Findings - DR - 2004 - DR-05-04 - Construct Parking Lot & Bus Lanes For Eh Elementary School/650 Ranch Drive
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW TO CONSTRUCT
A PARKING LOT AND BUS LANES FOR
EAGLE HILLS ELEMENTARY SCHOOL
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FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-OS-O4
The above-entitled design review application came before the Eagle Design Review Board for their action
on February 12, 2004. 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:
Meridian Joint School District, represented by Doug Russell with The Land Group, is requesting
design review approval to construct a parking lot and bus lanes for Eagle Hills Elementary School.
The site is located on the north side of Ranch Drive at 650 Ranch Drive.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on January 8, 2004.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on January 14, 2004, 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
DESIGNA TION DESIGNA TION
Existing Residential Three PS (Public-Semi Public) Vacant
Proposed No Change No Change Parking lot and bus lanes
North of site Residential Three R-3 (three dwelling units per Residential
acre)
South of site Residential Four R-4 (four dwelling units per Residential
acre)
East of site Public-Semi Public PS (Public-Semi Public) Eagle Hills Elementary
School
West of site Residential Three R-3 (three dwelling units per Residential
acre)
G. DESIGN REVIEW OVERLA Y DISTRICT: Not in the DDA, TDA or CEDA.
H. EIXSTING SITE CHARACTERISTICS: There are many existing trees along the western boundary of
the existing school parking lot (the eastern property line of this site).
I. SITE DESIGN INFORMATION: Total acreage of site: 1. 14-acres (49,892-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 34,769-square foot (approximately) paved parking lot will provide parking for vehicles using
this site- One 25-foot wide driveway will be located near the northwest comer of this site
providing access to Rockingham Drive.
K. BUILDING DESIGN FEATURES: N/A
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are numerous trees located within
the entire school property. As indicated on the landscape plan date stamped by the City on
January 8, 2004, most of the trees located on the school's property will be retained. There are
twenty three (23) existing trees located one hundred and forty feet (140') east of the west property
line. The applicant will remove all twenty three (23) of the existing trees.
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Tree Replacement Calculations: The applicant is required to replace ninety four (94) three inch
(3") caliper deciduous trees or six to seven (6 -7') tall evergreen trees within this property.
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board
Street Trees: Street trees will be located behind the eight foot (8') wide sidewalk on Rockingham
Drive and spaced thirty to thirty five feet (30 -35') on center on the north and south sides of the
roadway.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Continuous landscaping will be installed around the perimeter of the entire
parking lot for Eagle Hills Elementary School.
b. Interior Landscaping: 10% interior landscaping is required. 11 % will be installed.
M. TRASH ENCLOSURES: N/A
N. MECHANICAL UNITS: N/A
O. OUTDOOR LIGHTING:
Seven (7), two hundred and fifty (250) watt, high pressure sodium parking lot light fixtures will be
installed within the parking lot of this site.
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 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
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Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - unknown
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 incorporated herein by
reference. Comments, which appear to be of special concern, are noted below:
Ada County Highway District
Central District Health
Eagle Fire Department
Eagle Sewer District
W. LETTERS FROM THE PUBLIC:
Letter received from Keith Adkins, City Forester, date stamped by the City on February 4, 2004 (is
incorporated herein by reference).
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
.
The Comprehensive Plan Land Use Map designates this site as Residential Three.
B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
.
Eagle City Code Section 8-2A-7(C)(1)
Retention Of Existing Trees: Existing trees shall be retained unless removal is approved in
writing by the city. Where trees are approved by the city to be removed from the project site
(or from abutting right of way) replacement with an acceptable species is required as follows:
Existing Tree Replacement
1 inch to 6 inches caliper 2x caliper of tree removed
6 1/4 inches to 12 inches 1.5x caliper of tree removed
12 1/4 inches or more Ix caliper of tree removed
.
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.
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C. DISCUSSION:
.
The applicant is proposing to remove twenty three (23) evergreen trees that are located one
hundred and forty feet (140') east of the west property line on site. The applicant's representative
has indicated that twelve (12) of the twenty three (23) evergreen trees could be retained; however,
the grade change that will be created by the parking lot to provide adequate site drainage will
cause the twelve (12) existing trees to be located at a much lower grade, thus creating an area in
which water may collect and eventually harm the trees. The twenty three (23) evergreen trees are
equivalent to ninety four (94) trees that would be required to replace the twenty three (23) trees.
The landscape plan date stamped by the City on February 3, 2004, shows eleven (11) trees to be
planted on site which is greater than what is required by Eagle City Code for this site. The
following two scenarios represent the number of trees the applicant would be required to replace if
the twenty three (23) evergreen trees are removed and if twelve (12) of the twenty three (23) trees
are retained:
All twenty three (23) evergreen trees removed
Remove twenty three (23) evergreen trees (which totals ninety four (94) trees) subtract the
eleven (11) trees that are over the required amount of trees for this site and the applicant is
required to replace eighty three (83) three inch (3") caliper deciduous or six to seven foot
(6 - 7') tall evergreen trees on site.
Twelve (12) of the evergreen trees are retained
Remove eleven (11) evergreen trees (which totals forty four (44) trees) subtract the eleven
(11) trees that are over the required amount of trees for this site and the applicant is
required to replace thirty nine (39) three inch (3") caliper deciduous or six to seven foot (6
-7') tall evergreen trees on site.
The applicant may choose to replace the required number of trees on site or provide a monetary
amount to the City Tree Fund. Staff defers comment regarding the removal of the existing trees to
the Design Review Board.
Staff defers comment regarding building design and colors to the Design Review Board.
.
STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date, staff recommends approval with the site
specific conditions of approval and the standard conditions of approval provided within the staff
report.
PUBLIC MEETING OF THE BOARD:
A. A meeting was held on the application before the Design Review Board on February 12, 2004, 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 6 to 0 (Grubb absent) to approve DR-05-04 for a design review application to
construct a parking lot and bus lanes for Eagle Hill Elementary School, with the following staff
recommended site specific conditions of approval and standard conditions of approval with text
shown with underline to be added by the Board.
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SITE SPECIFIC CONDITIONS OF APPROVAL:
1. 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 (whicheyer is closer» to prevent any damage within the drip line
of the trees shall be submitted to the City. The construction fencing shall be installed prior to
commencing any site work. Cups or dams shall be built within the drip line of each tree in order to
retain water and the trees shall be water on a regular basis. No activity whatsoever shall take place
within the drip line of the trees.
2. All site improvements (i.e.: drainage, asphalt, landscaping, etc.) shall be completed per the landscape
plan date stamped by the City on February 3, 2004, prior to the City issuing a certificate of completion.
3. The trees proposed to be removed from this site shall be replaced on a tree-for-tree basis (twenty three
(23) trees removed requires twenty three (23) trees to be replaced on-site). The landscape plan date
stamped by the City on February 3. 2004. shows eleven (11) additional trees to be planted on-site that
exceed that which is required by Eaf?:le City Code. Therefore. the applicant shall be required to
provide a revised landscape plan showing the addition of twelve (12) three inch (3") caliper trees to be
planted along the entry drive aisle and within the existing parking lot within this site to satisfy the
aforementioned requirement. The revised landscape plan shall be reviewed and approved by staff and
one member of the Design Review Board 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 flfst.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources shall be submitted to the City prior to issuance of any building permits
or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs flfst. A copy of the construction drawing(s) shall be submitted with the
letteL
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
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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 rlfst. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to Certificate of Occupancy.
10. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
11> The parking area shall be paved and shall be maintained in good condition without holes and free of all
dust, trash, weeds and other debris.
12. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted
to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first. The letter shall include the following comments and minimum requirements, and any other items
of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department. "
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600 square feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall inspected in accordance with all agencies having jurisdiction, and shall be verified in writing
by the Eagle Fire Department prior to issuance of any building permits or certificate of Occupancy,
whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
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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 Council or 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 flfst.
16. The applicant shall obtain written approval of the development relative to the effects of the Boise
River Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
17. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
18. Basements in the flood plain are prohibited.
19. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the
Commission and/or Council.
20. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and/or the Planning and Zoning Commission for
review and approval.
21. Any changes to the plans and specifications upon which this approval is based, other than those
required by the above conditions, will require submittal of an application for modification and
approval of that application prior to commencing any change.
22. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
23. Any change by the applicant in the planned use 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
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landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
26. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The application for this item was received by the City of Eagle on January 8, 2004.
2. Requests for agencies' reviews were transmitted on January 14, 2004, 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-05-04) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
4. The Board recognizes that Eagle City Code requires tree replacement on a per inch basis, however
many of the trees proposed to be removed from this site are of the juniper species, which in this case
are oversized shrubs and are considered to be of low value. In addition, all of the existing plant
species may not survive the construction of a parking lot which includes the installation of drainage
facilities, curbs, and asphalt paving around the root system of these species. The Board's
recommendation to replace trees on a tree-for-tree basis along the entry drive aisle and within the
existing parking lot creates the appearance of continuity throughout the school site, and contributes to
enhance the overall landscape design. This recommendation shall supersede the requirement for tree
replacement on a per inch basis.
DATED this 26th day of February 2004.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
~y.IilliliO
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Eric R. McCullough, Chairman
ATTEST:
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Sharon. Moore, Eagle City Cle k
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