Findings - DR - 2006 - DR-66-06 - Common Area Landscaping And Clubhouse In Eaglefield Estates
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW OF THE COMMON AREA )
LANDSCAPING AND CLUBHOUSE WITHIN )
EAGLEFIELD ESTATES FOR EAGLEFIELD LLC)
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-66-06
The above-entitled design review application came before the Eagle Design Review Board for their action
on July 13, 2006. 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:
Eaglefield LLC, represented by Eric Jensen with Jensen Belts Associates, PLLC, is requesting
design review approval of the common area landscaping and a 2,040-square foot clubhouse within
Eaglefield Estates. The 142.4-acre, 369-lot (312-single family lots, 15-four-plex lots, and 41-
common lots, I-well lot) residential subdivision is generally located 650-feet west of Linder Road
and north of State Highway 44.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on June 8, 2006.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on June 9, 2006, In accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On February 14, 2006, the Eagle City Council approved an annexation, rezone with development
agreement, conditional use permit, planned unit development preliminary development plan,
preliminary plat, and vacation applications for Eaglefield Estates (A-ll-04/ RZ-17 -04/CU-IO-
04/PPUD-3-04/PP-9-04/V AC-2-04).
E. COMPANION APPLICATIONS: NA
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNA TION DESIGNATION
Existing High Density Residential/ RR (Rural Residential-Ada Single Family Dwelling &
Transitional Residential! County designation) agriculture
Residential Two (up to 2
units/acre)
Proposed No Change MU-DA-P (mixed use with a Single Family and Four-
development agreement), R-4- Plex Residential Planned
DA-P (Residential with a Unit Development
development agreement), R-3-
DA-P (residential with a
development agreement) R-2-
DA-P (residential with a
development agreement)
Overall density of 2.61 units
per acre
North of site Residential Two (up to 2 A-R (Agricultural Residential) Proposed Legacy
units/acre) Development
South of site High Density Residential State Street & Single
Transitional Residential RR (Rural Residential-Ada Family Dwelling
County designation)
East of site High Density Residential RR (Rural Residential-Ada Single Family, Residential
Transitional Residential County designation) Planned Unit Development
West of site High Density Residential RR (Rural Residential-Ada Single Family Dwelling &
Transitional Residential County designation) agriculture
Residential Two (up to 2
units/acre)
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, T ADS, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS: The site is currently open pasture and agricultural land
wherein there are few existing trees on site.
I. SITE DESIGN INFORMATION:
Total Acreage of Site - 142.4 Acres
Total Number of Lots - 369
Residential (single family and four-plex) - 327
Common - 41
Well Lot-l
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Total Number of Units - 372
Single-family - 312
Multi-Family - 60 (15 Four-Plex lots)
Total Acreage of Any Out-Parcels - 0
Additional Site Data Proposed Required
Dwelling Units Per Gross Acre 2.61 units/acre (overall) High Density Residential- 6/Acre
6 units/acre (MU area) (7.6% of the site)
3.6 units/acre (R-4 area) Transitional Residential (36.6% of the
1.7 units/acre (R-3 area) site)
1.7 units/acre (R-2 area) Residential Two- up to 2 units per acre
(55.7% of the site)
Minimum Lot Size MU: 1O,000-sqaure feet 7,000-square feet (MU)
R -4: 5,500-square feet 8,000-square feet (R-4)
R-3:10,380-square feet 1O,000-square feet (R-3)
R-2: 8,000-square feet 17,000-square feet(R-2)
Except that a decrease of minimum lot
size in a subdivision may be allowed if
there is an offsetting increase of the
same percentage in open space and a
planned unit development is applied
for and approved) - per ECC Section 8-
2-4 (G). An offsetting increase of the
same percentage in open space has
been provided
Minimum Lot Width MU: 50-feet 50-feet (MU)
R-4: 50-feet 70-feet (R-4)
R-3:75-feet 75-feet (R-3)
R-2: 75-feet 75-feet (R-2)
Minimum Street Frontage MU: 35-feet 35-feet (all zones)
R-4: 35-feet
R-3: 35-feet
R-2: 35-feet
Total Acreage of Common Lots 27.0 acres 10% Minimum, (plus required offset in
open space for same percentage of
decrease in minimum lot size)
(ECC Section 9-3-8 (C) the City may
require additional public and/or private
park or open space facilities in PUDs
or in subdivisions with 50 or more
lots.)
Percent of Site as Common Area 18.9% 10% Minimum
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J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: One building to be used as a clubhouse and two
gazebos.
Height and Number of Stories of Proposed Buildings: 18-feet high; one story.
Gross Floor Area of Proposed Buildings: 2,040-sqaure feet.
K. BUILDING DESIGN FEATURES:
Roof: Presidential shingles
Walls: Hardi plank shingle and siding (Weathered Shingle), Brick (red).
Windows/Doors: Vinyl windows (brick red)
FasciafTrim: Wood (Softer Tan and brick red)
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: On May 2, 2006, the City Forester
completed a site inspection of the eleven (11) existing trees on this site. Of the eleven (11) trees
located on this site, six (6) trees were given a value and recommended to be retained. The
landscape plan date stamped by the City on June 8, 2006, indicates the removal of all the trees
with the exception of three (3) trees located near the southwest comer of the site near State
Highway 44. The applicant is proposing to protect and retain an 18" caliper Colorado Blue Spruce
(Arborist appraised value $3,850.00), a IS" caliper Norway Spruce (Arborist appraised value
$2,720.00), and a 36" caliper English Oak (Arborist appraised value $24,900.00). There are two
(2) trees that the City Forester provided an evaluation of that are located such that they could be
retained. These two (2) trees, a IS" caliper and 18" caliper Norway Spruce, have been given a
total value of $8, 180.00. There is one 9" caliper Ponderosa Pine tree located where the proposed
roadway and bridge are to be constructed, thus the applicant is proposing to remove this tree. This
tree was given a value of $1,200.00.
Tree Replacement Calculations: If the applicant removes three (3) of the six (6) trees that were
given values, the applicant would be required to pay $9,380.00 to the City Tree Fund. If the
applicant retained the two (2) Norway Spruce trees, which staff believes could be retained; the
applicant would be required to pay $1,200.00 to the City Tree Fund. For more information, see
the Discussion section on page 11.
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: The landscape plan date stamped by the City on June 8, 2006, shows street trees to be
located within a six foot (6') to eight foot (8') wide landscape strip. However, the street trees are
not located at the front of each lot on the side lot lines. For more information, see Discussion
section on page 10.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
M. TRASH ENCLOSURES: N/A
N. MECHANICAL UNITS:
The applicant is proposing to use one (I) ground mounted mechanical unit. The ground mounted
mechanical unit will be placed on the east side of the clubhouse and proposed to be screened with
Summer Wine Ninebark. The landscape plan does not show location of the ground mounted
mechanical units.
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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 A V AILABLE:
Preliminary approval letters from the Central District Health Department, Department of
Environmental Quality, Eagle Fire Department and Eagle Sewer District have been received by the
City. The applicant acknowledges that the property is located within the City of Eagle Municipal
Water Service Area and compliance with applicable Eagle City Code sections shall be required.
Sewer service will come from the Eagle Sewer District since the property has been annexed into
the Eagle Sewer District.
R. PUBLIC USES PROPOSED: This development is interconnected by pathways throughout the entire
development. These pathways will be extended as the land around this site develops in the future.
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, see tree preservation section above
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - yes - Middleton Canal
Unique Animal Life - unknown
Unique Plant Life - unknown
Unstable Soils - unknown
Wildlife Habitat - unknown
U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required
V. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached. Comments, which
appear to be of special concern, are noted below:
Central District Health Department
Chevron Pipeline
Department of Environmental Quality
Eagle Fire Department
Eagle Sewer District
Idaho Power
W. LETTERS FROM THE PUBLIC: None received to date.
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STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
. The Eagle Soaring 2025 Plan delineates three land use designation for this property High Density
Residential, Transitional Residential, and Residential Two.
B. PRELIMINARY PLAT PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
. Provide a revised preliminary plat/preliminary development plan showing all trails outside of the
public right-of-way a minimum of 6-feet wide. The revised plans shall be reviewed and approved
by the Parks and Pathway Development Committee and the Design Review Board prior to the
submittal of a final plat.
. Provide a revised preliminary plat/preliminary development plan showing all sidewalks and trails
within the public right-of-way a minimum of 5-feet wide and constructed of concrete.
. Provide plans showing street lighting details for review and approval by the Zoning Administrator
with the submittal of the final plat. The plans shall show how the streetlights will facilitate the
"Dark Sky" concept of lighting.
. The applicant shall submit a design review application showing: 1) proposed subdivision signage,
2) planting details within the proposed and required landscape islands and knuckles and all
common areas throughout the subdivision 3) building elevations for all proposed common area
structures and irrigation pump house, 4) landscape screening details of the irrigation pump house,
5) useable amenities such as picnic tables, covered shelters, benches, playground equipment,
gazebos, and/or similar amenities. The design review application shall be reviewed and approved
by the Design Review Board prior to the submittal of a final plat.
. The developer shall provide 3-inch minimum caliper shade-class trees (landscape plan to be
reviewed and approved by the Design Review Board) along both sides of all streets within this
development. Trees shall be placed at the front of each lot on the side lot lines, or as approved by
the Design Review Board and within five-feet (5') of the edge of the roadway. Prior to the City
Clerk signing the final plat, the applicant shall either install the required trees, sod, and irrigation
or provide the City with a letter of credit for 150% of the cost of the installation of all landscape
and irrigation improvements within the swales (borrow ditches). Trees shall be installed prior to
obtaining any occupancy permits for the homes. A temporary occupancy may be issued if weather
does not permit landscaping.
. All living trees that do not encroach upon the buildable area on any lot shall be preserved, unless
otherwise determined by the City Forester. A detailed landscape plan showing how the trees will
be integrated into the open space areas or private lots (unless approved for removal by the City
Forester and the Design Review Board) shall be provided for Design Review Board approval prior
to the submittal of a final plat. The applicant shall have an on-site meeting with the City Forester
to survey all existing trees. Subsequent to the on-site meeting, construction fencing shall be
installed (pursuant to the City Forester's direction) to protect all trees that are to be preserved,
prior to the commencement of any construction on the site.
. Provide a revised landscape plan showing the relocation of the pond to accommodate a playing
field, pool and clubhouse on Lot l-C, Block 8.
. Provide a landscape plan showing berming, fencing, and planting details within the required 75-
foot wide buffer area with a minimum lO-foot high berm along State Highway 44 abutting this site
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for review and approval by the Design Review Board prior to the submittal of a final plat.
. Provide a landscape plan showing berming, fencing, and planting details within the required 35-
foot wide buffer area with a minimum 5-foot high berm along N. Golden Crown Way and W.
Pelston Road (now Escalante Avenue) abutting this site for review and approval by the Design
Review Board prior to the submittal of a final plat.
. The applicant shall provide a license agreement from ACHD approving the landscaping located
within the public rights-of-way abutting and within this site, prior to approval of a final plat.
. The applicant shall take care to locate and protect from damage existing utilities, pipelines and
similar structures. Documentation indicating that "Digline" has performed an inspection of the
site shall be submitted prior to the issuance of any building permits for the site.
. All fencing adjacent to a pathway, pedestrian path and/or open space easement shall not exceed 4-
feet in height.
. All fencing within the development shall be open fencing constructed of wrought iron or similar
material approved by the Eagle Design Review Board.
. Provide a revised preliminary plat and landscape plan that meets the street tree standards of Eagle
City Code 8-2A-7M. If these standards can not be met under the current drainage design (road-
side swales) all new storm water drainage designs and calculations shall be approved by the City
Engineer, and zoning administrator prior to the submittal of the final plat.
C. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
. Eagle City Code Section 8-2A-6(A)(5)
Utilities: Utility service systems shall not detract from building or site design. Cable, electrical,
and telephone service systems shall be installed underground.
. Eagle City Code Section 8-2A-6(A)(5)(b)
The location and design of transformers, pad mount and roof mounted mechanicals and
electrical equipment shall be reviewed and approved by the design review board. All roof
mounted mechanicals shall be completely screened from view through the use of a parapet
wall when utilizing a flat roof design or shall be enclosed within the building when utilizing a
roof design other than a flat roof. "Screened from view" shall mean "not visible" at the same
level or elevation of the parapet wall (e.g., the perspective generally as shown on an elevation
plan);
. Eagle City Code Section 8-2A-7(C)(I)
Retention Of Existing Trees: Existing trees shall be retained unless removal is approved in
writing by the city. Where trees are approved by the city to be removed from the project site
(or from abutting right of way) replacement with an acceptable species is required as follows:
Existing: Tree
1 inch to 6 inches caliper
6 1/4 inches to 12 inches
12 1/4 inches or more
Replacement
2x caliper of tree removed
1.5x caliper of tree removed
Ix caliper of tree removed
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. Eagle City Code Section 8-2A-7(C)(2)
Damage During Construction: Existing trees or shrubs that are retained shall be protected from
damage to bark, branches, or roots during construction. Construction or excavation occurring
within the drip line of any public or private retained tree or shrub may severely damage the
tree or shrub. Any severely damaged tree or shrub shall be replaced in accordance with
subsection C 1 of this section.
. Eagle City Code Section 8-2A-7(C)(4)
Minimum Landscaping: Existing vegetation which is to be retained may be used to satisfy the
minimum required landscaping.
. Eagle City Code Section 8-2A-7(M)(3)
Within residential developments one shade class (class II or class III) tree selected from the
approved tree list in subsection Q of this section shall be located on both sides of all streets
within the five foot (5') wide landscape strip between the sidewalk and the curb. Trees shall be
planted at the front of each lot generally located on each side lot line comer with the distance
between trees to be a minimum of thirty five feet (35') and a maximum of eighty feet (80') of
street frontage.
. Eagle City Code Section 8-2A-7(J)(4)(a)
Any road designated as an urban or rural collector on the Ada County long range highway and
street map:
A minimum of thirty five feet (35') wide buffer area (not including right of way) shall be
provided with the following plants per one hundred (100) linear feet of right of way: four (4)
shade trees, five (5) evergreen trees, and twenty four (24) shrubs. Each required shade tree
may be substituted with two (2) flowering/ornamental trees, provided that not more than fifty
percent (50%) of the shade trees are substituted.
A minimum five foot (5') high, maximum eight foot (8') high, berm, decorative block wall,
cultured stone, decorative rock, or similarly designed concrete wall, or combination thereof
shall be provided within the buffer area. The maximum slope for any berm shall be three feet
(3') horizontal distance to one foot (I') vertical distance. If a decorative block wall, cultured
stone, decorative rock, or similarly designed concrete wall is to be provided in combination
with the berm, a four foot (4') wide flat area shall be provided for the placement of the
decorative wall. Chainlink, cedar, and similar high maintenance and/or unsightly fencing shall
not be permitted.
. Eagle City Code Section 8-2A-7(J)(4)(c)
Any road designated as a principal arterial on the Ada County long range highway and street
map and/or any freeway or expressway:
A minimum of seventy five feet (75') wide buffer area (not including right of way) shall be
provided with the following plants per one hundred (100) linear feet of right of way: six (6)
shade trees, ten (10) evergreen trees, four (4) flowering/ornamental trees, and twenty four (24)
shrubs. Each required shade tree may be substituted with two (2) flowering/ornamental trees,
provided that not more than fifty percent (50%) of the shade trees are substituted.
A minimum ten foot (10') high, maximum twelve foot (12') high, berm, decorative block wall,
cultured stone, decorative rock, or similarly designed concrete wall, or combination thereof
shall be provided within the buffer area. The maximum slope for any berm shall be three feet
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(3') horizontal distance to one foot (1') vertical distance. If a decorative block wall, cultured
stone, decorative rock, or similarly designed concrete wall is to be provided, in combination
with the berm, a four foot (4') wide flat area shall be provided for the placement of the
decorative wall. Chain link, cedar, and similar high maintenance and/or unsightly fencing shall
not be permitted.
D. DISCUSSION:
. The landscape plan, date stamped by the City on June 8, 2006, does not show street trees to be
located at each side lot line comer. Per Eagle City Code and the preliminary plat approval for
Eaglefield Estates Subdivision, a shade class tree is required to be planted between the sidewalk
and the back of curb generally located on each side lot line comer with the distance between the
trees to be a minimum of thirty five feet (35') and a maximum of eighty feet (80') of street
frontage. The applicant should be required to provide a revised landscape plan showing a three
inch (3') shade class tree to be located on each side lot line comer with the distance between the
trees to be a minimum of thirty five feet (35') and a maximum of eighty feet (80'). The revised
landscape plan should be reviewed and approved by staff and one member of the Design Review
Board prior to the submittal of a final plat.
. Per Eagle City Code, a seventy five foot (75') wide buffer is required along State Highway 44.
The buffer area is required to have six (6) shade trees, ten (10) evergreen trees, four (4)
flowering/ornamental trees, and twenty four (24) shrubs per one hundred (100) linear feet of right
of way. There is six hundred and seventy (670) linear feet of frontage along State Highway 44;
thus, the applicant's landscape buffer is required to have a total of forty (40) shade trees, sixty
seven (67) evergreen trees, twenty seven (27) flowering/ornamental trees, and one hundred and
sixty one (161) shrubs. The landscape plan date stamped by the City on June 8, 2006, shows
fifteen (15) shade trees, thirty four (34) evergreen trees, twenty (20) flowering/ornamental trees,
and zero (0) shrubs along State Highway 44. There are three (3) existing trees within this buffer
area that the applicant is proposing to retain. An 18" Colorado Blue Spruce, a IS" Norway
Spruce, and a 36" English Oak. Per Eagle City Code, existing vegetation which is to be retained
may be used to satisfy the minimum required landscaping. While staff agrees that the three (3)
existing trees that the applicant is proposing to retained should be counted towards the required
landscape requirements, it is staff's opinion that the three (3) trees do not make up the entire
balance of deciduous, evergreen, and/or flowering/ornamental trees required.
Per Eagle City Code, any tree that is 12 1;"" or greater, the equal amount of tree is required to be
replaced on-site (i.e.: a IS" tree removed would require fifteen (15) caliper inches of tree to be
replaced on-site). Using this same method to calculate caliper inches of trees that the applicant is
proposing to retain within the buffer area, the applicant is retaining a total of sixty nine (69) caliper
inches of trees which equals twenty three (23) three inch (3') caliper trees (12-deciduous trees and
II-evergreen trees). If the twelve (12) existing deciduous trees are added to the fifteen (15)
proposed deciduous trees, the applicant would have twenty seven (27) of the forty (40) required
deciduous trees within the buffer area. If the eleven (11) existing evergreen trees are added to the
thirty four (34) proposed evergreen trees, the applicant would have forty five (45) of the sixty
seven (67) required evergreen trees within the buffer area. The landscape plan is still short seven
(7) flowering/ornamental trees and one hundred and sixty one (161) shrubs. The applicant should
be required to provide a revised landscape plan showing the addition of thirteen (13) three inch
(3") caliper deciduous trees, twenty two (22) six to seven foot (6-7') evergreen trees, seven (7)
flowering/ornamental trees, and one hundred and sixty one (161) shrubs. The revised landscape
plan should be reviewed and approved by staff and two members of the Design Review Board
prior to the submittal of a final plat.
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. Per Eagle City Code, a thirty five foot (35') wide buffer area is required along Escalante Avenue
and Golden Crown Way. The buffer area is required to have four (4) shade trees, five (5)
evergreen trees, and twenty four (24) shrubs per one hundred (100) linear feet of right-of-way.
After reviewing the submitted landscape plan, staff has determined that the required buffer area
along Escalante Avenue and Golden Crown Way does not meet the required plantings as required
within Eagle City Code. The purpose of the berm height and plantings is to buffer the residential
dwelling units from the view and sounds of the adjacent public right-of-way. It is staffs opinion
that the required berm height and number of plantings only needs to be located where the
residential dwelling units are adjacent to Escalante Avenue and Golden Crown Way. Sheet 1.13,
date stamped by the City on June 8, 2006, provides a cross section of Escalante Avenue and
Golden Crown Way. Within these cross sections, there are notes indicating that there are shrubs;
however, the landscape plans do not show shrubs within the buffer areas. The applicant should be
required to provide a revised landscape plan showing four (4) shade trees, five (5) evergreen trees,
and twenty four (24) shrubs per one hundred (100) linear feet of right-of-way within a thirty five
foot (35') buffer along Escalante Avenue and Golden Crown Way. The required berm height and
number of plantings only needs to be located where the residential dwelling units are adjacent to
Escalante Avenue and Golden Crown Way. The revised landscape plan should be reviewed and
approved by staff and two members of the Design Review Board prior to the submittal of a final
plat.
. On May 2, 2006, the City Forester completed a site inspection of the eleven (11) existing trees on
this site. Of the eleven (11) trees located on this site, six (6) trees were given a value and
recommended to be retained. The landscape plan date stamped by the City on June 8, 2006,
indicates the removal of all the trees with the exception of three (3) trees located near the
southwest comer of the site near State Highway 44. The applicant is proposing to protect and
retain an 18" caliper Colorado Blue Spruce (Arborist appraised value $3,850.00), a IS" caliper
Norway Spruce (Arborist appraised value $2,720.00), and a 36" caliper English Oak (Arborist
appraised value $24,900.00).
There are two (2) trees that the City Forester recommended be retained and an appraisal of these
trees was provided. These two (2) trees, a IS" caliper and 18" caliper Norway Spruce trees, have
been given a total value of $8,180.00. The 18" caliper Norway Spruce tree (Arborist appraised
value $3,850.00) is located within a proposed pathway easement and the IS" caliper Norway
Spruce tree (Arborist appraised value $2,720.00) is located approximately eight feet (8') south of
the proposed pathway easement. Per the approval of the preliminary plat, all living trees that do
not encroach upon the buildable area on any lot shall be preserved, unless otherwise determined by
the City Forester. The applicant should be required to protect and retain the 18" and IS" caliper
Norway Spruce trees located within and adjacent to the proposed pedestrian pathway easement. A
revised landscape plan showing these two trees incorporated into the landscaping should be
provided. The revised landscape plan should be reviewed and approved by staff and two members
of the Design Review Board prior to the submittal of a final plat.
. There is one 9" caliper Ponderosa Pine tree located where the proposed roadway and bridge are to
be constructed, thus the applicant is proposing to remove this tree. This tree was given a value of
$1,200.00. The applicant should be required to provide a financial contribution to the City Tree
Fund in the amount of $1,200.00 for the removal of the 9' caliper Ponderosa Pine tree. The
financial contribution should be paid to the City of Eagle Tree Fund prior to the submittal of a
final plat.
. The applicant is proposing to use one (I) ground mounted mechanical unit at the clubhouse. The
application indicates that the ground mounted mechanical unit is to be placed on the east side of
the clubhouse. The landscape plan does not show the location of the ground mounted mechanical
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unit. The applicant should be required to provide a revised landscape plan showing the location of
the ground mounted mechanical units at the clubhouse. Plant material that will screen the
mechanical units from view should be proposed within this area. The revised landscape plan
should be reviewed and approved by staff and two members of the Design Review Board prior to
the submittal of a final plat.
. Staff defers comment regarding building design and colors to the Design Review Board.
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 was held on the application before the Design Review Board on July 13, 2006, at which
time the Board made their decision.
B. Oral testimony in opposition to this proposal was presented to the Design Review Board by no one.
C. Oral testimony in favor of this proposal was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DECISION:
The Board voted 5 to 0 (Barnes and Wright absent) to approve DR-66-06 for a design review
application for the common area landscaping and clubhouse within Eaglefield Estates for
Eaglefield LLC, with the following staff recommended site specific conditions of approval and
standard conditions of approval with text shown with strike thru to be deleted by the Board and
text shown with underline to be added by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with any applicable conditions of Eaglefield Estates (A-ll-04/ RZ-17 -04/CU-IO-04/PPUD-3-
04/PP-9-04N AC-2-04).
2. Provide a license agreement from ACHD allowing the installation of landscaping located within the
public rights-of-way, and landscape said right-of-way to be reviewed and approved by staff prior to the
submittal of a final plat.
3. Provide a license agreement from ITD allowing the installation of landscaping located within the
public rights-of-way, and landscape said right-of-way to be reviewed and approved by staff prior to the
submittal of a final plat.
4. Proviae a revisealaaasea]3e )'lIaR SHEl\'/iRg a tHree iReH (3') sHaae elass tr~e tEl Be IEleatea Ela eaeH siae
lot liRe eElfRer witH tHe aistaRee BetweeR tHe trees tEl Be a miaimHm Elf tHirty five feet (35') aRa a
maJiimHm Elf eigHty f-eet (&0'). THe revisealaRaseape !lIaR sHall Be reviewea aHa a]3!lrBVeaBY staff
aRa ElHe memBer Elf tHe DesigH Review BElar-a ]3riElr tEl tHe sHBmiual of a fiRal ]31at.
5. Provide a revised landscape plan showing the addition of thirteen (13) three inch (3") caliper
deciduous trees, twenty two (22) six to seven foot (6-7') evergreen trees, seven (7)
flowering/ornamental trees, and one hundred and sixty one (161) shrubs. The revised landscape plan
shall be reviewed and approved by staff and two members of the Design Review Board prior to the
submittal of a final plat.
6. Provide a revised landscape plan showing four (4) shade trees, five (5) evergreen trees, and twenty
four (24) shrubs per one hundred (100) linear feet of right-of-way within a thirty five foot (35') buffer
along Escalante Avenue and Golden Crown Way. The required berm height and number of plantings
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only needs to be located where the residential dwelling units are adjacent to Escalante Avenue and
Golden Crown Way. The revised landscape plan shall be reviewed and approved by staff and two
members of the Design Review Board prior to the submittal of a final plat.
7. Protect and retain the 18" and IS" caliper Norway Spruce trees located within and adjacent to the
proposed pedestrian pathway easement (near the southwest comer of the site adjacent to State
Highway 44). A revised landscape plan showing these two trees incorporated into the landscaping
shall be provided. The revised landscape plan shall be reviewed and approved by staff and two
members of the Design Review Board prior to the submittal of a final plat.
8. A plan showing construction fencing around the existing trees (a minimum of lO-feet from the trunk of
the tree or at the drip line of the tree (whichever is closer)) to prevent any damage within the drip line
of the trees should be submitted to the City. The construction fencing shall be installed prior to
commencing any site work. Cups or dams shall be built within the drip line of each tree in order to
retain water and the trees shall be watered on a regular basis. No activity whatsoever shall take place
within the drip line of the trees.
9. Provide a financial contribution to the City Tree Fund in the amount of $1,200.00 for the removal of
the 9' caliper Ponderosa Pine tree. The financial contribution shall be paid to the City of Eagle Tree
Fund prior to the submittal of a final plat.
10. Provide a revised landscape plan showing the location of the ground mounted mechanical units at the
clubhouse. Plant material that will screen the mechanical units from view shall be proposed within
this area. The revised landscape plan shall be reviewed and approved by staff and two members of the
Design Review Board prior to the submittal of a final plat.
11. Provide detailed elevation plans showing the material and colors to be used in the construction of the
irrigation pump house. The detailed elevation plans, materials, and colors shall be reviewed and
approved by staff and two members of the Design Review Board prior to the submittal of a final plat.
12. All roof vents on the clubhouse shall be painted to match the color of the roof.
13. All overhead power lines shall be located underground prior to the City issuing a certificate of
occupancy for this site.
14. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
15. Submit $400.00 to the City, at the time of building permit submittal, for the Engineering drainage
review for the club house.
16. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
17. Submit $150.00 to the City, at the time of the clubhouse building permit submittal, for the Planning
and Zoning plan review.
18. No signs are proposed with this application. A separate design review application is required to be
submitted for approval of any signs for this site.
19. Provide material and color samples to be used in the construction of the clubhouse. The material and
color samples shall be reviewed and approved bv staff and two members of the Design Review Board
prior to the submittal of a final plat.
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,
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gutters, streets and sidewalks. A letter of approval from the highway district having jurisdiction shall
be submitted to the City prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first.
2. Idaho Department of Health & Welfare approval 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, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that any
ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has
been made in such a manner that the flow of water will not be impeded or increased beyond carrying
capacity of the downstream ditch; (2) will not otherwise injure any person or persons using or
interested in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works
Construction. A copy of such written approval and certification shall be filed with the construction
drawing and submitted to the City prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
9. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
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installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to Certificate of Occupancy.
10. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
11. The parking area shall be paved and shall be maintained in good condition without holes and free of all
dust, trash, weeds and other debris.
12. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted
to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first. The letter shall include the following comments and minimum requirements, and any other items
of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600 square feet, and 1,500
gallons per minute for non-residential uses (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.
13. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area
designated by the City Councilor Eagle City 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.
14. 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.
15. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
16. The applicant shall obtain written approval of the development relative to the effects of the Boise
River Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
17. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
18. Basements in the flood plain are prohibited.
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19. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the
Commission and/or Council.
20. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and/or the Planning and Zoning Commission for
review and approval.
21. Any changes to the plans and specifications upon which this approval is based, other than those
required by the above conditions, will require submittal of an application for modification and
approval of that application prior to commencing any change.
22. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to 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.
23. Any change by the applicant in the planned use of the property which is the subject of this application,
shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory
and legal restrictions in force at the time the applicant or its successors in interest advises the City of
Eagle of its intent to change the planned use of the subject property unless a waiver/variance of said
requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is
sought.
24. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City Code
(one year from the Design Review Board approval date).
25. 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.
26. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The application for this item was received by the City of Eagle on June 8, 2006.
2. Requests for agencies' reviews were transmitted on June 9,2006, in accordance with the requirements
of the Eagle City Code.
3. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-66-06) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
4. Will, in fact, constitute a permitted use as established in Eagle City Code Title 8, Chapter 2, Section 3,
for the MU-DA-P (mixed use with a development agreement), R-4-DA-P, R-3-DA-P, and R-2-DA-P
(residential with a development agreement) zoning district.
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DATED this 27th day of July 2006.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ad, Conn'y. Idahn ~
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