Findings - CC - 2019 - DR-48-19 - 2-Story, Multi-Tenant Clinic/Office/2120E Riverside DrORIGINAL
BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A TWO-STORY )
MULTI -TENANT CLINIC/OrFICE (BUSINESS )
AND PROFr:SSIONAL/MEDICAL AND DENTAL) )
BUILDING FOR RENNISON COMPANIES, INC. )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -48-19
The above -entitled design review application came before the Eagle City Council for their action on August
27, 2019. The Eagle City Council having heard and taken oral and written testimony, and having duly
considered the matter, makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Rennison Companies, Inc., represented by John Rennison, is requesting design review approval for a
29,398 -square foot, two-story, multi -tenant clinic/office (business and professional/medical and dental)
building. The 2.49 -acre site is located on the southeast corner of South Stellar Cove Avenue and East
Riverside Drive at 2120 East Riverside Drive within Truman Cove Subdivision No. 4.
B. APPLICAI'ION SUBMITTAL:
The City of Eagle received the application for this item on June 20, 2019. Supplemental information
(lighting/photometric plan, detailed lighting cutsheets, and trash enclosure elevations) were received
by the City on July 10, 2019.
C. NO'I'ICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on June 20, 2019, in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On November 10, 2015, the Eagle City Council approved a rezone and preliminary plat for Eagle Lakes
Subdivision (RZ-1O-15 and PP -07-15).
On June 13, 2017, the Eagle City Council approved the final plat for Truman Cove Subdivision No. 1
(formerly known as Eagle Lakes Subdivision) (FP -01-17).
On May 27, 2018, the Eagle City Council approved a development agreement modification for IPC
Brooklyn Park Investors, LLC (RZ- 10-15 MOD).
On September 11, 2018, the City Council approved a development agreement (in lieu of a PUD)
modification and preliminary plat modification for Truman Cove Subdivision (fka Eagle Lakes
Subdivision), a previously approved 301 -unit, 80 -lot (51 -single-family, 6 -multi -family [consisting of
250 -units], 12 commercial, 10 -common, and 1 -private street) subdivision. The subdivision
modification includes 327 -units, 110 -lots (77 -single-family, 6 -multi -family =consisting of 250 -units],
12 -commercial, and 15 -common [consisting of 1 -private street, 1 -private alley, and 1 -access drive])
(RZ-10-15 MOD2 & PP -07-15 MOD).
On January 8, 2019, the City Council approved a modification to Condition of Development #3.6 of
the rezone development agreement associated with the approved Truman Cove Subdivision (RZ-10-15
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MOD3).
For additional property history see: DR -58-15, DR -59 -IS, DR -58-15 MOD, LLA -01-17, DR -34-18, and DR -14-
19.
E. COMPANION APPLICA1lONS: DR -49-19 (master sign plan)
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNA1lONS:
COMP PLAN
ZONING LAND USE
DESIGNATION DESIGNATION
Existing Mixed Use MU -DA (Mixed Use with a Vacant land (Truman Cove
development agreement in Subdivision)
lieu of a PUD)
Proposed No Change
North of site Mixed Use and Scenic
Corridor
South of site Mixed Use
East of site Mixed Use and Scenic
Corridor
West of site Mixed Use and Scenic
Corridor
No Change
MU -DA (Mixed Use with a
development agreement in
lieu of a PUD)
Multi -tenant clinic/office
(business and professional/
medical and dental)
building
Vacant land (Truman Cove
Subdivision No. 1/East
Riverside Drive)
MU. -DA (Mixed Use with a Vacant land (Truman Cove
development agreement in Subdivision No. 2 and No.
lieu of a PUD) 3)
MU -DA (Mixed Use with a
development agreement in
lieu of a PUD)
Eagle Lakes Apartments
MU -DA (Mixed Use with a South Stellar Cove
development agreement in Avenue, Renovare
lieu of a PUD) Subdivision
G. DESIGN REVIEW OVERLAY DIS'I'RICT: Not in the DDA, 1llA, CEDA, or DSDA.
H. URBAN RENEWAL DISi'RICT: Yes.
I. EXISTING Si'iE CHARACthRISTICS:
The site has been developed with curb, gutter, and sidewalk, an 8 -foot wide landscape strip with street
trees along East Riverside Drive and South Stellar Cove Avenue as part of street improvements along
the northern and western borders of the property.
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J. Sii'EDATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 2.49 -acres (108,652 -square feet) 5,000 -square feet (minimum)
Percentage of Site Devoted 14% (approximately) 50% (maximum)
to Building Coverage
Percentage of Site Devoted 22% (approximately) 10% (minimum)
to Landscaping
Number of Parking Spaces 156 -parking spaces 146 -parking spaces (minimum)
Front Setback (East) 150 -feet 20 -feet (minimum)
Rear Setback (West) 22 -feet 20 -feet (minimum)
Side Setback (North) 21 -feet 20 -feet (minimum)
Side Setback (South) 31 -feet 20 -feet (minimum)
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Multi -tenant Clinic/Office (business and professional/medical and
dental) Building: 29,398 -square feet
Required Parking Spaces (estimated per use requirements in Eagle City Code):
146, for 29,398 -square feet using 1 parking space per 200-squre feet for clinic
118, for 29,398 -square feet using 1 parking space per 250 -square feet for office, business and
professional
146, for 29,398 -square feet using 1 parking space per 200 -square feet for office, medical and dental
• Eagle City Code Section 8-4-5 requires 1 parking spaces per 200 -square feet for clinic, 1 parking
space per 250 -square feet for office, business and professional, and 1 parking space per 200 -square
feet for office, medical and dental.
Proposed Parking Spaces: 156
Required Parking Spaces: 146 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Clinic")
L. GENERAL SIlE DESIGN F'EAI'URES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) multi -tenant building to be utilized as a clinic/office
(business and professional/medical and dental).
Height and Number of Stories of Proposed Buildings: 34' 4", two-story.
Gross Floor Area of Proposed Buildings: 29,398 -square feet.
On and Off -Site Circulation:
A 50,431 -square foot (approximately) paved parking lot provides parking for vehicles using this site.
One 26 -foot wide shared driveway is located near the south property line and provides access to South
Stellar Cove Avenue. One 30 -foot wide driveway is located adjacent to the proposed east property line
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and provides access to East Riverside Drive.
M. BUILDING DESIGN FEAlURES:
Roof: Composition Shingle (Pewter Gray), Single ply - mech. well (White)
Walls: Stucco (SW7004 Snowbound), Aluminum Longboard siding (Light Cherry)
Windows/Doors: Aluminum (Dark Bronze anodized)
Fascia/Trim: metal (SW6244 Naval)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are fifteen existing street trees along East
Riverside Drive and South Stellar Cove Avenue. The applicant is proposing to remove three street trees
where a proposed driveway is located, and all other trees will be protected and retained.
Tree Replacement Calculations: There are fifteen street trees located adjacent to the site. Three trees
have been identified as being removed and needing mitigation; three Maple trees.
Tree Specie Condition Caliper Replacement Inches Per ECC
Maple (3) Good condition 3" caliper per tree 6" per tree (18" caliper total)
Total Caliper Inches of Trees Required to be Replace On Site 18"
The required mitigation for the three Maple trees proposed for removal is 18 -caliper inches. In addition
to nine existing street trees adjacent to East Riverside Drive (north of the sidewalk), the applicant is
proposing to install an additional 11 — 2" caliper trees along East Riverside Drive (south of the
sidewalk). There are 10 -trees required along East Riverside Drive, therefore, 10 — 2" caliper trees are
proposed to meet the mitigation requirements.
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are existing along East Riverside Drive and South Steller Cove Avenue.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping: 10% interior landscaping is required, 10% is proposed.
O. I'RASH ENCLOSURES:
One (1) 216 -square foot trash enclosure is proposed to be located north of the building. The
enclosure is constructed of CMU walls with SW7004 Snowbound stucco and metal gates; all of
which will match the materials and colors used in the construction of the building.
P. MECHANICAL UNITS:
The applicant is proposing to use roof mounted mechanical units. The roof mounted mechanical units
are proposed to be screened by parapet walls. No ground mounted mechanical units are proposed and
none are approved.
Q. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage of all site and building lighting
has been provided. Detailed lighting cutsheets have been provided which comply with Eagle City
Code Section 8-4-4-2.
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R. SIGNAGE:
No signs are proposed with this application. A separate design review application (DR -49-19) has
been submitted for the approval of a master sign plan for this building.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has not 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.
T. PUBLIC USES PROPOSED: None.
U. PUBLIC USES SHOWN ON FLJTURE ACQUISITIONS MAP: No map currently exists.
V. SPECIAL ON-SiiE F'EAi'IJRES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain - no
Mature Trees — yes — street trees exist along East Riverside Drive and South Stellar Cove Avenue
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - unknown
Wildlife Habitat - no
W. SUMMARY OF REVIEW OF ENVIRONMEN'IAL ASSESSMENT PLAN (IF REQUIRED): Not
required.
X. AGENCY RESPONSES:
The following agencies have responded, and their correspondence is attached to the staff report.
Eagle Sewer District
Historic Preservation Commission
Idaho Transportation Department
Republic Services
W. LETTERS FROM 'iHE PUBLIC: None received to date.
THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAJ' ANALYSIS
PROVIDED WITHIN THE STAJi}' REPORT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
1 HIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
Mixed Use
Suitable for a mixture of uses including limited office, limited commercial and residential. Residential
densities within the designation is up to 20 units per acre but density will be determined on a site by
site basis. Uses should complement and not take way from downtown Eagle. Development within this
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land use designation should be required to proceed through the PUD and/or development agreement
process. See the planning area text for a complete description of site specific uses.
B. DEVELOPMENT AGREEMENI' CONDITIONS OF DEVELOPMEN'i' WHICH ARE OF
SPECIAL CONCERN REGARDING THIS PROPOSAL:
3.6 Except for the limitations and allowances expressly set forth above and the other terms of this
Agreement, the Property can be developed and used consistent with the Mixed Use District land
uses allowed by the Eagle City Code Section 8-2-3 "Official Schedule of District Regulations",
existing at the time a design review application or conditional use permit application (whichever
the case may be) is made for individual building use.
All uses shown as "P" permitted under the MU zoning designation within Eagle City Code
Section 8-2-3 "Official Schedule of District Regulations," shall be considered permitted uses and
all uses shown as "C" conditional uses under the MU zoning designation shall require a
conditional use permit, except that the residential portions of the Property described in Section
3.3 shall not require a conditional use permit.
The following uses which are shown as "C" conditional uses or prohibited under the MU zoning
designation within Eagle City Code Section 8-2-3 "Official Schedule of District Regulations,"
shall be permitted uses on the Property:
■ Apartment
• Multi -family dwelling
■ Daycare Center
• Coffee Shop with Drive Up Service
■ Commercial Entertainment Facilities (Indoor and Outdoor)
• Drugstore with Drive Up Service
• Hotel
• Nursing/Convalescent Home
• Parking Lot, Parking Garage, Commercial
■ Retail Sales (General)
• Retail Sales (Limited)
■ Smoothie/Juice Shop with Drive Up Service
■ Storage (Enclosed Building)
In addition to all other uses prohibited within said section of Eagle City Code and on the entire
Property as noted above, the following uses shall also be prohibited on the Property:
■ Residential, Mobile Home (Single Unit);
■ Residential, Mobile Home (Single Unit Temporary Living Quarters);
■ Residential, Mobile Home Park;
• Adult Business;
• Automotive washing facility;
• Cemetery;
• Circuses and Carnivals;
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■ Drive -In Theatre;
• Equipment Rental and Sales Yard;
• Kennel;
■ Nursery, plant materials;
■ Riding Academies/Stables;
• Small Engine Repair;
• Storage (fenced area);
3.1 1 The development is to incorporate public art, water features, or other features of interest and
pedestrian amenities which encourage pedestrian use (i.e.: outdoor drinking fountains, benches,
tables, etc.).
3.12 The single-family dwellings shall be constructed utilizing "Contemporary Prairie and/or Modern
Farmhouse" style architecture as shown on Exhibit F. The multi -family dwellings shall be
constructed utilizing "Craftsman" style architecture as shown on Exhibit G. Commercial/retail
buildings, multi -family residential buildings, and pool house shall be required to meet the design
review requirements as set forth in Eagle City Code and the Eagle Architecture and Site Design
book. Eagle Design Review Board approval of the detailed architectural plans for the
development is required prior to the issuance of building permits for commercial/retail buildings,
multi -family residential units, pool house, pumphouse for irrigation, and gazebos.
To assure compliance with this condition, the applicant shall create an architectural control
committee (ACC) as a component of the development's CC&Rs. Provisions regarding the
creation and operating procedures of the ACC shall be included in the CC&Rs, and shall be
reviewed and approved by the City attorney prior to the approval of the first final plat.
The submittal of the building permit application to the City for each building within the
development shall be accompanied by an approval letter from the Architectural Control
Committee. Building permit applications that do not have an approval letter attached will not be
accepted.
To assure compliance with the conditions of approval herein, the City reserves the right to deny,
at its discretion, any building permit application that does not meet the design requirements as
may be stipulated by the Eagle Design Review Board and Eagle City Council.
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3.13 Provide plans showing outdoor lighting details for review and approval by the Zoning
Administrator with the submittal of the final plat. The plans shall show how the lights will
facilitate the "Dark Sky" concept of lighting.
C. PRELIMINARY PLAT CONDITIONS OF APPROVAL WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
14. Provide a revised preliminary plat modification showing the sidewalks, which are not located
adjacent to a street, a minimum of 6 -feet in width. The revised preliminary plat modification shall
be provided prior to submittal of a design review application.
25. The developer shall provide shade -class trees (landscape plan to be reviewed and approved by the
Design Review Board) along both sides of all streets within this development. Trees shall be placed
at the front of each lot generally at each side property line, or as approved by the Design Review
Board. The trees shall be located in a 6 -foot wide landscape strip between the 5 -foot wide concrete
sidewalk and the curb. Root barriers in accordance with ACHD requirements or equivalent shall be
utilized to minimize damage to the adjacent to sidewalks. The style of root barrier shall be reviewed
and approved by staff prior to installation. Prior to the City Clerk signing the final plat the applicant
shall either install the required trees, sod, and irrigation or provide the City with a letter of credit
for 150% of the cost of the installation of all landscape and irrigation improvements. Trees shall be
installed prior to obtaining any occupancy permits for the homes. A temporary occupancy may be
issued if weather does not permit landscaping.
26. All living trees that do not encroach upon the buildable area on any lot shall be preserved, unless
otherwise determined by the Design Review Board. A detailed landscape plan showing how the
trees will be integrated into the open space areas or private lots (unless approved for removal by
the City Forester and the Design Review Board) shall be provided for Design Review Board
approval prior to the submittal of a final plat. The applicant shall have an on-site meeting with the
City Forester to survey all existing trees. Subsequent to the on-site meeting, construction fencing
shall be installed (pursuant to the Design Review Board's direction) to protect all trees that are to
be preserved, prior to the commencement of any construction on the site.
27. All overhead utilities on the site should be removed and/or placed underground prior to the City
Clerk signing the final plat.
D. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
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institutional, office, multi -family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• Eagle City Code Section 8 -2A -6(B)(1): Exterior walls and soffits:
k. Metal: Metal siding shall be anodized, shall have a concealed fastener system, shall have a
silicon polyester finish or equivalent, and shall include special design treatments to enhance its
appearance. These treatments may include brick or masonry wainscot treatments along exterior
walls and accent colored metals.
Metal siding is prohibited on the portion of any building facing a road. This includes sections
within the front facade that may be perpendicular to the road but within the face of the building
oriented toward the road.
A waiver of this subsection B lk on metal siding may be allowed where the applicant shows that
the metal is architecturally compatible with surrounding buildings; is architecturally compatible
with other nonmetal buildings in the city; and is attractively landscaped, designed, and situated, to
eliminate the stark utilitarian look intended to be prevented by this subsection.
In addition to the metal siding prohibition listed in this subsection B ik, metal siding shall be
prohibited in the DDA, iDA, CEDA design review overlay district areas.
• Eagle City Code Section 8 -2A -6(K)(4): Parking Lot Interior Landscaping:
b. Additional Requirements:
(5) A terminal island for a single row of parking spaces shall be landscaped with at least one
tree and shrubs, ground cover, or grass. A terminal island for a double row of parking
spaces shall contain not less than two (2) trees and shrubs, ground cover, or grass.
• Eagle City Code Section 8-4-4-6: Bicycle Parking:
One bicycle parking space within an approved rack shall be required for each thirty (30) required
automobile parking spaces or fraction thereof for office and commercial developments. Multi-
family residential developments shall provide one bicycle rack space per each ten (10) units.
Bicycle parking racks shall be in a well lit area, and shall be designed in accordance with the
parking facility criteria of the "Bicycle -Pedestrian Design Manual For Ada County" as prepared
for the Ada County highway district with the exception that bicycle racks do not have to be
covered unless required by the design review board, or planning and zoning commission or city
council.
E. DISCUSSION:
• The applicant is requesting design review approval to construct a two-story, multi -tenant
clinic/office (business and professional/medical and dental) building. The applicant's justification
letter states that the building design employs a contemporary approach to the "Prairie" style as
outlined in the City of Eagle's Architecture and Site Design Book with the use of stucco and
longboard aluminum siding materials. The applicant's justification letter also states that the
longboard aluminum siding is utilized at accent planes on the building and is present throughout
the Renovare development west of this site. Staff defers comment regarding the building design
and colors to the Design Review Board.
• The building elevations (Sheet Al and A2) identify longboard metal siding on all four building
elevations including the northwest, west, and southwest building elevations which face the road.
Eagle City Code Section 8-2A-6(b)(1)(k) states that metal siding is prohibited on the portion of
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any building facing a road; however, a waiver of this section may be allowed if the applicant
shows the metal is architecturally compatible with surrounding buildings, is architecturally
compatible with other nonmetal buildings in the city, and is attractively landscaped, designed, and
situated to eliminate a stark utilitarian look intended to be prevented by this code. Staff defers
comment regarding the metal siding proposed facing a road to the Design Review Board.
• The landscape plan (Sheet L2.0) shows a terminal island located on the east side of the building
near the front entrance and adjacent to parking spaces that does not have a tree. Eagle City Code
Section 8-2A-7(K)(4)(b)(5), states that a terminal island for a single row of parking spaces is
required to be landscape with at least one tree and shrubs, ground cover, or grass.
The applicant should be required to provide a revised landscape plan showing a tree located in the
terminal island located east of the building near the front entrance to the building. The revised
landscape plan should be reviewed and approved by staff and one member of the Design Review
Board prior to the issuance of a zoning certificate.
• The site plan (sheet C 1.0) shows a fenced in irrigation pump station and electrical facilities area
located adjacent to the southern property line; however, no details of the fencing, irrigation pump
station, or electrical facilities were provided.
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The applicant should be required to provide a detailed cutsheet of the fencing to be located
around the pump station showing the style, color, height, etc. The applicant should be required to
provide detailed cutsheets for the irrigation pump station and electrical facilities. A landscape
plan showing how the pump station will be screened from view should be submitted. The detailed
cutsheet for the fencing, irrigation pump station, and electrical facilities and landscape plan
should be reviewed and approved by staff and two members of the Design Review Board prior to
issuance of a zoning certificate.
• The landscape plan (Sheet L2.0) shows a 12" high sandstone dry stacked wall along the northeast
and north building elevations; however, a detail of the wall was not provided.
The applicant should be required to provide a detail of the sandstone dry stacked wall located
along the northeast and north building elevations. The wall detail should be reviewed and
approved by staff and one member of the Design Review Board prior to the issuance of a zoning
certificate.
• The site plan (Sheet C1.0) shows a "Pond overlook with railing" area at the southeast corner of
the site; however, no details for the ground cover or railing were provided.
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The applicant should be required to provide a revised landscape plan identifying the ground cover
at the southeast corner of the site at the pond overlook area and detailed cutsheets of the railing
showing the style, color, height, etc. The revised landscape plan and detailed cutsheets of the
railing should be reviewed and approved by staff and two members of the Design Review Board
prior to the issuance of a zoning certificate.
• The landscape plan (Sheet L2.0) shows an area north of the front entrance for bicycle racks;
however, it does not state how many will be installed nor was a bicycle rack detail provided.
Eagle City Code Section 8-4-4-6 requires one bicycle parking space for each 30 required
automobile parking spaces. The applicant should be required to provide a revised landscape plan
showing five bicycle parking spaces and provide a detail of the bicycle racks showing the style,
color, etc. The revised landscape plan and bicycle rack detail should be reviewed and approved
by staff and one member of the Design Review Board prior to the issuance of a zoning certificate.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAF'I 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 to consider the application was held before the Design Review Board on July 25, 2019, at
which time the Board made their decision.
B. Oral testimony in opposition to the application was presented to the Design Review Board by no one.
C. Oral testimony in favor of the application was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DELIBERATION: (Granicus time 55:56)
Upon completion of the applicant's and staff's presentations, the Board discussed during deliberation that:
• The Board is in favor of the building design, materials, and colors but would like to see additional
materials added to the north building elevation consistent with the south building elevation.
• The Board would like to see the location of the rain gutters and downspouts.
• The Board affirms that the Old Cherry fiber cement board (presented at the July 25, 2019, Design
Review Board meeting) or aluminum longboard (identified on the building elevations) are acceptable
materials for the wood accents on the building.
• The Board affirms the proposed landscaping for the site.
BOARD DECISION:
The Board voted 5 to 0 (Grubb and Koci absent) to recommend approval of DR -48-19 for a design review
application for a multi -tenant clinic/office (business and professional/medical and dental) building for
Rennison Companies, Inc., with the following site specific conditions of approval and standard conditions
of approval provided within their findings of fact and conclusions of law document, dated August 8,
2019.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on August 27, 2019, at which
time the Council made their decision.
B. Oral testimony in opposition to the application was presented to the City Council by no one.
C. Oral testimony in favor of the application was presented to the City Council by no one (not including
the applicant/representative).
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COUNCIL DECISION:
The Council voted 4 to 0 to approve DR -48-19 for a design review application for a multi -tenant
clinic/office (business and professional/medical and dental) building for Rennison Companies, Inc., with
the Design Review Board recommended site specific conditions of approval and standard conditions of
approval with text shown with strikethrough to be deleted by the Council.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of RZ- 10-15, PP -07-15, DR -58-15, DR -59-15, DR -34-18, DR -
14 -19, and any subsequent modifications.
2. Any plant material damaged during construction shall be replaced in accordance with Eagle City
Code Section 8 -2A -7(C)(2) prior to issuance of a certificate of completion.
3. All existing landscaping shall be protected and retained during construction.
4. Provide a revised landscape plan showing a columnar tree located in the terminal island located east
of the building near the front entrance to the building. The revised landscape plan shall be reviewed
and approved by staff and one member of the Design Review Board prior to the issuance of a zoning
certificate.
5. Provide a detailed cutsheet of the fencing to be located around the pump station showing the style,
color, height, etc. The applicant shall be required to provide detailed cutsheets for the irrigation pump
station and electrical facilities. A landscape plan showing how the pump station will be screened from
view should be submitted. The detailed cutsheet for the fencing, irrigation pump station, and electrical
facilities and landscape plan shall be reviewed and approved by staff and two members of the Design
Review Board prior to issuance of a zoning certificate.
6. Provide a revised landscape plan omitting the sandstone dry stacked wall located along the northeast
and north building elevations. The revised landscape plan shall be reviewed and approved by staff
prior to the issuance of a zoning certificate.
7. Provide a revised landscape plan identifying the ground cover at the southeast corner of the site at the
pond overlook area and detailed cutsheets of the railing showing the style, color, height, etc. The
revised landscape plan and detailed cutsheets of the railing shall be reviewed and approved by staff
and two members of the Design Review Board prior to the issuance of a zoning certificate.
8. Provide a revised landscape plan showing five bicycle parking spaces and provide a detail of the
bicycle racks showing the style, color, etc. The revised landscape plan and bicycle rack detail shall be
reviewed and approved by staff and one member of the Design Review Board prior to the issuance of
a zoning certificate.
9. Provide detailed cutsheets of all benches, tables, etc. to be utilized within the patio area showing the
size, style, color, etc. The detailed cutsheets shall be reviewed and approved by staff and one (1)
member of the Design Review Board prior to the issuance of a zoning certificate.
10. Provide a cross access agreement with the adjacent property owners for ingress/egress to the site. The
cross -access agreement shall be reviewed and approved by staff and shall be recorded in the Ada
County Recorder's Office prior to the issuance of a zoning certificate.
11. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
12. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing
this project, prior to the issuance of a zoning certificate and/or upon receipt of an invoice by the City,
whichever occurs first.
13. The applicant shall be required to comply with any applicable conditions placed on this application by
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the City Engineer.
14. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
15. No ground mounted mechanical units are proposed with this application and none are approved.
16. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
17. No signs are proposed with this application and none are approved.
18. Provide revised building elevations showing the location and color of all gutters and downspouts. The
revised building elevations shall be reviewed and approved by staff and one member of the Design
Review Board prior to the issuance of a zoning certificate.
19. Provide a revised north building elevation showing wood accents to be located between the first floor
windows and above the first floor and second floor windows on the gable pop outs to match the gable
pop outs located on the south building elevation. The revised building elevations shall be reviewed
and approved by staff and one member of the Design Review Board prior to the issuance of a zoning
certificate.
20. Provide revised building elevations identifying either Old Cherry fiber cement board or -aluminum
longboard material for the wood accent on the building. The revised building elevations shall be
reviewed and approved by staff and one member of the Design Review Board prior to the issuance of
a zoning certificate.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the
Idaho Transportation Department, including but not limited to approval of the drainage system, curbs,
gutters, streets and sidewalks. A letter of approval from the highway district having jurisdiction shall
be submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required
to furnish the City Engineer with a letter from the sewer entity serving the property, accepting the
project for service, prior to issuance of any building permits or Certificate of Occupancy, whichever
occurs first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying
that all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans
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shall be submitted to the City Engineer for review and approval prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District.
Construction of the storm drain disposal system shall be complete before an occupancy permit is
issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that
any ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1)
has been made in such a manner that the flow of water will not be impeded or increased beyond
carrying capacity of the downstream ditch; (2) will not otherwise injure any person or persons using
or interested in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works
Construction. A copy of such written approval and certification shall be filed with the construction
drawing and submitted to the City prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch, pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district, canal company, ditch association, or other irrigation entity associated with such
ditch, pipe or other structure, or canal. The applicant shall submit a copy of the written approval from
the irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of
all dust, trash, weeds and other debris.
13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted
to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
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first. The letter shall include the following comments and minimum requirements, and any other
items of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600 -square feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other
area designated by the City Council or Eagle City Park and Pathway Development Committee for a
path or walkway shall be approved in writing by the Eagle City Park and Pathway Development
Committee prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
15. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle
City Park and Pathway Development Committee and shall be shown on the final plat prior to issuance
of a building permit or Certificate of Occupancy, whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise
River Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit
or Certificate of Occupancy, whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and
construction shall be in accordance with all applicable City of Eagle Codes unless specifically
approved by the City Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those
required by the above conditions, will require submittal of an application for modification and
approval of that application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Any change by the applicant in the planned use of the property which is the subject of this
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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.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City
Code (one year from approval date).
26. All ground -mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Council reviewed the particular facts and circumstances of this proposed design review application
(DR -48-19) 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.
2. The Council reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and a multi -tenant clinic/office (business and professional/medical and dental)
building is permitted with the approval of a design review application within the MU -DA (Mixed
Use with a development agreement in lieu of a PUD) zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed multi -tenant building is designed with
materials and colors associated with a contemporary Prairie style architecture which complements
the general vicinity;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the site meets the required parking for the
proposed use;
D. Will not interfere with the visual character, quality, or appearance of the surrounding area and city,
and where possible, enhance the continuity of thematically common architectural features since the
proposed building has been designed with quality materials that are consistent with a contemporary
Prairie architectural style and will harmonize with the proposed retail and restaurant buildings
within the vicinity;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the proposed
building is in conformance with the Eagle Architecture and Site Design book and has been designed
to complement the proposed retail and restaurant buildings in the vicinity;
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F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the proposed building is in conformance with the required setbacks and height
regulations;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the site has been
designed with sidewalks and pathway that provides for pedestrian connectivity within the site and
access to the other pad sites within other phases of Truman Cove Subdivision;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable commercial center in the area; and
I. No signs are proposed with this application. A separate design review application (DR -49-19) has
been submitted for the master sign plan criteria and all signs, if proposed, will be required to be
harmonious with the architectural design of the building, and will not cover nor detract from
desirable architectural features.
DATED this 271' day of August 2019.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Stan idgeway, Mayor
ATTEST:
Sharon K. mann, Eagle City C
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