Findings - DR - 2023 - DR-46-23 - 577 E State Street - Multi-Tenant Office Medical and Dental/Business and Professional Building BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A MULTI- )
TENANT OFFICE(MEDICAL AND DENTAL/ )
BUSINESS AND PROFESSIONAL BUILDING )
FOR MIKE SPENCER )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-46-23
The above-entitled design review application came before the Eagle Design Review Board for their action
on October 26,2023. 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:
Mike Spencer, represented by Jessica Petty with 12.15 Design, LLC, is requesting design review
approval to construct a new two (2) story, 9,723-square foot multi-tenant office (medical/dental and
business/professional) building. The 1-acre site is located on the south side of East State Street
approximately 75-feet east of the intersection of East State Street and South Young Lane at 577 East
State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on August 25,2023.Supplemental information
was received September 12,2023 (landscape plan,site plan,roof cross section).
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on September 18, 2023, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On November 5, 1986,the City Council approved a design review application for a dental office(DR-
15-86).
On April 12, 2022, the City Council approved a design review application for the common area
landscaping within Parkway Development, including a 3,000-square foot office (medical and dental)
building for Parkway Dental and phasing plan(DR-03-22). This application has expired.
E. COMPANION APPLICATIONS:DR-47-23 (master sign plan application).
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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 Office(medical and dental)
District Building
Proposed No Change No Change Multi-tenant Office
(medical and
dental/business and
professional)Building
North of site Downtown CBD(Central Business East State Street,Hawks
District) On The Fly Convenience
Store with Fuel Service
South of site Downtown CBD(Central Business Mobile Home Park
District)
East of site Downtown CBD(Central Business Multi-tenant Building
District)
West of site Downtown CBD(Central Business Mobile Home Park
District)
G. DESIGN REVIEW OVERLAY DISTRICT: This site is located within the Transitional Development
Area(TDA)overlay district.
H. URBAN RENEWAL DISTRICT: Yes.
I. EXISTING SITE CHARACTERISTICS:
The site has been developed with curb,gutter,and sidewalk along East State Street and has an existing
office(medical and dental)building that will be removed.
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J. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 1-acre(43,560-square feet) 500-square foot(minimum)
Percentage of Site Devoted 22%(approximately) 20%(minimum)to 85%
to Building Coverage (maximum)*
Percentage of Site Devoted 27%(approximately) 10%(minimum)
to Landscaping
Number of Parking Spaces 57-parking spaces 59-parking spaces(minimum)
Front Setback 15-feet(North) 10-feet(minimum)to 25-feet
(maximum)*
Rear Setback 118-feet(South) 0-feet(minimum)
Side Setback 20-feet(East) 0-feet(minimum)to 10-feet
(maximum)*
Side Setback 72-feet(West) 0-feet(minimum)to 10-feet
(maximum)*
*Note:Lot coverage and setbacks required within the TDA overlay district.
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Multi-tenant office (medical and dental/business and professional)
building: 9,723-square feet
Office(business and professional)— 1-space per 250-square feet 9,723 /250=39 parking spaces
Office(medical and dental)— 1-space per 200-square feet 9,723 /200=49 parking spaces
• Eagle City Code Section 8-4-5 requires 1 parking space per 200-square feet of gross floor area for
office(medical and dental):
• Eagle City Code Section 8-4-5 requires 1 parking space per 250-square feet of gross floor area for
office(business and professional):
Proposed Parking Spaces: 57 (21-parking spaces within the proposed property lines)
Required Parking Spaces: 59 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Office[medical and dental]")
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one(1)building to be utilized as a multi-tenant office(medical
and dental/business and professional).
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately thirty foot,ten inch(30' 10")high two-story structure.
Gross Floor Area of Proposed Buildings:
The proposed office (medical and dental/business and professional) building is approximately 9,723-
square feet.
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On and Off-Site Circulation:
A 21,591-square foot(approximately)paved parking lot provides parking for vehicles using this site.
One 24-foot wide driveway is located near the northwest corner of the site and provides access to East
State Street.
M. BUILDING DESIGN FEATURES:
Proposed Building Design:Prairie School
Roof:Asphalt Shingle(Black),TPO(Dark Bronze)
Walls: Longboard(Light National Walnut), Stucco(SW Swiss Coffee),Ledgestone(Grey Pearl)
Windows/Doors:Aluminum(Black)
Fascia/Trim: Hardie Board(SW Caviar 6990)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are four existing trees adjacent to East
State Street.Three trees are proposed to remain,and one tree is proposed to be removed.Below is a list
of the existing tree proposed to be removed from the site as identified on sheet L1.1,date stamped by
the City on September 12,2023.
Tree Caliper/ Condition Remove/ Replacement
Specie Height Retained Inches/Feet per ECC
Honey 16" Healthy Remove 16"
Locust
Total caliper inches/feet of trees required to be replaced on site TBD by the Design
Review Board and City
Council
Total caliper inches proposed for mitigation 16"
Tree Replacement Calculations:
The applicant is proposing to remove one,Honey Locust tree from the site.The applicant is proposing
to mitigate the 16-caliper inches by increasing the size of 16 trees from 2-inch caliper to 3-inch caliper
for a total of 16-additional caliper inches on site.No additional mitigation is required.
Proposed Tree Mix(Species&Number):To be reviewed by the Design Review Board.
Street Trees: Street trees exist along East State Street.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones:N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping: 10%interior landscaping is required, 10%is proposed.
O. TRASH ENCLOSURES:
One (1) 216-square foot trash enclosure is proposed to be located near the southeast corner of the
building.The enclosure is proposed to be constructed of CMU walls and metal gates;all of which will
match the materials and colors used in the construction of the building.
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P. MECHANICAL UNITS:
The applicant is proposing to use rooftop and ground mounted mechanical units. The rooftop
mechanical units are proposed to be screened by a parapet wall and ground mounted air conditioning
units are proposed to be screened by landscaping.
Q. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, style, height, illumination type, wattage, etc was
received and complies with Eagle City Code Section 8-4-4-2.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application(DR-47-23)has been
submitted for the master sign plan for the building and on the site.
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—street trees adjacent to East State Street
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.
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 Sewer District
Historic Preservation Commission
Idaho Department of Environmental Quality
Idaho Transportation Department
Y. LETTERS FROM THE PUBLIC:None received to date.
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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;
f. 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.
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.
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Residential only development should be discouraged. Land within this district is the only place to
utilize the CBD zoning designation. Other zones within Downtown Eagle may include Mixed Use,
Residential,Commercial and Professional.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi-family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• Eagle City Code Section 8-2A-6(B)(3): Fences:
d. Decorative wood and vinyl fencing may be permitted if the city determines that the style of
fence proposed is complementary to the building architecture and overall site design;
e. Dog ear cedar,fir,chain link,barbwire,razor wire,and similar high maintenance and/or
unsightly fencing is prohibited.However,powder coated chain link fencing may be permitted
for use on school sites.
• Eagle City Code Section 8-2A-6(D): Transitional Development Area:
1. Purpose: To serve as an area of future expansion to the central business district as market
demands grow and to provide an area to accommodate public parking and service to the
central business district.
2. Architectural Character:
b. Ground Floor Requirements: The ground floor(street level)of new buildings shall
accommodate pedestrian friendly elements.The design should accommodate a variety of
potential uses that may not be contemplated at the time of construction. Examples
include: specialty retail,grocery,drugstore,shoe repair,dry cleaning,florist shop,
department store,hardware store,other personal services,restaurant or theater or
financial services or a parking garage.Any use must meet the requirements set forth in
section 8-2-3 of this chapter.
d. Orientation: Shall be designed so that at least seventy percent(70%)of the building's
ground level,street facing facades are constructed to abut and be oriented to a public
sidewalk or plaza.
f. Facade: All buildings shall include a"storefront" on the ground floor consisting of a
minimum of fifty percent(50%)glass.Floors above the main floor shall have a minimum
of twenty five percent(25%)glass.
i. Detailing:Architectural detailing shall be 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.
j. Other: Such other nonconflicting architectural detailing,materials and colors as set forth
in this article,including the examples set forth in the EASD book.
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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:
b. Side building setbacks may be zero feet(0')so as to tie into adjoining structures or ten
feet(10')maximum where ties to adjoining structures are not desirable.
d. 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/tree displays in movable planters,outdoor
dining,plazas,streetscape extension and bike racks.
• Eagle City Code Section 8-2A-6(G): Streetscape:
13. Sidewalks within the TDA shall be a minimum of ten feet(10')wide and shall abut the curb
or shall be 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 be
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 be reduced to less than six feet(6')in width.
• Eagle City Code Section 8-2A-7(C):Retention,Removal,and Replacement of Trees:
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:
3. 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 shall be replaced in accordance with
subsection C2 of this section.
• Eagle City Code Section 8-2A-7(J): Buffer Areas:
2. Minimum Requirements:
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.
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.
b. Height requirements shall be accomplished with plant material,with a fence or decorative
wall.
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C. DISCUSSION:
• The site has an existing office(medical and dental)building,shed,and mature trees.The applicant
is requesting design review approval for a two-story, multi-tenant office *medical and dental)
building. The applicant's justification letter states the building is modeled after a Prairie School
style building with covered porches, massive columns, a lowed pitched hipped roof, and
asymmetrical design. Staff defers comment regarding the building design,materials,and colors to
the Design Review Board.
The proposed building 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 building 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 building regarding the harmonious nature and relationship of the
building to the surrounding vicinity to the Design Review Board.
• The landscape plan shows a 6-foot tall vinyl fence proposed along the south,west and east property
lines, however, the plan does not indicate the color of the vinyl fencing. In addition, the fencing
proposed along the west property line does not follow the property line. Pursuant to Eagle City
Code Section 8-2A-6(B)(3),vinyl fencing may be permitted if the City determines that the style of
fence proposed is complementary to the building architecture and overall site design.
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The applicant should be required to provide a revised landscape plan showing the chain link fencing
removed from the south, east, and west property lines. Staff defers comment regarding the vinyl
fencing location and material to the Design Review Board. If the Board approves the 6-foot tall
vinyl fencing, the applicant should be required to provide a revised landscape plan showing the
color of the vinyl fencing. The revised landscape plan should be reviewed and approved by staff
prior to the issuance of a zoning certificate.
• The site plan shows the multi-tenant building oriented so that the storefronts are facing west with
walkways in front(west side)and the northside of the building that connect north to the sidewalk
along East State Street. Pursuant to Eagle City Code Section 8-2A-6(D)(2)(d), 70% of the
building's ground level,street facing façade is required to be constructed to abut and be oriented to
a public sidewalk or plaza. Staff defers comment regarding the orientation of the building to the
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Design Review Board.
• The west building elevation shows storefronts for the front and rear tenants.The first floor includes
26.4% glass, and the second floor includes 13.3% glass. The north building elevation shows
storefront windows that includes 41% glass on the first floor and 32% glass on the second floor.
Pursuant to Eagle City Code Section 8-2A-6(D)(2)(f),all buildings are required to have storefronts
on the ground floor consisting of a minimum of 50% glass and floors above the main floor area
required to have a minimum of 25% glass. The applicant should be required to provide revised
building elevations showing a minimum of 50% glass on the ground floor of the north and west
building elevations and a minimum of 25%glass on the second floor of the west building elevation.
The revised building elevations should be reviewed and approved by staff and one member of the
Design Review Board prior to the issuance of a zoning certificate.
• The site plan shows the building side setbacks at 20-feet(east)and 72-feet(west).Pursuant to Eagle
City Code Section 8-2A-6(D)(3), the side setbacks are required to be a minimum of 0-feet to a
maximum of 10-feet.The site plan shows one multi-tenant building on the east side of the site and
the parking lot located on the west and south sides of the site. The proposed building is oriented
with the front of the building facing west toward the parking lot. Staff defers comment regarding
the setbacks to the Design Review Board.
• The site and landscape plans shows the sidewalk along East State Street to be a 10-foot wide
meandering sidewalk. Pursuant to the Ada County Highway District transmittal response, the
sidewalk needs to run parallel to the roadway and not meandering.The applicant should be required
to provide revised site and landscape plans showing the sidewalk parallel to East State Street and
not meandering. The revised site and landscape plan should be reviewed and approved by staff
prior to the issuance of a zoning certificate.
• The landscape plan shows one Honey Locust tree(16-caliper inches)proposed to be removed from
the site. The applicant is proposing to increase the size of 16 trees from 2-inch caliper to 3-inch
caliper for a total of 16-additional caliper inches to mitigate for the tree. If the Board approves the
removal of the Honey Locust tree and proposed mitigation,no additional mitigation is required.
• The landscape plan shows the trash enclosure near the southeast corner of the building and screened
by a variety of shrubs including Fine Line Buckthorn, Flower Carpet Coral Groundcover Roses,
Karl Foerster Feather Reed Grass,and Dwarf Mugo Pines.Pursuant to Eagle City Code Section 8-
2A-7(J)(2)(C),a five foot wide by six foot high landscape buffer is required. The applicant should
be required to provide a revised landscape plan showing the landscaping around the trash enclosure
to reach a height of six feet and maintain the height 12 months out of the year.The revised landscape
plan should be reviewed and approved by staff prior to the issuance of a zoning certificate.
• The landscape plan includes callouts and locations for benches and planters; however, no details
showing the style, color, etc. were provided. The applicant should be required to provide detailed
cutsheets showing the style, material, colors, for the bench and planters. The detailed cutsheets
should be reviewed and approved by staff prior to the issuance of a zoning certificate.
• Note 11 on the landscape plan is a callout for a bike rack; however, the location of the bike rack
and detailed cutsheet showing the style, materials, and colors of the bike rack was not received.
The applicant should be required to provide a revised landscape plan showing the location of two
bike racks and provide a detailed cutsheet showing the style,materials,and colors of the bike rack.
The revised landscape plan and detailed cutsheet should be reviewed and approved by staff prior
to the issuance of a zoning certificate.
• Note 5 on the landscape plan is a callout for a streetlight; however, the type of streetlight is not
identified.An Eagle historic streetlight is required for this site.The applicant should be required to
provide a revised landscape plan modifying note 5 to state that an Eagle historic streetlight(globe
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and luminaire—GVD3 P20 30K MVOLT MS GL3 GN AO)(pole—WDA 12 L5J SL17 P07 ABG
GN)will be installed. The revised landscape plan should be reviewed and approved by staff prior
to the issuance of a zoning certificate.
• The site plan identifies four power poles to be removed and utilities relocated underground. To
remove the pole at the northwest corner, the utilities will need to be relocated underground from
the north side to the south side of East State Street.To remove the pole near the southwest corner,
the utilities will need to be relocated underground and pole removed starting approximately 77'
south of the north property line and utilities will need to be relocated underground starting
approximately 180' south of the south property line. All utilities and poles will need to be buried
and removed to the first utility pole located east or west/north and south of the site.
Site Plan Power Poles to be removed/Utilities buried
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The applicant should be required to provide a revised site plan showing five utility poles removed
and all utilities underground including utilities that start on the north side of East State Street.The
revised site plan should be reviewed and approved by staff 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 October 26, 2023,
at which time the Board made their decision.
BOARD DELIBERATION:
Upon completion of the applicant's and staffs presentations,the Board discussed during deliberation that:
• The Board is in favor of the building design,materials,and colors with the added site specific conditions
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of approval.
. • The Board is in favor of the building orientation and setbacks as proposed.
• The Board is in favor of the proposed vinyl fencing adjacent to the residential uses.
BOARD DECISION:
The Board voted 4 to 0(Grubb,Duperault,and Mihan absent)to recommend approval of DR-46-23 for a
design review application for a multi-tenant office(medical and dental/business and professional)
building,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. I€-tThe Board approves the 6-foot tall vinyl fencing;. tThe applicant shall be required to provide a
revised landscape plan showing the color of the vinyl fencing. 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.
2. The Board approves the percentage of glass proposed on the building elevations,date stamped by the
City on September 18,2023.Provide rc ea building elevationsshowing^ of 50 glass e
the orth ..nd west bui' ovations and a minimum of 25% glass on the second floor of the west
member of the Desig„ Re U d ♦l. F rtiF
3. Provide revised site and landscape plans showing the sidewalk parallel to East State Street and not
meandering. The revised site and landscape plan shall be reviewed and approved by staff prior to the
issuance of a zoning certificate.
4. If-tThe Board approves the removal of the Honey Locust tree and proposed mitigation,no additional
mitigation is required.
5. Provide a revised landscape plan showing the landscaping around the trash enclosure to reach a height
of six feet and maintain the height 12 months out of the year. The revised landscape plan shall be
reviewed and approved by staff prior to the issuance of a zoning certificate.
6. Provide detailed cutsheets showing the style,material,colors,for the bench and planters.The detailed
cutsheets shall be reviewed and approved by staff prior to the issuance of a zoning certificate.
7. Provide a revised landscape plan showing the location of two bike racks and provide a detailed cutsheet
showing the style, materials, and colors of the bike racks. The revised landscape plan and detailed
cutsheet shall be reviewed and approved by staff prior to the issuance of a zoning certificate.
8. Provide a revised landscape plan modifying note 5 to state that an Eagle historic streetlight(globe and
luminaire—GVD3 P20 30K MVOLT MS GL3 GN AO) (pole—WDA 12 L5J SL17 P07 ABG GN)
will be installed. The revised landscape plan shall be reviewed and approved by staff prior to the
issuance of a zoning certificate.
9. Provide a revised site plan showing five utility poles removed and all utilities underground including
utilities that start on the north side of East State Street. The revised site plan shall be reviewed and
approved by staff prior to the issuance of a zoning certificate.
10. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
11. 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,
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whichever occurs first.
12. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
13. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
14. Paint all electrical meters,phone boxes,etc. located on the building to match the color of the building.
15. No signs are proposed with this application and none are approved.
16. Provide a revised landscape plan showing the proposed landscaping south of the sidewalk adjacent to
East State Street(where the existing drive aisle is to be removed). 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.
17. Provide a revised landscape plan incorporating a variety of evergreen plant material along the perimeter
of the site in place of some of the Mugo Pines. 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.
18. Provide revised building elevations adding additional architectural interest (i.e. mullions, window
elements,trim,casing around the window sill,banding,etc.)to provide a pedestrian scale and interest
to the building. The revised elevations shall be reviewed and approved by staff and two members of
the Design Review Board prior to 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
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
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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.
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
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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 fmal plat prior to issuance
of a building permit or Certificate of Occupancy,whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code,pertaining to floodplain and
river protection regulations(if applicable)prior to issuance of a building permit or Certificate of
Occupancy,whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise
River Flood Plain(if applicable)from the Corps. of Engineers prior to issuance of a building permit
or Certificate of Occupancy,whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways(if applicable)from the Corps.of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act,Uniform Building Code,Eagle City Code,and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and
construction shall be in accordance with all applicable City of Eagle Codes unless specifically
approved by the City Council.
21. New plans,which incorporate any required changes,shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based,other than those
required by the above conditions,will require submittal of an application for modification and
approval of that application prior to commencing any change.
23. Any modification of the approved design review plans,including,but not limited to building design,
location and details,landscaping,parking,and circulation,must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
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24. Use,or each use for multi-use/multi-tenant projects,shall be as defined within Eagle City Code 8-2-3,
"Schedule of District Use Regulations",and any use and subsequent change by the applicant in the
planned use of the property which is the subject of this application,shall require the applicant to
submit a Zoning Permit application to the City and 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 changes 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-46-23) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided 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 multi-tenant office (medical and dental/business and professional)
building is permitted with the approval of a design review application within the CBD (Central
Business District)zoning district;
A. 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 office(medical and dental/business and
professional)building are designed to complement the general vicinity;
B. 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 has been designed with a parking lot to
service the multi-tenant building;
C. 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
office(medical and dental/business and professional)building has been designed to meet the Prairie
School style of architecture;
D. 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 office
(medical and dental/business and professional) building is designed in size, style, and color to be
harmonious with other surrounding buildings;
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E. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the office (medical and dental/business and professional) building does not
exceed the 35-feet permitted within Eagle City Code;
F. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the site has paved
sidewalks around the proposed building and has a paved pathway adjacent to East State Street;
G. Is in the interest of public health, safety,and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable residential center in the area since the
site has been designed with paved sidewalks around the proposed building, and has a paved
pathway adjacent to East State Street that provides access to other sites within the downtown;and
H. 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 9'day of November 2023.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada Co ,Idaho
Ro ert Grubb, airman
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ra E. Osborn,Eagle City Clerk i # %,SEAL ,�'
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