Findings - CC - 2021 - DR- 64-20 - Snoqualmie Falls Sub #15 LsBEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW FOR THE COMMON AREA )
LANDSCAPING WITHIN SNOQUALMIE FALLS )
SUBDIVISION NO. 15 FOR RED BUTTE, LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-64-20
The above -entitled design review application came before the Eagle City Council for their action on January
12, 2021. The Eagle City Council having heard and taken oral and written testimony, and having duly
considered the matter, makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Red Butte, LLC, represented by Jaime Snyder with T-O Engineers, is requesting design review
approval of the common area landscaping within Snoqualmie Falls Subdivision No. 15. A portion of
the site (approximately 33-acres) is located at the southeast corner of North Palmer Lane and West
Floating Feather Road. The remaining portion of the site (approximately 9.85-acres) is located on the
north side of West Floating Feather Road approximately 790-feet west of the intersection of North
Arena Avenue and West Floating Feather Road.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on October 9, 2020.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on October 20, 2020, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On August 8, 2006, the City Council approved an annexation, rezone with development agreement,
conditional use permit, preliminary development plan, and preliminary plat for the Legacy Planned
Community(A-09-05/RZ-13-05/CU-12-05/PPUD-13-05/PP-01-06).
On September 24, 2019, the City Council approved a preliminary development plan and preliminary
plat for Snoqualmie River Subdivision No. 4 (CU-02-19/PPUD-02-19/PP-02-19).
On August 25, 2020, the City Council approved a conditional use permit, preliminary development
plan, and preliminary plat for Snoqualmie Falls Subdivision No. 15 (CU-09-19/PPUD-06-19/PP-09-
19).
For additional property history see: RZ-13-05 MOD /RZ-13-05 MOD2 /RZ-13-05 MOD3 /DR-64-06
/ DR-64-06 MOD2 / FPUD-01-07/FP-01-07 / FP-02-07 / FPUD-01-12/FP-01-12 / FPUD-02-12/FP-
04-12 / FPUD-02-13/FP-06-13 / CU-08-13/PPUD-07-13/PP-12-13 / DR-07-14 / FPUD-05-13/FP-
14-13 / CU-06-14/PPUD-03-14/PP-09-14 / FPUD-04-15/FP-05-15 / FPUD-05-15/FP-06-15 /
FPUD-06-15/FP-09-15 / DR-68-13 / DR-68-13 MOD / DR-68-13 MOD2 / DR-06-15 / DR-06-15
MOD / DR-06-15 MOD3 / DR-06-15 MOD4 / F,XT-12-09 / EXT 07-10 / EXT-06-11 / CU-06-
17/PPUD-03-17/PP-03-17 / DR-44-17 / DR-45-17 / RZ-13-05 MOD4 / FPUD-04-17/FP-18-17 / CU-
08-17/PPUD-04-17/PP-04-17 / DR-54-17 / FPUD-05-17/FP-02-17 / FPUD-01-18/FP-01-18 / CU-
01-18/PPUD-01-18/PPUD-02-18 /DR-31-18 /FPUD-11-18/FP-13-18 /FPUD-13-18/FP-15-18 /
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FPUD-15-18/FP19-18 /FPUD-16-18/FP-20-18 / RZ-13-05 MODS / FPUD-17-18/FP-21-18 / CU-
05-18/PPUD-03-18/PP-09-18 / FPUD-06-19/FP-08-19 / FPUD-07-19/FP-09-19/ FPUD-08-19/FP-
12-19.
E. COMPANION APPLICATIONS: DR-65-20 (monument signs).
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
DESIGNATION
ZONING
DESIGNATION
LAND USE
Existing
Neighborhood
Residential
R-2-DA-P (Residential with a
development agreement —
PUD)
Agricultural
Proposed
No Change
No Change
Single -Family, Residential
Planned Unit Development
North of site
Neighborhood
Residential
R-2-DA (Residential with a
development agreement)
Agricultural
South of site
Neighborhood
Residential
R-2-DA-P (Residential with a
development agreement —
PUD)
Single -Family Residential
Subdivisions (Snoqualmie
Falls Subdivisions No. 5,
No.8, No. 9, Snoqualmie
Village No. 1, and the
proposed Snoqualmie
Village No. 2)
East of site
Neighborhood
Residential
R-2-DA-P (Residential with a
development agreement —
PUD) and R-3-DA-P
(Residential with a
development agreement —
PUD)
Single -Family Residential
Subdivisions (Snoqualmie
Falls Subdivision No. 3
and Tannebaum
Subdivision No. 1)
West of site
Neighborhood
Residential
A-R (Agricultural-
Residential) and R-2-DA-P
(Residential with a
development agreement —
PUD)
Single -Family Residence
and Proposed Snoqualmie
River Subdivision No. 4
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. URBAN RENEWAL DISTRICT: No.
I. EXISTING SITE CHARACTERISTICS: There are four existing structures on the site that will be
removed. The Dry Creek Canal (located on the north side of Floating Feather Road) and McHenry
Lateral (located on the south side of Floating Feather Road) are located on the site.
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J. SITE DATA (overall site associated with the Legacy development shown in italics, platted or proposed
for platting):
Total Acreage of Site — 42.85-acres (612.53-acres)
Total Number of Lots — 94 (1,122 residential)
Residential — 77
Commercial — 0
Industrial — 0
Common — 17 (16-open space, 1-shared driveway)
Total Number of Units — 77
Single-family — 77
Duplex — 0
Multi -family — 0
Total Acreage of Any Out -Parcels — 0
K. GENERAL SITE DESIGN FEATURES:
Landscape Screening:
The preliminary plat and development plan, date stamped by the City on February 25, 2020, shows
the portion of the common lot located adjacent to North Palmer Lane to be a minimum of 60-feet in
width. The typical street section (half -section) for North Palmer Lane shows a maximum 8-foot high
berm located within the common lot. The preliminary plat and development plan show the common
lots located along both sides of West Floating Feather Road to be a minimum of 65-feet in width with
a 12-foot wide sidewalk easement located within the common lot. The typical street section (half -
section) for West Floating Feather Road shows a maximum 8-foot high berm located within the
common lot.
Open Space:
A total of 16.95-acres (39.5%) of common area open space (17-common lots) is proposed within the
planned unit development. The common lot located north of West Floating Feather Road along the
east property line of the development is proposed to contain a 10-foot wide public pathway. The
common areas contain four (4) storm drain ponds and landscaped buffer areas located adjacent to
North Palmer Lane and West Floating Feather Road. The site also contains common lots located
adjacent to the streets and corner lots. The residents of the development will also have access to the
golf course, tennis courts, soccer fields, swimming pools, tot lots, ponds, and other pathways located
within the Legacy development. Based on the prior approvals associated with the Legacy
development and the subject proposed subdivision, the overall development currently consists of
212.37-acres (34.67%) of common area open space, of which 60.62-acres (28.5%) is active open
space.
Storm Drainage and Flood Control:
Specific drainage system plans are to be submitted to the City Engineer for review and approval prior
to the City Engineer signing the final plat. The plans are to show how swales, or drain piping, will be
developed in the drainage easements. Also, the CC&Rs are to contain clauses to be reviewed and
approved by the City Engineer and City Attorney, requiring that lots be so graded that all runoff runs
either over the curb, or to the drainage easement, and that no runoff shall cross any lot line onto
another lot except within a drainage easement.
Utility and Drainage Easements, and Underground Utilities:
Eagle City Code section 9-3-6 requires utility easements to be not less than 12-feet wide, except that
lesser easement widths, to coincide with respective setbacks, may be considered as part of the planned
unit development. The applicant provided a preliminary plat and development plan, date stamped by
the City on February 25, 2020, which contains a plat note that reference the property lines located
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adjacent to the public streets have a 12-foot wide public utility, irrigation, sewer, and lot drainage
easements. The preliminary plat and development plan also contain separate plat notes referencing
that the interior side lot lines have a 5-foot wide public utility, irrigation and lot drainage easements,
and the rear lot lines have a 12-foot wide public utility, pressure irrigation, and lot drainage easements
respectively.
Fire Hydrants and Water Mains:
Hydrants are to be located and installed as required by the Eagle Fire District. The subdivision will be
served by the City of Eagle Municipal Water System.
On -site Septic System (yes or no) — No
Preservation of Existing Natural Features:
The site contains mature trees located along the irrigation canal which runs from north to south
through the property.
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.
L. BUILDING DESIGN FEATURES: N/A
M. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are 85 existing trees along the Dry Creek
Canal on the site. The applicant is proposing to retain 78 trees and remove 7 trees where a pathway is
to be constructed. There are 11 Ash trees along the McHenry Lateral that the applicant is proposing to
retain. Below is a list of all existing trees proposed to be retained or removed from the site as identified
on the tree inventory plan date stamped by the City on October 9, 2020.
Tree
#
Tree Specie
Caliper/Height
Condition
Remove/Retained
Replacement
Inches/Feet
per ECC
1
Willow
18"
Central leader,
good condition
Retain
N/A
2
Willow
24"
Near creek,
multi -stem
Retain
N/A
3
Willow
18"
Multi -stem,
edge of
property, near
creek
Retain
N/A
4
Willow
18"
Multi -stem,
needs pruned
Retain
N/A
5
Silver Maple
24"
Multi -stem,
good condition
Retain
N/A
6
Willow
42"
Very large
trunks, leaning,
weak trunk
Retain
N/A
7
Willow
42"
Very large,
Tree #8 leaning
on it
Retain
N/A
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8
Willow
42"
Leaning on
Tree #7
Retain
N/A
9
Willow
12"
Dead branches
in crown
Retain
N/A
10
Willow
18"
Multi -stem,
leaning
Retain
N/A
11
Willow
12"
Near creek,
leaning
Retain
N/A
12
Willow
18"
Leaning on
Tree #11, poor
condition
Retain
N/A
13
Cottonwood
42"
Multi -stem,
good condition
Retain
N/A
14
Willow
12"
Multi -stem 20+
stems, in creek
Retain
N/A
15
Cottonwood
6"
Small,
understory,
good condition
Retain
N/A
16
Willow
12"
On slope of
creek, some
dead hanging
branches
Retain
N/A
17
Willow
18"
Leaning on
ground, will
need pruned
Retain
N/A
18
Cottonwood
24"
Strong leader,
good condition
Retain
N/A
19
Cottonwood
18"
Strong leader,
good condition,
in creek
Retain
N/A
20
Willow
6"
Multi -stem,
good condition
Retain
N/A
21
Cottonwood
6"
Multi -stem,
good condition
Retain
N/A
22
Willow
36"
Multi -stem,
good condition,
in creek
Retain
N/A
23
Willow
24"
Leaning,
located on
slope
Retain
N/A
24-25
Willow
36"/each
Good condition
Retain
N/A
26
Willow
18"
Good condition
Retain
N/A
27
Silver Maple
18"
Near creek,
Retain
N/A
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good condition
28
Willow
42"
Multi -stem in
creek, large
trunks
Retain
N/A
29
Willow
8"
In good
condition,
understory
Retain
N/A
30
Willow
32"
Good condition
Retain
N/A
31
Willow
32"
In creek, good
condition
Retain
N/A
32
Willow
46
In creek bed,
good condition
Retain
N/A
33-73
Black Locust
8" — 12"
Located on
slope of creek,
suckering and
in good
condition
Retain
N/A
74
Willow
12"
Multi -stem,
lots of vines
growing on it
Retain
N/A
75
Willow
12"
Good condition
Retain
N/A
76-78
Willow
24"/each
Good condition
Retain
N/A
Willow
17"
Lower
branches are
dead
Remove
0"
Black Locust
(6 trees)
7"/each
Suckering,
unmaintained
Remove
0"
Ash (11 trees)
4" to 30"
Unknown
Retain
N/A
Total caliper inches/feet of trees required to be
replaced on site
TBD by the
Design Review
Board and
City Council
Total caliper inches proposed for mitigation
None
proposed.
Tree Replacement Calculations:
The applicant is proposing to remove seven trees from the site. The arborist report, date stamped by the
City on October 9, 2020, states the Black Locusts (proposed to be removed) located near the proposed
pathway crossing are suckering. The applicant is not proposing mitigation for the removal of the seven
trees.
The applicant also provided a Wetland and Biological Resources Memorandum that states that with
implementation of best management practices, retention of 0.75-acres of palustrine forested wetlands,
retention of .101-acres of non -wetland "waters," enhancement of understory habitat, and designation
of open space along the easter side of the Dry Creek Canal, the project is expected to result in no impact
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to migratory bird species.
See discussion on page 14 for more information.
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed throughout the development and along West Floating Feather
Road and North Palmer Lane.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping: N/A
N. TRASH ENCLOSURES: N/A
O. MECHANICAL UNITS: N/A
P. OUTDOOR LIGHTING:
A landscape plan was provided identifying the locations and style of streetlights throughout the
subdivision. A detailed cutsheet showing the wattage, and illumination type for the streetlights will be
required to comply with Eagle City Code Section 8-4-4-2.
Q. SIGNAGE:
No signs are proposed with this application. A separate design review application (DR-65-20) has
been submitted for the approval of subdivision monument signs at the entrance to this development.
R. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within the City of Eagle Water Service Area and within the boundaries of the Eagle Sewer
District.
S. PUBLIC USES PROPOSED: None.
T. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists.
U. SPECIAL ON -SITE FEATURES:
Areas of Critical Environmental Concern — none
Evidence of Erosion — no
Fish Habitat — no
Floodplain — no
Mature Trees — yes — located along the irrigation ditch
Riparian Vegetation — yes — located along the irrigation ditch
Steep Slopes — no
Stream/Creek — no
Unique Animal Life — no
Unique Plant Life — no
Unstable Soils — no
Wildlife Habitat — yes — within the trees along the irrigation ditch
V. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required.
W. AGENCY RESPONSES:
The following agencies have responded, and their correspondence is attached to the staff report.
Ada County Highway District
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Eagle Fire Department
Eagle Parks, Pathways, and Recreation
New Dry Creek Ditch Company
The Foothill Ditch Company
X. LETTERS FROM THE PUBLIC: None received to date.
Y. 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;
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 CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT:
g.
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Land Use Map (adopted November 15, 2017), designates this site as the
following:
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Neighborhood Residential
Suitable primarily for single family residential. Densities range from 2 units per acre to 4 units per
acre.
B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF
SPECIAL CONERN REGARDING THIS PROPOSAL:
3.11 Owner shall provide an on -site tree lines landscape strip along State Highway 16, Linder
Road, Floating Feather Road, and the east/west collector and Palmer Lane, which landscape
strip shall include a ten foot wide bicycle/pedestrian pathway, as generally depicted on
Exhibit E attached hereto and incorporated herein and in Eagle's Comprehensive Plan. The
landscaping, including street trees and pathways, shall be reviewed and approved as required
by the applicable provisions in the Eagle City Code and as set forth below:
3.11.2 A 50-feet wide landscape strip along Linder Road and Floating Feather Road shall
include a minimum eight -foot -high berm/wall combination with extensive
landscaping per ECC 8-2A-7 to provide a buffer.
3.11.3 A 35-foot wide landscape strip along all collector roads on the Owner's Remaining
Property, including Palmer Lane, shall include a minimum of five -foot -high
berm/wall combination with extensive landscaping per ECC 8-2A-7 to provide a
buffer.
C. PRELIMINARY PLAT CONDITIONS OF APPROVAL WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
4. Any fencing located adjacent to common area open spaces and on the street side of all corner lots
shall be an open fencing style such as wrought iron or other similar decorative style, durable
fencing material. Fences in front yard areas shall be open style and a maximum of four -feet (4')
in height. A fence permit is required prior to construction of a fence in any of these locations.
8. Provide a revised preliminary plat and development plan showing additional streetlights at the
following locations: 1) the south side of West Floating Feather Road at the intersection of North
Lake Placid Avenue, 2) the south side of West Floating Feather Road at the intersection of North
Moscow Avenue, 3) West Piaffe Street at the curve located between North Moscow Avenue and
North Alidade Avenue, 4) West Piaffe Court halfway between North Alidade Avenue and the
terminus of the West Piaffe Court cul-de-sac, and 5) three (3) additional streetlights located at
equal distance on West Piaffe Street between North Lake Placid Avenue and North Moscow
Avenue. The revised preliminary plat and development plan shall be provided prior to submittal
of a design review application.
10. Provide a narrative with an Existing Tree Inventory Map indicating which trees will be
incorporated into the design of the subdivision and which trees are proposed to be removed prior
to removal of any trees. No trees shall be removed from the site prior to City approval of a tree
removal plan. The narrative and Existing Tree Inventory Map shall be provided with the submittal
of a design review application.
11. Provide a detailed wildlife biologist (i.e. private contractor, Idaho Fish and Game, U.S. Fish and
Wildlife Service, or Bureau of Land Management) report addressing the impact to wildlife within
the immediate area. The wildlife biologist report shall be provided with the submittal of a design
review application.
14. The applicant shall submit a design review application showing at a minimum: 1) proposed
subdivision signage, 2) planting details within the proposed and required landscape berms,
landscaped islands, and all common areas throughout the subdivision, 3) building elevation plans
for all proposed common area structures and irrigation pump house (if proposed), 4) landscape
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screening details of the irrigation pump house (if proposed), 5) useable amenities such as picnic
tables, covered shelters, benches, gazebos, and/or similar amenities (if proposed), and 6) proposed
style of fencing. The design review application shall be reviewed and approved by the Eagle
Design Review Board and Eagle City Council prior to the submittal of final development plan and
final plat applications.
15. The developer shall provide shade -class trees (landscape plan to be reviewed and approved by the
Design Review Board) along both sides of all streets within this development. Trees shall be placed
at the front of each lot generally at each side property line, or as approved by the Design Review
Board. The trees shall be located within an 8-foot wide landscape strip between the 5-foot wide
concrete sidewalk and the curb. Prior to the City Clerk signing the final plat the applicant shall
either install the required trees, sod, and irrigation or comply with the Parkway Landscape
agreement for the Legacy development associated with Brahma, LLC. Trees shall be installed prior
to obtaining any occupancy permits for the homes. A temporary occupancy may be issued if
weather does not permit landscaping.
16. All living trees that do not encroach upon the buildable area on any lot shall be preserved, unless
otherwise determined by the Design Review Board. A detailed landscape plan showing how the
trees will be integrated into the open space areas or private lots (unless approved for removal by
the Design Review Board) shall be provided for Design Review Board approval prior to the
submittal of a final plat. Construction fencing shall be installed (pursuant to the Design Review
Board's direction) to protect all trees that are to be preserved, prior to the commencement of any
construction on the site.
17. The applicant shall provide a license agreement from ACHD approving the landscaping located
within the public rights -of -way abutting and within this site. The final plat shall contain a plat note
referencing the ACHD license agreement and associated Ada County instrument number.
18. All overhead utilities on the site should be removed and/or placed underground prior to the City
Clerk signing the final plat.
19. The applicant shall be required to comply with the Parks, Pathways, and Recreation Commission's
pathway recommendation, dated May 21, 2020.
D. 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.
• 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
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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.
3. 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 shall be replaced in accordance with
subsection C2 of this section.
4. 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.
5. 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):
Major Roadways: New residential developments, including, but not limited to, subdivisions and
multi -family developments, shall be buffered from streets classified as collectors, arterials,
freeways, or expressways, to protect residential communities from noisy, potentially dangerous,
high speed roads. The "buffer area" shall be defined as a common lot located between the
residential lots within the subdivision and the right of way line of the adjacent roadway. This
buffer is required as part of the common area open space owned and maintained by a
homeowners' association. Any landscaping proposed to be within the public right of way shall not
be included as a part of the buffer area required below. The height for berming/fencing, as noted
below, shall be measured from the elevation of the final grade of the adjacent roadway (measured
at the centerline) to the top of the proposed berming/fencing. The required buffer area width,
plantings, and fencing are as follows:
a. Any road designated as a collector on the master street typologies map in the Eagle
comprehensive plan:
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A minimum of thirty five feet (35') wide buffer area (not including right of way) shall be
provided with the following plants per one hundred (100) linear feet of right of way: four (4)
shade trees, five (5) evergreen trees, and twenty four (24) shrubs. Each required shade tree
may be substituted with two (2) flowering/ornamental trees, provided that not more than fifty
percent (50%) of the shade trees are substituted.
A minimum five foot (5') high, maximum eight foot (8') high, berm, decorative block wall,
cultured stone, decorative rock, or similarly designed concrete wall, or combination thereof
shall be provided within the buffer area. The maximum slope for any berm shall be three feet
(3') horizontal distance to one foot (1') vertical distance. If a decorative block wall, cultured
stone, decorative rock, or similarly designed concrete wall is to be provided in combination
with the berm, a four foot (4') wide flat area shall be provided for the placement of the
decorative wall. Chainlink, cedar, and similar high maintenance and/or unsightly fencing
shall not be permitted.
b. Any road designated as a minor arterial on the master street map typologies map in the Eagle
comprehensive plan:
A minimum of fifty feet (50') wide buffer area (not including right of way) shall be provided
with the following plants per one hundred (100) linear feet of right of way: five (5) shade
trees, eight (8) evergreen trees, three (3) flowering/ornamental trees, and twenty four (24)
shrubs. Each required shade tree may be substituted with two (2) flowering/ornamental trees,
provided that not more than fifty percent (50%) of the shade trees are substituted.
A minimum five foot (5') high, maximum eight foot (8') high, berm, decorative block wall,
cultured stone, decorative rock, or similarly designed concrete wall, or combination thereof
shall be provided within the buffer area. The maximum slope for any berm shall be three feet
(3') horizontal distance to one foot (1') vertical distance. If a decorative block wall, cultured
stone, decorative rock, or similarly designed concrete wall is to be provided, in combination
with the berm, a four foot (4') wide flat area shall be provided for the placement of the
decorative wall. Chainlink, cedar, and similar high maintenance and/or unsightly fencing
shall not be permitted.
• Eagle City Code Section 8-2A-7(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.
3. Within residential developments one shade class (class II) tree selected from the approved tree
list in subsection Q of this section shall be located on both sides of all streets within the eight
foot (8') wide landscape strip between the sidewalk and the curb. Trees shall be planted at the
front of each lot generally located on each side lot line corner with the distance between trees
to be a minimum of thirty five feet (35') and a maximum of eighty feet (80') of street frontage.
4. In all cases, any planting within public rights of way shall be with approval from the public
and/or private entities owning the property.
• Eagle City Code Section 8-2A-7(0): Alternate 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.
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Requests for use of alternative landscaping schemes are justified only when one or more of the
following conditions apply:
a. The sites involve space limitations or unusually shaped parcels;
b. Topography, soil, vegetation, or other site conditions are such that full compliance is
impossible or impractical;
c. Due to a change of use of an existing site, the required buffer yard is larger than can be
provided; and
d. Safety considerations are involved.
2. Request For Alternative Method Of Compliance: The applicant must provide the city with a
written request if an alternative method of compliance is proposed. The request shall state
which requirement as set forth within this section is to be modified, what project conditions
stated within subsection 01 of this section justify using the proposed alternative, and how the
proposed alternative equals or exceeds said requirement.
3. Tree Fund: Persons applying for an alternative method of compliance for relief from
regulations that require all existing trees to remain on site may elect to make a financial
contribution to the Eagle city tree fund in lieu of retaining all trees on site. The condition(s)
which warrants the need for the tree fund alternate method of compliance shall be specified in
the application submitted under subsection 02 of this section. If the application is approved,
the amount to be contributed by the applicant will be based upon the total caliper inches of
deciduous tree(s) removed from the site and the total vertical feet of coniferous trees removed
from the site. Cost per caliper inch for deciduous trees and cost per vertical foot for coniferous
trees shall be determined by resolution of the city council. The applicant shall have the right to
review and consider the value determination, and following said review, to reapply for other
alternative methods of compliance, without prejudice, in accordance with subsection 02 of
this section.
E. DISCUSSION:
• The applicant is requesting design review approval for the common area landscaping within
Snoqualmie River Subdivision No. 15, a 94-lot (77-buildable, 17-common) residential planned
unit development. The common area consists of street trees and buffers along North Palmer Lane
and West Floating Feather, and pathway east of Dry Creek Canal.
• Pursuant to past action by the Design Review Board (DR-64-06 — Snoqualmie Falls Subdivision
No. 3 located east of the site, and DR-06-15 — Snoqualmie Falls Subdivision No. 9 located south
of the site), the applicant was permitted to reduce the number of trees planted within the buffer
area along West Floating Feather Road, which is classified as a minor arterial and the buffer area
along North Palmer Lane, which is classified as a collector. This was based on the applicant
increasing the minimum width of the berms, increasing the minimum height of the berms, and
increasing the minimum size of the deciduous and conifer plant material.
With regard to this application, the applicant is requesting approval of an alternative method of
compliance to continue the reduced but taller/larger plant materials and taller/wider berms along
North Palmer Lane (residential collector) and West Floating Feather Road (minor arterial). The
majority of the deciduous trees are proposed to be 3-inch caliper at the time of planting and
majority of the evergreen trees, with exception of one Scotch Pine tree, are proposed to be 10-foot
to 12-foot in height at the time of planting.
North Palmer Lane is classified as a residential collector and pursuant to Eagle City Code
requires a 35-foot wide buffer and 5-foot high berm planted with 4 deciduous trees, 5 evergreen
trees, and 24 shrubs per 100 linear feet of frontage. Pursuant to Eagle City Code Section 8-2A-
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7(J)(4)(a), a 5-foot high berm planted with 10 deciduous trees, 13 evergreen trees, and 60 shrubs
are required to be planted within the 250-feet of frontage along North Palmer Lane. The
landscape plan shows a minimum 60-foot wide buffer and 8 to 10-feet tall berm planted with 8
deciduous trees, 9 evergreen trees, and 155 shrubs to be planted adjacent to North Palmer Lane.
West Floating Feather is classified as a minor arterial and pursuant to Eagle City Code requires a
50-foot wide buffer and 5-foot minimum to 8-foot maximum high berm planted with 5 deciduous
trees, 8 evergreen trees, 3 flowering trees, and 24 shrubs per 100 linear feet of frontage. Pursuant
to Eagle City Code Section 8-2A-7(J)(4)(b), a 5-foot minimum to 8-foot maximum berm to be
planted with 23 deciduous trees, 14 flowering trees, 37 evergreen trees, and 110 shrubs are
required to be planted within the 460-feet of frontage along West Floating Feather Road (north
side). Pursuant to Eagle City Code Section 8-2A-7(J)(4)(b), a 5-foot minimum to 8-foot
maximum berm to be planted with 128 deciduous trees, 77 flowering trees, 204 evergreen trees,
and 612 shrubs are required to be planted within the 2,550-feet of frontage along West Floating
Feather Road (south side). The landscape plan shows a 75-foot wide buffer and 8 to 10-feet tall
berm planted with 15 deciduous trees, 8 flowering trees, 17 evergreen trees, 160 shrubs to be
planted adjacent to West Floating Feather (north side). The landscape plan shows a minimum 60-
foot wide buffer with an 8 to 10-feet tall berm planted with 79 deciduous trees, 42 flowering
trees, 85 evergreen trees, and 1,004 shrubs adjacent to West Floating Feather Road (south side).
Staff defers comment regarding the alternate method of compliance for reduced but larger/taller
plant material and the wider and taller berms along North Palmer Lane and West Floating Feather
to the Design Review Board.
• The applicant is proposing to remove seven trees (one Willow and six Black Locust) from the site.
The arborist report, date stamped by the City on October 9, 2020, states that the lower branches of
the Willow tree are dead, and the Black Locust trees are suckering and have not been maintained.
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)(c), unless it is determined by the City that replacement is necessary to preserve and/or
restore riparian and wildlife habitat, removal of Willow and Black Locust trees do not require
replacement. Pursuant to Eagle City Code Section 8-2A-7(C)(2)(a), for each caliper inch of
deciduous tree removed, an equivalent amount of caliper inches is required to be replanted and for
each vertical foot of coniferous tree removed, an equivalent amount of vertical feet is required to
be replanted. The applicant provided correspondence from Tamsen Binggeli, Environmental
Project Manage with T-O Engineer, that states that with implementation of best management
practices, retention of 0.75-acres of palustrine forested wetlands, retention of .101-acres of non -
wetland "waters," enhancement of understory habitat, and designation of open space along the
easter side of the Dry Creek Canal, the project is expected to result in no impact to migratory bird
species.
Staff defers comment regarding the removal of the seven trees to the Design Review Board.
If the City approves the removal of the trees and determines mitigation is required for the removal
of the seven trees (59-caliper inches), the applicant should be required to:
A. Provide a revised landscape plan showing an additional 59-caliper inches of 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 submittal of a final plat application.
-OR-
B. Provide a contribution to the tree fund for compensation for the removal of the trees in the
amount of $10,325.00 (59 x $175.00/caliper inch = $10,325.00) pursuant to Resolution 18-34
prior to submittal of a final plat application.
-OR-
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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 submittal of a
final plat application or commencement of any construction/demolition on the site, whichever
occurs first.
STAFF RECOMMENDATION PROVIDED WITHIN THE 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 November 12,
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 1:23:20)
Upon completion of the applicant's and staff's presentations, the Board discussed during deliberation that:
• The Board determined the proposed landscape plan should be approved, including the request for the
alternative method of compliance for the landscape buffers adjacent to North Palmer Lane and West
Floating Feather.
• The Board determined the proposed tree removal of the seven trees adjacent to the Dry Creek Canal
where a pathway crossing is to be installed should be approved. The Board determined mitigation
should not be required for the seven trees due to the type of trees, condition of the trees, and retention
of 78 trees adjacent to the canal.
• The Board determined the removal of 11 trees adjacent to the McHenry Lateral should be approved and
mitigation not required due to the Foothills Ditch Company requiring the removal of the 11 trees within
their easement.
BOARD DECISION:
The Board voted 6 to 0 to recommend approval of DR-64-20 for a design review application for the
common area landscaping within Snoqualmie Falls Subdivision No. 15 for Red Butte, LLC, with the
following site specific conditions of approval and standard conditions of approval provided within their
findings of fact and conclusions of law document, dated December 10, 2020.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on January 12, 2021, at which
time the Council made their decision.
B. Oral testimony in opposition to the application was presented to the City Council by no one.
C. Oral testimony in favor of the application was presented to the City Council by no one (not including
the applicant/representative).
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-64-20 for a design review application for the common area
landscaping within Snoqualmie Falls Subdivision No. 15 for Red Butte, LLC, with the following Design
Review Board recommended site specific conditions of approval and standard conditions of approval.
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SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of CU-09-19/PPUD-06-19/PP-09-19.
2. Provide a revised landscape plan showing landscaping to extend to within 9-feet of the edge of
pavement along North 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 submittal of a final plat application.
3. Comply with the Eagle Parks, Pathways, and Recreation transmittal response, date stamped by the
City on November 5, 2020, prior to submittal of a final plat application.
4. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
5. 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.
6. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
7. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
8. No ground mounted mechanical units are proposed with this application and none are approved.
9. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
10. No signs are proposed with this application and none are approved.
11. The Alternative Method of Compliance request, for the wider buffers, taller berms, and larger but
fewer plantings adjacent to North Palmer Lane and West Floating Feather Road, is approved.
12. The applicant shall not be required to mitigate for the 11 trees adjacent to the McHenry Lateral due to
the Foothills Ditch Company requiring the removal of the trees within their easement.
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.
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6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying
that all drainage shall be retained on -site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans
shall be submitted to the City Engineer for review and approval prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District.
Construction of the storm drain disposal system shall be complete before an occupancy permit is
issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that
any ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1)
has been made in such a manner that the flow of water will not be impeded or increased beyond
carrying capacity of the downstream ditch; (2) will not otherwise injure any person or persons using
or interested in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works
Construction. A copy of such written approval and certification shall be filed with the construction
drawing and submitted to the City prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch, pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district, canal company, ditch association, or other irrigation entity associated with such
ditch, pipe or other structure, or canal. The applicant shall submit a copy of the written approval from
the irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
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
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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 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
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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 approval date).
26. All ground -mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Council reviewed the particular facts and circumstances of this proposed design review application
(DR-64-20) 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 Council reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and subdivision landscaping is permitted with the approval of a design review
application within the R-2-DA-P (Residential with a development agreement - PUD) zoning
district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed common area landscaping is designed to
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 — Not applicable for a landscape plan;
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;
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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 — Not applicable for
a landscape plan;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development — Not applicable for a
landscape plan;
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; and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the subdivision, and will not cover nor detract from
desirable architectural features.
3. The Council reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code Section 8-2A-7(0), "Alternative Methods of Compliance" and has concluded that the
proposed design review:
A. Is designed with larger buffer widths, taller berms, and larger but fewer plantings on North Palmer
Lane and West Floating Feather Road directly around the existing house.
DATED this 12th day of January 2021.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Jaso Pierce, Mayor
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K.\Planning Dept\Eagle Applications\Dr\2020\DR-64-20 Snoqualmie Falls Sub No 15 LS ccf docx