Findings - DR - 2004 - DR-104-04 - Construct Park & Ride Parking Facility/1993 W State Street
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW TO CONSTRUCT A PARK AND RIDE)
LOT FOR THE ADA COUNTY HIGHWAY DISTRICT)
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-IO4-04
The above-entitled design review application came before the Eagle Design Review Board for their action
on October 14,2004. 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:
The Ada County Highway District, represented by Karen Doherty with Doherty and Associates,
Inc., is requesting design review approval to construct a Park and Ride parking facility. The site is
located on the south side of North Ballantyne Road and north of the intersection of West State
Street and State Highway 44 at 1993 West State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on September 9, 2004.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on September 13, 2004, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On September 7, 2004, the Eagle Planning and Zoning Commission approved an application to
rezone the property located at 1993 West State Street from A-R (Agricultural-Residential) to PS
(Public/Semi-Public) for the construction of a park and ride lot (RZ-08-04).
E. COMPANION APPLICATIONS: None
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNA TION
Existing Mixed Use A-R (Agricultural- Vacant
Residential)
Proposed No Change PS (Public/Semi-public) Park and Ride parking
facility
North of site Mixed Use A (Agricultural) Single-family dwelling &
pasture
South of site Residential Two (up to RUT (Residential- Ada State Highway 44/Pasture
two units per acre County designation)
maximum)
East of site Mixed Use A-R (Agricultural- State Street/City of Eagle
Residential) entry sign
West of site Residential Two (up to RUT (Residential- Ada State Highway 44
two units per acre County designation)
maximum)
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, IDA or CEDA.
H. EXISTING SITE CHARACTERISTICS: None
I. SITE DESIGN INFORMATION:
Total acreage of site: OA1-acres (17,877-square feet)
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: One building to be used as a pedestrian shelter.
Height and Number of Stories of Proposed Buildings: 8' 9" high, one story.
Gross Floor Area of Proposed Buìldings: 60-square feet
On and Off-Site Circulation:
An 8,878-square foot (approximately) paved parking lot provides parking for vehicles using this
site. One 30-foot wide one way entrance driveway is proposed to be located on the north side of
this site approximately 1O0-feet east of the west property line. One 20-foot wide one way exit
driveway is proposed to be located on the north side of this site approximately 130-feet west of
West State Street providing access to North Ballantyne Road.
K. BUILDING DESIGN FEATURES:
Roof: Rivved lexan thermoclear
Walls: 3/8" tempered glass and aluminum
WindowslDoors: N/ A
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FascialTrim: N/A
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are no existing trees.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board
Street Trees: The applicant has not proposed street trees to be planted along State Highway 44,
West State Street, or Ballantyne Lane. Per Eagle City Code, all development is required to plant
street trees per thirty five (35) linear feet of street frontage.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Continuous landscaping is proposed around the perimeter of the entire parking lot
of this site.
b. Interior Landscaping: 8% interior landscaping is required, 10% is proposed.
M. TRASH ENCLOSURES: N/A
N. MECHANICAL UNITS: N/A
O. OUTDOOR LIGHTING:
Two (2), twenty foot (20') high, two hundred-fifty (250) watt, high pressure sodium parking lot
light fixtures are proposed to be installed within the parking lot of this site.
P. SIGNAGE:
Other than directional signs, no signs are proposed with this application. A separate design review
application is required for the approval of any signs.
Q. PUBLIC SERVICES AVAILABLE:
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
T. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
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Fish Habitat - no
Floodplain-no
Mature Trees - no
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - no
Wildlife Habitat - no
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:
Eagle Fire Department
Eagle Sewer District
Idaho Power 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:
.
The Comprehensive Plan Land Use Map designates this site as Mixed Use.
B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
.
Eagle City Code Section 8-2A-6(B)(3)
Fences:
a. Vinyl: integral color required;
b. Block (with columns);
c. Brick (with columns);
d. Wrought iron;
e. Cedar, fir and similar high maintenance and/or unsightly fencing shall not be permitted.
.
Eagle City Code Section 8-2A-7(K)(2)(d)
Provide a three foot (3') high fence of wood, brick, stone, or decorative block or concrete
along with a four foot (4') wide landscaped strip between the right of way and the parking lot,
and plant a minimum of one shade tree and five (5) shrubs per thirty five (35) linear feet of
frontage, excluding driveway openings.
(1) The board may waive the requirement for a wood, brick, stone, decorative block or
concrete fence if the board finds the following:
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(A) The applicant must design, document, and obtain city approval representing that
the overall planting design, at the time of planting, results in an effective barrier such
that the landscape strip shields the view of parked cars from passing pedestrians and
motorists; and
(B) Any such proposed design alternative is compatible with the overall site design of
the entire project and is compatible with the surrounding area.
.
Eagle City Code Section 8-2A- 7(M)(1)
Except as may otherwise be required within the DDA, TDA, CEDA, and DSDA sidewalks
shall be separated from the curb along all streets. Meandering sidewalks shall be required
when space permits. An average five foot (5') wide minimum parkway planter strip planted
with shade class (class II or class III) trees shall be required between the sidewalk and street to
provide a canopy effect over streets.
Eagle City Code Section 8-2A-7(M)(2)
.
.
In all required applications, excluding residential developments, one street tree, selected from
the approved tree list in subsection Q of this section, shall be planted per thirty five (35) linear
feet of street frontage.
Eagle City Code Section 8-3-6
STREET IMPROVEMENTS ON STATE STREET AND EAGLE ROAD:
The city has a substantial investment in the street improvements constructed along State
Street between Ballantyne and Edgewood Lanes and along Eagle Road between the
Highway 55 bypass and Ranch Drive as part of the Eagle downtown revitalization project.
It is essential to the public health, safety and welfare that any new construction along the
designated portions of those streets comply with the following standards. In addition, State
Street and Eagle Road are state highways and are subject to the jurisdiction both of the
Idaho department of transportation, hereafter defined as "department", and the Ada
County highway district, hereafter defined as "district". Applications for any building
permit for construction adjacent to the above designated portions of State Street and Eagle
Road shall comply with the following requirements:
C. DISCUSSION:
.
Sheet 8 of 8, date stamped by the City on September 9, 2004, shows a cross section of the
perimeter landscaping proposed on the south and east sides of the parking lot. The cross section
indicates that a three foot (3 ') high wood fence with landscaping on both sides of the fence is
proposed to screen the parked cars from the passing motorists and pedestrians. Staff is aware that
Eagle City Code Section 8-2A-7(K)(2)(d) states that a three foot (3') high wood fence is permitted.
However, Eagle City Code Section 8-2A-6(B)(3)(e), states that cedar, fir and similar high
maintenance and/or unsightly fencing shall not be permitted. Per Eagle City Code, if any
provision of this article is found to be in conflict with any other provision of any zoning, building,
fire safety or health ordinance or other provision of this code, the provision which establishes the
higher and/or more restrictive design standard shall prevail. Unless the Board determines that the
three foot (3') high fence could be removed and the proposed plant material at the time of planting
will result in an effective barrier and will shield the view of parked cars from passing pedestrians
and motorists, the applicant should be required to provide detailed elevations showing a fence
constructed of vinyl (integral color required), block or brick with columns, or wrought iron. The
detailed elevations should 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.
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.
Sheet 4 of 9, date stamped by the City on September 9,2004, does not show a meandering
sidewalk or parkway planter strip to be constructed adjacent to Ballantyne Lane, State Highway
44, or West State Street or curb and gutter along Ballantyne Lane or West State Street. Per Eagle
City Code, a five foot (5') wide minimum meandering sidewalk separated by a five foot (5') wide
minimum parkway planter strip planted with shade class trees is required adjacent to all streets as
well as curb and gutter that is required adjacent to Ballantyne Lane and West State Street.
As noted within the City of Eagle 2000 Comprehensive Plan, the intersections of State Highway
44, Ballantyne Lane, and State Highway 44, State Street are planned for a new intersection to be
constructed approximately gOO-feet west of the existing State Highway 44 and Ballantyne Lane
intersection. As indicated in the Ada County Highway District staff report, the realignment of this
intersection and a possible traffic signal is recognized as necessary but, due to lack of funding, is
currently not within the District's current Capital Improvements Plan or the Five Year Work
Program. With this in mind, the issue arises as to the effect the new intersection alignment will
have on the usability of park and ride lot in the future. It is anticipated that the new alignment will
in fact aid the facility by allowing the potential for the future expansion of the parking lot due to
the amount of right-of-way that would remain after the elimination of the roadway(s). The park
and ride lot would continue to access State Street (in its current location) via the east-west
connection of "Ballantyne Lane".
Staff defers comment regarding the required curb, gutter, sidewalk, street trees, and lighting to the
Design Review Board.
.
Staff defers comment regarding building design and colors to the Design Review Board.
ST AFF 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 October 14,2004, 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 4 to 2 (Barnes and Zastrow against, Bowen absent) to approve DR-1O4-04 for a
design review application to construct a park and ride lot for the Ada County Highway District,
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.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Provide detailed elevations showing a fence constructed of vinyl (integral color required), block or
brick with columns, or wrought iron. The detailed elevations should 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.
2. Provide a revised landscape plan showing only two (2) parking lot light fixtures as shown on the
photometric plan. The revised landscape plan shall be reviewed and approved by staff prior to the City
issuing a zoning certificate for this site.
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3. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer (i.e.: drainage).
4. No signs are proposed with this application other than directional signs.
5. Provide a license agreement from ITD/ACHD allowing the installation oflandscaping located within
the public rights-of-way prior to the City issuing a zoning certificate for this site.
6. Provide detailed cut sheets showing the style of the bike storage containers. Provide color samples of
the pedestrian shelter and bike storage containers. The cut sheets and color samples 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.
7. Provide a surety to the City for the cost of constructing and installing curb, gutter. a five foot (5') wide
meandering sidewalk, street trees, and historic light fixtures adjacent to West State Street and
Ballantyne Lane. The surety shall be submitted to the City prior to the City issuing a zoning certificate
for this site.
8. Provide a revised site and landscape plan showing the interior sidewalk connected to the nine foot (9')
wide gravel shoulder proposed adjacent to Ballantyne Lane. The revised site and landscape plans 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.
9. Provide a revised landscape plan showing the electrical transformer box screened on all sides except
the side needed for access. 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.
10. Provide cut sheets and color samples of any interior directional signage. The cut sheets and color
samples 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 first.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources shall be submitted to the City prior to issuance of any building permits
or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
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letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans
shall be submitted to the City Engineer for review and approval prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District. Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that any
ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has
been made in such a manner that the flow of water will not be impeded or increased beyond carrying
capacity of the downstream ditch; (2) will not otherwise injure any person or persons using or
interested in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works
Construction. A copy of such written approval and certification shall be filed with the construction
drawing and submitted to the City prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
9. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to Certificate of Occupancy.
10. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
II. 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
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Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600 square feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall inspected in accordance with all agencies having jurisdiction, and shall be verified in writing
by the Eagle Fire Department prior to issuance of any building permits or certificate of Occupancy,
whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
13. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area
designated by the City Councilor Eagle City Pathway/Greenbelt Committee for a path or walkway
shall be approved in writing by the Eagle City Pathway/Greenbelt Committee prior to issuance of a
building permit or Certificate of Occupancy, whichever occurs first.
14. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle City
Pathway/Greenbelt Committee and shall be shown on the final plat prior to issuance of a building
permit or Certificate of Occupancy, whichever occurs first.
15. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
16. The applicant shall obtain written approval of the development relative to the effects of the Boise
Ri ver 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
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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 September 9, 2004.
2. Requests for agencies' reviews were transmitted on September 13, 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-1O4-04) 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. 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.
DA TED this 28th day of October 2004.
ATTEST:
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