Findings - DR - 2017 - DR-69-16 - Construct A Blower BuildingBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW TO CONSTRUCT A
BLOWER BUILDING FOR EAGLE
SEWER DISTRICT
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -69-16
The above -entitled design review application came before the Eagle Design Review Board for their action
on December 8, 2016. 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 Sewer District, represented by Lowell Alseth with ZGA Architects and Planners, is requesting
design review approval to construct a 5,027 -square foot blower building at the existing Eagle Sewer
District Wastewater Treatment Facility. The 33.94 -acre site is located on the south side of State
Highway 44 approximately one mile west of Eagle Road at 1993 West State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on November 1, 2016.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on November 9, 2016, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On July 12, 2005, the Eagle City Council approved the annexation and rezone applications (A-05-05
& RZ-08-05) and a conditional use permit application (CU -04-05) for a waste water treatment facility
for this site.
On September 12, 2006, the Eagle City Council approved a modification to the conditional use permit
application (CU -04-05 MOD).
On August 14, 2007, the Eagle City Council approved a design review application for the common
area landscaping within phase 1 of the Eagle Sewer District Facility (DR -41-07).
On October 14, 2008, the Eagle City Council approved a design review application for the
construction of a wastewater treatment facility (DR -51-08).
On November 10, 2009, the Eagle City Council approved a waiver and design review application for
the construction of a 2,864 -square foot storage building at the existing wastewater treatment facility
(WA-03-09/DR-37-09).
E. COMPANION APPLICATIONS: None
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS: The site has been developed as a wastewater treatment facility
with storage buildings for the Eagle Sewer District. There are numerous mature trees located throughout
the site that are to be retained.
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COMP PLAN
ZONING
LAND USE
DESIGNATION
DESIGNATION
Existing
Business Park
PS -DA (Public/Semipublic
Wastewater treatment
with development agreement)
facility
Proposed
No Change
No Change
No Change
North of site
Mixed Use & Residential
A (Agricultural), A -R
Agriculture & Residential
Two
(Agricultural -Residential) &
(two units/acre)
R2 -DA -P (Residential -
Development Agreement -
Planned Unit Development)
South of site
Floodway & Residential
A (Agricultural)
Wastewater Treatment
Two
East of site
Public/Semipublic
RUT (Rural -Urban Transition
Boise River & Vacant land
— Ada County designation)
West of site
Business Park
PS -DA (Public/Semipublic
Proposed Stillwater
with a development
Development & Vacant
agreement) & BP -DA
land
(Business Park with a
development agreement)
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS: The site has been developed as a wastewater treatment facility
with storage buildings for the Eagle Sewer District. There are numerous mature trees located throughout
the site that are to be retained.
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I. SITE DATA:
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site
33.94 -acres (1,478,426 -square feet)
N/A
Percentage of Site Devoted
to Building Coverage
2% (approximately)
50% (maximum)*
Percentage of Site Devoted
to Landscaping
98% (approximately)
50% (minimum)
Number of Parking Spaces
As approved within DR -51-08, three
(3) additional spaces proposed within
the building for maintenance vehicles
As approved within DR -51-08
Front Setback
860 -feet (North)
75 -feet (minimum)*
Rear Setback
130 -feet (South)
0 -feet (minimum)*
Side Setback
700 -feet (West)
50 -feet (minimum)*
Side Setback
560 -feet (East)
50 -feet (minimum)*
*Setbacks and lot coverage are approved per RZ-08-05 MOD.
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) building to be utilized as a blower building to treat
increased flows and loads as service area wastewater discharge increases.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately twenty-four foot (24') high single -story structure.
Gross Floor Area of Proposed Buildings:
The proposed blower building is approximately 5,250 -square feet.
On and Off -Site Circulation:
The property is accessed from an existing driveway located on State Highway 44 which provides access
to the sewer treatment facility to the south.
K. BUILDING DESIGN FEATURES:
Roof: TPO (white)
Walls: Split face CMU (cream), Fluted CMU accent bands (Rose Brown)
Windows/Doors: metal (red), steel (white), Glass block (clear)
Fascia/Trim: Metal parapet coping (Una -Clad "Regal Red), standing seam metal canopy roof (Una -
Clad "Regal Red), metal louvers (Ruskin "Sahara Tan")
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are existing trees located throughout this
site that are to be protected and retained.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
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Street Trees: N/A
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping: No landscaping has been proposed around the perimeter of this project due
to the building being located in the middle of the Eagle Sewer District property adjacent to the
Wastewater Treatment facility. There is asphalt around the facility to be utilized for parking.
M. TRASH ENCLOSURES:
The trash generated from this building will be taken to the dumpster at the Headworks Building. No
additional trash enclosures are proposed.
N. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units to be located within the electrical
room and office space. No rooftop mechanical units are proposed and none are approved.
O. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage is required to be reviewed and
approved by the Zoning Administrator prior to issuance of any building permits.
P. SIGNAGE:
No signs are proposed with this application. A separate design review application is required for the
approval of any signs.
Q. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has not been received by the City. A water
service approval has not been received to date. Approval of the Eagle Fire Department and water
company having jurisdiction will be required prior to issuance of a building permit.
R. PUBLIC USES PROPOSED: None.
S. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
T. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
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 - unknown
Wildlife Habitat - no
U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required.
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V. 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:
Department of Environmental Quality
Eagle Fire Department
Idaho Transportation Department
Tesoro Logistics NW Pipeline
W. LETTERS FROM THE PUBLIC: None received to date.
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted February 10, 2015), designates this site as the
following:
Business Park
Suitable primarily for the development of technical park/research and development facilities, offices
and office complexes, and limited manufacturing activities, including small-scale production,
distribution, and storage of goods. Support activities may also be permitted.
All development within this land use shall be designed to be within a landscaped setting and be free
of hazardous or objectionable elements such as noise, odor, dust, smoke, or glare. Such development
should be operated entirely within enclosed structures and generate minimal industrial traffic.
Development within this land use designation should be required to proceed through the PUD process.
B. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
2.9 All buildings shall be designed in compliance with Eagle City Code Section 8-2A. Permitted
architecture styles are specifically those shown within the Eagle Architecture and Site Design
Book (EASD Book). Architecture styles and building design elements that are not shown with
the EASD Book will not be permitted.
2.15 The development area (lot coverage) shall not exceed 50% of the site.
2.16 All site lighting is to be shielded to direct all light downward and not project horizontally onto
any public right of way, private street, or onto the property line of any residentially zoned parcel
of land or parcel of land used for residential purposes. All lights shall be approved as to location
design and intensity by the Design Review Board.
C. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-5 (E)
Eagle Architecture And Site Design Book-EASD: The purpose of the EASD book is to show,
through the use of pictures and text, specific period architectural styles, themes, and elements
envisioned through the requirements of this article. The EASD book, established through a
resolution of the city council and as may be amended through future resolution(s), contains all
exhibits referenced in this article and is incorporated herein by reference. However, exhibit A-1
may only be modified through an ordinance amendment. The architecture styles found in the
EASD book are permitted styles. Architectural styles not shown within the EASD book will not
be considered. A copy of the EASD book is available at Eagle city hall.
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D. DISCUSSION:
• The applicant is proposing to construct a 5,028 -square foot blower building west of the existing
wastewater treatment facility building. The proposed building has been designed to accommodate
future needs of the District and will include a blower room, electrical room, vehicle storage, and
an office. The applicant has designed the building to comply with elements of the Romanesque
Revival and the Mediterranean styles of architecture within the Eagle Architectural Style and
Design book. The style of architecture is complementary to the existing wastewater treatment
facility building located to the east of this proposed building.
The existing wastewater treatment facility has a chainlink fence around the perimeter of the site.
The applicant is proposing to add additional chainlink on the southeast and northeast side of the
proposed building to connect the fencing between the two buildings. Pursuant to Eagle City Code
Section 8-2A-6(B)(3)(e), chainlink fencing is prohibited. Due to the location of the buildings and
fencing with a distance of approximately 860 -feet from State Highway 44, and with the extensive
berm and mature landscaping, staff recommends the fencing for the proposed building remain
consistent with the existing fencing.
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 within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on December 8, 2016,
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 7 to 0 to approve DR -69-16 for a design review application for a blower building for Eagle
Sewer District, with the following staff recommended site specific conditions of approval and standard
conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of A-5-05 & RZ-08-05 and CU -04-05 and all subsequent
modifications.
2. Comply with all applicable conditions of DR -41-07.
3. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code or located within the building as proposed.
4. 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.
5. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
6. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
7. No rooftop mechanical units are proposed with this application and none are approved.
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8. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
9. No signs are proposed with this application and none are approved.
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.
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)
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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.
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 be 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.
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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.
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.
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CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR -69-16) 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
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 an additional building is permitted with the approval of a design review
application within the development agreement provision and PS -DA (Public/Semi-public 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 building is designed with elements of the
Romanesque Revival and the Mediterranean styles of architecture to match the existing Eagle
Sewer District building;
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 building will provide an additional three (3)
parking spaces for maintenance vehicles along with the paved asphalt area around the buildings;
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 will have similar designs to the existing buildings and is screened from view by
the extensive berm and mature landscaping;
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 has been designed with elements of the Romanesque Revival and the Mediterranean
stayles of architecture utilized on other surrounding buildings in the area;
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
restrictions;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development;
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 commercial center in the area; and
I. No signs are proposed. However, any proposed signs will be required to be harmonious with the
architectural design of the building and adjacent buildings, and shall not cover or detract from
desirable architectural features.
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DATED this 12th day of January 2017.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada Cou ; Idaho
Robert Grubb, Chairman
ATTEST:
r
Sharon K. Bergmann, Eagle City Cler
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