Findings - DR - 2003 - DR-12-03 - Construct A 180'Addition To Reed Cycle Shop/238 E. State Street
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW TO CONSTRUCT
A BUILDING ADDITION FOR REED CYCLE
SHOP FOR BILL AND TAMI REED
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FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBERDR-12-03
The above-entitled design review application came before the Eagle Design Review Board for their
action on April 10, 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:
Bill and Tami Reed are requesting design review approval to construct a 180-square foot
building addition to the Reed Cycle Shop. The site is located at the north side of East State
Street approximately 50-feet west of 2nd Street at 238 East State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on March 6,2003.
C. NOTICE OF AGENCIES REVIEW:
Requests for agencies' reviews were transmitted on March II, 2003, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS: None
E. COMPANION APPLICATIONS: None
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Central Business District CBD (Central Business Bicycle Shop
District)
Proposed No Change No Change No Change
North of site Central Business District CBD (Central Business CommerciallResidence
District)
South of site Central Business District CBD (Central Business Doug's Burger Den
District)
East of site Central Business District CBD (Central Business Lettuce Leaf Restaurant
District)
West of site Central Business District CBD (Central Business Commercial/Office
District)
G.
DESIGN REVIEW OVERLAY DISTRICT: This site is located within the DDA (Downtown
Development Area).
H. EXISTING SITE CHARACTERISTICS: There is an existing I,O75-square foot bicycle shop on this
site. There is a large Catalpa tree located on the west property line that the applicant will protect
and retain.
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I. SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site 0.16-acres (7,000-square feet) O.OI-acres (500-square feet-
minimum)
Percentage of Site Devoted to 18% (approximately) 40% (minimum)
Building Coverage 92% (maximum)
Percentage of Site Devoted to 45% (approximately) 10% (minimum)
Landscaping
Number of Parking Spaces 6-parking spaces 6-parking spaces (minimum)
Front Setback 7 ~-feet (south) O-feet (minimum)
10-feet (maximum)
Rear Setback 68-feet (north) O-feet (minimum)
Side Setback 11 ~-feet (east) O-feet
Side Setback 6-feet (west) 0- feet
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: One building to be used as a bicycle shop.
Height and Number of Stories of Proposed Buildings: 16-feet in height, one story.
Gross Floor Area of Proposed Buildings:
Existing = 1,075-square feet
Addition = 180-square feet
Total = 1,255-square feet
On and Off-Site Circulation:
On April 23, 2002, Eagle City staff reviewed and approved the parking lot improvements located
on 238 (this site), 242, 310, and 360 East State Street and 50 and 52 North 2nd Street (DR-II-02).
On May 21, 2002, the Eagle City Council approved a cross access and through access agreement
and a joint parking agreement between the City and the owner of the above mentioned site (DR-
11-02).
K. BUILDING DESIGN FEATURES:
Roof: Fiberglass shingles (Tan)
Walls: Lap siding (Cream)
Windows/Doors: Vinyl windows (Peppercorn green), metal door (Burgundy)
Fascia/Trim: Wood (Burgundy and Peppercorn green)
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are two existing trees located on
this site. One catalpa tree is located near the southwest corner of the site and one blue spruce
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tree 10cated near the northwest corner of the site. The applicant will protect and retain both trees.
Tree Replacement Calculations: N/ A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board
Street Trees: There is one street tree located within the 8-foot wide sidewalk abutting this site.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/ A
Parking Lot Landscaping: N/ A
M. TRASH ENCLOSURES: N/A
N. MECHANICAL UNITS:
The mechanical units are located within the attic of this building. No additional mechanical
units are proposed with this application.
O. OUTDOOR LIGHTING: N/ A
P. SIGNAGE:
On February 22, 2000, the Eagle City Council reviewed and approved the monument sign for
Reed Cycle. The sign is currently located south of the building between the sidewalk and the
building. The applicant is proposing to move the monument sign to accommodate the building
expansion. The applicant should be required to place the sign in a location that does not obstruct
the view for vehicles exiting 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 - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain - no
Mature Trees - yes
Riparian Vegetation - no
Steep Slopes - no
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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:
Central District Health
Eagle Fire Department
Eagle Sewer District
W. 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:
.
The Comprehensive Plan Land Use Map designates this site as Central Business District.
B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
.
Section 8-2A-3
If any provision of this chapter is found to be in conflict with any other provision of any
zoning, building, fire safety or health ordinance or other provision of this code, the provision
which establishes the higher and/or more restrictive design standard shall prevail. However,
in order to foster rehabilitation of older districts and comply with unforeseen future needs of
the overlay districts, the city council may, at their discretion, suspend or relax some or all
requirements found in this code, if the city council determines a particular site, setting, or
use to be of historical significance.
.
Section 8-2A-6(A)(5)(a)
Electrical and telephone service systems shall be installed underground.
.
Section 8-2A-6(B)(2)(h)
Building Entries: Building entries facing a street shall be recessed a minimum of four feet
(4'). Exceptions may be permitted if another building entry design feature can meet the intent
of this requirement and is approved by the design review committee and the planning and
. , .
zonIng commISSIOn.
.
Section 8-2A-6(B)(3)(b)
Side building setbacks shall be zero feet (0') so as to tie into adjoining structures.
.
Section 8-2A-6(B)(3)(f)
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Lot coverage by the footprint of the structure shall be a minimum of forty percent (40%) and
a maximum of ninety five percent (95%) in which case off site parking shall be provided for.
The lot coverage requirement may be waived if development of the lot as a parking lot is
reviewed by the design review board and is approved by the council. Furthermore, the
minimum lot coverage requirement may be reduced by the council for the purpose of
providing adequate on site parking in accordance with the provisions of this title for
structures that include residential uses on floors other than the ground floor.
.
Section 8-2A-6(B)(5)
Landscaping And Streetscape: Shall provide urban streetscape treatment with ten (10) to
fifteen foot (IS') wide sidewalks, with curbs, gutters and "bulb-outs" at all intersections
excluding Eagle Road. Streetscape improvements will include street trees, pedestrian
lighting, public art, kiosks and furnishings. Furnishings include flagpoles, benches, planters,
bike racks and waste receptacles. Dominant paving will consist of smooth and textured
concrete scored to create interesting paving patterns.
C. DISCUSSION:
.
Per Eagle City Code, the building setback from the side property line is required to be a
minimum ofzero feet (0') so as to tie into adjoining structures. The existing building is located
six feet (6') from the west property line and eleven and one half (11 Y2') feet from the east
property line.
Per Eagle City Code, the lot coverage by the footprint of the structure is required to be a
minimum of forty percent (40%). The existing structure covers approximately eighteen percent
(18%).
Per Eagle City Code, the applicant is required to provide an urban streetscape with ten foot (10')
to fifteen foot (15') wide sidewalks. The existing sidewalk located in front ofthis site abutting
East State Street is eight feet (8') wide.
.
Per Eagle City Code Section 8-2A-3, in order to foster rehabilitation of older districts and
comply with unforeseen future needs of the overlay district, the City Council may, at their
discretion, suspend or relax some or all requirements found in this code, if the City Council
determines a particular site to be of historical significance. The location of this building is
nestled in an area that maybe considered unique due to the proximity to the downtown and to
Heritage Park located less than two hundred feet (200') to the southwest. The City Council
determined, on similar applications, that the Design Review Ordinance regarding setbacks was to
apply to new structures and additions, and that it was not the intent of the City to require existing
structures to be rebuilt to meet the setback requirements. Per past action of the City Council,
setbacks for existing structures have been waived in order to maintain the distinctive look of the
downtown of Eagle.
Per Eagle City Code, the applicant is required to provide a recessed entry a minimum of four feet
(4') for the entry facing East State Street. The applicant should be required to provide revised
elevation plans showing a four foot (4') recessed building entry over the entry tàcing East State
Street. The revised elevation plans 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.
Staff defers comment regarding building design and colors to the Design Review Board.
.
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STAFF RECOMMENDATION PROVIDED WITIDN 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 April 10, 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 4 to 0 (Bowen, Floegel, and McCullough absent) to approve DR-12-03 for a
design review application to construct a building addition to Reed Cycle Shop for Bill and Tami
Reed, 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. Provide revised elevation plans showing a four foot (4') recessed building entry over the entry facing
East State Street. The revised elevation plans shall 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.
~ All eleetrical ami telephofl£! service lines shall be installed underground. The utility poles and
o'/erhead power afld phone lines shall be removed and installed underground prior to issuance of a
certificate of occllpaflcy for this building.
3. The applicant shall be required to relocate the sign in a location that does not obstruct the view for
vehicles exiting this site. The specific sign location shall be approved by staff prior to the City
issuing a certificate of occupancy for the building addition.
ST ANDARD 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
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occurs first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage
system and/or accepting said drainage; or submit a letter from a registered professional engineer
certifying that all drainage shall be retained on-site prior to issuance of any building permits or
Certificate of Occupancy, whichever occurs first. A copy ofthe construction drawing(s) shall be
submitted with the letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans
shall be submitted to the City Engineer for review and approval prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District.
Construction of the storm drain disposal system shall be complete before an occupancy permit is
issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that
any ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1)
has been made in such a manner that the flow of water will not be impeded or increased beyond
carrying capacity of the downstream ditch; (2) will not otherwise injure any person or persons using
or interested in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works
Construction. A copy of such written approval and certification shall be filed with the construction
drawing and submitted to the City prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
9. 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.
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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
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.
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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 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.
24. 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
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 March 6, 2003.
2. Requests for agencies' reviews were transmitted on March 11, 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-12-03) 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.
4. Regarding Eagle City Code Section 8-2A-3, in order to foster rehabilitation of older districts and
comply with unforeseen future needs of the overlay district, the City Council may, at their discretion,
suspend or relax some or all requirements found in this code, if the City Council determines a
particular site, setting, or use to be of historical significance. The Board has determined that this
building is of historical significance to the City of Eagle and recommends a reduction of the required
lot coverage, and the required setbacks.
5. The Board recognizes that the overhead electrical and phone lines could be installed underground.
However, the cost to relocate the electrical and phone lines underground would be substantial and
would require working around the existing Blue Spruce tree and possibly cutting into a parkIng lot
that is less than one year old, therefore making the whole project unfeasible for the applicant. The
Board recommends that the requirement to install the existing overhead electrical and phone lines
underground not be required of this site. The Board considers the building addition with the
extensive storefront windows and the large deck area a great enhancement to the streetscape within
the downtown.
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DATED this 24th day of April 2003.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
Eri~~~
ATTEST:
Ä CÞtr-< ~ - \l.. ~
Sharon K. Moore, Eagle City CI rk
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