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Findings - DR - 2007 - DR-67-07 - Common Area Landscaping And Music Academy Building In Eagle Island Crossing Subd BEFORE TIlE EAGLE DESIGN REVIEW BOARD IN TIlE MATTER OF AN APPLICATION ) FOR A DESIGN REVIEW OF A COMMON AREA) LANDSCAPING AND MUSIC ACADEMY ) BUILDING WITHIN EAGLE ISLAND CROSSING) SUBDIVISION FOR GARDNER-AHLQUIST ) DEVELOPMENT ) FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER DR-67-07 The above-entitled design review application came before the Eagle Design Review Board for their action on October 11,2007, and made their decision at that time. 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: Gardner-Ahlquist Development, represented by Pamela Hall with Timberline Surveying, PLLC, is requesting design review approval of the common area landscaping and Arts West Music Academy Building within the Eagle Island Crossing Subdivision. The site is located approximately 600-feet north of State Highway 44 at 3415 West Flint Drive. B. APPLICA TION SUBMITTAL: The City of Eagle received the application for this item on September 6,2007. C. NOTICE OF AGENCIES' REVIEW: Requests for agencies' reviews were transmitted on September 18, 2007, in accordance with the requirements of the Eagle City Code. D. HISTORY OF RELEVANT PREVIOUS ACTIONS: On September 7, 2004, the Eagle City Council approved a comprehensive plan amendment and rezone (CPA-3-03 & RZ-8-03) with a development agreement (including a concept plan) for this site. On April 12, 2005, the Eagle City Council approved a preliminary plat for Symphony Subdivision (PP-07-04) on this site. On September 27,2005, the Eagle City Council approved a height exception for Rivendell Music Academy (CU-II-05)(expired). On April 17, 2007, the Eagle City Council approved a preliminary plat time extension for Symphony Subdivision (PP-07-04) on this site. On July 10,2007, the Eagle City Council approved a conditional use penn it for six portable classrooms and one portable bathroom unit for the Arts West School (CU-4-07) Page 1 of21 K:\P1anning DeptlEagle ~cationslDr\2007\DR-67'()71and drfdoc E. COMPANION APPLICATIONS: None F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS: COMPPLAN ZONING LAND USE DESIGNATION DE SIGNA TION Existing Mixed Use, Transitional A-R (Agricultural- Single-family residential Residential, and Scenic Residential) and MU-DA (Flint Estates Subdivision) Corridor Overlay (Mixed Use with development agreement) Proposed No Change MU-DA (Mixed Use with a Mixed use development development agreement) including commercial, retail, multi family residential and a private school. North of site Transitional Residential A-R (Agricultural- Single-family residential Residential) (Flint Estates Subdivision) South of site Mixed Use, Public/Semi- PS (Public/Semi-Public) and State Highway 44 and the Public, and Residential RUT (residential Urban proposed entrance to Eagle One Transition - Ada County Island State Park designation) East of site Residential One and R-l (Residential-up to one The Colony Subdivision Transitional Residential unit per acre), A - R and the proposed (Agricultural- Residential) Symphony Square Subdivision West of site Mixed Use MU-DA (Mixed Use with a Bellemeade Subdivision development agreement) and and proposed MiIlpark A-R (Agricultural- Village Subdivision Residential) G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA. H. EXISTING SITE CHARACTERISTICS: This site is located within the Symphony Subdivision (approved as a Preliminary Plat (PP- 07-04) on April 12, 2005 by the City Council.). Page 2 of21 KIPIanning DeptlEagle App~catiODS\Dr\2007\DR-67'()7 land drf.doc I. SITE DESIGN INFORMATION: Total Acreage of Site - 16.16 +/- acres Total Acreage of Area to be Developed - 16.16 +/- acres Total Acreage of Area to be Donated to the City - N/ A Total Number of Lots - I Residential - 0 Commercial - I Industrial - 0 Common - 0 Total Number of Units - I Single-family - 0 Multi-family - 0 Total Acreage of Any Out-Parcels - none Total Gross Square Footage of Commercial Building - 15,502 square feet (approximately) ADDITIONAL SITE DATA PROPOSED REQUIRED Dwelling Units Per Gross Acre 8.34-units per acre 10- units per acre (maximum) (Based on 9.71 acres of residential area) Minimum Lot Size Residential: 9.71-acrtes (422,981 0.16-acres (7,000 sq. ft.) sq. ft.) Except that a decrease of minimum lot size in a subdivision may be Commercial: O.IO-acres (4,412 allowed ifthere is an offsetting increase of the same square-footage sq. ft.) in open space and a planned unit development is applied for and approved) - per ECC Section 8-2-4 (G). Minimum Lot Width 61- feet (approx.) 50-feet Minimum Street Frontage 40- feet N/A Total Acreage of Common Area Residential: 4.5 I-acres 1.58-acres (minimum) Commercial: 3.51-acres* 1.02 acres minimum plus 0.06-acres for lots smaller than the minimum (7,000 SF) - per ECC Section 8-2-4 (G) Percent of Site as Common Area 38.24% (approximately)* 10.03% (minimum) Page 3 of21 K:\Planning DeptlEagle ApplicationslDr\2007\DR-67'()7 land drfdoc J. GENERAL SITE DESIGN FEATURES: Number and Uses of Proposed Buildings: One proposed music academy. Height and Number of Stories of Proposed Buildings: Two and one-half stories, 42' 9" high. Gross Floor Area of Proposed Buildings: 15,502-square feet On and Off-Site Circulation: An approved signal light for the Eagle Island State Park will be aligned with the entrance to Eagle Island Crossing. When fully built, this stoplight will provide for a safe crossing point for pedestrians and bicycles between the park, Eagle Island Crossing, Eagle High School, and future developments within the area. Additionally walkways and sidewalks will be provided within the development and to neighboring subdivisions such as The Colony. Pathway Areas and Landscape Screening: The landscape plan date stamped by the City on September 6, 2007, shows a pathway adjacent to State Highway 44. The plan does not show pathways within the residential portion of the development other than the sidewalks to be located adjacent to the drive isle. Open Space: The residential units located within Lot I, Block 3, as shown on the Concept Plan date stamped by the City on May 9, 2007, will be condominium units therefore; all space outside of the walls of the condominium units will be calculated as open space with the exception of the drive isles. Open space areas within the residential area will provide for landscaping, club house, pathways, and tot lots for providing amenities to the residents. The open space area within the commercial area will provide for landscaping adjacent to the buildings and buffer areas adjacent to State Highway 44, The Colony Subdivision, and the proposed Symphony Square subdivision. A minimum of 10% open space is required except that per Eagle City Code, 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. Commercial Area: The landscape plan date stamped by the City on September 6,2007, shows thirteen (13) commercial buildings totaling approximately 91,900 square feet of area. The buildings are proposed with a mix of retail, restaurant, office and a private school. Based on the proposed uses with the commercial area the Concept Plan shows adequate parking provided per Eagle City Code. Stonn Drainage: Specific drainage system plans are to be submitted to the City Engineer for review and approval prior to the City Engineer signing the final plat. The plans are to show how swales, or drain piping, will be developed in the drainage easements. Also, the CC&R's are to contain clauses to be reviewed and approved by the City Engineer and City Attorney, requiring that lots be so graded that all runoff runs either over the curb, or to the drainage easement, and that no runoff shall cross any lot line onto another lot except within a drainage easement. Page 4 of21 K:\Planning DeptlEagle Applications\Dr\2007\DR-67-071and drfdoc Utility and Drainage Easements, and Underground Utilities: Eagle City Code Section 9-3-6 requires utility easements to be not less than 12-feet wide. All utilities including power are required to be placed underground. On-site Septic System (yes or no) - yes (to be removed) The existing homes (which are to be removed) located on the existing lots are currently served by septic systems. The applicant will be required to obtain the proper penn its and abandon the existing septic systems prior to the City Clerk signing the final plat. Preservation of Existing Natural Features: Eagle City Code Section 9-3-8 (B) states that existing natural features which add value to residential development and enhance the attractiveness of the community (such as trees, watercourses, historic spots and similar irreplaceable assets) shall be preserved in the design of the subdivision. There are mature trees located in proximity to the existing residences within the subdivision. The City Forester has provided a report and tree valuation associated for this site (included herein). Preservation of Existing Historical Assets: Staff is not aware of any existing historical assets on the site. If during excavation or development of the site, any historical artifacts are discovered, state law requires immediate notification to the state. K. BUILDING DESIGN FEATURES: Roof: Composition shingle (Shadow Gray) Walls: Stucco (Pure Cream, Stone Gray, Spectrum Brown) and Pre fabricated stone (Lower section of wall: Lake Erie Limestone; Upper section of wall: 80% Bucks County Ledgestone, 20% Bucks County Dressed Fieldstone) WindowslDoors: Wood window and door frames with insulated, double-paned, Low E, clear glazing. Fascia/Trim: Stained Cedar Type of Architecture: French Countryside Colonial Revival L. LANDSCAPING DESIGN: Retention of Existing Trees and Preservation Methods: There are numerous existing mature trees located along State Highway 44 as well as sporadic locations throughout the project area. The developer of the project plans to retain as many of the trees as possible. Those that are proposed to be removed shall be mitigated by the developer. Tree Replacement Calculations: On July 16,2007, City Forester, Julie Lafferty, visited the site and identified ninety seven (97)-trees on the site. Most of the trees are of several different species of conifers left-over from a nursery that was located there. The total diameter of the ninety seven (97)-trees is 936 inches with a total value of $196,910.00. The landscape plan, date stamped by the City on September 6,2007, shows approximately thirty one (31) trees totaling 470 caliper inches proposed for removal by the applicant. The applicant intends to save (either by allowing the trees to remain or by relocating trees to other locations on the site) approximately sixty six (66) trees totaling 466 caliper inches. Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board Page 5 of21 K:\Planning Dept\Eagle Applications\Dr\2007\DR-67'()7Iand drf.doc Street Trees: The landscape plan, date stamped by the City on September 6, 2007, shows 303 trees consisting of sixteen (16) different species of conifers, ornamental flowering trees and shade trees are proposed to be placed within the project area. With the removal of the trees requested by the developer (31 trees totaling 470 caliper inches), Eagle City Code requires that 31 twelve inch (15") or 155 three inch (3")-caliper trees would be needed to mitigate the trees that will be removed. However, the 303 trees the developer proposes to install will be more than adequate to meet this requirement. Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required. Transition Zones: N/A Parking Lot Landscaping: a. Perimeter Landscaping: Continuous landscaping will be installed around the perimeter of all proposed parking lots. b. Interior Landscaping: 10% interior landscaping is required, 13.39% is proposed. M. TRASH ENCLOSURES: The landscape plan, date stamped by the City on September 6,2007, shows seven (7) trash enclosures located throughout the project area and will be located behind a six-foot (6') high screening wall. The walls of each trash enclosure will be constructed of the same color and materials as the music academy. N. MECHANICAL UNITS: The applicant has stated that mechanical units necessary for the heating and cooling of the music academy building will be located in a mechanical room in the attic area of the school building. O. OUTDOOR LIGHTING: Outdoor lighting will consist of fourteen and one-half foot tall (14 Y2 ') street lights. The street lights are designed after the Arlington antique style and finished in a dark bronze color. 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 penn its. 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 Central District Health Department, Eagle Fire Department, 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 penn it. R. PUBLIC USES PROPOSED: None S. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists Page 6 of21 K:\Planning Dept\Eagle App~cationo\Dr\2007\DR-67'()71and drfdoc T. SPECIAL ON-SITE FEATURES: Areas of Critical Environmental Concern - No Evidence of Erosion - No Fish Habitat - No Floodplain - No Mature Trees - Yes - adjacent to State Highway 44 and in sporadic locations throughout the project area. Riparian Vegetation - No Steep Slopes - No Stream/Creek - No Unique Animal Life - No Unique Plant Life - Unknown Unstable Soils - No 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. Comments, which appear to be of special concern, are noted below: Central District Health Chevron Pipeline Eagle Fire Department Eagle Sewer District W. COMMENTS FROM CITY FORESTER: Memos from Julie Lafferty, dated September 25,2007, are attached to this report and incorporated herein by reference. STAFF ANALYSIS: COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: . The Comprehensive Plan Land Use Map designates this site as: Mixed Use Suitable primarily for a variety of uses such as limited office, limited commercial and residential developments. Uses should complement uses within the Central Business District (CBD). Development within this land use designation should be required to proceed through the PUD and/or Development Agreement process, see specific planning area text for a complete description. Scenic Corridor An Overlay designation that is intended to provide significant setbacks from major corridors and natural features through the city. These areas may require benning, enhanced landscaping, detached meandering pathways and appropriate signage controls. Page 7 of21 KIPlanning DeptlEagle App~cationslDr\2007\DR-67'()7 land drf.doc Transitional Residential Residential development that provides for a transition of density within the planning area while keeping in context the density, scaling and lot sizes of existing or proposed uses. Commonly requires changes in lot dimensions and scaling, see specific planning area text for a complete description. . Chapter 9 Parks, Recreation And Open Spaces 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 Chapter 12 12.1 a. 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. To provide an open space setting for active and passive recreation for all age groups throughout the community. Community Design Background and Vision Community design is the organized fashion in which a community is developed in order that a general mood or theme is established and maintained. Elements of the Eagle community design include: (a) a rural transitional community with a shopping district functioning as the hub of the community; (b) the Boise River and its floodplain with wildlife, trees, and recreation opportunities; (c) the rolling hills north of the river; and, (d) a network of canals which crisscross the community. Development will occur in the downtown as well as along arterials. City growth and increased traffic levels on Highway 44 and Highway 55 will stimulate demand for new development along these entrances. These same corridors have great potential for more intensive mixed-use development. 12.2 Goal Strive to create an aesthetically pleasing community and protect the unique natural beauty and small town character ofthe City. Page 8of21 K:\PIanning DeptlEagle Applications\Dr\2007\DR-67'()7Iand drfdoc 12.4 Implementation Strategies d. The City Design Review Ordinance shall set forth criteria for building design, landscaping, signage and other aesthetic standards. Development along State Street within the Impact Area and outside the City limits shall be encouraged to comply with the Design Review Ordinance. g. New residential, commercial, and industrial development shall be required to meet minimum design standards as specified by City Ordinances. 1. Encourage the development of pathways and open-space corridors throughout the City. m. Encourage the development of a strong community identity through urban design standards, downtown revitalization, cultural activities, and visual gateways to the City. o. Encourage the planting and preservation of trees that will create beauty and add to the healthy environment of downtown (see Eagle Tree Plan below). 12.5 Eagle Tree Plan 12.5.1 Goal To establish and enhance areas of tree growth that will create beauty, add to a healthy environment and increase economic stability. 12.5.2 Objectives a. To create an urban forest that will help reduce air and noise pollution, conserve water and reduce soil erosion, assist in modifying the local climate, increase property values, and improve Eagle's economy by providing a pleasant and more comfortable place to shop and live. B. PRELIMINARY PLAT PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: . Provide a landscape plan showing benning, fencing, and planting details within required buffer and landscape strip areas within this development and the adjacent developments to the east and west of this site for review and approval by the Design Review Board prior to the submittal of a final plat; . The applicant shall submit a design review application and landscape plan showing trees, landscaping, benning, proposed signage, and planting details within the required buffer and landscape strip areas within this development and the adjacent developments to the east and west of this site any proposed signage and fencing for review and approval by the Design Review Board prior to the submittal of a final plat application; . 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 the street within this development. The trees shall be located in the 8-foot wide landscape strip between the 5-foot wide concrete sidewalk and the curb. 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. Trees shall be installed prior Page 9 of21 KIPIanning DeptlEagle Ap~cationslDr\2007\DR-67'()7 land drfdoc to obtaining any occupancy pennits for the homes. A temporary occupancy may be issued if weather does not penn it landscaping. . All living trees shall be preserved, unless otherwise detennined 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. C. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: . Eagle City Code, Section 8-1-2 defines Open Space as: A common area platted as a separate lot, provided within a recorded easement, or dedicated to and accepted by the City. The area shall be substantially open to the sky, exclusive of streets, buildings and other covered structures, and shall be designated and intended as a useable and convenient amenity to any proposed development. Wetland areas, drainage ditches, irrigation ditches, and similar features shall not be considered as a part of the minimum area of open space required. 8-2A-7 (C): Landscaped and Buffer Area Requirements: Existing Vegetation: 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 Replacement I inch to 6 inches caliper 2x caliper of tree removed 6 l/4 inches to 12 inches 1.5x caliper of tree removed 12 l/4 inches or more Ix caliper of tree removed In all cases, planting within public rights of way shall be with approval from the public and/or private entities owning the property. Example: An eight inch (8") caliper tree is removed, an acceptable replacement would be three (3) 4-inch caliper trees or four (4) 3-inch caliper trees. Page 10 of21 K:\Planning DeptIEagle AppIicatiolll\Dr\2007\DR-67'()7 land drf.doc 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 I of this section. 3. Grade Changes And Impervious Surfaces: Grade changes and impervious surfaces shall be allowed at a distance from the trunk of a retained tree equal to the diameter ofthe tree trunk plus six feet (6'), or to the drip line, whichever is furthest from the trunk. 4. Minimum Landscaping: Existing vegetation which is to be retained may be used to satisfy the minimum required landscaping. 8-2A-7 (J)(4)(a): Buffer Areas/Common Lots a. 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, benn, 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 benn 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 benn, 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 pennitted. 8-2A-7(k): Parking Lot Landscaping: I. Visual Impact: Landscaping shall be provided to minimize the visual impact of off street parking: Parking should be located to the side and rear of buildings and shall be screened so that it does not dominate the streetscape. Fences, hedges, benns, and landscaping may be used to screen parking areas (chainlink fencing shall not be pennitted). In the design of large parking areas, arrange bays of parking spaces to be separated by landscaping. When parking lots occur on sloping terrain, step the parking lots to follow the terrain rather than allowing the lot surface to extend above natural grade. Page 11 of21 K:\Planning DeptlEagle Ap~catiOllSIDr\2007\DR-67'()7 land drf.doc 2. Parking Lot Landscape Strip: A landscape strip shall be provided when a parking lot is located adjacent to a public right of way. The landscaped strip shall serve to shield views of parked cars to passing motorists and pedestrians, and to establish coordination among architecturally diverse buildings, which creates a pleasing, harmonious appearance along the roadway. Four (4) options are provided for fulfilling this requirement: a. Provide a ten foot (10') wide landscaped strip between the right of way and the parking lot, and plant with a minimum of one shade tree and ten (10) shrubs per thirty five (35) linear feet of frontage, excluding driveway openings. b. Provide an earth benn of thirty inches (30") minimum height (do not exceed 3: 1 slope) within a ten foot (10') wide landscaped strip between the right of way and the parking lot, and plant with a minimum of one shade tree and five (5) shrubs per thirty five (35) linear feet of frontage, excluding driveway openings. c. Provide a six foot (6') landscaped strip with a minimum thirty inch (30") grade drop from the right of way to the parking lot, and plant with a minimum of one shade tree and five (5) shrubs per thirty five (35) linear feet of frontage, excluding driveway openings. d. Provide a three foot (3') high fence of wood, brick, stone, or decorative block or concrete along with a four foot (4') wide landscaped strip between the right of way and the parking lot, and plant a minimum of one shade tree and five (5) shrubs per thirty five (35) linear feet of frontage, excluding driveway openings. (Ord. 462, 11-11-2003) (I) The board may waive the requirement for a wood, brick, stone, decorative block or concrete fence if the board finds the following: (A) The applicant must design, document, and obtain city approval representing that the overall planting design, at the time of planting, results in an effective barrier such that the landscape strip shields the view of parked cars from passing pedestrians and motorists; and (B) Any such proposed design alternative is compatible with the overall site design ofthe entire project and is compatible with the surrounding area. (Ord. 434, 1-14-2003) 3. Parking Lot Perimeter Landscaping: Perimeter landscaping requirements define parking areas and prevent two (2) adjacent lots from becoming one large expanse of paving. This requirement does not hinder the ability to provide vehicular access between lots. a. Provide a minimum five foot (5') wide perimeter landscaped strip between the property lines and the parking lot, and plant with a minimum of one shade tree and five (5) shrubs per thirty five (35) linear feet of perimeter. Page 12 of21 K:\PIanning DeptlEagle App~cations\Dr\2007\DR-67'()71and drfdoc 4. Parking Lot Interior Landscaping: a. Calculated Amount: Interior parking lot landscaping shall be required on any parking lot with ten (10) spaces and above. The required amount of landscaping is based on a sliding scale, as follows: Percent Of Total Area Of Total Number Of Spaces 10 - 20 21 - 50 51 + A Lot That Must Be An Interior Landscaped Area 5 percent 8 percent 1 0 percent b. Additional Requirements: (I) No interior planter shall be less than five feet (5') in any dimension. (2) No parking space shall be more than sixty feet (60') from an interior landscaped area. (3) Parking islands are to be as evenly spaced as feasible throughout the lot to consistently reduce the visual impact of long rows of parked cars. (4) 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'). (5) A tenninal island for a single row of parking spaces shall be landscaped with at least one tree and shrubs, ground cover, or grass. A tenninal island for a double row of parking spaces shall contain not less than two (2) trees and shrubs, ground cover, or grass. L. Landscaped Commercial Strips: I. Landscaped strips shall be provided between all building development and public rights of way to lend continuity among different architectural styles, screen unsightly views, establish a pleasing view for motorists, and create a safe and pleasant corridor for pedestrians. a. The landscaped strip shall be ten feet (10') wide minimum and planted with one shade tree and ten (10) shrubs for every thirty five feet (35') of street frontage. Two (2) ornamental or two (2) evergreen trees may be substituted for one shade tree. Page 13 of21 K:\P1anning DeptIEagle App~nslDr\2007\DR-67'()71and drfdoc M .Parkway Strips, Separated Sidewalks, And Street Trees: I. Except as may otherwise be required within the DDA, TDA, CEDA, and DSDA sidewalks shall be separated from the curb along all streets. Meandering sidewalks shall be required when space penn its. An average five foot (5') wide minimum parkway planter strip planted with shade class (class II or class III) trees shall be required between the sidewalk and street to provide a canopy effect over streets. 2. In all required applications, excluding residential developments, one street tree, selected from the approved tree list in subsection Q ofthis section, shall be planted per thirty five (35) linear feet of street frontage. 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 corner with the distance between trees to be a minimum of thirty five feet (35') and a maximum of eighty feet (80') of street frontage. 4. In all cases, any planting within public rights of way shall be with approval from the public and/or private entities owning the property. 8-6-5-2: Common Open Space: A. Required Common Open Space: A minimum often percent (10%) of the gross land area developed in any residential PUD project shall be reserved for common open space and recreational facilities for the residents or users of the area being developed. B. Dedication Of Land For Public Use: A required amount of common open space land reserved under a PUD shall either be held in corporate ownership by owners of the project area for the use of each owner who buys property within the development or be dedicated to the public and retained as common open space for parks, recreation and related uses. Public utility and similar easements and right of way for watercourses and other similar channels are not acceptable for common open space dedication unless such land or right of way is usable as a trail or other similar purpose and approved by the council. C. Maintenance: The responsibility for the maintenance of all open spaces shall be specified by the developer before approval of the final development plan. . Eagle City Code, Section 8-7-3-3 Public Sites and Open Spaces: B. Natural Features: Existing natural features which add value to residential development and enhance the attractiveness of the community (such as trees, watercourses, historic spots and similar irreplaceable assets) shall be preserved in the design of the development. Page 14 of21 K:\PIanning DeptIEagle AppIicationslDr\2007\DR-67'()7 land drfdoc C. Special Developments: In the case of planned unit developments and large scale developments, the council may require sufficient park or open space facilities of acceptable size, location and site characteristics that may be suitable for the proposed development. D. DISCUSSION: . The applicant is proposing twenty (20)-building sites for a mixed use development (6- buildings designated for retail sales use at 5,450 total square feet; 5-buildings designated for food and beverage retail sales at 25,300 total square feet; I-building designated for retail/office use at 27,250 square feet; 2-buildings designated for office use at 11,000 square feet; 4- buildings designated for multi-family residential at 18,000 total square feet and 2- buildings designated for the use by the Arts West Academy (dance and music) at 27,400 total square feet. In all, the square footage of the buildings proposed within the project area total 114,400 square feet. . This application is for the common area open space landscaping, parking lot landscaping, the Arts West Academy music building and the landscaping associated with the Arts West Academy building. As each subsequent building is being planned, each building will go through a design review process. . The landscape plan, date stamped by the City on September 6,2007, encompasses approximately 16.16 acres and includes common open space, five (5) parking areas, the Arts West academy building, and a pathway network running throughout the entire project area. . Common open space area will primarily be constructed around the centrally located academy building and the multi-family residential units. Landscaping around the school and multi- family structures will consist of grasses, shrubbery and a variety of tree species. . The design of the Arts West building is French Countryside Colonial Revival. The EASD book specifies Colonial Revival as one of the nine approved architectural building styles in the City of Eagle. However, it does not specify which type of colonial revival architecture is pennitted; therefore the applicant is proposing this style of architecture to be in compliance with the spirit of the EASD book while being unique as well in their approach to how the overall project will appear. The French Countryside Colonial Revival style is the architectural theme of the overall development which is reflected in the design of the Arts West Academy building. The features of the building will include a mixture of a cultured stone veneer, cement plaster wall finish in three different shades, wood trim, wood-framed doors and windows, copper roof accents, gutters and downspouts, and black architectural-grade roof shingles. . The 2000 Eagle City Comprehensive Plan TransportationlPathway Network Map # 1 of 2 shows a pathway adjacent to State Highway 44. The Landscape Plan date stamped by the City on September 6,2007, shows a pathway within the buffer area along State Highway 44 that will connect with the pathway system to Eagle Island State Park. There are also paved sidewalk connections located adjacent to parking areas and streets. However, the landscape plan does not show an interior pathway system. The applicant will need to show a new plan which identifies locations of the pathways within the project area. . This application is for approval of the Arts West Academy area and common area landscaping within Eagle Island Crossing. However, per Eagle City Code Section 8-2A, the applicant will be required to comply with design criteria for commercial, retail, and attached housing (multi- family housing exceeding two units) as set forth in the City of Eagle's EASD book. +Re applie8:8t will submit all builc:liRg eleyatioRs to Be apprevec:l by the Desiga. Review B09f8 llflc:l the Bagle City CeNRail prier ta sHBmittiRg a fiRal plat applieatioR. Page 15 of21 K:\P1anning DeptIEagle AppIicatiOllS\Dr\2007\DR~7'()7 land drf.doc . Julie Lafferty, City Forester, provided a map of the existing trees, tree valuations, and a report dated September 25,2007, regarding the trees on the site. Due to the overabundance of Class I trees on the site, the applicant is encouraged to substitute Class II or Class III trees where appropriate as it would make practical use of the open space to allow for root growth and subsequently larger and more beneficial top growth of the trees planted. . The existing power utilities to the site are located overhead. Per Eagle City Code, underground utilities are required. The applicant should also be required to place all utilities (including distribution lines) underground prior to the City Clerk signing a final plat. . Staff defers comment regarding building design and colors to the Design Review Board. STAFF RECOMMENDATION PROVIDED WITHIN TIlE REPORT: Based upon the infonnation 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 TIlE BOARD: A. A meeting was held on the application before the Design Review Board on October 11,2007, 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 4 to 0 (Grubb, Barnes and Butler absent) to approve DR-67-07 for a design review application of the Common Area Landscaping and Music Academy Building within Eagle Island Crossing for Gardner-Ahlquist Development, with the following staff recommended site specific conditions of approval and standard conditions of approval with text shown with underline to be added by the Board. SITE SPECIFIC CONDITIONS OF APPROVAL: l. Comply with any applicable conditions ofCPA-3-03/RZ-8-03/ PP-7-04 and CU-4-07 (Symphony Subdivision). 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 prior to the submittal of a final plat. 3. Landscaping of said rights-of -way to be reviewed and approved by City staff prior to City Clerk signing of the fmal plat. 4. All utilities servicing the site (including electrical distribution lines) shall be located underground prior to the issuance of any building penn its for this site. 5. A plan showing construction fencing around the existing trees to be retained (a minimum of 10-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. 6. The applicant shall be required to submit a design review application for all commercial, condominium, or townhouse buildings for review and approval by the Design Review Board prior to any buildings being constructed on this site. Page 16 of21 K\PIanning DeptlEagle Ap~cationslDr\2007\DR-67'()7 land drf.doc 7. All living trees that do not encroach upon the buildable area on any lot shall be preserved, unless otherwise detennined by the City Forester. 8. The applicant shall provide a pathways plan showing a paved pathway system within the open space area and throughout the project area. 9. The developer shall provide 3-inch minimum caliper shade-dass trees along both sides of all streets within this development. Trees shall be placed at the front of each lot generally at each side property line and the drive aisles, or as approved by the Design Review Board. The trees shall be located in an 8-foot wide landscape strip between the 5-foot wide concrete sidewalk and the curb. 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 installation of all landscape and irrigation improvements. Trees shall be installed prior to obtaining any occupancy penn its for the site. A temporary occupancy may be issued if weather does not pennit landscaping. 10. All ground mounted transfonners, cable, and phone boxes shall be screened by landscaping per Eagle City Code. 11. 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. 12. The applicant shall pay for all engineering fees incurred for reviewing this project prior to the issuance of a building pennit. 13. The applicant shall be required to comply with any applicable conditions placed on this application by the City Engineer. 14. The applicant shall provide samples of roofing materials and stone to be used in the construction of the academy building. Samples are to be reviewed by staff and one (1) member of the Design Review Board prior to the City issuing a Zoning Certificate for the site. 15. The applicant shall provide a revised landscape plan showing how the salvaged trees on the site will be incorporated into the landscape plan of the site. The revised landscape plan is to be reviewed and approved by staff and one (1) member of the Design Review Board prior to the City issuing a Zoning Certificate for the site. 16. The applicant shall provide details of the concrete plaza area and steps. The detail shall show color. placement of control ioints and design of how steps shall be constructed. Details of the plaza area and steps shall be reviewed and approved by staff and one (I) member of the Design Review Board prior to the City issuing a Zoning Certificate for the site. 17. The applicant shall provide cut sheets of windows and doors to be used for the academy building. Cut sheets shall be reviewed and approved by staff and one (I) member of the Design Review Board prior to the City issuing a Zoning Certificate for the site. Page 17 of21 K:\Planning DeptIEagle App~ODSIDr\2007\DR-67'()7 land drfdoc STANDARD CONDmONS OF APPROVAL: 1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho Transportation Department, including but not limited to approval of the drainage system, curbs, gutters, streets and sidewalks. A letter of approval from the highway district having jurisdiction shall be submitted to the City prior to issuance of any building penn its 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 penn its or Certificate of Occupancy, whichever occurs first. 3. All pennits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured prior to issuance of building penn it 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 penn its or Certificate of Occupancy, whichever occurs first. 5. Unless septic tanks are pennitted, 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 pennits 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 pennits 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 stonn 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 pennits 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 perfonnance bond shall be submitted to the City Clerk, prior to issuance of any building penn its 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 stonn drain disposal system shall be complete before an occupancy penn it 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 (l) 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 penn its or Certificate of Occupancy, whichever occurs first. Page 18 of21 K:\Planning DeptIEagle App~ODSIDr\2007\DR-67'()7 land drf.doc 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 pennits 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 penn its 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 penn its 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 detennined by the Eagle Fire Department officials: a. "The applicant has made arrangements to comply with all requirements of the Fire Department." b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire Department prior to the City Engineer signing the final plat. c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings, 1,500 gallons per minute for dwellings having a fire area in excess of 3,600 square feet, and 1,500 gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates shall inspected in accordance with all agencies having jurisdiction, and shall be verified in writing by the Eagle Fire Department prior to issuance of any building penn its 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 penn it 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 Park and Pathway Development Committee for a path or walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee prior to issuance of a building penn it or Certificate of Occupancy, whichever occurs first. 14. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle City Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a building penn it 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 pennit 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 penn it or Certificate of Occupancy, whichever occurs first. Page 19 of21 K:\PIanning DeptIEagle Ap~tionslDr\2OO7\DR-67'()71and drfdoc 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 pennit or Certificate of Occupancy, whichever occurs first. 18. Basements in the flood plain are prohibited. 19. The Americans with Disabilities Act, Unifonn Building Code, Eagle City Code, and all applicable County, State and Federal Codes and Regulations shall be complied with. All design and construction shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City Council. 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 the City Council 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 ofthe 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 City Council 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: I. The application for this item was received by the City of Eagle on September 6,2007. 2. Requests for agencies' reviews were transmitted on September 18, 2007, 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-67-07) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review Overlay District, and based upon the infonnation 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. Page 20 of21 K:\PllIIlIIing DeptIEagle AppbtionslDr\2007\DR-67'()7 land drfdoc 4. Will, in fact, constitute a pennitted use as established in Eagle City Code Title 8, Chapter 2, Section 3, for the MU (Mixed Use) zoning district. DATED this 25th day of October 2007. DESIGN REVIEW BOARD OF THE CITY OF EAGLE Ada Cou~, Idaho /: ~/// Eri R. McCullough, Chainn ATTEST: ,U,(~Q -\L~~ '-'Sharon K. Bergmann, Eagle City Cl k "",.... ....... ~.." ~ 0 F E-'1 ..... ,.'i '\ ......... (); ". ~ ,~ .. .....~ . i ""'... ~ \' 0 R -1 )0... .... = . /,0 ~.. . . \".J ,.".... · . . * . . . : : ...~ : * : i ~ EAL....: : .. .~ S ..~.: -- IP ..<"0 ~'.. 0 ~ "::. ;. ...~"OR"~~..''!o.: ~ " <1 ........ t-'T~ "'" 1'e OF \~ "" '"""......,.' Page 21 of21 K:\PIonning DeptlEagle AppIicationo\Dr\2007\DR~7.()71and drfdoc