Findings - DR - 2024 - DR-2013-19-MOD6 - Tennis Club Plaza Subdivision #1 - Modification to the Eagle Tennis Center BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A )
MODIFICATION TO THE EAGLE TENNIS )
CENTER FOR LIFE TIME )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2013-19-MOD6
The above-entitled design review application came before the Eagle Design Review Board for their action
on May 9,2024. 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:
Life Time,represented by Jay Sparks,is requesting design review approval to modify the Eagle Tennis
Center building by remodeling the existing 85,614-square foot building and constructing a 50,515-
square foot addition to create a health club for the Life Time Club. The 10.98-acre site is located on
the north side of East Riverside Drive approximately 233-feet east of South Edgewood Lane at 1650
and 1632 East Riverside Drive(Lot 1 and 2,Block 1,Tennis Club Plaza Subdivision No. 1).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on March 14,2024. Supplemental information
(revised elevations,lighting, and landscape plans)were received on April 26,2024.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on March 25, 2024, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On May 22, 2007, the City Council approved an annexation and rezone from RUT (Rural Urban
Transition—Ada County designation)and MU(Mixed Use)to MU-DA(Mixed Use with Development
Agreement)for Cornerstone Group,LLC(A-18-06/RZ-24-06).
On July 24, 2007,the City Council approved a preliminary plat for Eagle Gateway South Subdivision
for Cornerstone Group,LLC(PP-21-06).
On October 16,2007,the City Council approved a design review for the common area landscaping for
Eagle Gateway South Subdivision for Cornerstone Group,LLC (DR-33-07).
On June 10, 2008, the City Council approved a modification to the development agreement to change
a"Hotel"use(shown as"C"conditional use under the MU zoning designation within Eagle City Code
Section 8-2-3"Official Schedule of District Regulations")to a permitted use on the property associated
with Eagle Gateway Subdivision for Eagle Gateway South,LLC(RZ-24-06 MOD).
On September 23, 2008, the City Council approved a modification to the development agreement and
associated exhibits within the development agreement to allow for an overall building height of 39-
feet, decorative parapet walls of 46-feet, entrance parapet height of 48-feet, and an entryway feature
height of 58-feet. The modification also approved a digital reader board not to exceed two hundred
square(200)feet(RZ-24-06 MOD2).
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On July 28, 2008, the City Council approved a parcel division for Cornerstone Group, LLC (PD-02-
08).
On October 7, 2008, the City Council approved a design review application for a movie theater for
Riverwood Cinemas for Ogden Entertainment(DR-54-08).
On June 25, 2013, the City Council approved a modification to the development agreement and
associated exhibits within the development agreement to allow for a Commercial Entertainment Facility
(Tennis and outdoor recreational facility), Nursing/Convalescent Home, and a building height
exception for the tennis facility not to exceed 45-feet in height and a height exception for a hotel to not
exceed 60-feet in height(RZ-24-06 MOD3).
On June 27, 2013, the Design Review Board approved a design review application for a commercial
entertainment facility for the Eagle Tennis Facility(DR-19-13).
On January 9, 2014, the Design Review Board remanded the design review application to modify a
commercial entertainment facility for the Eagle Tennis Facility to staff(DR-19-13 MOD).
On January 28, 2014, the City Council approved a preliminary plat application for Tennis Club Plaza
Subdivision(PP-13-13).
On March 27, 2014, the Design Review Board approved a design review application to modify a
commercial entertainment facility for the Eagle Tennis Facility(DR-19-13 MOD2).
On June 25, 2015, the Design Review Board approved a design review application to modify a
commercial entertainment facility for the Eagle Tennis Facility(DR-19-13 MOD3).
On July 28, 2015, the City Council approved a modification to the development agreement and
associated exhibits within the development agreement to reduce the setback associated with interior
side property lines and allow for a restaurant with drive-through(RZ-24-06 MODS).
On March 2, 2016, the final plat for Tennis Club Plaza Subdivision No. 1 was recorded at the Ada
County Recorder's office.
On July 26,2016,the City Council approved a final plat application for Tennis Club Plaza Subdivision
No. 2 (FP-08-16).
On August 10, 2016, the City approved a design review application to modify the common area
landscaping around the perimeter of Tennis Club Plaza Subdivision No. 2(DR-19-13 MODS).
E. COMPANION APPLICATIONS: DR-2024-13 (sign application).
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
DESIGNATION
ZONING
DESIGNATION
LAND USE
Existing
Mixed Use
MU-DA (Mixed Use with a
development agreement)
Tennis Club
Proposed
No Change
No Change
Health Club, Spa, Weight
Reduction Salons and
Tennis and Racquetball
Clubs
North of site
Commercial
C-2-DA (General Business
District with a development
agreement)
Vacant parcels within East
End Marketplace
South of site
Mixed Use
MU-DA (Mixed Use with a
development agreement)
Multi -tenant office
(business and professional)
East of site
Mixed Use
MU (Mixed Use)
Flex Space Buildings
West of site
Mixed Use
MU-DA (Mixed Use with a
development agreement)
Multi -tenant restaurant
building and restaurant
with drive through
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. URBAN RENEWAL DISTRICT: Yes.
I. EXISTING SITE CHARACTERISTICS:
The site has been developed with curb, gutter, and sidewalk along East Riverside Drive as part of Tennis
Club Subdivision. A portion of the site has been improved with an 84,300-square foot (approximately)
commercial entertainment facility with associated parking for the Eagle Tennis Facility.
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J. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 10.98-acres(478,289-SF) 0.11-acres(5,000-SF)
Percentage of Site Devoted 30%(approximately) 60%(maximum)*
to Building Coverage
Percentage of Site Devoted 26%(approximately) 10%(minimum)
to Landscaping
Number of Parking Spaces 477-parking spaces 347-parking spaces(minimum)
Front Setback(West) 342-feet(194-feet from proposed 20-feet(minimum)
property line)
Rear Setback(East) 50-feet 10-feet(minimum)*
Side Setback(North) 96-feet 7.5-feet(minimum)
Side Setback(South) 125-feet 7.5-feet(minimum)
*Note: Setbacks and lot coverage pursuant to the development agreement RZ-24-06 MODS.
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Health Club: 136,130-square feet
Health club, spas, and weight reduction salons — 1-space per 250-square feet 76,494/250 = 305
parking spaces
Tennis and racquetball clubs—3-spaces per court 14 courts=42 parking spaces
• Eagle City Code Section 8-4-5 requires 1 parking space per 250-square feet of gross floor area for
health club, spas, and weight reduction salons.
• Eagle City Code Section 8-4-5 requires 3 parking spaces per court
Proposed Parking Spaces: 477
Required Parking Spaces: 347 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Health club, spas and weight reductions salons and tennis and racquetball clubs")
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
There is an existing 85,614-square foot building consisting of 12 tennis courts. The applicant is
proposing a 50,515-square foot building addition for a total of 136,130-square feet. The existing
building and proposed addition will include a health club, spa, fitness area, and tennis and pickleball
courts.
Height and Number of Stories of Proposed Buildings:
The existing building is 45-feet in height with a mezzanine area. The new building addition is proposed
to be 39-feet high single-story.
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Gross Floor Area of Proposed Buildings:
The proposed health club and tennis and pickleball court building is approximately 136,130-square
feet.
On and Off-Site Circulation:
A 165,585-square foot(approximately)paved parking lot provides parking for vehicles using this site.
One existing 34-foot wide shared driveway is located at the southwest corner of the site and shared
with the properties to the north and west of this site. One existing 30-foot wide driveway is located
230-feet west of the east property line. One 28-foot wide driveway is proposed to be located 655-feet
west of the east property line. All three driveways provide access to East Riverside Drive.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Craftsman
Roof: Metal(Dark Bronze),TPO (White)
Walls: Brick(Gray and Driftwood), Stone(Landmark Castle)
Windows/Doors: Metal(Dark Bronze)
Fascia/Trim: EFIS(Buckskin),Metal(Dark Bronze)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are 122 existing trees located within this
site and around the existing parking lot.The applicant is proposing to retain 119 of the trees and remove
three tree,all of which are Tulip trees.
Below is a list of the trees on the site that are proposed to be removed.
Tree Specie/ Caliper/ Condition Remove/ Replacement Inches
Tree# Height Retain per ECC
Tulip#74 5" Good Remove 5"
Tulip#101 6" Good Remove 6"
Tulip#102 6" Good Remove 6"
Total caliper inches of trees required to be replaced on site TBD by the Design
Review Board and
City Council
Total caliper inches removed from the site 17"
Total caliper inches proposed for mitigation 0"
Tree Replacement Calculations: The applicant is proposing to remove 17-caliper inches of tree from
the site. Staff is not aware of how the applicant is or if they are proposing any tree mitigation on this
site.
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: Street trees were installed along East Riverside Drive.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot.
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b. Interior Landscaping: 10%interior landscaping is required, 23%is proposed.
O. TRASH ENCLOSURES:Existing. No Change
One (1) 266-square foot trash enclosure is currently located near the northeast corner of the building.
The enclosure is constructed of CMU walls and metal gates; all of which will match the materials and
colors used in the construction of the building.
P. MECHANICAL UNITS:
There are two existing roof top mechanical units on the existing building that will remain and there are
numerous roof top mechanical units proposed with the building addition. The roof mounted mechanical
units are proposed to be screened by the parapet walls. No ground mounted mechanical units are
proposed and none are approved.
Q. OUTDOOR LIGHTING:
A site and parking lot light plan showing location and detailed lighting cutsheets showing the style,
color,height, illumination type,wattage,etc.was received and complies with Eagle City Code Section
8-4-4-2.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application(DR-2024-13) has
been submitted for the approval of signs proposed on 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 Eagle service area and within the boundaries of the Eagle Sewer District.
T. PUBLIC USES PROPOSED: None.
U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:No map currently exists.
V. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern-none
Evidence of Erosion-no
Fish Habitat-no
Floodplain-no
Mature Trees-yes
Riparian Vegetation-no
Steep Slopes-no
Stream/Creek-no
Unique Animal Life-no
Unique Plant Life-no
Unstable Soils -unknown
Wildlife Habitat-no
W. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED): Not
required.
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X. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Ada County Highway District
Department of Environmental Quality
Eagle Fire Department
Eagle Historic Preservation Commission
Eagle Sewer District
Idaho Transportation Department
Y. LETTERS FROM THE PUBLIC: None received to date.
Z. EAGLE CITY CODE 8-2A-13(B)(1)&(2): Required Findings for Design Review:
1. City Findings: The City shall make findings which address the following:
a. The ordinance and standards used in evaluating the application;
b. The reasons for the approval or denial;
c. The actions,if any,that the applicant could take to obtain approval.
2. General Standards For Design Review: The Zoning Administrator,Design Review Board, or City
Council, whichever is applicable, shall review the particular facts and circumstances of each
proposed design review in terms of the following standards and shall find adequate evidence
showing that such design review at the proposed location:
a. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan
and is in accordance with the regulations of this Code;
b. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site;
c. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district;
d. Will not interfere with the visual character, quality, or appearance of the surrounding area and
the City, and where possible, enhance the continuity of thematically common architectural
features;
e. Will have facades, features, and other physical improvements that are designed as a whole,
when viewed alone as well as in relationship to surrounding buildings and settings;
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.
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THE DESIGN REVIEW BOARD RECEIVED AND REVIEWED THE FOLLOWING STAFF
ANALYSIS PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT
AS PART OF THE DESIGN REVIEW BOARD'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
Mixed Use
Suitable primarily for a variety of uses such as limited office, limited commercial, and residential
developments. Uses should complement uses within Downtown Eagle. Development within this land
use designation should be required to proceed through the PUD and/or Development Agreement
process, see specific planning area text for a complete description. An allowable density of up to 20
units per 1 acre.
B. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
3.4 The Setbacks shall be as follows:
Mixed Use/Office/Retail Commercial Buildings
Front 7.5 feet (allows canopies,awnings,etc.to encroach)(typ. at
west end of Riverside Drive near Edgewood and along
Edgewood)
20 feet(typical unless noted otherwise)
Rear 10 feet
Interior Side 0.0-feet
Street Side 7.5 feet(allows canopies, awnings, etc. to encroach)
Maximum Coverage: 60%
3.4.1 The building height of the tennis facility shall not exceed 45-feet. The building height of a
hotel shall not exceed 60-feet.
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.
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• Eagle City Code Section 8-2A-7(C): Retention, Removal, and Replacement of Trees:
1. Retention Of Existing Trees:
a. Existing trees shall be retained unless removal is approved in writing by the city.
2. Removal And Replacement Of Existing Trees:
a. Where trees are approved by the city to be removed,replacement with a species identified
in section 8-2A-7Q of this article is required.For each caliper inch of deciduous tree
removed,an equivalent amount of caliper inches shall be replanted.For each vertical foot
of coniferous tree removed,an equivalent amount of vertical feet shall be replanted.
Example: An eight inch(8")caliper deciduous tree is removed,an acceptable
replacement would be four(4)two inch(2")caliper deciduous trees.A twelve foot(12')
tall coniferous tree is removed,an acceptable replacement would be two(2)six feet(6')
tall coniferous trees.
b. When a homeowners association or its agent removes tree(s)from a subdivision common
area to appropriately thin an overgrown canopy,replacement shall not be required
provided the site remains in compliance with subdivision's approved landscape plan as
determined by the city.
c. Unless it is determined by the city that replacement is necessary to preserve and/or restore
riparian and wildlife habitat,removal of the following trees shall not otherwise require
replacement:black locust,poplar,cottonwood,willow,tree of heaven,elm,and silver
maple.Trees which are weak wooded,weak branched,suckering,damaged,diseased,
insect infested,or containing similar maladies may be exempt from replacement if
removal is first approved by the city.
d. In cases where the condition of the tree(s)constitutes an"emergency" as defined in
section 8-1-2 of this title,the tree(s)may be removed without approval provided that the
city is notified after the tree's removal and provided with documentation indicating the
tree's condition at time of removal.
e. Planting within public rights of way shall be with approval from the city and the public
entity owning the property.
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(K)(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.
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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.
• Eagle City Code Section 8-2A-7(0)(3)
Tree Fund: Persons applying for an alternative method of compliance for relief from regulations
that require all existing trees to remain on site may elect to make a financial contribution to the
Eagle city tree fund in lieu of retaining all trees on site.The condition(s)which warrants the need
for the tree fund alternate method of compliance shall be specified in the application submitted
under subsection 02 of this section. If the application is approved,the amount to be contributed by
the applicant will be based upon the total caliper inches of deciduous tree(s)removed from the site
and the total vertical feet of coniferous trees removed from the site. Cost per caliper inch for
deciduous trees and cost per vertical foot for coniferous trees shall be determined by resolution of
the city council.The applicant shall have the right to review and consider the value determination,
and following said review, to reapply for other alternative methods of compliance, without
prejudice,in accordance with subsection 02 of this section.
• Eagle City Code Section 8-4-4-2(A)(3)
Except as noted in subsection A4 of this section, all site and building lighting shall be recessed or
shielded to direct all light downward and the source of the light (including the lamp and any
nonopaque material/lens covering the lamp) shall not be directly visible by a person of average
height standing on the property line of any public right of way, or any private street, or on the
property line of any residentially zoned parcel of land or parcel of land used for residential
purposes.
• 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
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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.
D. DISCUSSION:
• The applicant is requesting design review approval to modify the Eagle Tennis Center building by
remodeling the existing 84,324-square foot building and constructing a 62,805-square foot addition
to create a health club for the Life Time Club. The modification to the building will take place in
two phases. The first phase will consist of remodeling the existing 84,324-square foot building by
removing the rollup door located on the east building elevation and replacing it with a storefront
window and door system,creating a new check-in desk and pro shop at the east end of the building
and thereby creating the temporary entrance to the building on the east building elevation. This
new check-in desk and pro shop will allow for the removal of the two temporary trailers,patio area,
and volleyball courts currently located on the south side of the building. That area will be replanted
with native seed to improve the view as phase 2 of the building is being constructed. A smaller
temporary trailer will be placed within the parking area along the east property line of the site(near
the new temporary entrance). The temporary trailer is being proposed to meet the restroom fixture
requirements of the building until phase two of the building is completed,at which time the building
will meet the required restroom facilities for the entire facility. Phase two will consist of the
construction of a new 62,805-square foot building addition, parking area, landscaping, pools and
pool deck area. The new building addition will provide a new main entry to the facility on the west
building elevation.
The applicant's justification letter indicates that the architectural style of the building is consistent
with the Craftsman style which is permitted within the EASD book. The letter states the craftsman
features include blending the low-pitched,cabled rooflines of the existing Tennis Facility with the
square and simple design of the proposed building addition. The front entry features a gabled roof
element that ties the two structures together. The proposed building addition adds decorative
bracing under the bold but modest cornice details. The horizontal design of the single story addition
includes sconce lighting accents meant to enhance the Craftsman aesthetic and highlight features
at a pedestrian scale.
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.
• There are 122 existing trees located within this site and around the existing parking lot. The
applicant is proposing to retain 119 of the trees and remove three of the trees which are all Tulip
trees. Pursuant to Eagle City Code Section 8-2A-7(C)(1)(a), existing trees are required to be
retained on site unless removal is approved in writing by the City. Pursuant to Eagle City Code
Section 8-2A-7(C)(2)(c), unless it is determined by the City that replacement is necessary to
preserve and/or restore riparian and wildlife habitat, removal of Black Locust, Silver Maple, and
Cottonwood trees do not require replacement. Pursuant to Eagle City Code Section 8-2A-
7(C)(2)(a),for each caliper inch of deciduous tree removed,an equivalent amount of caliper inches
is required to be replanted and for each vertical foot of coniferous tree removed, an equivalent
amount of vertical feet is required to be replanted.
Staff defers comment regarding the removal of the three trees to the Design Review Board.
If the City approves the removal of the trees and does not require mitigation,no additional trees are
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required.
-OR-
If the City approves the removal of the trees and does required mitigation, the applicant should be
required to provide a revised landscape plan showing an additional 17-caliper inches of tree (9,2-
inch caliper trees) planted on site. The revised landscape plan should be reviewed and approved
by staff prior to the submittal of a final plat application.
-OR-
If the City approves the removal of the trees and does required mitigation,the applicant may opt to
pay an in lieu fee into the tree fund in the amount of$2,975.00 (17-caliper inches x $175.00 per
caliper inch). The payment to the tree fund should be received by the City prior to the submittal of
a final plat application.
-OR-
Any other combination of planting additional trees on site and/or a contribution to the tree fund as
may be approved by the City. A revised landscape plan and/or contribution to the tree fund should
be reviewed and approved and/or submitted to the City prior to the submittal of a final plat
application or commencement of any construction/demolition on the site,whichever occurs first.
• The eastern portion of the site has been improved with a building, landscaping, and parking. The
entire frontage along East Riverside Drive has been improved with curb, gutter, and a separated
sidewalk with a 8-foot wide planter strip with street trees. The parking area located adjacent to
East Riverside Drive has an existing 7-foot wide landscape buffer between the parking area and the
sidewalk. The 7-foot wide landscape buffer has been planted with shrubs but no trees. There are
existing street trees located in the 8-foot wide planter strip between the sidewalk and East Riverside
Drive. The applicant is requesting approval to continue this same 7-foot wide landscape buffer for
187-feet to the new driveway proposed located approximately 650-feet west of the east property
line.
t _ II
New Parking Area and Landsn Landscape Butler Existing Parking Area and Landscape Bu
Pursuant to Eagle City Code Section 8-2A-7(K)(2), a landscape strip is required to be provided
when a parking lot is located adjacent to a public right of way. The landscape strip shall shield
the view of parked cars to passing motorists and pedestrians. Eagle City Code Section 8-2A-
7(K)(2)(a-d)provides several options to fulfill the requirement of screening the parked cars from
the public right of way. Staff defers comment regarding the required landscape screening to the
Design Review Board for the remaining 187-feet of the parking lot located adjacent to East
Riverside Drive.
• Sheet E003B, shows a light fixture noted as Q1. This light fixture is proposed to be located on all
the elevations of the new building addition. Pursuant to Eagle City Code Section 8-4-4-2(A)(3),
except as noted in subsection A4 of this section, all site and building lighting shall be recessed or
shielded to direct all light downward and the source of the light (including the lamp and any
nonopaque material/lens covering the lamp) shall not be directly visible by a person of average
height standing on the property line of any public right of way, or any private street, or on the
property line of any residentially zoned parcel of land or parcel of land used for residential
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purposes. The applicant should be required to provide a revised light fixture (Q 1) to be used on
the exterior of the building addition that complies with Eagle City Code Section 8-4-4-2(A)(3).
The revised light fixture should be reviewed and approved by staff prior to the issuance of a zoning
certificate.
• Civil Sheet C3.00, shows bike racks to be installed at the southwest corner of the new building
addition (near the outdoor café patio). Landscape Sheet L4.00, shows several bike rack length
options but does not specify which length and quantity of bike racks are to be placed within the
area at the southwest corner of the new building addition. Item number 13 of the applicant's
justification letter dated April 26,2024, states that bike racks are being shown to accommodate 16
bikes. The applicant should be required to provide detailed cutsheets of the proposed bike racks
showing there will be enough bike racks to park 16 bikes. The detailed cutsheets should be
reviewed and approved by staff prior to the issuance of a zoning certificate.
• There are currently two trailers located on the south side of the existing tennis facility. The two
trailers are proposed to be removed in order for the second phase of the building to be constructed.
One of the existing trailers provides the restroom fixtures required for the existing tennis center.
The applicant is proposing to install a 484-square foot, single wide trailer within the parking lot
along the east property line of the site (ear the new temporary entrance) for the required restroom
fixtures until the entire facility has been completed. Once construction of the entire facility has
been completed, there will be enough restroom fixtures and the temporary restroom trailer will be
removed. The applicant should be required to provide detailed elevations of the proposed
temporary restroom trailer showing materials, colors, skirting, lighting, accessibility, etc. All
power to the temporary restroom trailer should be underground. The detailed elevations should be
reviewed and approved by staff and one member of the Design Review Board prior to the issuance
of a zoning certificate.
Upon completion and prior to the issuance of a certificate of occupancy, the temporary restroom
facility should be removed.
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 May 9, 2024, 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 addition as proposed and as modified within the site specific
conditions of approval herein.
• The Board is in favor of the proposed tree mitigation the applicant submitted.
• The Board is in favor of the reduced 7-foot landscape buffer proposed on the east side of the new
driveway on East Riverside Drive to match the existing landscape buffer located along East Riverside
Drive.
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BOARD DECISION:
The Board voted 5 to 0(Grubb and Duperault absent)to recommend approval of DR-2013-19-MOD6 for
a design review application to modify the Eagle Tennis Center building by remodeling the existing
84,324-square foot building and constructing a 62,805-square foot addition to create a health club for the
Life Time Club,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 DR-19-13 and all subsequent modifications.
2. If Tthe City approves the removal of the trees and does not require mitigation, no additional trees are
required.
OR
to provide a revised landscape plan showing an additional 17 caliper 'nches f tree (8, 2inch caliper
submittal of a final plat application.
-OR-
an in lieu fee into the tree fund in the ameunt-of$2,975.00 (17 caliper inches x $175.00 per caliper
inch). The payment to the trcc fund shall be received by t" C't- to the subm tta' ef- final p lat
applioation,
OR
be approved by the C-ity. A rcvised landscape plan and/or contribution-te-thetree- awl o tee: ed
and approved and/or submitted te the City prier te the submittal of a final plat application or
semmencement of anyconst ctie emelitienon the sit ,.•h c' ever� s first
3. Provide a revised light fixture (Q1) to be used on the exterior of the building addition that complies
with Eagle City Code Section 8-4-4-2(A)(3). The revised light fixture shall be reviewed and approved
by staff prior to the issuance of a zoning certificate.
4. Provide detailed cutsheets of the proposed bike racks showing there will be enough bike racks to park
16 bikes. The detailed cutsheets shall be reviewed and approved by staff prior to the issuance of a
zoning certificate.
5. Provide detailed elevations of the proposed temporary restroom trailer showing materials, colors,
skirting,lighting,accessibility,etc. All power to the temporary restroom trailer shall be underground.
The detailed elevations should be reviewed and approved by staff and one member of the Design
Review Board prior to the issuance of a zoning certificate.
6. Upon completion and prior to the issuance of a certificate of occupancy for the building addition of
phase 2,the temporary restroom facility shall be removed.
7. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
8. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing
this project,prior to the issuance of a zoning certificate and/or upon receipt of an invoice by the City,
whichever occurs first.
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9. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
10. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
11. No ground mounted mechanical units are proposed with this application and none are approved.
12. Paint all electrical meters,phone boxes,etc. located on the building to match the color of the building.
13. No signs are proposed with this application and none are approved.
14. A lot line adjustment application shall be reviewed and approved by the City prior to the issuance of a
zoning certificate.
15. Provide a detailed fencing plan showing the style,height,color,etc.of the fencingproposed around the
outdoor patio area and kids outdoor play area. The detailed fencing plan shall be reviewed and
approved by staff and one member of the Design Review Board prior to the issuance of a zoning
certificate.
16. Provide a revised landscape plan showing plant material in the buffer between the parking lot and East
Riverside Drive that achieves a height of 3-foot to 4-foot in height and greater plant quantity. The
revised landscape plan shall be reviewed and approved by staff and two members of the Design Review
Board prior to the issuance of a zoning certificate.
17. Provide a revised landscape plan showing the botanical and common names of all plant material. The
revised landscape plan shall be reviewed and approved by staff and one member of the Design Review
Board prior to the issuance of a zoning certificate.
18. Provide a revised building elevation showing the EIFS color to be a darker and a more contrasting color
to the field brick color Gray. The revised EFIS color shall be reviewed and approved by staff and one
member of the Design Review Board prior to the issuance of a zoning certificate.
19. Provide a revised site plan showing additional bike parking above the 16-bike parking proposed. The
revised site 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
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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 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.
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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 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
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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
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-2013-19-MOD6) 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 health club is permitted with the approval of a design review application
within the MU-DA (Mixed Use with a development agreement) zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed health club 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;
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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 Craftsman 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 the 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 the 45-feet permitted within the development
agreement;
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 a sidewalk
connections throughout the site and provides access to the building and other buildings within the
vicinity;
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 subdivision, and will not cover nor detract from
desirable architectural features.
DATED this 23`d day of May 2024.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County,Idaho
Walter Lin gren, Chairman
�'� ,OF
,E,,,,
ATTEST: , %,
S
Tracy E. O , Eag e City Clerk *
10.
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