Findings - CC - 2019 - DR-14-19 MOD - Design Review For 9 TownhomesBEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR NINE TOWHOME )
BUILDINGS (29 -UNITS) WITHIN TRUMAN )
COVE SUBDIVISION NO. 3 FOR RENNISON )
COMPANIES, INC. )
iINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -14-19 MOD
The above -entitled design review application came before the Eagle City Council for their action on
October 22, 2019. The Eagle City Council 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:
Rennison Companies, Inc., represented by Brian Liquin, is requesting design review approval to
construct nine (9) townhome buildings (29 -units) within Truman Cove Subdivision No. 3 (two — 4,464 -
SF, three — 6,240 -SF, four — 8,046 -SF). The 4.03 -acre site is located on the south side of East Riverside
Drive approximately 250 -feet south of the intersection of East Riverside Drive and South Ancona
Avenue at 2035 East Riverside Drive.
B. APPLICA 1 10N SUBMITTAL:
The City of Eagle received the application for this item on August 21, 2019. Supplemental information
(color palette for duplex/4-plea, site plan) were received by the City on September 11, 2019.
C. NOHCE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on August 29, 2019, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS AC1'IONS:
On November 10, 2015, the Eagle City Council approved a rezone and preliminary plat for Eagle Lakes
Subdivision (RZ-10-15 and PP -07-15).
On January 14, 2016, the Eagle Design Review Board approved a design review application for the
common area landscaping, nineteen (19) apartment buildings, and a clubhouse within Eagle Lakes
Subdivision (DR -58-15).
On January 14, 2016, the Eagle Design Review Board approved a design review sign application for a
subdivision entry monument sign for Eagle Lakes Subdivision (DR -59-15).
On January 12, 2017, the Eagle Design Review Board approved a design review modification to modify
the common area landscaping, location of eighteen (18) apartment buildings, and clubhouse within
Eagle Lakes Subdivision (DR -58-15 MOD).
On January 30, 2017, the Zoning Administrator approved a lot line adjustment (associated with the
subject site) for IPC Brooklyn Park, Investors, LLC (LLA -O1-17).
On September 11, 2018, the City Council approved a development agreement (in lieu of a PUD)
modification and preliminary plat modification for Truman Cove Subdivision (fka Eagle Lakes
Subdivision), a previously approved 301 -unit, 80 -lot (51 -single-family, 6 -multi -family _consisting of
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250 -units], 12 commercial, 10 -common, and 1 -private street) subdivision. The subdivision
modification includes 327 -units, 11 0 -lots (77 -single-family, 6 -multi -family ;consisting of 250 -units],
12 -commercial, and 15 -common -consisting of 1 -private street, 1 -private alley, and 1 -access drive])
(RZ-1O-15 MOD2 & PP -07-15 MOD).
On November 13, 2018, the City Council approved a design review application for the common area
landscaping and entry feature within Truman Cove Subdivision No. 2 (DR -34-18).
On January 8, 2019, the City Council approved a modification to Condition of Development #3.6 of
the rezone development agreement associated with the approved Truman Cove Subdivision (RZ-10-15
MOD3).
On April 9, 2019, the Eagle City Council approved a design review application for the common area
landscaping and pool house within Truman Cove Subdivision No. 3 (DR -14-19).
E. COMPANION APPLICAi'IONS: None
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNA'iiONS:
Existing
COMP PLAN ZONING
DESIGNATION DESIGNATION
Mixed Use and Scenic
Corridor
Proposed No Change
North of site Mixed Use
South of site
East of site Mixed Use
West of site Mixed Use
Mixed Use
M1J-DA (Mixed Use with
Development Agreement lin
lieu of a PUD])
No Change
MU -DA (Mixed Use with
Development Agreement lin
lieu of a PUD])
MIJ-DA (Mixed Use with
Development Agreement lin
lieu of a PUD])
MU -DA (Mixed Use with
Development Agreement :in
lieu of a PUD])
MLT -DA (Mixed Use with
Development Agreement lin
lieu of a PUD])
LAND USE
Undeveloped property
(Truman Cove Subdivision
No. 3)
Single-family residential
(attached and detached)
Truman Cove Subdivision
No. 1
Proposed Truman Cove
Subdivision No. 2
Eagle Lakes Apartments
Proposed Truman Cove
Subdivision No. 2
G. DESIGN REVIEW OVERLAY DIS'lKICT: Not in the DDA, ii)A, CEDA, or DSDA.
H. URBAN RENEWAL DIS1RICT: Yes.
I. EXIS'I'ING SITE CHARACI'ERISTICS: The site has not been developed.
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J. SITE DATA:
SITE DATA
Total Acreage of Site
Percentage of Site Devoted
to Building Coverage
Percentage of Site Devoted
to Landscaping
Number of Parking Spaces
SITE DATA
Front Setback (East)
PROPOSED
4.03 -acres (175,546 -square feet)
56% to 74% (approximately — per
unit)
50.7% (approximately — within the
overall development)
79 -parking spaces total
(58 -covered parking spaces :29 -two
car garages], 11 -guest parking
spaces located off of Sunset Cove
Lane and Island Cove Lane, 10 -
guest parking spaces previously
reviewed with the clubhouse)
Building A (Phase 2)
PROPOSED**
9 -feet
Rear/Access Drive (West) 8 -feet
Exterior Side (North/South) 10-feet/5-feet
REQIJ1RED
5,000 -square feet (minimum)
75% (maximum)
15% (minimum)
66 -parking spaces total
(58 -parking spaces :29 -covered
parking spaces], 8 -guest parking
spaces)
REQIJIRED*
5 -feet (minimum)
8 -feet (minimum)
5 -feet (minimum)
. •
*Note: Setbacks and lot g
coveragaperthe development a reement associated with RZ-10-15 MOD2.
**Note: Setbacks measureder building.
p
Building B (Phase 3)
SITE DATA PROPOSED**
Front Setback (East) 9 -feet
Rear/Access Drive (West) 8 -feet
Exterior Side (North/South) 5-feet/1O-feet
*Note: Setbacks and lot coverage per the development agreement associated with
**Note: Setbacks measured per building.
REQIJII&ED*
5 -feet (minimum)
8 -feet (minimum)
5 -feet (minimum)
RZ-1O-15 MOD2.
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SITE DATA
Front (West) 9 -feet
Rear/Access Drive (East) 8 -feet
Street Side (North) 5 -feet
Exterior Side (South) 5 -feet
Building C (Pase 4)
PROPOSED**
REQLI!(ED*
5 -feet (minimum)
8 -feet (minimum)
5 -feet (minimum)
5 -feet (minimum)
*Note: Setbacks and lot coverage per the development agreement associated with RZ-1O-15 MOD2.
**Note: Setbacks measured per building.
Building D (Phase 5)
SITE DATA PROPOSED**
Front (North) 9 -feet
Rear/Access Drive (South) 8 -feet
Exterior Side (West) 5 -feet
Street Side (East) 5 -feet
REQIJIRED*
5 -feet (minimum)
8 -feet (minimum)
5 -feet (minimum)
5 -feet (minimum)
*Note: Setbacks and lot g
coveragaperthe development a reement associated with RZ-10-15 MOD2.
**Note: Setbacks measured per building.
Building E (Phase 6)
SITE DATA PROPOSED**
Front (North) 9 -feet
Rear/Access Drive (South) 8 -feet
Exterior Side (East/West) 5-feet/5-feet
I11 IIIIIIII I IJtla 1111
REQIJIRED*
5 -feet (minimum)
8 -feet (minimum)
5 -feet (minimum)
*Note: Setbacks and lot coverage per the development agreement associated with RZ-1O-15 MOD2.
**Note: Setbacks measured per building.
Building F (Phase 7)
SITE DATA PROPOSED**
Front (East) 9 -feet
Rear/Access Drive (West) 8 -feet
Street Side (North) 5 -feet
Exterior Side (South) 5 -feet
REQIJII&ED*
5 -feet (minimum)
8 -feet (minimum)
5 -feet (minimum)
5 -feet (minimum)
11111111.....11.. ■ IILI 11..111 .I 11111 ����._� 11111 .��� 111.111.11_III II ■I 111 . 111 LII I 111111111 III..IIIIIII_I 11111.111 IJIIJ■11_.11■
*Note: Setbacks and lot coverage per the development agreement associated with RZ-1O-15 MOD2.
**Note: Setbacks measured per building.
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1_.....11_.__ 1 11.1.1.1•111
Building G (Phase 8)
SITE DATA PROPOSED**
Front (East) 9 -feet
Rear/Access Drive (West) 8 -feet
Exterior Side (North/South) 5-feet/5-feet
REQIJIRED*
5 -feet (minimum)
8 -feet (minimum)
5 -feet (minimum)
*Note: Setbacks and lot g
coveragaperthe development a reement associated with
**Note: Setbacks measureder building.
p
SITE DATA
Building H (Phase 9)
PROPOSED**
Front (East) 9 -feet
Rear/Access Drive (West) 8 -feet
Exterior Side (North/South) 5-feet/5-feet
• . •
*Note: Setbacks and lot g
coveragaperthe development a reement associated with
**Note: Setbacks measured per building.
Building I (Phase 10)
SITE DATA PROPOSED**
Front (East)
9 -feet
Rear/Access Drive (West) 8 -feet
Exterior Side (North/South) 5-feet/5-feet
RZ-1O-15 MOD2.
REQUIRED*
5 -feet (minimum)
8 -feet (minimum)
5 -feet (minimum)
RZ-1O-15 MOD2.
REQIJII&ED*
5 -feet (minimum)
8 -feet (minimum)
5 -feet (minimum)
•
*Note: Setbacks and lot g
coversgaperthe development a reement associated with RZ-10-15 MOD2.
**Note: Setbacks measured per building.
K. PARKING ANALYSIS:
Number of Units: 29 (a11 3 -bedroom units)
• Eagle City Code Section 8-4-5 requires the following parking for apartments or multi -family
dwellings: For each unit with 2 or more bedrooms - 2 including 1 covered; for each 1 bedroom or
studio unit - 1.5 including 1 covered. 0.25 spaces per unit shall be provided for guest parking.
Total parking spaces required for 29 -units x 2 -parking spaces = 58 -parking spaces required
Total covered parking spaces required for 29 -units x 1 -parking space = 29 -covered parking spaces
required
Total guest parking spaces required for 29 -units x 0.25 -parking spaces = 7.25 -parking spaces
Proposed Onsite Parking Spaces: 79 (29 -two car garages :58 -parking spaces], 11 -guest parking spaces
located off of Sunset Cove Lane and Island Cove Lane, and 10 -guest parking spaces previously
reviewed with the clubhouse)
Required Parking Spaces: 66 (58 -parking spaces _29 -parking spaces area required to be covered], 8 -
guest parking spaces required) (calculated based upon the above use identified in Eagle City Code
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Section 8-4-5 "Apartments or multi -family dwellings")
L. GENERAL SITE DESIGN FEAi'iJRES:
Number and Uses of Proposed Buildings: Nine townhome buildings totaling 29 -units.
Height and Number of Stories of Proposed Buildings: 29' 9", two story (per building)
Gross Floor Area of Proposed Buildings:
Buildings A, B, & D =
Buildings G
Buildings C, E, F, H, & I =
First Floor - 2,651 -square feet
Second Floor - 1,813 -square feet
Total - 4,464 -square feet/each x 3 = 13,392 -square feet
First Floor - 3,344 -square feet
Second Floor - 2,896 -square feet
Total - 6,240 -square feet/each x 1 = 6,240 -square feet
First Floor - 4,052 -square feet
Second Floor - 3,994 -square feet
Total - 8,046 -square feet/each x 5 = 40,230 -square feet
Gross Floor Area of Proposed Units:
Units Al, Bi, C1, C4, Di, El, E4, Fi, F4, Gi, G3, Hi, H4, 11, 14 =
First Floor - 1,318 -square feet
Second Floor - 899 -square feet
Total - 2,217 -square feet/each x 15 = 33,255 -square feet
Units A2, B2, & D2 = First Floor - 1,333 -square feet
Second Floor - 914 -square feet
Total - 2,247 -square feet/each x 3 = 6,741 -square feet
Units C2, C3, E2, E3, F2, F3, G2, H2, H3, I2, & I3 =
First Floor - 708 -square feet
Second Floor - 1,098 -square feet
Total - 1,806 -square feet/each x 11 = 19,866 -square feet
On and Off -Site Circulation:
Four private streets (Sunset Cove Lane, Island Cove Lane, Dorset Lane, and Cooksom Lane) will
provide access to the garages located at the rear of the proposed residential townhomes.
One private street (Stellar Cove Lane) provides access to Island Cove Lane and Truman Cove
Subdivision No. 3.
M. BUILDING DESIGN FEA'iURES:
Palette A:
Roof:
Arch. Composition Shingle (Pewter Gray)
Metal (Light Gray)
Walls:
Engineered Wood Siding (Diamond Kote — Canyon)
Stone Veneer (Eldorado Stone — Moonlight)
Stucco (SW7004 Snowbound)
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Windows/Doors:
Vinyl Windows (Jeld-Wen — Chestnut Bronze)
Garage Metal Door (SW6988 Bohemian Black)
Front Wood Door (stain color to match siding)
Fascia/Trim:
Metal (SW6988 Bohemian Black), Fiber Cement Board (SW6988 Bohemian Black)
Palette B:
Roof:
Arch. Composition Shingle (Pewter Gray)
Metal (Light Gray)
Walls:
Engineered Wood Siding (Diamond Kote — Elkhorn)
Stone Veneer (Eldorado Stone — Casa Blanca)
Stucco (SW7004 Snowbound)
Windows/Doors:
Vinyl Windows (Jeld-Wen — Chestnut Bronze)
Garage Metal Door (SW6988 Bohemian Black)
Front Wood Door (stain color to match siding color)
Fascia/Trim:
Metal (SW6988 Bohemian Black), Fiber Cement Board (SW6988 Bohemian Black)
N. LANDSCAPING DESIGN:
All landscaping for the site was previously approved by the City Council with application DR -14-19.
O. IRASH ENCLOSURES: N/A
P. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. The ground mounted
mechanical units are proposed to be screened with landscaping. No rooftop mounted mechanical
units are proposed and none are approved.
Q. 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.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application is required to be
reviewed and approved by the Zoning Administrator prior to the construction of any signs on this site.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within the Eagle Water Company Service Area and within the boundaries of the Eagle Sewer
District.
T. PUBLIC USES PROPOSED: None.
U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists.
V. SPECIAL ON-SITE FEA'i'LJRES:
Areas of Critical Environmental Concern — Yes Evidence of Erosion — None identified to date
Fish Habitat — Yes — Ponds located adjacent to the site
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Floodplain — Yes — Applicant has submitted a floodplain development permit (FPDP-O1-15)
Mature Trees — No
Riparian Vegetation — No
Steep Slopes — None
Stream/Creek — No
Unique Animal Life — None identified to date
Unique Plant Life — No
Unstable Soils — None identified to date
Wildlife Habitat — Yes — Pond adjacent to the site
W. 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.
Eagle Fire Department
Eagle Sewer District
Idaho Transportation Department
Y. LETTERS FROM IHE PUBLIC: None received to date.
THE CITY COUNCIL RECEIViD AND REVIEWED THE FOLLOWING STAi' ANALYSIS
PROVIJ)ED WITHIN THE STAF'F' REPORT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
1 HIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 14, 2017), designates this site as the
following:
Mixed Use
Suitable for a 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. See the planning area text for a complete description of site specific uses.
Scenic Corridor
An overlay designation that is intended to provide significant setbacks from major corridors and natural
features through the City. These areas may require berming, enhanced landscaping, detached
meandering pathways and appropriate signage controls. This designation includes the Willow Creek
Scenic Corridor that is to provide increased setbacks and buffering of development including natural
vegetation and restoration, regional trails and connectivity.
B. PRELIMINARY PLAT CONDITIONS OF APPROVAL WHICH ARE OF SPECIAL CONCERN
REGARDING i'HLS PROPOSAL:
4. Any fencing located adjacent to common area open spaces and on the street side of all corner lots
shall be an open fencing style such as wrought iron or other similar decorative style, durable
fencing materials. Fences in front yard areas shall be open style and a maximum of four feet in
height. A fence permit is required prior to construction of a fence in any of these locations.
16. Provide a revised preliminary plat showing the buildings containing the multi -family dwellings
separated a minimum of 20 -feet in width. The revised preliminary plat shall be provided prior to
submittal of a final plat application.
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C. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF
SPECIAL CONCERN REGARDING THIS PROPOSAL:
3.4 The Setbacks shall be as follows:
Townhome (attached single family) residential setbacks shall be as follows:
Front 5 -feet
Rear (at access drive) 8 -feet
Interior Side 0 -feet
Exterior Side 5 -feet
Street Side 5 -feet — vehicle access shall be prohibited
Maximum lot coverage 75%
All single family and townhome residential structures shall require Architectural Control
Committee (ACC) approval prior to the issuance of any building permits to assure that the
homes are designed to be compatible and consistent with the "Contemporary Prairie and/or
Modern Farmhouse" theme of the development."
3.12 The single-family dwellings shall be constructed utilizing "Contemporary Prairie and/or
Modern Farmhouse" style architecture as shown on Exhibit F... Eagle Design Review Board
approval of the detailed architecture plans for the development is required prior to the issuance
of building permits for commercial/retail buildings, multi -family residential units, pool house,
pumphouse for irrigation, and gazebos.
LINDGREN:LABRIE
3.24 Provide a revised preliminary plat showing the buildings containing the multi -family
dwellings (single-family attached) separated a minimum of 20 -feet in width. The revised
preliminary plat shall be provided prior to submittal of a final plat.
D. 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,
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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-6: DESIGN REQUIREMENTS, OBJECHVES AND
CONSIDERA1IONS:
B. Architectural Requirements, Building Materials, Fence And Deck/Patio Materials, Colors,
And Architectural Appurtenance Height Limitation: Unless specified as prohibited herein,
materials listed in this section are allowed. If a material proposed for construction is not listed
in this section it shall be upon the discretion of the zoning administrator, the design review
board, and the city council, whichever the case may be, to determine the appropriateness of
such material.
3. Fences:
a. Block (with columns), which may include brick, rock, stone or similar veneer;
b. Brick (with columns);
c. Wrought iron;
d. Decorative wood and vinyl fencing may be permitted if the city determines that the
style of fence proposed is complementary to the building architecture and overall site
design;
e. Dog ear cedar, fir, chainlink, barbwire, razor wire, and similar high maintenance and/or
unsightly fencing is prohibited.
• Eagle City Code Section 8-4-4-2: Additional Design and Maintenance Regulations and
Requirements:
A. Site And Building Lighting:
1. All parking areas shall be illuminated in accordance with the provisions of this chapter.
2. Any lights used to illuminate a site and building shall be arranged to reflect the light away
from the adjoining property.
3. Except as noted in subsection A4 of this section, all site and building lighting shall be
recessed or shielded to direct all light downward and the source of the light (including the
lamp and any nonopaque material/lens covering the lamp) shall not be directly visible by a
person of average height standing on the property line of any public right of way, or any
private street, or on the property line of any residentially zoned parcel of land or parcel of
land used for residential purposes.
4. When historic style light pole fixtures designed such that the portion of the fixture housing
the light bulb is to be exposed as a design element of the light fixture (as identified in the
EASD book) are approved, shielding shall only be required so the light is not directly
visible by a person of average height standing on the properly line of any residentially
zoned parcel of land or parcel of land used for residential purposes. The light used shall be
3000K maximum LED (or approved equivalent) and the light fixture shall be provided with
optics to direct light downward.
5. Light pole fixtures shall have a maximum height of:
a. Twenty feet (20') for parking lots with less than two hundred (200) spaces;
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b. Twenty five feet (25') for parking lots with more than two hundred (200) spaces but less
than five hundred (500) spaces;
c. Thirty feet (30') for parking lots with more than five hundred (500) spaces;
d. Fifteen feet (15') for any pole within fifty feet (50') of a property line of any residentially
zoned parcel of land or parcel of land used for residential purposes.
6. Except as otherwise permitted within this title, incandescent lights, two hundred fifty (250)
watt maximum high pressure sodium lights, 3000K maximum LED lights (or approved
equivalent) shall be the only type of site and building lighting permitted.
7. Metal halide lighting shall be permitted with the following additional conditions:
a. Light wattage shall be a maximum of three hundred twenty (320) watts.
b. The light fixture shall be no higher than seventeen feet (17').
c. The design review board shall make the following findings prior to approving metal
halide lighting:
(1) The lighting shall be harmonious with and in accordance with the general objectives,
or with any specific objective of chapter 2, article A of this title;
(2) The lighting shall be installed, operated, and maintained to be harmonious and
appropriate in appearance with the existing and intended character of the general
vicinity and will not change the essential character of the same area; and
(3) The lighting will not be disturbing to existing or future neighboring uses.
d. Historic style light pole fixtures designed such that the portion of the fixture housing the
light bulb is exposed as a design element of the light fixture (as identified in the EASD
book) shall not be permitted to have metal halide lighting.
8. Existing lighting, for a site which is a part of any application, shall be changed to comply
with current city code.
9. It shall be the responsibility of the property owner to supply power in perpetuity to all
lighting, including streetlights located within the right of way, required by this title.
10. Lighting plans shall be reviewed and approved by the zoning administrator prior to
issuance of a building/zoning permit.
E. DISCUSSION:
• The applicant is proposing to construct nine townhome buildings within Truman Cove
Subdivision No. 3. The proposed townhome buildings including the following unit types: 3 -
duplexes, 1 -triplex, and 4-fourplexes, for a total of 29 -attached single-family units. The
architectural style of the units will be "Modern Farmhouse" style as identified in the development
agreement. The applicant's justification letter states that the building will have color variations
with the stone and siding colors giving each structure its own unique identify.
Staff defers comment regarding the building designs and colors to the Design Review Board.
• The building elevations for each building type include a color palette "A" and "B" for the stone
and wood siding; however, a site plan showing which color palette is assigned to each building
was not received. The applicant should be required to provide a site plan identify which color
palette each building will consist of. The site plan should be reviewed and approved by staff and
one member of the Design Review Board prior to the issuance of a zoning certificate.
• The building elevations identify a two -foot tall wall and 6 -foot tall entry gate around the patio
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area of each unit; however, details including material and color were not provided. In addition,
the front yards of the buildings are adjacent to common areas.
Preliminary plat site specific condition No. 4: Any fencing located adjacent to common area open
spaces and on the street side of all corner lots shall be an open fencing style such as wrought iron
or other similar decorative style, durable fencing materials. Fences in front yard areas shall be
open style and a maximum of four feet in height. A fence permit is required prior to construction
of a fence in any of these locations.
Eagle City Code Section 8-3-3(B)(1): 1. In any front yard area, no fence or wall shall be
permitted which materially impedes vision across such yard above the height of two and one-half
feet (21/2') measured from the centerline grade of the adjacent street. Picket style fences where
fifty percent (50%) of the fence remains open may be permitted up to four feet (4') in height.
Chainlink fencing is prohibited in any front yard area.
Eagle City Code Section 9-3-10: Any fencing located adjacent to common area open spaces and
on the street side of all corner lots shall be an open fencing style such as wrought iron or other
similar decorative style, durable fencing material. Specific buffer area fences and decorative walls
may be allowed as otherwise required in subsection 8 -2A -7J of this code. Chainlink, cedar, and
similar high maintenance and/or unsightly fencing shall not be permitted within the above
designated areas. A section within the subdivision CC&Rs shall be created for the regulation of
fences to this effect.
The applicant should be required to provide fence details identifying the material and colors of
the proposed fencing located in the front yards of each unit. The fence details should be reviewed
and approved by staff and one member of the Design Review Board prior to the issuance of a
zoning certificate.
Staff defers comment regarding the proposed wall to the Design Review Board.
• The building elevations show exterior lighting; however, a lighting plan showing the location of
the lighting and cut sheets showing style, color, illumination type, etc. were not received. The
applicant should be required to provide a lighting plan identifying the location of all building
lighting and provide detailed cutsheets of all lighting showing the style, color, illumination type,
etc. The lighting plan and detailed cut sheets should be reviewed and approved by staff and one
member of the Design Review Board prior to the issuance of a zoning certificate.
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 September 26,
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 41:17)
Upon completion of the applicant's and staff's presentations, the Board discussed during deliberation that:
• The Board is in favor of the overall design of the townhomes.
• The applicant provided two color palette options for multiple materials to be utilized for the townhome
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buildings. The Board added a site specific condition requiring the applicant to provide revised building
elevations showing both color palettes and providing a site plan identifying the color palette for each
building.
BOARD DECISION:
The Board voted 3 to 0 (Brasher, Grubb, and Koci absent) to recommend approval of DR -14-19 MOD for
a design review application for nine townhome buildings (29 -units) within Truman Cove Subdivision No.
3 for Rennison Companies, Inc., with the following site specific conditions of approval and standard
conditions of approval provided within their findings of fact and conclusions of law document, dated
October 10, 2019.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on October 22, 2019, at which
time the Council made their decision.
B. Oral testimony in opposition to the application was presented to the City Council by no one.
C. Oral testimony in favor of the application was presented to the City Council by no one (not including
the applicant/representative).
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR -14-19 MOD for a design review application for nine townhome
buildings (29 -units) within Truman Cove Subdivision No. 3 for Rennison Companies, Inc., with the
following Design Review Board recommended site specific conditions of approval and standard
conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of RZ- 10-15 MOD2, PP -07-15 MOD, DR -14-19 and all
subsequent modifications.
2. Provide a revised site plan identify which color palette each building will consist of and provide
revised building elevations showing two color palettes options for the stucco, wood siding, and stone
veneer. The revised site plan and revised building elevations shall be reviewed and approved by staff
and one member of the Design Review Board prior to the issuance of a zoning certificate.
3. Provide fence details identifying the material and colors of the proposed fencing located in the front
yards of each unit. The fence details shall be reviewed and approved by staff and one member of the
Design Review Board prior to the issuance of a zoning certificate.
4. Provide a lighting plan identifying the location of all building lighting and provide detailed cutsheets
of all lighting showing the style, color, illumination type, etc. The lighting plan and detailed cut
sheets shall be reviewed and approved by staff and one member of the Design Review Board prior to
the issuance of a zoning certificate.
5. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
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.
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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 a revised landscape plan showing taller (upright growing) plant material in front of the wall
mounted electrical meters on each unit. The revised landscape plan shall be reviewed and approved
by staff and one member of the Design Review Board prior to the issuance of a zoning certificate.
12. Provide revised building elevations identifying the location, material, and color of the gutters and
downspouts located on the townhome buildings. The revised building elevations shall be reviewed
and approved by staff and one member of the Design Review Board prior to the issuance of a zoning
certificate.
13. Provide revised building elevations showing the two railing options (glass and wrought iron) and
provide details for both railing options. The revised building elevations and details of the railing shall
be reviewed and approved by staff and one member of the Design Review Board prior to the issuance
of a zoning certificate.
NOTA;: 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 and 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
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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, 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. 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 used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district, canal company, ditch association, or other irrigation entity associated with such
ditch, pipe or other structure, or canal. The applicant shall submit a copy of the written approval from
the irrigation 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.
The applicant shall pay applicable street light inspection fees prior to issuance of any 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,
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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 Park and Pathway Development Committee for a
path or walkway shall be approved in writing by the Eagle City Park and Pathway Development
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 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.
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 City 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 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
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of the Design Review if construction has not started prior to that date, as stipulated in Eagle City
Code (one year from 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 Council reviewed the particular facts and circumstances of this proposed design review application
(DR -14--19 MOD) 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 Council 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 townhomes are 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 townhomes are designed with materials
and colors associated with the "Modern Farmhouse" architectural style identified in the
development agreement 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 meets the required parking requirements
for townhomes;
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 townhomes have been designed with quality materials that are consistent with the
"Modern Farmhouse" architectural style identified within the development agreement and will
harmonize with the pool house and single-family 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
townhomes are in conformance with the "Modern Farmhouse" architectural style identified in the
development agreement and has been designed to complement the proposed pool house and single-
family 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 townhomes are 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 sidewalks and pathways that provide for pedestrian connectivity within the site;
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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; and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the subdivision, and will not cover nor detract from
desirable architectural features.
DATED this 22nd day of October 2019.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Stan Ridgeway, Mayor
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