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Findings - PZ - 2006 - CU-03-06 - Building Height Exception Of 46' For A Medical Facility/14.49 Acre/3101 E. State St. BEFORE THE EAGLE PLANNING AND ZONING COMMISSION IN THE MATTER OF AN APPLICATION FOR A CONDITIONAL USE PERMIT FOR A BUILDING HEIGHT EXCEPTION FOR ST. LUKES REGIONAL MEDICAL CENTER ) ) ) ) ORIGINAL FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER CU-03-06 The above-entitled conditional use permit application came before the Eagle Planning and Zoning Commission for their recommendation on July 5, 2006. The Eagle Planning and Zoning Commission 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: St. Luke's Regional Medical Center, represented by ZGA Architects/The Land Group, Inc., is requesting conditional use permit approval for a building height exception of 46 feet for a medical facility. The 14.49-acre site is located at the southwest comer of State Highway 44 and Horseshoe Bend Road at 310 I E. State Street. B. APPLICATION SUBMITTAL: A Neighborhood Meeting was held from 7:00-8:00 PM, Tuesday, April 25, 2006 at the Hilton Garden Inn, Eagle River Meeting Room A, in compliance with the application submittal requirement of Eagle City Code. The applicants also held a second neighborhood meeting Tuesday evening May 16, 2006, on site. The application for this item was received by the City of Eagle on April 28, 2006. C. NOTICE OF PUBLIC HEARING: Notice of Public Hearing on the application for the Eagle Planning and Zoning Commission was published in accordance for requirements of Title 67, Chapter 65, Idaho Code and the Eagle City ordinances on June 19, 2006. Notice of this public hearing was mailed to property owners within three-hundred feet (300-feet) of the subject property in accordance with the requirements of Title 67, Chapter 65, Idaho Code and Eagle City Code on June 14, 2006. The site was posted in accordance with the Eagle City Code on June 27, 2006.Requests for agencies' reviews were transmitted on May 8, 2006 in accordance with the requirements of the Eagle City Code. D. HISTORY OF RELEVANT PREVIOUS ACTIONS: N/ A E. COMPANION APPLICATIONS: DR-55-06/DR-56-06 Building and sign age Design Review applications. Page I of II K:\Planning DeptlEagle Applications\CU\2006\CU-03-06 pzf.doc F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS: COMP PLAN ZONING LAND USE DESIGNATION DESIGNATION Existing Mixed Use MU (Mixed Use) Vacant parcel Proposed No Change No Change Medical Center North of site Commercial C-3 (Highway Business Commercial subdivision District) (Yes Subdivision) South of site Mixed Use R-4 (Residential) Residential subdivision (Lake land Estates) East of site Garden City M-U (Mixed Use Garden Vacant parcel City Designation) West of site Mixed Use MU (Mixed Use) Vacant parcel G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA or DSDA. H. EXISTING SITE CHARACTERISTICS: The property is an undeveloped site adjacent on the southwest comer of State Highway 44 and Horseshoe Bend Road. There is also an existing canal on the southern boundary of the property. 1. SITE DESIGN INFORMATION: The site will contain urgent care, medical imaging facilities, out-patient surgery suites and medical office space. J. GENERAL SITE DESIGN FEATURES: Number and Uses of Proposed Buildings: One (1) medical facility building Height and Number of Stories of Proposed Buildings: Forty-six foot (46') high, two-story building Gross Floor Area of Proposed Buildings: 61,700 square feet (130,800 square feet at full build-out) On and Off-Site Circulation: The site is located on the southwest comer of State Highway 44 and Horseshoe Bend Road. The applicant is proposing an entrance from both of the adjacent roadways as well as sidewalks for pedestrian circulation. Further review of the access points will occur during the Design Review process. K. PUBLIC SERVICES AVAILABLE: The site is within the service boundaries of Eagle Water Company, Eagle Sewer District, and Eagle Fire District. Prior to issuance of a building permit approval letters from the service providers will be required. Page 2 of J1 K:\Planning Dept\Eagle Applications\CU\2006\CU-03-06 pzf.doc L. PUBLIC USES PROPOSED: The medical center is a public quasi-hospital. M. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists N. SPECIAL ON-SITE FEATURES: Areas of Critical Environmental Concern - No Evidence of Erosion - No Fish Habitat - No Floodplain - Yes-southeast comer of site in zone AE Mature Trees - No Riparian Vegetation - No Steep Slopes - No Stream/Creek: yes-irrigation ditch on the southern boundary Unique Animal Life - unknown Unique Plant Life - unknown Unstable Soils - unknown Wildlife Habitat - No O. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not required P. AGENCY RESPONSES: The following agencies have responded and their correspondence is attached. Comments, which appear to be of special concern, are noted below: Central District Health Department of Environmental Quality Eagle Fire Department Eagle Sewer District Idaho Power Idaho Transportation Department Q. LETTERS FROM THE PUBLIC: None received to date. R. EAGLE CITY CODE 8-7-3-2 GENERAL STANDARDS FOR CONDITIONAL USES: The Commission/Council shall review the particular facts and circumstances of each proposed Conditional Use in terms of the following standards and shall find adequate evidence showing that such use at the proposed location: A. Will, in fact, constitute a conditional use as established in Section 8-2-3 of this title (Eagle City Code Title 8) for the zoning district involved; B. Will be harmonious with and in accordance with the general objectives or with any specific objective of the Comprehensive Plan and/or this title (Eagle City Code Title 8); C. Will be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Page 3 of J1 K:\Planning Dept\Eagle Applications\CU\2006\CU-03-06 pzf.doc D. Will not be hazardous or disturbing to existing or future neighborhood uses; E. Will be served adequately by essential public facilities such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer and schools; or that the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such services. F. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; G. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; H. Will have vehicular approaches to the property which are designed as not to create an interference with traffic on surrounding public thoroughfares; and 1. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT: A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: (None) . The Comprehensive Plan Land Use Map (Western Area Plan adopted 09-14-04) designates this site as: Mixed Use Suitable primarily for a variety of uses such as limited office, limited commercial, and residential developments. Uses should complement uses within the Central Business District (CBD). Development within this land use designation should be required to proceed through the PUD and/or Development Agreement process, see specific planning area text for a complete description. Scenic Corridor An Overlay designation that is intended to provide significant setbacks from major corridors and natural features through the city. These areas may require berming, enhanced landscaping, detached meandering pathways and appropriate signage controls. Chapter 12 - Community Design 12.1 Background and Vision Community design is the organized fashion in which a community is developed in order that a general mood or theme is established and maintained. Page 4 of J1 K:\Planning DeptlEagle Applications\CU\2006\CU-03-06 pzf.doc 12.2 Goal Strive to create an aesthetically pleasing community and protect the unique natural beauty and small town character of the City. 12.3 Entry Corridors Entryway corridors are arterial roadways that introduce both visitors and residents to Eagle. City entryways include State Highways 44 (State Street and Alternate Route) and 55 (Eagle Road). These entrances with their landscaping (or lack thereof), commercial signage and building character provide the first, and oftentimes the most lasting impressions of the entire community. The City of Eagle has the responsibility to guide development and redevelopment that occurs along these entryway corridors. B. ZONING ORDINANCE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: (None) . ECC Section 8-2-4 Maximum Height: Maximum height allowed within the Mixed Use zoning district is thirty-five feet (35') in height. . ECC Section 8-2A-6(B) 6. Architectural appurtenance height restrictions: a. All spires, poles, antennas, steeples, towers, and any other such structures shall be limited to a maximum of forty feet (40') within the DDA and TDA and thirty five feet (35') in all other locations. Additional height may be permitted if a conditional use permit is approved by the city council. C. DISCUSSION: . The applicant is requesting a conditional use permit to allow for a height exception to accommodate the architectural style proposed for the medical facility. The applicant is proposing"Prairie Style" architecture, two stories in height. The applicant stated within their narrative that the International Building Code designates medical facilities as "essential facilities" which requires additional floor-to-floor and floor-to-roofheight to accommodate the increase in size of structural members which provides support for the extensive mechanical and electrical service systems. The applicant also indicated within their narrative that to provide functional healthcare requirements and the caliber of design required by the City, and achieve additional design factors-of-safety they could not meet the thirty-five foot (35') height limitation required by Eagle City Code. . The applicant is proposing a mansard style of roof with gentle slopes, which will minimize the overall height of the building. The entry feature of the building is proposed to be forty-six feet (46') in height to accentuate the entry to the facility which is similar to a belfry of a church. The entry feature will help direct visitors to the main entry. . The proposed medical facility also lies within the entryway corridor into the City of Eagle on the south side of State Highway 44. The medical facility will also have to meet Design Review Page 5 of 11 K:\Planning DeptlEagle Applications\CU\2006\CU-03-06 pzf.doc approval utilizing the architectural standards within the Eagle Architecture and Site Design book (EASD) and Eagle City Code, Section 8-2A. The applicant has stated within their justification letter that the proposed medical facility located within the scenic corridor with "Prairie Style" architecture will provide a great first impression as people travel into the City of Eagle. STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF 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 HEARING OF THE COMMISSION: A. A public hearing on the application was held before the Planning and Zoning Commission on July 05, 2006, at which time testimony was taken and the public hearing was closed. The Commission made their recommendation at that time. B. Oral testimony in opposition to this proposal was presented to the Planning and Zoning Commission by one (1) individual who indicated that St. Alphonsus Hospital built within the thirty-five foot (35') height limitation, therefore why should a height exception be approved for St. Lukes? The individual indicated he also works in the medical field and the applicant should be able to build a facility which incorporates all of the mechanical units and electrical requirements within the 35' height limitation of the City. C. Oral testimony in favor of this proposal was presented to the Planning and Zoning Commission by two individuals (not including the applicant/representative) who live to the south of the proposed medical facility within Lakeland Subdivision. These individuals indicated that St. Lukes has worked closely with the residents of Lakeland Subdivision to mitigate the concerns of the residents. Both individuals are opposed to an ambulance dispatch center being located on site and are also opposed to the construction of a collector road through the site. COMMISSION DECISION: The Commission voted 2 to I (Jacobs against, Aspitarte and Lien absent) to recommend approval for a conditional use permit for a building height exception for St. Lukes Regional Medical Center 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 Commission. Commissioner Jacobs indicated he was not in favor of the motion because he felt that reducing the height of the entrance by five feet (5') would diminish from the overall design of the building. SITE SPECIFIC CONDITIONS OF APPROVAL: 1. Only the use St. Luke's Regional Medical Center is approved for a height exception with the conditions noted herein. 2. Comply with the conditions ofDR-SS-06. 3. All buildings shall comply with the architecture styles found in the Eagle Architecture and Site Design (EASD) book. Architectural styles not shown within the EASD book will not be considered. 4. A building permit for this proposal shall be obtained within one year, otherwise the conditional use approval for a height exception shall be considered null and void. Page 6 of 11 K:\Planning DeptlEagle Applications\CU\2006\CU-03-06 pzf.doc S. The applicant shall provide revised building elevations showing the height of the entrance reduced from forty-six feet (46') in height to be closer to the forty-two feet (42') in height of the remainder of the building. The revised elevations shall be reviewed and approved by the Design Review Board prior to the City issuing a zoning certificate for the building. STANDARD CONDITIONS OF APPROVAL: I. 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 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. Page 7 of II K:\Planning Dept\Eagle Applications\CU\2006\CU-03-06 pzf.doc 8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an organized irrigation district, canal company, ditch association, or other irrigation entity, shall be obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or changing has first been approved in writing by the entity. A Registered Engineer shall certify that any ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has been made in such a manner that the flow of water will not be impeded or increased beyond carrying capacity of the downstream ditch; (2) will not otherwise injure any person or persons using or interested in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works Construction. A copy of such written approval and certification shall be filed with the construction drawing and submitted to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. 9. Street light plans shall be submitted and approved as to the location, height and wattage to the City Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. All construction shall comply with the City's specifications and standards. The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The applicant shall pay applicable street light inspection fees prior to Certificate of Occupancy. 10. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the City Engineer. All construction shall comply with the City's specifications and standards. Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the adjoining property. 11. The parking area shall be paved and shall be maintained in good condition without holes and free of all dust, trash, weeds and other debris. 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 Page 8 of J1 K:\Planning DeptlEagle Applications\CU\2006\CU-03-06 pzf.doc 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 ofa building permit or Certificate of Occupancy, whichever occurs first. 14. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle City Pathway/Greenbelt Committee and shall be shown on the final plat prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. 15. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and river protection regulations (if applicable) prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. 16. The applicant shall obtain written approval of the development relative to the effects of the Boise River Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. 17. The applicant shall obtain approval of the development relative to its effects on wetlands or other natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water Resources and/or any other agency having jurisdiction prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. 18. Basements in the flood plain are prohibited. 19. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable County, State and Federal Codes and Regulations shall be complied with. All design and construction shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the Commission and/or Council. 20. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may elect to take those plans to the Design Review Board and/or the Planning and Zoning Commission for review and approval. 21. Any changes to the plans and specifications upon which this approval is based, other than those required by the above conditions, will require submittal of an application for modification and approval of that application prior to commencing any change. 22. 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. 23. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the City of Eagle. The burden shall be upon the applicant to obtain written Page 9 of II K:\Planning DeptlEagle Applications\CU\2006\CU-03-06 pzf.doc confirmation of any change from the City of Eagle. 24. Approval of any Design Review shall expire without notice to the applicant on the date of expiration of the Design Review, as stipulated in Eagle City Code (one year from the Planning and Zoning Commission approval date). 25. 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: I. A Neighborhood Meeting was held from 7:00-8:00 PM, Tuesday, April 25, 2006 at the Hilton Garden Inn, Eagle River Meeting Room A, in compliance with the application submittal requirement of Eagle City Code. The applicants also held a second neighborhood meeting Tuesday evening May 16, 2006, on site. The application for this item was received by the City of Eagle on April 28, 2006. 2. The application for this item was received by the City of Eagle on April 28, 2006. 3. Notice of Public Hearing on the application for the Eagle Planning and Zoning Commission was published in accordance for requirements of Title 67, Chapter 65, Idaho Code and the Eagle City ordinances on June 19, 2006. Notice of this public hearing was mailed to property owners within three-hundred feet (300-feet) of the subject property in accordance with the requirements of Title 67, Chapter 65, Idaho Code and Eagle City Code on June 14,2006. Requests for agencies' reviews were transmitted on May 8,2006, in accordance with the requirements of the Eagle City Code. The site was posted in accordance with the Eagle City Code on June 27, 2006. 4. The Commission reviewed the particular facts and circumstances of this proposed conditional use permit application (CU-03-06) with regard to Eagle City Code Section 8-7-5 "Action by the Commission and Council", and based upon the information provided concludes that the proposed conditional use permit is in accordance with the Eagle City Code because: The proposed conditional use; A. Will, in fact, constitute a conditional use as established in Section 8-2A-6(B) of Eagle City Code Title 8 since Eagle City Code states in part that additional building height above 35-feet may be permitted if a conditional use permit is approved by the City Council; B. Will be harmonious with and in accordance with the general objectives or with any specific objective of the Comprehensive Plan and/or this Title (Eagle City Code Title 8) since there are no inconsistencies with the Comprehensive Plan and since the development will be required to meet conditions of a design review application; C. Will be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area since the development will meet the City's design review requirements and desib'11 requirements of the Eagle Architecture and Site Design Book; D. Will not be hazardous or disturbing to existing or future neighborhood uses since the area is planned for a mix of uses; Page 10 of II K:\Planning DeptlEagle Applications\CU\2006\CU-03-06 pzf.doc E. Will be served adequately by essential public facilities such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer and schools; or that the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such services as noted is responses received by agencies providing the public services. F. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community since facility will not be constructed at a cost to the public and the construction of new hospital adds to the economic vitality of a community; G. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; H. Will have vehicular approaches to the property which are designed as not to create an interference with traffic on surrounding public thoroughfares since the proposed accesses to the facility will be reviewed and approved by Ada County Highway District and Idaho Transportation Department; and 1. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance since a landscape plan showing how the trees will be integrated into the open space areas and the non-buildable area on the parcel will be provided for Design Review Board approval prior to a zoning certificate being issued for the building. 5. Pursuant to Eagle City Code 8-7-3-5 (F), a conditional use permit shall not be considered as establishing a binding precedent to grant other conditional use permits. DATED this 17th day of July 2006. PLANNING AND ZONING COMMISSION OF THE CITY OF EAGLE Ada County, Idaho ~ (':"~,.~" - ATTEST: ~G~'A-<~ ~ ~~ aron . Bergmann, Eagle City Cler *"".11...."" .<1'" <{ 0 Fe..... {" I"'~ ....... -10 '" v ..- ... '( "'., ~. oV.POR..,/..(\'> \ i'" {Ci _._~", i ~~(\SEAL ,,'" . ~ ~"o1A,.t.9 '......0 ..,.,.- :v ......l! OF \~". fit Page II of II K:\Planning Depl\Eagle Applications\CU\2006\CU-03-06 pzf.doc