Loading...
Findings - DR - 2018 - DR-36-18 - Mixed Use Building (Four Residential Unites And Two Office Units)BEFORE THE EAGLE DESIGN REVIEW BOARD IN THE MATTER OF AN APPLICATION FOR A DESIGN REVIEW FOR A MIXED USE BUILDING (FOUR RESIDENTIAL UNITS AND TWO OFFICE UNITS) FOR CORE BUILDING COMPANY FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER DR -36-18 The above -entitled design review application came before the Eagle Design Review Board for their action on August 9, 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: Core Building Company, represented by Travis Perry, is requesting design review approval to construct an 8,713 -square foot, two story, mixed use building (four residential units and two office units). The 0.38 -acre site is located on the east side of South Kestrel Place approximately 250 -feet south of West State Street at 174 South Kestrel Place. B. APPLICATION SUBMITTAL: The City of Eagle received the application for this item on June 21, 2018. Revised materials (landscape plan, floor plans, justification letter, tree mitigation) were received by the City on July 24, 2018. C. NOTICE OF AGENCIES' REVIEW: Requests for agencies' reviews were transmitted on July 2, 2018, in accordance with the requirements of the Eagle City Code. D. HISTORY OF RELEVANT PREVIOUS ACTIONS: On August 10, 1993, the Eagle City Council approved a rezone and preliminary plat for Kestrel Cove Subdivision (this application is for a re -subdivision of Lot 30, Block 1, of Kestrel Cove Subdivision). On August 11, 1998, the Eagle City Council approved a rezone from R-4 (Residential) to CBD (Central Business District). On August 8, 2017, the Eagle City Council approved a combined preliminary/final plat and conditional use permit approval for Kestrel Commons Subdivision, a 2 -lot (1 4 -unit multi -family dwelling, 1 commercial) mixed-use development (PP/FP-02-17 & CU -02-17). E. COMPANION APPLICATIONS: None Page 1 of 21 K:1I'lanning Ikptll:agl ApplicatiomUlrl201K111R-36.IK Mixed Use Bldg in Kestrel Commons Sub drl.docx F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS: Existing Proposed COMP PLAN ZONING DESIGNATION DESIGNATION Downtown, Scenic CBD (Central Business Corridor District) No Change No Change North of site Downtown, Scenic Corridor South of site Compact Residential, Scenic Corridor East of site Downtown, Scenic Corridor West of site Downtown, Scenic Corridor CBD (Central Business District) R-4 (Residential) R-4 (Residential) CBD (Central Business District) LAND USE Vacant parcel Multi -family dwelling and office Medical/dental office Residential subdivision (Kestrel Cove Subdivision) Single-family residences Office G. DESIGN REVIEW OVERLAY DISTRICT: The property is located within the Transitional Development Area (TDA). H. EXISTING SITE CHARACTERISTICS: The site is undeveloped and has four mature trees. Page 2 of 21 K:U'lanning Dept\liagle Applications\Dr1201 KIDR-36-1 K Mixed Use Bldg in Kestrel Commons Sub dri.docx I. SITE DATA: SITE DATA PROPOSED REQUIRED Total Acreage of Site 0.38 -acres (16,552 -square feet) 500 -square feet Percentage of Site Devoted 53% (approximately) 85% (maximum)* to Building Coverage Percentage of Site Devoted 11% (approximately) 10% (minimum) to Landscaping Number of Parking Spaces 17 -parking spaces 17 -parking spaces (including 8 covered parking spaces) (minimum)** Front Setback 11 -feet (West) 10 -feet (minimum)* 25 -feet (maximum)* Rear Setback 46 -feet (East) 0 -feet (minimum) Side Setback 54 -feet (South) 0 -feet (minimum)* 10 -feet (maximum)* Side Setback 2 -feet (North) 0 -feet (minimum)* 10 -feet (maximum)* *Note: Setbacks and lot coverage when located within the TDA. **Note: Parking requirement reflects the fifty percent (50%) reduction in required parking spaces for non-residential uses and adjacent on street parking shall be included in the minimum requirement. J. PARKING ANALYSIS: Gross Floor Area of Proposed Apartments or multi -family dwellings: 4,264 -square feet Apartments or Multi -family Dwellings — For each unit with 2 or more bedrooms — 2 including 1 covered 2 x 4 -units = 8 parking spaces (including 4 covered parking spaces) Gross Floor Area of Proposed Office, business and professional: 4,449 -square feet Office, business and professional — 1/250 -square feet of gross floor area 4,449/250 -square feet = 17.8 parking spaces • Eagle City Code Section 8-4-5 requires 2 parking spaces including 1 covered for each Apartment or multi -family dwelling unit with 2 or more bedrooms and requires 1 parking space per 250 -square feet for Office, business and professional: Proposed Parking Spaces: 17 (including 8 covered parking spaces) Required Parking Spaces: 17* (including 4 covered parking spaces) (calculated based upon the above use identified in Eagle City Code Section 8-4-5: "Office, business and professional" and "Apartments or multi -family dwellings") *The parking space requirement shall be reduced by 50% for all nonresidential uses located within the TDA. Page 3 of 21 K:\Planning Deptll:aglc Applications\DA201811)12-36-18 Mixed Use 131dg in Kestrel Commons Sub drf.docx K. GENERAL SITE DESIGN FEATURES: Number and Uses of Proposed Buildings: The applicant is proposing to construct one (1) building to be utilized as two offices and four residential units. Height and Number of Stories of Proposed Buildings: 27' 2" high, two-story Gross Floor Area of Proposed Buildings: 8,713 -square feet (4,449 -square foot office, 4,264 -square foot residential units) On and Off -Site Circulation: A 7,214 -square foot (approximately) paved parking lot provides parking for vehicles using this site. One 24 -foot wide shared driveway is located on the west property line and provides access to South Kestrel Place. L. BUILDING DESIGN FEATURES: Roof: TPO/Asphalt (White/Black) Walls: Hardie lap siding (Dovetail SW7018), EIFS (Dorian Gray SW7017/Earl Gray SW7660), McNear Thin brick (Embarcadero) Windows/Doors: Vinyl (black), metal (bronze) Fascia/Trim: Hardie 8" (Gauntlet SW7019), Metal railing (Black/Cor-Ten), Parapet metal caps (black) M. LANDSCAPING DESIGN: Retention of Existing Trees and Preservation Methods: There are four existing trees on the site. The applicant is proposing to remove two existing trees and retain and protect two existing trees. Below is a list of all existing trees proposed to be removed or retained with their respective conditions identified within the landscape plan, date stamped by the City on June 21, 2018. Tree Specie Caliper Condition Replacement Inches per ECC Ash 30'-35' tall Good / Retain and Protect Retain and Protect Ash 30'-35' tall Good / Retain and Protect Retain and Protect Ash 16" Good / Mitigation may be 16" required if removal is approved by the City Silver Maple 17" Poor / Mitigation not be 0" required if removal is approved by the City Total caliper inches of trees required to be replaced on site 16" Total caliper inches proposed for mitigation 18" Page 4 of 21 K:1Planning DeptIlia* ApplicationsU)r12O181DR-36-18 Mixed Use Bldg in Kestrel Commons Sub drl docx Ash Tree (to be removed) Maple Tree (to be removed) Proposed Tree Mix (Species & Number): The Board determined the proposed tree species and quantities identified on the landscape plan, date stamped by the City on July 24, 2018, were appropriate with the inclusion of the landscape requirements identified within the site specific conditions of approval. Street Trees: Street trees are existing along South Kestrel Place. 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: 5% interior landscaping is required, 5% is proposed. N. TRASH ENCLOSURES: One (1) 144 -square foot trash enclosure is proposed to be located near the southeast corner of the building. The enclosure is proposed to be constructed of split and smooth face CMU walls and metal Page 5of2I K 1I'1ammmg l)epI\l..i le Apphi.awn.\I M2n1811tR-16-18 1',e 1 Idg in Kestrel Common, tiuh dri docs gates. The color of the CMU walls and metal get are not called out on the plan, and the material does not match the materials proposed on the building. O. MECHANICAL UNITS: The applicant is proposing to use roof mounted mechanical units. The roof mounted mechanical units are proposed to be screened by parapet walls. No ground mounted mechanical units are proposed and none are approved. P. OUTDOOR LIGHTING: A site plan and floor plan showing the location of the proposed LED lights and wattage has been received. The applicant should be required to provide the proposed correlated color temperature (cct) of the lighting prior to the issuance of a zoning certificate. Q. SIGNAGE: No signs are proposed with this application. A separate design review application is required to be reviewed and approved by the Zoning Administrator prior to the issuance of any building permits. 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 — No Evidence of Erosion — No Fish Habitat — No Floodplain — No Mature Trees — No Riparian Vegetation — No Steep Slopes — No Stream/Creek — No Unique Animal Life — No Unique Plant Life — No Unstable Soils — Unknown Wildlife Habitat — Unknown Historical Sites — Unknown 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. Eagle Fire Department Eagle Parks, Pathway, and Recreation Flood Control District No. 10 Idaho Fish and Game Idaho Transportation Department Republic Services Page 6 of 21 K:IPlanning Dcpt\liaglc Applications1Dr120181DR-36-18 Mixed Use Bldg in Kestrel Commons Sub drI docx X. 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 14, 2017), designates this site as the following: Downtown Suitable primarily for development that accommodates and encourages further expansion and renewal in the downtown core. A variety of business, public, quasi -public, cultural, ancillary residential and other related uses are encouraged. The greatest possible concentration of retail sales and business is to occur in this land use designation. Pedestrian friendly uses and developments are encouraged. Residential only development should be discouraged. Land within the district is the only place to utilize the CBD zoning designation. Other zones within Downtown Eagle may include Mixed Use, Residential, Commercial and Professional Office. for single family residential development within areas that are rural in character. An allowable density of up to 1 unit per 1 acre. Scenic Corridor An overlay designation that is intended to provide significant setbacks from major corridors and natural features through the city. These areas may require berming, enhanced landscaping, detached meandering pathways and appropriated signage control. This designation includes the Willow Creek Scenic Corridor that is to provide increased setbacks and buffering of development including natural vegetation and restoration, regional trails and connectivity. B. PRELIMINARY/FINAL PLAT CONDITIONS OF APPROVAL WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: 1. The applicant shall submit a design review application for site improvements prior to the City Clerk signing the final plat. The applicant shall comply with all conditions of approval of the design review application prior to the City Clerk signing the final plat. 4. Provide a revised preliminary plat showing a ten -foot (10') wide (minimum) sidewalk or an eight - foot (8') wide (minimum) sidewalk with a ten -foot (10') wide (minimum) landscape strip located adjacent to South Kestrel Place prior to the submittal of a design review application for the site. 11. All on-site parking spaces shall be a minimum of 17 -feet in depth. 13. All plants utilized in any landscape area on site shall be classified by the United States Department of Agriculture Natural Resources Conservation Service PLANTS Database as distributed in Ada County, native to the contiguous United States, and highly drought resistant. 15. Two (2) street lights adjacent to South Kestrel Place shall be constructed prior to the issuance a certificate of occupancy. The specific location and style of the street lights shall be reviewed and approved by the Design Review Board prior to the issuance of a zoning certificate. 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, Page 7 of 21 K:U'lanning I) ptlt:agk ApplicationsU)r1201811)R-36-18 Mixed Use 131dg in Kestrel Commons Sub drt.docx 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 -5(E): Eagle Architecture And Site Design Book-EASD: The purpose of the EASD Book is to show, through the use of pictures and text, specific period architectural styles, themes, and elements envisioned through the requirements of this article. The EASD Book, established through a resolution of the City Council and as may be amended through future resolution(s), contains all exhibits referenced in this article and is incorporated herein by reference. However, Exhibit A -I niay only be modified through an ordinance amendment. The architecture styles found in the EASD Book are permitted styles. Architectural styles not shown within the EASD Book will not he considered. A copy of the EASD Book is available at Eagle City Hall. • Eagle City Code Section 8 -2A -6(A)(6): Building Design: a. Building Mass: The mass of the building shall he reviewed for its relationship with existing development in the immediate surrounding area and with the allowed use proposed by the applicant: h. 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, hays, 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 hoard 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(D): Transitional Development Area: 2. Architectural Character. h. Building Entries: Building entries facing a street shall be recessed a minimum of four feet (4'). Exceptions may he permitted if another building entry design feature can meet the intent of this requirement and is approved by the design review board and city council. i. Detailing: Architectural detailing shall he an important consideration for design approval. Attention to detail in architectural elements shall include, but is not limited to, walls, pilasters, parapets, cornices, columns, windows, doors, awnings, exterior lighting, ledges, eaves, colors and materials. 3. Setbacks And Lot Coverage: To the extent the setback and lot coverage requirements set forth below conflict with section 8-2-4 of this chapter, the setback requirements below shall control: c. Structures shall be visually tied to adjoining structures. Examples of methods to visually tie such structures together include screening walls, facade walls, courtyards and landscaping. Paec8of21 K \Planning Uepl\I agle Apph,Aion lhr\2111m1)14 16.18 Unrd l se Bldg m Kestrel Cummins Sub drl dost • Eagle City Code Section 8 -2A -6(G): Streetscape: G. Streetscape: Streetscape improvements are to include street trees, streetlights, pedestrian lighting, bollards. public art, kiosks and furnishings. The scope of streetscape design and number of amenities vary within the different overlay districts of the city. In areas anticipated to have higher concentrations of pedestrian use wider sidewalks and a further varied number of amenities are to be made available to enhance the pedestrian experience and to further encourage the health of the business community. Examples of streetscape design and amenities are shown within the EASD book. At a minimum, the following specific streetscape criteria shall apply: I. Street trees shall comply with the requirements contained in section 8-2A-7 of this article. Any tree located within a concrete area shall include tree grates and tree wells as depicted on the tree well and tree grate exhibit within the EASD hook Root barriers shall be required to limit future sidewalk damage from tree roots. 2. The specific style of streetlight poles within the DDA, TDA, CEDA, and in the locations specified in subsection G6 of this section, shall be as depicted on the streetlight exhibit within the EASD book. 3. The specific style of streetlight lamps within the DDA, TDA, CEDA, and in the locations specified in subsection G6 of this section, shall he as depicted on the streetlamp exhibit within the EASD book. 4. Streetlights within the DDA and TDA shall be located a maximum distance of one hundred feet (100') apart except as specified in subsection G6 of this section. Said streetlights are not required to be located in alignment across the street from each other. 7. Streetlight spacing may be slightly modified depending upon site constraints and the location of existing streetlights. 11 Furnishings shall he required for all applications incorporating streetscape improvements, pedestrian areas and/or plaza areas. Furnishings may include flagpoles, benches, seating/tables, planters, bike racks, outdoor clocks, drinking fountains, wall lamps, waste receptacles and other similar amenities as may be approved by the design review board. Furnishing examples are depicted within "urban accessories" section of the EASD hook. 13. Sidewalks within the TDA shall be a minimum of ten feet (10') wide and shall abut the curb or shall he a minimum of eight feet (8') wide with a ten foot (10') wide landscape strip between the sidewalk and curb. If the sidewalk alternative which abuts the curb is utilized it shall he constructed to match the sidewalk exhibit within the EASD book, consisting of smooth and textured concrete with a "running bond" brick pattern. "Bulb outs" shall be constructed generally as shown on the bulb out exhibit within the EASD book and shall be required at all intersections, except that bulb outs shall not extend into any roadway designated as an arterial or collector as shown on the Ada County long range highway and street map unless otherwise approved by the highway district having jurisdiction. A reduced sidewalk section may be permitted if the design review board finds that the preservation of existing trees warrants a reduction. In no case however shall the sidewalk he reduced to less than six feet (6') in width. • 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: Page 9of2l K 11'I.Inning 1' pl\I agle Appheatum,\Uh2u1%11)R-;6-1R \haeJ 1',c 111Jg m I,,,treI l'nnumm, Cub Jt1 dock Existing Tree Replacement 1 inch to 6 inches caliper 2x caliper of tree removed 61/4 inches to 12 inches 1.5x caliper of tree removed 121/4 inches or more 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 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 C 1 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. • Eagle City Code Section 8 -2A -7(J): Buffer Areas/Common Lots: 3. Materials: a. All buffer areas shall be comprised of, but not limited to, a mix of evergreen and deciduous trees, shrubs, and ground cover in which evergreen plant materials comprise a minimum of sixty percent (60%) of the total plant material used. c. To conceal outdoor storage areas, trash receptacles, exposed equipment associated with any commercial or industrial activity, and off street loading when adjacent to or in view from a residential activity or public street right of way, a five foot (5') wide by six foot (6') high landscaped buffer is required. 4. Parking Lot Interior Landscaping: b. Additional Requirements: (1) No interior planter shall be less than five feet (5') in any dimension. • 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. Page 10 of 21 K:11'lanning Ikptll:agk Application. I)r121111i1DR-36-IR Mixed Use Bldg in Kestrel Commons Sub drl.docx 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 he recessed or shielded to direct all light downward and the source of the light (including the lamp and any nonopaque material/lens covering the Tamp) 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. 4. When historic style light pole fixtures designed such that the portion of the fixture housing the light bulb is to he exposed as a design element of the Tight fixture (as identified in the EASD book) are approved, shielding shall only be required so the light is not directly visible by a person of average height standing on the property line of any residentially zoned parcel of land or parcel of land used for residential purposes. The Tight used shall be 3000K maximum LED (or approved equivalent) and the light fixture shall he provided with optics to direct light downward. 5. Light pole fixtures shall have a maximum height of: a. Twenty feet (20') for parking lots with less than two hundred (200) spaces; h. Twenty five feet (25') for parking lots with more than two hundred (200) spaces but less than five hundred (500) spaces; c. Thirty feet (30') for parking Tots with more than five hundred (500) spaces; d. Fifteen feet (15') for any pole within fifty feet (50') of a property line of any residentially zoned parcel of land or parcel of land used for residential purposes. 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. 7. Metal halide lighting shall be permitted with the following additional conditions: a. Light wattage shall be a maximum of three hundred twenty (320) watts. b. The light fixture shall be no higher than seventeen feet (17'). c. The design review board shall make the following findings prior to approving metal halide lighting: (I) The lighting shall he harmonious with and in accordance with the general objccti\cs. or with any specific objective of chapter 2. article A of this title; (2) The lighting shall be installed, operated, and maintained to be harmonious and appropriate in appearance with the existing and intended character of the general vicinity and will not change the essential character of the same area; and (3) The lighting will not he disturbing to existing or future neighboring uses. d. Historic style Tight pole fixtures designed such that the portion of the fixture housing the light bulb is exposed as a design element of the light fixture (as identified in the EASD book) shall not be permitted to have metal halide lighting. 8. Existing lighting, for a site which is a part of any application, shall be changed to comply with current city code. Page 11 of 21 K \I'I.mnmg herr\begk Apphce0un.\I1r1:01h\1112-ir.-IS Vt\eJ 1 .. ISjJx u1 Kestrel ( nn.m. 1u1, Jul J.�. 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. • Eagle City Code Section 8-4-4-6: Bicycle Parking: One bicycle parking space within an approved rack shall be required for each thirty (30) required automobile parking spaces or fraction thereof for office and commercial developments. Multi- family residential developments shall provide one bicycle rack space per each ten (10) units. Bicycle parking racks shall be in a well lit area, and shall be designed in accordance with the parking facility criteria of the "Bicycle -Pedestrian Design Manual For Ada County" as prepared for the Ada County highway district with the exception that bicycle racks do not have to be covered unless required by the design review board, or planning and zoning commission or city council. D. DISCUSSION: • The landscape plan identifies Knock Out Roses, Columnar Boxwood, Mitchum Gray Lavender, and Hydrangea located throughout the site; however, they are not listed within the U.S. Department of Agriculture Natural Resources Conservation Service plants database. Site specific condition of approval No. 13 within the Kestrel Commons Subdivision approval for the combined preliminary/final plat states that all plants utilized in any landscape area on site shall be classified by the United States Department of Agriculture Natural Resources Conservation Service Plants Database as native to the United States and highly drought resistant. The applicant should be required to provide a revised landscape plan utilizing only plants listed on the U.S. Department of Agriculture Natural Resources Conservation Service plants database as native to the United States and highly drought resistant. 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's justification letter describes the architectural style of the building as Italianate which is one of the nine architectural styles identified in the Eagle Architecture and Site Design (EASD) book. The justification letter states that both the commercial and residential portions have the same Italianate treatments with different elements, but with similar window heads to tie the facades together. The site is located within the Transitional Development Area (TDA). Buildings located within the TDA require entries facing streets to be recessed a minimum of 4 -feet unless another building entry design meets the intent of the requirement and is approved by the Design Review Board and City Council. The building elevations identify a 2.5 -foot deep awning located over the building entry; the entry is not recessed. Staff defers comment regarding the building design and colors to the Design Review Board. • The landscape plan identifies a ten -foot wide sidewalk, inclusive of a new five-foot wide "red brick" section added to the existing five-foot wide smooth concrete section adjacent to Kestrel Place. This proposed sidewalk cross-section is consistent with the sidewalk constructed on the east side of Kestrel Place north of this site (approved with DR -09-98). This site is located in the TDA and pursuant to Eagle City Code Section 8 -2A -6(G) the sidewalk is required to match the sidewalk exhibit within the EASD book consisting of smooth and textured concrete with a "running bond" brick pattern (see below for reference). Staff defers the sidewalk design to the Design Review Board. Page 12 of 21 K:U'lanning I) ptUagk ApplicationsU)A20I811)R-36-18 Mired Use BWg in Kestrel Commons Sub drt.doc% • The landscape plan identifies two existing Ash trees to remain as street trees. Pursuant to Eagle City Code Section 8 -2A -6(G), any tree located within a concrete area shall include tree grates and tree wells depicted in the tree well and tree grate exhibit within the EASD book (see below for reference) and requires root barriers to mitigate sidewalk damage from the tree roots. TREE WELL SECTION • /on MAR NO -- •41R VI' PRA . A yKf NOW RO RM OCG I NYF RRfa •:M••Y r WLi f0'+C'O OO^- uc.vOIC ...r '.ref 0.y. •• OG Ace -aware. ec OOH+. "oRVJ C 4118 •CO• fepR rtR r ----4 The applicant should be required to remove the two Ash trees and install the required root barrier, tree grate, tree well, and new trees. While attempting to retain the two Ash trees is meritorious, the Ash trees will likely decline in health following compaction of the root zone for the sidewalk construction. if the root zone is protected and not compacted, then the sidewalk will not have a sufficient base and will likely have settling issues in the near future. The applicant should be required to provide a revised landscape plan that includes the removal of the two Ash trees, includes the diagram of the Tree Well Section, and includes two new street trees. 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 two existing trees on the site (separate from the Ash trees mentioned above). One tree is a Silver Maple which does not require mitigation if first approved Page 13 o1 21 K \Plannme I kpIU.agk• Apphration,111r\2CI1.:\DR in I) \bred I',r 141dg m Kesirel Common. SO dr: doo for removal by the City. If the Design Review Board approves the removal of the two trees, the remaining one tree will require mitigation. Pursuant to Eagle City Code Section 8 -2A -7(C), the required mitigation for the Ash tree is 16 caliper inches. The applicant is proposing an additional 18 caliper inches of trees to be located around the building in addition to what is required per Eagle City Code Section 8 -2A -7(E)(4 & 5) for the mitigation of the trees. Mitigation for the two Ash trees recommended for removal by staff has not been proposed. Staff defers comment regarding the proposed tree removal and mitigation to the Design Review Board. • The landscape plan identifies a 5 -foot wide buffer between the southern property line and adjacent residential homes with deciduous trees and shrubs with no evergreen plant materials. Pursuant to Eagle City Code Section 8 -2A -7(J), all buffers are required to be a mix of evergreen and deciduous trees, shrubs, and ground cover in which evergreen plant materials comprise of a minimum of 60 -percent of the total plant material. The applicant should be required to provide a revised landscape plan showing a minimum of 60 -percent of the plant material within the 5 -foot landscape buffer to be evergreen plant material. 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 shows the trash enclosure located at the southeast corner of the building with a two -foot wide landscape buffer on the east and west sides of the enclosure. The only landscaping proposed around the trash enclosure is ivy which is located on the east side of the trash enclosure. Pursuant to Eagle City Code Section 8 -2A -7(J), trash receptacles are required to be screened by a five-foot wide by six-foot high landscaped buffer. Pursuant to Eagle City Code Section 8 -2A -K(4), parking lot interior planters are required to be a minimum of five -feet wide. The applicant should be required to provide a revised landscape plan showing the parking lot interior planter located on the east side of the trash enclosure a minimum of five -feet wide and a landscape buffer on the west side of the trash enclosure a minimum of five -feet wide. In addition, the landscape plan should identify plantings on the east, west, and north sides of the trash enclosure that will reach a height of six -feet. 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 elevation plan shows the trash enclosure proposed to be constructed of split face and smooth face CMU with metal gates; however, the colors of the materials are not identified. The applicant should provide a revised elevation plan identifying the colors of the trash enclosure to match and/or compliment the building. The revised elevation 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 provided a lighting cut sheet showing the proposed exterior lighting. The proposed lighting is LED and the cutsheet does not identify the cct or thermodynamic temperature (Kelvin) of the fixture. Pursuant to Eagle City Code Section 8-4-4-2, LED lighting is permitted at a maximum of 3,000 Kelvin. The applicant should be required to provide a revised lighting cut sheet identifying the correlated color temperature (cct). The revised lighting cut sheet should be reviewed and approved by staff prior to the issuance of a zoning certificate. • Staff defers comment regarding building design, colors, and landscaping to the Design Review Board. 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. Page 14 of 21 K:II'lanning Dept Eagle Applicationsll )r121111111)R-36-1 K Mired Use Bldg in Kestrel Commons Sub drr docx PUBLIC MEETING OF THE BOARD: A. A meeting to consider the application was held before the Design Review Board on August 9, 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 1:00:00) Upon completion of the applicant's and staff's presentations, the Board discussed during deliberation that: • The Board determined the architectural style, materials, and colors proposed on the building meet the requirements of the "Italianate" architectural style identified within the Eagle Architecture and Site Design (EASD) book. • The Board recommended approval of the sidewalk as proposed by the applicant in order to keep a consistent look matching the property to the north. • The Board determined the three-foot wide landscape planters on the east and west sides of the trash enclosure were sufficient as long as additional evergreen landscaping is proposed, and the trash enclosure is enhanced to match the building materials and colors. • The Board is in favor of the proposed tree mitigation (18 caliper inches of additional trees on-site) the applicant has submitted. BOARD DECISION: The Board voted 4 to 0 (Grubb, Schafer, and Koci absent) to recommend approval of DR -36-18 for a design review application for a mixed-use building (four residential units and two office units) for Core Building Company, 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 PP/FP-02-17 & CU -02-17. 2. Provide a revised landscape plan utilizing only plants listed on the U.S. Department of Agriculture Natural Resources Conservation Service plants database as native to the United States and highly drought resistant. 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 reiired landscape plan showing the 10 foat-wide sidewalk adjacent to Kest�ace constructed to mate 'thin the EASD book. The-revised-landscapo plan shall bo appy one meinber ofthe-Design-Review-Board prior to the issuance of a zoning certificate. -OR- The Board accepts the sidewalk design as proposed. 4. Provide a revised landscape plan that includes the removal of the two Ash trees, includes the diagram of the Tree Well Section from the EASD Book, and includes two new street trees. 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. 5. Street trees located along Kestrel Place within the concrete area shall include tree grates and tree wells as depicted on the tree well and tree grate exhibit within the EASD book. Page 15 of 21 K:\Planning Dept\lagle Application\I)A2OI8U)R-36-18 Mixed Use Bldg in Kestrel Commons Sub drl.do x 6. Street lights along Kestrel Place shall be installed to match the specific style of the historic street lights depicted on the street light exhibit within the EASD book. 7. Provide a revised landscape plan showing a minimum of 60 -percent of the plant material within the 5 - foot landscape buffer to be upright growing evergreen plant material. 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. 8. Provide a revised landscape plan showing the parking lot interior planter located on the east side of the trash enclosure a minimum of five -feet wide and a landscape buffer on the west side of the trash enclosure a minimum of five -feet wide. In addition, the landscape plan shall include plantings on the east, west, and north sides of the trash enclosure that will reach a height of six -feet. -OR- Provide a revised trash enclosure elevation plan showing an aesthetically pleasing trash enclosure utilizing materials and colors from the building and provide a revised landscape plan showing evergreen plant material located within the three-foot interior planters on the east and west elevations and evergreen plant material located at the north side of the trash enclosure that will screen the enclosure vear-round. The revised trash enclosure elevation plan 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. 9. Provide a revised elevation plan identifying the colors of the trash enclosure to match and/or compliment the building and provide material samples and colors. The revised elevation plan and material samples and colors shall be reviewed and approved by staff and one member of the Design Review Board prior to the issuance of a zoning certificate. 10. Provide a revised lighting cut sheet identifying the correlated color temperature (cct)(maximum 3,000 Kelvin). The revised lighting cut sheet shall be reviewed and approved by staff prior to the issuance of a zoning certificate. 11. Provide a revised landscape plan identifying the location, style, color, etc. of one bicycle rack. The revised landscape plan shall be reviewed and approved by 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 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 revised building elevations showing the location and color of all downspouts. The revised building elevations shall be reviewed and approved by staff and two members of the Design Review Board prior to the issuance of a zoning certificate. Page 16 of 21 K:Wlanning D pt\Eagl Applicativa\Ur120IBU)R-36-I8 Mixed Use Bldg in Kestrel Commons Sub drt.docx 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 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 Page 17 of 21 K:IPlanning Ikptlliagk Application. c111r12011111 K -36 -IK Mixed Use Bldg in Kestrel Commons Sub drl.docx Occupancy, whichever occurs first. 9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not be located within any easement or right-of-way for any ditch, pipe or other structure, or canal used for irrigation water or irrigation waste water without the express written approval of the organized irrigation district, canal company, ditch association, or other irrigation entity associated with such ditch, pipe or other structure, or canal. The applicant shall submit a copy of the written approval from the irrigation entity prior to the City Clerk signing the final plat. 10. Street light plans shall be submitted and approved as to the location, height and wattage to the City Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. All construction shall comply with the City's specifications and standards. The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of Occupancy. 11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the City Engineer. All construction shall comply with the City's specifications and standards. Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the adjoining property. 12. The parking area shall be paved and shall be maintained in good condition without holes and free of all dust, trash, weeds and other debris. 13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The letter shall include the following comments and minimum requirements, and any other items of concern as may be determined by the Eagle Fire Department officials: a. "The applicant has made arrangements to comply with all requirements of the Fire Department." b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire Department prior to the City Engineer signing the final plat. c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings, 1,500 gallons per minute for dwellings having a fire area in excess of 3,600 -square feet, and 1,500 gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. 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. Page 18 of 21 K:U9anning 1)eptlEagk Applications\Ur120181hR-36.1 X Mixed Use Bldg in Kestrel Commons Sub drl.docx 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. CONCLUSIONS OF LAW: 1. The Board reviewed the particular facts and circumstances of this proposed design review application (DR -36-18) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review Page 19 of 21 K:IPlanning I) ptBiagl Applications11)t1'_'111811)R-36-18 Mixed Use: Bldg in Kcstrcl Commons Sub dh'.docx Overlay District, and based upon the information provided with the conditions required herein, concludes that the proposed design review application is in accordance with the Eagle City Code and the Eagle Comprehensive Plan. 2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the proposed design review: A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and is in accordance with the regulations of this code since there are no inconsistencies with the comprehensive plan and a mixed use building is permitted with the approval of a design review application within the CBD (Central Business District) zoning district; B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned development in the vicinity of the site since the proposed building is designed in accordance with the "Italianate" style of architecture identified in the Eagle Architecture and Site Design (EASD) book and complements 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 apartments or multi -family dwellings and office, business and professional uses; D. Will not interfere with the visual character, quality, or appearance of the surrounding area and city, and where possible, enhance the continuity of thematically common architectural features since the proposed building has been designed with quality materials and will enhance the character of the area; E. Will have facades, features, and other physical improvements that are designed as a whole, when viewed alone as well as in relationship to surrounding buildings and settings since the proposed building is in conformance with the Eagle Architecture and Site Design (EASD) book; F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic considerations since the proposed building is in conformance with the required setbacks and height restrictions; G. Will provide safe and convenient access to the property for both vehicles and pedestrians through patterned traffic circulation and connectivity to abutting development; 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 and residential center in the area since there are sidewalks adjacent to the road, sidewalks throughout the site and future connectivity to the property to the east; 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 building, and will not cover nor detract from desirable architectural features. Page 20 of 2I K:1Planning ApplicationsU)r1201811)R-36-18 Mixed Use lildg in Kestrel Commons Sub drt'.docs DATED this 23rd day of August 2018. DESIGN REVIEW BOARD OF THE CITY OF EAGLE Ada County, I. ho etitl�G ib n ATTEST: b, Chairman Sharon K. Bergmann, Eagle City Clerk •O"ItGALf• :o P. S ,,•,,,.TA of Page 2I of 2l K \I l.mnmg 1h•ped.ecle Ap nI . I n.\I 4124118U )R-36-18 \I red l'.e Bldg in Kestrel Commons Sub dri dui.