Findings - PZ - 2007 - CU-13-07 - Height Exception For 43' Peak Of Roof/Arts West Music Academy/3.75 Acre/3415 Flint Dr
BEFORE THE EAGLE PLANNING AND ZONING COMMISSION
IN THE MATTER OF AN APPLICATION FOR A )
CONDITIONAL USE PERMIT FOR A )
HEIGHT EXCEPTION REQUEST - ARTSWEST )
MUSIC ACADEMY FOR GARDNER-AHLQUIST )
DEVELOPMENT )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER CU-13-07
The above-entitled conditional use permit application came before the Eagle Planning and Zoning
Commission for their recommendation on October I, 2007. 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:
Gardner-Ahlquist Development, represented by Pamela Hall with Timberline Surveying,
PLLC, is requesting conditional use approval for a 43' -0" peak of roof, building height
exception for the Arts West Music Academy. The height exception (the portion of the
building above 35-feet) is for the purpose of accommodating the design and pitch of the
roof. The 3.75-acre site is located approximately 600-feet north of State Highway 44 at
3415 West Flint Drive.
B. APPLICATION SUBMITTAL:
A Neighborhood Meeting was held at 6:00 PM, September 10,2007, in compliance with
the application submittal requirement of Eagle City Code. The application for this item
was received by the City of Eagle on September I I, 2007.
C. NOTICE OF PUBLIC HEARING:
Notice of Public Hearing on the application for the Eagle Planning and Zoning
Commission was published in accordance with the requirements of Title 67, Chapter 65,
Idaho Code and the Eagle City code on September 24,2007. 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 September 17,2007. The site was posted in compliance with Eagle City Code on
September 21,2007. Requests for agencies' reviews were transmitted on September 17,
2007, in accordance with the requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On September 7, 2004, the Eagle City Council approved a comprehensive plan
amendment and rezone (CPA-3-03 & RZ-8-03) with a development agreement (including
a concept plan) for this site.
On April 12,2005, the Eagle City Council approved a preliminary plat for Symphony
Subdivision (PP-07-04) on this site.
On September 27,2005, the Eagle City Council approved a height exception for 45'-5"
for Rivendell Music Academy (CU-I 1-05)(expired).
Page I of II
K:\Planning Dept\Eagle Applications\CU\2007\CU.I3-07 Arts West Height Exception pzfdoc
On April 17,2007, the Eagle City Council approved a preliminary plat time extension for
Symphony Subdivision (PP-07-04) on this site.
On July 10,2007, the Eagle City Council approved a conditional use permit for six
portable classrooms and one portable bathroom unit for the Arts West School.
(CU-04-07).
E. COMPANION APPLICATIONS: None
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMPPLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Mixed Use MU-DA (Mixed Use with Single-family dwellings,
development agreement) temporary school
buildings, Flint Estates
Subdivision
Proposed No Change No Change Arts West Music Academy
North of site Transitional Residential A-R (Agricultural- Flint Estates Subdivision
& Mixed Use Residential)
South of site Public/Semi-public & MU-DA (Mixed Use with State Highway 44, Camille
Mixed Use development agreement) & Beckman facility, and
Public/semipublic vacant State owned land
East of site Transitional Residential A-R (Agricultural- Single-family dwellings
Residential) Flint Estates Subdivision,
proposed Symphony
Square Subdivision
West ofsite Transitional Residential A-R (Agricultural- Single-family dwellings
Residential) Flint Estates Subdivision
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS:
This site is located within the Symphony Subdivision (approved as a Preliminary Plat (PP-
07-04) on April 12,2005 by the City Council).
I. SITE DESIGN INFORMATION:
Arts West School temporary classrooms, single-family dwellings, trees and vacant land.
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
There is to be one building to include the music academy with practice rooms, reception
hall and concert hall.
Height and Number of Stories of Proposed Buildings:
The building is to be two stories with a height of 43-feet to the peak of the roof.
Gross Floor Area of Proposed Buildings: N/A
Page 2 of II
K:\Planning Dept\Eagle Applications\CU\2007\CU-1 3-07 Arts West Height Exception pzfdoc
On and Off-Site Circulation: N/A
K. PUBLIC SERVICES A V AILABLE: N/A
L. PUBLIC USES PROPOSED: None.
M. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
N. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - None
Evidence of Erosion - No
Fish Habitat - No
Floodplain - No
Mature Trees - Yes
Riparian Vegetation - No
Steep Slopes - No
Stream/Creek - No
Unique Animal Life - No
Unique Plant Life - No
Unstable Soils - No
Wildlife Habitat - No
Historical Sites - No
O. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED):
None Required
P. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff
report. Comments, which appear to be of special concern, are noted below:
Chevron Pipeline
Eagle Sewer District
Idaho Power Company
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;
D. Will not be hazardous or disturbing to existing or future neighborhood uses;
Page 3 of 11
K:\Planning Dept\Eagle Applications\CWOO7\CU-1 3-07 Arts West Height Exception pzfdoc
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
I. 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:
· The Comprehensive Plan Land Use Map designates this site as Mixed Use.
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.
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.
d. The City Design Review Ordinance shall set forth criteria for building design,
landscaping, signage and other aesthetic standards. Development along State
Page 4 of 11
K:\Planning DeptlEagle Applications\CU\2001\CU-13-01 Arts West Height Exception pzfdoc
Street within the Impact Area and outside the City limits shall be encouraged
to comply with the Design Review Ordinance.
m. Encourage the development of a strong community identity through urban
design standards, downtown revitalization, cultural activities, and visual
gateways to the City.
n. Prepare and adopt design guidelines and development standards to be the
basis for design review of architectural, landscaping, signage and other visual
impacts of development projects.
8. ZONING ORDINANCE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
. Section 8-2-4
Maximum height in a MU zoning district shall be thirty five feet (35').
. Section 8-2A-6 (A)(7)(a)
Additional Height Restrictions: All spires, poles, antennas, steeples, towers, and
any other such structures shall be limited to a maximum of thirty-five feet (35').
Additional height may be permitted if a conditional use permit is approved by the
City Council.
C. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
· ARTICLE II - CONDITIONS ON DEVELOPMENT
2.9 The owner shall submit a Master Design Review site layout and landscape application
for the site, and shall comply with all conditions required by Eagle as a part of the
Design Review prior to issuance of a building permit.
2.11 The subject parcel shall be annexed into the Eagle Sewer District's service boundary
prior to the issuance of any building permits for the site.
2.12 The Concept Plan (Rivendell Music Academy - Exhibit "B" and including Lot 6, Block
2, dated August 25, 2004 - attached hereto and incorporated herein) represents the
Owner's current concept for completion of a music/cultural arts school with cottages
and related ancillary uses. As the Concept Plan evolves, the City understands and
agrees that certain changes in that concept may occur. If the City detennines that any
such changes require additional public comment due to potential impacts on
surrounding property or the community, a public hearing shall be held on any proposed
change in the Concept Plan, notice shall be provided as may be required by the City.
D. DISCUSSION:
Page 5 of 11
K\Planning Dept\Eagle Applications\CU\2007\CU-13-07 Am West Height Exception pzfdoc
· The applicant is requesting a conditional use to allow for a height exception due to the
architectural style proposed for the building. The academy is proposed to be constructed with
the old-European French - colonial revival style of architecture similar to Camille Beckman.
This style of architecture generally anticipates a steeper pitch roof than other styles shown with
the Eagle Architecture and Design Book (EASD).
The proposed building will be in view from the entry corridor to the City on the north side of
West State Street, and will be a complimentary addition in harmony with Camille Beckman on
the south side of West State.
· A request for a height exception for the proposed music school was approved by City Council
on September 27,2005 (CU-II-05). A condition of approval for CU-II-05 stipulated that a
building permit for the proposed school facility had to be obtained within one year, otherwise
the conditional use permit approval for the height exception would be considered null and
void. A building permit for construction of the facility was not obtained by the applicant by
September 27, 2006, thus causing the previous conditional use penn it approved to become
null and void.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date, staff recommends approval of the conditional
use permit with the site specific conditions of approval and the standard conditions of approval
provided in the staff report
PUBLIC HEARING OF THE COMMISSION:
A. A public hearing on the application was held before the Planning and Zoning Commission on
October I, 2007, 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 no one.
C. Oral testimony in favor of this proposal was presented to the Planning and Zoning Commission by
no one (not including the applicant/representative).
COMMISSION DECISION:
The Commission voted 5 to 0 to recommend approval of CU-13-07 for a conditional use penn it
for a height exception request - Arts West Music Academy for Gardner-Ahlquist Development,
with the following staff recommended site specific conditions of approval and standard conditions
of approval with underline text to be added by the Commission:
SITE SPECIFIC CONDITIONS OF APPROVAL:
I. Comply with any applicable conditions of the development agreement for RZ-8-03.
2. Comply with any applicable conditions ofPP-07-04 for Symphony Subdivision.
3. The applicant shall submit a master building design plan that shows general design criteria
including composition, color, materials, and architectural themes to be incorporated into the
construction of all commercial buildings on the site, with details showing how each building will
compliment the others with said design elements. The master plan (including perimeter
landscaping and parking lots) shall be reviewed and approved by the Design Review Board prior
to the issuance of any building permits for the site.
4. All buildings shall comply with the architecture styles found in the Eagle Architecture and Site
Page 6 of 11
K:\Planning Dept\Eagle Applkations\CU\2007\CU-I3-07 Arts West Heighl Exception pzfdoc
Design (EASD) book. Architectural styles not shown within the EASD book will not be
considered.
5. A building permit for this proposal shall be obtained within two years, otherwise the conditional
use approval for a height exception shall be considered null and void.
STANDARD CONDITIONS OF APPROVAL:
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.
I. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits.
2. All permits from Central District Health, Eagle Sewer District & Eagle Fire District, shall be
secured prior to issuance of building permit.
3. 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.
4. 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.
5. 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. A
copy of the construction drawing(s) shall be submitted with the letter.
6. 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.
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.
7. 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
Page 7 of 11
K\Planning Dept\Eagle Applications\CU\2007\CU-13-07 Arts West Height Exception pzf doc
(I) 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.
8. 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.
The applicant shall pay applicable street light inspection fees prior to Certificate of Occupancy.
9. 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.
10. 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.
II. 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. The letter shall include the
following comments and minimum requirements, and any other items of concern as may be
detennined 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.
12. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other
area designated by the City Councilor Eagle City Pathway/Greenbelt Committee for a path or
walkway shall be approved in writing by the Eagle City Pathway/Greenbelt Committee prior to
issuance of a building permit.
Page 8 of 11
K:\Planning Dept\Eagle ApplicationsICU\2001\CU-1 3-07 Arts West Height Exception pzfdoc
13. 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.
14. 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.
15. 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.
16. 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.
17. Basements in the flood plain are prohibited.
18. 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.
19. 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.
20. 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. 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 submits application to the City of Eagle
for a change to the planned use of the subject property.
21. 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).
23. 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.
Page 9 of 11
K:\Planning Dept\Eagle Applicalions\ClJ\2007\CU-13-07 Arts West Height E~ception pzfdoc
CONCLUSIONS OF LAW:
I. The application for this item was received by the City of Eagle on September II, 2007.
2. Notice of Public Hearing on the application for the Eagle Planning and Zoning Commission was
published in accordance with the requirements of Title 67, Chapter 65, Idaho Code and the Eagle City
Code on September 24, 2007. 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 September 17, 2007. The site was posted in
accordance with the Eagle City Code on September 21,2007. Requests for agencies' reviews were
transmitted on September 17,2007, in accordance with the requirements of the Eagle City Code.
3. The Commission reviewed the particular facts and circumstances of this proposed conditional use
permit application (CU-13-07) 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 8-2-3 of Eagle City
Code Title 8 since public service facilities may be permitted in the MU (Mixed Use)
zoning district since a school, public or private as defined within Section 8-1-2
requires a conditional use permit;
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 a school,
public or private is permitted with the approval of a conditional use within the MU
(Mixed Use) zoning district and the Comprehensive Plan designates this site as mixed
use and the development will be required to meet conditions of design review;
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 school is located within a mixed use development and will meet the City's design
review requirements and design requirements;
D. Will not be hazardous or disturbing to existing or future neighborhood uses since the
public service facility will be constructed in accordance with generally accepted
industry standards and safety specifications;
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 in
responses received by agencies providing the public services or as conditioned herein;
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 the project will be funded by Gardner-Ahlquist Development;
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; and
H. Will not result in the destruction, loss or damage of a natural, scenic or historic feature
of major importance since none are apparent on this site.
Page 10 of 11
K:\Planning Dept\Eagle Applications\CU\2007\CU-1 3-07 Arts Wesl Height Exceplion pzfdoc
4. The Commission reviewed the particular facts and circumstances of this proposed conditional use
permit application (CU-13-07) for a height exception to allow for a 43' -0", peak of roof (8-feet higher
than the required maximum of 35-feet), and based upon the information provided concludes that the
proposed height exception is appropriate for the proposed development.
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 15th day of October 2007.
PLANNING AND ZONING COMMISSION
OF THE CITY OF EAGLE
Ada County, Idaho
J~on p;~rrm.P
--
ATTEST:
"".............
"" G />.GL b....
, G V <:...
" 0.' ........ ...
~.- -...
$ ~l' o~^Ti!"'" .~
=f..,.,.~ e. ':.
: .....: ~ ~:
. U. 0 , -. -
: . U ...e '\.. ~. 0 :
- . - ....v-....-
: \ G r" Q:....:
':0 .. e. c:, V ,,~.. ~ ~
.. . h. d"'. L""\ .:
~ -. '''C'OR'O''".- ...-v ~
...., ......... X '"" ...,'"
'" S1'A TC 0 ,,-
'" ~ ,-,-'
."........".
Page 11 of 11
K:\Planning Dept\Eagle ApplicationsICWOO7\CU-1 3-07 Arts West Height Exception pzfdoc