Findings - DR - 2020 - DR-57-20 - Willow Run Retirement CommunityBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW FOR A SENIOR LIVING )
FACILITY FOR WILLOW RUN RETIREMENT )
COMMUNITY FOR CAMERON GENERAL )
CONTRACTORS, INC. )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-57-20
The above -entitled design review application came before the Eagle Design Review Board for their action
on October 8, 2020. The Eagle 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:
Cameron General Contractors, Inc., represented by Charles Baverman with Dinsmore & Shohl, LLP,
is requesting design review approval for a 180,338-square foot, three-story, 130-unit senior living
facility for Willow Run Retirement Community. The 10.44-acre site is located on the east side of North
Linder Road approximately 90-feet south of West Temple Drive at 6910 and 6940 North Linder Road.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on August 26, 2020. Revised information
(landscape plan, building elevation, tree inventory) was received September 30, 2020.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on September 2, 2020, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On July 28, 2020, the City Council approved an annexation and rezone from RUT (Rural -Urban
Transition — Ada County Designation) to R-4-DA (Residential with a development agreement [in lieu
of a conditional use permit]) for a 130-unit senior living facility and a building height exception (A-02-
20 & RZ-02-20).
On September 8, 2020, the City Council approved a modification to the rezone associated with Willow
Run Retirement Community (RZ-02-20 MOD).
E. COMPANION APPLICATIONS: DR-58-20 (monument sign)
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
Existing
Proposed
North of site
South of site
East of site
West of site
COMP PLAN
DESIGNATION
Neighborhood Residential
and Residential Transition
Overlay
No Change
Neighborhood Residential
and Residential Transition
Overlay
Mixed Use
Neighborhood Residential
and Residential Transition
Overlay
Neighborhood Residential
ZONING
DESIGNATION
R-4-DA (Residential with a
development agreement [in
lieu of a conditional use
permit])
No Change
MU-DA (Mixed Use with a
development agreement [in
lieu of a PUD])
C-3-DA (Highway Business
District)
MU-DA (Mixed Use with a
development agreement [in
lieu of a PUD])
RUT (Rural -Urban Transition
— Ada County designation)
LAND USE
Single-family dwelling
with pasture
Senior living facility
Single-family dwellings
(Gated Garden
Subdivision)
Eagle Island Marketplace
(Lazy P Subdivision)
Single-family dwellings
(Gated Garden
Subdivision)
Single-family dwellings
(Almaden Acres
Subdivision)
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. URBAN RENEWAL DISTRICT: No.
I. EXISTING SITE CHARACTERISTICS:
The site has two residential dwellings and an accessory storage building that are being removed from
the site.
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J. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 10.44-acres (454,766-square feet) 8,000-square feet (minimum)
Percentage of Site Devoted 17% (approximately) 40% (maximum)
to Building Coverage
Percentage of Site Devoted 48% (approximately) 10% (minimum)
to Landscaping
Number of Parking Spaces 160-parking spaces total 67-parking spaces (minimum)
(28-enclosed — garages)
(132-parking spaces)
Front Setback (West) 135-feet 20-feet (minimum)
Rear Setback (East) 122-feet 25-feet (minimum)
Side Setback (North) 115-feet 12.5-feet (minimum)
Side Setback (South) 103-feet 12.5-feet (minimum)
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Senior Living Facility: 180,338-square feet
• Eagle City Code Section 8-4-5 requires 1 parking space per 3 beds for nursing/convalescent homes:
Nursing/Convalescent Homes — 1/3 beds 200/3 beds = 67 parking spaces
Number of Units/Beds: 130 units, 200 beds
Proposed Onsite Parking Spaces: 160
Required Parking Spaces: 67 (calculated based upon the above use identified in Eagle City Code
Section 8-4-5: "Nursing/convalescent homes")
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one senior living facility and three covered parking structures.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing a 51' high, three-story senior living facility. The three covered parking
structures are proposed to be 13' 11" in height.
Note: 51' height permitted within the development agreement.
Gross Floor Area of Proposed Buildings:
Senior Living Facility
First Floor = 68,870-square feet
Second Floor = 55,734-square feet
Third Floor = 55,734-sauare feet
Total = 180,338-square feet
Covered parking structures = 6,912-square feet (all three structures)
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On and Off -Site Circulation:
A 56,794-square foot (approximately) paved parking lot provides parking for vehicles using this site.
One 26-foot wide shared driveway is located on the south side of the building and one 26-foot wide
share driveway is located on the north side of the building. Both driveways provide access to North
Cherub Avenue.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Craftsman
Roof: Asphalt Shingles (Estate Gray)
Walls: Cement Board Lap Siding (Aged Pewter, Pearl Gray), Brick veneer (Rockwell), Stone veneer
(Waterford Pewter), Cast Stone/Precast Concrete (Light Buff)
Windows/Doors: Vinyl (White), Aluminum (White), Garage doors (White)
Fascia/Trim: Hardie trim (Arctic White), Aluminum (White), Aluminum clad (Arctic White), Railings
(White)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods:
There are 61-existing trees on the site that the applicant is proposing to remove.
Below is a list of all existing trees proposed to be removed as identified on the tree inventory plan, date
stamped by the City on September 30, 2020.
Tree Specie
Ash (Tree 0)
Austrian Pine (Tree 1)
Austrian Pine (Tree 2)
Linden Tree (Tree 3)
Norway Maple (Tree 4)
Cottonwood (Tree 5)
Norway Maple (Tree 6)
Black Locust (Tree 7)
South Parcel (6910 North Linder Road)
Caliper/
Height
Condition
7" Good health, suckering
at base
18' Good health
15' Declining health, top
branches are dying,
stake not removed after
planting
7" Poor health, top half
dead, stake not
removed after planting
13" Overall good health
26" Cut at 10' and growth
is from suckering
branches below the cut
14" Good health, one large
dead branch
32" Good health, needs
pruned
Status Proposed
Replacement
Inches/Feet per
ECC
Remove
Remove
Remove
Remove
Remove
Remove
Remove
Remove
7"
18'
0'
0"
13"
0"
14"
0"
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Norway Maple (Tree 8)
Austrian Pine (Tree 9)
Cottonwood (Tree 10)
Cottonwood (Tree 11)
Cottonwood (Tree 12)
Cottonwood (Tree 13)
15" Good health, power
line runs through it to
the house, a few dead
branches
27' Good health
14" Declining health, top
half dead
12" Suckered from Tree
#10
29" Poor health, top half
dead
33" Good health, a few
dead branches at the
base
Cottonwood (Tree 14) 23"
Ash (Tree 15)
Willow (Tree 15a)
Blue Spruce (Tree 16)
Ash (Tree 16a)
Cedar (Tree 16b)
Apple (Tree 17)
Ponderosa Pine (Tree 18)
Ponderosa Pine (Tree 19)
Chokecherry (Tree 19a)
Maple (Tree 20)
Blue Spruce (Tree 21)
Ash (Tree 45)
Willow (Trees 46-47)
Flowering Pear (Tree 48)
Walnut (Tree 49)
23"
43'
7"
18"/each
< 2„
4"
Poor health, trunk
showing decay
13" Declining health,
understory leaves are
showing some wit and
chlorosis
38" Good health, a few
dying branches
19' Good health, close to
the house
9" Declining health, dead
branches at the top
18' Good health
22" Good health, crowded
by Tree # 18
42' Good health
45' Good health
9" Very poor health, 3
dead
Co -dominate stems, top
half is dead
Good health
Declining health, top
half dying
Poor health
Good health
Close to building, poor
Remove 15"
Remove
Remove
Remove
Remove
Remove
Remove
Remove
Remove
Remove
Remove
Remove
Remove
Remove
Remove
Remove
Remove
Remove
Remove
Remove
Remove
Remove
27'
0"
0"
0"
0"
0"
0"
0"
19'
9"
18'
22"
42'
45'
0"
0"
43'
0"
0"
2"
0"
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Maple (Tree 50)
Black Locust (Tree 51)
Russian Olive (Tree 52)
Ash (Tree 53)
Pine (Tree 54)
Ash (Tree 55)
Pine (Tree 56)
Ash (Tree 57)
Tree Specie
Flowering Pear (Tree 22)
Black Locust (Tree 23)
Crabapple (Tree 24)
Black Locust (Tree 24a)
Black Locust (Tree 25)
Black Locust (Tree 26)
Pine (Tree 27)
Flowering Pear (27a)
Black Locust (Tree 28)
Black Locust (Tree 29)
Black Locust (Tree 30)
English Walnut (Tree 31)
Black Locust (Tree 32)
location
< 2" Close to building, poor
location
< 2" Suckering, volunteer
< 2" Suckering
7" Good health
23' Good health
7" Good health
24' Good health
Good health
7"
Remove
Remove
Remove
Remove
Remove
Remove
Remove
Remove
North Parcel (6940 North Linder Road)
Caliper/
Height
11"
17"
16"
3 stems @
3"
18"
20"
20'
5"
16"
31"
29"
46"
31"
Condition
Good health, suckering
at base, next to
powerline
Declining in health,
leaning east
Declining health,
suckering at the base
Suckering, multi -stem
Good health, a few
dead branches
Co -dominate stems
Very poor health, gulls
and bottom half is dead
Good health, needs
pruned
Good health, close to
shed
Good health, multi -
stem
Declining health, tips
of branches are dying
Good health, a few
small dead branches
Poor health, top half is
0"
0"
0"
7"
23'
7,,
24'
7"
Status Proposed
Replacement
Inches/Feet per
ECC
Remove 11"
Remove 0"
Remove 0"
Remove 0"
Remove 0"
Remove 0"
Remove 0'
Remove 5"
0"
Remove 0"
Remove 0"
Remove 46"
Remove 0"
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dead
Cedar (Tree 33) 22' Declining health, a few
dead branches at the
base
Cedar (Tree 34) 31' Declining health, a few
dead branches at the
base
Cedar (Tree 35) 17' Declining in health, a
few dead branches at
the base
Bitter Cherry (Tree 36) 21" Declining health, multi -
stemmed, half the tree
is dead
Chokecherry (Tree 40) 21" Good health, suckering,
multi -stemmed, needs
pruned
Black Locust (Tree 41) 31" Good health, some
dead and dying
branches
Black Locust (Tree 42) 27" Good health, some
dead and dying
branches
Black Locust (Tree 43) 33" Declining in health, top
branches are dying
Black Locust (Tree 44) 24" Poor health, lower
branches are dead,
overcrowded by Tree
#31
Total caliper inches/feet of trees that applicant is proposing to
remove
Total caliper inches/feet the applicant has identified mitigation is
required for
Total caliper inches/feet proposed for mitigation
Total caliper inches of Black Locust, Cottonwood, and Willow
trees proposed for removal and no mitigation proposed.
Total caliper inches/feet of trees required to be replaced on site
Remove
Remove
Remove
Remove
Remove
Remove
Remove
Remove
Remove
0'
0'
0'
0"
21"
0"
0"
0"
0"
821", 346'
176", 259'
230", 360'
531" (246" identified as in
good condition)
(285" identified as dead,
dying, or poor condition)
TBD by the Design Review
Board and City Council
Tree Replacement Calculations:
The applicant is proposing to remove 61 trees from the site. The tree inventory report/arborist report,
date stamped by the City on September 30, 2020, states that the trees located on the site are a mixture
of volunteer, native and introduced species ranging in size from < 2" to 46". The report states the trees
appear to be weakly branched, in an unmaintained and wild condition, and some trees appear to be in
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poor health with dead and damaged trunks, natural trunk damage, and exposed roots. The applicant is
proposing to mitigate for trees identified in good health but not Black Locust, Cottonwood, or Willow
trees. The applicant has is proposing to mitigate for 23-trees which total 176-caliper inches and 259-
feet. The applicant is proposing an additional 230-caliper inches and 360-feet to satisfy the proposed
mitigation.
See discussion on page 16 for more information.
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along North Linder Road and North Cherub Avenue.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping: 10% interior landscaping is required, 20% is proposed.
O. TRASH ENCLOSURES:
One (1) 484-square foot trash enclosure is proposed to be located south of the core of the building
(center). The enclosure is proposed to be constructed of CMU walls with brick veneer overlay and
metal gates; all of which will match the materials and colors used in the construction of the building.
P. MECHANICAL UNITS:
The applicant is proposing to use roof mounted and ground mounted mechanical units. The roof
mounted mechanical units (located on the 1st floor rooftop) are proposed to be screened by parapet
walls. The ground mounted mechanical units are proposed to be screened with white vinyl fencing
and Sky Pencil Japanese Holly shrubs located around them.
Q. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, wattage, and detailed lighting cutsheets
were received by the City and will be required to comply with Eagle City Code Section 8-4-4-2.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application (DR-58-20) has
been submitted for the approval of a monument sign for the site.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Meridian Fire Department has been received by the City. The site
is located within the Suez Water Service Area and Eagle Sewer District Service Area.
T. PUBLIC USES PROPOSED: None.
U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists.
V. SPECIAL ON -SITE FEATURES:
Areas of Critical Environmental Concern — Yes, the site contains a riparian area along the irrigation
ditch located in proximity to the northern property line of the subject site
Evidence of Erosion — No
Fish Habitat — No
Floodplain — No
Mature Trees — Yes, in proximity to the existing residences
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Riparian Vegetation — Yes, along the northern portion of the site in proximity to the ditch
Steep Slopes — No
Stream/Creek — Yes, irrigation ditch located in proximity to the northern property line
Unique Animal Life — Unknown
Unique Plant Life — Unknown
Unstable Soils — No
Wildlife Habitat — No
W. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required.
X. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Ballantyne Ditch Company
Central District Health
Eagle Park, Pathway, and Recreation
Marathon Pipe Line, LLC
Meridian Fire Department
Settlers Irrigation District
Y. LETTERS FROM THE PUBLIC: None received to date.
Z. EAGLE CITY CODE 8-2A-13(B)(1)&(2): Required Findings for Design Review:
1. City Findings: The City shall make findings which address the following:
a. The ordinance and standards used in evaluating the application;
b. The reasons for the approval or denial;
c. The actions, if any, that the applicant could take to obtain approval.
2. General Standards For Design Review: The Zoning Administrator, Design Review Board, or City
Council, whichever is applicable, shall review the particular facts and circumstances of each
proposed design review in terms of the following standards and shall find adequate evidence
showing that such design review at the proposed location:
a. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan
and is in accordance with the regulations of this Code;
b. Is of a scale, intensity, and character that is in harmony with existing conforming and
planned development in the vicinity of the site;
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;
d. Will not interfere with the visual character, quality, or appearance of the surrounding area and
the City, and where possible, enhance the continuity of thematically common architectural
features;
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;
f. Will not obstruct views and vistas as they pertain to the urban environment and in relation to
artistic considerations;
Will provide safe and convenient access to the property for both vehicles and pedestrians
through patterned traffic circulation and connectivity to abutting development;
g.
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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 commercial center in the area;
and
i. Will have signs, if proposed, that are harmonious with the architectural design of the building
and the adjacent buildings, and will not cover or detract from desirable architectural features.
THE DESIGN REVIEW BOARD RECEIVED AND REVIEWED THE FOLLOWING 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 (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.
Residential Transition Overlay
Residential development that provides for a transition between land use categories and uses. Commonly
requires a transition/change in density, lot sizing, and building scaling with a specific parcel or project.
Base densities may be reduced or units may be clustered to increase open space within a portion of a
site when property is in this overlay. Neighborhood design will be paramount in this overlay to ensure
appropriate transition between uses. See specific planning areas for further description.
6.11.1 RIM VIEW LAND USES
C. Land uses such as, but not limited to, hotels, fitness centers, laundromats, car washes, and
assisted living/retirement centers that generate excessive wastewater flows (more than
normal residential or commercial uses) should be prohibited in this area.
6.11.2 RIM VIEW ACCESS
A. Access to the area should be focus on a new collector that allows adjacent parcels to provide
pedestrian and vehicle connectivity into the Rim View Planning Area.
B. Primary access should be from Temple Drive (a residential collector connecting Linder
Road to Meridian Road) with limited access onto Chinden Boulevard in accordance with
ITD's access management policies. 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.
C. Internal and interconnected circulation should be used to move traffic within the non-
residential area, helping to mitigate the number of local vehicle trips accessing US 20/26
and Linder Road to access commercial and mixed -use services and create cross access into
adjoining properties.
D. Chinden Boulevard and Linder Road should be recognized as a gateway 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.
6.11.3 RIM VIEW DESIGN
A. 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 its design.
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B. Design of this area should be compatible to the existing residential uses currently present in
the area. The professional office/business park designation should be utilized to facilitate a
transition between commercial and existing residential uses.
C. Design of commercial and office uses should be compatible with the existing residential
uses and contain significant landscaped buffers and design elements to reduce the negative
impacts to residential areas and 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.
D. Both Chinden Boulevard and Linder Road should be developed with a detached sidewalk
and planting strip, further solidifying the purpose and character of the gateway corridor of
Chinden Boulevard.
E. Signage for all non-residential uses should be designed to be consistent and complimentary,
place -making being the primary objective and identification of uses being secondary.
F. Non-residential areas should be designed with features and materials to compliment and
buffer residential uses and to avoid creating a tunnel or wall effect along the backside of the
large buildings.
6.11.4 ISSUES OF CONCERN
A. 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. The Mixed Use and
Transitional Residential areas should be designed in a manner that provides a cohesive
transition and promotes local connectivity between the commercial and residential uses,
incorporating elements that will provide a common and complimentary identity between
such uses.
B. 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 support the regionally significant roadways at the south and
west of this area.
B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF
SPECIAL CONCERN REGARDING THIS PROPOSAL:
3 1 Owner will develop the Property subject to the conditions and limitations set forth in this
Development Agreement. Further, the Owner will submit such applications regarding floodplain
development permit review, design review, preliminary and final plat reviews, and/or any
conditional use permits, if applicable, and any other applicable applications as may be required
by the Eagle City Code, which shall comply with the Eagle City Code, as it exists at the time
such applications are made except as otherwise provided with this Agreement.
3.2 The Concept Plan (Exhibit B) represents the Owner's current concept for completion of the
project. As the Concept Plan evolves, the City understands and agrees that certain changes in
that concept may occur. If the City determines that any such changes require additional public
comment due to potential impacts on surrounding property or the community, a public hearing
shall be held on any proposed changes in the Concept Plan, notice shall be provided as may be
required by the City.
3.3 The Senior Living Facility is the only approved use for the site. Any change of use will require a
modification to this agreement prior to change of use.
3.4 The Senior Living Facility shall be designed in compliance with Eagle City Code Section 8-2A.
Permitted architecture styles are specifically those shown within the Eagle Architecture and Site
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Design Book (EASD Book). Architecture styles and building design elements that are not shown
within the EASD Book will not be permitted.
3.5 Owner shall submit a Design Review application for the site (as required by Eagle City Code)
and shall comply with all conditions required by the City of Eagle as a part of the Design
Review approval prior to issuance of a zoning certificate.
3.6 The proposed building height shall not exceed 51-feet in height. All ground and roof mounted units
shall be fully visually obscured, visual buffer, in a manner that is architecturally compatible. In
additional all A/C units or other noise generating units on the exterior of the building shall not
exceed 75 db on average from source and have a noise buffer, stone wall, in excess of 2 feet higher
than the unit height and is also architecturally compatible with the building. In addition, the storm
water retention located east of the facility shall incorporate evergreen trees in excess of 20 feet at
full height for both visual and acoustic buffer for adjacent residents.
3.7 Owner shall construct a minimum six foot (6') wide detached sidewalk along North Linder
Road. The sidewalk should be constructed prior to issuance of a certificate of occupancy for any
building located on the Property.
3.8 Owner shall provide a lot line adjustment application to combine the two (2) parcels into a single
parcel. The lot line adjustment application shall be reviewed and approved prior to the Zoning
Administrator signing the record of survey. Upon the Zoning Administrator's signature of the lot
line adjustment record of survey, Owner shall provide a recorded copy of the record of survey
prior to issuance of a zoning certificate.
3.10 Owner shall provide a report or analysis of any proposed changes to wetlands located on the
Property and any such change shall be contingent upon approval by the Army Corps of
Engineers, Idaho Fish & Game Department (if applicable), the Idaho Department of Water
Resources (if applicable), Ada County, and any other appropriate governmental agencies, and
shall be in accordance with the Eagle Comprehensive Plan and City Code. Owner agrees all
development and improvement of the Property shall comply with rules and regulations
pertaining to regulated wetlands. In the event development is proposed within the regulated
wetlands Owner shall provide documentation of an approved 404-Permit for any work within
any wetlands on site prior to the City issuing a zoning certificate for the property.
3.11 Owner shall provide plans showing outdoor lighting details. The outdoor lighting plan shall
show how the lights will facilitate the "Dark Sky" concept of lighting. The outdoor lighting plan
shall be reviewed and approved by the Design Review Board and City Council prior to issuance
of a zoning certificate.
3.12 All parking associated with the Senior Living Facility shall only be allowed in the designated
parking areas located onsite.
C. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
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.
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• Eagle City Code Section 8-2A-6(A)(5): Utilities:
5. Utilities: Utility service systems shall not detract from building or site design. Cable,
electrical, and telephone service systems shall be installed underground, and the design
review board shall consider:
a. Size and location of all service systems for appropriate appearance and maintenance
accessibility;
b. The location and design of transformers, pad mount and roof mounted mechanicals and
electrical equipment shall be reviewed and approved by the design review board. All roof
mounted mechanicals shall be completely screened from view through the use of a
parapet wall when utilizing a flat roof design or shall be enclosed within the building
when utilizing a roof design other than a flat roof. "Screened from view" shall mean "not
visible" at the same level or elevation of the parapet wall (e.g., the perspective generally
as shown on an elevation plan);
c. The location and sizes of all utility lines, manholes, poles, underground cables, gas lines,
wells, and similar installations; and
d. The continued maintenance of these service systems.
• Eagle City Code Section 8-2A-7(C): Retention, Removal, and Replacement of Trees:
1. Retention Of Existing Trees:
a. Existing trees shall be retained unless removal is approved in writing by the city.
2. Removal And Replacement Of Existing Trees:
a. Where trees are approved by the city to be removed, replacement with a species identified
in section 8-2A-7Q of this article is required. For each caliper inch of deciduous tree
removed, an equivalent amount of caliper inches shall be replanted. For each vertical foot
of coniferous tree removed, an equivalent amount of vertical feet shall be replanted.
Example: An eight inch (8") caliper deciduous tree is removed, an acceptable replacement
would be four (4) two inch (2") caliper deciduous trees. A twelve foot (12') tall coniferous
tree is removed, an acceptable replacement would be two (2) six feet (6') tall coniferous
trees.
b. When a homeowners association or its agent removes tree(s) from a subdivision common
area to appropriately thin an overgrown canopy, replacement shall not be required provided
the site remains in compliance with subdivision's approved landscape plan as determined
by the city.
c. Unless it is determined by the city that replacement is necessary to preserve and/or restore
riparian and wildlife habitat, removal of the following trees shall not otherwise require
replacement: black locust, poplar, cottonwood, willow, tree of heaven, elm, and silver
maple. Trees which are weak wooded, weak branched, suckering, damaged, diseased,
insect infested, or containing similar maladies may be exempt from replacement if removal
is first approved by the city.
d. In cases where the condition of the tree(s) constitutes an "emergency" as defined in section
8-1-2 of this title, the tree(s) may be removed without approval provided that the city is
notified after the tree's removal and provided with documentation indicating the tree's
condition at time of removal.
e. Planting within public rights of way shall be with approval from the city and the public
entity owning the property.
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• Eagle City Code Section 8-2A-7(J): Buffer Areas/Common Lots:
2. Minimum Requirements:
a. When a commercial or industrial use abuts a residential use, a ten foot (10') wide by six
foot (6') high landscaped buffer is required.
b. When a parking lot abuts a residential activity, a five foot (5') wide by six foot (6') high
landscaped buffer is required.
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 8-2A7(L): Landscaped Commercial Strips:
1. Landscaped strips shall be provided between all building development and public rights of
way to lend continuity among different architectural styles, screen unsightly views, establish
a pleasing view for motorists, and create a safe and pleasant corridor for pedestrians.
a. The landscaped strip shall be ten feet (10') wide minimum and planted with one shade tree
and ten (10) shrubs for every thirty five feet (35') of street frontage. Two (2) ornamental
or two (2) evergreen trees may be substituted for one shade tree.
• Eagle City Code Section 8-2A-7(M): Parkway Strips, Separated Sidewalks, and Street Trees:
1. Except as may otherwise be required within the DDA, TDA, CEDA, and DSDA sidewalks
shall be separated from the curb along all streets. An eight foot (8') wide minimum parkway
planter strip planted with shade class (class II) trees shall be required between the sidewalk
and street to provide a canopy effect over streets.
• Eagle City Code Section 8-2A-7(0): Alternative Methods of Compliance:
1. Project Conditions: It is not 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
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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 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.
• Eagle City Code Section 8-2A-7(P): Plan Preparation:
Plan Preparation: Preparing a landscape plan requires special skills. Landscaping involves more
than a simple arrangement of plants with irrigation; plants are not haphazardly placed in a way
that fills up leftover space. Landscape plans should reflect a theme so that site elements are
artfully and technically organized in a way that conveys meaning, coherence, and spatial
organization. Landscaping should enhance the physical environment as well as the project's
aesthetic character. Therefore, landscape plans to be submitted for approval shall be prepared by
or under the responsible control of a licensed landscape architect with said plans to be duly
stamped to clearly identify the preparer.
• Eagle City Code Section 8-2A-10: Application Requirements:
Design review applications for any commercial building larger than one hundred twenty (120)
square feet shall be prepared by or under the responsible control of a licensed architect, unless
exempted under Idaho Code, section 54-309(2), with said plans to be duly stamped to clearly
identify the preparer.
• Eagle City Code Section 8-4-4-2(A): Site and Building Lighting:
1. All parking areas shall be illuminated in accordance with the provisions of this chapter.
2. Any lights used to illuminate a site and building shall be arranged to reflect the light away
from the adjoining property.
3. Except as noted in subsection A4 of this section, all site and building lighting shall be
recessed or shielded to direct all light downward and the source of the light (including the
lamp and any nonopaque materiaUlens 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 (as identified in the EASD
book) 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 3000K maximum
LED (or approved equivalent) 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.
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6. Except as otherwise permitted within this title, incandescent lights, two hundred fifty (250)
watt maximum high pressure sodium lights, 3000K maximum LED lights (or approved
equivalent) shall be the only type of site and building lighting permitted.
7. Metal halide lighting shall be permitted with the following additional conditions:
a. Light wattage shall be a maximum of three hundred twenty (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 (as identified in the EASD
book) 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. It shall be the responsibility of the property owner to supply power in perpetuity to all
lighting, including streetlights located within the right of way, required by this title.
10. Lighting plans shall be reviewed and approved by the zoning administrator prior to issuance
of a building/zoning permit.
B. Access: Any parking area shall be designed in such a manner that any vehicle leaving or
entering the parking area from or onto a public or private street shall be traveling in a forward
motion. This requirement does not apply to public alleyways.
C. Striping: All parking areas with a capacity over twelve (12) vehicles shall be provided with
standard parking space striping between spaces to facilitate the movement into and out of the
parking spaces.
D. Screening And/Or Landscaping: Whenever a parking area is located in or adjacent to a
residential district, it shall be effectively screened on all sides which adjoin or face any
property used for residential purposes by an acceptably designed wall, fence, or planting
screen. Such wall, fence, or planting screen shall not be less than four feet (4') nor more than
six feet (6') in height and shall be maintained in good condition. The space between such
fence, wall or planting screen and the lot line of the adjoining premises in any residential
district shall be landscaped with grass, hardy shrubs or evergreen ground cover, and
maintained in good condition. In the event that terrain or other natural features are such that
the erection of such wall, fence, or planting screen will not serve the intended purpose, then
no such wall, fence, or planting screen and landscaping shall be required.
E. Wheel Blocks: Whenever a parking lot extends to a property line, wheel blocks or other
suitable devices shall be installed to prevent any part of a parked vehicle from extending
beyond the property line.
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• Eagle City Code Section 8-4-4-6: Bicycle Parking:
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.
D. DISCUSSION:
• The applicant is requesting design review approval to construct a senior living facility for Willow
Run Retirement Community. The applicant's justification letter states the design of the building is
Craftsman style which is one of the nine architectural styles within the Eagle Architecture and
Site Design book. The justification letter also states the building incorporates brown brick veneer
and light colored natural stone materials and the natural -looking materials incorporate earth tone
shades to complement the square and simple expression of the Craftsman style. Staff defers
comment regarding the building design and colors to the Design Review Board.
The proposed building should be designed to be harmonious with buildings in the surrounding
vicinity. Pursuant to Eagle City Code 8-2A-13(B)(2)(d)&(e), the proposed building should be
designed to 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, and 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. Staff
defers comment of the proposed building regarding the harmonious nature and relationship of the
building to the surrounding vicinity to the Design Review Board.
• There are existing aboveground utilities and poles located on the site. Pursuant to Eagle City
Code Section 8-2A-6(A)(5), utilities are quires to be installed underground. The applicant should
be required to provide a revised site plan showing the location of all above ground utilities, all
above ground utilities to be buried, and poles removed. The revised site plan should be reviewed
and approved by staff prior to the issuance of a zoning certificate.
• The applicant is proposing rooftop mechanical units that will located on the rooftop of the first
story of the building. Pursuant to Eagle City Code Section 8-2A-6(A)(5)(b), rooftop mechanical
units are required to be screened from view at eye level by the parapet walls on all four sides. The
applicant should be required to provide a cross section of the roof showing the rooftop
mechanical units screen from view at eye level on all four sides by the parapet walls. The cross
section should be reviewed and approved by staff prior to the issuance of a zoning certificate.
• The applicant is proposing to remove 61 trees from the site. The tree inventory plan and arborist
report, date stamped by the City on September 30, 2020, state the specie, size, and condition of
the trees. Pursuant to Eagle City Code Section 8-2A-7(C)(1)(a), existing trees are required to be
retained on site unless removal is approved in writing by the City. Pursuant to Eagle City Code
Section 8-2A-7(C)(2)(a), where trees are approved by the City to be removed, replacement with a
species identified in section 8-2A-7(Q) of this article is required. The mitigation required is for
each caliper inch of deciduous tree removed, an equivalent amount of caliper inches is required to
be replanted. Pursuant to Eagle City Code Section 8-2A-7(C)(2)(c), unless it is determined by the
City that replacement is necessary to preserve and/or restore riparian and wildlife habitat, remove
of black locust, cottonwood, and will trees may not require mitigation. The applicant provided
correspondence from Idaho Department of Fish and Game that states given the property has been
disturbed by past uses, the Department would not anticipate adverse effects on fish and wildlife
Page 17 of 28
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populations in the aera.
o 23-trees in good health the applicant is proposing to mitigate.
• Totaling 175-inches (88, 2-inch caliper trees) and 259-feet (40, 6-foot to 7-
foot tall trees).
o 15-trees in poor health the applicant is not proposing to mitigate.
o 23-trees in good/poor health the applicant is not proposing to mitigate. (Black Locust,
Cottonwood, Elm)
• 9-trees in good health (246-inches), 14-trees in poor health (285-inches).
The applicant has calculated mitigation using all required tree requirements on the site. Mitigation
is calculated utilizing all trees above minimum code requirements. There are 60-conifer trees and
6-deciduous trees proposed along the east and north boundary of the site that may be counted
toward mitigation. Based on the applicants proposal to mitigate for trees in good condition (not
including Black Locust, Cottonwood, and Elm trees), a total of 122-trees would be required to be
mitigated for. An additional 62-trees (2-inch caliper minimum deciduous tree or 6-foot to 7-foot
tall conifer tree) would need to be planted on the site, in addition to the 66-trees already shown on
the landscape plan, to satisfy the mitigation.
Staff defers comment regarding the removal of the 61-trees to the Design Review Board.
If the City approves the removal of the trees in good health (not including Black Locust,
Cottonwood, Elm), the applicant should be required to:
A. Provide a revised landscape plan showing an additional 62-trees planted on the site. The
revised landscape plan should be reviewed and approved by staff and two members of the
Design Review Board prior to issuance of a zoning certificate.
-OR-
B. Provide a contribution to the tree fund for compensation for the removal of the trees in the
amount of $21,700.00 (124 x $175.00/caliper inch = $21,700.00) pursuant to Resolution 18-34
prior to the issuance of a zoning certificate.
-OR-
C. Any other combination of planting additional trees on -site and/or a contribution to the tree
fund as may be approved by the City. A revised landscape plan and/or contribution to the
tree fund should be reviewed and approved and/or submitted to the City prior to issuance of a
zoning certificate.
If the City approves the removal of the trees in good/poor health (Black Locust, Cottonwood,
Elm), the applicant should be required to:
A. Provide a revised landscape plan showing an additional 266-trees (246-inches [trees in good
health], 285-inches [trees in poor health], totaling 531-inches), planted on the site. The revised
landscape plan should be reviewed and approved by staff and two members of the Design
Review Board prior to issuance of a zoning certificate.
-OR-
B. Provide a contribution to the tree fund for compensation for the removal of the trees in the
amount of $92,925.00 (246 x $175.00/caliper inch = $43,050.00 + 285 x $175.00 =
$$49,875.00, totaling $92,925.00) pursuant to Resolution 18-34 prior to the issuance of a
zoning certificate.
-OR-
C. Any other combination of planting additional trees on -site and/or a contribution to the tree
fund as may be approved by the City. A revised landscape plan and/or contribution to the
tree fund should be reviewed and approved and/or submitted to the City prior to issuance of a
Page 18 of 28
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zoning certificate.
• The landscape plan shows Hicks Yew shrubs proposed south and east of the trash enclosure and
no landscaping proposed north of the enclosure.
Pursuant to Eagle City Code Section 8-2A-7(2)(c), a five foot wide by six foot high landscape
buffer is required around the trash enclosure. The applicant should be required to provide a
revised landscape plan showing landscaping within the five foot wide landscape buffer around the
trash enclosure (north, south, and east sides) that will reach a height of six feet. The revised
landscape plan should be reviewed and approved by staff and one member of the Design Review
Board prior to the issuance of a zoning certificate.
• The landscape plan shows sod and street trees located between the parking areas and right-of-way
north and south of the building.
`J-f''j �-r' c-/--"'s f�f�-f-.7“ .ts..�-���:3,..t-.tom =▪ -.1:_1=1:..-\f �:_e��.`.. ..-_.
/ „. 1 .0 _�S� •
— -` _ _ r—.=K—:Y:4-1. -..' ) tt2 ••_:2 is .c 1rS Sl Sam{ i
w t`SG' 1 . .LJ_CJ .`- _ __— • —_ tom .j J 'w.J '`./ � � �J • .., ,
.1.911S. n o '1 l O t ` --11.- (== -' C`1' t="— .:) r, .
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Pursuant to Eagle City Code Section 8-2A-7(L), a 10-foot wide landscape strip planted with one
shade tree and ten shrubs for every 35-feet of street frontage is required. The applicant should be
required to provide a revised landscape plan showing the addition of ten shrubs for every 35-feet
of frontage in the areas where the parking lot is adjacent to North Cherub Avenue. The revised
landscape plan should be reviewed and approved by staff and one member of the Design Review
Board prior to the issuance of a zoning certificate.
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• The landscape plan shows a portion of the sidewalk on the north side of North Cherub Avenue to
be attached, a portion detached, and the sidewalk on the south side of North Cherub Avenue to be
attached and not extend along the entire frontage.
Pursuant to Eagle City Code Section 8-2A-7(M), an 8-foot wide planter strip planted with a shade
tree is required between the sidewalk and street. The applicant should be required to provide a
revised landscape plan showing a detached sidewalk on the north and south side of North Cherub
Avenue that include an 8-foot wide planter strip planted with a shade tree between the sidewalk
and the street. The revised landscape plan should be reviewed and approved by staff and one
member of the Design Review Board prior to the issuance of a zoning certificate.
• The building elevations submitted with the application are not stamped by a licensed architect.
Pursuant to Eagle City Code Section 8-2A-10, plans are required to be prepared by or under the
responsible control of a license architect with the plans stamped by the preparer. The applicant
should be required to provide revised building elevations that include a stamp by a licensed
architect. The revised building elevations should be reviewed and approved by staff prior to the
issuance of a zoning certificate.
• Sheet E1.1 shows detailed lighting cutsheets and lighting "type S" is shown to have LED
illumination with 4000K. The applicant should be required to provide a revised sheet E1.1,
showing all LED lighting at a maximum of3000K. The revised sheet E1.1 should be reviewed
and approved by staff prior to the issuance of a zoning certificate.
• The site and landscape plans do not show any bicycle racks proposed. Pursuant to Eagle City
Code Section 8-4-4-6, one bicycle rack is required for each 30-parking spaces required. The
applicant should be required to provide a revised landscape plan showing the location of three
bicycle racks and provide a detail of the bicycle racks showing the style, color, etc. The revised
landscape plan and detail of the bicycle rack should be reviewed and approved by staff prior to
the issuance of a zoning certificate.
• The applicant submitted colored building elevations which identify all the materials proposed on
the building, but the specific colors of the materials are not identified. A separate material board
showing the color of all materials was submitted. The applicant should be required to provide
revised building elevations that show both the material and colors proposed on the building. The
revised building elevations should be reviewed and approved by staff and one member of the
Design Review Board prior to the issuance of a zoning certificate.
• The landscape plan shows a retaining wall west of the landscaping along the east property line
and north of the parking spaces located north of the building, however, a detail of the wall was
not received. The applicant should be required to provide a revised landscape plan showing
details of the retaining wall including, height, materials, colors, etc. The revised Landscape plan
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K \Planning Dept\Eagle Applzcations1DA2020\DR-57-20 Willow Run Retirement Community drf docx
should be reviewed and approved by staff and one member of the Design Review Board prior to
the issuance of a zoning certificate.
• The landscape plan shows six areas around the building where ground mounted units are located.
The applicant is proposing to screen the units with a white vinyl fence and Sky Pencil Japanese
Holly shrubs. Pursuant to development agreement condition of development 3.6, the a/c units or
other noise generating units on the exterior of the building are required to have a noise buffer,
stone wall, in excess of 2-feet higher than the unit height and is architecturally compatible with
the building. The applicant should be required to provide revised building elevations showing the
proposed screening (noise buffer, stone wall) around the a/c units or noise generating units that is
architecturally compatible with the building, and a cross section showing the height of the stone
wall to be a minimum of 2-feet higher than the units. The revised building elevations should be
reviewed and approved by staff and one member of the Design Review Board prior to the
issuance of a zoning certificate.
• The landscape plan identifies areas adjacent to the building that are to have "Proposed foundation
planting," however, a detail of what landscaping is associated with the foundation planting was
not received. The applicant should be required to provide a revised landscape plan showing the
proposed landscaping in the "proposed foundation planting" area. 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.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date, if the requested design review application is approved,
staff recommends the following site specific conditions of approval and 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 October 8, 2020,
at which time the Board made their decision.
B. Oral testimony in opposition to the application was presented to the Design Review Board by no one.
C. Oral testimony in favor of the application was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DELIBERATION: (Granicus time 2:54:22)
Upon completion of the applicant's and staffs presentations, the Board discussed during deliberation that:
• The Board determined the proposed design is consistent with Craftsman style of architecture and quality
materials and colors are proposed.
• The Board determined the removal of the 61 existing trees should be approved and mitigation should
be required for the trees identified in "good" condition (not including Black Locust, Cottonwood, or
Elm trees).
BOARD DECISION:
The Board voted 6 to 0 (Koci absent) to recommend approval of DR-57-20 for a design review
application for a senior living facility for Willow Run Retirement Community for Cameron General
Contractors, Inc., with the following staff recommended site specific conditions of approval and standard
conditions of approval with text shown with underline to be added by the Board and text shown with
strikethrough to be deleted by the Board.
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SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of A-02-20. RZ-02-20. and RZ-02-20 MODDR-30 13 and DR
30 13 MOD.
2. Provide a revised site plan showing the location of all above ground utilities, all above ground utilities
to be buried, and poles removed. The revised site plan shall be reviewed and approved by staff prior
to the issuance of a zoning certificate.
3. Provide a cross section of the roof showing the rooftop mechanical units screen from view at eye
level on all four sides by the parapet walls. The cross section shall be reviewed and approved by staff
prior to the issuance of a zoning certificate.
4. If the City approves the removal of the trees in good health (not including Black Locust, Cottonwood,
Elm), the applicant should be required to:
A. Provide a revised landscape plan showing an additional 62-trees planted on the site. The revised
landscape plan shall be reviewed and approved by staff and two members of the Design Review
Board prior to issuance of a zoning certificate.
-OR-
B. Provide a contribution to the tree fund for compensation for the removal of the trees in the amount
of $21,700.00 (124 x $175.00/caliper inch = $21,700.00) pursuant to Resolution 18-34 prior to the
issuance of a zoning certificate.
-OR-
C. Any other combination of planting additional trees on -site and/or a contribution to the tree fund
as may be approved by the City. A revised landscape plan and/or contribution to the tree fund
shall be reviewed and approved and/or submitted to the City prior to issuance of a zoning
certificate.
laclE L ,
the appliea:.t should be
;lowing an additional 266 trees (216 inches [trccs in good
health], 285 inchhs. [trees -in -peer -health], totaling E34--inches), flamed -on the t+e. The revised
h scap -shall h
PFd prier
-OR-
B. Provide a e to the treeamour.t
o�L,925.00 (24 f 3E �' 1, E5 $1.
$92,925.00) pure for to the-issuanee of a z
-9R-
C. Any 'rilrat:on to -the -tree -fund
City. tion to the tree fund
shall d ared app: o,ed-armor sub r to is scree of a zoning
eerti€ieace:
Note: The Board recommended striking this condition based on the undesirable species of trees and
the report from Idaho Fish and Game, date stamped by the City on October 2, 2020, stating that
there are no known special status plants or wildlife within %2 mile of the project.
6. Provide a revised landscape plan showing landscaping within the five foot wide landscape buffer
around the trash enclosure (north, south, and east sides) that will reach a height of six feet. The shrubs
shall be a minimum of 10 gallon at the time of planting. 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.
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7. Provide a revised landscape plan showing the addition of ten shrubs for every 35-feet of frontage in
the areas where the parking lot is adjacent to North Cherub Avenue. Th 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.
8. Provide a revised landscape plan showing a detached sidewalk on the north and south side of North
Cherub Avenue that include an 8-foot wide planter strip planted with a shade tree between the
sidewalk and the street. 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.
9. Provide revised building elevations that include a stamp by a licensed architect. The revised building
elevations shall be reviewed and approved by staff prior to the issuance of a zoning certificate.
10. Provide a revised sheet E1.1, showing all LED lighting at a maximum of 3000K. The revised sheet
E 1.1 shall be reviewed and approved by staff prior to the issuance of a zoning certificate.
11. Provide a revised landscape plan showing the location of three bicycle racks and provide a detail of
the bicycle racks showing the style, color, etc. The revised landscape plan and detail of the bicycle
rack shall be reviewed and approved by staff prior to the issuance of a zoning certificate.
12. Provide revised building elevations that show both the material and colors proposed on the building.
The revised building elevations 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 a revised landscape plan showing details of the retaining wall including, height, materials,
colors, 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.
14. Provide revised building elevations showing the proposed screening (noise buffer, stone wall) around
the a/c units or noise generating units that is architecturally compatible with the building, and a cross
section showing the height of the stone wall to be a minimum of 2-feet higher than the units. The
revised building elevations shall be reviewed and approved by staff and one member of the Design
Review Board prior to the issuance of a zoning certificate.
15. Provide a revised landscape plan showing the proposed landscaping in the "proposed foundation
planting" area. The revised landscape plan shall be reviewed and approved by staff and two members
of the Design Review Board prior to the issuance of a zoning certificate.
16. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
17. 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.
18. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
19. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
20. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
21. No signs are proposed with this application and none are approved.
22. Provide detailed cutsheets for anv exterior furnishings (i.e. patio tables. chairs. benches. etc). The
detailed cutsheets shall be reviewed and approved bv_ staff and one member of the Design Review
Board prior to the issuance of a zoning certificate.
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23. Provide a detailed cutsheet for the back-up generator showing the style, height. etc. The detailed
cutsheet shall be reviewed and approved bv_ staff and one member of the Design Review Board prior
to the issuance of a zoning certificate.
24. Provide an agreement with Republic Services for the approved hours for trash pickup . The agreement
shall be reviewed and approved bv staff prior to the issuance of a zoning certificate.
25. Provide a revised landscape plan showing the location of all proposed fencing and guardrails on the
site. The detailed cutsheets of the fencing and guardrails shall show the style, color. size, etc. The
revised landscape plan and detailed cutsheets shall be reviewed and approved bv staff and one
member of the Design Review Board prior to the issuance of a zoning certificate.
26. Provide a revised landscape plan showing details for all landscaping on the site including a greater
variety of shrubs with varying height. width, and deciduous and evergreen foliage. The revised
landscape plan shall be reviewed and approved bv staff and one member of the Design Review Board
prior to the issuance of a zoning certificate.
27. Provide a revised landscape plan showing all proposed exterior amenities that provide shade and
outdoor recreation such as a bocci ball court, gazebo. seating areas, raised gardens. etc. The revised
landscape plan shall be reviewed and approved bv staff and two members of the Design Review
Board 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
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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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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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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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 Board reviewed the particular facts and circumstances of this proposed design review application
(DR-57-20) 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 Board 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 a senior living facility is permitted with the approval of a design review
application within the R-4-DA (Residential with a development agreement [in lieu of a conditional
use permit]) 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 senior living facility designed to comply
with the Craftsman style of architect and will complement the general vicinity;
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 the site meets the required parking for a senior
living facility;
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
proposed building has been designed with quality materials and will complement the general
vicinity;
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
building is in conformance with the Eagle Architecture and Site Design Book and has been
designed to complement the vicinity;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the proposed building is in conformance with the required setbacks and height
limitations approved within the development agreement;
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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 sidewalks adjacent to the public street and walkways through the sign;
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 the
site has been designed with sidewalks; and
I. No signs are proposed with this application. A separate design review application (DR-58-20) has
been submitted for the monument sign and will be required to be harmonious with the architectural
design of the building, and will not cover nor detract from desirable architectural features.
DATED this 22nd day of October 2020.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
Craig Brasher, Chairman
ATTEST:
Tracy :Osborn, Eagle City Clerk
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