Findings - DR - 2002 - DR-33-02 - Construct An Office Building For Kittyhawk Investments At 779 E State St
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR
A DESIGN REVIEW TO CONSTRUCT AN OFFICE
BUILD IN G FOR KITTYHA WK INVESTMENTS
)
)
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FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-33-02
The above-entitled design review application came before the Eagle Design Review Board for their
action on June 13, 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. PROJECT SUMMARY:
Kittyhawk Investments, represented by BRS Architects, is requesting design review approval to
construct phase one of a three phased office/retail project. This application is for the review and
approval to construct a 5,088-square foot office building. The site is located on the south side of
State Street within Periwinkle Subdivision at 779 East State Street (Lot 4, Block 1, Periwinkle
Subdivision).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on May 9,2002.
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 May 29,2002. 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 May 24, 2002. Requests for agencies' reviews were
transmitted on May 9,2002 in accordance with the requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On March 22, 1994, the Eagle City Council approved a final plat application for Periwinkle
Subdivision.
E. COMPANION APPLICATIONS: None
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMPPLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Central Business District CBD (Central Business Vacant
District)
Proposed No Change No Change Office Building
North of site Central Business District CBD (Central Business Vacant
District)
South of site Central Business District CBD (Central Business Peregrine Cove
District) Apartments
East of site Mixed Use MU (Mixed Use) Wright Brothers Office
West ofsite Central Business District CBD (Central Business Sherwin Williams Paint
District) Store
G. DESIGN REVIEW OVERLAY DISTRICT: This site is in the CEDA (Community Entry
Development Area).
H. EXISTING SITE CHARACTERISTICS: Lot 4, Block I, of Periwinkle Subdivision is a vacant lot
with the exception of one cottonwood tree located near the southeast corner. There is an existing
office building located on Lot 6, Block 1, of Periwinkle Subdivision with a fenced and enclosed
storage facility located to the south of the office building. There is an existing office building
with a fenced storage area located on the property to the east of Periwinkle Subdivision (827 East
State Street).
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I. SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site 1.8-acres (78,290-square feet) O.OI-acres (500-square feet)
(minimum)
Percentage of Site Devoted to 27.5% (Phase I) 20% (minimum)
Building Coverage 85% (maximum)
Percentage of Site Devoted to 39% (approx.) (Phase I only) 10% (minimum)
Landscaping
Number of Parking Spaces 32-parking spaces (proposed to be 2 I-parking spaces (minimum)
constructed with Phase 1)
Front Setback 20-feet (north) 20-feet (minimum)
Rear Setback 30-feet (south) O-feet
Side Setback 10-feet (west) 10-feet (minimum)
Side Setback 50- feet (east - Phase I) 10-feet (minimum)
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: One building to be used as office (with phase I). Two
more office/retail buildings are proposed with the approval of phase 2 and 3. Individual design
review application will be required review and approval by the Board for additional buildings within
phase 2 and 3.
Height and Number of Stories of Proposed Buildings: 24-feet high, one story.
Gross Floor Area of Proposed Buildings: 5,088-square feet.
On and Off-Site Circulation:
A 12, 1 54-square foot (approx.) paved parking lot provides parking for vehicles using this site.
One 32- foot wide driveway is proposed to be located on the east side of this site approximately
78-feet east of the west property line providing access to State Street.
K. BUILDING DESIGN FEATURES:
Roof: Standing seam metal roof (Copper)
Walls: Tilt-up Concrete (Two toned beige)
Windows/Doors: Aluminum (Powder painted Dark Beige)
Fascia/Trim: Stone Veneer (Beige), EIFS Fascia
Awnings: Fabric (Copper)
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There is one existing tree located near the
southeast of the lot. The applicant is proposing to retain this tree.
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Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board
Street Trees: The applicant has proposed two Autumn Purple Ash trees along State Street.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: NI A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Continuous landscaping is proposed around the perimeter ofthe parking lot on
the north and south property lines. No landscaping has been proposed on the
east property line due to future expansion within Phase 2.
b. Interior Landscaping: 8% interior landscaping is required. 12% is proposed.
M. TRASH ENCLOSURES:
One l20-sqllare foot trash enclosure is proposed to be located at the southeast comer of the site
approximately 200-feet south of the driveway on State Street. The enclosure is proposed to be
constructed of a 6-foot high CMU wall painted to match the building and the gates are proposed
to be constructed of chainlink with vinyl slates.
N. MECHANICAL UNITS:
The applicant is proposing to use roof-top mechanical units. The rooftop mechanical units are
proposed to be screened with the parapet wall.
O. OUTDOOR LIGHTING:
No site or parking lot lighting has been proposed with this application. A site and parking lot
light plan showing location, height, and wattage is required to be reviewed and approved by the
Design Review Board prior to issuance of any building permits.
P. SIGNAGE:
No signs are proposed with this application. A separate design review application is required for
the approval of any signs.
Q. PUBLIC SERVICES AVAILABLE:
Preliminary approval letters from Central District Health Department, Eagle Fire Department,
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.
R. PUBLIC USES PROPOSED: None
S. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
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T. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain - no
Mature Trees - yes
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek-no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - no
Wildlife Habitat - no
U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required
V. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached. Comments, which
appear to be of special concern, are noted below:
Ada County Highway District
Central District Health
Eagle Fire Department
Eagle Sewer District
United Water Company
W. LETTERS FROM THE PUBLIC: None received to date.
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
.
The Comprehensive Plan Land Use Map designates this site as central business district and
mixed use.
B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
.
Section 8-2A-6(A)(S)(a)
Electrical and telephone service systems shall be installed underground.
.
Section 8-2A-6(A)(S)(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
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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).
.
Section 8-2A-6(A)(6)(g)(3)
Roof-mechanicals all vents protruding through the roof and similar features shall be painted
so as to match the color of the roof.
.
Section 8-2A-6(D)(3)(c)
Front and rear setbacks shall be for pedestrian amenities and the City encourages joint efforts
between adjoining property owners. Suggested amenities include: public art, landscape
treatment, seating, flower/shrubs/all tree displays in movable planters, outdoor dining,
plazas, streetscape extension and bike racks.
.
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 Cl of this Section.
.
Section 8-2A- 7(E)(7)
All landscaped areas adjacent to vehicular areas are to be protected with an approved curbing
material.
.
Section 8-2A- 7(K)(3)
Parking Lot Perimeter Landscaping: Perimeter landscaping requirements define parking
areas and prevent two (2) adjacent lots from becoming one large expanse of paving. This
requirement does not hinder the ability to provide vehicular access between lots.
a. Provide a minimum five foot (S') wide perimeter landscaped strip between the
property lines and the parking lot, and plant with a minimum of one shade tree and five
(5) shrubs per thirty five (3S) linear feet of perimeter.
.
Section 8-3-2(D)
Enclosed Trash Areas: All trash and/or garbage collection areas for commercial, industrial
and multi-family residential uses shall be enclosed on at least three (3) sides by a solid wall
or fence of at least four feet (4') in height, and a solid wood gate on a metal frame shall
enclose the fourth side, or shall be within an enclosed building or structure. Adequate
vehicular access to and from such area or areas for collection of trash and/or garbage as
determined by the Administrator shall be provided.
.
Section 8-2A- 7(J)(3)(d)
Chainlink fencing, with slats or otherwise, is prohibited for screening.
.
Section 8-4-4-2(A)(1)
All parking areas shall be illuminated in accordance with the provisions of this Chapter.
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C. DISCUSSION:
.
The applicant is proposing a three phased project that consists of constructing several new office
and/or retail buildings along State Street. With the construction of these new office buildings the
applicant will be demolishing several existing building and constructing new buildings that
comply with Eagle City Code regarding landscaping, parking, street trees, historic lights, etc.
The applicant is proposing to construct a new office building on Lot 4, Block I, Periwinkle
Subdivision (phase 1), demolishing an existing building and constructing a new office/retail
building on Lot 6, Block I, Periwinkle Subdivision (phase 2), and demolishing an existing
building and constructing a new office/retail building at 827 East State Street (phase 3).
There is an existing enclosed and fenced storage facility located behind the existing office
building located at 825 East State Street. This storage area abuts Evans Building Center to the
east, Drainage District No.2 to the south, a trailer park to the west, and the Peregrine Cove
apartments to the north and west. Per Eagle City Code, storage (enclosed or fenced) in a mixed
use zone requires a conditional use application. It is not the applicant's intent to construct any
improvements abutting the storage facility. The applicant has expressed interest in completing a
lot line adjustment application to separate the storage facility from this proposed development.
The subm ittal of a lot line adjustment application will required the applicant to provide cross
access from State Street to the storage facility.
Currently there is a fenced outdoor storage area located on the east side of the building located at
827 East State Street (phase 3). Per the approved site plan for the storage facility, no storage
(enclosed or fenced) was approved in this location. The applicant should be required to remove
all outdoor storage and the chainlink fencing located on the east side of 827 East State Street
prior to issuance of a building permit for phase I.
There is an existing chainlink fence located along the north side ofthe storage facility which
extends from the west boundary ofthe site to the east boundary. Per Eagle City Code, chain link
fencing, with slates or otherwise, is prohibited for screening. The applicant should be required to
provide a detail of a revised fence to be located on the north side of the enclosed storage units
showing the fence constructed of materials such as split face CMU, vinyl, brick, wrought iron, or
another material approved by the City. The fence detail should be reviewed and approved by
staff and one member of the Design Review Board prior to issuance of a building permit. The
chainlink fence should be replaced with a fence constructed of material approved by the City
prior to issuance of a certificate of occupancy for the building constructed on Lot 4, Block 1, of
Periwinkle Subdivision (phase 1).
The applicant is proposing to provide cross access to the parcel to the west (Sherwin Williams
Paint Store) located five feet (5') north of the south property line. The trash enclosure for the
property to the west is located in this general area (where the cross access is proposed). The
applicant should be required to work with the abutting property owner to move the existing trash
enclosure located at the southeast corner of the property of Lot 3, Block 1, Periwinkle
Subdivision to a location on that site that does not conflict with the cross access drive or move
the location of the proposed cross access. The applicant should be required to provide a revised
site and landscape plan showing the location and landscaping required to screen the trash
enclosure. The revised site and landscape plan or revised cross access location should be
reviewed and approved by staff prior to issuance of a building permit.
The applicant should be required to provide a cross access agreement between Lot 3 and 4, Block
1, of Periwinkle Subdivision. The cross access agreement should be reviewed and approved by
.
.
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the Zoning Administrator and should be recorded prior to issuance of a building permit.
There is an existing telephone riser located abutting the north property line approximately 38-
feet east of the west property line. The applicant should be required to work with the phone
company to move the telephone riser to an area that is not as visible from the public right-of-way
or screen the telephone riser with landscaping. The applicant should be required to provide a
revised landscape plan showing the telephone riser moved to an area that is not visible from the
public right-of-way or showing the telephone riser is completely screened with landscaping. The
revised landscape plan should be reviewed and approved by staff prior to issuance of a building
permit.
.
There is an existing overhead power/phone line with utility poles located on the east property
line of this site. Per Eagle City Code, all electrical and telephone service system are required to
be installed underground. The applicant should be required to remove the utility poles and
install the power/phone lines underground. The utility poles and overhead power/phone lines
should be removed and installed underground prior to issuance of a certificate of occupancy for
this building constructed on Lot 4, Block 1, of Periwinkle Subdivision.
The applicant is proposing to use roof-mounted mechanical units with the construction of this
office building. Per Eagle City Code, all roof-mounted mechanical units are required to be
completely screened from view through the use of a parapet wall or enclosed within the building.
The applicant has not shown details (i.e.: height or size) or the location ofthe mechanical units in
relation to the parapet wall. The applicant should be required to provide details of the
mechanical units showing the height and size and revised building elevations showing how the
roof-mounted mechanical units will completely screened by the parapet wall. The applicant
should be required to provide a roof plan showing the location of the mechanical units on the
roof. The revised building elevations and roof plan should be reviewed and approved by the
Design Review Board prior to issuance of a building permit.
.
.
The applicant is proposing a plaza area located on the north side of the building. Per Eagle City
Code, pedestrian amenities such as public art, landscape treatment, seating, or bike racks should
be included in the plaza area. The applicant should be required to provide a revised landscape
plan showing pedestrian amenities (i.e.: public art, landscape treatment, seating, bike racks, etc.)
within the plaza area located on the north side of the building. The applicant should be required
to provide detailed cut sheets of the proposed pedestrian amenities. The revised landscape plan
and detailed cut sheets should be reviewed and approved by staff prior to issuance of a building
permit.
There is an existing cottonwood tree located near the southeast corner of the site that the
applicant is proposing to retain. Per Eagle City Code, the applicant should be required to protect
the existing tree from any damage during construction. A plan showing construction fencing
around the existing tree (a minimum of lO-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 tree should be
submitted to the City. The construction fencing should be installed prior to issuance of a
building permit. A cup or a dam should be built within the drip line of each tree in order to
retain water and the tree should be watered on a regular basis. No construction activity
whatsoever should take place within the drip line of the tree.
.
.
The landscape plan does not indicate any curb material around the landscape areas adjacent to
vehicular areas. The applicant should be required to provide a revised landscape plan showing
an approved curbing material around the landscaped areas adjacent to vehicular areas. The
revised landscape plan should be reviewed and approved by staff prior to issuance of a building
permit.
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.
The applicant has not proposed continuous landscaping on the east property line of the parking
lot because this site will be integrated with the property to the east and cross access will be
provided between this parcel and the parcel to the east. Per Eagle City Code, a minimum five
foot (5') wide perimeter landscaped strip is required between the property lines and the parking
lot and should be planted with a minimum of one shade tree and five (5) shrubs per thirty five
(35) linear feet of perimeter. Staff recommends that the implementation ofthis condition be
competed with the construction of phase 2. It is staffs opinion that if the five foot (5') wide
landscape strip is completed with the construction of this building (phase 1) that when the
construction of phase 2 begins the plant material would be damaged because of the close
proximity to the foundation ofthe building in phase 2.
The trash enclosure walls are proposed to be constructed of a 6-foot high CMU wall painted to
match the building. The trash enclosure gates are proposed to be constructed of chain link with
vinyl slates. Per Eagle City Code, chain link with slates is prohibited for screening. The
applicant should be required to provide a revised detail of the trash enclosure showing the gates
constructed of a material that compliments the exterior of the building. The revised gate details
should be reviewed and approved by staff prior to issuance of a building permit.
The applicant has proposed an eight foot (8') wide meandering sidewalk with two street trees
spaced at thirty five feet (35') on center located on the south side of the sidewalk along State
Street. The applicant should be required to stager the street trees on the north and the south side
of the eight foot (8') wide meandering sidewalk spaced at thirty five feet (35') on center to
provide a more pleasant corridor for pedestrians similar to the properties located to the west
(Sherwin Williams Paint Store and Washington Federal Savings Bank). The applicant should be
required to provide a revised landscape plan showing the street trees staggered on the north and
the south side of the eight foot (8') wide meandering sidewalk spaced thirty five feet (35') on
center. The applicant should be required to coordinate the spacing of the street trees on this site
with the existing street trees located on the property to the west (Sherwin Williams Paint Store).
The revised landscape plan should be reviewed and approved by staff prior to issuance of a
building permit.
The applicant has proposed one historic street light located on the west side of the entrance to
this site. Per Eagle City Code, historic light fixtures are required to be spaced fifty to seventy
five feet (50' to 75') on center. The applicant should be required to provide a revised site plan
showing the historic light fixtures are spaced fifty feet to seventy five feet (50' to 75') on center.
The applicant should be required to coordinate the spacing of the historic light fixtures located
on the property to the west with any historic light fixtures proposed on this site. The applicant
should be required to provide details of the proposed historic light fixture showing the pole,
globe, height, type of luminarie, etc. The revised site plan and light fixture details should be
reviewed and approved by staff prior to issuance of a building permit.
The applicant has proposed curb and gutter on State Street that wraps around the west side ofthe
entrance to this site. Per Eagle City Code, the applicant should be required to construct a five
foot (5') meandering sidewalk (approximately 130-feet) on the east side of the entrance in
alignment with the eight foot (8') meandering sidewalk on the west side of the entrance. The
applicant should be required to construct curb and gutter along State Street on the east side ofthe
entrance to this site for approximately 130-feet to the proposed shared access driveway located
on the east property line of Lot 6, Block 1, Periwinkle Subdivision. The curb and gutter should
terminate on the south side ofthe five foot (5') wide meandering sidewalk. The curb and gutter
south of the five foot (5') wide meandering sidewalk will be completed with the construction of
phase 2. Staff would require the completion of the curb and gutter now but until the existing
building is removed from this site the access in front of the existing building is already narrow
.
.
.
.
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and would become narrower with the construction of curbing in this location. The applicant
should be required to provide a revised landscape plan showing sod and street trees spaced
approximately seventy feet (70') on center on the north side ofthe meandering sidewalk (street
trees wi 11 be required on the south side of the sidewalk with the construction of phase 2
providing spacing of thirty five feet (35') between street trees). The applicant should be required
to provide a revised landscape plan showing a five foot (5') wide meandering sidewalk, curb and
gutter terminating on the south side of the sidewalk, street trees (spaced 70-feet on center), and
sod planted on the north side of the meandering sidewalk. The revised landscape plan should be
reviewed and approved by staff prior to issuance of a building permit.
The applicant should be required to provide a copy of a license agreement from the Ada County
Highway District allowing any improvements to be constructed or placed within the right-of-way
of State Street. The license agreement should be submitted to the City prior to issuance of a
building permit.
The site and landscape plans do not show any light fixtures being installed within the parking
area. Per Eagle City Code, all parking areas are required to be illuminated. The applicant should
be required to provide a parking lot lighting plan showing the location of any light fixtures use to
illuminate this site. Fixtures that will not spill errant light onto the apartments to the south and
west ofthis development must be utilized. The applicant should be required to provide details of
the light fixtures showing the height, wattage, and type of luminarie to be used. The details
should be reviewed and approved by staff prior to issuance of a building permit.
.
.
The applicant is proposing to construct this building as a tilt-up concrete building. The building
is proposed to be painted two tones of beige. The applicant should be require to specify if the
finish of the building will be a smooth or textured finish. The applicant should be required to
provide revised building elevations showing the finish (i.e.: textured or smooth) of the concrete
tilt-up walls. The revised elevations should be reviewed and approved by the Design Review
Board prior to issuance of a building permit.
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 June 13, 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 5 to 0 (Christensen absent) to approve DR-33-02 for a design review
application to construct an office building 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.
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SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Remove all outdoor storage and the chainlink fencing located on the east side of 827 East State
Street as shown in on Sheet DR-I dated Mav 8, 2002, prior to issuance of a building permit for phase
3 +-of th is project.
2. The applicant shall be permitted to maintain the existing wood fence located south of the proposed
building within phase 1 (779 East State Street). The existing chainlink fence located along the west
side of the phase I parking (located south of phase 2 building) shall be replaced with a wood fence to
match the fence of the adjacent Peregrine Cove apartments. The wood fence along the west side of
phase I shall terminate at the southwest comer of the proposed parking of phase I where it meets the
mini-storage. Provide a detail of a reyised feRae te be locat@d OR the Rerth side efthe @Rsles@d
storage ,mits showing the fenee eoRstnlctedGf materials SHea as split faee CMV, viRyl, hriek,
wrought iron, or another material approyed 13Y the City. The teRce detail shall be reviewed aRd
approved by staff and OB@ member efthe DesigR Revie'N Board prier tG issl:1aRe@ of a hyildiRg
permit. The chainliRk flane@ shall 13e replaelaà '.vith a f.ence eoRstfl:leteà Gf material afJfJroyeà 9Y tHe
City prior to iss:laRøe of a eertifiøate ef os61:1paRey for the bl:lildiag eoRstrl:1et@¡;J OR Lot 4, Bleak 1, ef
Periv/iFlld@ Sl:1bdivision.
3. Work with the abutting property owner to move the existing trash enclosure located at the southeast
corner of the property of Lot 3, Block I, Periwinkle Subdivision to a location on that site that does
not conflict with the cross access drive or move the location of the proposed cross access. Provide a
revised site and landscape plan showing the location and landscaping required to screen the trash
enclosure. The revised site and landscape plan or revised cross access location shall be reviewed and
approved by staff prior to issuance of a building permit.
4. Provide a cross access agreement between Lot 3 and 4, Block 1, of Periwinkle Subdivision. The
cross access agreement shall be reviewed and approved by the Zoning Administrator and shall be
recorded prior to issuance of a building permit.
5. Provide a revised landscape plan showing the telephone riser moved to an area that is not visible
from the public right-of-way or showing the telephone riser is completely screened with landscaping.
The revised landscape plan shall be reviewed and approved by staff prior to issuance of a building
permit.
6. Remove the utility poles and install the power/phone lines underground. The utility poles and
overhead power/phone lines shall be removed and installed underground prior to issuance of a
celiificate of occupancy for this building constructed on Lot 4, Block 1, of Periwinkle Subdivision.
7. Provide details of the mechanical units showing the height and size and revised building elevations
showing how the roof-mounted mechanical units will be completely screened by the parapet wall.
The applicant shall be required to provide a roof plan showing the location of the mechanical units
on the roof. The revised building elevations and roof plan shall be reviewed and approved by the
Design Review Board prior to issuance of a building permit.
8. Provide a revised landscape plan showing pedestrian amenities (i.e.: public art, landscape treatment,
seating, bike racks, etc.) within the plaza area located on the north side of the building. The
applicant shall be required to provide detailed cut sheets of the proposed pedestrian amenities. The
revised landscape plan and detai led cut sheets shall be reviewed and approved by staff prior to
issuance of a building permit.
9. A plan showing construction fencing around the existing tree (a minimum of 10-feet from the trunk
ofthe tree or at the drip line of the tree whichever is closest) to prevent any damage within the drip
line of the tree shall be submitted to the City. The construction fencing shall be installed prior to
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issuance of a building permit. A cup or a dam shall be built within the drip line of each tree in order
to retain water and the tree shall be watered on a regular basis. No construction activity whatsoever
shall take place within the drip line of the tree.
10. Provide a revised landscape plan showing an approved curbing material around the landscaped areas
adjacent to vehicular areas. The revised landscape plan shall be reviewed and approved by staff
prior to issuance of a building permit.
II. Provide a revised detail of the trash enclosure showing the gates constructed of a material that
compliments the exterior of the building. The revised gate details shall be reviewed and approved by
staff prior to issuance of a building permit.
12. Provide a revised landscape plan showing the street trees staggered on the north and the south side of
the eight foot (8') wide meandering sidewalk spaced thirty five feet (35') on center. The applicant
shall be required to coordinate the spacing of the street trees on this site with the existing street trees
located on the property to the west (Sherwin Williams Paint Store). The revised landscape plan shall
be reviewed and approved by staff prior to issuance of a building permit.
13. Provide a revised site plan showing the historic light fixtures are spaced fifty feet to seventy five feet
(50' to 75') on center. The applicant shall be required to coordinate the spacing of the historic light
fixtures located on the property to the west with any historic light fixtures proposed on this site. The
Design Review Board recognizes the continuance of the historic light fixtures along State Street and
does not recommend as in previous applications that these light fixtures be dark sky tolerant. This
recommendation is to provide unanimity and not an inconsistent look in the lighting selection along
State Street.
14. Provide details of the proposed historic light fixture showing the pole, globe, height, type of
lul11inarie, etc. The revised site plan and light fixture details shall be reviewed and approved by staff
prior to issuance of a building permit.
15. Provide a revised landscape plan showing sod and street trees spaced approximately seventy feet
(70') on center on the north side of the meandering sidewalk (street trees will be required on the
south side of the sidewalk with the construction of phase 2 providing spacing of thirty five feet (35')
between street trees). The applicant shall be required to provide a revised landscape plan showing a
five foot (5') wide meandering sidewalk, curb and gutter terminating on the south side of the
sidewalk, street trees (spaced 70-feet on center), and sod planted on the north side of the meandering
sidewalk. The revised landscape plan shall be reviewed and approved by staff prior to issuance of a
building permit.
16. Provide a copy of a license agreement from the Ada County Highway District allowing any
improvements to be constructed or placed within the right-of-way of State Street. The license
agreement shall be subl11 itted to the City prior to issuance of a building permit.
17. Provide exterior lighting at the south and west exit doors located on the building within phase 1.
Provide a parking lot lighting plan showing the location of any light fixtures use to illuminate this
site. Fixtures that will not spill errant light onto the apartments to the south and west of this
development shall be utilized. The applicant shall be required to provide details of the light fixtures
showing the height, wattage, and type of luminarie to be used. The details shall be reviewed and
approved by staff prior to issuance of a building permit.
18. The applicant shall be required to submit separate design review applications for additional building
within phase 2 and 3 to be reviewed and approved by the Design Review Board.
19. Submit payment to the City for all Engineering fees incurred for reviewing this project prior to
issuance of a building permit.
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20. The applicant shall be required to comply with any applicable conditions placed on this application
by the City Engineer (i.e.: drainage).
21. No signs are proposed with this application. A separate design review application is required for the
approval of any signs.
22. Provide a revised landscape plan showing pathways through the planter beds to provide access from
the exterior doors located on the west and south elevations to the drive aisle located on the south side
of the building. The revised landscape plan shall be reviewed and approved by staff prior to issuance
of a building permit.
23. Provide water services for future irrigation needs at a location determined by the City for a future
entrv sign as proposed in Eagle City Code Exhibit A-Ion State Street. Water supply shall be limited
to access onlv; it is not intended to provide irrigation for signage at a later date. An agreement for
the cost associated with the placement of this irrigation shall be entered into between the City and the
developer.
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 bui lding 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.
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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. 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 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 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 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
celiificate 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
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llEAGLENT IICOMMONIPlanning DeptlEagle ApplicationslDr\2002IDR-33-02 dñ.doc
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.
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 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.
23. Any change by the applicant in the planned use ofthe property which is the subject ofthis
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).
25. All ground-mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
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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.
26. 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 May 9, 2002.
2. Notice of Public Hearing on the application for the Eagle Design Review Board was published in
accordance with Eagle City Code on May 29, 2002. 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 May 24,2002. Requests for agencies' reviews were transmitted
on May 9, 2002 in accordance with the requirements of the Eagle City Code.
3. The Board reviewed the particular facts and circumstances of this proposed design review
application (DR-33-02) 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.
4. The Design Review Board recognizes the continuance of the historic light fixtures along State Street
and does not recommend as in previous applications that these light fixtures be dark sky tolerant.
This recommendation is to provide unanimity and not an inconsistent look in the lighting selection
along State Street.
DATED this II th day of July 2002.
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