Findings - DR - 2007 - DR-32-07 - Emergency Service Facility
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW FOR AN EMERGENCY SERVICE )
FACILITY FOR THE EAGLE FIRE DEPARTMENT )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-32-07
The above-entitled design review application came before the Eagle Design Review Board for their action
on July 12, 2007. 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;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Eagle Fire Department, represented by Aaron M. Randall with JGT Architecture, is requesting
design review approval to construct a 5,730-square foot emergency service facility for Station No.
3. The 0.631-acre site is located on the southeast comer of North Linder Road and West Clearfield
Drive within Copperfield Subdivision at 1225 North Cactus Creek Avenue. (Lots I and 2, Block
I, Copperfield Subdivision).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on May 9,2007.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on May 21, 2007, In accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On June 18, 2007, the Eagle Planning and Zoning Commission recommended approval of a
conditional use application for an emergency services facility (CU-07-07).
E. COMPANION APPLICATIONS: None
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMPPLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Residential Three R-2-DA (residential with Vacant lot within
development agreement) Copperfield Subdivision
Proposed No Change No Change Emergency service facility
North of site Residential Three R-2-DA (Residential with Vacant lot within
development agreement) Copperfield Subdivision
South ofsite Residential Three R-3-DA ( Residential with Residential dwelling unit
development agreement)
East of site Residential Three R-2-DA (Residential with Vacant lot within
development agreement) Copperfield Subdivision
West ofsite Residential Two R-2-DA-P (residential with Mosca Seca Subdivision
development agreement PUD) (formerly known as
Legacy)
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS:
There are two (2) existing landscape berms, one on the north and west sides of the property
another on the south side. The berm on the north side of the property is landscaped with various
tree species and ground cover. The southern berm has not been landscaped. A six foot (6') vinyl
fence runs the entire length of the southern property line.
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H. SITE DESIGN INFORMATION:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 47,000-square feet (0.631 acres) 17,000-square feet (0.39-acres
minimimum)
Percentage of Site Devoted to 20% (approximately) 40% (maximum)
Building Coverage
Percentage of Site Devoted to 37% (approximately) 10% (minimum)
Landscaping
Number of parking Spaces ll-parking spaces 12-parking spaces (minimum)
Front Setback 75-feet (west) 25-feet (minimum)
Rear Setback 30-feet (east) 20-feet (minimum)
Side Setback 20-feet (south) 7.5-feet (minimum)
Street Side Setback 25-feet (north) 20-feet (minimum)
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: One building to be used as an emergency service facility
(Fire Department).
Height and Number of Stories of Proposed Buildings: Twenty eight feet (28'), one story.
Gross Floor Area of Proposed Building: 5,730-square feet.
On and Off-Site Circulation:
A 3,600-square foot (approximately) paved parking lot provides parking for vehicles using this
site. One thirty eight foot (38') wide driveway is proposed approximately 107-feet north of the
south property on North Cactus Creek Avenue providing access to the parking lot associated with
this site. One forty nine foot (49') wide driveway is proposed approximately 29-feet north of the
south property line on North Cactus Creek Avenue providing access to the parking area for the fire
apparatus. One forty nine foot (49') wide driveway is proposed on Linder Road approximately
twenty nine feet (29') north of the south property line.
K. BUILDING DESIGN FEATURES:
Roof: Low-pitched roof featuring grey architectural grade asphalt shingles. Gable-end roofs will be
covered with architectural grade metal roofing.
Walls: Synthetic stone, wood siding to match surrounding residences.
Windows/Doors: Bronze-colored casement windows with tinted glazing. Overhead roll-up doors
located in truck bays will be off-white in color.
FascialTrim: Copper flashing around roof. The materials used will compliment surrounding homes
and will therefore not be a distraction to the neighborhood.
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L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are numerous trees located
throughout the site. The site/landscaping plan submitted by the applicant shows all existing trees
will be preserved.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): Tree mix at the site consists of Honey Locust, Red
Maple, Amur Maple, Alpine Fir, Ponderosa Pine, Cherry and Pear trees.
Street Trees: Eleven (11) street trees are currently at the site. Four (4) trees located along
Clearfield Drive and seven (7) trees on North Linder Road.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation system required
within berm/landscape area on the south side of the property and within the landscaped parking
area.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Continuous landscaping is proposed around the parking lot.
b. Interior Landscaping: 5% interior landscaping is required, 17% is proposed.
M. TRASH ENCLOSURES:
The applicant is proposing to use a trash tote, which will be located within one of the fire truck
bays. The tote will be placed at the curb on trash day and returned to the bay of the building.
N. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. The units will be screened by
a screen wall constructed of materials that match those used in construction of the building.
O. OUTDOOR LIGHTING:
Outdoor lighting will be mounted to exterior walls of the building to identiJY entrance and exit
points on the building. No additional outdoor lighting will be installed with this building. All
proposed lighting will comply with Eagle City Code.
P. SIGNAGE:
No signs are proposed with this application. A separate design review application is required for
the approval of any signs.
Q. PUBLIC SERlCES AVAILABLE:
Preliminary approval letters from Central District Health Department, 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: Emergency service facility (fire department)
S. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists.
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T. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - no
Evidence of Erosion - no
Fish Habitat - no
Floodplain - no
Mature Trees - Yes, existing street trees adjacent to Clearfield Drive and North Linder Road.
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 incorporated herein by
reference and attached to the staff report. Comments, which appear to be of special concem, are
noted below:
Eagle Sewer District
Central District Health Department
Eagle Fire District
W. LETTERS FROM THE PUBLIC:
To date, no letters from the public have been received regarding this proposal.
X. COMMENTS FROM CITY FORESTER:
Memo from Julie Lafferty, dated May 31, 2007, (incorporated herein by reference and attached to
the staff report).
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
· The Comprehensive Plan designates this site as residential.
B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
· ECC 8-3-3 (D) - Side and Rear Yards For Nonresidential Uses Abutting Residential Districts:
Nonresidential buildings or uses shall not be located nor conducted closer than forty feet (40') to
any lot line of a residential district; except that the minimum yard requirements may be reduced to
fifty percent (50%) of the requirement if acceptable landscaping or screening approved by the
council is provided. Such screening shall be a masonry or solid fence between four (4) and eight
feet (8') in height, maintained in good condition and free of all advertising or other signs.
Landscaping provided in lieu of such wall or fence shall consist of a strip of land not less than
twenty feet (20') in width planted with an evergreen hedge or dense planting of evergreen shrubs
not less than four feet (4') in height at the time of planting.
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· ECC 8-4-4-2 (D) - Screening And/Or Landscaping: Whenever a parking area is located in or
adjacent to a residential district, it shall be effectively screened on all sides which adjoin or face
any property used for residential purposes by an acceptably designed wall, fence, or planting
screen. Such wall, fence, or planting screen shall not be less than four feet (4') in height nor more
than six feet (6') in height and shall be maintained in good condition. The space between such
fence, wall or planting screen and the lot line of the adjoining premises in any residential district
shall be landscaped with grass, hardy shrubs or evergreen ground cover, and maintained in good
condition. In the event that terrain or other natural features are such that the erection of such wall,
fence, or planting screen will not serve the intended purpose, then no such wall, fence, or planting
screen and landscaping shall be required.
C. DISCUSSION:
· The applicant is proposing to construct a 5,730-square foot emergency service facility for the
Eagle Fire Protection District on Lot 2, Block 2 of Copperfield Subdivision. The building has been
oriented so that the emergency vehicles have direct access to Linder Road, thus the trucks do not
have to drive through the residential neighborhood. The only time the trucks will drive through the
subdivision is when they are returning from a call or if they have to respond to a call within the
subdivision. The employee parking is proposed to be located on the east side of the facility. The
typical shift for an employee at this facility will be twelve hours.
· The applicant indicates with their justification letter, date stamped by the City on May 9,2007,
that the design of the building represents the Prairie School style of architecture represented in the
City of Eagle EASD book. A broad-hipped low pitched roof with architectural grade asphalt
shingles in a dark neutral color is proposed. The exterior walls of the proposed emergency services
facility will be composed of synthetic stone, wood siding and copper flashing. There will be two
(2) covered porches at the main entry from the parking lot and the rear entry of the facility.
Windows and doors will feature bronze-colored frames and tinted glass. Staff defers comment
regarding the building design and colors to the Design Review Board.
· Eagle City Code 8-3-3(D) requires a separation offorty feet (40') between residential and
nonresidential uses within a residential district. However, if acceptable landscaping and screening
is provided, the forty foot (40') separation requirement can be reduced by fifty percent (50%). The
landscape plan, date stamped by the City on May 9, 2007, shows an existing six foot (6')-high
vinyl fence and a proposed twenty foot (20')-wide landscape buffer between the south property
line and the proposed emergency services facility.
· Eagle City Code section 8-4-5 requires twelve (12) parking spaces. The applicant is proposing
eleven (II) parking spaces, including one (I )-ADA compliant parking stall for handicapped
parking. ECC 8-4-4-2(G) requires handicapped parking spaces to be twelve feet by nineteen feet
(12' x 19') or two (2) eight feet by nineteen feet (8' x 19'), separated by a five foot (5') aisle.
Without the handicapped parking space, the parking area would be able to provide twelve (12)
parking spaces. However, it is staffs opinion that proposed parking will be sufficient.
· Staff defers comment regarding fencing, building design and colors to the Design Review Board.
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STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date, staff recommends approval with the site
specific conditions of approval and the standard conditions of approval provided below..
PUBLIC MEETING OF THE BOARD:
A. A meeting was held on the application before the Design Review Board on July 12, 2007, 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 5 to 0 (McCullough and Weber absent) to approve DR-32-07 for a design review
application to construct an emergency services facility for the Eagle Fire 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. A plan showing construction fencing around the existing trees (a minimum of 10-feet from the trunk of
the tree or at the drip line of the tree (whichever is closer)) to prevent any damage within the drip line
of the trees should be submitted to the City. The construction fencing shall be installed prior to
commencing any site work. Cups or dams shall be built within the drip line of each tree in order to
retain water and the trees shall be watered on a regular basis. No activity whatsoever shall take place
within the drip line of the trees.
2. All roof vents shall be painted to match color of roof.
3. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
4. Submit $400.00 to the City, at the time of building permit submittal, for all engineering fees incurred
for reviewing this site.
5. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
6. Submit $150.00 to the city at the time of building permit submittal for all fess incurred for reviewing
this project.
7. No signs are approved with this application. A separate design review application is required to be
reviewed and approved by the Design Review Board prior to any signs being constructed on this site.
8. Provide revised building elevations showing how water runoff from the roof will be collected and
directed awav from the building. The revised elevations shall show color and style of gutters and
downspouts. The revised elevations shall be reviewed and approved bv staff and one (I) member of
the Design Review Board prior to the City issuing a Zoning Certificate for the site.
9. Provide a sample of the stone and roofing materials to be used in the construction of the building. The
stone and roofing samples shall be reviewed and approved by staff and two (2) members of the Design
Review Board prior to the City issuing a Zoning Certificate for the site.
10. Provide revised elevations showing a darker color to be used on the fire truck bay doors. The revised
elevations shall be reviewed and approved bv staff and two (2) members of the Design review Board
prior to the City issuing a Zoning Certificate for the site.
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11. Provide a revised landscape plan showing greater concentrations of shrubbery intermixed with conifers
located between the building and the south property line. The revised landscape plan shall be reviewed
and approved by staff and one (1) member ofthe Design Review Board prior to the City issuing a
Zoning Certificate for the site.
12. Provide a revised landscape plan including comments from the City Forester's letter dated Mav 3 L
2007.
13. The site plan date stamped by the city on Mav 9.2007. showing eleven (II) parking spaces is
approved.
14. Provide revised building elevations showing the materials and colors to be used in the construction of
the patio enclosure. The revised building elevations shall be reviewed and approved bv staff and one
(1) member of the Design Review Board prior to the City issuing a Zoning Certificate for the site.
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 ofthe 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 certitying 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.
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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
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600 square feet, and 1,500
gallons per minute for non-residential uses (Le.; Commercial, Industrial, Schools, etc.). Flow rates
shall inspected in accordance with all agencies having jurisdiction, and shall be verified in writing
by the Eagle Fire Department prior to issuance of any building permits or certificate of Occupancy,
whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
13. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area
designated by the City Councilor Eagle City Park and Pathway Development Committee for a path or
walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee
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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
Park and Pathway Development 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 City
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 the City Council 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 modity the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
23. Any change by the applicant in the planned use of the property which is the subject of this application,
shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory
and legal restrictions in force at the time the applicant or its successors in interest advises the City of
Eagle of its intent to change the planned use of the subject property unless a waiver/variance of said
requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is
sought.
24. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City Code
(one year from the City Council approval date).
25. All ground-mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use oflandscaping (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.
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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 May 9, 2007.
2. Requests for agencies' reviews were transmitted on May 21, 2007, 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-32-07) 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 R-2-DA (Residential Two with a development agreement) zoning district.
DATED this 26th day of July 2007.
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