Findings - CC - 2024 - DR-2023-66 - Design Review for Parkinson Multi-Tenant Flex Space Building BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW FOR PARKINSON MULTI- )
TENANT FLEX SPACE BUILDING FOR )
URBAN LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2023-66
The above-entitled design review application came before the Eagle City Council for their action on April
23, 2024. The Eagle City Council having heard and taken oral and written testimony, and having duly
considered the matter,makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Nick Louie with Urban LLC is requesting design review approval for a 12,332-square foot, 6-unit,
multi-tenant flex space building. The 0.74-acre site is located on the northwest corner of East State
Street and South Parkinson Street at 1093 South Parkinson Street (Lot 19 and 20, Block 1, Randall
Acres Subdivision No. 15).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on October 12, 2023.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on November 20, 2023, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:None.
E. COMPANION APPLICATIONS: DR-67-23 (master sign plan application).
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Mixed Use MU(Mixed Use) Vacant lot
Proposed No Change No Change Multi-tenant flex space
building
North of site Compact Residential R-4(Residential) Single family residence
South of site Mixed Use BP(Business Park) East State Street and
mobile home park
East of site Mixed Use MU(Mixed Use) J&B Automotive
West of site Mixed Use MU(Mixed Use) 44 Iron Design
Page 1 of 19
K:\Planning Dept\Eagle Applications\Dr\2023\Parkinson Multi-tenant Flex Space Bldg DR-66-23\Parkinson Multi-tenant Flex Space Bldg Findings CC.docx
G. DESIGN REVIEW OVERLAY DISTRICT: This site is located within the Dunyon/State Development
Area(DSDA)overlay district.
H. URBAN RENEWAL DISTRICT: Yes.
I. EXISTING SITE CHARACTERISTICS: The site is undeveloped.
J. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 0.74-acres(32,234-square feet) 5,000-square feet(minimum)
Percentage of Site Devoted 38.2%(approximately) 50%(maximum)
to Building Coverage
Percentage of Site Devoted 28.8%(approximately) 10%(minimum)
to Landscaping
Number of Parking Spaces 39-parking spaces total** 16-parking spaces (minimum)
19-parking spaces onsite
20-parking spaces in R-O-W
On East State Street
Front Setback(South) 40-feet 15-feet(minimum)*
Rear Setback(North) 53-feet 15-feet(minimum)*
Side Setback(East) 20-feet 20-feet(minimum)
Side Setback(West) 5-feet 5-feet(minimum)*
*Note: Setbacks based on DSDA overlay district.
**Note:Does not include parking along South Parkinson Street.
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Multi-tenant Flex Space Building: 12,332-square feet
Office,business and professional— 1 parking space per 250-square feet of gross floor area
1,190-square feet/250=4.76-parking spaces
Storage— 1 parking space per 1,000-square feet of gross floor area
11,142-square feet/1,000= 11.14-parking spaces
• Eagle City Code Section 8-4-5 requires 1 parking space per 250-square feet of gross floor area for
office, business and professional and 1 parking space per 1,000-square feet of gross floor area for
storage:
Proposed Parking Spaces: 39
Required Parking Spaces: 16 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Office,business and profession"and"Storage")
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one(1)building to be utilized as multi-tenant flex space.
Page 2 of 19
K:\Planning Dept\Eagle Applications\Dr\2023\Parkinson Multi-tenant Flex Space Bldg DR-66-23\Parkinson Multi-tenant Flex Space Bldg Findings CC.docx
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately twenty-six foot and three inches(26'3")high single-story
structure.
Gross Floor Area of Proposed Buildings:
The proposed multi-tenant flex space building is approximately 12,332-square feet.
On and Off-Site Circulation:
A 15,918-square foot (6,701-SF onsite, 9,217-SF in R-O-W — approximately) paved parking lot
provides parking for vehicles using this site. Two 40-foot wide driveways are located on the south
property line and provide access to East State Street.One 24-foot wide driveway is located on the north
property line and provides access to East Dunyon Street. One 26-foot wide driveway is located on the
east property line and provides access to North Parkinson Street.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Prairie School
Roof: Architectural roof shingles(Onyx Black)
Walls: Fiber cement wood (Ash Fiber), stucco (Glacier White, SW 7674 Peppercorn), stone veneer
(Shadowplay)
Windows/Doors: Metal(SW 7069 Iron Ore), steel(Charcoal), aluminum(Dark Bronze)
Fascia/Trim:Fiber Cement Board(Iron Gray),architectural foam(Thunder Sky),coping cap(Midnight
Bronze), aluminum canopy(Extra Dark Bronze)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are no existing trees.
Tree Replacement Calculations:N/A
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along East Dunyon Street and North Parkinson 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 with the exception of
East State Street.
b. Interior Landscaping: 8% interior landscaping is required, 9% is proposed.
O. TRASH ENCLOSURES:
One(1)204-square foot trash enclosure is proposed to be located near the northeast corner of the site.
The enclosure is proposed to be constructed of CMU walls and metal gates.
P. MECHANICAL UNITS:
The applicant is proposing to use ground mechanical units. The ground mounted mechanical units are
proposed to be screened by screen walls. No rooftop mounted mechanical units are proposed and none
are approved.
Page 3 of 19
K:\Planning Dept\Eagle Applications\Dr\2023\Parkinson Multi-tenant Flex Space Bldg DR-66-23'Parkinson Multi-tenant Flex Space Bldg Findings CC.docx
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-67-23)has been
submitted for the approval of the master sign plan criteria for this 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-no
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
Central District Health
Eagle Fire Department
Eagle Sewer District
Flood Control District 10
Historic Preservation Commission
Idaho Department of Environmental Quality
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;
Page 4 of 19
K:\Planning Dept\Eagle Applications\Dr\2023\Parkinson Multi-tenant Flex Space Bldg DR-66-23\Parkinson Multi-tenant Flex Space Bldg Findings CC.docx
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 CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT AS PART OF
THE CITY COUNCIL'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 primarily 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.
Page 5 of 19
K:\Planning Dept\Eagle Applications\Dr\2023\Parkinson Multi-tenant Flex Space Bldg DR-66-23\Parkinson Multi-tenant Flex Space Bldg Findings CC docx
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): Architectural Requirements, Building Materials, Fence and
Deck/Patio Materials,Colors,and Architectural Appurtenance Height Limitation:
1. Exterior walls and soffits:
h. Stucco: Twenty five percent(25%)planer change required,additional accents shall be
incorporated through the use of other material(s);
i. EIFS: Permitted for accent only,ten percent(10%)maximum wall coverage(per each
facade).Additional accents required through the use of other materials;
3. Fences:
a. Block(with columns),which may include brick,rock, stone or similar veneer;
b. Brick(with columns);
c. Wrought iron;
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.
4. Decks and patios:
a. Concrete(stamped finish and smooth finish);
b. Brick pavers;
c. Wood-polymer composite lumber;
d. Wood(pressure treated,redwood).
5. Colors:
a. Earthen tones are encouraged.
b. Flat or low gloss finishes are encouraged.
c. Roof mounted mechanicals,all vents protruding through the roof,and similar features
shall be painted so as to match the color of the roof.
d. Exposed metal flashing or trim will be anodized or painted to blend with the exterior
colors of the building.
Page 6 of 19
K:\Planning Dept\Eagle Applications\Dr\2023\Parkinson Multi-tenant Flex Space Bldg DR-66-23\Parkinson Multi-tenant Flex Space Bldg Findings CC docx
7. Enclosed trash and recycle receptacle areas: All commercial and multi-family developments
shall provide for trash and recycle services and shall include an enclosed area for the storage
of trash and recycle receptacles. The area shall be screened in accordance with section 8-2A-
7J of this article.A waiver of this section may be approved for small businesses that utilize
ninety six(96)gallon or smaller trash and recycle receptacles provided the containers are
stored indoors or are otherwise screened from view with the use of a screen wall and
landscaping.
• Eagle City Code Section 8-2A-6(F): Dunyon/State Development Area:
1. Purpose: To improve the livability,desirability,and character of the DSDA area and to
encourage new development by providing unique regulations specific to this district.
2. Setbacks And Site Design:
d. Site And Landscape Design: At the discretion of the design review board the following
may be considered when the board finds that the site has been designed in harmony with
the design guidelines, objectives and considerations noted within subsection A of this
section:
(1) Interior and perimeter parking lot landscape area dimensions may be reduced.
(2) The minimum required landscaping between the building and the property line may
be reduced when the design review board finds that the building's design style and
architecture serves as an appropriate buffer to the adjacent property.
• Eagle City Code Section 8-2A-6(G): Streetscape:
Streetscape improvements are to include street trees, streetlights, pedestrian lighting, bollards,
public art, kiosks and furnishings. The scope of streetscape design and number of amenities vary
within the different overlay districts of the city. In areas anticipated to have higher concentrations
of pedestrian use wider sidewalks and a further varied number of amenities are to be made available
to enhance the pedestrian experience and to further encourage the health of the business
community.Examples of streetscape design and amenities are shown within the EASD book.
At a minimum,the following specific streetscape criteria shall apply:
1. Street trees shall comply with the requirements contained in section 8-2A-7 of this article.Any
tree located within a concrete area shall include tree grates and tree wells as depicted on the
tree well and tree grate exhibit within the EASD book.Root barriers shall be required to limit
future sidewalk damage from tree roots.
6. Except as noted in subsections G4 and G5 of this section, streetlights shall be spaced generally
as depicted on the streetlight spacing map included within the EASD book(exhibit A-2). The
specific spacing requirements are listed below and apply to each side of the street. Streetlights
are to be located in alignment across the street from each other except where noted as
"staggered".When the streetlights are to be "staggered" a streetlight on one side of the street is
to be located generally midway between two (2) streetlights on the other side of the street.
Spacing shall still apply to each side of the street.
• Eagle City Code Section 8-2A-7(K): Parking Lot Landscaping:
1. Visual Impact: Landscaping shall be provided to minimize the visual impact of off street
parking:
Parking should be located to the side and rear of buildings and shall be screened so that it
does not dominate the streetscape. Fences,hedges,berms,and landscaping may be used to
screen parking areas(chainlink fencing shall not be permitted).In the design of large parking
Page 7 of 19
K:\Planning Dept\Eagle Applications\Dr\2023\Parkinson Multi-tenant Flex Space Bldg DR-66-23\Parkinson Multi-tenant Flex Space Bldg Findings CC.docx
areas,arrange bays of parking spaces to be separated by landscaping. When parking lots
occur on sloping terrain, step the parking lots to follow the terrain rather than allowing the lot
surface to extend above natural grade.
2. Parking Lot Landscape Strip: A landscape strip shall be provided when a parking lot is
located adjacent to a public right of way. The landscaped strip shall serve to shield views of
parked cars to passing motorists and pedestrians, and to establish coordination among
architecturally diverse buildings,which creates a pleasing,harmonious appearance along the
roadway.
Four(4)options are provided for fulfilling this requirement:
a. Provide a ten foot(10')wide landscaped strip between the right of way and the parking
lot,and plant with a minimum of one shade tree and ten(10)shrubs per thirty five(35)
linear feet of frontage,excluding driveway openings.
b. Provide an earth berm of thirty inches(30")minimum height(do not exceed 3:1 slope)
within a ten foot(10')wide landscaped strip between the right of way and the parking lot,
and plant with a minimum of one shade tree and five(5) shrubs per thirty five(35)linear
feet of frontage,excluding driveway openings.
c. Provide a six foot(6')landscaped strip with a minimum thirty inch(30")grade drop from
the right of way to the parking lot, and plant with a minimum of one shade tree and five
(5)shrubs per thirty five(35)linear feet of frontage,excluding driveway openings.
d. Provide a three foot(3')high fence of wood,brick, stone,or decorative block or concrete
along with a four foot(4')wide landscaped strip between the right of way and the parking
lot,and plant a minimum of one shade tree and five(5)shrubs per thirty five(35)linear
feet of frontage,excluding driveway openings.
(1) The board may waive the requirement for a wood,brick, stone,decorative block or
concrete fence if the board finds the following:
(A) The applicant must design,document,and obtain city approval representing that
the overall planting design,at the time of planting,results in an effective
barrier such that the landscape strip shields the view of parked cars from
passing pedestrians and motorists;and
(B) Any such proposed design alternative is compatible with the overall site design
of the entire project and is compatible with the surrounding area.
3. Parking Lot Perimeter Landscaping: Perimeter landscaping requirements define parking areas
and prevent two(2)adjacent lots from becoming one large expanse of paving. This
requirement does not hinder the ability to provide vehicular access between lots.
a. Provide a minimum five foot(5')wide perimeter landscaped strip between the property
lines and the parking lot, and plant with a minimum of one shade tree and five(5)shrubs
per thirty five(35)linear feet of perimeter.
4. Parking Lot Interior Landscaping:
b. Additional Requirements:
(1) No interior planter shall be less than five feet(5')in any dimension.
(2) No parking space shall be more than sixty feet(60')from an interior landscaped area.
(3) Parking islands are to be as evenly spaced as feasible throughout the lot to
consistently reduce the visual impact of long rows of parked cars.
Page 8 of 19
K:\Planning Dept\Eagle Applications\Dr\2023\Parkinson Multi-tenant Flex Space Bldg DR-66-23\Parkinson Multi-tenant Flex Space Bldg Findings CC.docx
(4) Deciduous shade trees and ground covers or low shrubs are recommended as
primary plantings in interior landscaped areas. Deciduous shade trees are to be clear
branched to a height of six feet(6').
(5) A terminal island for a single row of parking spaces shall be landscaped with at least
one tree and shrubs,ground cover,or grass. A terminal island for a double row of
parking spaces shall contain not less than two(2)trees and shrubs,ground cover,or
grass.
• Eagle City Code Section 8-2A-7(M): Parkway Strips, Separated Sidewalks, and Street Trees:
1. Except as may otherwise be required within the DDA,TDA, CEDA,and DSDA sidewalks
shall be separated from the curb along all streets.An eight foot(8')wide minimum parkway
planter strip planted with shade class(class II)trees shall be required between the sidewalk
and street to provide a canopy effect over streets.
2. In all required applications,excluding residential developments,one street tree, selected from
the approved tree list in subsection Q of this section, shall be planted per thirty five(35)linear
feet of street frontage.
3. Within residential developments one shade class(class II)tree selected from the approved tree
list in subsection Q of this section shall be located on both sides of all streets within the eight
foot(8')wide landscape strip between the sidewalk and the curb. Trees shall be planted at the
front of each lot generally located on each side lot line corner with the distance between trees
to be a minimum of thirty five feet(35')and a maximum of eighty feet(80')of street frontage.
4. In all cases,any planting within public rights of way shall be with approval from the public
and/or private entities owning the property.
C. DISCUSSION:
• The applicant is requesting design review approval for a 12,332-square foot, 6-unit, multi-tenant
flex space building.The applicant's justification letter states that the design of the building is Prairie
School style which is one of the nine architectural styles within the Eagle Architecture and Site
Design book. The justification letter also states the building consists of two stucco systems, fiber
cement siding,stone veneer at the base,exterior awnings,and charcoal insulated steel modern glass
overhead doors. 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 building elevations show EIFS bands on all four building elevations that exceed 10% of the
wall coverage per side.Pursuant to Eagle City Code Section 8-2A-6(B)(1)(i),EIFS is permitted for
accent only and 10%wall coverage maximum per side.The applicant should be required to provide
revised building elevations showing a maximum of 10%EIFS per 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 building elevations identify materials and colors proposed on the building; however, not all
materials and colors are identified on each elevation. The applicant should be required to provide
Page 9 of 19
K:\Planning Dept\Eagle Applications\Dr\2023\Parkinson Multi-tenant Flex Space Bldg DR-66-23\Parkinson Multi-tenant Flex Space Bldg Findings CC.docx
revised building elevations identifying all materials and colors proposed on each 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 applicant is proposing a vinyl fence along the west property line.Pursuant to Eagle City Code
Section 8-2A-6(B)(3)(d),decorative 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. Staff
defers comment regarding the vinyl fencing to the Design Review Board.
• The landscape plan identifies a patio area located near the southeast corner of the building;
however,the material for the patio area was not identified.
7. 1
4pt %tA.'"lit .
- , ,- --ii - .--. , 'siii:W° i
)00,41
- :114711
�
Sp ; \ / \ u
The applicant should be required to provide a revised landscape plan identifying the materials and
colors utilized for the patio area. The revised landscape plan should be reviewed and approved by
staff prior to the issuance of a zoning certificate.
• The landscape plan shows a trash enclosure proposed near the northeast corner of the site that is to
be constructed of CMU block with metal gates and will house one trash bin and three trash totes.
Pursuant to Eagle City Code Section 8-2A-6(B)(7), all commercial developments are required to
provide trash and recycle services. It is unclear if the trash enclosure proposed is large enough to
accommodate both trash and recycling. In addition, the trash enclosure should be constructed
utilizing materials and colors proposed on the building.The applicant should be required to provide
a revised trash enclosure elevation showing the trash enclosure constructed with materials and
colors utilized on the building and the enclosure size to accommodate for both trash and recycling.
The revised trash enclosure elevation should be reviewed and approved by staff prior to the issuance
of a zoning certificate.
• The landscape plan shows parking spaces to be located onsite and 43-feet within the right-of-way
along East State Street. Ada County Highway District(ACHD)will permit the parking proposed
within the East State Street R-O-W with a license agreement. No landscaping has been proposed
between the parking spaces or between East State Street and the parking lot.
Page 10 of 19
K:\Planning Dept\Eagle Applications\Dr\2023\Parkinson Multi-tenant Flex Space Bldg DR-66-23\Parkinson Multi-tenant Flex Space Bldg Findings CC.docx
it
tki
i)Nith
ti 4 71111Sib "1,"
SRO >:: R7-§g
FT
Pursuant to Eagle City Code Section 8-2A-7(k)(2), a landscape strip is required to be provided to
shield views of cars parked adjacent to a public right-of-way. Due to the fact that the parking is
proposed to be located within the right-of-way,the applicant should be required to provide a revised
landscape plan showing landscaping between the parking spaces and edge of pavement along East
State Street landscaped utilizing one of the four options identified in Eagle City Code Section 8-
2A-7(K)(2)(a-d). The revised landscape plan should be reviewed and approved by staff and one
member of the Design Review Board prior to the issuance of a zoning certificate.
• The landscape plan shows a 13-foot wide landscaped area between the parking area and the west
property line and a 6-foot wide landscaped area between the parking area and the east property line
followed by a patio along East State Street. The landscaped area is only shown onsite even though
the parking area extends 43-feet into the right-of-way.
•
<
•
Jo � S4
0ti,s,
0 'ti ! �!
................
Pursuant to Eagle City Code Section 8-2A-7(K)(3)(a),a minimum 5-foot wide perimeter landscape
strip is required between the property lines and parking area planted with a minimum of one shade
tree and five shrubs per 35-feet. The applicant should be required to provide a revised landscape
plan showing the landscape area between the parking areas and property lines along East State
Street planted with one shade tree and five shrubs per 35-feet. The revised landscape plan should
be reviewed and approved by staff and one member of the Design Review Board prior to the
issuance of a zoning certificate.
Page 11 of 19
K:\Planning Dept\Eagle Applications\Dr\2023\Farkinson Multi-tenant Flex Space Bldg DR-66-23\Farkinson Multi-tenant Flex Space Bldg Findings CC.docx
• The landscape plan shows an interior parking lot planter that is less than 5-feet wide.
u 4.,41, yOf,'
e,,,..?„.
e
4,1-i,/. _, ,,,,,,: fit,. ,, ti
44111
Pursuant\too Eagle City Code Section 8-2A-7(K)(4)(b)(1), no interior planter may be less than five
feet in dimension. The applicant should be required to provide a revised landscape plan showing
all interior parking lot planters to be a minimum of 5-feet wide.The revised landscape plan should
be reviewed and approved by staff prior to the issuance of a zoning certificate.
• The landscape plan shows terminal island located between the parking area and building along East
State Street; however, terminal islands with landscaping are not shown between the parking area
and roadway.
Q
�' b
- i
Niiii: - ---. A>,
ads, 0 <�,
Pursuant to Eagle City Code Section 8-2A-7(K)(4)(b)(5), a terminal island is required for a single
row of parking spaces and is required to be landscaped with one tree and shrubs, ground cover,or
grass. The applicant should be required to provide a revised landscape plan showing a terminal
island at the end of the parking spaces located along East State Street and planted with one tree and
shrubs, ground cover, or grass. The revised landscape plan should be reviewed and approved by
staff and one member of the Design Review Board prior to the issuance of a zoning certificate.
• The landscape plan shows an 8-foot wide parkway strip and 5-foot wide sidewalk along North
Parkinson Street; however, a parkway strip and sidewalk is not shown along East Dunyon Street
and East State Street. Pursuant to Eagle City Code Section 8-2A-7(M), an 8-foot wide parkway
strip planted with shade trees every 35-feet of linear frontage and a 5-foot wide sidewalk is required
along all streets. The applicant should be required to provide a revised landscape plan showing a
5-foot wide separate sidewalk and 8-foot wide parkway street planted with one shade tree every
35-feet of linear front along East Dunyon Street and East State Street. The revised landscape plan
should be reviewed and approved by staff and one member of the Design Review Board prior to
the issuance of a zoning certificate.
• The site plan shows two air conditioning units proposed on the north side of the building;however,
there are six units in the building. The landscape plan shows landscaping in the area shown to have
ground mounted units. The applicant should be required to provide a revised site and landscape
Page 12 of 19
K:\Planning Dept\Eagle Applications\Dr\2023\Parkinson Multi-tenant Flex Space Bldg DR-66-23\Parkinson Multi-tenant Flex Space Bldg Findings CC.docx
plan showing the location of all ground mounted mechanical units with the screen walls. The
revised site and landscape plan should be reviewed and approved by staff and one member of the
Design Review Board prior to the issuance of a zoning certificate.
• The landscape plan includes a note regarding tree mitigation and a reference to sheet L3.0 for the
plan. At the time of application submittal, there are no existing trees on the site. The applicant
should be required to provide a revised landscape plan removing to the note regarding tree
mitigation. The revised landscape plan should be reviewed and approved by staff prior to the
issuance of a zoning certificate.
• The site and landscape plan show parking spaces proposed to be located within the right-of-way
along East State Street.The applicant should be required to provide an executed copy of the license
agreement for the parking area and landscaping to be located within the right-of-way. The copy of
the license agreement should be received prior to issuance of a building permit.
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 January 11, 2024.
The Board continued the item to March 28,2024,at which time the Board made their decision.
BOARD DELIBERATION:
On January 11, 2024, upon completion of the applicant's and staff's presentations, the Board discussed
during deliberation that:
• The Board is not in favor of the proposed design,materials, and colors of the building. The style of the
building is unclear, and the materials do not have consistent spacing.
• The Board is not in favor of the parapet roof not reflected throughout the building and the massing does
not make sense.
• The Board is in favor of requiring the parkway strip and sidewalk adjacent to the roadway due to the
parking areas being permitted within the right-of-way with a license agreement with ACHD.
BOARD DELIBERATION:
On March 28, 2024, upon completion of the applicant's and staff's presentations, the Board discussed
during deliberation that:
• The Board is in favor of the applicant's revised building elevations with the modification to site specific
condition no.2.
• The Board is in favor of the applicant's revised site and landscape plans, date stamped by the City on
March 28,2024, addressing site specific conditions nos. 1, 3-4, and 6-11.
• The Board recommended the fencing located along the west property line and between the parking lot
and sidewalk along East Dunyon Street be a composite material instead of vinyl.
BOARD DECISION:
The Board voted 3 to 0(Mihan recused; Grubb and Sayer absent)to recommend approval of DR-2023-66
for a design review application for a multi-tenant flex space building, with the following site specific
conditions of approval and standard conditions of approval provided within their findings of fact and
conclusions of law document, dated April 11,2024.
Page 13 of 19
K:\Planning DepdEagle Applications\Dr\2023\Farkinson Multi-tenant Flex Space Bldg DR-66-23\Parkinson Multi-tenant Flex Space Bldg Findings CC.docx
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on April 23, 2024, at which
time the Council made their decision.
COUNCIL DECISION:
The Council voted 3 to 0 (Gindlesperger absent)to approve DR-2023-66 for a design review application
for a multi-tenant flex space building,with the following Design Review Board recommended site specific
conditions of approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Provide revised building elevations identifying all materials and colors proposed on each elevation.
The revised elevations shall be stamped by a licensed architect. The elevations shall be revised to
address the scaling on the east and west building elevations (i.e. instead of having materials continue
vertically to the rake and roof structure [west elevation] and instead of materials starting at the ground
and going up to the rake and roof form [east elevation]). The elevations shall be revised to show
additional undulation in the building [more than 6"].The revised building elevations shall be reviewed
and approved by staff and two members of the Design Review Board prior to the issuance of a zoning
certificate.
2. The revised site plan, date stamped by the City on March 28, 2024, showing the materials and colors
of the trash enclosure is approved.
3. Provide a revised landscape plan showing landscaping between the parking spaces and 3' tall fence
[located within the planter] along East Dunyon Street removed and the landscaping between the 3' tall
fence and sidewalk walk to have a variety of plantings. 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.
4. Provide an executed copy of the license agreement for the parking area and landscaping to be located
within the right-of-way. The copy of the license agreement shall be received prior to issuance of a
building permit.
5. To allow for the future installation of municipal fiber-optic cable, the applicant shall be required to
install fiber-optic conduit lines along all streets in accordance with the City's Fiber Master Plan.Upon
completion of the installation of the municipal fiber-optic conduit lines,the applicant shall provide GIS
coordinates of the locations of the municipal fiber-optic conduit lines.The municipal fiber-optic conduit
lines shall be installed,GIS coordinates provided,and the fiber optic conduit lines shall be dedicated to
the City prior to the issuance of a certificate of occupancy.
6. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
7. 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.
8. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
9. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
10. No rooftop mechanical units are proposed with this application and none are approved.
11. Paint all electrical meters,phone boxes,etc. located on the building to match the color of the building.
Page 14 of 19
K:\Planning Dept\Eagle Applications\Dr\2023\Parkinson Multi-tenant Flex Space Bldg DR-66-23\Farkinson Multi-tenant Flex Space Bldg Findings CC.docx
12. No signs are proposed with this application and none are approved.
13. Provide a revised site and landscape plan showing the fence material along the west property line and
between the parking lot and sidewalk along East Dunyon Street to be a composite material.The revised
site and landscape plan shall be reviewed and approved by staff and one member of the Design Review
Board prior to the issuance of a zoning certificate.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department,including but not limited to approval of the drainage system,curbs,gutters,
streets and sidewalks. A letter of approval from the highway district having jurisdiction shall be
submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy,whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District& Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy,whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy,whichever occurs first.
5. Unless septic tanks are permitted,wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property,accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage;or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site.Drainage system plans shall
be submitted to the City Engineer for review and approval prior to issuance of any building permits or
Certificate of Occupancy,whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District.Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that any
ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has
been made in such a manner that the flow of water will not be impeded or increased beyond carrying
Page 15 of 19
K:\Planning Dept\Eagle Applications\Dr\2023\Parkinson Multi-tenant Flex Space Bldg DR-66-23\Parkinson Multi-tenant Flex Space Bldg Findings CC.docx
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 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
Page 16 of 19
K:\Planning Dept\Eagle Applications\Dr\2023\Parkinson Multi-tenant Flex Space Bldg DR-66-23\Parkinson Multi-tenant Flex Space Bldg Findings CC.docx
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
15. Conservation,recreation and river access easements(if applicable)shall be approved by the Eagle City
Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy,whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy,whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise River
Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City
Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based,other than those required
by the above conditions,will require submittal of an application for modification and approval of that
application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
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
Page 17 of 19
K:\Planning Dept\Eagle Applications\Dr\2023\Parkinson Multi-tenant Flex Space Bldg DR-66-23\Parkinson Multi-tenant Flex Space Bldg Findings CC.docx
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Council reviewed the particular facts and circumstances of this proposed design review application
(DR-2023-66) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Council reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and a multi-tenant flex space building is permitted with the approval of a
design review application within the MU(Mixed Use)zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed multi-tenant flex space building is
designed to complement the general vicinity;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the site has been designed with onsite parking;
D. Will not interfere with the visual character,quality,or appearance of the surrounding area and city,
and where possible,enhance the continuity of thematically common architectural features since the
building has been designed to meet the Prairie School style of architecture;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the building is
designed to be harmonious with other surrounding buildings;
F. 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;
G. 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;
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 residential center in the area; and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the building, and will not cover nor detract from
desirable architectural features.
Page 18 of 19
K:\Planning Dept\Eagle Applications\Dr\2023\Parkinson Multi-tenant Flex Space Bldg DR-66-23\Parkinson Multi-tenant Flex Space Bldg Findings CC.docx
DATED this 23`d day of April 2024.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County,Idaho
Bra Ike,Mayor .•`� OF Eq �'••,,
`1�........Cf ..
A TEST: F •
•
• •
oca." * • z
VPj��•'
`rl,• •ORh.....•• ABC, ,�.
racy E.Osborn,Eagle City Clerk � 01: \V t-.•`
Regulatory Taking Notice: In accordance with section 67-6519, Idaho Code, Applicant has the right,
pursuant to section 67-8003, Idaho Code,to request a regulatory taking analysis.
Page 19 of 19
K:\Planning Dept\Eagle Applications\Dr\2023\Farkinson Multi-tenant Flex Space Bldg DR-66-23\Parkinson Multi-tenant Flex Space Bldg Findings CC.docx