Findings - CC - 2018 - DR-44-05 MOD - Design Review For Enclosed Storage FacilityBEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR AN
ENCLOSED STORAGE FACILITY FOR )
STORAGE 55 FOR JEFFERY A. MOWER )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -44-05 MOD
The above -entitled design review application came before the Eagle City Council for their action on August
28, 2018. The Eagle City Council 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:
Jeffery Mower, represented by Bruce Poe with Modus Architecture Collaborative, is requesting design
review approval to construct a 41 ,062 -square foot enclosed storage facility. The 2 -acre site is located
on the south side of East Hill Road approximately 650 -feet east of State Highway 55 at 2871 East Hill
Road.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on June 7, 2018. Supplemental information
was provided on July 10, 2018, and July 11, 2018.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on June 11, 2018, in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On March 22, 2005, the Eagle City Council approved a rezone with a development agreement for the
adjacent property to the west (RZ-15-04).
On September 13, 2005, the Eagle City Council approved a design review application for a self -
storage facility and associated office (Storage 55) on the adjacent property to the west (DR -44-05).
On July 24, 2007, the Eagle City Council approved a rezone with a development agreement for the
site (RZ-05-07).
On March 11, 2008, the Eagle City Council approved a design review application for a self storage
facility on the site (DR -93-07).
On March 11, 2009, the design review approval for DR -93-07 expired.
On November 19, 2014, the development agreement associated with RZ-05-07 expired.
On June 27, 2018, the Eagle City Council approved a rezone application with a development
agreement for the construction of enclosed storage units (RZ-02-17).
E. COMPANION APPLICATIONS: None
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K:1Planning DeptIliaglc Applications1Dr120051DR-44-05 MOD Storage 55 Phar 2 ccl'.doca
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
Existing
Proposed
North of site
South of site
East of site
West of site
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Business Park A -R (Agricultural Residential) Single Family Residence
No Change BP -DA (Business Park with a Indoor Storage Units
development agreement)
Business Park BP (Business Park) Vacant
Business Park RUT (Rural Urban Transition — Ada Single Family Residence
County Designation)
Business Park BP -DA (Business Park with a Single Family Residence
development agreement)
Business Park BP -DA (Business Park with a Indoor Storage Units
development agreement)
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS: The site has an existing residential dwelling that is to be
removed and mature trees located around the residential dwelling.
I. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 2.00 -acres (122,404 -SF) N/A
Percentage of Site Devoted 47% (approximately) 50% (maximum)
to Building Coverage
Percentage of Site Devoted 22% (approximately) 10% (minimum)
to Landscaping
Number of Parking Spaces 6 -parking spaces *** 6 -parking spaces (minimum)***
Front Setback 29 -feet (north)** 20 -feet (minimum)
Rear Setback 10 -feet (south)** 10 -feet (minimum)*
Side Setback 10 -feet (east)** 10 -feet (minimum)*
Side Setback 10 -feet (west)** 0 -feet (minimum)
*Note: As required within the development agreement (RZ-02-17).
**Note: Setbacks measure from the property line the closest building.
***Note: Parking required and provided with phase one of the storage facility (DR -44-05).
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct six buildings to be utilized for enclosed storage.
Height and Number of Stories of Proposed Buildings:
All buildings are one story.
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K:U'lanning DeptTagle AppticatioassDi 2O()-51DR-44-05 AMOD storage 55 Muse 2 ccl:docx
Building A = 21' 2"
Building B = 16' 8"
Building C = 15'
Building D = 15' 8"
Building E = 19' 7"
Building F = 19' 8"
Gross Floor Area of Proposed Buildings:
The proposed enclosed storage facility is 41,062 -square feet.
Building A = 14,145 -SF
Building B = 5,800 -SF
Building C = 2,490 -SF
Building D = 4,119 -SF
Building E = 7,254 -SF
Building F = 7,254 -SF
On and Off -Site Circulation:
The applicant is proposing 27,160 -square foot (approximately) of paved drive aisles to provide access
and circulation for vehicles using this site. One 34 -foot wide driveway is proposed on the west property
line providing access from the existing Storage 55 facility located to the west. There is a 24 -foot wide
emergency access driveway proposed on Hill Road approximately 35 -feet west of the east property
line.
K. BUILDING DESIGN FEATURES:
Roof: Standing Seam Metal (Dark Green)
Walls: Split face CMU (Charcoal and Moondust)
Windows/Doors: Aluminum (Dark Grey), Metal doors (Dark Grey)
Fascia/Trim: Wood (Dark Grey)
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are nine existing trees located on the site.
Eight of the trees are located near the northwest corner of the site and one of the trees is located near
the south property line approximately 70 -feet east of the west property line. Four of the trees are
proposed to be retained and five of the trees are proposed to be removed.
Tree Replacement Calculations:
Tree Specie Condition Caliper/Height Replacement Inches Per ECC
Crimson King Good condition 10" caliper 15"
Norway Maple
Silver Maple Good/fair condition 16" caliper 0"
Norway Spruce Good condition 60' tall (--z9 - 2" caliper 18"
trees)
2 Small Fruit Trees Fair condition 7" caliper 10.5"
Total Caliper Inches of Tree Required to be Replaced On Site 43.5"
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along East Hill Road.
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K:U'lanning IkplUiagk Application 1)A2005U)R--44.05 MOD storage 55 Phase 2 ccf.docx
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping: N/A
M. TRASH ENCLOSURES: N/A
N. MECHANICAL UNITS:
The applicant is proposing to use roof mounted mechanical units. The roof mounted mechanical units
are proposed to be screened by screen walls. No ground mounted mechanical units are proposed and
none are approved.
O. OUTDOOR LIGHTING:
The electrical site plan shows the location of the 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 is required prior to
any signs being constructed on the site.
Q. 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.
R. PUBLIC USES PROPOSED: None.
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 Fire Department
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Eagle Park, Pathway, and Recreation
Idaho Transportation Department
W. LETTERS FROM THE PUBLIC: None received to date.
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
6.3 Land Use Designations
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
Professional Office/Business Park
Suitable primarily for the development of technical park/research and development facilities,
professional office/office complexes, and limited manufacturing activities, including small-scale
production, distribution, and storage of goods. Support activities may also be permitted. Retail may be
permitted as an ancillary use within this land use category. Smaller medical uses such as dentist offices
and other outpatient clinics are also encouraged. All development within this land use shall be designed
to be within a landscaped setting and be free of hazardous or objectionable elements such as noise, odor,
dust, smoke, or glare. Such development should be operated entirely within enclosed structures and
generate minimal industrial traffic. Development within this land use designation should be required to
proceed through the PUD process.
B. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
3.3 Storage (enclosed building) is the only approved use for the Property. Any change of use will
require a modification to this Development Agreement prior to the change of use.
3.4 Owner shall remove the residence and all accessory structures from the site prior to the issuance
of any building permits for the site. Demolition permits shall be obtained prior to the removal of
said buildings.
3.5 Provided that vehicles (RVs, trailers, automobiles, etc.) are stored within enclosed garages, the
facility is permitted to store said vehicles in excess of the maximum 20% allowed by Eagle City
Code.
3.6 The driveway providing access to East Hill Road approximately thirty -feet (30') west of the
eastern boundary shall be used for emergency access only by securing the access with a wrought
iron gate. Owner shall provide written approval from the Eagle Fire Department of the design
and function of the emergency access point and gate prior to installation of the gate.
3.7 Landscape buffering and siting of the self -storage facility shall be designed to mitigate the
effects of the development on adjacent residences. All new construction shall be setback from
the eastern and southern property lines a minimum of ten -feet (10') and those setback areas shall
be landscaped with dense plant material to be reviewed and approved by the Design Review
Board prior to the issuance of a zoning certificate.
3.8 Owner shall construct a five-foot (5') wide meandering concrete sidewalk along East Hill Road
abutting the northern property boundary of the site prior to the issuance of a zoning certificate.
3.9 Owner shall install landscaping between the sidewalk and edge of pavement along East Hill
Road to extend within 9 -feet from the edge of pavement. The nine -feet (9') between the
landscaping and edge of pavement (along the entire frontage of this site) shall be improved with
3/4 minus gravel (or approved equivalent) and graded in accordance with the requirements of
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ACHD. The gravel shoulder area shall be maintained and kept free of weeds and debris in
perpetuity.
3.10 Owner shall provide a recorded cross -access agreement to provide access to the Property from
the adjoining property to the west (2835 East Hill Road) prior to the issuance of a zoning
certificate.
3.11 The building elevations (Exhibit C) consisting of a "Prairie School" style of architecture
represents the Owner's current concept for the project and are subject to change at the discretion
of the Design Review Board. Owner shall submit a design review application for the proposed
buildings (as required by Eagle City Code) and shall comply with all conditions required by the
Design Review Board and/or City Council prior to the issuance of a zoning certificate.
3.12 Owner shall submit a design review application to be reviewed and approved by the Design
Review Board prior to the issuance of any building permits.
C. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-1-2: STORAGE (ENCLOSED BUILDING):
An enclosed building or group of buildings containing separate, individual, secured, and private
storage spaces of varying sizes available for lease or rent for varying periods of time.
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi -family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• Eagle City Code Section 8 -2A -6(A)(5)
Utilities: Utility service systems shall not detract from building or site design. Cable, electrical,
and telephone service systems shall be installed underground, and the design review board shall
consider:
a. Size and location of all service systems for appropriate appearance and maintenance
accessibility;
b. The location and design of transformers, pad mount and roof mounted mechanicals and
electrical equipment shall be reviewed and approved by the design review board. All roof
mounted mechanicals shall be completely screened from view through the use of a parapet
wall when utilizing a flat roof design or shall be enclosed within the building when utilizing a
roof design other than a flat roof. "Screened from view" shall mean "not visible" at the same
level or elevation of the parapet wall (e.g., the perspective generally as shown on an elevation
plan);
• Eagle City Code Section 8 -2A -6(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;
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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)(6)(B)(2) Roofs:
e. Metal; standing seam, batten seam (concealed fasteners required);
Metal, standing seam/batten seam is prohibited on mansard roof sections facing a road.
• Eagle City Code Section 8 -2A -7(C) Existing Vegetation:
1. Retention Of Existing Trees: Existing trees shall be retained unless removal is approved in
writing by the city. Where trees are approved by the city to be removed from the project site
(or from abutting right of way) replacement with an acceptable species is required as follows:
Existing Tree Replacement
1 inch to 6 inches caliper 2x caliper of tree removed
61/4 inches to 12 inches 1.5x caliper of tree removed
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.
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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(0) Alternative Methods of Compliance:
1. Project Conditions: It is not the intent of these landscape requirements to inhibit creative
solutions to land use problems. Under certain site conditions, a strict interpretation of
requirements may be either physically impossible or impractical. Alternative compliance is a
procedure that allows certain modifications to existing regulations within this section.
Requests for use of alternative landscaping schemes are justified only when one or more of
the following conditions apply:
a. The sites involve space limitations or unusually shaped parcels;
b. Topography, soil, vegetation, or other site conditions are such that full compliance is
impossible or impractical;
c. Due to a change of use of an existing site, the required buffer yard is larger than can be
provided; and
d. Safety considerations are involved.
2. Request For Alternative Method Of Compliance: The applicant must provide the city with a
written request if an alternative method of compliance is proposed. The request shall state
which requirement as set forth within this section is to be modified, what project conditions
stated within subsection 01 of this section justify using the proposed alternative, and how the
proposed alternative equals or exceeds said requirement.
3. Tree Fund: Persons applying for an alternative method of compliance for relief from
regulations that require all existing trees to remain on site may elect to make a financial
contribution to the Eagle city tree fund in lieu of retaining all trees on site. The condition(s)
which warrants the need for the tree fund alternate method of compliance shall be specified in
the application submitted under subsection 02 of this section. If the application is approved,
the amount to be contributed by the applicant will be based upon the total caliper inches of
deciduous tree(s) removed from the site and the total vertical feet of coniferous trees removed
from the site. Cost per caliper inch for deciduous trees and cost per vertical foot for
coniferous trees shall be determined by resolution of the city council. The applicant shall
have the right to review and consider the value determination, and following said review, to
reapply for other alternative methods of compliance, without prejudice, in accordance with
subsection 02 of this section.
• 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.
• Eagle City Code Section 8-4-5:
Storage (enclosed building and/or fenced area) 1 per 1,000 square feet of gross storage area
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D. DISCUSSION:
• The applicant is requesting design review approval to construct a 41,062 -square foot, six
building, enclosed storage facility for the second phase of Storage 55. The first phase of Storage
55 was approved by the City Council on September 13, 2005 (DR -44-05). The first phase
consisted of 79,563 -square feet of enclosed storage buildings and a 2,300 -square foot office. The
applicant's justification letter date stamped by the City on July 10, 2018, indicates the buildings
have been designed to continue and reflect the surrounding context and will remain visually
similar to the buildings in close proximity to the new buildings. The design of the buildings
mirror the low sloped roofs, elongated rectangular buildings, and gridded layout of the adjacent
Storage 55 site and has been designed in the Prairie School style described in the EASD book.
The same split faced CMU in charcoal and moondust will be utilized on the exterior of the
buildings as well as a green colored metal roof. Staff defers comment regarding the building
design and colors to the Design Review Board.
• As mentioned above, the first phase of the Storage 55 facility consisted of 79,563 -square feet of
enclosed storage buildings and a 2,300 -square foot office. The first phase of the Storage 55
facility (DR -44-05) was approved with 6 -parking spaces located near the office. It was
determined that requiring the number of parking spaces based on the square footage of the entire
enclosed storage facility was not warranted based on the majority of the trips to this site would be
from individuals that have secured a storage space within the facility to visit the leased storage
space with the occasional stop at the office to pay their storage space rent. The office located in
phase one of the storage facility is to be shared with the second phase of the storage facility.
Based on the majority of the trips to the site being from individuals visiting a leased storage space
and the office serving both phases of the storage facility, staff has determined that the six existing
parking spaces provided within phase one of the storage facility is sufficient parking for phase
two of the storage facility.
• The applicant is proposing to remove five of the nine existing trees from the site. The trees to be
removed are identified as Crimson King Norway Maple, Silver Maple, Norway Spruce, and two
small fruit trees. The Silver Maple tree does not require mitigation if first approved by the City.
If the Design Review Board approves the removal of the Silver Maple tree, the remaining four
trees identified will require mitigation. Pursuant to Eagle City Code Section 8 -2A -7(C), the
required mitigation for the other four trees is 43.5 caliper inches. The applicant should be
required to provide a revised landscape plan showing 43.5 caliper inches of tree planted on site or
pursuant to Eagle City Code Section 8-2A-7(0) provide a monetary contribution to the City Tree
Fund in the amount of $5,500.00 (22 trees x $250.00).
If the Design Review Board determines that it is appropriate to remove the trees, then the removal
mitigation may be:
A. Provide a revised landscape plan showing a minimum of 22, 2 -inch caliper trees 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. Plant a
minimum of 22, 2 -inch caliper trees on the site at the time of development and prior to the
issuance of any occupancy permits.
-OR-
B. Provide a monetary contribution to the tree fund for the compensation for the removal of the
trees in the amount of $5,500.00 (22 trees x $250.00) prior to the issuance of a zoning
certificate.
-OR-
C. Any other combination of planting additional trees on-site and/or a contribution to the Tree
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Fund as may be approved by the Design Review Board.
• The landscape plan date stamped by the City on July 11, 2018, shows a 10 -foot wide landscape
buffer along the entire eastern property line and the southern property line with the exception of
the western 10 -feet of the southern property line. The applicant should be required to provide a
revised landscape plan showing a 10 -foot wide landscape buffer along the entire southern
property line. 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.
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 July 26, 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 2:02:13)
Upon completion of the applicant's and staff's presentations, the Board discussed during deliberation that:
• The awnings on the new facility and the old facility should match.
• The Board affirms the architectural style of the facility but would appreciate a horizontal element being
incorporated into the north building elevation.
• The Board is in favor of the landscape plant material but would like additional evergreen plant material
to be incorporated into the plant palette.
BOARD DECISION:
The Board voted 6 to 0 (Brasher absent) to recommend approval of DR -44-05 MOD for a design review
application to construct an enclosed storage facility for Storage 55 for Jeffery A. Mower, with the
following site specific conditions of approval and standard conditions of approval provided within their
findings of fact and conclusions of law document, dated August 9, 2018.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on August 28, 2018, at which
time the Council made their decision.
B. Oral testimony in opposition to the application was presented to the City Council by no one.
C. Oral testimony in favor of the application was presented to the City Council by no one (not including
the applicant/representative).
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR -44-05 MOD for a design review application to construct an
enclosed storage facility for Storage 55 for Jeffery A. Mower, with the following Design Review Board
recommended site specific conditions of approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of RZ-02-17.
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2. Comply with all applicable conditions of DR -44-05.
3. The applicant shall provide a revised landscape plan showing trees to be planted throughout the
development to mitigate the 22, 2 -inch caliper trees required to be mitigated on site. Any of the 22
trees the applicant is unable to plant on the site shall be mitigated with a monetary contribution to the
tree fund. The revised landscape plan shall be reviewed and approved by staff and the monetary
contribution made to the tree fund prior to the issuance of a zoning certificate.
4. Provide a revised landscape plan showing a 10 -foot wide landscape buffer along the entire southern
property line. 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. A plan showing construction fencing around the four existing trees (a minimum of 10 -feet from the
trunk of the tree or at the drip line of the tree (whichever is closer)) to prevent any damage within the
drip line of the trees should be submitted to the City. Construction fencing shall be installed around
the trees to be retained prior to the commencement of any construction on the site. Cups or dams shall
be built within the drip line of each tree in order to retain water and the trees shall be watered on a
regular basis. No activity whatsoever shall take place within the drip line of the trees.
6. Owner shall provide a recorded cross -access agreement to provide access to the Property from the
adjoining property to the west (2835 East Hill Road) prior to the issuance of a zoning certificate.
7. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
8. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing
this project, prior to the issuance of a zoning certificate and/or upon receipt of an invoice by the City,
whichever occurs first.
9. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
10. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
11. No ground mounted mechanical units are proposed with this application and none are approved.
12. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
13. No signs are proposed with this application and none are approved.
14. Provide a revised elevation plan showing the awnings on the existing building to be replaced to match
the metal awnings with tie backs proposed on the new building. The revised elevation plan shall be
reviewed and approved by staff and one member of the Design Review Board prior to the issuance of
a zoning certificate.
15. Provide a revised landscape plan showing evergreen plant material to be incorporated into the
landscape area located along the east property line. 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.
16. Provide a revised elevation plan showing an architectural element (i.e.: horizontal banding,
wainscoting, darker colored awnings) on the north building elevation. The revised elevation plan shall
be reviewed and approved by staff and two members of the Design Review Board prior to the
issuance of a zoning certificate.
17. Provide a revised elevation plan showing the location of gutters, down spouts, and scuppers to be
located on the north building elevation. The revised elevation plan shall be reviewed and approved
by staff and one member of the Design Review Board prior to the issuance of a zoning certificate.
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Ka'tanning Ikpt1Eagle Applications1Dr12OO511*-44-1)5 MOD Storage 55 Phase 2 cd1Joca
18. Provide a revised site plan showing a solid wall to be constructed between the two facilities near the
southern property line. Provide elevations of the solid wall showing it to be constructed to match the
materials and colors used in the construction of the enclosed storage facility. The revised site plan
and elevation plan shall be reviewed and approved by staff and one member of the Design Review
Board prior to the issuance of a zoning certificate.
19. All roof top mechanical units shall be reviewed and approved by staff prior to the issuance of any
permits.
20. Provide a revised site plan showing all overhead power to the subject site and to the office located at
2835 East Hill Road to be located underground. The revised site plan shall be reviewed and approved
by staff prior to the issuance of a zoning certificate. The overhead power to the office located at 2835
East Hill Road shall be located underground prior to the issuance of a certificate of occupancy for any
buildings within this development.
21. Provide a revised landscape plan showing the landscaping on the north side of the building to have a
pattern to the planting palette to better complement the rhythm of the building architecture. The
revised landscape plans shall be reviewed and approved by staff and one member of the Design
Review Board prior to the issuance of a zoning certificate.
22. The light fixtures proposed on the exterior of the building shall match those used in the first phase of
the enclosed storage facility. The light fixtures shall be reviewed and approved by staff and one
member of the Design Review Board prior to the issuance of a zoning certificate.
23. Provide a revised elevation plan showing the emergency access gate along East Hill Road to be a
solid gate. Detailed cut sheets showing the style, height, color, etc. shall be submitted to the City.
The revised elevation plan and detailed cut sheets shall be reviewed and approved by staff prior to the
issuance of a zoning certificate.
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
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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.
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.
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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
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
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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 Council reviewed the particular facts and circumstances of this proposed design review application
(DR -44-05 MOD) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Council 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 enclosed storage facilities are permitted within the Storage 55
development agreement and the approval of a design review application within the BP -DA
(Business Park with a 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 enclosed storage facility is designed to
complement the general vicinity and provide aesthetically pleasing architecture to enhance the
character of the area;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district;
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 enclosed storage facility has been designed with quality materials and similar features
utilized on other buildings within the area and will enhance the character of the area;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the proposed
buildings are in conformance with the Eagle Architecture and Site Design Book;
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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. All signs, if proposed, will be required to be
harmonious with the architectural design of the subdivision, and will not cover nor detract from
desirable architectural features.
DATED this 28i1' clay of August 2018.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Stan Ridgeway, Mayor
C EAG[ E
ATTEST: =