Findings - CC - 2020 - DR-64-19 - Snoqualmie River Sub No 4 / 5 Landscape / Poolhouse BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW FOR THE COMMON AREA )
LANDSCAPING WITHIN SNOQUALMIE RIVER )
SUBDIVISION NOS.4 AND 5 AND POOL HOUSE )
WITHIN SNOQUALMIE RIVER SUBDIVISION )
NO. 1 FOR NORTH CORRII)OR,LLC )
rINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-64-19
The above-entitled design review application came before the Eagle City Council for their action on
February 11,2020. The Eagle City Council having heard and taken oral and written testimony,and having
duly considered the matter,makes the following Findings of Fact and Conclusions of Law;
*FINDINGS OF FACT:
A. PROJECT SUMMARY:
North Corridor, LLC, represented by Jaime Snyder with T-O Engineers, is requesting design review
approval of the common area landscaping within Snoqualmie River Subdivision Nos.4 and 5 and pool
house within Snoqualmie River Subdivision No. 1. The 37.56-acre site is located on the west side of
North Palmer Lane approximately 800-feet south of West Floating Feather and north of Snoqualmie
River Subdivision Nos. 1 and 2.
B. APPLICAHON SUBMITTAL:
The City of Eagle received the application for this item on September 19, 2019. Revised information
(landscape plan)were received by the City on December 5,2019.
C. NO lICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on September 27, 2019, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS AC1'!ONS:
On August 8, 2006, the City Council approved an annexation, rezone with development agreement,
conditional use permit, preliminary development plan, and preliminary plat for the Legacy Planned
Community(A-09-05/RZ-13-05/CU-12-O5IPPUD-1 3-O5IPP-0 1-06).
On September 24, 2018, the City Council approved a final development plan and final plat for
Snoqualmie River Subdivision No. 2(FPUD-1 1-18/FP-13-18).
On January 8,2019,the City Council approved a final development plan and final plat for Snoqualmie
Village Subdivision No. 1 (FPUD-15-1 8/FP19-18).
On January 8,2019,the City Council approved a final development plan and final plat for Snoqualmie
Village Subdivision No.2(FPUD-16-18/FP-20-18).
On February 12, 2019, the City Council approved a modification to the development agreement
associated with the R-2-DA-P zoning classification for the Legacy Development(RZ-13-05 MODS).
On March 13, 2019, the final plat for Snoqualmie River Subdivision No. 2 was recorded at the Ada
County Recorder's Office(Instrument No.2019-019949).
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On April 23,2019,the City Council approved a preliminary development plan and preliminary plat for
Snoqualmie River Subdivision No. 3 (CU-05-18/PPUD-03-18/PP-09-18).
On September 24,2019,the City Council approved a conditional use permit,preliminary development
plan,and preliminary plat for Snoqualmie River Subdivision(CU-02-19/PPUD-02-19/PP-02-19).
For additional properly history see:RZ-13-05 MOD/RZ-13-05 MOD2/RZ-13-05 MOD3/DR-64-
06/DR-64-06 MOD2/FPUD-01-07/FP-01-07/FP-02-07/FPUD-01-12/FP-01-12//FPUD-02-13/FP-06-13/CU-08-13/PPUD-07-13/PP-12-13/DR-07-14/FPUD-05-
13/FP-14-13
/CU-06-14/PPUD-03-14/PP-09-14/FPUD-O4-15/FP-O5-15/ /
FPUD-06-15/FP-09-15/DR-68-13/DR-68-13 MOD/DR-68-13 MOD2/DR-06-IS/DR-06-IS
MOD/DR-06-15 MOD3/DR-06-15 MOD4/EXT-12-09/EJiT-O7-10/EXT-06-11/CU-06-
17/PP UD-03-1 7/PP-03-1 7
/DR-44-1 7/ /RZ-13-05 MOD4/FPUD-04-1 7/FP-18-1 7/CU-
08-1 7/PP UD-04-1 7/PP-04-1 7
/DR-54-1 7/ /FPUD-01-18/FP-01-18/CU-
01-1 8/PP UD-01-1 8/PP UD-02-18
/DR-31-18/FPUD-13-18/FP-15-18/FPUD-17-18/FP-21-18.
E. COMPANION APPLICAI'IONS:None
F. LAND USE DESIGNA'i'iON:
Single-Family Residential—Planned Unit Development,permitted pursuant to Eagle City Code Section
8-2-3.
G. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNAIIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Neighborhood R-2-DA-P(Residential with a Agricultural
Residential development agreement—
PUD)
Proposed No Change No Change Single-Family, Residential
Planned Unit Development
North of site Neighborhood A-R(Agriculture-Residential) Two(2)Parcels with
Residential Single-Family Residential
Dwellings
South of site Neighborhood R-2-DA-P(Residential with a Single-Family Residential
Residential development agreement— Subdivisions(Snoqualmie
PUD) River Subdivisions No. 1
and No. 2)
East of site Neighborhood R-2-DA-P(Residential with a Proposed Single-Family
Residential development agreement— Residential Subdivision
PUD) (Snoqualmie Village
Subdivision No. 1)
r
West of site Neighborhood R-2-DA-P(Residential with a Proposed Single-Family
Residential development agreement— Residential Subdivision
PUD) (Snoqualmie River
Subdivision No. 3)
H. DESIGN REVIEW OVERLAY DISiRICT:Not in the DDA, IDA, CEDA,or DSDA.
I. URBAN RENEWAL DISiRICT:No.
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J. EXISi'ING SITE CHARACIERISTICS:There is an existing drainage ditch(McHenry Lateral)located
along the north property line.
K. SITE DATA:
Total Acreage of Site—37.56-acres
Total Number of Lots—91
Residential—82
Commercial—
Industrial—0
Common—9(6-open space,2-shared driveway, 1-future right-of-way)
Total Number of Units—82
Single-family—82
Duplex—
Multi-family—
Total Acreage of Any Out-Parcels—0
L. GENERAL SITE DESIGN FEAI'URES(SUBDIVISION):
Open Space:
A total of 13.5-acres (35.9%) of common area open space is proposed within the planned unit
development. The common areas contain a two(2)ponds, landscaped buffer areas located adjacent to
North Palmer Lane,North Hamlin Avenue, and the future West Floating Feather Road. The site also
contains common lots located adjacent to the streets and corner lots. The residents of the development
will also have access to the golf course,tennis courts,soccer fields,swimming pools,tot lots,and other
pathways located within the Legacy development. Based on the prior approvals associated with the
Legacy development and the subject proposed subdivision,the overall development currently consists
of 174.88-acres (36.15%) of common area open space, of which 58.00-acres (33.1%) is active open
space.
Storm Drainage and Flood Control:
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&Rs 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.
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, except that
lesser easement widths,to coincide with respective setbacks,may be considered as part of the planned
unit development. The applicant provided a preliminary plat and development plan, date stamped by
the City on June 7,2019, which contains a plat notes that reference the property lines located adjacent
to the public streets have a 12-foot wide public utility, irrigation, sewer, and lot drainage easements.
The preliminary plat and development plan also contain separate plat notes referencing that the interior
side lot lines have a 5-foot wide public utility, irrigation and lot drainage easements, and the rear lot
lines have a 12-foot wide public utility,pressure irrigation,and lot drainage easements respectively.
Fire Hydrants and Water Mains:
Hydrants are to be located and installed as required by the Eagle Fire District.The subdivision will be
served by the City of Eagle Municipal Water System.
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On-site Septic System(yes or no)—No
Preservation of Existing Natural Features:
Staff is not aware of any existing natural features on the site which would be required to be preserved.
Preservation of Existing Historical Assets:
Staff is not aware of any existing historical assets on the site. If any historical artifacts are discovered
during excavation or development of the site, state law requires immediate notification to the state.
M. GENERAL SITE DESIGN FEAI'LJRES (POOL HOUSE):
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one building to be utilized as a pool house.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately 16' 5 1/8"high single-story pool house.
Gross Floor Area of Proposed Buildings:
The proposed pool house is approximately 662-square feet.
On and Off-Site Circulation(Pool House):
A 3,450-square foot(approximately)paved parking lot will provide parking for vehicles using the pool
house.One 26-foot wide drive aisle provides access to and from the pool house parking lot.
N. DESIGN FEA1LJRES:
Pool House:
Roof: Asphalt(Black)
Walls: Stucco (Latte Medium Sand), Stone Veneer (Bucks Co. Southern ledge, Bucks Co. Dressed
Fieldstone)
Windows/Doors: Metal(Chestnut),wood(Chestnut)
Fascia/Trim: Cedar(Spice Chest,Charwood)
Trellis:
Roof: Wood(Charwood)
Columns: Wood(Charwood), Stone Veneer(Southern Ledge,Dressed Fieldstone)
O. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are existing trees along the McHenry
Lateral that will be protected and retained.
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed throughout the development.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones:N/A
Parking Lot Landscaping:N/A
P. iiiRASH ENCLOSURES: N/A
Q. MECHANICAL UNITS:
The mechanical units associated with the pool and pool house will be located in the mechanical room
within the pool house.
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R. OUTDOOR LIGHTING:
A landscape plan was provided identifying the locations and style of streetlights throughout the
subdivision. A detailed cutsheet showing the wattage, and illumination type for the streetlights will be
required to comply with Eagle City Code Section 8-4-4-2.
S. SIGNAGE:
No signs are proposed with this application. A separate design review application is required to be
reviewed and approved by the Zoning Administrator prior to issuance of any building permits.
T. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within the City of Eagle Water Service Area and within the boundaries of the Eagle Sewer
District.
U. PUBLIC USES PROPOSED:None.
V. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:No map currently exists.
W. SPECIAL ON-SITE FEA1(JRES:
Areas of Critical Environmental Concern—none
Fish Habitat—No
Floodplain—No
Mature Trees—Yes, along the McHenry Lateral—north of the site
Riparian Vegetation—No
Steep Slopes—None
Stream/Creek—No
Unique Animal Life—No
Unique Plant Life—No
Unstable Soils—No
Wildlife Habitat—No
X. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED):Not
required.
Y. AGENCY RESPONSES:
The following agencies have responded,and their correspondence is attached to the staff report.
Marathon Petroleum(fka Andeavor)
Eagle Fire Department
Z. LETTERS FROM [HE PUBLIC:None received to date.
THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAi ' ANALYSIS
PROV1I)ED WITffiN THE STAJ 'REPORT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
[HIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
Neighborhood Residential
Suitable for single family residential. Densities range from 2 units per acre to 4 units per acre.
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B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF
SPECIAL CONERN REGARDING THIS PROPOSAL:
3.11 Owner shall provide an on-site tree lines landscape strip along State Highway 16,Linder
Road,Floating Feather Road, and the east/west collector and Palmer Lane,which landscape
strip shall include a ten foot wide bicycle/pedestrian pathway, as generally depicted on
Exhibit E attached hereto and incorporated herein and in Eagle's Comprehensive Plan. The
landscaping, including street trees and pathways, shall be reviewed and approved as required
by the applicable provisions in the Eagle City Code and as set forth below:
3.11.2 A 50-feet wide landscape strip along Linder Road and Floating Feather Road shall
include a minimum eight-foot-high berm/wall combination with extensive
landscaping per ECC 8-2A-7 to provide a buffer.
3.11.3 A 35-foot wide landscape strip along all collector roads on the Owner's Remaining
Property, including Palmer Lane, shall include a minimum of five-foot-high
berm/wall combination with extensive landscaping per ECC 8-2A-7 to provide a
buffer.
C. PRELIMINARY PLAT CONDITIONS OF APPROVAL WHICH ARE OF SPECIAL CONCERN
REGARDING [HIS PROPOSAL:
4. Any fencing located adjacent to common area open spaces and on the street side of all corner lots
shall be an open fencing style such as wrought iron or other similar decorative style,durable fencing
material. Fences in front yard areas shall be open style and a maximum of four-feet(4')in height.
A fence permit is required prior to construction of a fence in any of these locations.
10. Provide a revised preliminary plat and development plan identifying one(1)additional street light
to be located at each of the following locations: 1)the intersection of West Decathlon Street,2)the
intersection of West Decathlon Street and North Diadora Avenue, and 3) the corner of North
Diadora Avenue and North Palamas Drive. The revised preliminary plat and development plan
shall be provided prior to submittal of final development plan/final plat applications.
12. The applicant shall submit a design review application showing at a minimum: 1) proposed
subdivision signage, 2) planting details within the proposed and required landscape berms,
landscaped islands, and all common areas throughout the subdivision, 3)building elevation plans
for all proposed common area structures and irrigation pump house (if proposed), 4) landscape
screening details of the irrigation pump house (if proposed), 5) useable amenities such as picnic
tables, covered shelters, benches, gazebos, and/or similar amenities (if proposed), 6) design of
ponds to be constructed in reference to mosquito abatement, 7) proposed style of fencing. The
design review application shall be reviewed and approved by the Eagle Design Review Board and
Eagle City Council prior to the submittal of final development plan/final plat applications.
13. The developer shall provide 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 generally at each side property line, or as approved by the Design Review
Board. The trees shall be located within 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 comply with the Parkway Landscape
agreement for the Legacy development associated with Brahma,LLC.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.
14. All living trees that do not encroach upon the buildable area on any lot shall be preserved, unless
otherwise determined by the Design Review Board. A detailed landscape plan showing how the
trees will be integrated into the open space areas or private lots (unless approved for removal by
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the Design Review Board) shall be provided for Design Review Board approval prior to the
submittal of a final plat. Construction fencing shall be installed (pursuant to the Design Review
Board's direction)to protect all trees that are to be preserved, prior to the commencement of any
construction on the site.
15. The applicant shall be required to construct a landscape buffer within Lot 46, Block 12, to be
located adjacent to the south side of the future West Floating Feather Road Realignment area(as
identified on the preliminary plat and development plan,date stamped by the City on June 7,2019).
The landscape buffer shall be constructed as required pursuant to Eagle City Code Section 8-2A-
7(J)(4)(b). The landscape buffer area shall be constructed prior to the City Clerk signing the final
plat for the phase located adjacent to the area associated with the West Floating Feather Road
Realignment(as identified on the preliminary plat and development plan,date stamped by the City
on June 7,2019).
D. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING [HIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits,and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to,new commercial, industrial,
institutional,office,multi-family residential projects,signs,common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing,exterior restoration,and enlargement or
expansion of existing buildings, signs or sites,and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• Eagle City Code Section 8-2A-7(J): Buffer Areas/Common Lots:
4.Major Roadways:New residential developments, including,but not limited to, subdivisions
and multi-family developments, shall be buffered from streets classified as collectors,arterials,
freeways, or expressways,to protect residential communities from noisy, potentially
dangerous,high speed roads. The "buffer area" shall be defined as a common lot located
between the residential lots within the subdivision and the right of way line of the adjacent
roadway. This buffer is required as part of the common area open space owned and maintained
by a homeowners'association. Any landscaping proposed to be within the public right of way
shall not be included as a part of the buffer area required below. The height for
berming/fencing,as noted below, shall be measured from the elevation of the final grade of the
adjacent roadway(measured at the centerline)to the top of the proposed berming/fencing. The
required buffer area width,plantings,and fencing are as follows:
a.Any road designated as an urban or rural collector on the transportation and pathway
network plan in the Eagle comprehensive plan:
A minimum of thirty five feet(35')wide buffer area(not including right of way)shall be
provided with the following plants per one hundred(100) linear feet of right of way: four
(4)shade trees,five(5)evergreen trees,and twenty four(24)shrubs. Each required shade
tree may be substituted with two(2)flowering/ornamental trees,provided that not more
than fifty percent(50%)of the shade trees are substituted.
A minimum five foot(5')high,maximum eight foot(8')high,berm,decorative block wall,
cultured stone,decorative rock, or similarly designed concrete wall,or combination thereof
shall be provided within the buffer area. The maximum slope for any berm shall be three
feet(3')horizontal distance to one foot(1')vertical distance. If a decorative block wall,
cultured stone,decorative rock,or similarly designed concrete wall is to be provided in
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combination with the berm,a four foot(4')wide flat area shall be provided for the
placement of the decorative wall. Chainlink, cedar, and similar high maintenance and/or
unsightly fencing shall not be permitted.
b. Any road designated as a minor arterial on the transportation and pathway network plan in
the Eagle comprehensive plan:
A minimum of fifty feet(50')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: five
(5)shade trees,eight(8)evergreen trees,three(3)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 five foot(5')high,maximum eight foot(8')high,berm,decorative block wall,
cultured stone,decorative rock,or similarly designed concrete wall, or combination thereof
shall be provided within the buffer area. The maximum slope for any berm shall be three
feet(3')horizontal distance to one foot(1)vertical distance. If a decorative block wall,
cultured stone,decorative rock,or similarly designed concrete wall is to be provided, in
combination with the berm,a four foot(4')wide flat area shall be provided for the
placement of the decorative wall. Chainlink, cedar,and similar high maintenance and/or
unsightly fencing shall not be permitted.
• Eagle City Code Section 8-2A-7(0): Alternate Methods of Compliance:
O.Alternative Methods Of Compliance:
1.Project Conditions: It isnot the intent of these landscape requirements to inhibit creative
solutions to land use problems. Under certain site conditions,a strict interpretation of
requirements may be either physically impossible or impractical. Alternative compliance is
a procedure that allows certain modifications to existing regulations within this section.
Requests for use of alternative landscaping schemes are justified only when one or more of
the following conditions apply:
a. The sites involve space limitations or unusually shaped parcels;
b. Topography, soil,vegetation,or other site conditions are such that full compliance is
impossible or impractical;
c. Due to a change of use of an existing site,the required buffer yard is larger than can be
provided; and
d. Safety considerations are involved.
2. Request For Alternative Method Of Compliance: The applicant must provide the city with a
written request if an alternative method of compliance is proposed. The request shall state
which requirement as set forth within this section is to be modified,what project conditions
stated within subsection 01 of this section justify using the proposed alternative,and how
the proposed alternative equals or exceeds said requirement.
3. Tree Fund: Persons applying for an alternative method of compliance for relief from
regulations that require all existing trees to remain on site may elect to make a financial
contribution to the Eagle city tree fund in lieu of retaining all trees on site. The condition(s)
which warrants the need for the tree fund alternate method of compliance shall be specified
in the application submitted under subsection 02 of this section. If the application is
approved,the amount to be contributed by the applicant will be based upon the total caliper
inches of deciduous tree(s)removed from the site and the total vertical feet of coniferous
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trees removed from the site. Cost per caliper inch for deciduous trees and cost per vertical
foot for coniferous trees shall be determined by resolution of the city council. The applicant
shall have the right to review and consider the value determination, and following said
review,to reapply for other alternative methods of compliance, without prejudice, in
accordance with subsection 02 of this section.
E. DISCUSSION:
• The applicant is requesting design review approval for the common area landscaping within
Snoqualmie River Subdivision Nos. 4 and 5, a 91-lot(82-buildable, 6-common, 2-
shared/common driveway, and 1-future right-of-way)residential planned unit development. The
common area consists of ponds, street trees, and buffers along North Palmer Lane, West
Decathlon,North Hamlin Drive, and the future realignment of West Floating Feather Road.
• Pursuant to past action by the Design Review Board(DR-54-17—Snoqualmie River Subdivision
No. 1 and DR-31-18—Snoqualmie River Subdivision No. 2),the applicant was permitted to
reduce the number of trees planted within the buffer area along West Decathlon Street, which is
classified as a residential collector. This was based on the applicant increasing the minimum
width of the berm from 35-feet wide to a minimum of 50-feet wide and the height of the berm
from 5-feet to a minimum of 8-feet in height. The applicant is also increasing the minimum size
of the evergreen plant material to an average height of 14-feet and the minimum size deciduous
plant material to an average of 3-inch caliper to be planted adjacent to West Decathlon Street. In
Snoqualmie River Subdivision No. 1 (west side of North Palmer Lane)and Snoqualmie Falls
Subdivision No. 9 (east side of North Palmer Lane),the applicant was also permitted to reduce
the number of trees planted within the buffer along North Palmer Lane, which is classified as a
minor arterial road. This was based on the applicant increasing the minimum height of the berm
from 5-feet to 10-feet and increasing the minimum size of the evergreen plant material to an
average of 10-feet tall.
Snoqualmie River Subdivision No. 1
(West Decathlon Avenue and North Palmer Lane [west side])
1 West Decathlon Avenue 1
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Snoqualmie River Subdivision No. 2
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Page 10 of 17
K:\Planning Dept\Eagle Applications\Dr\2019\DR-64-19 Snoqualmie River Sub No.4 and No 5 LS and Pool House ccf.docx
With regard to this application,the applicant is requesting approval of an alternative method of
compliance to continue the reduced but taller/larger plant materials and taller/wider berms along
West Decathlon Street(residential collector),North Hamlin Drive(residential collector),and
North Palmer Lane(principal arterial).All deciduous trees are proposed to be 3-inch caliper trees
and majority of the evergreen trees,with exception of a few specialty trees,are 10-feet to 18-feet
in height.
West Decathlon Street is classified as a residential collector and pursuant to Eagle City Code
requires a 35-foot wide buffer and 5-foot high berm planted with 4 deciduous trees, 5 evergreen
trees,and 24 shrubs per 100 linear feet of frontage. Pursuant to Eagle City Code Section 8-2A-
7(J)(4)(a),a 5-foot high berm planted with 36 deciduous trees,45 evergreen trees,and 213 shrubs
are required to be planted within the 885-feet of frontage along West Decathlon Street. The
landscape plan shows a 50-foot wide buffer and 5-foot tall to 8-foot tall berms planted with 16
deciduous trees,39 evergreen trees, 13 flowering trees,and 531 shrubs to be planted adjacent to
West Decathlon Street.
North Hamlin Drive is classified as a residential collector and pursuant to Eagle City Code
requires a 35-foot wide buffer and 5-foot high berm planted with 4 deciduous trees, 5 evergreen
trees,and 24 shrubs per 100 linear feet of frontage. Pursuant to Eagle City Code Section 8-2A-
7(J)(4)(a), 5-foot high berm to be planted with 14 deciduous trees, 17 evergreen trees, and 82
shrubs are required to be planted within the 340-feet of frontage along North Hamlin Drive. The
landscape plan shows a 53-foot(east side)/47-foot(west side)buffer with an 8-foot tall berm
planted with 6 deciduous trees,9 evergreen trees, 8 ornamental trees,and 212 shrubs to be
planted adjacent to North Hamlin Drive.
North Palmer Lane is classified as a minor arterial and pursuant to Eagle City Code requires a 50-
foot wide buffer and 5-foot minimum to 8-foot maximum high berm planted with 5 deciduous
trees, 8 evergreen trees, 3 flowering trees, and 24 shrubs per 100 linear feet of frontage. Pursuant
to Eagle City Code Section 8-2A-7(J)(4)(b),a 5-foot minimum to 8-foot maximum berm to be
planted with 27 deciduous trees,42 evergreen trees, 16 flowering trees, and 126 shrubs are
required to be planted within the 525-feet of frontage along North Palmer Lane.The landscape
plan shows a 105-foot wide buffer with a 12-foot berm planted with 6 deciduous trees, 19
evergreen trees, 8 flowering trees,and 394 shrubs to be planted adjacent to North Palmer Lane.
Staff defers comment regarding the alternate method of compliance for reduced but larger/taller
plant material and the wider and taller berms along West Decathlon Street,North Hamlin Drive,
and North Palmer Lane to the Design Review Board.
STAFY RECOMMENDATION PROVII)ED WITHIN THE REPORT:
Based upon the information provided to staff to date, staff recommends approval with the site specific
conditions of approval and the standard conditions of approval provided within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on January 9,2020,at
which time the Board made their decision.
B. Oral testimony in favor of the application was presented to the Design Review Board by no one (not
including the applicant/representative).
C. Oral testimony in opposition to the application was presented to the Design Review Board by no one.
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KAPlanning DeptTagle Applications\Dr\2019\DR-64-19 Snoqualmie River Sub No.4 and No.5 LS and Pool House ccf.docx
BOARD DELIBERATION: (Granicus time 31:45)
Upon completion of the applicant's and staff's presentations,the Board discussed during deliberation that:
• The Board is in favor of the applicant's request for an alternate method of compliance for larger but
fewer plant materials, increased buffer widths, and taller berms along North Palmer Lane, West
Decathlon Street,and North Hamlin Avenue.
BOARD DECISION:
The Board voted 6 to 0(Baer absent)to recommend approval of DR-64-19 for a design review
application for the common area landscaping within Snoqualmie River Subdivision Nos. 4 and 5 and pool
house within Snoqualmie River Subdivision No. 1 for North Corridor,LLC,with the following site
specific conditions of approval and standard conditions of approval provided within their findings of fact
and conclusions of law document,dated January 23, 2020.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on February 11,2020,at which
time the Council made their decision.
B. Oral testimony in favor of the application was presented to the City Council by no one (not including
the applicant/representative).
C. Oral testimony in opposition to the application was presented to the City Council by no one.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-64-19 for a design review application for the common area
landscaping within Snoqualmie River Subdivision Nos.4 and 5 and pool house within Snoqualmie River
Subdivision No. 1 for North Corridor,LLC,with the following Design Review Board recommended site
specific conditions of approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of CU-02-1 9/PPUD02-19/PP-02-19.
2. Provide detailed lighting cutsheets identifying the style,height, illumination type,wattage, etc. The
detailed lighting cutsheets shall be reviewed and approved by staff prior to approval of the final plat
application.
3. All ground mounted transformers,cable,and phone boxes shall be screened by landscaping per Eagle
City Code.
4. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing
this project, prior to the issuance of a zoning certificate and/or upon receipt of an invoice by the City,
whichever occurs first.
5. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
6. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
7. No ground mounted mechanical units are proposed with this application and none are approved.
8. Paint all electrical meters,phone boxes,etc. located on the building to match the color of the building.
9. No signs are proposed with this application and none are approved.
10. Provide revised pool house elevations showing the location,material,and colors of all gutters and
downspouts.The revised pool house elevations shall be reviewed and approved by staff and one
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KAPlanning DeptTagle Applications\DA20190Rb4-19 Snoqualmie River Sub No.4 and No.5 LS and Pool House ccf.docx
member of the Design Review Board prior to the issuance of a zoning certificate.
11. Provide a lighting plan showing the location of all lighting on the pool house building and around the
pool. Provide detailed cut sheets of all lighting proposed showing the style, color, illumination type,
wattage,etc. The lighting plan and detailed lighting cutsheets shall be reviewed and approved by staff
and one member of the Design Review Board prior to the issuance of a zoning certificate.
12. Provide a revised landscape plan showing the undulation proposed for the berm and show details of
the features along the pond edge(i.e. sandstone walls,boulders,etc). The revised landscape plan shall
be reviewed and approved by staff and one member of the Design Review Board prior to the issuance
of a zoning certificate.
13. Provide detailed cutsheets and pictures of the play structures that have been installed within the tot lot
area.The detailed cutsheets shall be reviewed and approved by staff and one member of the Design
Review Board prior to the issuance of a zoning certificate.
14. All pool and pool house safety signage shall comply with the 2015 International Building Code.
15. Provide material samples and colors for the pool house and trellises located within the subdivision.
The material samples and colors shall be reviewed and approved by staff and one member of the
Design Review Board prior to the issuance of a zoning certificate.
NOTA:: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the
Idaho Transportation Department, including but not limited to approval of the drainage system,curbs,
gutters, streets and sidewalks. A letter of approval from the highway district having jurisdiction shall
be submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health& Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy,whichever occurs first.
3. All permits from Central District Health,Eagle Sewer District&Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy,whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy,whichever occurs first.
5. Unless septic tanks are permitted,wet line sewers will be required and the applicant will be required
to furnish the City Engineer with a letter from the sewer entity serving the property, accepting the
project for service,prior to issuance of any building permits or Certificate of Occupancy,whichever
occurs first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage;or submit a letter from a registered professional engineer certifying
that all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first. A copy of the construction drawing(s)shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site.Drainage system plans
shall be submitted to the City Engineer for review and approval prior to issuance of any building
permits or Certificate of Occupancy,whichever occurs first.
The plans shall show how swales,or drain piping,will be developed in the drainage easements. The
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KAPlanning DeptTagle Applicaaons\Dr\2019\DR-64-19 Snoqualmie River Sub No.4 and No.5 LS and Pool House ccf.docx
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk,prior to issuance of any building permits or Certificate of Occupancy,whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb,or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District.
Construction of the storm drain disposal system shall be complete before an occupancy permit is
issued.
8. No ditch, pipe or other structure or canal,for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company,ditch association, or other irrigation entity, shall be
obstructed,routed,covered or changed in any way unless such obstruction,rerouting,covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that
any ditch rerouting,piping,covering or otherwise changing the existing irrigation or waste ditch(1)
has been made in such a manner that the flow of water will not be impeded or increased beyond
carrying capacity of the downstream ditch; (2)will not otherwise injure any person or persons using
or interested in such ditch or their property; and(3) satisfied the Idaho Standards for Public Works
Construction. A copy of such written approval and certification shall be filed with the construction
drawing and submitted to the City prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
9. Encroachments including,but not limited to, landscaping, fencing, lighting,and/or pathways shall not
be located within any easement or right-of-way for any ditch,pipe or other structure,or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district,canal company, ditch association, or other irrigation entity associated with such
ditch, pipe or other structure, or canal. The applicant shall submit a copy of the written approval from
the irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location,height and wattage to the City
Engineer(if applicable)prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement,acceptable to the City Engineer,for the purpose of
installing and maintaining street light fixtures,conduit and wiring lying outside any dedicated public
right-of-way,prior to issuance of any building permits or Certificate of Occupancy,whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location,height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of
all dust,trash,weeds and other debris.
13. One set of building plans,for any non single-family residential use, shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted
to the City prior to issuance of any building permits or Certificate of Occupancy,whichever occurs
first. The letter shall include the following comments and minimum requirements,and any other
items of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
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KAPlanning DeptTagle Applications\Dr\2019\DR-64-19 Snoqualmie River Sub No.4 and No.5 LS and Pool House ccf.docx
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet,and 1,500
gallons per minute for non-residential uses(i.e.;Commercial,Industrial, Schools,etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
14. Any recreation area,greenbelt area or pathway area along the Boise River,Dry Creek or any other
area designated by the City Council or Eagle City Park and Pathway Development Committee for a
path or walkway shall be approved in writing by the Eagle City Park and Pathway Development
Committee prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
15. Conservation,recreation and river access easements(if applicable)shall be approved by the Eagle
City Park and Pathway Development Committee and shall be shown on the final plat prior to issuance
of a building permit or Certificate of Occupancy,whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code,pertaining to floodplain and
river protection regulations(if applicable)prior to issuance of a building permit or Certificate of
Occupancy,whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise
River Flood Plain(if applicable)from the Corps. of Engineers prior to issuance of a building permit
or Certificate of Occupancy,whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways(if applicable)from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and
construction shall be in accordance with all applicable City of Eagle Codes unless specifically
approved by the City Council.
21. New plans,which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based,other than those
required by the above conditions,will require submittal of an application for modification and
approval of that application prior to commencing any change.
23. Any modification of the approved design review plans, including,but not limited to building design,
location and details, landscaping,parking,and circulation,must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules,regulations,ordinances,plans,or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the City of Eagle of its intent to change the planned use of the subject property unless a
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KAPlanning DeptTagle Applications\Dr\2019\DR-64-19 Snoqualmie River Sub No.4 and No.5 LS and Pool House ccf.docx
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date,as stipulated in Eagle City
Code(one year from approval date).
26. All ground-mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping(top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Council reviewed the particular facts and circumstances of this proposed design review application
(DR-64-19) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Council reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and subdivision landscaping and pool house is permitted with the approval of
a design review application within the R-2-DA-P (Residential with a development agreement -
PUD)zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed common area landscaping and pool house
are designed to complement the general vicinity and provides aesthetically pleasing landscaping to
enhance the character of the area;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since a parking lot with 7-parking spaces has been
provided for the pool house;
D. Will not interfere with the visual character,quality,or appearance of the surrounding area and city,
and where possible,enhance the continuity of thematically common architectural features since the
pool house has been designed with quality materials;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the proposed
pool house has been designed with materials and colors utilized in the pool house of a previous
phase of the development and will complement the general vicinity;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the proposed plant material on the berm is larger but less than the required
within Eagle City Code Section 8-2A(J)(4)(a)thereby creating view corridors and vistas by leaving
open areas on the berm;
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KAPlanning DeptTagle Applications\Dr\2019\DR-64-19 Snoqualmie River Sub No.4 and No.5 LS and Pool House ccf.docx
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the site has been
designed with walkways throughout the subdivision;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable residential center in the area since there
are walkways and amenities for the residence throughout the subdivision; and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the subdivision, and will not cover nor detract from
desirable architectural features.
DATED this 11th day of February 2020.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
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J so Pierce, Mayor e : O �
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`Sharon . Bergmann, Eagle City • erk
Page 17 of 17
K.\Planning Dept\Eagle Applications\Dr\2019\DR-64-19 Snoqualmie River Sub No.4 and No.5 LS and Pool House ccf.docx