Findings - DR - 2014 - DR-67-13 - Construct Six Aprtment Buildings/Clubhouse For Eagle River Apartments BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW TO CONSTRUCT SIX )
APARTMENT BUILDINGS AND CLUBHOUSE FOR )
EAGLE RIVER APRARTMENTS FOR TOM HILL )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-67-13
The above-entitled design review application came before the Eagle Design Review Board for their action
on January 23, 2014. The Board continued this item to February 13, 2014, and February 27, 2014, 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:
Tom Hill, represented by Laren Bailey with LEI, is requesting design review approval to construct
six(6) apartment buildings consisting of 80-total units. This application also includes converting
the 4,642-square foot residential dwelling unit to a clubhouse. The 5.38-acre site is located on the
south side of East Riverside Drive approximately 300-feet east of East Shore Drive at 827 East
Riverside Drive.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on December 5, 2013.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on December 13, 2013, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On January 16, 2007, the Eagle City Council approved a design review application for the
common area landscaping and residential townhouse and condominiums within The Lofts at Eagle
River(DR-57-06).
On January 16, 2007, the Eagle City Council approved a design review sign application for three
monument signs for The Lofts at Eagle River(DR-58-06).
On February 7, 2007, the Eagle City Council approved a conditional use permit for a building
height exception for townhouses/condominiums within The Lofts at Eagle River(CU-05-06).
On February 27, 2007, the Eagle City Council approved an annexation, rezone, and preliminary
plat application for The Lofts at Eagle River(A-12-06/RZ-14-06/PP-15-06).
On April 8, 2008,the Eagle City Council approved a modification to the conditional use permit for
a building height exception for townhouses/condominiums within The Lofts Eagle River (CU-05-
06 MOD).
On April 14, 2009, the Eagle City Council approved an extension of time application for the
preliminary plat for The Lofts at Eagle River(EXT-01-09).
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On June 16, 2010, the Ada County Board of County Commissioners approved a temporary permit
for a summer concert series (eleven (11) concerts) to occur on the property for Shannon Cook to
be valid until October 31, 2010(201000242-TP-A).
On September 14, 2010, the Eagle City Council approved an extension of time application for the
preliminary plat for The Lofts at Eagle River(EXT-03-10).
On June 28, 2011, the Eagle City Council approved a conditional use permit for a commercial
entertainment facility(outdoor) and live entertainment event(CU-02-11).
On June 21, 2011, the Eagle City Council approved a design review application for a temporary
commercial entertainment facility(outdoor) (DR-12-11).
On October 25, 2011, the Eagle City Council approved an extension of time application for the
preliminary plat for The Lofts at Eagle River(EXT-05-11).
On November 5, 2012,Eagle City Staff approved a lot line adjustment for this site(LLA-04-12).
E. COMPANION APPLICATIONS: None
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Mixed Use MU-DA (Mixed Use with a Existing Dwelling Unit
development agreement) utilized during outdoor
concert series
Proposed No change No change Six Apartment Buildings
North of site Mixed Use MU-DA(Mixed Use with a Office buildings
development agreement)
South of site Residential Two R-2 (Residential up to two(2) Residential subdivision
units per acre) (Nestled Island
Subdivision)
East of site Mixed Use MU-DA (Mixed Use with a Residential subdivision
development agreement) (Lonesome Dove
Subdivision)
West of site Mixed Use MU-DA(Mixed Use with a Merrill Park and a vacant
development agreement) lot
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS:
The site contains an existing residential dwelling and an existing barn located on the northwestern
portion of the property. There is a landscaped berm and ten foot (10') wide pathway located
adjacent to Riverside Drive which was constructed as part of the Eagle River Development. The
area of the site north of the Ballantyne Ditch and east of the existing dwelling contains fill
(imported from off-site) that was placed on the site as part of an approved Ada County floodplain
development permit. There is landscaping and mature trees located around the existing dwelling
and the southern portion of the site. The area south of the Ballantyne Canal consists of dense
natural vegetation and remains undisturbed.
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I. SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site 5.38-acres (234,353-square feet) 0.11-acres (5,000-square feet)
(minimum)
Percentage of Site Devoted to 18% (approximately) 50% (maximum)
Building Coverage
Percentage of Site Devoted to 58% (approximately) 10% (minimum)
Landscaping
Number of Parking Spaces 166-parking spaces 170-parking spaces total
93-covered parking spaces (minimum)
80-covered parking spaces
20-guest parking spaces
Front Setback 20-feet(north)* 15-feet(minimum)**
Rear Setback 52-feet(south)* 20-feet(minimum)
Side Setback 24-feet(west)* 20-feet(minimum)**
Side Setback 20-feet(east)* 20-feet(minimum)**
*Note: Setbacks measured from the property line to the closest building.
**Note: Setbacks required pursuant to the Development Agreement.
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: Six apartment buildings and one clubhouse.
Height and Number of Stories of Proposed Buildings: 33-feet high; two stories.
Gross Floor Area of Proposed Buildings:
Apartment Buildings:
8-unit building (2 bldgs) 16-unit building(4 bldgs)
1"Floor 4,170-square feet 8,300-square feet
2nd Floor 4,240-square feet 8,372-square feet
Total 8,410-square feet/each bldg 16,672-square feet/each bldg.
Club house:
1St Floor 3,108-square feet
2nd Floor 1,534-square feet
4,642-square feet
On and Off-Site Circulation:
A 53,671-square foot (approximately) paved parking lot provides parking for vehicles using this
site. One 25-foot wide driveway is proposed to be located on the north side of this site
approximately 85-feet west of the east property line providing access to east Riverside Drive.
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K. BUILDING DESIGN FEATURES:
Roof: Asphalt Shingles (grey)
Walls: Horizontal Lap Siding, Vertical Board and Batten Siding, Stucco, stone veneer (rust,
brown, yellow)
Windows/Doors: Vinyl windows (almond)
Fascia/Trim: Hardboard fascia
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are existing trees
Tree Replacement Calculations: N/A
Proposed Tree Mix(Species &Number): To be reviewed by the Design Review Board
Street Trees: The street trees along East Riverside Drive were installed by the developer of Eagle
River.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Landscaping is proposed around the perimeter of the site with the exception of the
area between the east property line and the parking spaces and the area between
the west property line and the parking space.
b. Interior Landscaping: 10% interior landscaping is required,4% is proposed.
M. TRASH ENCLOSURES:
Five 144-square foot trash enclosure are proposed to be located throughout the site. Four of the
enclosures are for trash refuge and one enclosure is for recycling. The application indicates that
the enclosure are to be constructed to match the materials used in the construction of the buildings.
N. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. The application indicates the
ground mounted units are to be fenced and landscaped. The landscape plans do not show the
ground mounted mechanical locations and there is no detail of the fencing proposed to screen the
units.
O. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage is required to be reviewed
and approved by the Zoning Administrator prior to issuance of any building permits.
P. SIGNAGE:
No signs are proposed with this application. A separate design review application is required for
the approval of any signs.
Q. PUBLIC SERVICES AVAILABLE:
Preliminary approval letters from Eagle Fire Department and Eagle Sewer District have been
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received by the City. A water service approval has not been received to date. Approval of the
water company having jurisdiction will be required prior to issuance of a building permit.
R. PUBLIC USES PROPOSED: None
S. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
T. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern -none
Evidence of Erosion -no
Fish Habitat—no
Floodplain—yes 100 yr. floodplain/Zone AE, Floodway/Zone FW adjacent to the Boise River
Mature Trees—yes,throughout the site
Riparian Vegetation—yes, in proximity to the Boise River
Steep Slopes—yes, existing levee
Stream/Creek: yes,Ballantyne Ditch
Unique Animal Life-unknown
Unique Plant Life-unknown
Unstable Soils -unknown
Wildlife Habitat—yes
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:
Ada County Highway District
Department of Environmental Quality
Eagle Fire Department
Eagle Sewer District
Idaho Department of Lands
Idaho Transportation Department
United Water Company
W. 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:
• The Comprehensive Plan Land Use Map (Western Area Plan adopted 09-14-04) 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.
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B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-7(J)(2)(b)
When a parking lot abuts a residential activity, a five foot(5') wide by six foot(6')high
landscaped buffer is required.
• Eagle City Code Section 8-2A-7(J)(2)(c)
To conceal outdoor storage areas, trash receptacles, exposed equipment associated with any
commercial or industrial activity, and off street loading when adjacent to or in view from a
residential activity or public street right of way, a five foot(5') wide by six foot(6')high
landscaped buffer is required.
• Eagle City Code Section 8-2A-7(K)(4)(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 A Lot That Must Be An
Of Spaces Interior Landscaped Area
10 -20 5 percent
21 - 50 8 percent
51+ 10 percent
• Eagle City Code Section 8-2A-7(K)(4)(b)
(1) 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 terminal island for a single row of parking spaces shall be landscaped with at least one
tree and shrubs, ground cover, or grass. A terminal island for a double row of parking
spaces shall contain not less than two(2)trees and shrubs, ground cover, or grass.
• Eagle City Code Section 8-4-4-2(A) Site Lighting:
1. All parking areas shall be illuminated in accordance with the provisions of this chapter.
2. Any lights used to illuminate a site shall be arranged to reflect the light away from the
adjoining property.
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3. Except as noted in subsection A4 of this section, all site lighting shall be recessed or shielded
to direct all light downward and the source of the light(including the lamp and any
nonopaque material/lens covering the lamp) shall not be directly visible by a person of
average height standing on the property line of any public right of way, or any private street,
or on the property line of any residentially zoned parcel of land or parcel of land used for
residential purposes.
4. When historic style light pole fixtures designed such that the portion of the fixture housing the
light bulb is to be exposed as a design element of the light fixture(such as is shown in
chapter 2, article A,exhibit A-9 of this title) are approved, shielding shall only be required so
the light is not directly visible by a person of average height standing on the property line of
any residentially zoned parcel of land or parcel of land used for residential purposes. The
light used shall be 150 watt high pressure sodium and the light fixture shall be provided with
optics to direct light downward.
5. Light pole fixtures shall have a maximum height of:
a. Twenty feet(20')for parking lots with less than two hundred(200) spaces;
b. Twenty five feet(25')for parking lots with more than two hundred (200) spaces but less
than five hundred(500) spaces;
c. Thirty feet(30')for parking lots with more than five hundred(500) spaces;
d. Fifteen feet(15')for any pole within fifty feet(50') of a property line of any
residentially zoned parcel of land or parcel of land used for residential purposes.
6. Except as may be noted within this subsection A, low pressure sodium lights, or 250 watt
maximum high pressure sodium lights, shall be the only type of site lighting permitted.
7. Metal halide lighting shall be permitted with the following additional conditions:
a. Light wattage shall be a maximum of 320 watts.
b. The light fixture shall be no higher than seventeen feet(17').
c. The design review board shall make the following findings prior to approving metal
halide lighting:
(1)The lighting shall be harmonious with and in accordance with the general
objectives, or with any specific objective of chapter 2,article A of this title;
(2)The lighting shall be installed, operated, and maintained to be harmonious and
appropriate in appearance with the existing and intended character of the general
vicinity and will not change the essential character of the same area; and
(3)The lighting will not be disturbing to existing or future neighboring uses.
d. Historic style light pole fixtures designed such that the portion of the fixture housing the
light bulb is exposed as a design element of the light fixture(such as is shown in chapter
2, article A,exhibit A-9 of this title) shall not be permitted to have metal halide lighting.
8. Existing lighting, for a site which is a part of any application, shall be changed to comply with
current city code.
9. Lighting plans shall be reviewed and approved by the zoning administrator prior to issuance of
a building/zoning permit.
• Eagle City Code Section 8-4-4-6: Bicycle Parking:
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One bicycle parking space within an approved rack shall be required for each thirty(30)
required automobile parking spaces or fraction thereof for office and commercial
developments. Multi-family residential developments shall provide one bicycle rack space per
each ten (10)units. Bicycle parking racks shall be in a well lit area, and shall be designed in
accordance with the parking facility criteria of the "Bicycle-Pedestrian Design Manual For
Ada County" as prepared for the Ada County highway district with the exception that bicycle
racks do not have to be covered unless required by the design review board, or planning and
zoning commission or city council.
• Eagle City Code Section 8-4-5 Schedule of Parking Requirements:
Apartments or multi- For each unit with 2 or more bedrooms -2 including 1 covered; for
family dwellings each 1 bedroom or studio unit- 1.5 including 1 covered. 0.25 spaces
per unit shall be provided for guest parking. Adjacent on street parking
spaces on a local street may be credited toward the guest parking
requirement
C. DISCUSSION:
• The applicant is proposing to construct seven apartment buildings consisting of eighty dwelling
units (20-one bedroom units,40-two bedroom units, and 20-three bedroom units). The existing
house is to be converted into a club house. The architectural style of the apartment buildings
follows the Craftsman style of architecture outlined within the EASD book. The applicant has
provide a variety of earthen materials on the façade of the buildings including stone, horizontal lap
siding,board and batten style siding, corbels within the gables and at second floor cantilevers.
The colors of the buildings are also done in a well mix of earthen paint tones.
• There are several code sections that the landscape plan date stamped by the City on January 10,
2014, does not meet. Pursuant to Eagle City Code, a 5-foot wide by 6-foot high landscape buffer
is required between parking lots and residential activities. The applicant should be required to
provide a revised landscape plan showing a 5-foot wide by 6-foot high landscaped buffer between
the parking lots on the east and west property lines of this development. The revised landscape
plan should be reviewed and approved by staff and two members of the Design Review Board
prior to the issuance of a zoning certificate.
• Pursuant to Eagle City Code,to conceal outdoor storage areas, a 5-foot wide by 6-foot high
landscaped buffer is required. The applicant should be required to provide a revised landscape
plan showing all landscape areas around the trash enclosures to be a minimum of 5-feet in width.
The revised landscape plan should be reviewed and approved by staff prior to the issuance of a
zoning certificate.
• The application indicates that the trash enclosures are to be constructed to complement the
materials and colors used in the construction of the buildings. The applicant should be required to
provide detailed plans showing the materials and colors to be used in the construction of the trash
enclosures including the gates. The detailed elevations should be reviewed and approved by staff
prior to the issuance of a zoning certificate.
• Pursuant to Eagle City Code, a minimum of 10% interior landscaping is required when fifty plus
parking spaces are proposed with a development. The landscape plan date stamped by the City on
January 10, 2014, shows approximately 4%. The applicant should be required to provide a revised
landscape plan showing a minimum of 10% interior landscape within the parking lot. The revised
landscape plan should be reviewed and approved by staff prior to the issuance of a zoning
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certificate.
• Pursuant to Eagle City Code,no interior planter is to be less than 5-feet in any dimension. There
are several location within the parking lot where the planters are less than 5-feet. The applicant
should be required to provide a revised landscape plan showing all interior planters to be a
minimum of 5-feet in all dimensions. The revised landscape plan should be reviewed and
approved by staff prior to the issuance of a zoning certificate.
• Pursuant to Eagle City Code, no parking space shall be more than 60-feet from an interior
landscape area. There are a few location within the parking lot that there are no interior landscape
areas. The applicant should be required to provide a revised landscape plan showing no parking
spaces more than 60-feet from any interior landscape area. The revised landscape plan should be
reviewed and approved by staff prior to the issuance of a zoning certificate.
• Pursuant to Eagle City Code, a terminal island for a single row of parking is required to be
landscaped with a least one tree and shrubs, ground cover, or grass. There are numerous areas
where there is a sidewalk instead of landscaping at the end of a single row of parking. Staff defers
comment regarding the requirement to have landscaping at the end of a row of parking or if
sidewalk is acceptable to the Design Review Board.
• The application indicates that landscaping and fencing are to be used to screen the ground
mounted mechanical units associated with the units. The landscape plan date stamped by the City
on January 10, 2014, does not indicate the location of the ground mounted units, nor is there a
fencing detail provided. The applicant should be required to provide a revised landscape plan
showing the location of all ground mounted mechanical units and if fencing is to be utilized, a
detail showing the height, style, color,etc. of any fencing. The revised landscape plan and/or
fencing should be reviewed and approved by staff prior to the issuance of a zoning certificate.
• The applicant has provide cut sheets of the proposed building, parking, and carport lighting. All
lighting has been shown to be metal halide lighting. Pursuant to Eagle City Code, if metal halide
lighting is to be used the Board must find the following:
(1)The lighting shall be harmonious with and in accordance with the general objectives, or
with any specific objective of chapter 2,article A of this title;
(2)The lighting shall be installed, operated, and maintained to be harmonious and appropriate
in appearance with the existing and intended character of the general vicinity and will not
change the essential character of the same area; and
(3)The lighting will not be disturbing to existing or future neighboring uses.
Staff defers comment regarding the use of metal halide light fixtures within this development to
the Design Review Board.
The proposed light fixture to be used to illuminate the carports does not comply with Eagle City
Code, which requires the lamp and lens to be screened from view. The applicant should be
required to provide a revised cut sheet of the light fixture to be used to illuminate the carports.
The lamp and lens should be screened from view per Eagle City Code. The revised carport light
fixture should be reviewed and approved by staff prior to the issuance of a zoning certificate.
• Pursuant to Eagle City Code, one bicycle parking space is required for each thirty(30)required
automobile parking spaces. The applicant should be required to provide a revised site plan
showing the location of bike racks on this site. Detailed cut sheets of showing the size, style,
color,etc. of the bike rack should be submitted to the City. The revised site plan and detailed cut
sheets should be reviewed and approved by staff prior to the issuance of zoning certificate.
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• The site plan date stamped by the City on January 10, 2014, shows 166-parking spaces of which
93-parking spaces are proposed to be covered. Pursuant to Eagle City Code,the applicant is
required to provide a minimum of 170-parking spaces on this site with 80-parking spaces being
covered. The applicant should be required to provide a revised site and landscape plan showing a
minimum of 170-parking spaces on this site. The revised site and landscape plans should be
reviewed and approved by staff prior to the issuance of a zoning certificate.
• 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 January 23, 2014.
The Board continued the item to February 13, 2014, and February 27, 2014, at which time the Board
made their decision.
B. Oral testimony in opposition to this proposal was presented to the Design Review Board by no one.
C. Oral testimony in favor of this proposal was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DECISION:
The Board voted 5 to 0 (McCullough and Martin absent)to approve DR-67-13 for a design review
application to construct six apartment buildings and clubhouse for Eagle River Apartments for
Tom Hill, with the following staff recommended site specific conditions of approval and standard
conditions of approval with text shown with strike thru to be deleted by the Board and text shown
with underline to be added by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with any applicable conditions of RZ-14-06 and RZ-14-06 MOD.•2. • - - . . . . . . - -_ • -- - - -- . .. -
of a zoning certificate.
3. Provide a revised landscape plan showing all landscape areas around the trash enclosures to be a
minimum of 5-feet in width. The revised landscape plan shall be reviewed and approved by staff prior
to the issuance of a zoning certificate.
4. Provide detailed plans showing the materials and colors to be used in the construction of the trash
enclosures including the gates. The detailed elevations shall be reviewed and approved by staff prior
to the issuance of a zoning certificate.
certificate.
6. Provide a revised landscape plan showing all interior planters to be a minimum of 5-feet in all
dimensions. The revised landscape plan shall be reviewed and approved by staff prior to the issuance
of a zoning certificate.
7. Provide a revised landscape plan showing no parking spaces more than 60-feet from any interior
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landscape area. The revised landscape plan shall be reviewed and approved by staff prior to the
issuance of a zoning certificate.
8. Provide a revised landscape plan showing the location of all ground mounted mechanical units and if
fencing is to be utilized, a detail showing the height, style, color, etc. of any fencing. The revised
landscape plan and/or fencing shall be reviewed and approved by staff prior to the issuance of a zoning
certificate.
9. Provide a revised cut sheet of the light fixture to be used to illuminate the carports. The lamp and lens
shall be screened from view per Eagle City Code. The revised carport light fixture shall be reviewed
and approved by staff prior to the issuance of a zoning certificate.
10. Provide a revised site plan showing the location of bike racks on this site. Detailed cut sheets of
showing the size, style,color, etc. of the bike rack shall be submitted to the City. The revised site plan
and detailed cut sheets shall be reviewed and approved by staff prior to the issuance of zoning
certificate.
11. Provide a revised site and landscape plan showing a minimum of 170-parking spaces on this site. The
revised site and landscape plans shall be reviewed and approved by staff prior to the issuance of a
zoning certificate.
12. All ground mounted transformers,cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
13. Submit payment to the City, at the time of building permit submittal, for all Engineering fees incurred
for reviewing this project.
14. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
15. Submit payment to the City, at the time of building permit submittal, for the Planning and Zoning plan
review.
16. Paint all electrical meters,phone boxes,etc. located on the building to match the color of the building.
17. No signs are proposed with this application. A separate design review application is required prior to
any signage being constructed on this site.
18. Provide a revised landscape plan showing enhanced detail to the overall landscape design with relation
to infilling vacant areas and centering plants as needed. The revised landscape plan shall be reviewed
and approved by staff and one member of the Design Review Board prior to issuance of a zoning
certificate.
19. Provide revised elevation plans showing the parking structures to use the same roofing material used
on the apartment buildings and clubhouse. The revised elevation plans shall be reviewed and
approved by staff prior to the issuance of a zoning certificate.
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
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issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District&Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources shall be submitted to the City prior to issuance of any building permits
or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project
for service,prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans
shall be submitted to the City Engineer for review and approval prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk,prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District. Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch,pipe or other structure or canal,for irrigation water or irrigation waste water owned by an
organized irrigation district,canal company, ditch association, or other irrigation entity, shall be
obstructed, routed,covered or changed in any way unless such obstruction,rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that any
ditch rerouting, piping,covering or otherwise changing the existing irrigation or waste ditch (1)has
been made in such a manner that the flow of water will not be impeded or increased beyond carrying
capacity of the downstream ditch; (2) will not otherwise injure any person or persons using or
interested in such ditch or their property; and(3) satisfied the Idaho Standards for Public Works
Construction. A copy of such written approval and certification shall be filed with the construction
drawing and submitted to the City prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
9. 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.
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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.
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.
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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
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 December 5, 2013.
2. Requests for agencies' reviews were transmitted on December 13, 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-67-13) 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.
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DATED this 13th day of March 2014.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, I..ho/
Rs•ert G • .b, Chairman
OF E, 0
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Sharon K. Bergmann,Eagle City erk , ..'t rc..... O
Regulatory Taking Notice: Applicant has the right, pursuant to section 67-8003, Idaho Code, to request a
regulatory taking analysis
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