Findings - DR - 2015 - DR-68-14 - Common Area Landscaping And Pool House In Lilac Springs Subdivision BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR THE
COMMON AREA LANDSCAPING AND )
POOL HOUSE WITHIN LILAC SPRINGS )
SUBDIVISION FOR COLEMAN HOMES,LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-68-14
The above-entitled design review application came before the Eagle Design Review Board for their action
on March 12, 2015. 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:
Coleman Homes, LLC, represented by Chris Taylor, is requesting design review approval to
construct the common area landscaping and pool house within Lilac Springs Subdivision. The 64-
acre site is located on the northwest corner of West Floating Feather Road and North Lanewood
Road.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on November 20, 2014, and supplemental
information was provided on February 27, 2015.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on November 25, 2014, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On February 24, 2015, the Eagle City Council approved an annexation, rezone, conditional use
permit, preliminary development plan, and preliminary plat approvals for Lilac Springs
Subdivision(A-05-14/RZ-05-14/CU-05-14/PPUD-02-14/PP-07-14).
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 Residential Two RUT(Rural Urban Transition Agricultural
—Ada County Designation)
Proposed Residential Two R-3-DA-P(Residential with a Single-Family, Residential
development agreement and Planned Unit Development
PUD)
North of site Residential Two RUT(Residential Urban Single-Family Residence
Transition—Ada County and Agricultural
Designation)
South of site Residential Two R-2-DA-P(Residential with a Legacy Development
development agreement and (Mosca Seca&
PUD) Snoqualmie Falls
Subdivisions)
East of site Residential Two R2(Ada County Agricultural&Lanewood
Designations) Subdivision
West of site Residential Two R-3-DA-P(Residential with a Proposed SCS Syringa
development agreement and Subdivision
PUD)
G. DESIGN REVIEW OVERLAY DISTRICT:Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS: There is an existing house located within the southwest
corner of the development that is to be removed.
I. SITE DESIGN INFORMATION:
Total Acreage of Site—64-acres
Total Number of Lots— 132
Residential— 120
Commercial—0
Industrial—0
Common— 12
Total Number of Units-
Single-family— 120
Duplex—0
Multi-family—0
Total Acreage of Any Out-Parcels—0
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Additional Site Data Proposed Required
Dwelling Units Per Gross 1.88-dwelling Up to two(2)units per acre maximum
Acre units per acre
Minimum Lot Size 10,660-square 10,000-square feet
feet (Except that a decrease of minimum lot size in a subdivision
may be allowed if there is an offsetting increase of the same
square-footage in open space and a planned unit development is
applied for and approved-per ECC Section 8-6-5-5 [A]).
Minimum Lot Width 80-feet 75-feet
Minimum Street Frontage 35-feet 35-feet
Total Acreage of Common 13-acres 12.80-acres (minimum)
Area Open Space
Percent of Site as 22.9% 20%
Common Area Open Except that,according to ECC Section 9-3-8(C)the City may
Space require additional public and/or private park or open space
facilities in PUDs or in subdivisions with 50 or more lots.
J. GENERAL SITE DESIGN FEATURES:
Buildings:
Number and Uses of Proposed Buildings: One building to be used as a pool house.
Height and Number of Stories of Proposed Buildings: 18' 2" in height; one story.
Gross Floor Area of Proposed Buildings: 1,953-square feet.
Greenbelt Areas and Landscape Screening:
The preliminary plat date stamped by the City on October 6, 2014, shows a 50-foot wide landscape
buffer located adjacent to W. Floating Feather Road. Floating Feather Road is designated as a
minor arterial roadway. The preliminary plat shows a 35-foot wide landscape buffer located
adjacent to N. Lanewood Road. Lanewood Road is designated as a collector roadway. Pursuant to
Eagle City Code Section 8-2A-7 (J) (4) (b) a 50-foot wide landscape strip is required adjacent to
minor arterials and a 35-foot wide landscape strip is required adjacent to collectors to screen
adjacent incompatible features such as highways, railroads, commercial or industrial uses from
proposed residential properties.
Open Space:
A total of 13-acres (22.9%) of common area is proposed within the planned unit development. The
common area is a combination of pathways, road buffer areas, ponds, community pool and street
landscape islands. A minimum of 20% open space is required within a planned unit development.
Storm Drainage and Flood Control:
Specific drainage system plans are to be submitted to the City Engineer for review and approval
prior to the City Engineer signing the final plat. The plans are to show how swales, or drain
piping, will be developed in the drainage easements. Also, the CC&R's are to contain clauses to
be reviewed and approved by the City Engineer and City Attorney, requiring that lots be so graded
that all runoff runs either over the curb, or to the drainage easement, and that no runoff shall cross
any lot line onto another lot except within a drainage easement.
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Utility and Drainage Easements, and Underground Utilities:
Eagle City Code section 9-3-6 requires utility easements to be not less than 12 feet wide, except
that lesser easement widths, to coincide with respective setbacks, may be considered as part of the
planned unit development. Eagle City Code section 9-3-6 requires utility and drainage easements
to be not less than 12 feet in width.
Fire Hydrants and Water Mains:
Hydrants are to be located and installed as required by the Eagle Fire District.
On-site Septic System(yes or no)—Yes. There is an onsite septic with the original homestead that will
be removed during construction. Additionally, there is a well and septic located on the out parcel
at 2225 N. Lanewood Road
Preservation of Existing Natural Features:
Staff is not aware of any existing historical assets on the site. If any historical artifacts are
discovered during excavation or development of the site, state law requires immediate notification
to the state.
Preservation of Existing Historical Assets:
Staff is not aware of any existing historical assets on the site. If any historical artifacts are
discovered during excavation or development of the site, state law requires immediate notification
to the state.
K. BUILDING DESIGN FEATURES:
Roof: Asphalt Shingles(Oakwood)
Walls: Stucco(KM 4646), Cultured stone(French Harristone-Cobble), Shake siding(KM 4581)
Windows/Doors: Vinyl(Almond), Fiberglass(KM 4646)
Fascia/Trim: Real trim plus(KM 5800)
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are existing trees located around the
existing house and are not to be retained. The trees that are to be removed are silver maple, locust,
juniper and spruce trees.
Tree Replacement Calculations: Pursuant to the preliminary plat approval of Lilac Springs
Subdivision, the applicant is required to replace on-site 32-caliper inches of tree in addition to
what is required for the removal of the 18-inch spruce and 14-inch juniper trees.
Proposed Tree Mix(Species &Number): To be reviewed by the Design Review Board
Street Trees: Street trees are proposed throughout the development.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones:N/A
Parking Lot Landscaping: Perimeter landscaping is proposed on the north and east sides of the
parking lot associated with the pool house.
M. TRASH ENCLOSURES:N/A
N. MECHANICAL UNITS: The mechanical units proposed with the pool house will be located within
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the structure.
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:
A preliminary approval letter from Eagle Fire Department has been received by the City. A water
service approval has not been received to date. Approval of the water company having jurisdiction
will be required prior to issuance of a building permit.
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-no
Mature Trees-yes
Riparian Vegetation-no
Steep Slopes -no
Stream/Creek-no
Unique Animal Life-no
Unique Plant Life-no
Unstable Soils-unknown
Wildlife Habitat-no
U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED):Not
required
V. AGENCY RESPONSES:
The following agencies have responded and their correspondence is incorporated herein by
reference. Comments,which appear to be of special concern, are noted below:
Ada County Highway District
Eagle Fire Department
Settlers Irrigation District
Tesoro Logistics NW Pipeline
W. LETTERS FROM THE PUBLIC:None received to date.
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STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
Chapter 6—Land Use
6.3 Land Use Designations
The Comprehensive Plan Land Use Map (adopted August 25, 2009), designates this site as the
following:
Residential Two
Suitable primarily for single family residential development within areas that are rural in character.
An allowable density of up to 2 units per 1 acre.
6.4 Land Use Goals
A. Preserve the rural transitional identity of the City of Eagle.
6.5 Land Use Objectives
A. To encourage the conservation and preservation of open spaces, sensitive habitat for plant and
wildlife species, and unique areas based on diverse values within the City of Eagle
E. To encourage the conservation and preservation of open spaces, sensitive habitat for plant and
wildlife species, and unique areas based on diverse values within the City of Eagle
6.6 Land Use Implementation Strategies
S. Encourage a variety of housing through such mechanisms as PUD's in subdivisions including
large lot subdivisions.
W. Use smaller planning areas to help guide development in the western planning area.
6.8.2 Village Planning Area
The Village Planning Area is designed to provide flexibility of design while also ensuring
compatibility to existing large lot residential uses and transitional density as development
approaches Homer Road and the Foothills. This area is not intended to be master planned but does
require great care in planning to ensure that uses are compatible and that the Village Center serves
as an anchor of the area and is not taken over by residential uses.
A. Uses/Design
The land use and development policies specific to the Village Planning Area include
residential, commercial, retail, civic, research and development park, corporate and/or
educational campus, hospitality and office uses. Non-residential uses will be focused in the
Village Center.
2. Residential Areas:
b. Decreasing densities should be allowed as the area radiates out of the village center.
The overall densities in the Village Planning Area outside of the village center shall
average 1-2 units per acre to the south of Beacon Light Road. Residential densities
north of Beacon Light should be 1-2 units per acre transitioning (feathering and
clustering) to the north and east ensuring compatibility with existing residential and
foothills development.
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B. PRELIMINARY PLAT PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
• Provide a revised preliminary plat showing the pedestrian pathways located on the common lots
internal to the site and adjacent to N. Lanewood Road to be a minimum of six-feet (6') in width
located within a sixteen foot (16') wide pedestrian access easement and the pathways adjacent to
W. Floating Feather Road to be a minimum of ten-feet(10') in width located within a twenty foot
(20') wide pedestrian access easement. Root barrier shall be placed on both sides of the pathways.
A revised preliminary plat shall be provided prior to the submittal of a design review application.
• Provide a revised preliminary plat showing the realignment of N. Lanewood Road for the first 810-
feet (at the intersection of N. Lanewood Road and W. Floating Feather Road) with revised open
space calculations verifying a minimum of 20% open space will be provided after the realignment.
The revised preliminary plat and open space calculations shall be provided prior to the submittal of
a final plat application.
• Provide a revised landscape plan showing all fencing located adjacent to common areas and on the
street side of all corner lots to be open style fencing such as wrought iron or other similar
decorative style,prior to the submittal of a design review application.
• The applicant should be required to provide a revised landscape plan that identifies the
replacement of the 18" caliper spruce and 14" caliper juniper trees with a caliper equal to what is
being removed, a total of 32". The replacement trees shall be in addition to those required as part
of 8-2A-7. A revised landscape plan shall be provided prior to the submittal of a design review
application.
• The applicant shall submit a design review application showing: 1) proposed subdivision signage,
2) planting details within the proposed and required landscape islands and knuckles and all
common areas throughout the subdivision 3) building elevations for all proposed common area
structures and irrigation pump house 4) landscape screening details of the irrigation pump house,
5) useable amenities such as picnic tables, covered shelters, benches, playground equipment,
gazebos, and/or similar amenities, 6) proposed style of fencing. The design review application
shall be reviewed and approved by the Design Review Board prior to the submittal of a final plat
application.
• The developer shall provide shade-class trees (landscape plan to be reviewed and approved by the
Design Review Board) along both sides of all streets within this development. Trees shall be
placed at the front of each lot generally at each side property line, or as approved by the Design
Review Board. Prior to the City Clerk signing the final plat, the applicant shall either install the
required trees, sod, and irrigation or provide the City with a letter of credit for 150% of the cost of
the installation of all landscape and irrigation improvements within landscape strips. Trees shall
be installed prior to obtaining any occupancy permits for the homes. A temporary occupancy may
be issued if weather does not permit landscaping.
• The applicant shall provide a license agreement from ACHD approving the landscaping located
within the public rights-of-way abutting and within this site prior to approval of a final plat.
• The applicant shall provide an additional active amenity not currently identified on the conceptual
plan tailored towards kids, seniors, or whomever will be using the product. This additional active
amenity shall be identified on the landscape plans provided with the design review application.
The design review application shall be reviewed and approved by the Design Review Board prior
to the submittal of a final plat application.
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C. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-7(C)Existing Vegetation:
1. Retention Of Existing Trees: Existing trees shall be retained unless removal is approved in
writing by the city. Where trees are approved by the city to be removed from the project site(or
from abutting right of way)replacement with an acceptable species is required as follows:
Existing Tree Replacement
1 inch to 6 inches caliper 2x caliper of tree removed
61/4 inches to 12 inches 11.5x caliper of tree removed
121/4 inches or more lx caliper of tree removed
4
Removal of the following trees shall not 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.
In all cases, planting within public rights of way shall be with approval from the public and/or
private entities owning the property.
Example: An eight inch (8") caliper tree is removed, an acceptable replacement would be three
(3)4-inch caliper trees or four(4)3-inch caliper trees.
2. Damage During Construction: Existing trees or shrubs that are retained shall be protected from
damage to bark, branches, or roots during construction. Construction or excavation occurring
within the drip line of any public or private retained tree or shrub may severely damage the tree
or shrub. Any severely damaged tree or shrub shall be replaced in accordance with subsection
C 1 of this section.
3. Grade Changes And Impervious Surfaces: Grade changes and impervious surfaces shall be
allowed at a distance from the trunk of a retained tree equal to the diameter of the tree trunk
plus six feet(6'), or to the drip line,whichever is furthest from the trunk.
4. Minimum Landscaping: Existing vegetation which is to be retained may be used to satisfy the
minimum required landscaping.
• Eagle City Code Section 8-2A-7(J)(4)(a)
Any road designated as an urban or rural collector on the transportation and pathway network plan
in the Eagle comprehensive plan:
A minimum of thirty five feet(35')wide buffer area(not including right of way) shall be provided
with the following plants per one hundred(100)linear feet of right of way: four(4)shade trees,
five(5)evergreen trees, and twenty four(24)shrubs. Each required shade tree may be substituted
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with two(2)flowering/ornamental trees,provided that not more than fifty percent(50%)of the
shade trees are substituted.
A minimum five foot(5')high, maximum eight foot(8')high, berm, decorative block wall,
cultured stone, decorative rock, or similarly designed concrete wall, or combination thereof shall
be provided within the buffer area. The maximum slope for any berm shall be three feet(3')
horizontal distance to one foot(1')vertical distance. If a decorative block wall, cultured stone,
decorative rock, or similarly designed concrete wall is to be provided in combination with the
berm, a four foot(4')wide flat area shall be provided for the placement of the decorative wall.
Chainlink, cedar, and similar high maintenance and/or unsightly fencing shall not be permitted.
• Eagle City Code Section 8-2A-7(J)(4)(b)
Any road designated as a minor arterial on the transportation and pathway network plan in the
Eagle comprehensive plan:
A minimum of fifty feet(50')wide buffer area(not including right of way) shall be provided with
the following plants per one hundred(100) linear feet of right of way: five(5) shade trees, eight
(8)evergreen trees,three(3)flowering/ornamental trees, and twenty four(24) shrubs. Each
required shade tree may be substituted with two(2)flowering/ornamental trees,provided that not
more than fifty percent(50%)of the shade trees are substituted.
A minimum five foot(5')high, maximum eight foot(8')high,berm, decorative block wall,
cultured stone, decorative rock, or similarly designed concrete wall, or combination thereof shall
be provided within the buffer area. The maximum slope for any berm shall be three feet(3')
horizontal distance to one foot(1')vertical distance. If a decorative block wall, cultured stone,
decorative rock, or similarly designed concrete wall is to be provided, in combination with the
berm, a four foot(4')wide flat area shall be provided for the placement of the decorative wall.
Chainlink, cedar, and similar high maintenance and/or unsightly fencing shall not be permitted.
D. DISCUSSION:
• The applicant is requesting design review approval of the common area landscaping and pool
house within Lilac Springs Subdivision, a 64-acre development with 132-lot (120-buildable and
12-common) residential planned unit development. A pool, pool house, gazebo, and sports court
are proposed within the common area located near the main entrance to the subdivision off of
Lanewood Road. There are numerous common areas proposed throughout the development.
Some of these common areas will have ponds located within them. The landscape plans, date
stamped by the City on November 24, 2014, show the internal pathways to be a 5-foot wide.
Pursuant to the approval of the preliminary plat, the internal pathways are required to be a
minimum of 6-feet in width. The applicant should be required to provide revised plans showing
the internal pathways to be a minimum of 6-feet in width. The revised landscape plans should be
reviewed and approved by staff prior to the City Clerk signing the final plat.
• The landscape plans, date stamped by the City on November 14, 2014, show the required
landscape buffer along both Lanewood Road and Floating Feather Road with regard to width,
required plantings, and berming. However, the applicant is proposing to install a 6-foot wood
fence between the residential lots and the common area buffer adjacent to Lanewood Road and
Floating Feather Road. Pursuant to Eagle City Code, a decorative block wall, cultured stone,
decorative rock, or similarly designed concrete wall are permitted styles of fence within the
required buffer. Chainlink, cedar, and similar high maintenance and/or unsightly fencing is not
permitted. The applicant should be required to provide revised landscape plans showing a style of
fence adjacent to the landscape buffers along both Lanewood Road and Floating Feather Road that
is permitted within Eagle City Code. The revised fence style should be reviewed and approved by
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staff and one member of the Design Review Board prior to the City Clerk signing the final plat.
• There are a few locations within the development where the landscape plans show the solid 6-foot
high wood fence to be constructed between the residential lot and common area. Pursuant to
Eagle City Code, any fencing located adjacent to common area open spaces and on the street side
of all corner lots is required to be an open fencing style such as wrought iron and other similar
decorative style, durable fencing material. The applicant should be required to provide a revised
landscape plan showing the style of fence located adjacent to common areas and on the street side
of all corner lots to be open style fencing such as wrought iron or other similar decorative style.
Provide detailed cut sheets showing the style, height, material, color, etc. of the proposed fence.
The revised landscape plan and detailed cut sheets should be reviewed and approved by staff and
one member of the Design Review Board prior to the City Clerk signing the final plat.
• There are numerous mature trees located around the existing residential dwelling. The residential
dwelling is to be removed. The applicant is not proposing to retain any of the existing trees.
Pursuant to the approval of the preliminary plat, the applicant is required to provide a total of 32-
caliper inches of tree within this development in addition to that which is required within this
development. Staff will provide additional information with regard to the required caliper inches
required to be replaced on site during the Design Review Board meeting.
• 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 March 12, 2015, 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 7 to 0 to approve DR-68-14 for a design review application to construct the
common area landscaping and pool house within Lilac Springs Subdivision for Coleman Homes,
LLC,with the following staff recommended site specific conditions of approval and standard
conditions of approval with text shown with underline to be added by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
I. Comply with any applicable conditions of Lilac Springs Subdivision(A-05-14/RZ-05-14/CU-05-
14/PPUD-02-14/PP-07-14).
2. Provide revised plans showing the internal pathways to be a minimum of 6-feet in width. The revised
landscape plans shall be reviewed and approved by staff prior to the City Clerk signing the final plat.
3. Provide revised landscape plans showing a style of fence adjacent to the landscape buffers along both
Lanewood Road and Floating Feather Road that is permitted within Eagle City Code. The revised
fence style should be reviewed and approved by staff and one member of the Design Review Board
prior to the City Clerk signing the final plat.
4. Provide a revised landscape plan showing the style of fence located adjacent to common areas and on
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the street side of all corner lots to be open style fencing such as wrought iron or other similar
decorative style. Provide detailed cut sheets showing the style, height, material, color, etc. of the
proposed fence. The revised landscape plan and detailed cut sheets shall be reviewed and approved by
staff and one member of the Design Review Board prior to the City Clerk signing the final plat.
5. Provide a revised landscape plan showing landscaping to extend to within 9-feet of the edge of
pavement along Floating Feather Road. Provide a 9-foot wide compacted gravel area between the
edge of pavement and the landscaping. The revised landscape plan shall be reviewed and approved by
staff prior to the City Clerk signing the final plat.
6. Provide a revised landscape plan showing cross section of the buffer along both Lanewood Road and
Floating Feather Road showing the height of the berm in relation to the centerline of the adjacent road.
The revised landscape plan shall be reviewed and approved by staff prior to the City Clerk signing the
final plat.
7. Provide revised landscape plans and detailed cut sheets showing the location and style of fence to be
used around the pool. The revised landscape plans and detailed cut sheets shall be reviewed and
approved by staff prior to the City Clerk signing the final plat.
8. Provide detailed cut sheets showing the style, wattage, luminaire, etc. of the proposed light fixtures on
the pool house. The detailed cut sheets shall be reviewed and approved by staff prior to the City Clerk
signing the final plat.
9. Provide a revised landscape plan showing a pedestrian connection, at the northern most point of the
development(230-feet south of the north property line),between the sidewalk and the edge of
Lanewood Road. The revised landscape plan shall be reviewed and approved by staff prior to the City
Clerk signing the final plat.
10. Provide a revised landscape plan showing a pedestrian connection, at the western most point of the
development,between the sidewalk and the edge of Floating Feather Road. The revised landscape
plan shall be reviewed and approved by staff prior to the City Clerk signing the final plat.
11. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
12. Submit payment to the City, at the time of building permit submittal, for all Engineering fees incurred
for reviewing this project.
13. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
14. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
15. No ground mounted mechanical units are proposed with this application and none are approved.
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 to be
revised and approved prior to the installation of any signage on this site.
18. Provide detailed cut sheets showing the style, luminaries,wattage, etc.to be used for the street lights.
The detailed cut sheets shall be reviewed and approved by staff prior to the City Clerk signing the final
plat.
19. The landscape plan, date stamped by the City on November 24, 2014,meets the requirement of the
required tree replacement caliper as required within A-05-14/RZ-05-14/CU-05-14/PPUD-02-14/PP-
07-14.
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NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department, including but not limited to approval of the drainage system, curbs,
gutters, streets and sidewalks. A letter of approval from the highway district having jurisdiction shall
be submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health&Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy,whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District&Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources shall be submitted to the City prior to issuance of any building permits
or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project
for service,prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s)shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans
shall be submitted to the City Engineer for review and approval prior to issuance of any building
permits or Certificate of Occupancy,whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
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.
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9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch,pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district, canal company, ditch association, or other irrigation entity associated with such
ditch, pipe or other structure, or canal. The applicant shall submit a copy of the written approval from
the irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer(if applicable)prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way,prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to Certificate of Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location,height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of all
dust,trash, weeds and other debris.
13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted
to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first. The letter shall include the following comments and minimum requirements, and any other items
of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
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
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river protection regulations(if applicable)prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise
River Flood Plain(if applicable)from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways(if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act,Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City
Council.
21. New plans,which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those
required by the above conditions,will require submittal of an application for modification and
approval of that application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Any change by the applicant in the planned use of the property which is the subject of this application,
shall require the applicant to comply with all rules,regulations, ordinances,plans, or other regulatory
and legal restrictions in force at the time the applicant or its successors in interest advises the City of
Eagle of its intent to change the planned use of the subject property unless a waiver/variance of said
requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is
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 November 20, 2014.
2. Requests for agencies' reviews were transmitted on November 25, 2014, in accordance with the
requirements of the Eagle City Code.
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3. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-68-14) 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 R-3-DA-P (residential with a development agreement and PUD)zoning district.
DATED this 261h day of March 2015.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
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Robert Grubb, Chairman �••`�pF EAG4 ,,•,
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Sharon K. Bergmann, Eagle City Clark ••••,,, OF .o'��
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Regulatory Taking Notice: Applicant has the right, pursuant to section 67-8003, Idaho Code, to request a
regulatory taking analysis
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