be planted at the base of each of the green screens located on the east building elevation.
The revised landscape plan shall be reviewed and approved bv staff prior to the issuance of a zoning
certificate.
24. Provide details of both the standard storefront window system and the masonry backed storefront
window system showing how the windows, tint, and construction will look in relation to each other.
The details shall be reviewed and approved bv staff and one member of the Design Review Board
prior to the issuance of a zoning certificate.
25. The revised building elevations, date stamped bv the City on June 14, 2018, 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. .
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5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required
to furnish the City Engineer with a letter from the sewer entity serving the property, accepting the
project for service, prior to issuance of any building permits or Certificate of Occupancy, whichever
occurs first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying
that all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans
shall be submitted to the City Engineer for review and approval prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District.
Construction of the storm drain disposal system shall be complete before an occupancy permit is
issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that
any ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1)
has been made in such a manner that the flow of water will not be impeded or increased beyond
carrying capacity of the downstream ditch; (2) will not otherwise injure any person or persons using
or interested in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works
Construction. A copy of such written approval and certification shall be filed with the construction
drawing and submitted to the City prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch, pipe or other structure, or canal used for
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.
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11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of
all dust, trash, weeds and other debris.
13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted
to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first. The letter shall include the following comments and minimum requirements, and any other
items of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600 -square feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other
area designated by the City Council or Eagle City Park and Pathway Development Committee for a
path or walkway shall be approved in writing by the Eagle City Park and Pathway Development
Committee prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
15. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle
City Park and Pathway Development Committee and shall be shown on the final plat prior to issuance
of a building permit or Certificate of Occupancy, whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
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
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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.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR -15-18) 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 subdivision landscaping is permitted with the approval of a design review
application within the C -3 -DA (Highway Business District 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 proposed building and landscaping is designed to
complement the general vicinity;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the site meets the required parking for a retail
auto parts facility;
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D. Will not interfere with the visual character, quality, or appearance of the surrounding area and city,
and where possible, enhance the continuity of thematically common architectural features since the
building has been designed with quality materials and has been design ed to 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 is in conformance with the Eagle Architecture and Site Design Book;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the 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;
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 area; and
I. No signs are proposed with this application. A separate design review application (DR -16-18) has
been submitted for the building wall and monument signage for the site and will be harmonious
with the architectural design of the development and will not cover nor detract from desirable
architectural features.
DATED this 28th day of June 2018.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada county, Idaho
(1'1
Rob. -t Grubb, iairman
ATTEST:
r
Sharon K. Bergmann, (Eagle City Clerk
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