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Findings - DR - 2003 - DR-02-03 - Construct 9792 Sq Ft Multi-Tenant Professional Office Building BEFORE THE EAGLE DESIGN REVIEW BOARD IN THE MATTER OF AN APPLICATION FOR A ) DESIGN REVIEW TO CONSTRUCT A MUL TI- ) TENANT PROFESSIONAL OFFICE BUILDING) WITHIN EAGLE RIVER DEVELOPMENT FOR) SHORE DRIVE NORTH LLC ) FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER DR-O2-03 The above-entitled design review application came before the Eagle Design Review Board for their action on February 13,2003. 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: Shore Drive North LLC, represented by Phil Hull with The Land Group, is requesting design review approval to construct a 9,792-square foot multi-tenant professional office building. The site is located on the north side of Shore Drive approximately 1,400- feet east of Eagle Road within Eagle River Development. B. APPLICATION SUBMITTAL: The City of Eagle received the application for this item on January 7, 2003. C. NOTICE OF AGENCIES REVIEW: Requests for agencies' reviews were transmitted on January 16, 2003 in accordance with the requirements of the Eagle City Code. D. HISTORY OF RELEVANT PREVIOUS ACTIONS: On January 25, 2000, the Eagle City Council approved a rezone (RZ-2-98) with a development agreement (including a concept pIan) for this site. On April 24, 2001, the Eagle City Council approved a preliminary plat (PP-14-00) for this site. On May 8, 200 I, the Eagle City Council approved a final plat (FP-13-0 1) for this site. On November 7,2001, the Eagle City Council approved a combined preliminary and final plat (PP/FP-I-0 1) for this site. On July 23, 2002, the Eagle City Council approved a design review application for a retail/office building (DR-34-02) (located adjacent to this site's north property line). E. COMPANION APPLICATIONS: None Page 1 of 11 K:lPlanning DeptlEagle ApplicabonsIDrl2003\DR-02-03 drfdoc F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS: COMP PLAN ZONING LAND USE DESIGNATION DESIGNATION Existing Mixed Use MU-DA (Mixed Use with Vacant development agreement) Proposed No Change No Change Professional Office Building North ofsite Mixed Use MU-DA (Mixed Use with Retail/Office Building development agreement) South of site Mixed Use MU-DA (Mixed Use with Shore DriveNacant development agreement) East of site Mixed Use MU-DA (Mixed Use with Vacant development agreement) West of site Mixed Use MU-DA (Mixed Use with Vacant development agreement) G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA or CEDA. H. EXISTING SITE CHARACTERISTICS: Currently there is curb and gutter installed on this site for the parking area. There are several street trees between the five foot (5') wide sidewalk and back of curb on Shore Drive. I. SITE DESIGN INFORMATION: Site Data Proposed Required Total Acreage of Site 0.68-acres (29,746-square feet) 0.16-acres (7,OOO-square feet) (minimum) Percentage of Site Devoted to 33% (approximately) 50% (maximum) Building Coverage Percentage of Site Devoted to 17% (approximately) 10% (minimum) Landscaping Number of Parking Spaces 43-parking spaces 40-parking spaces (minimum) Front Setback 70-feet (south) 20-feet (minimum) Rear Setback 39-feet (north) 20-feet (minimum) Side Setback II-feet (east) 7.5-feet (minimum) Side Setback II-feet (west) 7.5-feet (minimum) Page 2 of 11 K:\Planning DeptlEagle ApplicationsIDrI2003IDR-02-03 drfdoc J. GENERAL SITE DESIGN FEATURES: Number and Uses of Proposed Buildings: One building to be used as an office. Height and Number of Stories of Proposed Buildings: 26-feet in height, one story. Gross Floor Area of Proposed Buildings: 9,792-square feet. On and Off-Site Circulation: A 12,030-square foot (approx.) paved parking lot provides parking for vehicles using this site. One 24-foot wide driveway is proposed to be located on the property to the east of this site approximately 25-feet east of this sites east property line providing access to Shore Drive. K. BUILDING DESIGN FEATURES: Roof: Concrete tile Walls: Cultured stone, Dryvit Windows/Doors: Aluminum storefront Fascia/Trim: Pre-finished metal fascia Other: Rough sawn cedar beams and knee braces L. LANDSCAPING DESIGN: Retention of Existing Trees and Preservation Methods: There are four (4) existing street trees abutting this site located along Shore Drive. The applicant is proposing to retain all of the street trees. Tree Replacement Calculations: N/ A Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board Street Trees: There are four (4) existing street trees located abutting this site that were installed by the developer of Eagle River Development. Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required. Transition Zones: N/ A Parking Lot Landscaping: a. Perimeter Landscaping: Continuous landscaping has not been proposed around the perimeter of the parking lot because this site will be integrated with the surrounding properties providing cross access between parcels. b. Interior Landscaping: 8% interior landscaping is required. 8% is proposed. M. TRASH ENCLOSURES: One 80-square foot trash enclosure is currently located near the southwest corner of this site approximately 160-feet west of the driveway on Shore Drive. The enclosure is constructed of Page 3 of11 K:\Planning DeptlEagle Applications\Drl2003\DR-02-03 drfdoc CMU with a stucco finish painted to complement the color of the building. The gates are constructed of metal and are painted to match the color of the stucco finish. N. MECHANICAL UNITS: The applicant is proposing to use roof-top mechanical units. The roof-top mechanical units are proposed to be located within a well on the roof and screened from view by the mansard roof. No ground mounted mechanical units are proposed and none are approved. O. OUTDOOR LIGHTING: A parking lot light plan showing location, height, and wattage was reviewed and approved by the City prior to issuance of a building permit for the retail/office building located to the north of this site. The applicant has indicated that recessed can lights within the soffit will be the only site lighting proposed on this building. P. SIGNAGE: No signs are proposed with this application. A separate design review application is required for the approval of a master sign plan for this building. The master sign plan shall be reviewed and approved prior to the City accepting a building permit for this site. 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 T. SPECIAL ON-SITE FEATURES: Areas of Critical Environmental Concern - Yes, Boise River Floodplain Note: all floodplain and floodway concerns were addressed by the applicant as a part of the Eagle River Preliminary Plat application, the Mixed Use Subdivision No.1 final plat application, and associated floodplain development permit application. Evidence of Erosion - no Fish Habitat - no Floodplain - Yes, entire site is located within the Boise River floodplain (see comments under Areas of Critical Environmental Concern above). Mature Trees - no Riparian Vegetation - no Steep Slopes - no Stream/Creek - no Unique Animal Life - no Unique Plant Life - no Unstable Soils - no Wildlife Habitat - no Page 4 of 11 K:\Planning DeptlEagle Applications\Dr\2003\DR-02-03 drfdoc U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): An environmental assessment plan was previously submitted to and reviewed by the City Engineer with the preliminary plat (Eagle River Development). A copy of the environmental assessment plan is on file with the City Engineer. 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 Division of Environmental Quality Eagle Fire Department Eagle Sewer District W. LETTERS FROM THE PUBLIC: Letter from Charles Carlise, managing partner of Eagle River LLC, dated January 3, 2003 (attached). 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 Mixed Use. B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: . Section 8-1-2 ROOF-MOUNTED MECHANICALS: All equipment mounted above the roof plane of a building, including, but not limited to, heating and air conditioning equipment, antennas, satellite dishes, and other equipment necessary to establish a controlled interior environment. All roof-mounted mechanicals shall be screened from view. . Section 8-2A-6(A)(5)(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 throu~h the use of a parapet wall when utilizing a flat roof design or shall be enclosed within the building when utilizing a roof design other than a flat roof. Screened from view shall mean "not visible" at the same level or elevation ofthe parapet wall (e.g. the perspective generally as shown on an elevation plan). Section 8-2A-6(A)(6)(g)(3) . Roof-mounted 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- 7(K)(2)(a-d) . Parking Lot Landscape Strip: A landscape strip shall be provided when a parking lot is located adjacent to a public right of way. The landscaped strip shall serve to shield views of parked cars to passing motorists and pedestrians, and to establish coordination among architecturally diverse buildings, which creates a pleasing, harmonious appearance along the Page 5 of 11 K:\Planning DeptlEagle ApplicationsIDr\2003IDR-02-03 drfdoc c. . roadway. Four (4) options are provided for fulfilling this requirement: a. Provide a ten foot (10') wide landscaped strip between the right of way and the parking lot, and plant with a minimum of one shade tree and ten (10) shrubs per thirty five (35) linear feet of frontage, excluding driveway openings. b. Provide an earth berm of thirty inches (30") minimum height (do not exceed 3:1 slope) within a ten foot (10') wide landscaped strip between the right of way and the parking lot, and plant with a minimum of one shade tree and five (5) shrubs per thirty five (35) linear feet of frontage, excluding driveway openings. c. Provide a six foot (6') landscaped strip with a minimum thirty inch (30") grade drop from the right of way to the parking lot, and plant with a minimum of one shade tree and five (5) shrubs per thirty five (35) linear feet of frontage, excluding driveway openings. d. Provide a three foot (3') high fence of wood, brick, stone, or decorative block or concrete along with a four foot (4') wide landscaped strip between the right of way and the parking lot, and plant a minimum of one shade tree and five (5) shrubs per thirty five (35) linear feet of frontage, excluding driveway openings. 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 (5') wide perimeter landscaped strip between the property lines and the parking lot, and plant with a minimum of one shade tree and five (5) shrubs per thirty five (35) linear feet of perimeter. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: . ARTICLE III - CONDITIONS ON DEVELOPMENT 1.2.7 Parking Lot Screening To reduce the visual impact of row upon row of parked cars and the glare of headlights at night, screen parking lots from view along borders with public streets. The creation of high walls however, should be avoided because of potential security and safety problems. Maximum screen height is to be three feet or as described in the City of Eagle Code 8.2A.7. This enables people to see out and be seen from the street and cars. . Parking lot screens may be made of all plant material or a combination of low walls or earth berms and supplementary plant material. . The plant material in all-plant walls should be of such a type and number to reach a height of three and a half (3 1/2) feet within three years and to be approximately 75% opaque year round. . Designs for wall screens shall include some low foundation plant material to visually soften the wall. Walls may be constructed of wood, masonry, or concrete. Walls shall be generally sight-obscuring. . A minimum height of 42 inches is recommended (to hide shiny car bumpers, metal grilles and headlights) with a maximum height of four (4) feet to permit visual surveillance to and from the street. Page 6 of 11 K:\Planning DeptlEagle ApplicationsIDr\2003IDR-02-03 drfdoc D. DISCUSSION: . The applicant is proposing to use roof-mounted mechanical units with the construction of this 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 shown details (i.e.: height and size) and the location of the mechanical units m relation to the mansard roof. The roof-top mechanical units are shown to be completely screened from view by the mansard roof. No ground mounted mechanical units are proposed with this application and none are approved. The applicant is proposing to install five (5) gallon Yellowstem Dogwood, Redtwig Dogwood, and Mockorange in the ten foot (10') wide landscape buffer between the parking lot and the sidewalk on Shore Drive. This ten foot (10') wide landscape area is also a drainage swale for the parking lot drainage. Per Eagle City Code and the development agreement for Eagle River Development, a landscape strip is required to shield views of parked cars to passing motorists and pedestrians. The applicant should be required to provide additional plant material to be in compliance with Eagle City Code 8-2A-7(K)(2)(a-d) within the ten foot (10') wide landscape strip between the parking lot and the public right-of-way. The revised landscape plan should be reviewed and approved by staff and one member of the Design Review Board prior to the City accepting a building permit for this site. . . The applicant has not proposed continuous landscaping around the perimeter of the parking lot because this site will be integrated with the surrounding properties providing cross access between parcels. 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. It is staffs opinion that because this site will be integrated with the surrounding properties providing cross access between parcels and because the landscape buffer requirements of Eagle City Code and the design guidelines of Eagle River Development require extensive landscaping to buffer the parking lot from the public right-of-way that the applicant should not be required to provide a perimeter landscape strip on the north, east, and west property lines. 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 MEETING OF THE BOARD: A. A meeting was held on the application before the Design Review Board on February 13, 2003, at which time the Board made their decision. 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 and McCullough absent) to approve DR-02-03 for a design review application to construct a multi-tenant professional office building within Eagle River Development with the following staff recommended site specific conditions of approval and standard conditions of approval with text shown with underline to be added by the Board. Page 7 of 11 KIPlanning DeptlEagle ApplicationsIDr\2003\DR-02-03 drfdoc SITE SPECIFIC CONDITIONS OF APPROVAL: 1. The roof-top mechanical units are proposed to be located within a well on the roof and screened from view by the walls of the roof. No ground mounted mechanical units are proposed and none are approved. 2. Provide a revised site and landscape plan showing the seven (7) parking spaces located on the south side of the drive aisle abutting East Shore Drive across from the plaza area located in front of the building as compact parking spaces. The revised landscape plan shall show additional plant material between the parking lot and the pubic right-of-way so as to be in compliance with Ea~le City Code 8-2A- 7(K)(2)(a-d). The revised site and landscape plan shall be reviewed and approved by staff prior to the City accepting a building permit for this site. 3. Submit payment to the City for all Engineering fees incurred for reviewing this project prior to issuance of a building permit. 4. No signs are proposed with this application. A separate design review application is required for the approval of a master sign plan for this building. The master sign plan shall be reviewed and approved prior to the City accepting a building permit for this site. 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 Page 8 of 11 K:\Planning DeptlEagle ApplicationsIDr\2003IDR-02-03 drfdoc Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no runoff shall cross any lot line onto another lot except within a drainage easement. All design and calculations shall meet the requirements of Ada County Highway District. Construction of the storm drain disposal system shall be complete before an occupancy permit is issued. 8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an organized irrigation district, canal company, ditch association, or other irrigation entity, shall be obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or changing has first been approved in writing by the entity. A Registered Engineer shall certify that any ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has been made in such a manner that the flow of water will not be impeded or increased beyond carrying capacity of the downstream ditch; (2) will not otherwise injure any person or persons using or interested in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works Construction. A copy of such written approval and certification shall be filed with the construction drawing and submitted to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. 9. 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 Page 9 of 11 K:IPlanning DeptlEagle Applications\Dr\2003\DR-02-03 drfdoc 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. 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 priQr 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 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. 24. Approval of any Design Review shall expire without notice to the applicant on the date of expiration Page 10 of 11 K:IPlanning DeptlEagle ApplicationsIDrI2003IDR-02-03 drfdoc 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 from view with the use oflandscaping (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 January 7,2003. 2. Requests for agencies' reviews were transmitted on January 16, 2003 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-02-03) 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. DATED this 27th day of February 2003. DESIGN REVIEW BOARD OF THE CITY OF EAGLE Ada County, Idaho """""""" ",." OF EJi ""#. J.' ....~ ..'..... O(,^ #,#. ,:; ,"".. ... v' ~ I v... ..,yOR<,\..... -. .. . O.~ ..~ . . "'u v-.: : : \*: : * . _.- . : : \ AL;::-:: : .~ SE ""/ .. . .'" '. 0 : '=- ..('>0 «~ . .. ~ v\.. .~::rnR ~:.... ~ ..: " .,~ ,,>"~"e"~ ~.." "'~ J ¡: 0'." \'V .,.." .'1 ~ .. ," II,..~ II""" ATTEST: Page 11 of 11 K:IPlanning DeptlEagle ApplicationsIDr\2003\DR-02-03 drf.doc