Findings - DR - 2024 - DR-68-23 - Arts West Subdivision No. 2 - Multi-Tenant Retail/Office (Business and Professional/Medical and Dental) Building BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A MULTI- )
TENANT RETAIL/OFFICE(BUSINESS AND )
PROFESSIONAL/MEDICAL AND DENTAL )
BUILDING FOR JULIE BROWN )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-68-23
The above-entitled design review application came before the Eagle Design Review Board for their action
on December 14,2023. 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:
Julie Brown, represented by Robin Gates with Studio L Architecture, is requesting design review
approval to construct a single story, 5,983-square foot multi-tenant retail/office (business and
professional/medical and dental)building. The 0.63-acre site is located northeast of State Highway 44
and North Fisher Park Way at 44 North Fisher Park Way within Eagle Island Crossing(Lot 10,Block
2,Arts West Subdivision No. 2).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on October 20,2023.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on November 6, 2023, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On September 7,2004,the Eagle City Council approved a Comprehensive Plan Amendment to change
the land use of the Comprehensive Plan Land Use Map from Residential One(up to one dwelling unit
per acre)to Commercial and Mixed Use,and a rezone from A-R(Agricultural Residential)to C-2-DA
(General business District with development agreement)and MU-DA(Mixed Use with a development
agreement)for this site(CPA-3-03&RZ-8-03).
On April 12,2005,the Eagle City Council approved a preliminary plat for Symphony Subdivision(PP-
07-04).
On April 17, 2007, the Eagle City Council approved a preliminary plat time extension for Symphony
Subdivision(PP-07-04).
On November 13,2007,the Eagle City Council approved a conditional use permit for a 43'-0"peak of
roof,building height exception request for the Arts West Music Academy building(CU-13-07).
On November 13,2007,the Eagle City Council approved the common area landscaping and Arts West
Music Academy building within Eagle Island Crossing(DR-67-07).
E. COMPANION APPLICATIONS: DR-69-23 (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 Mixed Use MU-DA(Mixed Use with a Vacant lot within Eagle
development agreement) Island Crossing
Proposed No Change No Change Multi-tenant Retail/Office
building
North of site Neighborhood R-3-DA(Residential with a Office(business and
development agreement) professional)building for
Aspire Realty Group
South of site Mixed Use RUT(Rural Urban Transition State Highway 44/Single
—Ada County designation) family residential
East of site Large Lot R-1 (Residential) Residential Subdivision
(Colony Subdivision)
West of site Mixed Use MU-DA(Mixed Use with a Office(business and
development agreement) professional)building for
Fulcrum Home Loans
G. DESIGN REVIEW OVERLAY DISTRICT:Not in the DDA,TDA,CEDA,or DSDA.
H. URBAN RENEWAL DISTRICT:No.
I. EXISTING SITE CHARACTERISTICS:
The site has been developed with a parking lot, landscaping,pathway adjacent to State Highway 44,
and individual pad sites for future development on each of the commercial lots within Arts West
Subdivision Nos 1 and 2.
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J. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 0.63-acres(27,442-square feet) 5,000-square foot(minimum)
Percentage of Site Devoted 21.8%(approximately) 50%(maximum)
to Building Coverage
Percentage of Site Devoted 48.7%(approximately) 10%(minimum)
to Landscaping
Number of Parking Spaces 16-parking spaces onsite 24-parking spaces(minimum)
**Cross parking agreement allotted 24- 26-parking spaces(minimum—
parking spaces within the development office(medical/dental)
for this pad site
Front Setback(West) 42-feet 20-feet(minimum)
Rear Setback(East) 37-feet 40-feet(minimum)*
Side Setback(North) 39-feet 7.5-feet(minimum)
Side Setback(South) 52-feet 20-feet(minimum)
*Setbacks required per development agreement condition no.2.3 for a required landscape buffer(CPA-03-03&RZ-08-03).
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Multi-tenant Retail/Office building: 5,983-square feet
Office(business and professional)— 1-parking space per 250-square feet of gross floor area
1,765-square feet/250=7.06
Office(medical and dental)— 1-parking space per 200-square feet of gross floor area
1,765-square feet/200=8.8
Retail Sales(pharmacies and medical)— 1-parking space per 250-square feet of gross floor area
4,198-square feet/250= 16.7
• Eagle City Code Section 8-4-5 requires 1-parking spaces per 250-square feet for office (business
and professional and retail sales):
Proposed Parking Spaces: 16(24-parking spaces total with cross parking agreement allowance)
Required Parking Spaces: 24/26 [ (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Office(business and professional)"and"Retail Sales")
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 retail/office.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately thirty-five foot(35')high single-story structure.
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Gross Floor Area of Proposed Buildings:
The proposed multi-tenant retail/office is approximately 5,983-square feet.
On and Off-Site Circulation:
A 5,081-square foot (approximately) paved parking lot provides parking for vehicles using this site.
One 25-foot-wide shared driveway is located on the shared north property line and shared with the
property to the north of this site. One 25-foot wide shared aisle is located on the shared west property
line and shared with the property to the west.Both driveways provide access to North Fisher Park Way.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Tudor
. Roof: Architectural Asphalt Shingles(Weathered Wood)
Walls: Stucco(SW 7008 Alabaster), smooth panel board and bat(SW 7048 Urbane Bronze, SW 7673
Pewter Cast),stone veneer(Grey Peal Craft Orchard)
Windows/Doors:Vinyl(West Bronze)
Fascia/Trim: Vertical trim board(SW 7008 Alabaster)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are existing trees along State Highway
44 and along the east property line within the buffer area that will be protected and retained.
Tree Replacement Calculations:N/A
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: Street trees exist along State Highway 44.
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: 8%interior landscaping is required, 15%is proposed.
O. TRASH ENCLOSURES:
One (1) 126-square foot trash enclosure is proposed to be located near the southwest corner of the
building. The enclosure is proposed to be constructed of CMU walls with stucco overlay 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 mechanical units located within the attic space.No ground mounted
or rooftop 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-69-23)has been
submitted for the approval of the master sign plan for this building.
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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—south and east of the proposed building
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 Historic Preservation Commission
Eagle Sewer District
Idaho Department of Environmental Quality
Idaho Department of Fish and Game
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;
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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:
Mixed Use
Suitable for a mixture of uses including limited office,limited commercial and residential.Residential
densities within the designation is up to 20 units per acre but density will be determined on a site by
site basis.Uses should complement and not take away from downtown Eagle.Development within this
land use designation should be required to proceed through the PUD and/or development agreement
process. See the planning area text for a complete description of site specific uses.
6.5.2 Park Lane Design
B. Flint Estates Area
1. The Flint Estates area adjacent to State Highway 44 should be designed to provide
commercial uses that encourage pedestrian circulation from the residential and high
school areas, to complement the existing mixed-use area at State Street and Park
Lane(Camille Beckman)and planned new residential uses adjacent to the north.
B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF
SPECIAL CONCERN REGARDING THIS PROPOSAL:
2.3 The development shall include a minimum forty-foot (40') wide buffer unless a twenty foot
(20') wide landscape buffer is approved (pursuant to Eagle City Code 8-3-3 D) for any
commercial uses located adjacent to any property with a residential zoning designation.
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2.7 In accordance with ECC Section 8-2-1,this development agreement is considered in-lieu of the
PUD (except as condition in 2.12 below). Except for the limitations and allowances expressly
set forth above and the other terms of this Agreement, the uses which are shown as permitted
(P) or conditional (C) uses under the Mixed Use zoning designation within Eagle City Code
Section 8-2-3 "Official Schedule of District Regulations"shall be considered permitted uses on
Lots 5 and 8,Block 2.
Office,business and professional
2.10 Excluding the residential subdivision located on Lots 1 and 2,Block 1,all buildings require the
approval of the Design Review Board. The design of the buildings shall incorporate residential
elements to ensure compatibility with surrounding uses. All buildings shall be designed in
accordance with the Eagle Architecture and Site Design book(EASD)as set forth in Eagle City
Code Section 8-2A.
C. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi-family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• Eagle City Code Section 8-2A-6(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-7(J) of this article. A waiver of this section may be
approved for small businesses that utilize ninety six 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-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.
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/Common Lots:
1. Definition: A transition zone or buffer area consists of horizontal space (land) and vertical
elements (plants, berms, fences, or walls). The purpose of such buffer space is to physically
separate and visually screen adjacent land uses which are not fully compatible due to differing
facilities,activities,or different intensities of use,such as townhouses and a convenience store,
or a high volume roadway and residential dwellings.
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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.
c. The required buffer area shall result in an effective barrier within three(3)years and be
maintained such that sixty percent(60%)or more of the vertical surface is closed and
prevents the passage of vision through it.
• Eagle City Code Section 8-4-4-3: Joint/Collective Parking Facilities:
A. Off street parking spaces required by this chapter for any specific use shall not be considered
as providing parking spaces for any other use except where a joint/collective parking facility
has been approved pursuant to the following:
1. The applicant shall show that:
a. There is no substantial conflict in the principal operating hours of the building,
structure or use for which the joint/collective parking facility is proposed;
b. The peak hours of parking demand from the uses shall not coincide so that the peak
demand will be less than the parking required;
c. The shared parking spaces shall serve the uses without conflict;
d. The adequacy of the quantity and efficiency of parking provided will equal or exceed
the level that can be expected if a joint/collective parking facility was not requested;
and
e. If a public transit system serves the area,the applicant may provide documentation
showing that the parking demand will be reduced.
2. The proposed reduction of required spaces,applicable to each use, shall be shown by the
applicant.
3. The city may require the applicant to submit survey data,or additional documentation
substantiating a request for a joint/collective parking facility.
4. The joint/collective parking facility may be on a site other than the site where the use is
located,but shall be located no further than that permitted by subsection 8-4-4-1A of this
chapter.
5. The spaces to be provided shall be available as long as the uses requiring the spaces are in
operation.
6. The parties concerned in the joint/collective parking facility shall submit a written
agreement in a form to be recorded for such joint/collective use, approved by the city
attorney as to form and content,and such agreement,when approved as conforming to the
provisions of this chapter,shall be recorded in the office of the county recorder and copies
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thereof filed with the zoning administrator prior to issuance of a building/zoning permit,or
prior to issuance of a certificate of occupancy,whichever occurs first.The agreement shall
include:
a. A guarantee that there will be no substantial alteration in the uses that will create a
greater demand for parking;
b. A guarantee among the landowners for access to a use of the joint/collective parking
facility;
c. A provision that the city may require parking facilities in addition to those originally
approved upon findings by the city council that adequate parking to serve the uses has
not been provided;
d. A provision stating that the city council, may for due cause and upon notice and
hearing,unilaterally modify,amend,or terminate the agreement at any time;and
e. Any other information required to be documented on such agreement by the city in an
effort to assure compliance with this title.
7. The zoning administrator may permit a maximum reduction in the number of spaces to be
provided not exceeding twenty percent(20%)of the sum of the number of spaces required
for each use only if the provisions of this chapter have been met. The maximum allowable
reduction in the number of spaces to be provided shall not exceed twenty percent(20%)of
the sum of the number required for each use served unless a conditional use is approved by
the city council.
8. No use shall be continued if the parking is removed from a joint/collective parking
facility unless substitute parking facilities are provided.
• Eagle City Code Section 8-4-4-6: Bicycle Parking:
One bicycle parking space within an approved rack shall be required for each thirty(30)required
automobile parking spaces or fraction thereof for office and commercial developments. Multi-
family residential developments shall provide one bicycle rack space per each ten (10) units.
Bicycle parking racks shall be in a well lit area, and shall be designed in accordance with the
parking facility criteria of the "Bicycle-Pedestrian Design Manual For Ada County" as prepared
for the Ada County highway district with the exception that bicycle racks do not have to be covered
unless required by the design review board,or planning and zoning commission or city council.
• Eagle City Code Section 8-4-5:Bicycle Parking: Schedule of Parking Requirements:
Type of Use Off Street Parking Spaces Required
Offices,business and professional 1 per 250 square feet of gross floor area
Office,medical and dental 1 per 200 square feet of gross floor area
Retail Sales 1 per 250 square feet of gross floor area
D. DISCUSSION:
• The applicant is requesting design review approval to construct a 5,983-square foot retail-office
(business and professional/medical and dental)building. The applicant's justification letter states
the design of the building is Tudor style which is one of the nine architectural styles within the
Eagle Architecture and Site Design book. The justification letter also states the exterior has steep
gable pitched roofs and clerestory windows,the ends of the structure are stone and have groupings
of tall rectangular windows with series of panes. The vanilla tenant improvement space has half
round entry way with paned storefront windows.Other materials include stucco and smooth panel
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board and bat siding. Staff defers comment regarding the building design 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 site has an existing pad for the trash enclosure that was approved and constructed with the Arts
West Subdivision common area landscaping (DR-67-07). The landscape plan shows 126-square
foot trash enclosure for this site which is consistent with the existing pad size. Eagle City Code
Section 8-2A-6(B)(7),states that all commercial is required to provide for trash and recycle services
and have an enclosed area for both the storage of trash and recycle receptacles.The applicant should
be required to provide a revised landscape plan showing an enclosed area for both trash and recycle
receptacles. The revised landscape plan should be reviewed and approved by staff prior to the
issuance of a zoning certificate.
• The landscape plan shows the trash enclosure landscape screening to be Feather Reed Grass.
Pursuant to Eagle City Code Section 8-2A-7(J)(2)(c), states that a five foot wide by six foot high
landscape buffer is required. The applicant should be required to provide a revised landscape plan
showing plantings around three sides of the trash enclosure that reach a height of six feet tall and
provide year round screening. The revised landscape plan should be reviewed and approved by
staff prior to issuance of a zoning certificate.
• The site and landscape plan do not identify a location for a bicycle rack nor provide a detail for the
rack. Pursuant to Eagle City Code Section 8-4-46, one bicycle rack is required for this site. The
applicant should be required to provide a revised site and landscape plan showing the location of
one bicycle rack and provide a detailed cutsheet showing the style,material,color of the rack.The
revised plans and detail should be reviewed and approved by staff prior to the issuance of a zoning
certificate.
• The site and landscape plan show a total of 16-parking spaces on site. The applicant provided a
cross access easement for the development which allotted 24-parking spaces for this lot. The
required parking spaces for the site with the associated uses is 26-parking spaces if the uses are
retail and office(medical and dental)[the most intensive use proposed].The applicant is requesting
an 8% parking reduction for this site based on the retail use associated with the pharmacy. The
applicant's justification letter states that the pharmacy is not open to the public. The pharmacy
supplies local nursing homes with their weekly medications and a representative from the homes
picks up and delivers the medication to the nursing homes and will not generate the traffic a
pharmacy open to the public would generate. The site has 24-parking spaces dedicated to it based
on the cross parking easement;therefore,making the site short 2-parking spaces. If an 8%parking
reduction was permitted,the overall required parking would be reduced by 2-parking spaces to 24-
required parking spaces.
If an 8%parking reduction is approved,the required number of parking spaces for the site should
be 24-parking spaces for the retail(Connect Pharmacy)and office(medical and dental)uses.If the
retail portion of the building changes use in the future or if the owner sells/leases the
property/building to a different user,then the parking reduction should be reevaluated by the City
at that time. A zoning permit/occupancy permit will not be issued until approval of the new
use/tenant and an updated parking analysis has been reviewed and approved by the City.
-OR-
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If the parking reduction is not approved,the applicant should pay an in lieu payment in the amount
of$11,400.00 for the 2-parking spaces not provided. The in lieu payment should be submitted to
the City 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 December 14,2023,
at which time the Board made their decision.
BOARD DELIBERATION:
Upon completion of the applicant's and staff's presentations,the Board discussed during deliberation that:
• The Board is in favor of the building design,materials,and colors.
• The Board is in favor of the proposed landscaping.
• The Board is in favor of allowing an 8%parking reduction for an office(medical and dental)use. The
retail component is a pharmacy that is not open to the public and does not have the traffic volume of a
traditional pharmacy.
BOARD DECISION:
The Board voted 4 to 0 (Duperault, Mihan, and Greer absent)to recommend approval of DR-68-23 for a
design review application for a multi-tenant retail/office (business/professional and medical/dental)
building for Connect Pharmacy,with the following staff recommended site specific conditions of approval
and standard conditions of approval with text shown with underline to be added by the Board and text
shown with strikethrough to be deleted by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of CPA-3-03/RZ-8-03/PP-7-04,CU-4-07,and DR-67-07.
1. Provide a revised landscape plan showing an enclosed area for both trash and recycle receptacles. The
revised landscape plan shall be reviewed and approved by staff prior to the issuance of a zoning
certificate.
2. Provide a revised landscape plan showing plantings around three sides of the trash enclosure that reach
a height of six feet tall and provide year round screening.The revised landscape plan shall be reviewed
and approved by staff prior to issuance of a zoning certificate.
3. Provide a revised site and landscape plan showing the location of one bicycle rack and provide a
detailed cutsheet showing the style, material, color of the rack. The revised plans and detail shall be
reviewed and approved by staff prior to the issuance of a zoning certificate.
4. If an 8%parking reduction is approved,the required number of parking spaces for the site shall be 24-
parking spaces for the retail (Connect Pharmacy) and office (medical and dental) uses. If the retail
portion of the building changes use in the future or if the owner sells/leases the property/building to a
different user, then the parking reduction shall be reevaluated by the City at that time. A zoning
permit/occupancy permit will not be issued until approval of the new use/tenant and an updated parking
analysis has been reviewed and approved by the City.
-OR—
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prior to the issuance of a zoning certificate.
The 8%parking reduction is only required if one of the tenants is an office (medical and dental) use.
The Board recommended approval of allowing the 8%parking reduction (two parking spaces) based
on the pharmacy use (not open to the public) and cross parking already established within the
development.
5. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
6. 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.
7. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
8. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
9. No ground mounted or rooftop mechanical units are proposed with this application and none are
approved.
10. Paint all electrical meters,phone boxes, etc. located on the building to match the color of the building.
11. No signs are proposed with this application and none are approved.
12. Provide a revised landscape plan showing the location and proposed landscape screening for the ground
mounted mechanical units and electrical and gas meters. 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.
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
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all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first. A copy of the construction drawing(s)shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site.Drainage system plans shall
be submitted to the City Engineer for review and approval prior to issuance of any building permits or
Certificate of Occupancy,whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District.Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that any
ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has
been made in such a manner that the flow of water will not be impeded or increased beyond carrying
capacity of the downstream ditch;(2)will not otherwise injure any person or persons using or interested
in such ditch or their property;and(3)satisfied the Idaho Standards for Public Works Construction. A
copy of such written approval and certification shall be filed with the construction drawing and
submitted to the City prior to issuance of any building permits or Certificate of Occupancy,whichever
occurs first.
9. Encroachments including,but not limited to,landscaping, fencing,lighting,and/or pathways shall not
be located within any easement or right-of-way for any ditch,pipe or other structure,or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district,canal company,ditch association,or other irrigation entity associated with such ditch,
pipe or other structure, or canal. The applicant shall submit a copy of the written approval from the
irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way,prior to issuance of any building permits or Certificate of Occupancy,whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
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
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dust,trash,weeds and other debris.
13. One set of building plans,for any non single-family residential use,shall be submitted to the Eagle Fire
Department for approval. An approval letter from the Eagle Fire Department shall be submitted to the
City prior to issuance of any building permits or Certificate of Occupancy,whichever occurs first. The
letter shall include the following comments and minimum requirements,and any other items of concern
as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet,and 1,500
gallons per minute for non-residential uses(i.e.;Commercial,Industrial,Schools,etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
14. Any recreation area,greenbelt area or pathway area along the Boise River,Dry Creek or any other area
designated by the City Council or Eagle City Park and Pathway Development Committee for a path or
walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
15. Conservation,recreation and river access easements(if applicable)shall be approved by the Eagle City
Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy,whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy,whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise River
Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County,State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City
Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
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/
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installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. 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-68-23) 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 retail/office (business/professional and medical/dental)
building is permitted with the approval of a design review application within the MU-DA(Mixed
Use with a development agreement)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 multi-tenant retail/office
(business/professional and medical/dental)building is 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 onsite parking
and has a cross parking agreement;
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
building has been designed to meet the Tudor style of architecture;
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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 building is
designed to be harmonious with other surroundings buildings;
E. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the building does not exceed 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 been
designed with sidewalks;
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; 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 building, and will not cover nor detract from
desirable architectural features.
DATED this 11t day of January 2024.
DESIGN REVIEW BOARD
OF THE CITY F EAGLE
Ada ,I
Ro ert Grub , Chairman
ATTEST:
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Tracy . Osborn,Eagle City Clerk : ; OtL 91.
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