Findings - DR - 2019 - DR-58-19 - Construct A Sewer Lift Station BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A SEWER )
LnT STATION FACILITY FOR THE )
EAGLE SEWER DISTRICT )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-58-19
The above-entitled design review application came before the Eagle Design Review Board for their action
on November 14,2019. The 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;
iINDINGS OF FACT:
A. PROJECT SUMMARY:
The Eagle Sewer District, represented by Ryan Wagner with Keller Associates, is requesting design
review approval to construct a 530-square foot sewer lift station facility. The 0.39-acre site is located
on the south side of West Old Valley Road approximately 450-feet west of South Linder Road within
Compton Andrews Tract(northwest corner of Lot 14).
B. APPLICA'I'ION SUBMITTAL:
The City of Eagle received the application for this item on August 22, 2019. Revised plans were
received by the City on September 18, 2019 (site plan), September 19, 2019 (tree survey), and
November 5,2019(site plans).
C. NO liCE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on August 30, 2019, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACiIONS:None.
E. COMPANION APPLICAi'iONS:None.
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNA1'1ONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Mixed Use MIJ-DA(Mixed Use with a Eagle Sewer District Lift
development agreement) Station
Proposed No Change No change Eagle Sewer District Lift
Station expansion
North of site Commercial C-1-DA(Commercial with a West Old Valley
development agreement) RoadNacant parcel of land
South of site Mixed Use MLT-DA(Mixed Use with a Proposed Linder Project
development agreement)
East of site Mixed Use MCT-DA(Mixed Use with a Proposed Linder Project
development agreement)
West of site Mixed Use, R-4-DA-P(Residential with a Residential-HCRJLeve1 3
development agreement- Subdivision Phase 1
PUD)
G. DESIGN REVIEW OVERLAY DIS'iitICT:Not in the DDA, ThA, CEDA,or DSDA.
H. URBAN RENEWAL DIS'i'I{ICT:No.
I. EXIS'i'iNG SITE CHARAC'I'ERIS'I'ICS:
The existing sewer lift station is located on the northwest corner of the overall Eagle Sewer District site.
The existing site contains a 145-square foot electrical generator building, underground structures, a
ground mounted mechanical unit,and a pole light.The existing generator building,one(1)underground
structure, and the light pole will be removed. An existing swale is located along the northwest corner
of the site that runs south along the west boundary line.The existing site is enclosed with fencing;vinyl
fencing runs along the western boundary line which is to be retained and a portion of the northern
boundary line which will be removed. Chain link fencing with slats runs along the south, east and a
portion of the northern boundary line,all of which will be removed.
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J. SITE DATA:
SITE DATA PROPOSED REQIJiiED
Total Acreage of Site 17,000-square feet 5,000-square feet
(minimum)
Percentage of Site Devoted 3.1%(approximately) 50%(maximum)
to Building Coverage
Percentage of Site Devoted 0% (approximately) 10%(minimum)
to Landscaping
Front Setback(north) 24.5-feet(approximately) 20-feet(minimum)
Rear Setback(south) 50.55-feet(approximately) 20-feet(minimum)
Side Setback(east) 15.32-feet(approximately) 7.5-feet(minimum)
Side Setback(west) 133.5-feet(approximately) 7.5-feet(minimum)
K. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
One(1)530-square feet building proposed to be used for a regional sewer lift station.
Height and Number of Stories of Proposed Buildings:
Sixteen feet(16')high single story.
Gross Floor Area of Proposed Building: 530-square feet.
On and Off-Site Circulation:
The site plan date stamped by the City on August 22, 2019, shows an existing 11-foot wide paved,
gated entrance into the site. The applicant is proposing a 20-foot wide entrance on West Old Valley
Road located 77-feet east of the west property line. The driveway will provide access to the concrete
area located within the proposed sewer lift station site.
L. BUILDING DESIGN FEAlURES:
Roof: Metal roof assembly(Dark Gray),metal vented roof cap(Dark Gray).
Walls: Split face CMU(Light Gray), Smooth face CMU(Charcoal(Dark Gray).
Windows/Doors: Glass block windows(Black),hollow metal doors(Black),metal louver(Black).
Fascia/Trim: Metal fascia with perforated prefinished soffit panels(Charcoal(Dark Gray),metal siding
(Charcoal Gray).
M. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods:
There are four(4)existing trees located near the northeast and southeast corners of the site.
Tree Replacement Calculations:
The applicant is proposing to remove four(4)trees from the site; two Siberian Elm trees, one Scotch
Pine tree,and one Aristocrat Flowering Pear tree. The two Siberian Elm trees do not require mitigation
pursuant to Eagle City Code Section 8-2A-7(C)(1)and the Scotch Pine tree is required to be removed
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due to the location of the proposed separated sidewalk required by ACRD adjacent to West Old Valley
Road.Removal of the one inch(1")caliper Aristocrat Flowering Pear tree results in two inches(2")of
mitigation pursuant to Eagle City Code Section 8-2A-7(C)(1)unless the City Council determines that
no mitigation is required.
Proposed Tree Mix(Species&Number): The applicant is not proposing to plant any trees on this site.
Street Trees: The applicant is not proposing to plant any street trees adjacent to West Old Valley Road.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones:N/A
a. Parking Lot Landscaping:N/A
N. [RASH ENCLOSURES: All trash will be stored inside the building and hauled away by staff.
O. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units to be located on the north side of
the new lift station electrical generator building. The applicant is proposing to construct a ten foot
(10') long by five foot(5')high CMU split face screen wall painted to match the generator building
which will screen the ground mounted mechanical units.
P. OUTDOOR LIGHTING:
Outdoor lighting is proposed to be installed on the west building elevation over each man door. Two
(2)new light poles are to be installed on the site. Detailed lighting cut sheets have been provided by
the applicant.
Q. SIGNAGE:
No signs are proposed with this application.A separate design review application is required to be
submitted for the approval of signs proposed on this site.
R. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City.A water
service approval has not been received to date.Approval of the City of Eagle Water Department will
be required prior to issuance of a building permit.
S. PUBLIC USES PROPOSED: Sewer lift station expansion(Eagle Sewer District).
T. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:No map currently exists.
U. SPECIAL ON-SITE FEA11JRES:
Areas of Critical Environmental Concern-none
Evidence of Erosion-no
Fish Habitat-no
Floodplain-no
Mature Trees-yes, located near the northeast and southeast corners of the site
Riparian Vegetation-no
Steep Slopes-no
Stream/Creek-no
Unique Animal Life-no
Unique Plant Life-no
Unstable Soils-no
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Wildlife Habitat-no
V. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED):
Not required.
X. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
City of Eagle Municipal Water Service
Eagle Fire Department
Marathon Petroleum Corp(fka Andeavor and Tesoro Logistics)
Idaho Transportation Department
Y. LETTERS FROM I'HE PUBLIC:None received to date.
THE DESIGN REVIEW BOARD RECEIVED AND REVIEWED THE FOLLOWING STAi '
ANALYSIS PROVED WITHIN THE STAYY REPORT:
A. COMPREHr;NSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
'11-11S PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 14, 2017), designates this site as the
following:
Mixed Use
Suitable for mixture of uses including limited office, limited commercial and residential. Residential
densities within the designation is up to 20 units per acre but density will be determined on a site by
site basis.Uses should complement and not take away from downtown Eagle.Development within this
land use designation should be required to proceed through the PUD and/or development agreement
process.
Chapter 4: Utilities,Facilities& Services
4.1 Background
Public utilities, facilities, and services are necessary for the overall health, safety, and
welfare of the public and are generally available to Eagle residents. The City of Eagle and
numerous public, private, and special districts provide the basic services of water, sewer,
school, police, fire, and library to residents.
While Eagle's growing population necessitates the need for new and expanded utilities,
facilities,and services,the existing service delivery systems must also be maintained(and
improved)to ensure continued delivery. There will be areas within the City and with the
City's planning area where basic utilities such as water and sewer will be satisfied by on-
site and individual systems. Policies concerning the manner in which public utilities and
services are expanded plan an important role in the location and intensity of future housing,
employment, commercial and industrial development.
While the City provides some public utilities,facilities,and services,the City of Eagle also
depends on outside public and private providers.The City must consider and coordinate its
plans with our service providers in order to best plan for and anticipate the City's needs.
To this end,the City included these service providers in the 2017 Comprehensive Plan.
The goal of the City's comprehensive plan is to identify and engage our planning partners
to ensure that the City's plan informs the utility providers' master plans and vice versa.
The City plan will focus on basic and minimum utility and facility requirements,but will
defer all authority to the specific provider for all services not directly under the authority
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of the City.
Service providers with the City include:
4.7.1 The Eagle Sewer District(ESD), was established in 1963 as a public entity separate from
the City of Eagle.
Wastewater Goals:
Work cooperatively with the Eagle Sewer District to ensure that the District is equipped to
provide wastewater collection services and necessary system expansions and upgrades to
keep pace with and not impede new and orderly development within the area of City impact
and the Eagle Foothills as envisioned in this comprehensive plan.
4.7.2 Objectives:
a. Provide assurance of Eagle's capability to sustain orderly and appropriate growth by
maintaining awareness of Eagle Sewer District's plans for expansion and schedules for
extension and reviewing how these plans fit with the known plans of the development
community in Eagle.
b. Work cooperatively with the ESD to plan for growth within our shared planning areas.
Ensure that planned land uses and development do not exceed the planned capacity of
the sewer system.
Chapter 10 Community Design
10.2 Existing&Future Conditions
The City of Eagle and its citizens take great pride in their community—how the community
is designed, developed and maintained. Community design is the organized fashion in
which a community is developed in order for a general mood or theme to be established
and maintained. Community design is an essential element to how residents and visitors
see the City as they enter and drive through. Properly planned and designed
entryways/gateways invite people into our community through corridors and major
intersections. Good design makes people want to live in Eagle and come and do business
within our community.
10.4 G. Include in the City Design Review Ordinance criteria for building design,
landscaping,signage,and other aesthetic standards. Development along State Street
within the Area of City Impact and outside the City limits shall be encouraged to
comply with the Design Review Ordinance.
J. Require new residential,commercial, and industrial development to meet minimum
design standards as specified by City Ordinances.
M. Development should only be allowed if sewer and domestic water facilities would
be provided to such development as described in Chapter 4 of the Comprehensive
Plan. Require that all urban development shall occur under the jurisdictional
authority of the City and shall be connected to municipal services.
S. Prepare and adopt design guidelines and development standards to be the basis for
design review of architecture, landscaping, signage, and other visual impacts of
development projects.
T. Encourage the planting and preservation of trees to create an urban forest that will
help reduce air and noise pollution, conserve water, reduce soil erosion, assist in
modifying the local climate,increase property values,and improve Eagle's economy
by providing a pleasant and more comfortable place to shop and live.
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AA. Create a City composed of neighborhoods in which basic amenities (schools,
utilities, parks, and services) are accessible, visually pleasing, and properly
integrated to encourage walking and cycling.
BB. Ensure that all commercial uses are designed to be compatible with and context
sensitive to residential uses and environmentally sensitive areas.
QQ. Require all non-transmission utility distribution within the City of Eagle to be
installed underground.
RR. Adopt an ordinance to provide for the future care and maintenance of trees and the
potential use of bonding for tree replacement within new development.
TT. Establish guidelines for types and sizes of trees to be planted.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits,and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to,new commercial, industrial,
institutional, office,multi-family residential projects, signs,common areas, subdivision signage,
proposed conversions,proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing,exterior restoration,and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• Eagle City Code Section 8-2A-7: Landscape and Buffer Area Requirements:
A. Landscape Plan Required:A landscape plan is required for all developments requiring a design
review,including,but not limited to,all subdivision.The landscape plan shall be drawn to scale
(no smaller than 1-inch equals 30 feet)and shall indicate the following:
1. Boundaries,property lines,and dimensions.
2. Existing trees and vegetation identified by species and size.
3. The location and design of areas to be landscaped.
4. The location and labels for all proposed plants.
5. Plant lists or schedules with the botanical and common name, quantity, and spacing and
size of all proposed landscape material at the time of planting.
6. Location and description of other landscape improvements, such as earth berms, walls,
fences,screens, sculptures,fountains, street furniture, lights, and courts or paved areas.
7. Planting and installation details as necessary to ensure conformance with all required
standards.
• Eagle City Code Section 8-2A-7(B): Landscape as Percent of Site:
2. Landscaping shall cover a minimum of ten percent (10%) of the property on all other
developments. Hardscape plaza areas, such as decorative concrete/paver patios that are
integrated into the design of the landscaped area, may be included in the ten percent (10%)
landscape coverage requirement.
3. All landscape improvements required in this section shall count toward fulfillment of the
above minimum percentages.
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• Eagle City Code Section 8-2A-7(C): Existing Vegetation:
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 1?,,,
61/4 inches to 12 inches 1.5x caliper of tree removed 0,j
121/a orches or more lx caliper of tree removed
Mang, 000S���;:t*7.mB�..„a."ii,y✓ a.td.,^':'A»S ?rk,:.• �'.�..,;;:^:"3-v ?� a ".:f°a�k"iS*•..>."v e4 u,v...r wb�4 .,,:;.i�c ,.,:
Removal of the following trees shall not require replacement:black locust,poplar,cottonwood,
willow,tree of heaven, elm, and silver maple. Trees which are weak wooded,weak branched,
suckering, damaged, diseased, insect infested, or containing similar maladies may be exempt
from replacement if removal is first approved by the City.
In all cases,planting within public rights of way shall be with approval from the public and/or
private entities owning the property.
Example:An eight inch(8")caliper tree is removed,an acceptable replacement would be three
(3)4-inch caliper trees or four(4)3-inch caliper trees.
• Eagle City Code Section 8-2A-7(E): Installation And Minimum Standards:
4. The minimum acceptable size for deciduous trees shall be two inch(2")caliper,balled
and burlapped.
5. The minimum acceptable size for evergreen trees shall be six feet(6')to seven feet(7')
balled and burlapped.
• Eagle City Code Section 8-2A-7(I): Irrigation Required: An underground automatic irrigation
system is required for all development as defined in section 8-2A-1 of this article:
1. All required landscaped areas must be provided with an automatic underground irrigation
system.
2. The system shall be equipped with a reduced pressure backflow prevention device.
3. The system shall be designed and constructed to provide one hundred percent (100%) spray
coverage.
4. Wherever feasible, sprinkler heads irrigation lawn or other high water demand landscape areas
shall be circuited so that they are on a separate zone or zones from those irrigating trees,
shrubbery or other reduced water demand areas.
5. Sprinkler heads shall be placed as required to reduce direct overthrow onto nonpervious areas
(walks, drives,etc.).
6. The use of low trajectory spray nozzles is encouraged in order to reduce the effect of wind
velocity on the spray system.
7. Use of nonpotable water for use in the irrigation of lawn and plant material is required when
determined to be available.
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8. All nonpotable water access points shall be clearly and permanently labeled with markers
indicating that the water is not safe for human consumption.
9. Maintain all irrigation systems to ensure proper operation and water conservation.
• Eagle City Code Section 8-2A-7(J): Buffer Areas/Common Lots:
Minimum Requirements:
a. When a commercial or industrial use abuts a residential use,a ten foot(10')wide by six foot
(6')high landscaped buffer is required.
c. To conceal outdoor storage areas,trash receptacles, exposed equipment associated with any
commercial or industrial activity, and off street loading when adjacent to or in view from a
residential activity or public street right-or-way, a five foot (5') wide by six foot (6') high
landscaped buffer is required.
Materials:
a. All buffer areas shall be comprised of,but not limited to, a mix of evergreen and deciduous
trees, shrubs, and ground cover in which evergreen plan materials comprise a minimum of
sixty percent(60%)of the total plan material used.
b. Height requirements shall be accomplished with plant material, with a fence or decorative
wall.
c. The required buffer area shall result in an effective barrier within three (3) years and be
maintained such that sixty percent (60%) or more of the vertical surface is closed and
prevents the passage of vision through it.
d. Chain link fencing,with slats or otherwise,and cedar fencing is prohibited for screening.
• Eagle City Code Section 8-2A-7(M): Parkway Strips, Separated Sidewalks,And Street Trees:
1. Except as may otherwise be required within the DDA, 'IDA, CEDA, and DSDA sidewalks
shall be separated from the curb along all street. Sidewalks shall be required when space
permits.An eight foot(8')wide minimum parkway planter strip planted with shade class(class
II) trees shall be required between the sidewalk and street to provide a canopy effect over
streets.
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.
4. In all cases,any planting within public rights of way shall be with approval from the public
and/or private entities owning the property.
• Eagle City Code Section 8-2A-7(0): Alternative Methods of Compliance:
1. Project Conditions: It is not the intent of these landscape requirements to inhibit creative
solutions to land use problems. Under certain site conditions, a strict interpretation of
requirements may be either physically impossible or impractical. Alternative compliance is a
procedure that allows certain modifications to existing regulations within this section.Requests
for use of alternative landscaping schemes are justified only when one or more of the following
conditions apply:
a. The sites involve space limitations or unusually shaped parcels;
b. Topography, soil,vegetation,or other site conditions are such that full compliance is
impossible or impractical;
c. Due to a change of use of an existing site,the required buffer yard is larger than can be
provided; and
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d. Safety considerations are involved.
2. Request For Alternative Method Of Compliance: The applicant must provide the city with a
written request if an alternative method of compliance is proposed. The request shall state
which requirement as set forth within this section is to be modified, what project conditions
stated within subsection 01 of this section justify using the proposed alternative,and how the
proposed alternative equals or exceeds said requirement.
3. Tree Fund: Persons applying for an alternative method of compliance for relief from
regulations that require all existing trees to remain on site may elect to make a financial
contribution to the Eagle city tree fund in lieu of retaining all trees on site. The condition(s)
which warrants the need for the tree fund alternate method of compliance shall be specified in
the application submitted under subsection 02 of this section. If the application is approved,
the amount to be contributed by the applicant will be based upon the total caliper inches of
deciduous tree(s)removed from the site and the total vertical feet of coniferous trees removed
from the site. Cost per caliper inch for deciduous trees and cost per vertical foot for coniferous
trees shall be determined by resolution of the city council.The applicant shall have the right to
review and consider the value determination, and following said review, to reapply for other
alternative methods of compliance,without prejudice,in accordance with subsection 02 of this
section.
• Eagle City Code Section 8-2A-7(P): Plan Preparation:
Preparing a landscape plan requires special skills. Landscaping involves more than a simple
arrangement of plants with irrigation; plants are not haphazardly placed in a way that fills up
leftover space. Landscape plans should reflect a theme so that site elements are artfully and
technically organized in a way that conveys meaning, coherence, and spatial organization.
Landscaping should enhance the physical environment as well as the project's aesthetic character.
Therefore, landscape plans to be submitted for approval shall be prepared by or under the
responsible control of a licensed landscape architect with said plans to be duly stamped to clearly
identify the preparer.
C. DISCUSSION:
• The applicant is requesting design review approval to expand the existing sewer lift station by
constructing a 530-square foot electrical generator building. The existing 145-square foot building
is to be removed as well as the existing non-compliant overhead lights and poles. The project
includes adding anew wet well, overflow wet well, and vault which are all located
underground. The plan shows a future underground overflow valve vault which is not being
constructed at this time. A new 530-square foot electrical generator building will be added to the
site along the east side midway between the north and south property lines. The applicant's
justification letter, date stamped by the City on August 22, 2019, states the building is designed
with more emphases on function rather than aesthetics. The justification letter also states the
architecture of the building is to match the `English Cottage" style of architecture of the Linder
Apartments proposed to the east and south of this site.The building will be constructed of split face
and smooth face CMU with black metal louvers, metal man doors, and glass block windows. A
ground mounted mechanical unit is proposed to be located north of the building and screened from
view by a CMU block wall. Staff defers comment regarding the architectural style, proposed
building materials and colors of the building to the Design Review Board.
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• A landscape plan prepared by a landscape architect was not submitted with this application;
however, a site plan showing street trees with decorative rock at the base of the trees within the 8-
foot wide landscape strip along West Old Valley Road was submitted by the applicant.
Additionally, the site plan shows junipers to be planted on the north side of the sidewalk to screen
the ground mounted mechanical unit located at the northeast corner of the site, on the south side of
the sidewalk. The applicant is requesting that the landscaping proposed on the Linder Project
located to the south and east of this development be utilized to meet the ten foot(10')wide by six
foot(6') high landscape buffer required on the south and east property lines of this site. With the
exception of the street trees proposed within the 8-foot wide landscape strip, within the right-of-
way of West Old Valley Road, there is no landscaping proposed with this development. Pursuant
to Eagle City Code Section 8-2A-7(B), landscaping is required to cover a minimum of ten percent
(10%) of the site and pursuant to Eagle City Code Section 8-2A-7(J)(2)(a), when a commercial or
industrial use abuts a residential use, a ten foot(10')wide by six foot(6') high landscaped buffer
is required.The applicant has submitted an alternative method of compliance application requesting
the required 10% landscaping and required landscape buffer areas not be required of this
development based on there not being water to this site. See the applicant's justification letter for
further information.
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If the Council approves the project without the requirement of the site having ten percent (10%)
landscaping or the required landscape buffer along the south and east property lines,then additional
conditions are not necessary.
If the Council requires the site to have the required ten percent(10%) landscaping and the required
buffers along the south and east property lines, then the site specific conditions are provided for
Council consideration.
Pursuant to Eagle City Code Section 8-2A-7(B), the applicant should be required to:
o Provide a landscaping plan,prepared by a licensed landscape architect, showing a minimum of
ten percent(10%)landscaping on the site.The landscape plan should be reviewed and approved
by staff and one (1) member of the Design Review Board prior to the issuance of a zoning
certificate.
Pursuant to Eagle City Code Section 8-2A-7(J)(2)(a),the applicant should be required to:
o Provide a landscape plan, prepared by a licensed landscape architect, showing a ten foot(10')
wide by six foot(6') high landscape buffer along the south and east property lines of this site.
The landscape plan should be reviewed and approved by staff and one (1) member of the
Design Review Board prior to the issuance of a zoning certificate.
• As mentioned above, the applicant is proposing to install decorative rock at the base of the street
trees within the eight foot (8') wide landscape strip located adjacent to West Old Valley Road.
HCR Level 3 Subdivision, located west of the District's property,has street trees and grass planted
within an eight foot (8') wide landscape strip. The applicant should be required to provide a
landscape plan showing grass to be planted within the eight foot (8') planter strip to match the
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existing streetscape along West Old Valley Road to the west of the site. The landscape plan should
be reviewed and approved by staff and one (1) member of the Design Review Board prior to the
issuance of a zoning certificate.
• Pursuant to the applicant's justification letter, there is no irrigation or potable water to the site.
Pursuant to Eagle City Code Section 8-2A-7(I), an underground automatic irrigation system is
required for all development as defined in 8-2A-1. The applicant should be required to provide a
landscape plan, prepared by a licensed landscape architect, showing an underground automatic
irrigation system on this site to water the proposed street trees and any additional landscaping
required on this site. The landscape plan should be reviewed and approved by staff and one (1)
member of the Design Review Board prior to the issuance of a zoning certificate.
• There is an existing six foot (6')tall vinyl fence along the west property line that is to remain. A
six foot (6') tall black wrought iron fence is proposed to be installed along the east and south
property lines of the site by the developer of the Linder Project located to the east and south of this
development.There is an existing six foot(6')tall combination chain link fence with slats and vinyl
fence along the north property line along West Old Valley Road,which will be replaced with a six
foot (6') tall black wrought iron fence with a vehicle gate and man gate installed at the entrance
into the site along West Old Valley Road. The six foot(6')high wrought iron fence proposed south
of the five foot(5')wide separated sidewalk located adjacent to West Old Valley Road,is approved.
STAYY RECOMMENDATION PROVED 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 below.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on November 14,
2019, at which time the Board made their decision.
B. Oral testimony in opposition to the application was presented to the Design Review Board by no one.
C. Oral testimony in favor of the application was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DELIBERATION: (Granicus time 1:28:12)
Upon completion of the applicant's and staff's presentations,the Board discussed during deliberation that:
• The Board is in favor of a solid six foot(6')brown vinyl fence being installed on the north, south,and
west property lines of the site to help screen this public utility from view.
• The applicant should provide a revised color palette of the proposed building showing how the colors
complement the color of other buildings in close proximity to this site as well as the existing and
proposed brown vinyl fence.
• The Board affirmed the landscaping within the eight foot(8')wide planter strip should be watered by
an automatic irrigation system.
• With the requirement of a solid fence around the entire perimeter of the site,the Board is in favor of
the adjacent development, The Linder Project (located to the east and south of this site), not being
required to install the wrought iron fence approved with that project (DR-12-18) along the shared
property lines of this site and The Linder Project.
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KAPlanning DeptTagle Applications\DA2019\DR-58-19 ESD Lift Station drf.docx
BOARD DECISION:
The Board voted 5 to 0(Brasher absent)to recommend approval of DR-58-19 for a design review
application to construct a 530-square foot sewer lift station facility for the Eagle Sewer 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 and text shown with strikethrough to be deleted
by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Provide a landscape plan showing grass to be planted within the eight foot(8') planter strip to match
the existing streetscape along West Old Valley Road to the west of the site. The landscape plan shall
be reviewed and approved by staff and one (1) member of the Design Review Board prior to the
issuance of a zoning certificate.
2. Provide a landscape plan, prepared by a licensed landscape architect, showing an underground
automatic irrigation system on this site to water the proposed street trees and any additional landscaping
required on this site. The landscape plan shall be reviewed and approved by staff and one(1)member
of the Design Review Board prior to the issuance of a zoning certificate.
3. The A six foot (6') high wrought iron brown vinyl fence (to match the existing fence located on the
west property line) proposed shall be installed south of the five foot (5') wide separated sidewalk
located adjacent to West Old Valley Road,and on the south and east property lines is-apiffeved.
4. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
5. All building and site lighting shall be shielded and otherwise installed in accordance with Eagle City
Code Section 8-4-4-2.
6. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing
this project, prior to the issuance of a zoning certificate and/or upon receipt of an invoice by the City,
whichever occurs first.
7. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
8. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
9. Paint all electrical meters,phone boxes, etc. located on the building to match the color of the building.
10. No signs are proposed with this application and none are approved.
11. Provide revised building elevations showing the color palette and materials of the building to
complement the brown vinyl fence and the roof color used on the buildings proposed within The Linder
Project and within close proximity. The revised building elevations shall be reviewed and approved by
staff and one W member of the Design Review Board prior to issuance of a zoning certificate.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department,including but not limited to approval of the drainage system,curbs,gutters,
streets and sidewalks. A letter of approval from the highway district having jurisdiction shall be
submitted to the City prior to issuance of a Zoning Certificate for this site.
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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.
8. No ditch,pipe or other structure,or canal,or drain,for irrigation water or irrigation waste water owned
by an organized irrigation district, canal company,ditch association, drainage district, drainage entity,
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 Engineer prior to the City Engineer
signing the final plat.
9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch,pipe or other structure,or canal,or drain,
used for irrigation water or irrigation waste water without the express written approval of the organized
irrigation district,canal company,ditch association,drainage district,drainage entity or other irrigation
entity associated with such ditch,pipe or other structure, drainage or canal. The applicant shall submit
a copy of the written approval from the irrigation entity,drainage district,or drainage entity prior to the
City Clerk signing the final plat.
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10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy,whichever occurs
first. Whether located inside or outside of the public right-of-way the perpetual maintenance of the
street lights shall be the responsibility of the applicant, subdivider, business owner, homeowner, or
homeowner's/business owner's association, whichever the case may be. The applicant shall pay
applicable street light inspection fees prior to Certificate of Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location,height and wattage by the City
Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents.Any lights
used to illuminate the parking lot shall be so arranged as to reflect the light away from the adjoining
property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of all
dust,trash,weeds and other debris.
13. One set of building plans,for any non single-family residential use,shall be submitted to the Eagle Fire
Department for approval. An approval letter from the Eagle Fire Department shall be submitted to the
City prior to issuance of any building permits or Certificate of Occupancy,whichever occurs 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
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
14. Any recreation area,greenbelt area or pathway area along the Boise River,Dry Creek or any other area
designated by the City Council or Eagle City 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.
15. 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.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy,whichever occurs first.
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KAPlanning DeptTagle Applications\DA20I9\DR-5849 ESD Lift Station drf.docx
17. The applicant shall obtain written approval of the development relative to the effects of the Boise River
Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the
Commission and/or Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and/or the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based,other than those required
by the above conditions,will require submittal of an application for modification and approval of that
application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Any change by the applicant in the planned use of the property which is the subject of this application,
shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory
and legal restrictions in force at the time the applicant or its successors in interest advises the City of
Eagle of its intent to change the planned use of the subject property unless a waiver/variance of said
requirements or other legal relief is granted pursuant to the law in effect at the time the change in use
is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date,as stipulated in Eagle City Code
(one year from the City Council approval date).
26. All ground-mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping).The light source itself shall otherwise be screened as provided for within Eagle City Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights,claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-58-19) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
Page 18 of 20
KAPlanning DeptTagle Applications\Dr\2019\DR-58-19 ESD Lift Station drf.dcez
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and a sewer lift facility is permitted with the approval of a design review
application within the MU-DA(Mixed Use with a development agreement)zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed sewer lift station generator building is
designed with materials and colors associated with an"English Cottage" style architecture which
complements the general vicinity;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the site requires parking for employees only for
the proposed use;
D. Will not interfere with the visual character,quality,or appearance of the surrounding area and City,
and where possible,enhance the continuity of thematically common architectural features since the
proposed building has been designed with quality materials that are consistent with an "English
Cottage" architectural style and will harmonize with the proposed apartments and existing
residential homes in the vicinity;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the proposed
building is in conformance with the Eagle Architecture and Site Design book and has been designed
to complement the proposed apartments and existing residential homes in the vicinity;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the proposed building is in conformance with the required setbacks and height
regulations;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the site has been
designed with a sidewalk that provides for pedestrian connectivity and access to the residential
homes and apartments within the vicinity;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable residential center in the area since there
is a sidewalk that connects to other residential properties within the vicinity; and
I. No signs are proposed with this application. All signs, if approved, will be required to be
harmonious with the architectural design of the building and will not cover or detract from the
desirable architectural features.
Page 19 of 20
K:\Planning DeptTagle ApplicaGons\DA2019\DR-58-19 ESD Lift Station drf.dcez
DATED this 12th day of December 2019.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho S
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Craig Bras r, Chairman 11...:::#6 �,�, „�,
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Sharon K. Bergmann, Eagle City Clerk
Page 20 of 20
K:\Planning Dept\Eagle Applications\Dr\2019\DR-58-19 ESD Lift Station drf docx
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