Findings - CC - 2024 - DR-2024-52 - Design Review for Floor and Decor Retail Building within Eagle Island Marketplace BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR FLOOR AND )
DECOR RETAIL BUILDING WITHIN EAGLE )
ISLAND MARKETPLACE FOR FLOOR AND )
DECOR OUTLETS OF AMERICA,INC. )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2024-52
The above-entitled design review application came before the Eagle City Council for their action on
November 12,2024. 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:
Floor and Decor Outlets of America,Inc.,represented by Summer Zimmers,is requesting design review
approval for a 60,050-square foot retail building. The 5.38-acre site is located within Eagle Island
Marketplace, 420-feet north of West Chinden and 625-feet east of North Linder Road at 1300 West
Chinden Boulevard.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on September 10, 2024.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on September 18, 2024, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On February 24, 2009, the Eagle City Council approved a Comprehensive Plan Map and Text
amendment and annexation (once contiguous) and a rezone with development agreement for Eagle
Island Marketplace(CPA-05-08/A-03-08/RZ-08-08.
On July 14, 2009,the Eagle City Council approved the common area landscaping within Eagle Island
Marketplace, including Fred Meyer and Eight Multi-tenant Retail/Restaurant buildings(DR-13-09).
On July 10, 2012,the City approved a design review application for exterior building modification to
the"L"shaped building within Eagle Island Marketplace(DR-13-09 MOD).
On August 10, 2021, the Eagle City Council approved a design review application for three retail
buildings within Eagle Island Marketplace(DR-13-09 MOD2). This application has expired.
On November 16, 2021,the City approved a design review application to modify the single door to a
sliding double door and add a canopy on the south building elevation of the Fred Meyer building(DR-
13-09 MOD3).
E. COMPANION APPLICATIONS: DR-2024-53 (signage).
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Mixed Use C-3-DA(Highway Business Vacant lot within EIMP
District with a development
agreement)
Proposed No Change No Change Retail building
North of site Mixed Use C-3-DA(Highway Business Fred Meyer
District with a development
agreement)
South of site Mixed Use C-3-DA(Highway Business Multi-tenant
District with a development Retail/Restaurant/Personal
agreement) Improvement building
East of site Mixed Use MU-DA(Mixed Use with a Reynard Subdivision
development agreement)
West of site Mixed Use C-3-DA(Highway Business Epic Shine Car Wash
District with a development
agreement)
G. DESIGN REVIEW OVERLAY DISTRICT:Not in the DDA,TDA,CEDA,or DSDA.
H. URBAN RENEWAL DISTRICT:No.
I. EXISTING SITE CHARACTERISTICS: The west area of the site has been developed with paved
parking and landscaping. The east area of the site has been developed with a paved drive aisle, curb,
gutter,and mature landscaping.
J. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 5.38-acres(234,352-square feet) 1,300-square feet(minimum)
Percentage of Site Devoted 25%(approximately) 92%(maximum)
to Building Coverage
Percentage of Site Devoted 12% (approximately) 10%(minimum)
to Landscaping
Number of Parking Spaces 258-parking spaces 240-parking spaces(minimum)
Front Setback(West) 28-feet 0-feet(minimum)
Rear Setback(East) 59-feet 0-feet(minimum)
Side Setback(North) 38-feet 0-feet(minimum)
Side Setback(South) 46-feet 0-feet(minimum)
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K. PARKING ANALYSIS:
Gross Floor Area of Proposed Retail Building: 60,050-square feet
Retail— 1-parking space per 250-square feet of gross floor area
• Eagle City Code Section 8-4-5 requires 1-parking space per 250-square feet of gross floor area:
Proposed Parking Spaces: 258
Required Parking Spaces: 240 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Retail")
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one(1)building to be utilized for retail sales.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately thirty-five foot one and a half inches (35' 1 '/2") high
single-story structure.
Gross Floor Area of Proposed Buildings:
The proposed retail building is approximately 60,050-square feet.
On and Off-Site Circulation:
There is an existing 109,590-square foot(approximately) paved parking lot that provides parking for
vehicles using this site. One 30-foot wide shared drive aisle is located on the west side of the building
and one 30-foot wide shared drive aisle is located on the east side of the building. Both drive aisles
provide access to other buildings within the development and access to West Chinden Boulevard and
North Linder Road.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Mediterranean/Romanesque Revival
Roof: TPO(White)
Walls: Wood(Urbane Bronze,Amazing Gray),EFIS(Urbane Bronze,Real Red,Felted Wool), stucco
(Urbane Bronze), masonry (Urbane Bronze, Felted Wool, Amazing Gray), concrete tilt panel block
stamped(Urbane Bronze,Amazing Gray,Pure White),concrete tilt panel brick stamped(Felted Wool,
Shoji White),concrete tilt panel smooth(Porpoise,Urbane Bonze,Felted Wool)
Windows/Doors: Aluminum(Dark Bronze anodized,Urbane Bronze)
Fascia/Trim: Steel(Midnight Bronze,Cardinal Red,Burnished Slate,Porpoise, Shoji White)
Pergolas, 10' 4"tall
Roof: Fiberglass(prefinished Granite)
Columns: Fiberglass(prefmished Granite)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are existing trees located within the
interior landscape islands in the parking lot and existing trees located in the landscape buffer along the
east side of the property.All trees are proposed to be protected and retained.
Tree Replacement Calculations:N/A
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: Street trees were installed along North Linder Road and West Chinden Boulevard by the
developer.
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Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones:N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping: 10%interior landscaping is required, 10% is proposed.
O. TRASH ENCLOSURES:
One(1) 182-square foot recycling enclosure is proposed to be located on the north side of the building.
One trash compactor is located adjacent to the north building elevation. The enclosure is proposed to
be constructed of CMU block with stucco overlay and metal gates;all of which will match the materials
and colors used in the construction of the building. The trash compactor is screened with a 4-foot tall
aluminum privacy fence.
P. MECHANICAL UNITS:
The applicant is proposing to use roof mounted mechanical units. The roof mounted mechanical units
are proposed to be screened by 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, 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-2024-53)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 Meridian Fire Department has not been received by the City. The
site is located within Veolia Water service area and within the boundaries of the Eagle Sewer District.
T. PUBLIC USES PROPOSED:None.
U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:No map currently exists.
V. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern-none
Evidence of Erosion-no
Fish Habitat-no
Floodplain-no
Mature Trees—yes—located within the interior landscape islands in the parking lot and along the east
property line.
Riparian Vegetation-no
Steep Slopes-no
Stream/Creek-no
Unique Animal Life-no
Unique Plant Life-no
Unstable Soils-unknown
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Wildlife Habitat-no
W. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED):Not
required.
X. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Ada County Highway District
Eagle Sewer District
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;
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 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 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.
B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF
SPECIAL CONCERN REGARDING THIS PROPOSAL:
3.2 All development of the Property shall comply with Eagle City Code Section 8-2A (Design
Review),and be generally consistent with the Concept Plan,provided,however, it is the intent of
this agreement to allow flexibility at the time a detailed plan and platting are submitted to Eagle
so long as the general intent of the Concept Plan and the requirements set forth in this Agreement
are met. If Applicant develops the Property prior to annexation under the jurisdiction of Ada
County,the Applicant shall apply for Design Review approval in Eagle and the County shall not
issue a zoning certificate or building permit for the Project until Eagle has provided the County
with a letter of approval and/or conditions of approval for the Project resulting from that Design
Review approval.
3.4 Notwithstanding anything to the contrary herein, all commercial uses proposed for the Property
listed below are considered permitted uses and shall not be submitted to Eagle's conditional use
permitting process.
• Retail sales
3.5 Deliveries shall be conducted from the hours of 7:00am to 10:00pm all other operations of the site
shall comply with Eagle City Code Section 4-9.
3.7 The following table demonstrates that parking at Eagle Island Marketplace exceeds the
requirements of Eagle's Code.Please note that the parking schedule below uses the most intensive
use scenario for the buildings.
15 20,198 72 4 per 1000 Retail
16 30,029 106 4 per 1000 Retail
17 17,886 163 4 per 1000 Retail
3.9 All development of the Property shall be consistent with Landscape Guidelines, Site Design
Guidelines, and Architectural Guidelines compiled in connection with the Eagle Design Review
process, and shall be generally consistent with the Concept Plan, provided that the development
guidelines do not conflict with Section 3.2 of this Agreement.The Applicant shall submit a Design
Review site layout and landscape application for the site, and shall comply with all conditions
required by Eagle as part of Design Review prior to submittal of final plat.
3.15 The Applicant shall construct outdoor plaza areas in strategic locations within the development
and in front of the buildings to accommodate and facilitate gathering points for users of the
development. These plaza areas shall include items such as seating areas, art work, fountains,
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landscaping,drinking fountains,bike racks,or similar features designed and displayed in a manner
that lends to establishing a common theme or identity to the development.
3.18 The development shall include buffers pursuant to Eagle City Code 8-3-3(D). All service areas
(loading bays,trash compactors,etc.)shall be designed to lessen impacts(noise,glare,odors,etc.)
upon adjacent residential uses. The storage of materials, packing supposed, and merchandise is
prohibited within the service-drive aisle and service areas. Tasteful displays of merchandise may
be permitted outdoors if approved through a development application.
C. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-1-2: Rules and Definitions:
BUILDING HEIGHT: The vertical distance measured from the average elevation of the proposed
finished grade at the front of the building to the highest point of the roof for flat roofs,to the deck
line of mansard roofs,and the top of the peak for gable,hip and gambrel roofs.
• Eagle City Code Section 8-2-4: Schedule of Building Height and Lot Area Regulations:
OFFICIAL HEIGHT AND AREA REGULATIONS
Zoning District Maximum Height
C-3 35'
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi-family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• Eagle City Code Section 8-2A-6(A): General Objectives and Considerations:
1. Site Design Objectives:The site plan design shall minimize impact of traffic on adjacent streets,
provide for the pedestrian,and provide appropriate,safe parking lot design.
a. The functional relationship of the structures and the site in relation to its surroundings;
b. The impact and effect of the site development plan on traffic conditions on contiguous
streets and adjoining properties or neighborhoods;
c. The site layout with respect to separation or integration of vehicular,pedestrian and bicycle
traffic patterns;
d. The arrangement and adequacy of off street parking facilities relative to access points,
building location and total site development to prevent traffic conflict or congestion;
e. The location, arrangement and dimensions of truck loading ramps, docks, and bays and
vehicle service facilities;
f. The access,parking lot,and interior roadway illumination plans and hours of operation;
g. The required driver, pedestrian and bicycle sight distance requirements of the project and
their relationship to adjacent streets,driveways and properties;
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h. The coordination of the site development with planned right of way alignments,
acquisitions and street improvements;
i. The graphic delineation of traffic circulation patterns to avoid confusion, congestion and
conflicts;
j. The continued maintenance of traffic,parking and lighting systems;
k. The protection of views and vistas in relation to urban design and aesthetic considerations;
and
1. The provision of safe pedestrian and bicycle connections between neighborhoods and
commercial areas.
2. Site Landscaping: The site landscaping shall minimize impact on adjacent properties through
the proper use of screening with sound and sight buffers,and unsightly areas shall be concealed
or screened and the design review board shall consider:
a. The location,height, and materials of walls, fences, hedges and screen plantings to ensure
harmony with adjacent development;
b. The location and type of new plantings, with due regard to preservation of specimen and
landmark trees,and to maintenance of all plantings;
c. The providing of screen plantings or other screening methods reasonably required to
conceal outdoor storage areas, trash receptacles, service areas,truck loading areas, utility
buildings and other unsightly developments;
d. The installation of sound and sight buffers,the preservation of public views, light and air,
and the consideration of those landscape aspects of design which may have substantial
effects on neighborhood development, land uses, and amenities;
e. The design and use of open spaces and parks; and
f. The permanent maintenance of all landscaped areas and fencing.
5. Utilities:Utility service systems shall not detract from building or site design.Cable,electrical,
and telephone service systems shall be installed underground,and the design review board shall
consider:
a. Size and location of all service systems for appropriate appearance and maintenance
accessibility;
b. The location and design of transformers, pad mount and roof mounted mechanicals and
electrical equipment shall be reviewed and approved by the design review board.All roof
mounted mechanicals shall be completely screened from view through the use of a parapet
wall when utilizing a flat roof design or shall be enclosed within the building when utilizing
a roof design other than a flat roof. "Screened from view" shall mean "not visible" at the
same level or elevation of the parapet wall(e.g.,the perspective generally as shown on an
elevation plan);
c. The location and sizes of all utility lines, manholes, poles, underground cables, gas lines,
wells, and similar installations; and
d. The continued maintenance of these service systems.
6. Building Design:
a. Building Mass: The mass of the building shall be reviewed for its relationship with existing
development in the immediate surrounding area and with the allowed use proposed by the
applicant;
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b. Proportion Of Building: The height to width relationship of new structures shall be
compatible and consistent with the architectural character of the area and proposed use;
c. Relationship Of Openings In The Buildings:Openings in the building shall provide interest
through the use of such features as balconies, bays, porches, covered entries, overhead
structures,awnings,changes in building facade and roofline alignment,to provide shadow
relief. Avoid monotonous flat planes;
d. Relationship Of Exterior Materials: The design review board shall determine the
appropriateness of materials as they relate to building mass, shadow relief, and existing
area development.Use of color to provide blending of materials with the surrounding area
and building use, and the functional appropriateness of the proposed building design as it
relates to the proposed use shall be considered; and
e. Allowed Architectural Styles: The architecture styles provided in the EASD book are
approved examples for applicants to follow when designing for Eagle architecture.
• Eagle City Code Section 8-2A-6(B): Architectural Requirements:
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.
• Eagle City Code Section 8-2A-7(J): Buffer Areas/Common Lots:
1. Definition: A transition zone or buffer area consists of horizontal space (land) and vertical
elements (plants, berms, fences, or walls). The purpose of such buffer space is to physically
separate and visually screen adjacent land uses which are not fully compatible due to differing
facilities,activities,or different intensities of use,such as townhouses and a convenience store,
or a high volume roadway and residential dwellings.
2. Minimum Requirements:
a. When a commercial or industrial use abuts a residential use, a ten foot (10') wide by six
foot(6')high landscaped buffer is required.
b. When a parking lot abuts a residential activity, a five foot (5') wide by six foot (6') high
landscaped buffer is required.
c. To conceal outdoor storage areas,trash receptacles,exposed equipment associated with any
commercial or industrial activity, and off street loading when adjacent to or in view from
a residential activity or public street right of way,a five foot(5')wide by six foot(6')high
landscaped buffer is required.
• Eagle City Code Section 8-4-4-2(A): Site and Building Lighting:
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
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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.
4. When historic style light pole fixtures designed such that the portion of the fixture housing the
light bulb is to be exposed as a design element of the light fixture(as identified in the EASD
book) are approved, shielding shall only be required so the light is not directly visible by a
person of average height standing on the property line of any residentially zoned parcel of land
or parcel of land used for residential purposes. The light used shall be 3000K maximum LED
(or approved equivalent) and the light fixture shall be provided with optics to direct light
downward.
5. Light pole fixtures shall have a maximum height of:
a. Twenty feet(20')for parking lots with less than two hundred(200)spaces;
b. Twenty five feet (25') for parking lots with more than two hundred (200) spaces but less
than five hundred(500) spaces;
6. Except as otherwise permitted within this title,incandescent lights,two hundred fifty(250)watt
maximum high pressure sodium lights,3000K maximum LED lights(or approved equivalent)
shall be the only type of site and building lighting permitted.
D. DISCUSSION:
• On July 14, 2009, the City Council approved the common area landscaping within Eagle Island
Marketplace,including Fred Meyer and eight multi-tenant retail/restaurant buildings(including pad
15, 16,and 17 of this site).The Fred Meyer building and five multi-tenant retail/restaurant buildings
have since been constructed. The applicant is requesting design review approval to modify the
previously approved building elevations for the last three retail buildings (including a veterinary
clinic and restaurant)that appear as one building.
The original approval included buildings with a combination of Italianate, Romanesque, and
Mediterranean architectural styles.The buildings included arched entries,windows,trellis accents,
awnings, green screens, horizontal and vertical building undulations, etc. to help break up the
massing of the building and provide a harmonious look with the other buildings in the shopping
center.
Previously Approved Elevation—West Elevation
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Previously Approved Elevation,° —East Elevation
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Color Renderings—Previously Approved Elevations
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The applicant is requesting design review approval to construct a 60,050-square foot retail building.
The applicant's justification letter states that the proposed building is designed to meet the
Mediterranean style of architecture with a Romanesque Revival influence which are two of the nine
architectural styles within the Eagle Architecture and Site Design book. The building facade
emulates the massing and pedestrian scale of the adjacent structures. The prominent corner facing
the adjacent development to the north has been enhanced with brick stamped concrete panels and
wood trellises. The primary masonry stamped panel and pilaster motif continues around the
remainder of the building to provide a cohesive look and a friendly façade for the neighbors. 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.
• Sheet A2 shows the height of the building from finished floor to the highest point of the building
at 35-feet, 1 'A-inches.Pursuant to Eagle City Code Section 8-2-4,the maximum building height is
35-feet. Pursuant to Eagle City Code Section 8-1-2, building height is the vertical distance
measured from the average elevation of the proposed finished grade at the front of the building to
the highest point.The applicant should be required to provide revised building elevations showing
the maximum height of the building not to exceed 35-feet as measured from the proposed finished
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grade. The revised building elevations should be reviewed and approved by staff prior to the
issuance of a zoning certificate.
• Sheet C 101 shows the recycling enclosure to be smooth face CMU block with stucco overlay to
match the color to the building;however,the color was not called out.
E'M114NA4Y PFCA&ALVVIEWEPMMF
FNMA MAT MO.%44111110WRxPULUFN. -�
111 au
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The applicant should be required to provide revised details of recycling enclosure noting the color
of the metal gates and stucco finish. The revised details should be reviewed and approved by staff
prior to the issuance of a zoning certificate.
• Sheet C 100 includes note 8 regarding the screening of the truck dock and trash compacter which
states"proposed truck dock retaining wall,per architect. Sheet A2 includes a call out that the wall
is a 4-foot tall aluminum fence powder coated black. It is unclear which screening method is
proposed and whether the method will screen the trash compactor entirely.
!figi
' .PARAPET \ ROOF TOP UNIT-BEYOND Nrviwin wivtAt
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I0 PRIVACYFENCE- 'RRRME C - T i—i
POWDER COATED BLACK "' li. -
ISNEO FLOOR
8 PROPOSED TRUCK DOCK RETAINING WALL,PER ARCHITECT.
The applicant should be required to provide a revised site plan and building elevations showing the
screening method for the truck down and trash compactor.The screening method should screen the
trash compactor from view from the north. The revised site plan and building elevations should be
reviewed and approved by staff and one member of the Design Review Board prior to the issuance
to a zoning certificate.
• Sheet C 101 includes a detail of the bike rack.The applicant provided separate cutsheets for the bike
rack which do not match.It is unclear which bicycle rack is being proposed.
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The applicant should be required to provide a revised site details sheet showing the proposed
bicycle rack. The sheet should be reviewed and approved by staff prior to the issuance of a zoning
certificate.
• Sheet A2 includes a callout for black fabric awnings on the west building elevations. Sheet Al
includes a callout for red fabric awnings on the west building elevation.
BLACK FABRIC AWNING WITH
DARK BRONZE FRAME
DARK BRONZE STOREFRONT
WITH SOLARBRONZE
SPANDREL GLAZING
STEEL COPING - PREFINISHED
BURNISHED SLATE
lMtl::'atltlY11tl111NI1Ntltl
mewJUIUJUL UL,ULUUUUUYUULUULIUL000UUUUYUU L1111
_ 1. 1� u1 -- -
r
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rcie
:-g r - ' — RED FABRIC AWNINGS —
The applicant should be required to provide a revised floor plan revising the callout for the fabric
awnings to state they will be black in color.The revised floor plan should be reviewed and approved
by staff prior to the issuance of a zoning certificate.
• Sheet El shows new streetlights(Q)proposed along the west side of the building which are similar
to the existing building wall lighting on the Fred Meyer building. There are existing streetlights
along the west side of the building that match the streetlights through the development.
Existing Streetlights/Wall Lights Proposed Streetlights
1111
sinTowne Commons ALN440
I a.
Staff defers comment regarding the proposed streetlights to the Design Review Board.
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.
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PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on October 24, 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 proposed building with the addition of site specific condition nos. 14, 15,
16, 17, and 18 to address their concerns regarding materials and colors. The Board recommended the
building colors be modified to more closely match the surrounding buildings and bridge the gap
between a stark white color and black accent color. The Board also recommended the applicant add
additional materials to the building(i.e. stone or other)to break up the block and stucco materials.
• The Board is in favor of the proposed landscaping with the addition of site specific condition no. 19.
The Board recommended the applicant add a terminal island at the end of the parking spaces on the
north side of the building and provide a five foot wide landscape buffer around the recycling enclosure.
• The Board recommended the red band above the entry on the west building elevation match the red of
the signage that is required to be a darker shade of red.
• The Board is in favor of the decorative streetlights along the frontage on the west side of the building.
BOARD DECISION:
The Board voted 6 to 0 (Lindgren absent) to recommend approval of DR-2024-52 for a design review
application for a 60,050-square foot retail building within Eagle Island Marketplace,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 October 24,2024.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on November 12, 2024, at
which time the Council made their decision.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-2024-52 for a design review application for a 60,050-square foot
retail building within Eagle Island Marketplace,with the Design Review Board recommended site specific
conditions of approval and standard conditions of approval with text shown with strike through to be deleted
by the Council and text with underline to be added by the Council.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of DR-13-09 and subsequent modifications.
2. Provide revised building elevations showing the maximum height of the building not to exceed 35-feet
as measured from the proposed finished grade. The revised building elevations shall be reviewed and
approved by staff prior to the issuance of a zoning certificate.
3. Provide revised details of recycling enclosure noting the color of the metal gates and stucco finish.The
revised details shall be reviewed and approved by staff prior to the issuance of a zoning certificate.
4. Provide a revised site plan and building elevations showing the screening method for the truck down
and trash compactor.The screening method shall screen the trash compactor from view from the north.
The revised site plan and building elevations shall be reviewed and approved by staff and one member
of the Design Review Board prior to the issuance to a zoning certificate.
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5. Provide a revised site details sheet showing the proposed bicycle rack.The sheet shall be reviewed and
approved by staff prior to the issuance of a zoning certificate.
6. Provide a revised floor plan revising the callout for the fabric awnings to state they will be black in
color. The revised floor plan shall be reviewed and approved by staff prior to the issuance of a zoning
certificate.
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.
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. Provide revised building elevations adding threefwe pilasters to the east building elevation and one
pilaster on the north building elevations. All pilasters shall be a minimum of 4-foot wide. Provide
revised floor and site plans showing the additional pilasters. The revised building elevations,floor and
site plans shall be reviewed and approved by staff and two members of the Design Review Board prior
to the issuance of a zoning certificate.
15. Provide revised building elevations showing the parapet TPO material above 28-feet, 6-inches to be a
tan or gray color. 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.
16. Provide revised building elevations showing the building colors to be warmer tones (to more closely
match the Fred Meyer building colors) and less of a contrast between the white and charcoal colors.
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.
17. Provide revised building elevations showing the red band on the west building elevation to match the
red of the sign. 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.
18. Provide revised building elevations showing different finishes(i.e. stone veneer or similar)to limit the
stucco, concrete, and CMU. 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.
19. The revised landscape plan,date stamped by the City on November 12,2024,showing a buffer around
the recycle enclosure (the buffer around southeast corner is less than 5-feet in width) is approved.
Provide a revised landscape plan showing an alternative tree species from the Autumn Blaze Maple
shown on the east and west side of the recycle enclosure.terminal ' ' a t th t ena of the parking
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.
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.
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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
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
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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
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.
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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
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-2024-52) 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.
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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 retail building is permitted with the approval of a design review
application within the C-3-DA(Highway Business District 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 building is designed to complement the
general vicinity with the additional changes required with the site specific conditions;
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 proposed parking exceeds the amount
required per Eagle City Code;
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 appear to be multiple storefronts to blend with the surrounding
buildings;
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 has
been designed to meet the Mediterranean architectural style with Romanesque Revival inspiration;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the building will not exceed the 35-feet height required per 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 north to south pedestrian walkways;
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;
I. As approved with design review application DR-2024-53, all signs will be required to be
harmonious with the architectural design of the building and will not cover nor detract from
desirable architectural features.
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DATED this 12th day of November 2024.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County,Idaho
Brad Pike,Mayor
','•••••I••••y,d
EA N
A EST: •.•'.G{•l.�F••• C �
Tracy E. Osborn,Eagle City Clerk ; * yoS EA L,q� *
•'••••• 'OF•'• S*�.•.
•
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.
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