Findings - DR - 2023 - DR-26-23 - Palmetto Plaza - One Bar/Retail Building and One Multi-Tenant Commercial Building Within Palmetto Plaza BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR ONE BAR/RETAIL)
BUILDING AND ONE MULTI-TENANT )
COMMERCIAL BUILDING WITHIN PALMETTO)
PLAZA FOR TERM INVESTMENTS,LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-26-23
The above-entitled design review application came before the Eagle Design Review Board for their action
on June 8,2023. The Eagle 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:
TERM Investments, LLC, represented by Rebecca Forster, is requesting design review approval for
two buildings [one 1,920-SF bar/retail building and one 9,284-SF multi-tenant commercial building]
within Palmetto Plaza. The 1.1-acre site is located on the southeast corner of East Plaza Drive and
South Palmetto Avenue at 781 East Plaza Drive(Lot 17,Block 3,Merrill Subdivision No.2).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on March 31,2023.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies'reviews were transmitted on April 5,2023, in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On September 15, 1997, the Eagle Planning and Zoning Commission approved the Rocky Mountain
Fitness Center(DR-15-97).
On June 8, 1999,the Eagle City Council approved Merrill Subdivision No. 1 and 2(formerly Rocky
Mountain Business Park FPUD-2&3-99 and FP-7& 8-99).
On June 22, 1999, the Eagle City Council approved the landscape and pathway plan for Rocky
Mountain Business Park(DR-24-99).
On October 24, 2000, the Eagle City Council approved a modification to the landscape and pathway
plan for Rocky Mountain Business Park(DR-24-99 MOD).
E. COMPANION APPLICATIONS: DR-27-23 (master sign plan application) and LLA-02-23 (lot line
adjustment).
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Downtown CBD(Central Business Vacant land with a portion
District)and MU developed with a parking lot
(Mixed Use)
Proposed No Change No Change Bar/Retail Building
Multi-tenant Commercial
Building
North of site Downtown CBD(Central Business Storage(enclosed and fenced)
District)and MU
(Mixed Use)
South of site Downtown CBD(Central Business Office(business and
District) professional)Building
East of site Downtown MU(Mixed Use) Health Club
West of site Downtown CBD(Central Business Proposed Hotel
District)
G. DESIGN REVIEW OVERLAY DISTRICT: This site is located within the CEDA (Community Entry
Development Area)overlay district.
H. URBAN RENEWAL DISTRICT: Yes.
I. EXISTING SITE CHARACTERISTICS:
The site has been developed with curb, gutter, and sidewalk along South Palmetto Avenue and East
Plaza Drive. The eastern 100-feet of the northern portion of the property has been developed with a
parking lot that was constructed when the health club building was constructed.
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J. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 1.1-acres(47,916-SF) 0.01-acres(500-SF)
Percentage of Site Devoted 18% (approximately) 20%(minimum)*
to Building Coverage 85%(maximum)*
Percentage of Site Devoted 44%(approximately) 10%(minimum)
to Landscaping
Number of Parking Spaces 55-parking spaces 55-parking spaces(minimum)
Front Setback 20-feet(North) 20-feet(minimum)*
Rear Setback 10-feet(South)** 0-feet(minimum)
Side Setback 10-feet(West)** 10-feet(minimum)*
Side Setback 10-feet(East)** 10-feet(minimum)*
*Note:Setbacks and lot coverage required within the CEDA overlay district.
**Note:Measured from the building to the closest property line.
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Bar/Retail Building= 1,920-square feet
Restaurant, dining rooms, taverns, nightclub, etc. — 1 per 150-square feet of gross floor area; plus 35
square feet dance floor
Proposed parking= 13-parking spaces
Gross Floor Area of Proposed Multi-tenant Commercial Building=9,284-square feet
Food and Beverage Sales, Office (business and professional), Personal Improvement, Personal
Services,Retail Sales— 1 per 250-square feet of gross floor area
Artist Studio— 1 per 1,000-square feet of gross floor area
Catering Service— 1 per 400-square feet of gross floor area
Restaurant, dining rooms, taverns, nightclub, etc. — 1 per 150-square feet of gross floor area; plus 35
square feet dance floor
Proposed parking = 42-parking spaces (based on 1,820-square feet being used for a use requiring 1
space per 150-square feet of gross floor area).
Total parking proposed=55-parking spaces
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct two(2)buildings; one building is proposed to have a bar/retail
use and the other building is proposed to have a mix of commercial uses within a multi-tenant
commercial building.
Height and Number of Stories of Proposed Buildings:
Bar/Retail Building=20' 8"; single story.
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Multi-tenant Commercial Building=32' 8"; single story with a mezzanine.
Gross Floor Area of Proposed Buildings:
Bar/Retail Building= 1,920-square feet
Multi-tenant Mixed Use Commercial Building=9,284-square feet total
1 S`floor=6,798-square feet
Mezzanine=2,486-square feet
On and Off-Site Circulation:
An 18,500-square foot(approximately)paved parking lot provides parking for vehicles using this site.
One 29-foot wide shared driveway is located at the northeast corner of the site providing access to East
Plaza Drive. One 30-foot wide shared driveway is located 320-feet south of East Plaza Drive on South
Palmetto Avenue.
M. BUILDING DESIGN FEATURES:
Bar/Retail Building-
Proposed Building Design: Italianate
Roof: Architectural comp shingles(Weathered Grey)
Walls: Concrete(natural), Spec Brik(Standard),Hardi Board Panels(Illusion), Stucco(Roycroft Mist
Gray)
Windows/Doors: Aluminum(black)
Fascia/Trim: Hardi Board(Tricorn Black and Gauntlet Gray)
Multi-tenant Commercial Building-
Proposed Building Design: Craftsman
Roof: Architectural comp shingles(Weathered Grey)
Walls: Stucco(Alloy and Roycroft Mist Gray),Hardi Board Panels(Illusion)
Windows/Doors: Aluminum windows (black), Aluminim doors north elevation (black), Wood doors
south elevation(Cedar Bark)
Fascia/Trim: Hardi Board(Tricorn Black and Gauntlet Gray)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are four existing trees located within the
developed parking lot area of this development. Three of the trees are to remain and one tree is to be
removed in order to reconfigure the parking within the parking lot. The tree to be removed is an 8-inch
caliper oak tree that has no central leader, is leaning,and has not been receiving consistent water.
Tree Replacement Calculations:
The applicant is not proposing to plant any additional trees to mitigate for the 8-caliper inches of tree
being removed from this site. See discussion on page 9 for more information.
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along South Palmetto Avenue and East Plaza Drive.
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.
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b. Interior Landscaping: 10% interior landscaping is required, 10% is proposed.
O. TRASH ENCLOSURES:
One (1) 140-square foot trash enclosure is proposed to be located at the north end of the parking lot
near the shared driveway at the northeast corner of the development. The enclosure is proposed to be
constructed of CMU walls with stucco finish and metal gates;all of which will match the materials and
colors used in the construction of the building.
P. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. Five ground mounted mechanical
units are proposed along the north side of the multi-tenant commercial building and one ground
mounted mechanical unit is proposed along the west side of the bar/retail building. The ground
mounted mechanical units are proposed to be screened by landscaping. No roof top mechanical units
are proposed and none are approved.
Q. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage is required to be reviewed and
approved by the Zoning Administrator prior to issuance of any building permits.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application(DR-27-23)has been
submitted for the approval of a master sign plan for these buildings and monument signs.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within Veolia Water service area and within the boundaries of the Eagle Sewer District.
T. PUBLIC USES PROPOSED:None.
U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:No map currently exists.
V. 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
W. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED):Not
required.
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X. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Ada County Highway District
Eagle Fire Department
Eagle Park,Pathway,and Recreation
Eagle Sewer District
Idaho Transportation Department
Y. LETTERS FROM THE PUBLIC:None received to date.
Z. EAGLE CITY CODE 8-2A-13(B)(1)&(2): Required Findings for Design Review:
1. City Findings: The City shall make findings which address the following:
a. The ordinance and standards used in evaluating the application;
b. The reasons for the approval or denial;
c. The actions,if any,that the applicant could take to obtain approval.
2. General Standards For Design Review: The Zoning Administrator, Design Review Board, or City
Council, whichever is applicable, shall review the particular facts and circumstances of each
proposed design review in terms of the following standards and shall find adequate evidence
showing that such design review at the proposed location:
a. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan
and is in accordance with the regulations of this Code;
b. Is of a scale, intensity,and character that is in harmony with existing conforming and planned
development in the vicinity of the site;
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
the City, and where possible, enhance the continuity of thematically common architectural
features;
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;
£ Will not obstruct views and vistas as they pertain to the urban environment and in relation to
artistic considerations;
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 center in the area;
and
i. Will have signs, if proposed,that are harmonious with the architectural design of the building
and the adjacent buildings,and will not cover or detract from desirable architectural features.
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THE DESIGN REVIEW BOARD RECEIVED AND REVIEWED THE FOLLOWING STAFF
ANALYSIS PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT
AS PART OF THE DESIGN REVIEW BOARD'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
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 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.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi-family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• Eagle City Code Section 8-2A-6(A)(5)(b)
The location and design of transformers, pad mount and roof mounted mechanicals and electrical
equipment shall be reviewed and approved by the design review board. All roof mounted
mechanicals shall be completely screened from view through the use of a parapet wall when
utilizing a flat roof design or shall be enclosed within the building when utilizing a roof design
other than a flat roof. "Screened from view"shall mean "not visible"at the same level or elevation
of the parapet wall(e.g.,the perspective generally as shown on an elevation plan).
• Eagle City Code Section 8-2A-6(A)(6)
a. Building Mass: The mass of the building shall be reviewed for its relationship with existing
development in the immediate surrounding area and with the allowed use proposed by the
applicant;
b. Proportion Of Building: The height to width relationship of new structures shall be
compatible and consistent with the architectural character of the area and proposed use;
c. Relationship Of Openings In The Buildings: Openings in the building shall provide interest
through the use of such features as balconies,bays,porches,covered entries,overhead
structures,awnings,changes in building facade and roofline alignment,to provide shadow
relief.Avoid monotonous flat planes;
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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(B)(7)
Enclosed trash and recycle receptacle areas: All commercial and multi-family developments shall
provide for trash and recycle services and shall include an enclosed area for the storage of trash and
recycle receptacles. The area shall be screened in accordance with section 8-2A-7J of this article.
A waiver of this section may be approved for small businesses that utilize ninety six(96)gallon or
smaller trash and recycle receptacles provided the containers are stored indoors or are otherwise
screened from view with the use of a screen wall and landscaping.
• Eagle City Code Section 8-2A-6(E)(3)
c. Front and street side setbacks shall be for pedestrian amenities and the city encourages joint
efforts between adjoining property owners. Suggested amenities include:public art, landscape
treatment, seating,flowers/shrubs/all tree displays in movable planters,outdoor dining,
plazas, streetscape extension and bike racks.
d. Lot coverage by the footprint of the structure shall be a minimum of twenty percent(20%)
and a maximum of eighty five percent(85%)in which case off site parking shall be provided
for.
• Eagle City Code Section 8-2A-7(C)
1. Retention Of Existing Trees:
a. Existing trees shall be retained unless removal is approved in writing by the city.
2. Removal And Replacement Of Existing Trees:
a.Where trees are approved by the city to be removed,replacement with a species identified in
section 8-2A-7Q of this article is required.For each caliper inch of deciduous tree removed,
an equivalent amount of caliper inches shall be replanted. For each vertical foot of
coniferous tree removed,an equivalent amount of vertical feet shall be replanted.
Example: An eight inch(8")caliper deciduous tree is removed, an acceptable replacement
would be four(4)two inch(2")caliper deciduous trees. A twelve foot(12')tall coniferous
tree is removed, an acceptable replacement would be two (2) six feet (6') tall coniferous
trees.
• Eagle City Code Section 8-2A-7(J)(2)(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.
C. DISCUSSION:
• The applicant is requesting design review approval to construct two new buildings; one 1,920-
square foot bar/retail building and one 9,284-square foot multi-tenant commercial building. The
applicant's justification letter states the building designs are from the Italianate and Craftsman
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styles of architecture as outlined in the Eagle Architecture and Site Design Book. The smaller,
Italianate, building uses symmetry and varying materials, including brick. The windows are tall
and narrow with traditional rectangular top with window sashes in the transoms to give the
appearance of pane glazing.The roof top patio is centered on the building and acts as a balcony for
the building. The larger, Craftsman, building uses timber trusses to emphasize the entrance and
patio area. The design utilizes a mixed palette of materials;wood,stucco and concrete.
The proposed buildings should be designed to be harmonious with buildings in the surrounding
vicinity. Pursuant to Eagle City Code 8-2A-13(B)(2)(d)&(e), the proposed buildings should be
designed to 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, and 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. Staff
defers comment of the proposed buildings regarding the harmonious nature and relationship of the
building to the surrounding vicinity to the Design Review Board.
• On the east and west building elevations of the multi-tenant commercial building smaller gables
are shown to be located on the southern portion of the building; however, the floor plan does not
show the columns from these gables on the east or west building elevations. The applicant should
be required to provide a revised floor plan showing the smaller gable end columns to be shown on
the east and west building elevations. The revised floor plan should be reviewed and approved by
staff prior to the issuance of a zoning certificate.
• The application explains the details of a trash enclosure and the landscape plan shows a trash
enclosure;however,detailed elevations showing the height,size,materials,and colors has not been
provided. The applicant should be required to provide detailed elevation plans of the trash
enclosure showing the height, size, materials, and colors to be used in the construction of the
enclosure. The detailed elevation plans should be reviewed and approved by staff and one member
of the Design Review Board prior to the issuance of zoning certificate.
• One 8-inch caliper oak tree is proposed to be removed from the site to accommodate the new
parking lot configuration. The 8-inch caliper oak tree has no central leader, has a sever lean(not
ideal for public area), and has had inconsistent water over the years. Pursuant to Eagle City Code
Section 8-2A-7(C)(1)(a), existing trees are required to be retained on site unless removal is
approved in writing by the City. Pursuant to Eagle City Code Section 8-2A-7(C)(2Xa), for each
caliper inch of deciduous tree removed, an equivalent amount of caliper inches is required to be
replanted and for each vertical foot of coniferous tree removed, an equivalent amount of vertical
feet is required to be replanted.
Staff defers comment regarding the removal of the 8-inch caliper oak tree to the Design Review
Board.
If the City approves the removal of the tree and does not require mitigation,no additional trees
are required.
-OR-
If the City approves the removal of the tree and does require mitigation,the applicant should be
required to provide a revised landscape plan showing an additional 8-caliper inches of tree(4,2-
inch caliper trees)planted on site. The revised landscape plan should be reviewed and approved
by staff prior to the issuance of a zoning certificate.
-OR-
If the City approves the removal of the tree and does require mitigation,the applicant may opt to
pay an in lieu fee into the tree fund in the amount of$1,400.00(8-caliper inches x$175.00 per
caliper inch). The payment to the tree fund should be received by the City prior to the issuance of
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a zoning certificate.
-OR-
Any other combination of planting additional trees on site and/or a contribution to the tree fund as
may be approved by the City. A revised landscape plan and/or contribution to the tree fund should
be reviewed and approved and/or submitted to the City prior to the issuance of a zoning certificate
or commencement of any construction/demolition on the site,whichever occurs first.
• The application indicates ground mounted mechanical units are proposed for both buildings. The
landscape plan shows the ground mounted mechanical units associated with the northern (multi-
tenant) building but does not show the ground mounted mechanical units associated with the
southern (Bar/Retail) building. The applicant should be required to provide a revised landscape
plan showing the ground mounted mechanical units associated with the southern (Bar/Retail)
building and showing how they will be screened from view by landscaping. The revised landscape
plan should be reviewed and approved by staff and one member of the Design Review Board prior
to the issuance of zoning certificate.
• On May 22, 2023, a lot line adjustment application (LLA-02-23) was approved for this
development. The applicant should be required to provide a cross access/cross parking agreement
between the two parcels associated with this development (Bar/Retail Building and Multi-tenant
Commercial Building). The cross access and cross parking agreement should be reviewed and
approved by the Zoning Administrator and City Attorney prior to recordation at the Ada County
Recorder's office. The applicant should provide a copy of the recorded cross access/parking
agreement prior to the issuance of a zoning certificate.
• The trash enclosure for this development is proposed to be located on the northern parcel (Parcel
A [once the record of survey associated with LLA-02-23 has been recorded]). A joint trash
enclosure agreement should be entered into between the northern and southern property owners
(Parcel A and Parcel B) associated with this development permitting each property owner access
to and to use the trash enclosure. The joint trash enclosure agreement should be reviewed and
approved by the Zoning Administrator and City Attorney prior to recordation at the Ada County
Recorder's office. The applicant should be required to provide a copy of the recorded joint trash
enclosure agreement prior to the issuance of a zoning certificate.
• There is a shared driveway, located at the northeast corner of this development, providing
ingress/egress to East Plaza Drive and a driveway located near the southern property line of this
development providing ingress/egress to South Palmetto Avenue. The applicant should be required
to enter into a reciprocal cross access agreement associated with both ingress/egress driveways with
the owner of the property located adjacent to the east property line to provide cross access across
between all properties. The cross access agreement should be reviewed and approved by the Zoning
Administrator and City Attorney prior to recordation at the Ada County Recorder's office. The
applicant should provide a copy of the recorded reciprocal cross access agreement prior to the
issuance of a zoning certificate.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date,if the requested design review application is approved,
staff recommends the site specific conditions of approval and 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 June 8, 2023, at
which time the Board made their decision.
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BOARD DELIBERATION:
Upon completion of the applicant's and staffs presentations,the Board discussed during deliberation that:
• The Board is not in favor of the two buildings as designed. The Board agrees the buildings are not
harmonious with each other or the surrounding buildings. Eagle City Code Section 8-2A-
13(B)(2)(d)&(e), states the proposed buildings should be designed to 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, and 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.
• The Board affirmed there were too many details that were not identified on the plans provided with
regard to the buildings. The Board would like to see greater detail on both buildings with regard to but
not limited to the following items:the elevated patio,window locations,mechanical unit locations and
screening,trash enclosure design,covered entries, stucco scoring,cornice details,awnings,etc. Eagle
City Code Section 8-2A-6(A)(6)(a-e), states in part, a) the building mass shall be reviewed for its
relationship with existing development in the immediate surrounding area, b) proportion of building
regarding the height to width relationship of new structures shall be compatible and consistent with the
architectural character of the area, c) relationship of openings in the buildings shall provide interest
through the use of such features as balconies, bays, porches, covered entries, overhead structures,
awning, changes in building façade and roofline alignment to provide shadow relief to avoid
monotonous flat planes,d)relationship of exterior materials and the appropriateness of materials as the
relate to the building mass, shadow relief, and existing area, and e) allowed architectural styles
identified in the EASD book are provided for the applicants to follow.
• The mechanical equipment for the bar/retail building have not been identified on the landscape plan
nor the architectural plans. The Board is concerned with the location and size of the mechanical
equipment and how it will be screened from view since mechanical equipment associated with a bar
and cigar bar require extensive air flow and are usually large in size. Eagle City Code Section 8-2A-
6(A)(5)(b), states in part, the location and design of transformers, pad mounted and roof mounted
mechanicals and electrical equipment shall be reviewed and approved by the design review board.
Eagle City Code section 8-2A-7(J)(2)(c), states, 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.
• The Board is concerned with the ground mounted mechanical units on the multi-tenant commercial
building being shown to be located on the north side of the building. The north side of the building is
located adjacent to East Plaza Drive,therefore,the mechanical units would be visible. Eagle City Code
Section 8-2A-6(A)(5)(b), states in part,the location and design of transformers,pad mounted and roof
mounted mechanicals and electrical equipment shall be reviewed and approved by the design review
board. Eagle City Code section 8-2A-7(J)(2)(c), states, 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.
• The detailed elevations and materials to be used for the small, covered patio, located within the
northeast corner of the outdoor space of the bar/retail building,have not been identified.
• The material for the elevated patio deck on the bar/retail building has not been identified if it will be a
solid material or if water will drain through the material to the lower patio area. If the patio is solid,
how does the upper patio drain?
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• The location of the multi-tenant commercial building is located on an extremely visible corner. The
Board agrees that the architecture of the north building is very plain but specifically the north,east,and
west building elevations are void of architectural interest. The applicant has proposed stucco and hardi
board panels on the building elevations and the Board is concerned that there is not much distinction
between the two materials. As designed,the north,east,and west building elevations are flat with eight
inch deep columns, proposed with no other architectural features or materials to provide interest. The
Board recommends the building elevations of the multi-tenant commercial building have more
architectural interest by incorporating materials similar to the bar/retail building(i.e.: brick) such as,
additional color and wide overhanging eaves.
• Greater detail on the bar/retail building needs to be provided with regard to the elevated deck and
window configuration. How will the windows interact with the facia board? Will the header for the
windows need to be modified to accomplish the look the applicant is going for? How far are the
windows setback in the plain of the building? Will the windows be able to be constructed as shown
without knowing the above mentioned information?
• Additional architectural interest needs to be provided at the main entrance to the bar/retail building(i.e.:
covered entry,gable,etc.)to identify it is the main entry to the building.
• A plan showing gutters and downspouts on all buildings but specifically the east elevation of the
bar/retail building needs to be provided.
• If Craftsman style architecture is the architectural style of the multi-tenant building,the north,east,and
west building elevations should include additional trim work around the doors and windows to help
provide interest and relief to the building.
• The overhang of the roof on the multi-tenant building needs to be increased to provide additional
interest,relief,and shadowing to the building.
• Details of the trash enclosure showing size, height,materials, and colors needs to be provided.
• Add planter pots or planter beds at the entrance to the bar/retail building to help promote it as the main
entrance to the building.
• The Board is in favor of the 18% lot coverage based on the covered outdoor patio area of the bar/retail
building not being used in the calculation of the overall lot coverage, which could have been designed
as an enclosed area.
BOARD DECISION:
The Board voted 5 to 1 (Milian recused; Grubb against)to recommend denial of DR-26-23 for a design
review application for one bar/retail building and one multi-tenant commercial building within Palmetto
Plaza.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-26-23) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided in the"Board Deliberation' section above,
concludes that revisions to the building(s)need to be provided prior to approval.
Page 12 of 13
KAPlanning Dept\Eagle Applications0r\2023\Palmetto Plaza Buildings DR-26-23\Two Bldgs within Palmeto Plaza drfI A=
DATED this 22nd day of June 2023.
DESIGN REVIEW BOARD
OF THE CITY OF G E
Ada County,I o
Robert Gr b,Chairman
AT 1' ST:
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Tracy E.O orn,)✓agle City rlerit % �`
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Page 13 of 13
K:\Planning Dept\Eagle Applications\Dr\2023\Palmetto Plaza Buildings DR-26-23\Two Bldgs within Palmeto Plaza drfl.docx