Findings - DR - 2006 - DR-64-06 - Common Area Landscaping And Sports Aceademy Facility In #1 Legacy Pud
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICA nON FOR A )
DESIGN REVIEW TO CONSTRUCT THE COMMON )
AREA LANDSCAPING AND SPORTS ACADEMY )
FACILITY WITHIN PHASE I OF THE LEGACY PUD )
FOR SIGNATURE SPORTS DEVELOPMENT )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-64-06
The above-entitled design review application came before the Eagle Design Review Board for their action
on July 27, 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:
Signature Sports Development, represented by Jeremy Ainsworth with The Land Group, is
requesting design review approval of the common area landscaping and a 32,070-square foot
sports academy facility within Phase I of Legacy PUD, The 228-acre site is generally located near
the southwest comer of Floating Feather Road and Linder Road,
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, 111 accordance with the
requirements of the Eagle City Code,
D, HISTORY OF RELEVANT PREVIOUS ACTIONS:
On December 7,2004, the Eagle City Council approved the annexation and rezone (A-7-04 and
RZ-12-04) of the Quarter Circle DJ Property from RR (Rural Residential) to A (Agriculture),
On April 27, 2006, the Eagle Planning and Zoning Commission approved an annexation, rezone,
conditional use permit, planned unit preliminary development plan, and preliminary plat (A-9-
OS/RZ-13-0S/CU -12-0S/PPUD-13-0S/PP-0 1-06),
E, COMPANION APPLICATIONS: DR-6S-06 (design review sign application)
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGN A TIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGN A TION
Existing Residential Two (up to 2- A (Agricultural), RUT (Rural Single-family dwellings,
units per acre max,) Urban Transition - Ada pasture, feed lot
County Designation), RR
(Rural Residential - Ada
County Designation)
Proposed No Change R-2-DA-P (Residential PUD PUD Residential
with Development Agreement Development
North of site Residential Two (up to 2- RR (Rural Residential - Ada Single-family dwellings,
units per acre max,) & County Designation) pasture, feed lot
Floodway
South of site Residential Two (up to 2- RR (Rural Residential- Ada Single-family dwellings,
units per acre max.) & County Designation) pasture, Longhorn
Transitional Residential Subdivision, Proposed
Eaglefield Subdivision
East of site Residential Two (up to 2- R-2-DA (Residential Two Copperfield and Senora
units per acre max,) & with Development Creek Subdivisions
Residential Three (up to Agreement) & RUT (Rural Subdivision & Agricultural
3-units per acre max,) Urban Transition - Ada land
County Designation)
West of site Residential Two (up to 2- RR (Rural Residential - Ada State Highway 16, & Feed
units per acre max.) & County Designation) lot
Residential Three (up to
3-units per acre max,)
G, DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA,
H, EXISTING SITE CHARACTERISTICS: There are several existing structures located on this site that
are to be removed, Staff is not aware of any existing trees within this development as this site was
been used for agricultural uses,
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I. SITE DESIGN INFORMATION:
Site Data Proposed
Total Acreage of Site 229-acres (9,966,092-square feet)
Number of Parking Spaces 147 -parking spaces
Front Setback 7S0-feet (east) *
Rear Setback 360-feet (west) *
Side Setback 375-feet (north) *
Side Setback 1 ,540-feet (south) *
* Note: Setback are measured from Ihe Academy Facility 10 Ihe closets property lIne.
J, GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: Six (6) buildings are proposed to be constructed, One
Sports Academy Facility, one restroom/shower building for the outdoor pool, one restroom facility
near the soccer fields, one golf instruction facility near the driving range, two restroom facilities near
the fairways,
Height and Number of Stories of Proposed Buildings:
Sports Academy Facility - 42-feet, two stories
Pool Restroom/Shower Facility - 26-feet, one story
Soccer Restroom Facility - IS V2-feet, one story
Golf Instruction Facility - 19-feet, one story
Golf Restroom Facilities - 16 V2-feet, one story
Gross Floor Area of Proposed Buildings:
Sports Academy Facility - I sl Floor = 23,400-square feet
2nd Floor = S,670-square feet
Total = 32,070-square feet
Pool Restroom/Shower Facility - 1,467 -square feet
Soccer Restroom Facility - 500-square feet
Golf Instruction Facility - S20-square feet
Golf Restroom Facilities -225-square feet
On and Off-Site Circulation:
A 63,SOO-square foot (approximately) paved parking lot provides parking for vehicles using this
site. One 30-foot wide driveway is proposed to be located on the west side of this site
approximately 560-feet west of the intersection of PGA Boulevard and Signature Drive.
K. BUILDING DESIGN FEATURES:
Roof: Pre-finished metal roof (Berridge "Antique Copper-Cote"), single-ply roof membrane,
Walls: Stucco (Viejo x-475 "La Habra"), Cultured Stone (Bucke's County Country Ledgestone)
Windows/Doors: Aluminum Storefront (light bronze anodized finish)
Fascia/Trim: Per-finished metal
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L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are no existing trees,
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board
Street Trees: The applicant is proposing to install street trees at the front lot corner of each lot
along the internal streets within this development,
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/ A
Parking Lot Landscaping:
a, Perimeter Landscaping:
Landscaping is proposed around the perimeter of the parking lot consisting of
grass and deciduous trees.
b, Interior Landscaping: 10% interior landscaping is required, 12% is proposed,
M, TRASH ENCLOSURES:
One SO-square foot trash enclosure is proposed to be located along the east side of the parking lot.
The enclosure is proposed to be constructed of CMU block with stone veneer and metal gates all
of which will match the materials and colors used in the construction of the building,
N, MECHANICAL UNITS:
The applicant is proposing to use roof top mechanical units, The roof top mechanical units are
proposed to be screened by the mansard roof, No ground mounted mechanical units are proposed
and none are approved,
0, OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage is required to be reviewed
and approved by the Zoning Administrator prior to issuance of any building permits,
p, SIGNAGE:
No signs are proposed with this application, A separate design review application is required for
the approval of any signs,
Q, PUBLIC SERVICES AVAILABLE:
Preliminary approval letters from Eagle Fire Department and Eagle Sewer District have been
received by the City, A water service approval has not been received to date, Approval of the
water company having jurisdiction will be required prior to issuance of a building permit.
R, PUBLIC USES PROPOSED: None
S, PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
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T. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain - no
Mature Trees - no
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - unknown
Wildlife Habitat - no
U, SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required
V, AGENCY RESPONSES:
The following agencies have responded and their correspondence is incorporated herein by
reference and attached to the staff report, Comments, which appear to be of special concern, are
noted below:
Ada County Highway District
Chevron Pipeline
Department of Environmental Quality
Eagle Fire Department
Eagle Sewer District
Idaho Power Company
W, LETTERS FROM THE PUBLIC:
Memo from Julie Lafferty, City Forester, date stamped by the City on July 7, 2006 (is incorporated
herein by reference and attached to the staff report).
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
2000 EAGLE COMPREHENSIVE PLAN
CHAPTER 6 - LAND USE
6,3 Land Use Designations
Residential Two:
Suitable primarily for single family residential development within areas that are
rural in character.
6,7 Implementation Strategies
(6,7a) Preserve the natural features and resources of Eagle;
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(6,7b) Establish land use patterns and zoning districts that do not exhaust
available services such as sewer, water, police, fire, recreational areas, highways
and transportation systems.; and
(6,7c) Provide for a broad spectrum of housing types including apartments,
townhouses, condominiums, single family attached, manufactured homes,
affordable and subsidized housing and large acreage developments,
(6,7j) Farm related uses and activities should be protected from land use conflicts
or interference created by residential, commercial, or industrial development. The
Idaho Right To Farm Act should be promoted.
CHAPTER 7 - NATURAL RESOURCES AND HAZARD AREAS
7,9 Goal
Special concern and attention should be given to the preservation of fish, wildlife,
water resources, air quality, agriculture, open space and recreation-nature areas
when implementing planning and zoning decisions.
CHAPTER S - TRANSPORTATION
S,6 Implementation Strategies
(S,6a) Work in conjunction with the Ada County Highway District (ACHD),
Idaho Transportation Department (ITD), and Ada Planning Association (APA) to
classify roadways on the City of Eagle Transportation/Pathway Network Maps #1
and #2 incorporated into this Comprehensive Plan by reference, The Maps are to
assure conformity to designations as delineated on the Land Use Map, The maps
shall be provided to the Ada Planning Association for input into the Ada Planning
Association's Functional Street Classification Map and Regional Transportation
Plan,
(S,6b) Integrate all modes of travel to support air quality improvement measures;
and
(S,6e) Encourage new development to provide for pedestrian, equestrian, and
bicycle circulation in accordance with the City of Eagle Transportation/Pathway
Network Maps #1 and #2, adopted local and regional pathway plans, as may be
needed for intra-neighborhood connectivity and to ensure that bike and pedestrian
traffic is not unnecessarily pushed out onto arterials and collectors,
(S,6c) Encourage roadway design standards that are consistent with the Idaho
Transportation Department (ITD), Ada County Highway District (ACHD), Ada
Planning Association (APA), and other agencies that may be responsible for
roadway planning and design;
(S,6m) Establish and require minimum setbacks between developments and
roadways and to encourage installation of berms and landscaping for all
developments to enhance safety and to enrich the roadway and community
appearance; and
(S,6p) Encourage sidewalks that are separated from the curb on all streets, except
for areas where Eagle City Code requires sidewalks to abut the curb and where
existing buildings, inordinate environmental impacts, or other impacts make
setting the sidewalk back infeasible, Meandering sidewalks should be required
where space permits, A planter strip of sufficient width for street trees between
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the sidewalk and roadway should be required to provide a canopy effect over the
roadways, The type of street trees used should be those which have root systems
that have proven to not cause sidewalk or curb damage when in close proximity to
such improvements,
(S,6i) Encourage street lighting to increase roadway and neighborhood safety
while preserving a rural environment free of any unnecessary lighting.
CHAPTER 9 - PARKS, RECREATION AND OPEN SPACES
9,5,2 Objectives
(9,5,2a) To create a pathway system that reflects desire to have a pedestrian and
bicycle friendly community,
(9,5.2b) To provide a network of central and neighborhood paths where residents
are able to safely access and utilize pathways for alternative forms of
transportation,
(9.5,2e) All development should provide developed pathways for connection to
Eagle's public pathway system and/or adjoining development's public pathway
system,
9,6 OPEN SPACE: Open space is land which is not used for buildings or structures
and offers opportunities for parks, recreation, water amenities, greenbelts, river
trails and pathways, tourism, leisure activities, viewpoints, and wildlife habitat.
(9,6.1 Goal) To provide wherever possible open space and natural features such
as natural river frontage, greenbelts, river trails and pathways, creeks, flood plains
and flood ways, drainage ways and canals, development buffers, wooded areas,
grasslands, foothills, and viewpoints for public use and enjoyment.
(9,6,2 Objectives) To establish open space to protect the finite resource base of
Eagle's natural environment - air, ground water, surface water, soil, forested areas,
plant and wildlife habitats, agricultural lands, and aquifer recharge, watersheds,
and wetlands,
(9,6,2b) To provide an open space setting for active and passive recreation for all
age groups throughout the community,
(9,6.2c) To protect against hazards that are inherent to flood plains, flood ways,
steep slopes, and areas of geological instability,
(9,6,2d) To protect the natural lay of the land (e,g" minimize land disturbance),
(9,6,2e) To protect such unique environmental areas as historical, geological, and
archaeological sites and monuments, natural areas, and wildlife habitat.
(9,6,2f) To protect important views, vistas, and panoramas of the community's
natural setting and environment.
CHAPTER 10 - HOUSING
10,3 Implementation Strategies
(lO,3a) A wide diversity of housing types and choice between ownership and
rental dwelling units will be encouraged for all income groups.
(lO,3b) The location of all housing should be coordinated with provisions for
adequate public facilities and services,
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CHAPTER 11 - SPECIAL AREAS AND SITES
11,4 Implementation and Strategies
(ll.4a) Protect and improve natural and man-made waterways,
(11.4g) Preserve existing trees and establish appropriate landscaping as a part of
new developments,
(11.4h) Encourage the preservation of habitat areas which provide for fish and
wildlife,
(11.4i) The City may require developers to prepare and submit an environmental
assessment and any such additional reports as the City may from time to time
require, for any development on land within an area designated as a Special Area
or Site or for any development impacting a designated Special Area or Site,
CHAPTER 12 - COMMUNITY DESIGN
12.4 Implementation Strategies
(12.4a) Establish and maintain a development pattern and design criteria in
keeping with the rural transitional identity of Eagle, This includes growth within
the Impact Area that discourages or precludes the establishment of other City
centers,
(12.4k) Encourage the preservation of natural resources such as creeks, drainages,
steep slopes, and ridgelines as visual amenities,
(12.41) Encourage the development of pathways and open-space corridors
throughout the City,
(12.40) Encourage the planting and preservation of trees that will create beauty
and add to the healthy environment of downtown (see Eagle Tree Plan below),
(12,4q) Maintain the rural residential character and open space environment in
and around the City,
SOARING 2025 WESTERN AREA PLAN:
Chapter 2-Community Design
2,3 Goals
Sustainability at build out (2025): Ensure the ability for the city to continue to
fund, improve and support itself, including infrastructure and parks, without the
use of building permit fees, impact fees and zoning fees,
Preserving Regional Transportation Corridors (State Highway 16 & 44): Preserve
the function of regionally significant roadways through the City while ensuring
compatibility with land uses and design standards of the City,
Identify "Activity Centers": Identify areas that due to the nature of existing uses,
future uses and/or transportation corridors will lend themselves to increased
activity and non-residential use so to preserve larger areas as primarily residential
neighborhoods,
a, Provide increase residential density along the State Highway 44 and
State Highway 20/26 corridors when accompanied by alternative access
plans,
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b, Maintain a Vision Map that encapsulates the intent and opportunities
contained in the Comprehensive Plan. (See Map 2,1)
k, State Highway 44, State Highway 20/26, State Highway 16 and the
proposed east west collector are designed as scenic corridors requiring
landscaped setback and separated meanderings sidewalks,
n, Elementary and middle schools should be located in residential
neighborhood to facilitate walking and reduce busing costs for the district.
Elementary and Middle schools may be located on collector roadways as
defined by the Regional Functional Classification Map, High School
maybe located on arterials,
Chapter 3-Economic Development
3,3 Goals
Ensure the ability for the City to continue to fund, improve and support itself,
including infrastructure, without the use of building permit fees, impact fees and
zoning fees,
Identify areas that will provide significant employment opportunities to the
residents of the City of Eagle thereby allowing the City to be a place to live, work,
and recreate,
Identify areas that, due to the nature of existing uses, future uses and/or
transportation corridors, will lend themselves to increased activity and
nonresidential use so as to preserve larger areas as primarily residential
neighborhoods.
a, Encourage the balancing of commercial uses throughout the City and
the western planning area to avoid overloading key intersections and
individual planning areas,
c, Encourage the interconnectivity of residential and nonresidential areas
within the western planning area to the existing CBD and greenbelt
system,
Chapter 4-Public Facilities and Services
4,2,1 School Goals
Support the safe maintenance and construction of the public school system
emphasizing quality school facilities that serve as a focal point for family and
community activities,
b, Prohibit the development of schools on sites that present a hazard,
nuisance or other limitation on normal functions of the school.
c, Elementary and middle schools shall be located in residential
neighborhood to facilitate walking and reduce busing costs for the district.
Elementary and Middle schools may be located on collector roadways as
defined by the Regional Functional Classification Map, High School
maybe located on arterials,
d, Work with the school district, ACHD and developers to establish
access options for Eagle Schools via pathways and/or streets,
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e, Encourage the joint siting of schools and parks whenever possible,
Chapter 5-Transportation
5,1 Goals
Maintain the function and connectivity of the street system for current users,
emergency response efforts, and for use by future generations,
Using sound land use and transportation relationships, develop alternate routes or
corridors for ACHD planners to evaluate that best emphasize the needs of
developing areas while lessening the potential for congestion,
Maintain a land use decision-making process that is supportive of the service level
standards identified in the most recent Regional Transportation Plan for Ada
County of record, and which is protective of living environments along streets.
Encourage completion of the existing street system and creation of new links,
within reasonable constraints, as the transportation system develops,
Promote land use policies that limit access as necessary to maintain safe and
efficient operation of the existing street system while allowing reasonable access
to individual development parcels,
Maintain safe and comfortable neighborhoods by minimizing speeding and cut
through traffic,
b, The most recent Regional Transportation Plan for Ada County of
record is adopted by reference as part of the City of Eagle Comprehensive
Plan,
c, Periodically review the street classification system and work with
ACHD and the Community Planning Association to amend the street
classification system as needed, Any street reclassifications shall be
contingent upon an analysis of existing street configuration, existing land
uses, lotting patterns, location of structures, impact on neighborhoods and
area-wide transportation needs, Upgrading of residential streets to
collector and arterial status shall be discouraged and shall only occur
where a significant community-wide need can be identified as part of the
adopted Regional Transportation Plan, (See Map 5,1)
d, When review land use amendments, zone changes, master plans,
conditional uses and other significant entitlement requests, take into
consideration the impact of the project on street levels of service. The
City's preferred standards shall be those identified for new streets in
ACHD's Development Policy manual, or its successor. Service level
impacts shall be minimized through project modifications, traffic
management plans, street improvement plans or other means,
i, New developments shall be required to stub access to adjacent
underdeveloped parcels, where appropriate,
j, All new developments shall be reviewed for appropriate opportunities
to connect to local roads and collectors in adjacent developments,
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m, A collector street system shall be pursued within each square mile of
development adequate to serve the density of development. Suggestions
shall be forwarded to ACHD for planning and adoption in the TIP,
n, Support the access restriction policies of the Ada County Highway
District.
0, Discourage direct lot access to parcels abutting collector streets,
p, Limit access to all arterial streets,
z, Work with the development community, ACHD and COMPASS to
construct the following roadway projects:
East! West Boulevard- Connect State Highway 16 to Linder Road
(existing bridge crossing) north of Floating Feather. Design is to be a
"Park Center" style road with planted medians and meandering
alignment. This road will serve as the main minor arterial through the
Village Center and Planning Area, The Village planning is designated
to accommodate nearly 5,000 housing units and approximately 600
acres of civic, corporate, retail and office uses, This road should
include significant landscaping and a detached meandering pathway,
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East! West Boulevard Concept Cross Section
Floating Feather: This is a proposal to smooth out the alignment of
Floating Feather at Palmer Road, The city has heard from developers
south of this intersection looking to abandon Palmer Road south of
Floating Feather that may help facilitate this realignment. Similarly to
Beacon Light Road, a desire was expressed to provide a "greener"
feel to this road way through the city, The proposed cross section
includes planting strips and a detached meandering trail.
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Beacon Light/Floating Feather Cross Section
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Or a similar cross section as warranted by future transportation volumes or determined
appropriate by ACHD
Chapter 6 - Land Use
6,2 Goals
Sustainability at build-out (2025): Ensure the ability for the city to continue to
fund, improve and support itself (including infrastructure) without the use of
building permit fees, impact fees and zoning fees, Identify "Activity Centers":
Identify areas that, due to the nature of existing uses, anticipated uses, and/or
transportation corridors, will lend themselves to increased activity and non-
residential use while preserving larger areas as residential neighborhoods,
Preserving Regional Transportation Corridors (State Highway 16 & 44): Preserve
the function of regionally significant roadways traveling through the City while
ensuring compatibility with land uses and design standards of the City,
Increased Employment Opportunities: Identify areas that will provide significant
employment opportunities to the residents of the City of Eagle, thereby supporting
the City as a place to live, work, and recreate
a. Maintain a Vision Map that depicts opportunities for creating and
enhancing activity centers and linkages between planning areas and the
existing City, (See Map 2,1)
b, Maintain a Future Land Use Map that encourages higher densities
around activity centers and transit routes but also provides for large
residential areas that continue to promote the rural character of the City of
Eagle (See Map 6,1)
c. Use smaller planning areas to help guide development in the western
planning area, (See Map 6,2)
d, Non-residential uses should be limited to designated areas, with scaling
and intensity paramount to the approval of these uses,
e, Special design treatments shall be required to provide compatibility of
new development with existing development such as building orientation,
increased setbacks, height limitations, size restrictions design
requirements, fencing, landscaping or other methods as determined
through the development review process.
f. Commercial and subdivision development within the City will be
subject to Design Review,
g, The creation of single use commercial and office districts should be
discouraged, while uses that serve a variety of uses shall be encouraged,
h, New mid-block commercial development should be discouraged along
arterial and collectors unless it is specified in the plan and meets the
principles of New Urbanism and/or provides cross access between
adjacent commercial parcels, Existing mid-block commercial uses of a
marginal nature shall be encouraged to convert to residential uses.
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6.4 E Floating Feather Planning Area
The Floating Feather Planning Area is designated as residential with limited
ancillary uses to be incorporated as allowed by the planned unit development
standards, This area should provide trails, open space, and parks in conjunction
with varied housing options, The overall density of the area is 1-2 units per acre,
6.4E,l Uses
The land use and development policies specific to the Floating Feather Planning
Area include the following: Integration of mixed residential lot sizes at a overall
density of 1-2 units per acre;
Ancillary neighborhood commercial and retail uses that focus and serve the
immediate Floating Feather Planning Area;
Setbacks from streams, irrigation and drains for trails and open space;
Use of transitional lot sizes and clustering when new development abuts existing
subdivisions, business and office use to the south;
School siting in the area shall focus on areas with higher densities to decrease
busing concerns, preference will be given to siting elementary schools in this area,
Densities around school sites shall not exceed 3 to 4 units per acre,
6.4E.2 Access
Access to the area from State Highway 16 shall be limited to Floating Feather
Road and the Yz mile ring road to be located to the south of the area,
All uses shall rely on internal local road circulation and a proper street hierarchy
to safely and efficiently move traffic through the area without forcing local trips
onto the regional roadway network,
Floating Feather Road is identified as an urban collector from State Highway 16
to Linder Road, Special consideration should be made for the improvement and
realignment of Floating Feather Road, design standards should include separated
sidewalks and street trees similar to Old State Street west of Eagle Road,
The State Highway 16 corridor should be designated as a scenic corridor requiring
berrning and landscaping within the City of Eagle,
At the western edge of this area, Linder Road will merge with the proposed
east/west boulevard and should include street trees, separated sidewalks and
landscaped medians; sufficient right-of-way and setbacks should be preserved to
facilitate the construction of this roadway,
6,4E,3 Design
This area should be recognized as the signature residential area for the Western
Planning Area, The integration of varying lot sizes and uses should be seamless
with continuity of street design, open space, trails and housing through out that
area,
Floating Feather Road and State Highway 16 should be designated as a minor
gateway to the City of Eagle with appropriate landscaping, entry features, and
place-making features should be integrated into the design of the area,
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Lot configuration and housing sizes should be mixed throughout the area to
provide a variety of housing options within a single neighborhood or
development.
6,4E.4 Issues
The main concerns in the development of the area are the integration of varying
lot sizes and housing styles, The vision for the area is contingent on the
integration of uses and providing a flow of housing units throughout the area to
avoid creating defined separation from estate areas and patio home areas, for
example. Further, the provision of open space and trails through the area should
be key to the development approval of the area,
B, DESIGN GUIDELINES PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
1.0 SITE DEVELOPMENT DESIGN GUIDELINES
1.2,12 Walkway and Pathway Lighting
Provide lighting along all walkways and pathways,
. Minimum foot candles along walkways should be not less than ,25 foot candle and
not more than 6-S foot candle directly under the luminaire,
. A void dark spots and abrupt changes in light levels.
. Select fixtures which are harmonious with the design of the development and which
have a pedestrian scale,
2,0 LANDSCAPE DESIGN GUIDELINES
2,1.4 Landscape Standards For Collectors
. All street trees have a minimum four (4) inch caliper and are limbed to a minimum
height of S feet at the time of installation,
. The property owner fronting the street provides a minimum of eight (S) feet of
planting between the edge of the pedestrian path and edge of any site development
(parking lot screens, landscaped areas, etc,) except at entryways where design
flexibility is required,
. Pedestrian crosswalks which cross three-lane collectors, collectors or local roads, or
major driveways to developments are paved in concrete, Where concrete crosswalks
abut asphalt streets or driveways, a proper transition is required between the concrete
and asphalt to avoid excessive wear and damage,
. Pedestrian crosswalks, which cross four-lane streets or any other exceptional heavily
traveled street, have 10 foot wide crosswalks defined by a pair of 12 inch painted
lines,
2,1.5 Landscape Standards For Collectors
. Large canopy trees are placed at approximately 35 foot intervals within the curbside
planting strip, At street and driveway intersections trees are located with respect given
to A,C.H,D, clear vision standards,
. All street trees have a minimum four (4) inch caliper and are limbed to a minimum
height of S feet at the time of installation,
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. The property owner fronting the street provides a minimum of eight (S) feet of
planting between the edge of the pedestrian path and edge of any site development
(parking lot screens, landscaped areas, etc.) except at entryways where design
flexibility is required,
. Pedestrian crosswalks which cross three-lane collectors, collectors or local roads, or
major driveways to developments are paved in concrete, Where concrete crosswalks
abut asphalt streets or driveways, a proper transition is required between the concrete
and asphalt to avoid excessive wear and damage,
Pedestrian crosswalks, which cross four-lane streets or any other exceptional
heavily traveled street, have 10 foot wide crosswalks defined by a pair of 12 inch
painted lines,
C. PRELIMINARY PLAT PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
Note: The following conditions are from the Planning and Zoning Commission Findings of Fact and
Conclusions of Law because the City Council has not approved the annexation, rezone, conditional use
permit, planned unit preliminary development plan, and preliminary plat applications (A-9-0S/RZ-13-
OS/CD -12-0S/PPDD-13-0S/PP-0 1-06),
. The applicant shall submit a design review application showing: I) 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,
S) 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.
. All structures, except duplex and single family homes, shall be subject to Eagle City Code S-2A
for review and approval by the Eagle Design Review Board and the City Council.
. 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 (S') 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 ISO% 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,
. The applicant shall provide a license agreement from ACHD and ITD approving the landscaping
located within the public rights-of-way abutting and within this site, prior to approval of a final
plat.
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. 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,
D, ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
. Eagle City Code Section 8-2A-7(J)(2)(c)
To conceal outdoor storage areas, trash receptacles, exposed equipment associated with any
commercial or industrial activity, and off street loading when adjacent to or in view from a
residential activity or public street right of way, a five foot (S') wide by six foot (6') high
landscaped buffer is required,
. Eagle City Code Section 8-2A-7(J)(3)(a)
All buffer areas shall be comprised of, but not limited to, a mix of evergreen and deciduous
trees, shrubs, and ground cover in which evergreen plant materials comprise a minimum of
sixty percent (60%) of the total plant material used,
. Eagle City Code Section 8-2A-7(K)(4)(b)(S)
Deciduous shade trees and ground covers or low shrubs are recommended as primary
plantings in interior landscaped areas, Deciduous shade trees are to be clear branched to a
height of six feet (6'),
. 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 (S') 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 (3S') and a maximum of eighty feet (80') of
street frontage,
. Eagle City Code Section 8-4-4-6
One bicycle parking space within an approved rack shall be required for each thirty (30)
required automobile parking spaces or fraction thereof for office and commercial
developments, Multi-family residential developments shall provide one bicycle rack space per
each ten (10) units, Bicycle parking racks shall be in a well lit area, and shall be designed in
accordance with the parking facility criteria of the "B icycle-Pedestrian Design Manual for Ada
County" as prepared for the Ada County highway district with the exception that bicycle racks
do not have to be covered unless required by the design review board, or planning and zoning
commission or city council.
E, DISCUSSION:
. The applicant is requesting approval of a 32,070-square foot Sports Academy Facility, common
area landscaping, driving range area, soccer field area, swimming pool area, tennis court area, and
3-hole golf course area within the first phase of the Legacy PUD, The first phase consists of
approximately 229-acres of the overall 700 +/- acres included within the Legacy PUD, The
applicant will be required to submit a design review application for all future phases of this
development prior to submitting a final plat application for future phases,
. To date the applicant has not received approval from the Eagle City Council with regard to the
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annexation, rezone, conditional use permit, planned unit preliminary development plan, and
preliminary plat applications for the Legacy PUD (A-9-0S/RZ-13-0S/CU-12-0S/PPUD-13-0S/PP-
01-06), For the Boards reference, staff has attached the Landscape, Site Design, and Architectural
Design Guidelines, Applicant Version dated July IS, 2006, with strike thru and underline
proposed by the applicant. It is likely that these Design Guidelines will be modified by the City
Council, thus staff is recommending modifications to the site and landscape plans based on
approval of the Design Guidelines as originally submitted,
. The architectural design of the building is influenced by the "Prairie School" style of architecture
as categorized by the Eagle Architecture and Site Design Book (EASD), A low-pitched metal
hipped roof with wide overhanging eaves is proposed, Natural materials such as stone and stucco
comprise the majority of the exterior of the building, The materials and colors are a palette of
earth tone colors with patina copper to be used selectively for accent features,
. The ACHD has classified Signature Drive and PGA Boulevard as collector streets within this
development. The landscape plan date stamped by the City on June S, 2006, shows street trees
along Signature Drive and PGA Boulevard, however, the trees are spaced twenty feet to ninety feet
(20' - 90') apart, Per the Design Guidelines of this development, larger canopy trees are required
to be placed at approximately thirty five foot (3S') intervals within the curbside planting strip
along collector streets, All street trees are required to be a minimum of four inch (4") caliper and
limbed to a minimum height of eight feet (S') at the time of installation, The applicant should be
required to provide a revised landscape plan showing four inch (4") caliper street trees to be placed
approximately thirty five feet (3S') on center along Signature Drive and PGA Boulevard, 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 application,
. The applicant is proposing to construct an extensive pedestrian pathway system within the
common areas within this development consisting of eight foot (S') wide concrete pathways.
There are several locations where this pathway system cross the public streets, see Exhibit "A"
(attached), It is staff's opinion that in order to provide a designated area for pedestrians to cross
the public streets, a colored and stamped concrete crosswalk should be constructed at the
intersections highlighted in pink on Exhibit "A", The applicant should be required to provide a
revised site and landscape plan showing colored and stamped concrete crosswalks to be
constructed at the intersections highlighted in pink on Exhibit "A", The color and texture of the
concrete should be reviewed and approved by staff and two members of the Design Review Board
prior to the submittal of a final plat application,
. The site and landscape plans show an eight foot (S') wide meandering pathway along the eastern
side of the main entrance of Signature Drive, No pathway connection is proposed along the
western side of the main entrance, The applicant should be required to provide revised site and
landscape plans showing a pathway connection along the west side of the main entrance of
Signature Drive, The revised site and landscape plans should be reviewed and approved by staff
and two members of the Design Review Board prior to the submittal of a final plat application,
. There is a small parcel of land located on the southwest corner of Linder Road and Floating
Feather Road, which is not a part of this development. The pathway located within the landscape
buffer along Linder Road and Floating Feather Road terminate at the property line of the parcel
located on the southwest corner of Linder Road and Floating Feather Road, The applicant should
be required to provide a revised site and landscape plan showing a temporary pathway connection
constructed from the pathway within the buffer area to the edge of pavement of Linder Road and
Floating Feather Road, The revised site and landscape plan should be reviewed and approved by
staff prior to the submittal of a final plat application,
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. Sheet L1.9, date stamped by the City on July 18,2006, shows a landscape island within the
parking lot (near the northeast corner of the Sports Academy Facility) with no landscaping
proposed within it. Per Eagle City Code, a deciduous shade tree and ground covers or low shrubs
are required within an interior landscape area, The applicant should be required to provide a
revised landscape plan showing a deciduous shade tree and ground covers or low shrubs within the
landscape island located near the northeast comer of the building, The revised landscape plan
should be reviewed and approved by staff prior to the submittal of a final plat application,
. The trash enclosure is proposed to be located on the east side of the parking lot near the main
entrance driveway to the Sports Academy Facility, The landscape plan date stamped by the City
on July IS, 2006, shows a variety of grasses to be planted around the base of the trash enclosure,
Per Eagle City Code, trash enclosures are required to be screened from view by a five foot (S')
wide by six foot (6') high landscaped buffer. All buffer areas are to be a mix of evergreen and
deciduous trees, shrubs, and ground cover in which evergreen plant materials comprise a minimum
of sixty percent (60%) of the total plant material used, The applicant should be required to
provide a revised landscape plan showing a mix of evergreen and deciduous trees, shrubs, and
ground cover in which evergreen plant materials comprise a minimum of sixty percent (60%) of
the total plant material used, 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 application,
. The applicant has submitted cut sheets of a bike rack and bench, however, the site and landscape
plans do not show where these amenities are to be located, The applicant should be required to
provide a revised site and landscape plan showing the location of all bike racks and benches within
this development. The revised site and landscape plan should be reviewed and approved by staff
prior to the submittal of a final plat application,
. 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 27, 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 S to 0 (Barnes and Grubb absent) to approve DR-64-06 for a design review
application for the common area landscaping and sports academy facility within phase I of the
Legacy PUD for Signature Sports Development, 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 APPRO V AL:
1. Comply with all applicable conditions of the annexation, rezone, conditional use permit, planned unit
preliminary development plan, and preliminary plat applications for the Legacy PUD (A-9-0S/RZ-13-
OS/CU -I 2-0S/PPUD-I3-0S/PP-O 1-06),
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2, The applicant shall be required to submit a design review application for all future phases of this
development prior to submitting a final plat application for future phases,
3, The school district shall be required to submit a design review application for the building and
associated site,
4, Provide a revised landscape plan showing three feIff inch (1-4") caliper street trees to be placed as
generally shown on the landscape plan date stamped by the City on June 8. 2006, a]3]3rOJlimately thirty
five feet (35') ElA eeAter along Signature Drive and PGA Boulevard, The quantity of trees along
Signature Drive and PGA Boulevard shall be equivalent to the amount required within code if the
street trees were located thirty five feet (35') on center. The applicant mav cluster the trees. however,
shall be conscious of the canopy effect the City desires to achieve over the streets. The revised
landscape plan shall be reviewed and approved by staff and two members of the Design Review Board
prior to the City Clerk signing the stlBmittal Elf a final plat applieatioA.
5, Provide a revised site and landscape plan showing colored and stamped concrete crosswalks to be
constructed at the intersections highlighted in pink on Exhibit "A", The color and texture of the
concrete shall be reviewed and approved by staff and two members of the Design Review Board prior
to the City Clerk signing the stlBmittal Elf a final plat afJ]3lieatioA,
6, Provide revised site and landscape plans showing a pathway connection along the west side of the
main entrance of Signature Drive, The revised site and landscape plans shall be reviewed and
approved by staff and two members of the Design Review Board prior to the City Clerk signing the
stlBmittal Elf a final plat llfl]3lieatiElR,
7, Provide a revised site and landscape plan showing a temporary pathway connection constructed from
the pathway within the buffer area to the edge of payement of Linder Road and Floating Feather Road,
The revised site and landscape plan shall be reviewed and approved by staff prior to the submittal of a
final plat application,
8, Provide a revised landscape plan showing a deciduous shade tree and ground covers or low shrubs
within the landscape island located near the northeast comer of the building, The revised landscape
plan shall be reviewed and approved by staff prior to the City Clerk signing the stlbmittal of a final plat
apfllieatioR,
9, Provide a revised landscape plan showing screening around the trash enclosure to be a mix of
evergreen and deciduous trees, shrubs, and ground cover in which evergreen plant materials comprise
a minimum of sixty percent (60%) of the total plant material used, The revised landscape plan shall be
reviewed and approved by staff and one member of the Design Review Board prior to the Citv Clerk
signing the sHBmittal sf a final plat afl]3licatisA,
10. Provide a reyised site and landscape plan showing the location of all bike racks and benches within
this development. The revised site and landscape plan shall be reviewed and approved by staff prior to
the Citv Clerk signing the sHBmittal sf a final plat a]3fllicatiElR,
11, Provide a license agreement from ACHD approving the landscaping located within the public right-of-
way abutting and within this site, prior to the Citv Clerk signing the sHBmittal sf a final plat
afJfllieatioA,
12, Provide a revised landscape plan showing the trees located near the north side of the parking lot to be
located north of the sidewalk within the common area, The revised landscape plan shall be reviewed
and approyed by staff prior to the Citv Clerk signing the sHbmittal of a final plat afJ]3licatiElR,
13, Provide a revised landscape plan showing the two "Knuckles" (one located at the intersection of
Olympic Street and Chastain Way and the other located on US Open Drive) to have a landscape island
located within them, The revised landscape plan shall be reviewed and approved by staff and two
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members of the Design Review Board prior to the City Clerk signing the sUBmittal Elf a final plat
applieatioR,
14, No pump house has been proposed with this application, Elevation plans. materials, and colors to be
used in the construction of the pump house shall be reviewed and approved by the Design Review
Board as an unfinished business item prior to a pump house being constructed on this site, If a Jlllmp
RElIlSe is reqllireE!, a E!esigR r-eview applieatioR sllall Be sllbmitted f-er review aAE! apPrElval prier to a
Jlllmp IlElllse BeiRg eeAstmeteE! eA tllis site.
IS, Provide a cut sheet of the open style fencing showing height, style, color, etc, to be used adjacent to
pathways and open space areas, A four foot (4') high open style fence shall be used along all
pathways and a six foot (6') high open style fence shall be used along open space areas, The cut sheets
shall be reviewed and approved by staff and two members of the Design Review Board prior to the
City Clerk signing the slIBmittal Elf a final plat lIflplieatieR, Provide a COpy of the CC&R' s showing
that this style of open fencing is required throughout the entire development.
16, Provide a revised landscape plan showing golf cart access to the 3-hole golf course area, The revised
landscape plan shall be reviewed and approved by staff prior to the Citv Clerk signing the slIBmittal Elf
a final plat lIfllllieatioA,
17, All existing structures located within phase I of this development shall be removed prior to the
issuance of a building permit for this site, A demolition permit is required prior to any structures being
removed,
IS, All structures, except duplex and single family homes, shall be subject to Eagle City Code S-2A for
review and approval by the Eagle Design Review Board and the City Council.
19, The pathway system within this development shall be reviewed and approved by the Parks and
Pathway Development Committee prior to the City Clerk signing the slfBmittal ef a final plat
aJlJllicatiElR.
20. The Sports Academy Facility and all common area landscaping, which includes the driving range area,
soccer field area, tennis court area, swimming area, 3-hole gold course area, pathway system, and
buffer areas shall be completed incompliance with Section 3.4.4,2,3 of the Development Agreement.
prier tEl tile isslIaRec Elf a eertifieate Elf ElecllJlafley f-er aR)' E!vielling IIAit witlliR lllis develepment.
21. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code,
22, Submit $400,00 to the City, at the time of building permit submittal, for all Engineering fees incurred
for reviewing this project.
23, The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
24, No signs are proposed with this application, A separate design review application (DR-6S-06) has been
submitted for the approval of a sign plan for this site, The sign plan shall be reviewed and approved
prior to the City issuing a zoning certificate for this site,
2S, Provide a revised landscape plan showing street trees to be located at the front of each lot on the west
side of Chastain Way and the south side of Olympic Street. The revised landscape plan shall be
reviewed and approved by staff prior to the City Clerk signing the final plat.
26, Provide detailed elevation plans showine: the materials and colors to be used in the remodel of the farm
house, Provide a site and landscape plan showing how the farm house will be located on a lot within
this development. The elevations. materials. colors. site and landscape plan shall be reviewed and
approved by the Design Review Board as an unfinished business item prior to the City Clerk signing
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the final plat. The farm house and anv associated parking shall be removed upon completion of the
Sports Academv Facilitv, A demolition permit is required prior to the farm house being removed,
27, Provide detailed elevation plans showing the materials and colors to be used in the construction of anv
maintenance buildings, Provide a site and landscape plan showing where this building will be located
and how it will be screened with landscaping, The elevations. materials. colors, site and landscape
plans shall be reviewed and approved bv the Design Review Board as an unfinished business item
prior to the Citv Clerk signing the final plat.
28, Provide revised building elevation plans of the Sports Academv Facilitv showing the eves of the roof
to extended six feet (6') bevond the furthest support, The revised building elevations shall be
reviewed and approved bv the Design Review Board as an unfinished business item prior to the Citv
Clerk singing the final plat.
29, Provide detailed cut sheets showing the stvle, material. colors. etc, of the seating to be located within
the tennis court area, The detailed cut sheets shall be reviewed and approved bv the Design Review
Board as an unfinished business item prior to the Citv Clerk signing the final plat.
30, Provided detailed cut sheets showing the stvle. height, material, colors. etc, of the fencing proposed
around the pool. tennis courts, and driving range, The detailed cut sheets shall be reviewed and
approved bv the Design Review Board as an unfinished business item prior to the Citv Clerk signing
the final plat.
31, Anv identification signs proposed on the 3-hole golf course indicating hole or position shall be
reviewed and approved bv the Design Review Board as an unfinished business item prior to the Citv
Clerk signing the final plat.
ST ANDARD CONDITIONS OF APPROVAL:
I, The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department, including but not limited to approval of the drainage system, curbs,
gutters, streets and sidewalks, A letter of approval from the highway district having jurisdiction shall
be submitted to the City prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first.
2, Idaho Department of Health & Welfare approval 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
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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 (I) has
been made in such a manner that the flow of water will not be impeded or increased beyond carrying
capacity of the downstream ditch; (2) will not otherwise injure any person or persons using or
interested in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works
Construction, A copy of such written approval and certification shall be filed with the construction
drawing and submitted to the City prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
9, Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards,
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to Certificate of Occupancy,
10, Parking lot light plan shall be submitted and approved as to the location, height and wattage by the
City Engineer, All construction shall comply with the City's specifications and standards,
Lighting is required in the parking area and shall be properly illuminated to avoid accidents, Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property,
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,
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1,SOO gallons per minute for dwellings having a fire area in excess of 3,600 square feet, and 1,SOO
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.
IS, 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.
IS, Basements in the flood plain are prohibited,
19, The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with, All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the
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
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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:
\. 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-64-06) 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 R-2-DA-P (Residential POD with Development Agreement) zoning district.
DATED this 10th day of August 2006,
DESIGN REVIEW BOARD
OF THE CI OF EAGLE
Ada C ty, ho
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Page 24 of 24
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