Findings - DR - 2002 - DR-82-01 - Hilton Garden Inn Hotel Within Eagle River Development Mixed Use Subdivision
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW FOR THE IDLTON GARDEN )
INN HOTEL WITIDN EAGLE RIVER DEVELOPMENT)
(MIXED USE SUBDIVISION NO.2) FOR EAGLE )
RIVER HOSPITALITY, LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-82-01
The above-entitled design review application came before the Eagle Design Review Board for their
action on January 10, 2002. 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.
B.
PROJECT SUMMARY:
Eagle River Hospitality LLC, represented by Clark Development and the Land Group, is
requesting design review approval to construct a 69,000-square foot hotel building. The
2.96-acre site is located south of Riverside Drive adjacent to Eagle Road within Eagle
River Development (Lot 6, Block 4, of Mixed Use Subdivision No.2).
APPLICATION SUBMITI AL:
The application for this item was received by the City of Eagle on December 6, 2001.
c.
NOTICE OF PUBLIC HEARING:
Notice of Public Hearing on the application for the Eagle Design Review Board was
published in accordance with Eagle City Code on December 26, 2001. Notice of this
public hearing was mailed to property owners within three-hundred feet (300-feet) of the
subject property in accordance with the requirements of Eagle City Code on December
21, 2001. Requests for agencies' reviews were transmitted on December 10, 2001 in
accordance with the requirements ofthe Eagle City Code.
HISTORY OF RELEVANT PREVIOUS ACTIONS:
On January 25, 2000, the Eagle City Council approved a rezone with a development
agreement (including a concept plan) for Eagle River Development (RZ-2-98).
On April 24, 2001, the Eagle City Council approved a preliminary plat for Eagle River
Development (PP-14-00).
D.
E.
On May 8, 2001 the Eagle City Council approved a final plat application for Mixed Use
Subdivision No.1 (Eagle River Development)(FP-13-01).
On September 13, 2001, the Eagle City Council approved a design review application for
the common area landscaping within the Eagle River Development (DR- 70-00).
On November 7, 2001, the Eagle City Council approved a combined preliminary plat
and final plat for Mixed Use Subdivision No.2 (Eagle River Development)(PP/FP-1-01).
COMPANION APPLICATIONS: CU-ll-01 (Building height exception for a 48-foot high
hotel).
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F.
COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Commercial C-3-DA (Highway Business Vacant
District with Development
Agreement)
Proposed No Change No Change Hilton Garden Inn Hotel
North of site Commercial C-3-DA (Highway Business Riverside DriveNacant
District with Development
Agreement)
South of site North Channel of the R-2-P (Residential) North Channel of the
Boise Boise River/Island Woods
RiverlResidential Subdivision
Two
East of site Mixed Use MU-DA (Mixed Use with Vacant
Development Agreement)
West of site Commercial A (Agricultural) & C-1 Eagle Road/Channel
(Neighborhood Business District) Center Commercial
Subdivision
G.
H.
DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA or CEDA.
EXISTING SITE CHARACTERISTICS: There are four large areas of existing trees consisting
of Cottonwood and Willow trees (sizes vary). The applicant is proposing to remove three
of the tree cluster areas and save the largest tree area along the Boise River. The trees and
vegetation removed from this site are proposed to be replaced within the Eagle River
Development as required by the US Army Corps of Engineers.
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I.
SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site 2.96-acres (128,938-square feet) 0.02-acres (1,300-square feet)
(minimum)
Percentage of Site Devoted to 21% 92% (maximum)
Building Coverage
Percentage of Site Devoted to 48% (approximately) 10% (minimum)
Landscaping
Number of Parking Spaces 121-parking spaces (Hotel site, 118-parking spaces (minimum)
Lot 6, Block 4)
117 -parking spaces (2 Pad sites,
Lots 5 & 7, Block 4 minus the 12
non-exclusive sportsman access
parking spaces)
238-Total Parking Spaces (Lots
5,6, & 7, Block 4 minus the 12
non-exclusive sportsman access
parking spaces)
Front Setback 127-feet (north) O-feet
Rear Setback 50-feet (south) O-feet
Side Setback 14-feet (west) O-feet
Side Setback 11-feet (east) 0- feet
Note: The future pad site located on Lot 5, Block 4, is proposed to be approximately a 5,200-
square foot restaurant. Per Eagle City Code, the required parking for a 5,200-square foot
restaurant would be 35-parking spaces. There are 60-parking spaces located on Lot 5, Block 4.
The future pad site located on Lot 7, Block 4, is proposed to be approximately an 8,550-square
foot restaurant. Per Eagle City Code, the required parking for an 8,550-square foot restaurant
would be 57-parking spaces. There are 57-parking spaces located on Lot 7, Block 4.
The hotel site has proposed 121-parking spaces (Lot 6, Block 4). Per Eagle City Code, the
required parking spaces for the hotel is 118-parking spaces. Lot 5, 6, and 7, Block 4, has a total
of 238-parking spaces proposed on site. This amount does not include the 12-non exclusive
sportsman access parking spaces required with the development agreement and preliminary and
final plat approval for Mixed Use Subdivisions No.1 and 2.
The parking lot improvements (i.e.: pavement, striping, landscaping, lighting, drainage, etc.) as
shown on Sheet L-1 are proposed to be completed with the construction of the hotel.
J.
GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: One building; hotel with conference and meeting
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rooms.
Height and Number of Stories of Proposed Buildings: 48-feet (top of chimney); three stories.
Gross Floor Area of Proposed Buildings: 69,000-square feet.
K.
On and Off-Site Circulation:
A 40,328-square foot (approximately) paved parking lot provides parking for vehicles using
this site (Hilton lot only). An 80,538-square foot (approximately) paved parking lot
provides parking for vehicles using this site and the two proposed pad sites. One 35-foot
wide driveway is proposed to be located on the north side of this site approximately 335-
feet east of Eagle Road providing access to Riverside Drive.
The applicant has proposed 12-parking spaces on the east side of the hotel located near the
sportsman access road to the river. Per the development agreement and preliminary and
final plat approvals for Mixed Use Subdivisions No.1 and 2, 10 to 12 non-exclusive
parking spaces are required for sportsman access to be located near the hotel. The spaces
are required to have signage stating, "River Access Parking" designating these 12-parking
spaces are for sportsman access only.
BUILDING DESIGN FEATURES:
Roof: Presidential Architectural Asphalt Shingle - Shake like (Autumn Blend with Copper
Flashing)
Walls: Hardiplank Board and Batton with Cultured Stone (Dark Taupe, Sandstone)
Windows/Doors: Pella Aluminum (Taupe)
Fascia/Trim: Hardiplank (Medium Taupe)
L.
LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are four clusters of existing trees.
Tree Replacement Calculations: The Army Corps of Engineers has required that all trees and
vegetation removed from this site are to be replaced within the Eagle River Development.
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board
Street Trees: The street trees required along Riverside Drive have been installed in accordance
with the approved landscape plan for Eagle River Development (DR- 70-00).
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/ A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Continuous landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping: 10% interior landscaping is required. 12% is proposed.
TRASH ENCLOSURES:
One 80-square foot trash enclosure is proposed to be located along the east side of the
M.
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N.
building approximately 420-feet south ofthe driveway on Riverside Drive. The
enclosure is proposed to be constructed of cultured stone with a stone cap and the gates
are proposed to be constructed of metal painted to match the trim on the building.
OUTDOOR LIGHTING:
The applicant is proposing eighteen-foot high (18') light pole standards with 150-watt
high pressure sodium luminaries within the parking lot (see sheet C-1 for locations).
Pedestrian bollard lighting with 70-watt high pressure sodium luminaries are proposed
near the building entrance to the hotel and along the 10-foot wide pedestrian pathway
located on the west and south sides ofthe hotel (see sheet C-1 for locations).
O.
SIGNAGE:
No signs are proposed with this application. A separate design review application is
required for the approval of any signs.
PUBLIC SERVICES AVAILABLE:
Preliminary approval letters from Central District Health Department, Eagle Fire
Department, and Eagle Sewer District have been received by the City. A water service
approval has not been received to date. Approval of the water company having
jurisdiction will be required prior to issuance of a building permit.
P.
Q.
R.
S.
PUBLIC USES PROPOSED: None
PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - Yes - Boise River Floodplain
Evidence of Erosion - no
Fish Habitat - no
Floodplain - Yes - Entire site is located within the 100-year floodplain
Mature Trees - Yes -located only within the wetland areas
Riparian Vegetation - Yes - within Corps of Engineers approved delineation of jurisdictional
wetlands.
Steep Slopes - no
Stream/Creek - Yes - North Channel of the Boise River
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - no
Wildlife Habitat - Yes
T.
SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED):
An environmental assessment plan was provided to and reviewed by the City Engineer
with the preliminary plat of Eagle River Development (PP-14-00). A copy of the
environmental assessment plan is on file with the City Engineer.
AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached.
Comments, which appear to be of special concern, are noted below:
u.
Ada County Highway District
Central District Health
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Department of Environmental Quality
Eagle Fire Department
Eagle Sewer District
United Water Company
V. LETTERS FROM THE PUBLIC: None received to date.
STAFF ANALYSIS PROVIDED WITIDN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL: (None)
ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
B.
c.
.
Section 8-2A-7(C)(1)
Retention Of Existing Trees: Existing trees shall be retained unless removal is approved
in writing by the City. Where trees are approved by the City to be removed from the
project site (or from abutting right of way) replacement with an acceptable species is
required as follows:
Existing Tree
1 inch to 6 inches cal.
61/4 inches to 12 inches
121/4 inches or more
Replacement
2x cal. of tree removed
1.5x cal. of tree removed
1x cal. of tree removed
.
Section 8-2A- 7(C)(2)
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 or shrub shall be
replaced in accordance with subsection C 1 of this Section.
Section 8-4-4(2)(H)
.
Reduction For Planter Overhangs: When a parking space abuts a landscape planter, the
front two feet (2') of the required length for a parking space may overhang the planter.
DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
. ARTICLE III - CONDITIONS ON DEVELOPMENT
3.2.5 All development within the Property shall be consistent with the Site Design
Guidelines ("Design Guidelines") attached hereto as Exhibit D and generally
consistent with the Conceptual Plan attached hereto as Exhibit E. The Conceptual Plan
attached hereto describe the general nature and relative location of certain elements for
the Property. The intent of this Agreement is to allow sufficient flexibility at the time
of detailed planning and platting while still maintaining the general intent of the
Conceptual Plan with the requirements set forth in this Development Agreement.
Design Guidelines
1.0 Site Development Design Guidelines
1.2.9 Service Area Screening
Visually soften and screen all service functions within the retail, office, and
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flex space portions of the development from public views.
The height of plant materials and walls should be equal to the height of the
dumpster and/or recycling bin unit at the time of installation.
3.0 Architectural Design Guidelines
3.3
.
Design Objectives
. Mass and Proportion: Building shall be of a scale and proportion that
relates well to adjacent buildings without dominating, overwhelming or
appearing insubstantial in relationship. Long walls shall be relieved with
offsets, bays, projections or other architectural features.
. Character: Buildings shall be visually consistent with adjacent buildings
and reflect their designated use without intentionally copying materials,
details and colors except where it is an advantage to do so, such as
canopies, trellises and elements that help define several structures as part
of an intended group.
. Roofs and Roofing: Sloping roofs such as gables and hips are required on
smaller buildings and encouraged when appropriate on larger buildings, or
portions oflarger buildings. Decorative mansards on large buildings are
not allowed, however, parapets, cornices and other detailing is acceptable.
Materials for sloping roofs should be appropriate to the scale of the
building an can be asphalt or composition shingles that do not simulate
other materials, wood shingles or shakes, flat concrete tiles, or metal with
standing or batter/rib seams.
. Windows: Windows shall be in proportion with the building façade and
individual glazing panes shall not be over-sized. Horizontal as well as
vertical mullions are encouraged. Styles shall be historically consistent
with the architectural character of the building. Multiple-arched, round,
sloping head and other 'trendy' window styles are inappropriate. Shading
shall be achieved with awnings, canopies, overhangs and other
architectural elements. Awnings shall be simple and of traditional
materials -lighted vinyl awnings are inappropriate. Substantially tinted or
colored glazing and interior shading films are not allowed.
Materials: Larger and high bay buildings shall be constructed of high
quality, substantial, well-wearing materials: Brick or concrete masonry,
concrete, stucco or EFIS (exterior insulated finish systems) with proper
detailing, reveals, and appropriate rustication. Careful attention to detail
must be made to avoid a monotonous, bland, or flat appearance. Proper
lighting may be key to enhance materials and relief on large-scale facades.
Smaller and low bay buildings are encouraged to use similar materials as
well as wood sidings - horizontal or vertical boards, boards or plywood
with battens, and shingles. Local stone is encouraged and shall be used as
walls, wainscots, bulkheads, columns or plinths, but not as decorative
panes. Materials that are imitations of other materials are not permitted;
such as concrete formed to appear as stone. Appropriate combinations of
materials to modify scale and add visual interest should be considered.
.
.
Architectural Elements: On high bay or multiple story buildings, small
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scale features such as arcades, trellises, or canopies, as well as one story
elements, shall be used to provide pedestrian scale. Attention to detail is
encouraged and shall be proportional to the façade with the caution that
elements used for only decorative purposes are discouraged, especially
when appearing out-of-place on larger walls.
Equipment, Loading and Service Concealment: Mechanical and electrical
equipment shall be located as much as possible away from pedestrian
areas and substantially concealed with the same or compatible materials of
construction as the building. Service and delivery access, refuse and
recycling containers, and the like shall be located as much as possible
away from pedestrian areas and substantially concealed with the same or
compatible materials of construction as the building.
Color: Large walls shall be of light to medium values - white, bright hues,
and decorative painting are discouraged. Moderate changes in value and
color used to decrease apparent scale and mass are acceptable. Brighter
colors shall be used in limited areas. Consideration should be given to
colors used in the earlier part of this century; such as the Williams Colors
by Sherwin Williams.
.
3.2.6
Prior to issuance of any building permits, applicant shall provide proof of
adequate septic or sewer service to the proposed residences and commercial
and industrial uses. A letter of approval shall be provided to the City from the
Idaho Department of Health, Division of Environmental Quality, and/or
Central District Health, prior to issuance of any building permits.
3.2.15 The development shall incorporate public art, water features, or other features
of interest and pedestrian amenities, which encourage pedestrian use (i. e.:
outdoor drinking fountains, benches, tables, etc.)
3.2.19
In addition to the minimum parking spaces required by Eagle City Code
provide 10 to 12 non-exclusive parking spaces for the sportsman access shown
on the attached concept plan (near hotel). The spaces shall be provided with
signage generally stating, "River Access Parking".
Building placement shall be designed such that parking areas are not
concentrated between the building and Eagle Road and between the buildings
and State Highway 44. The side of any building facing Eagle Road and/or
State Highway 44 shall be provided with architectural design elements and
architectural relief.
3.2.17
D.
DISCUSSION:
.
There are four large areas of existing trees consisting of Cottonwood and Willow trees (sizes
vary) located on this site. The applicant is proposing to remove three ofthe tree cluster areas
and save the largest tree area located along the Boise River. The trees and vegetation
removed from this site are proposed to be replaced within the Eagle River Development as
required by the US Army Corps of Engineers (shown in Exhibit C of the draft copy
application submitted to the US Army Corps of Engineers date stamped by the City on
December 18,2001).
A plan showing construction fencing around the existing trees (a minimum of 10-feet from
the trunk of the tree or at the drip line of the tree whichever is closest) to prevent any damage
.
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.
within the drip line of the trees should be submitted to the City. The construction fencing
should be installed prior to issuance of a building permit. Cups or dams should be built
within the drip line of each tree in order to retain water and the trees should be watered on a
regular basis. No activity whatsoever should take place within the drip line of the trees.
The northern most 13-parking spaces located on the Hilton property nearest Eagle Road are
only 17-feet in length. These 13-parking spaces abut a 5-foot wide sidewalk. Per Eagle City
Code, parking spaces may be reduced by 2- feet in length when a parking space abuts a
landscape planter (the front two feet of the vehicle may overhang the planter). The City has
also allowed a 2-foot reduction in length when a parking space abuts a sidewalk as long as a
minimum of 5- feet of unobstructed walk way is provided. The applicant should be required
to provide a revised site plan showing the northern most 13-parking spaces located on the
Hilton property (near Eagle Road) to be a minimum of 19-feet in length or increase the 5-
foot wide sidewalk to a minimum of7-feet wide. The revised site plan should be reviewed
and approved by staff prior to issuance of a building permit.
A pedestrian connection has not been proposed between the parking lot and the pathway
adjacent to Eagle Road. Staff recommends that a pedestrian connection be constructed from
the northern most parking lot located adjacent to Eagle Road to the 10-foot wide pathway
which is parallel to Eagle Road to provide pedestrian access from the parking lot to the
pathway. The applicant should be required to provide a revised landscape plan showing a
pedestrian connection constructed between the northern most parking lot located adjacent to
Eagle Road and the 10-foot wide pathway parallel to Eagle Road. The revised landscape
plan should be reviewed and approved by staff prior to issuance of a building permit.
The 5-foot wide concrete sidewalk in front ofthe parking spaces located adjacent to the east
side ofthe hotel terminates at the southern most parking space. Staff recommends that the 5-
foot wide sidewalk continue to the 15-foot wide sportsman access road to provide a safe
place for pedestrian access to the pathway located south of the hotel. The applicant should
be required to provide a revised landscape plan showing a 5-foot wide pedestrian connection
constructed between the 5-foot wide sidewalk in front of the parking spaces located adjacent
to the east side of the hotel to the 15-foot wide sportsman access road. The revised
landscape plan should be reviewed and approved by staff prior to issuance of a building
permit.
There is an existing pump house located on the east side of the proposed entrance to the hotel
site. The landscape plan approved by the City showing all the street trees, common area
landscaping and pond landscaping did not address the plant material around the pump house.
The landscaping proposed around the pump house located on the east side of the entrance to
this site should be installed prior to a certificate of occupancy being issued for the hotel. The
landscaping which was approved around the pond areas on a previous application (DR- 70-
00) should be installed prior to a certificate of occupancy being issued for the hotel.
.
.
.
.
There are utility easements shown on the east side of the parking lot approximately 160-feet
south of Riverside Drive. Staff assumes that a gas regulation station and phone box are
going to be installed in this location. Typically when the gas company installs a gas
regulation station they install chainlink fence with slates around the station. Per Eagle City
Code, chainlink with slates is prohibited. The developer should be required to work with the
gas and phone company to provide screening of the gas regulation station and the phone box
with materials that are compatible with the pump house or the hotel QI plant landscaping and
paint the equipment with a green powder coated paint so as to camouflage the equipment
(similar to Island Woods, Two Rivers and Channel Center Subdivisions). The applicant
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should be required to provide materials used to screen the equipment or provide a revised
landscape plan showing the plant material planted around the equipment and the color used
to paint the equipment should be reviewed and approved by the Design Review Board prior
to issuance of a building permit.
The future pad site located on Lot 5, Block 4, is proposed to be approximately a 5,200-
square foot restaurant. Per Eagle City Code, the required parking for a 5,200-square foot
restaurant would be 35-parking spaces. There are 60-parking spaces located on Lot 5, Block
4. The future pad site located on Lot 7, Block 4, is proposed to be approximately an 8,550-
square foot restaurant. Per Eagle City Code, the required parking for an 8,550-square foot
restaurant would be 57-parking spaces. There are 57-parking spaces located on Lot 7, Block
4.
The hotel site has proposed 121-parking spaces (Lot 6, Block 4). Per Eagle City Code, the
required parking spaces for the hotel is 118-parking spaces. Lot 5, 6, and 7, Block 4, has a
total of 238-parking spaces proposed on site. This amount does not include the 12-non
exclusive sportsman access parking spaces required with the development agreement and
preliminary and final plat approval for Mixed Use Subdivisions No.1 and 2.
The parking lot improvements (i.e.: pavement, striping, landscaping, lighting, drainage, etc.)
as shown on Sheet L-1 date stamped by the City on December 6,2001, are proposed be
completed with the construction of the hotel. The parking lot improvements (i.e.: pavement,
striping, landscaping, lighting, drainage, etc.) should be constructed prior to issuance of a
certificate of occupancy for the hotel.
.
Per the Development Agreement for this site, service areas are to be visually softened and
screened from public views. The height of plant materials and walls should be equal to the
height of the dumpster and/or recycling bin unit at the time of installation. The applicant
should be required to provide a revised landscape plan showing the plant material proposed
on the north side of the trash enclosure is equal to the height of the dumpster at the time of
installation. The revised landscape plan should be reviewed and approved by staff and one
member of the Design Review Board prior to issuance of a building permit.
Per the Development Agreement for this site, the applicant is required to provide proof of
adequate septic or sewer service to the proposed commercial uses. A letter of approval shall
be provided to the City from the Idaho Department of Health, Division of Environmental
Quality, and lor Central District Health, prior to issuance of any building permits.
Per the Development Agreement for this site, the development is required to incorporate
public art, water features, or other features of interest and pedestrian amenities, which
encourage pedestrian use (i. e.: outdoor drinking fountains, benches, tables, bike rack, etc.).
The location of the 10-foot wide asphalt pathway along the river has a great opportunity to
enhance and promote pedestrian usage in this natural setting with the placement of some
public art, tables, benches, and/or bike racks. The developer should be required to provide a
revised site plan and details of any public art, benches, tables, or bike racks, which
encourage pedestrian use on the hotel site and along the pedestrian pathway on the south side
of the hotel. The revised site plan and detail should be reviewed and approved by the Design
Review Board prior to issuance of a building permit.
A water feature has been proposed in front of the main entrance to the hotel building in
alignment with the main drive aisle of the parking lot into the hotel site. The developer
should be required to provide a detail of the water feature located at the entrance to the hotel
building. The detail should be reviewed and approved by the Design Review Board prior to
.
.
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issuance of a building permit.
Per the Development Agreement and preliminary and final plat approvals for Mixed use
Subdivisions No.1 and 2, 10 to 12 non-exclusive parking spaces are required for sportsman
access to be located near the hotel. The spaces are required with signage stating, "River
Access Parking". The applicant shall be required to provide a site plan showing the 10 to 12
non-exclusive parking spaces for sportsman access to the Boise River located near the hotel
with signage stating "River Access Parking". The site plan and signage should be reviewed
and approved by staff prior to issuance of a building permit. The signs should be installed
prior to the issuance of a certificate of occupancy for the hotel site (Lot 6, Block 4).
Staff defers comment regarding building design and colors to the Design Review Board.
.
STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date, staff recommends approval with the site
specific conditions of approval and the standard conditions of approval provided within the staff
report.
PUBLIC HEARING OF THE BOARD:
A. A public hearing on the application was held before the Design Review Board on January 10,2002,
at which time testimony was taken and the public hearing was closed. The Board made their
decision at that time.
B. Oral testimony in opposition to this proposal was presented to the Design Review Board by no one.
C. Oral testimony in favor of this proposal was presented to the Design Review Board by no one (not
including the applicant).
BOARD DECISION:
The Board voted 4 to 0 (Howard absent) to approve DR-82-01 for a design review application to
construct a hotel building within Eagle River Development with the following staff recommended
site specific conditions of approval and standard conditions of approval with text shown with strike
thru to be deleted by the Board and text shown with underline to be added by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with any applicable conditions ofRZ-2-98 and the development agreement for Eagle River
Development.
2. Comply with any applicable conditions ofPP-14-00 for Eagle River Development.
3. Comply with any applicable conditions ofFP-13-01 for Eagle River Development (Mixed Use
Subdivision No.1).
4. Comply with any applicable conditions ofPP/FP-1-01 for Eagle River Development (Mixed Use
Subdivision No.2).
5. A plan showing construction fencing around the existing trees (a minimum of 10-feet from the trunk
of the tree or at the drip line of the tree whichever is closest) to prevent any damage within the drip
line of the trees shall be submitted to the City. The construction fencing shall be installed prior to
issuance of a building permit. Cups or dam shall be built within the drip line of each tree in order to
retain water and the trees should be water on a regular basis. No activity whatsoever shall take place
within the drip line of the trees.
6. Provide a revised site plan showing the northern most 13-parking spaces located on the Hilton
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property (near Eagle Road) to be a minimum of 19-feet in length QI increase the 5-foot wide
sidewalk to a minimum of7-feet wide. The revised site plan shall be reviewed and approved by staff
prior to issuance of a building permit.
7. Provide a revised landscape plan showing a pedestrian connection constructed between the northern
most parking lot located adjacent to Eagle Road and the 10-foot wide pathway parallel to Eagle
Road. The revised landscape plan shall be reviewed and approved by staff prior to issuance of a
building permit.
8. Provide a revised landscape plan showing a 5-foot wide pedestrian connection constructed between
the 5-foot wide sidewalk in front of the parking spaces located adjacent to the east side of the hotel to
the 15-foot wide sportsman access road. The revised landscape plan shall be reviewed and approved
by staff prior to issuance of a building permit.
9. Install the landscaping around the pump house located on the east side of the entrance to this site
prior to a certificate of occupancy being issued for the hotel.
10. The landscaping which was approved around the pond areas adjacent to this site. represented in 00 a
previous application (DR- 70-00) shall be installed prior to a certificate of occupancy being issued for
the hotel.
11. Provide screening of the gas regulation station and the phone box with materials that are compatible
with the pump house or the hotel QI plant landscaping and paint the equipment with a green powder
coated paint so as to camouflage the equipment (similar to Island Woods, Two Rivers and Channel
Center Subdivisions). The applicant shall be required to provide materials used to screen the
equipment QI provide a revised landscape plan showing the plant material planted around the
equipment and the color used to paint the equipment shall be reviewed and approved by the Design
Review Board prior to issuance of a building permit.
12. Provide a revised landscape plan showing the plant material proposed on the north side of the trash
enclosure is equal to the height ofthe dumpster at the time of installation. The revised landscape
plan shall be reviewed and approved by staff and one member of the Design Review Board prior to
issuance of a building permit.
13. Provide proof of adequate sewer service to the proposed commercial uses. A letter of approval shall
be provided to the City from the Idaho Department of Health, Division of Environmental Quality,
and lor Central District Health, prior to issuance of any building permits.
14. The bike rack and bench details date stam,ped by the City on January 10.2002. are ap,proved.
Provide a minimum of six benches alon~ the pedestrian pathway adjacent to the Boise River.
Provide a revised site plan showin~ the locations of the bike racks and benches. The six benches
shall be installed prior to issuance of a certificate of occupancy for the hotel. Pro'lide a nwised site
plan and details of any poolic art, benches, tables, or bike racks, whieh eneOUI"age pedestrian l:1se on
the hotel site and along the pedestrian path'.vay OR the south side of the hotel. The revised site plan
and detail shall be reviewed and approved by City staff the Desiga Revie\v Board prior to issuance of
a building permit.
15. The detail of the water feature date stamped by the City on January 10.2002. is approved. Pro','ide a
detail of the water featl:1re løeated at the efl-trance to the hotel bl:1ildiRg. The detail shall be revievied
and approved by the Desiga Review Board prior to lSSl:1anee of a bl:1ilding permit. Provide a revised
landscape plan showin~ annual p1antinlls at the base of the water feature which provide 11-months of
plant material year round. The revised landscape plan shall be reviewed and approved by City staff
and one member of the Desi~ Review Board prior to issuance of a buildin~ permit.
16. The parking lot improvements as shown on Sheet L-1. date stamped by the City on December 6.
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2QQL(i.e.: pavement, striping, landscaping, lighting, drainage, etc.) shall be constructed prior to
issuance of a certificate of occupancy for the hotel.
17. Provide a site plan showing the 10 to 12 non-exclusive parking spaces for sportsman access to the
Boise River located near the hotel with signage stating "River Access Parking". The site plan and
signage shall be reviewed and approved by staff prior to issuance of a building permit. The signs
shall be installed prior to the issuance of a certificate of occupancy for the hotel site (Lot 6, Block 4).
18. Submit payment to the City for all Engineering fees incurred for reviewing this project prior to
issuance of a building permit.
19. No signs are proposed with this application. A separate design review application is required for the
approval of any signs.
20. Provide a tem¡>orary construction fence on the south ed~e of the existing sidewalk alon~ East
Riverside Drive to provide protection for the existing street trees. The construction fence shall be
installed prior to issuance of a building permit.
21. Provide a revised landsca¡>e plan showing the parking lot is screened from Eagle Road and in
conformance with Eagle City Code Section 8-2A- 7(K)(2). The revised landscape plan shall be
reviewed and a¡>proved by City staff and one member of the Desi~ Review Board prior to issuance
of a building permit.
22. The applicant shall be reQJlired to return to the Desi~ Review Board as an unfinished business item
to address the followin~ issues with re¡¡ard to the building exterior:
a) Provide additional detailing to the balcony railings and the pediments over each third floor
window assembly.
b) Provide additional detail with re~ards to the privacy screen wall between the hotel suites as
referenced on the floor plans date stamped by the City on December 6. 2001.
c) Provide revised elevations showing the west building elevation (facin~ Eagle Road) with an
upgrade in the building materials to stone veneer and fish scale siding (within the exposed gable
truss assembly) where the guest rooms extend from the main buildin~ wall.
d) Provide additional detailin~ with res¡>ect to the roof drainage (gutters and downspouts) and the
ex¡>osed rafter tails in the dormers as shown on the elevations date stamped by the City on
December 18.2001.
e) Provide revisions to the west buildin~ elevation showin~ the window desi~ at the pool area on
the first floor matching the window desi~ as shown on the south elevation of the pool area.
t) Provide a catalo~ cut of the hardy plank board and the batten sidin~.
~) The Desi~ Review Board grants the applicant the flexibility to use either a concrete tile roof or
architectural grade shingle roof.
23. Provide a revised landsca¡>e plan showing the 10-foot wide asphalt pathway located near the
southwest corner of the building with additional landscape buffering between the said pathway and
the ed~e of the building. The revised landsca¡>e plan shall include additional deciduous trees to
provide additionallandsca¡>e relief directly adjacent to the structure. The revised landscape plan
shall be reviewed and approved by City staff and one member of the Desi~ Review Board prior to
issuance of a building permit.
24. Provide an alternative lens configuration for the craftsman style light fixture so as to be in
compliance with Eagle City Code Section 8-4-4-2(A)(3). The alternative lens confi~uration shall be
reviewed and approved by City staff prior to issuance of a building permit. The Desi~ Review
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Board apJ>roves the li~ht fixture with the lens chan~e.
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 any building permits or Certificate of
Occupancy, whichever occurs first.
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 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
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drawing and submitted to the City prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
9. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance ofany 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 Certificate of Occupancy.
10. 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.
11. 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.
12. 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 ofthe 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 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.
13. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other
area designated by the City Councilor Eagle City Pathway/Greenbelt Committee for a path or
walkway shall be approved in writing by the Eagle City Pathway/Greenbelt Committee prior to
issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle
City Pathway/Greenbelt Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy, whichever occurs first.
15. 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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16. 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.
17. 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.
18. Basements in the flood plain are prohibited.
19. 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 Commission and/or Council.
20. 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/or the Planning and Zoning Commission
for review and approval.
21. 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.
22. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to 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 change 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.
23. 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 the Design Review Board approval date).
24. 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.
25. 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 application for this item was received by the City of Eagle on December 6, 2001.
2. Notice of Public Hearing on the application for the Eagle Design Review Board was published in
accordance with Eagle City Code on December 26, 2001. Notice of this public hearing was mailed
to property owners within three-hundred feet (300-feet) of the subject property in accordance with
the requirements of Eagle City Code on December 21, 2001. Requests for agencies' reviews were
transmitted on December 10,2001 in accordance with the requirements of the Eagle City Code.
Page 16 of 17
K\Planning DeptlEagle ApplicationslDr\2001\DR-82-01 drf..doc
3. The Board reviewed the particular facts and circumstances of this proposed design review
application (DR-82-01) with regard to Eagle City Code Section 8-2A-13 Design Review Board
Action, 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. The Design
Review Board supports the design of the pump house (currently constructed) located on the east side
of the entrance to this site on East Riverside Drive.
DATED this 14th day of February 2002.
DESIGN REVIEW BOARD
OF THE CITY a LE
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Page 17 of 17
K:\Planning DeptlEagle ApplicationslDr\200I\DR-82-01 drf..doc