Findings - DR - 2005 - DR-07-05 - New Parking Lot Construction Adjacent To Existing Lower Campus/233,365,395 N Eagle Rd
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICA nON FOR
A DESIGN REVIEW TO CONSTRUCT A PARKING
LOT FOR THE EAGLE ELEMENTARY SCHOOL
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FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-O7-05
The above-entitled design review application came before the Eagle Design Review Board for their action
on March 10, 2005. 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:
The Meridian Joint School District No.2, represented by Doug Russell with the Land Group, is
requesting design review approval for a new parking lot to be constructed adjacent to the existing
lower campus at 323, 365 and 395 N. Eagle Road.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on February 3, 2005.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on February 7, 2005, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On March 23, 2004, the Eagle City Council approved a rezone application (RZ-9-03) for this site.
E. COMPANION APPLICATIONS: None
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNA nON DESIGNA nON
Existing Residential Four (up to R-4 (Residential) Single-family dwellings
four dwelling units per
acre)
Proposed No Change PS (Public/Semipublic) Parking Lot for Eagle
Elementary School
North of site Public/Semipublic PS (Public/Semipublic) Eagle Elementary School
South of site Residential Four (up to R-4 (Residential) Single-family dwelling
four dwelling units per
acre)
East of site Residential Four (up to R-4 (Residential) Single-family dwelling
four dwelling units per
acre)
West of site Residential Four (up to R-4 (Residential) Single-family dwelling
four dwelling units per
acre)
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA or CEDA.
H. EXISTING SITE CHARACTERISTICS: There are five (5) trees located near the southwest comer of
this site, which the applicant is proposing to retain.
I. SITE DESIGN INFORMATION:
Total Acreage of Site: 0.5-acres, 21 ,780-square feet
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: N/A
Height and Number of Stories of Proposed Buildings: N/A
Gross Floor Area of Proposed Buildings: N/A
On and Off-Site Circulation:
A 1O,700-square foot (approx.) paved parking lot provides parking for vehicles using this site.
One 30-foot wide driveway is located approximately IS-feet north of this site providing access to
Eagle Road.
K. BUILDING DESIGN FEATURES: N/A
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L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are five (5) existing trees, of which
the applicant is proposing to retain and protect.
Tree Replacement Calculations: N/ A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
The City Forester reviewed the proposed tree mix and recommended approval of the trees
as proposed.
Street Trees: Street trees along Eagle Road have been installed.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Continuous landscaping is proposed along the south, east, and west perimeter of
the parking lot. The north perimeter of the parking lot connects to the existing
parking lot located north of this site.
b. Interior Landscaping: 8% interior landscaping is required, 15% is proposed.
M. TRASH ENCLOSURES:
One 80-square foot trash enclosure is proposed to be located along the north side of the site
approximately 80-feet west of the driveway on Eagle Road. The enclosure is proposed to be
constructed of Split Face CMU with metal gates, all of which will be industrial gray.
N. MECHANICAL UNITS: N/A
O. OUTDOOR LIGHTING:
Two (2), twenty foot (20') high, two hundred-fifty (250) watt, high pressure sodium light fixtures
are proposed within the parking lot.
P. SIGNAGE:
No signs are proposed with this application. A separate design review application is required for
the approval of any signs.
Q. PUBLIC SERVICES A V AILABLE:
Preliminary approval letters from Eagle Fire Department and Eagle Sewer District have been
received by the City. A water service approval has not been received to date. Approval of the
water company having jurisdiction will be required prior to issuance of a building permit.
R. PUBLIC USES PROPOSED: None
S. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
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T. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain-no
Mature Trees - yes
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - no
Wildlife Habitat - no
U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required
V. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached. Comments, which
appear to be of special concern, are noted below:
Ada County Highway District
Division of Environmental Quality
Eagle Fire Department
Eagle Sewer District
Idaho Power Company
United Water Company
W. LETTERS FROM THE PUBLIC: None received to date.
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL: (None)
B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
. Eagle City Code Section 8-2A-7(C)(2)
Damage During Construction: Existing trees or shrubs that are retained shall be protected from
damage to bark, branches, or roots during construction. Construction or excavation occurring
within the drip line of any public or private retained tree or shrub may severely damage the
tree or shrub. Any severely damaged tree or shrub shall be replaced in accordance with
subsection C 1 of this section.
.
Eagle City Code Section 8-2A-7(K)(4)(b)(4)
Deciduous shade trees and ground covers or low shrubs are recommended as primary
plantings in interior landscaped areas. Deciduous shade trees are to be clear branched to a
height of six feet (6').
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.
Eagle City Code Section 8-2A-7(K)(4)(b)(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.
C. DISCUSSION:
. Pursuant to the Ada County Highway District letter date stamped by the City on March 1,2005,
the applicant is required to replace the unused curb cut driveways on Eagle Road with curb, gutter
and a five foot (5') wide sidewalk. The applicant should be required to provide a four foot (4')
wide landscape strip planted with grass (to match the existing improvements along Eagle Road).
Provide a revised landscape plan showing curb, gutter, a five foot (5') wide separated sidewalk
with a four foot (4') wide landscape strip planted with grass. The revised landscape plan should
be reviewed and approved by staff prior to the City issuing a zoning certificate for this site.
One terminal landscape island is proposed to be located north of the parking spaces abutting the
east property line. Only shrubs and other low growing plant material have been proposed to be
planted within this landscape island. Per Eagle City Code, terminal islands are required to be
landscaped with one deciduous shade tree. The applicant should be required to provide a revised
landscape plan showing one (1) three inch (3") caliper deciduous shade tree planted in the terminal
landscape island located north of the parking spaces abutting the east property line. The revised
landscape plan should be reviewed and approved by staff prior to the City issuing a zoning
certificate for this site.
.
.
One landscape island located within the parking lot abutting the east property line approximately
ninety feet (90') north of the south property line. Only shrubs and other low growing plant
material have been proposed to be planted within this landscape island. Per Eagle City Code,
interior landscape islands are required to be landscaped with a deciduous shade tree. The
applicant should be required to provide a revised landscape plan showing one (1) three inch (3")
caliper deciduous shade tree planted within the interior landscape island located ninety feet (90')
north of the south property line abutting the east property line. The revised landscape plan should
be reviewed and approved by staff prior to the City issuing a zoning certificate for this site.
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 March 10, 2005, 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/representative).
BOARD DECISION:
The Board voted 3 to 0 (Bowen, Grubb, McCullough, and Zastrow absent) to approve DR-07-05
for a design review application to construct a parking lot for the Eagle Elementary School for
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Meridian Joint School District No.2, 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 a revised landscape plan showing curb, gutter, a five foot (5') wide separated sidewalk with a
four foot (4') wide landscape strip planted with grass. The revised landscape plan shall be reviewed
and approved by staff prior to the City issuing a zoning certificate for this site.
2. Provide a nwisetl laRtlscape plaR showisg ORe (1) three is0H (3") ealiper decidl:lol:ls shade tree plasted
is the termiRallaRdseape islaRtl located Rorth of the parkiRg spaces abl:lttiRg the east property liRe.
The revised laRdscape plaR shall be re'lÍe'Netl aBtl apflrovetl by staff prior to the City issl:lisg a zosisg
eertifieate for this site.
3. Provide a revised laRdscafle plaR sho'.':iRg ORe (1) tHree iReH (3") caliper decidl:lol:ls shade tree plasted
witHiR the isterior laRdscape island located sinety feet (90') Harth of tHe sol:lth flroperty liRe abl:lttisg
the east flroflerty liRe. The revised lasdscape plaR shall be reviewed and approved by staff prior to the
City issl:liHg a zofliRg eertifieate for this site.
4. A plan showing construction fencing around the existing trees (a minimum of lO-feet from the trunk of
the tree or at the drip line of the tree (whichever is furthest» to prevent any damage within the drip line
of the trees should be submitted to the City. The construction fencing should be installed prior to
commencing any site work. Cups or dams should be built within the drip line of each tree in order to
retain water and the trees shall be watered on a regular basis. No activity whatsoever should take place
within the drip line of the trees.
5. Submit payment to the City for all Engineering fees incurred for reviewing this project prior to
issuance of a building permit.
6. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer (i.e.: drainage).
7. No signs are proposed with this application. A separate design review application is required for the
approval of any signs proposed on this site.
8. All utilities shall be installed underground per Eagle City Code Section 8-2A-6(A)(5) and all utility
poles shall be removed from the site. The applicant shall be required to provide the City with all
viable options for the removal of the utility lines and poles. All options shall be reviewed and
approved by the City Council prior to the City issuing a zoning certificate for this site.
9. Provide a revised landscape plan indicating the drainage rock within the drainage swales to be two
inches to six inches (2" to 6") in size. The revised landscape plan shall be reviewed and approved by
staff prior to the City issuing a zoning certificate 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.
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4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources shall be submitted to the City prior to issuance of any building permits
or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans
shall be submitted to the City Engineer for review and approval prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District. Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that any
ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (I) 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
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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 (Le.; 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.
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21. Any changes to the plans and specifications upon which this approval is based, other than those
required by the above conditions, will require submittal of an application for modification and
approval of that application prior to commencing any change.
22. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
23. Any change by the applicant in the planned use 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 of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
26. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The application for this item was received by the City of Eagle on February 3, 2005.
2. Requests for agencies' reviews were transmitted on February 7, 2005, 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-07-05) 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. Will, in fact, constitute a permitted use as established in Eagle City Code Title 8, Chapter 2, Section 3,
for the PS (Public/Semi-Public) zoning district.
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DATED this 24th day of March 2005.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
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