Findings - DR - 2013 - DR-39-13 - Construct The Common Area Landscaping In Ashbury Subdivision BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW TO CONSTRUCT THE COMMON )
AREA LANDSCAPING WITHIN ASHBURY )
SUBDIVISION FOR SCS BRIGHTON LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-39-13
The above-entitled design review application came before the Eagle Design Review Board for their action
on August 22, 2013. 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:
SCS Brighton LLC, represented by Michael Wardle, is requesting design review approval of the
common area landscaping within Ashbury Subdivision. The 40.37-acre site is locate on the west
side of Meridian Road approximately 1/4-mile north of Chinden Boulevard at 6825 North Meridian
Road.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on July 18, 2013.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on July 29, 2013, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On January 16, 2007, the City Council approved a comprehensive plan amendment from
Transitional Residential (Ada County designation) to Professional Office for a portion of this
original site(CPA-09-06).
On March 27, 2007, the City Council approved an annexation and rezone from RUT(Rural-Urban
Transition—Ada County designation) to MU-DA (Mixed Use with Development Agreement) and
preliminary plat for Castlebury West Business Park for Capital Development, Inc. The 8.52-acre
site is located on the northwest corner of West Chinden Boulevard (SH 20/26)and North Meridian
Road at 6615 North Meridian Road(A-19-06/RZ-25-06 and PP-19-06).
On August 28, 2007, the City Council approved the final plat for Castlebury West Business Park
No. 1 for Capital Development, Inc. (FP-08-07).
On March 11, 2008, the City Council approved the final plat for Castlebury Business Park No. 2
for Capital Development, Inc. (FP-01-08).
On December 16, 2008, the City Council approved a Comprehensive Plan Map and Text
amendment changing the land use designation on the Comprehensive Plan Land Use Map from
Mixed Use and Professional Office to Commercial for the property located on the northeast corner
of Linder Road and Chinden Boulevard (US 20/26). This action also approved an annexation
(once the property is contiguous to Eagle City limits) and a rezone with development agreement
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from RUT (Rural Urban Transition) to C-3-DA (Highway Business District with a Development
Agreement) (CPA-5-08 &A-03-08 &RZ-8-08).
On November 25, 2009, the Eagle City Council approved a de-annexation of this property
(Ordinance 614).
On March 9, 2010, the City Council approved an annexation and rezone from RUT (Rural-Urban
Transition — Ada County designation) to MU-DA (Mixed Use with Development Agreement) for
Capital Development, Inc. (A-04-09/RZ-04-09).
On July 9, 2013, the Eagle City Council approved a development agreement modification and
preliminary plat for Ashbury Subdivision (RZ-04-09 and PP-02-13).
E. COMPANION APPLICATIONS: DR-40-13 (design review sign application for entry signage)
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Transitional Residential MU-DA(Mixed Use with Agriculture
Development Agreement)
Proposed No Change No Change Residential and
commercial mixed use
development
North of site Residential Estates RUT (Rural-Urban Residential subdivision
Transition-Ada County (Winward River Heights
Designation) Subdivision)
South of site Transitional Residential, RUT (Rural-Urban Agriculture, Castlebury
Professional Office and Transition-Ada County Business Park and Foxtail
City of Meridian Area of Designation),MU-DA(Mixed Subdivision
Impact Use with a development
agreement) and R1
(Residential—Ada County
designation),
East of site Residential Estates and RUT (Rural-Urban Church of Latter Day
Residential One Transition-Ada County Saints and Residential
Designation), R-1 (Castlebury West and
(Residential up to one unit per Sugarberry Subdivisions)
acre),R-E(Residential-
Estates up to one unit per two
acres)
West of site Mixed Use and R1 (Residential -Ada County Proposed Reynard
Transitional Residential Designation) and MU-DA Subdivision (mixed use
(Mixed Use with a development)and single
development agreement) family residential (Foxtail
Subdivision)
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G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA,TDA or CEDA.
H. EXISTING SITE CHARACTERISTICS:
I. SITE DATA:
Total Acreage of Site— 111.11-acres
Total Number of Lots—246
Residential—214
Commercial— 13
Industrial—0
Common— 19
Total Number of Units—214
Single-family—214
Duplex—0
Multi-family—0
Total Acreage of Any Out-Parcels—0
ADDITIONAL SITE DATA PROPOSED REQUIRED
Dwelling Units Per Gross Acre 2.04-dwelling units per acre Less than 2.40-dwelling units
per acre*
Minimum Lot Size 6,000-square feet 5,000-square feet
Minimum Lot Width 60-feet 50-feet
Minimum Street Frontage 40-feet 35-feet
Total Acreage of Common Area 18.32-acres 13.78-acres**
Percent of Site as Common Area 23.56%** 20%
Except that, according to ECC
Section 9-3-8 (C)the City may
require additional public
and/or private park or open
space facilities in PUDs or in
subdivisions with 50 or more
lots.
Notes: * Pursuant to the executed development agreement,Instrument#110108891
** Based on excluding the lot area of lots exceeding 37,000-square feet in size, pursuant to the
executed development agreement(Instrument#110108891).
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: One building to be used as a sewer lift station.
Height and Number of Stories of Proposed Buildings: Height—unknown; one story.
Gross Floor Area of Proposed Buildings: 484-square feet.
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K. BUILDING DESIGN FEATURES:
Roof: Cedar Shingles (Natural)
Walls: Stone veneer(warm gray and tan), stucco(tan)
Windows/Doors: Fiberglass doors (dark brown)
Fascia/Trim: Cedar(natural)
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are existing trees located along the
north property line. Pursuant to the applicant's justification letter, the trees along the north
property line are to remain and it will be at the discretion of the future homeowner if the trees are
to be removed or retained.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species &Number): To be reviewed by the Design Review Board
Street Trees: The applicant is proposing tree trees along Meridian Road and along the internal
roads within this development.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping: N/A
M. TRASH ENCLOSURES: N/A
N. MECHANICAL UNITS: N/A
O. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage is required to be reviewed
and approved by the Zoning Administrator prior to issuance of any building permits.
P. SIGNAGE:
No signs are proposed with this application. A separate design review application is required for
the approval of any signs.
Q. FENCING:
Three styles of fence are proposed within this development:
• 4-foot loop top wrought iron
• 3-foot lop top wrought iron fence on top of stone wall
• 6-foot vinyl fence
R. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Central District Health Department has been received by the
City. A water service approval has not been received to date. Approval of the water company
having jurisdiction will be required prior to issuance of a building permit.
S. PUBLIC USES PROPOSED: None
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T. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
U. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern -none
Evidence of Erosion -no
Fish Habitat-no
Floodplain -no
Mature Trees—yes—along north property line
Riparian Vegetation -no
Steep Slopes -no
Stream/Creek-no
Unique Animal Life-no
Unique Plant Life-no
Unstable Soils -unknown
Wildlife Habitat-no
V. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED): Not
required
W. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached. Comments, which
appear to be of special concern, are noted below:
Central District Health
Idaho Transportation Department
Middleton Irrigation Association, Inc. and Middleton Mill Ditch Co.
Settlers Irrigation District
X. LETTERS FROM THE PUBLIC: None received to date.
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS,WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
6.3 Land Use Designations
The Comprehensive Plan Land Use Map (adopted February 7, 2011),designates this site as the
following:
Mixed Use
Suitable primarily for a variety of uses such as limited office, limited commercial, and residential
developments. Uses should complement uses within Downtown Eagle. 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. An allowable
density of up to 10 units per 1 acre.
6.8 Land Use Sub Areas
6.8.7 Rim View Planning Area
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The Rim View Planning Area contains a large amount of existing residential uses that have been
developed as one-acre and five-acre lots through the Ada County development process. The future land
uses in the area are predicated on Linder Road being the only Eagle City river crossing between Eagle
Road and Star Road,the need to buffer and preserve the existing residential developments,and the need
to provide commercial opportunities along the regional transportation corridors south of the Boise River.
Because of the alignment of the State Highway 16 crossing moving further to the west(to McDermott),
no clear funding option or timeline for the SH 16 crossing,and recent changes in nearby city limit
boundaries(Meridian),the previously planned regional commercial area at Black Cat no longer is a
viable location for the City of Eagle.
A. Uses
The land use and development policies specific to the Rim View Planning Area include
the following:
1. A forty acre commercial area located at the northeast corner of the intersection of Chinden
Boulevard and Linder Road is to be designed and developed as a unit. This commercial
area is intended to serve the Eagle community as a gateway into town before crossing the
river.
2. Areas designated as Transitional Residential should have an average residential density of
up to 2 units per acre.Units should be clustered to provide for transitional lot sizes to
ensure compatibility of new residential uses to existing residential uses and the commercial
and office uses located at Linder Road and Chinden.
3. Patio home styles and alternative lot sizes may be allowed in conjunction with exiting open
space and recreation areas located in the Rim View Area. The patio homes and
townhouses may be located near the commercial area.
B. Access
1. Access to the area should focus on new internal linkages that allow adjacent parcels to
provide pedestrian and vehicle connectivity into the Rim View Planning Area.
2. Primary access should be on Linder Road with limited access onto Chinden
Boulevard only in accordance with ITD's access management policies. All
accesses should be designed to allow traffic to flow through the area connecting Meridian
Road to Linder Road may provide the opportunity of future east/west residential collector
linkage within the planning area. Cross-access and local stub streets should be used to
allow the planning area to be interconnected without the need to access the arterial
and state highway network.
3. Internal and interconnected circulation should be used to move traffic within the non-
residential area,helping to mitigate the number of local vehicle trips entering State
Highway 20/26 and Linder Road to access commercial and mixed use services and
create cross access into adjoining properties.
4. Chinden Boulevard should be recognized as a gateway corridor to the City of Eagle
and development should adhere to proper berming, landscaping, and appropriate
setbacks to prevent the encroachment of abutting uses into future corridor improvements.
This would protect the viability of the regional transportation corridor as well as buffer the
abutting uses from the impacts of the corridor.
C. Design
1. This area is recognized as a gateway to the City of Eagle,to be integrated with
appropriate landscaping,entry features,and place-making features in the design of
the area.
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2. Design of this area should be compatible to the existing residential uses currently
present in the area and future mixed uses.
3. Design of commercial and office uses should be compatible with the existing residential
uses and contain significant landscaped buffers to reduce impacts and appealing building
design elements to promote a cohesive character. Commercial development should
provide for indirect vehicle connections and for safe and efficient pedestrian linkages to
the mixed use and residential areas adjacent to the site. (See Illustration 6.5)
4. Both Chinden Boulevard and Linder Road should be developed with a detached sidewalk
and planting strip adjacent to the back of curb further solidifying the purpose and
character of the gateway corridor of Chinden Boulevard.
5. Signage for all non-residential uses should be designed to be consistent and
complimentary,with place-making being the primary objective and identification of uses
being secondary.
6. Non-residential areas should be designed with features and materials intended to
compliment and buffer residential uses and to avoid creating a tunnel or wall effect along
the backside of the large buildings.
D. Issues
1. One of the main concerns in the development of this area is the ability to properly
balance and buffer the commercial uses with existing residential uses. New mixed use
areas should be designed in a manner that provides a cohesive transition and
connectivity between the commercial and residential uses,incorporating elements that
will provide a common and complimentary identity between such uses.
2. Considering the large amount of undeveloped or underdeveloped land within the planning
area,each proposed project should be evaluated for the potential to provide linkages and
connectivity to adjacent parcels. This is necessary to establish a functioning local and
collector roadway system to supports the regionally significant roadways at the south and
west of this area.
3. As this area develops,consideration should be made of the transitory uses that have been
approved by Ada County which may be nearing their end.
B. PRELIMINARY PLAT PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
• The applicant shall submit a Design Review application with a landscape plan showing the
required improvements (berming, landscaping, sidewalk, and irrigation pumphouse) within the
common lots pursuant to Eagle City Code 8-2A to be reviewed and approved by the Design
Review Board prior to the submittal of a final plat application.
• 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 in an 8-foot wide landscape strip between the 5-foot
wide concrete sidewalk and the curb. Prior to the issuance of any occupancy permits for the
homes, all required trees, sod, and irrigation shall be installed within landscape strips. A temporary
occupancy may be issued if weather does not permit landscaping however, a surety in accordance
with Eagle City Code Section 9-4-2-2 for 150% of the cost of the installation of all landscape and
irrigation improvements shall be provided to the City.
• 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
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trees will be integrated into the open space areas or private lots (unless approved for removal by
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.
• The applicant shall provide a plan to preserve the trees located adjacent to the northern boundary
of the development. The plan shall be reviewed and approved by the Design Review Board prior
to submittal of a final plat application.
• The applicant shall work with the home owner located at 3125 West Sugarberry Drive to design a
visual mitigation measure between the home owner's residence and the proposed lots within the
subdivision located adjacent to Meridian Road. The visual mitigation may include additional
landscaping to be reviewed and approved by the Design Review Board and installed prior to the
City Clerk signing the final plat.
C. ZONING CODE PROVISIONS,WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL: (None)
D. DISCUSSION:
• The applicant is requesting design review approval of the common area landscaping within the
first phase of Ashbury Subdivision. There is only one structure proposed with this phase, a sewer
lift station to be constructed at the western edge of phase one. Street trees with separated
sidewalks are proposed throughout the development and comply with that which is required within
Eagle City Code. The applicant is proposing three different styles of fencing within the
development. An open style wrought iron fence is proposed in locations adjacent to common
areas and a solid vinyl fence is proposed between properties. Meridian Road is classified as a local
street,thus there is no minimum berm width, height, and plantings required. There are numerous
trees located along the north property line. The trees are to remain and it will be at the discretion
of the individual lot owners if they remove the trees or not.
• Pursuant to the approval of the preliminary plat,the applicant is required to work with the home
owner located at 3125 West Sugarberry Drive to design a visual mitigation measure between the
home owner's residence and the proposed lots within the subdivision located adjacent to Meridian
Road. This visual mitigation is to be reviewed and approved by the Design Review Board prior to
the City Clerk signing the final plat. The applicant should be required to provide documentation
indicating that the home owner of 3125 West Sugarberry Drive has agreed to any visual mitigation
between the proposed subdivision and the home owner's residence prior to the City Clerk signing
the final plat.
• Staff defers comment regarding building design and colors to the Design Review Board.
STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date, staff recommends approval with the site
specific conditions of approval and the standard conditions of approval provided within the staff
report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on August 22, 2013,
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).
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BOARD DECISION:
The Board voted 3 to 0(Hull abstained,McCullough and Grubb absent)to approve DR-39-13 for
a design review application to construct the common area landscaping within Ashbury Subdivision
for SCS Brighton LLC, with the following staff recommended site specific conditions of approval
and standard conditions of approval with text shown with strike thru to be deleted by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with any applicable conditions of Ashbury Subdivision (PP-02-13).
2. ' - •-- .. •-• . .• . . . •
City Clerk signing the final plat.
3. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
4. No signs are proposed with this application. A separate design review application is required prior to
any signs being constructed on this site.
NOTE: 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 shall be submitted to the City prior to issuance of any building permits
or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans
shall be submitted to the City Engineer for review and approval prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
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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 Certificate of Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location,height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of all
dust, trash, weeds and other debris.
13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted
to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first. The letter shall include the following comments and minimum requirements, and any other items
of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
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c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600 square feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall inspected in accordance with all agencies having jurisdiction, and shall be verified in writing
by the Eagle Fire Department prior to issuance of any building permits or certificate of Occupancy,
whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area
designated by the City Council or Eagle City Park and Pathway Development Committee for a path or
walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
15. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle City
Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy, whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable)prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise
River Flood Plain(if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City
Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those
required by the above conditions, will require submittal of an application for modification and
approval of that application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Any change by the applicant in the planned use of the property which is the subject of this application,
shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory
and legal restrictions in force at the time the applicant or its successors in interest advises the City of
Eagle of its intent to change the planned use of the subject property unless a waiver/variance of said
requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is
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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 the City Council 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 application for this item was received by the City of Eagle on July 18, 2013.
2. Requests for agencies' reviews were transmitted on July 29, 2013, 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-39-13) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
4. Will, in fact, constitute a permitted use as established in Eagle City Code Title 8, Chapter 2, Section 3,
for the MU-DA(mixed use with development agreement) zoning district.
DATED this 12th day of September 2013.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
,.� OFEA •
Eric R. 1 ough,Chairman r, & •. ��,S
S �„APOk1 It
ATTEST: \,SEALJ oRnrQ .`
Sharon K. Bergmann,Eagle City C erk
Regulatory Taking Notice: Applicant has the right, pursuant to section 67-8003, Idaho Code, to request a
regulatory taking analysis
Page 12 of 12
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