Findings - DR - 2015 - DR-62-14 - Common Area Landscaping/7 Apartment Buildings/Caretakers Unit/Clubhouse In PredicoBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW FOR THE COMMON AREA )
LANDSCAPING, 7 APARTMENT BUILDINGS, )
CARETAKERS UNIT, AND A CLUBHOUSE )
WITHIN PREDICO EAGLE POINTE )
SUBDIVISION FOR EAGLE M.F. PARTNERS LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -62 -14
The above - entitled design review application came before the Eagle Design Review Board for their action
on August 27, 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:
Eagle M.F. Partners LLC, represented by Doug Russell with The Land Group Inc., is requesting
design review approval to construct the common area landscaping, seven (7) apartment buildings,
a caretakers unit, and a clubhouse within Predico Eagle Pointe Subdivision (three — 12,712 -SF, one
— 16,738 -SF, two — 9,640 -SF, one — 11,112 -SF, caretaker unit — 951 -SF, and clubhouse — 3,122 -
SF). The 10.7 -acre site is located on the northeast corner of State Highway 44 and West State
Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on October 30, 2014. Pursuant to the
outcome of the RZ -06 -14 and PP- 08 -14, a revised application was submitted on July 16, 2015.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on November 3, 2014 and again on July 21, 2015,
in accordance with the requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On June 8, 2015, the Eagle City Council approved a rezone application and preliminary plat for
Predico Eagle Pointe Subdivision (RZ -06 -14 and PP- 08 -14).
E. COMPANION APPLICATIONS: N/A
Page 1 of 16
KAPlanning DeptkFagle ApplicationaMr\2014\DR -62 -14 Predico Eagle Painte Rldgs drf.docx
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS: The site is undeveloped.
Page 2 of 16
KAPlanning Dept\Eagle ApplicaHanaMr\2014\13R -62 -14 Predico Eagle Pointe 61dgs drf.docx
COMP PLAN
ZONING
LAND USE
DESIGNATION
DESIGNATION
Eidsting
Mixed Use
A (Agricultural), A -R
Vacant parcels
(Agricultural- Residential) and R -2-
DA-P (Residential with a
development agreement — PUD)
Proposed
Mixed Use
MU -DA (Mixed Use with a
Commercial (retail) and
development agreement)
multi - family residential
subdivision
North of site
Residential Two and
R- 2 -DA -P (Residential with a
Countryside Estates
Residential Four
development agreement — PUD)
Subdivision and agriculture
and A (Agricultural)
South of site
Business Park
PS -DA (Public /Semipublic with a
Eagle Sewer District
development agreement)
headworks, ACHD Park
and Ride, and SH-44
East of site
Residential Two
A (Agricultural)
Agriculture
West of site
Residential Two
R- 2 -DA -P (Residential with a
Countryside Estates
development agreement — PUD)
Subdivision
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS: The site is undeveloped.
Page 2 of 16
KAPlanning Dept\Eagle ApplicaHanaMr\2014\13R -62 -14 Predico Eagle Pointe 61dgs drf.docx
I. SITE DESIGN INFORMATION:
Site Data
Proposed
Required
Total Acreage of Site
10.68 -acres (465,221 -SF)
0.11 -acres (5,000 -SF)
Percentage of Site Devoted to
10% (approximately -7 apartment
50% (maximum)
Building Coverage
bldgs., caretaker bldg., clubhouse)
Percentage of Site Devoted to
60% (approximately)
18% (minimum in MU with
Landscaping
residential uses)
Number of Parking Spaces
176 -total parking spaces
163 -total parking spaces
36- garage spaces
77- covered parking spaces
42- covered spaces
98- parking spaces
Front Setback
50 -feet* (north)
50 -feet (minimum) **
Rear Setback
28 -feet* (south)
75 -feet (minimum) **
20 -feet (minimum — MU setback)
Side Setback
10 -feet* (west)
7.5 -feet (minimum — MU setback)
Side Setback
50 -feet* (east)
50 -feet (minimum) **
*Note: Setbacks measured from the perimeter of the site to the closest building.
* *Note: Setbacks based on the required landscape buffer adjacent to West State Street and SH44.
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: Nine (9) buildings; residential apartments, caretaker unit, and
clubhouse.
Height and Number of Stories of Proposed Buildings:
Buildings A, B, C, D, E, F, and G = 28' 5' /z"
Caretaker = 25' 61 /z"
Clubhouse = 30' 9"
Gross Floor Area of Proposed Buildings:
Buildings A, B, and F = First Floor - 6,356 -SF
Second Floor - 6,356 -SF
Total - 12,712 -SF /ea x 3 = 38,136 -SF
Building C = First Floor - 8,369 -SF
Second Floor - 8,369 -SF
Total - 16,738 -SF
Page 3 of 16
KAPlanning DepttEagle Applications\DA2014\13A -62 -14 Predtco Eagle Pointe B1dgs drfdoca
Buildings D and G =
First -
4,820 -SF
Second-
4,820 -SF
Total -
9,640 -SF /ea x 2 = 19,280 -SF
Building E =
First -
5,556 -SF
Second-
5,556 -SF
Total -
11,112 -SF
Caretaker Unit =
Frist -
951 -SF
Second-
951 -SF
Total -
1,902 -SF
Clubhouse =
First -
3,122 -SF
12 Bay Garage (2) =
First -
2,684 -SF
6 Double Bay Garage = First - 2,562 -SF
On and Off -Site Circulation:
A 58,253- square foot (approximately) paved parking lot provides parking for vehicles using this
site. One 28 -foot wide driveway is proposed to be located on the north side of this site
approximately 340 -feet northwest of the south property line providing access to West State Street.
Two 28 -foot wide driveways are proposed to be located on the northwest and north sides of this
site approximately 330 -feet and 700 -feet north of State Highway 44 providing access to West State
Street.
K. BUILDING DESIGN FEATURES:
Roof: Asphalt Composition Shingle (weathered wood), Metal (Charcoal)
Walls: Hardie siding (Benjamin Moore — Galveston Gray, Acorn, Olive Branch, Otter Brown),
stone veneer (rustic ledge cascade),
Windows/Doors: Vinyl windows, metal doors
Fascia/Trim: Rough sawn timber columns, beams trusses (semi -solid dark mahogany)
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are seven (7) existing black locust
trees located along the southern portion of the site that are to be removed.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board
Street Trees: The landscape plans date stamped July 16, 2015, do not show street trees to be
installed adjacent to West State Street.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Page 4 of 16
KAPlanning Dept\.Eagle Applications\Dd2OMDR -62 -14 Predict, Eagle Pointe Bldgs drf.doca
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping around the parking is proposed.
b. Interior Landscaping: 10% interior landscaping is required, 10% is proposed.
M. TRASH ENCLOSURES:
Three (3) 216- square foot trash enclosures are proposed to be located throughout the
development. The enclosures are proposed to be constructed of CMU walls with stone veneer
finish. The gates are proposed to be metal and painted to complement the colors used on the
buildings.
N. MECHANICAL UNITS:
The applicant is proposing to use roof top mechanical units on the apartment buildings that are to
be located within a mechanical well and completely screened from view by the roof structure.
Ground mounted mechanical units are proposed for the clubhouse and screened from view by a
screen wall.
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
the approval of any signs.
A separate design review application is required for
Q. PUBLIC SERVICES AVAILABLE:
Preliminary approval letters from Central District Health Department and Eagle Fire Department
have 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 — Locust trees to be removed
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - unknown
Wildlife Habitat - no
Page 5 of 16
KAPlanning Dept\Eagle Applications\13c12014\13R -62 -14 Predico Eagle Pointe Bldgs drf.docz
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:
Ballentyne Ditch
Central District Health
Eagle Fire Department
Idaho Transportation Department
Republic Services
Tesoro Logistics NW Pipeline
W. LETTERS FROM THE PUBLIC: None received to date.
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
• 6.3 Land Use Designations
The Comprehensive Plan Land Use Map (adopted February 7, 2011), designates this site as the
following:
Mixed Use
Suitable primarily for a variety of uses such as limited office, limited commercial, and residential
developments. Uses should complement uses within Downtown Eagle. Development within this
land use designation should be required to proceed through the PUD and/or Development
Agreement process, see specific planning area text for a complete description. An allowable density
of up to 10 units per 1 acre.
Scenic Corridor
An Overlay designation that is intended to provide significant setbacks from major corridors and
natural features through the city. These areas may require berming, enhanced landscaping, detached
meandering pathways and appropriate signage controls.
6.6 Land Use Implementation Strategies
T. Encourage development of high density residential units of up to 10 dwelling units per acre
in the vicinity of the existing intersections of State Highway 44 and Ballantyne Lane and
State Highway 44 and State Street if the intersections are eliminated and a new intersection
is constructed approximately 800 —feet west of the existing State Highway 44/Ballantyne
Lane intersection. If the relocation of the intersections occurs, then the mixed use area
shown along the north side of State Highway 44 from Van Engelen Estates to the Mixed
Use area's west boundary may be developed with uses which the City will rezone and
control through the use of Development Agreements. High density residential units of up
to 10 dwelling units per acre will be encouraged in this area. However, if the existing
intersection modifications outlined above are not completed, the Mixed Use area
referenced above shall be developed as residential with densities of up to a maximum of
two dwelling units per acre.
Page 6 of 16
K:\Planning Dept\Eagle Applications\Dr\2014\DR -62 -14 Predico Eagle Pointe Bldgs drtdocx
B. DEVELOPMENT AGREEMENT PROVISIONS, WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
3.4 The proposed building height of the multi - family structures (as identified on the building
elevations submitted on May 29, 2015, Exhibit E) shall not exceed 29 -feet in height with a
minimum roof pitch of 5:12 and shall be no more than two - stories.
3.5 As provided by the applicant, "Craftsman" shall be the required architecture standard for the
residential buildings (Exhibit D). Design Review Board approval of the detailed architectural
plans of the structures, landscaping, and any proposed signage for the development is required
prior to submittal of a building permit application.
3.6 The commercial area of the Property as depicted on the Concept Plan is to be developed with a
combination of any office and commercial uses allowed within Eagle City Code Section 8 -2 -3
"Official Schedule of District Regulations" under the MU zoning designation (except as limited
in Section 3.8, below).
3.8 The conditions, covenants, and restrictions for the Property shall contain at least the following:
(a) Provide that the association(s) shall have the duty to maintain and operate all of the common
landscape areas in the subdivision in a competent and attractive manner, including the
watering, mowing, fertilizing and caring for shrubs and trees, in accordance with Eagle
City Code, in perpetuity.
(b) A maintenance manual for the drive aisles and parking areas requiring the association(s)
shall have the duty to maintain and operate all of the drive aisles and parking areas
including the repair and replacement of asphalt and sidewalks.
(c) The owners or their representatives of this development shall maintain any landscaping
within the right -of -way abutting this site including the street trees and landscape strips
between the sidewalk and curb and/or the edge of pavement.
3.11 Owner shall provide a club house and pool as generally shown on Exhibit E. The intent of the
club house is to provide a venue for meetings and activities for the residents of the development.
The building architecture and associated landscaping shall be reviewed and approved by the
Eagle Design Review Board. Owner shall either construct or provide a surety for completion of
the clubhouse prior to the City Clerk signing the final plat.
3.12 The applicant shall provide documentation from Republic Services approving the locations and
sizing of the trash enclosures prior to the issuance of a Zoning Certificate.
C. PRELIMINARY PLAT PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
4. The applicant shall submit a Design Review application with a landscape plan showing the required
improvements (berming, landscaping, and sidewalk) for review and approval by the Design Review
Board prior to the submittal of a final plat application.
5. The applicant shall submit a Design Review application showing a tot lot with safety fencing
surrounding the tot lot. The Design Review application shall be reviewed and approved by the
Design Review Board prior to the submittal of a final plat application.
14. The applicant shall provide a license agreement from ACHD and/or I TD approving the landscaping
located within the public rights -of -way abutting and within this site, prior to the City Clerk signing
the final plat.
16. The applicant shall be required to landscape to within nine feet (9') of the edge of SH -44.
Page 7 of 16
KAPlanning Dept\Eagle ApplicatiomWA2014\1DR -62 -14 Predico Eagle Pointe Bldgs drEdocx
D. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8- 2A- 6(A)(5)
Utilities: Utility service systems shall not detract from building or site design. Cable,
electrical, and telephone service systems shall be installed underground.
• Eagle City Code Section 8- 2A- 6(G)(1)
Street trees shall comply with the requirements contained in section 8 -2A -7 of this article.
Any tree located within a concrete area shall include tree grates and tree wells as depicted on
the tree well and tree grate exhibit within the EASD book. Root barriers shall be required to
limit future sidewalk damage from tree roots.
6. Except as noted in subsections G4 and G5 of this section, streetlights shall be spaced
generally as depicted on the streetlight spacing map included within the EASD book
(exhibit A -2). The specific spacing requirements are listed below and apply to each side
of the street. Streetlights are to be located in alignment across the street from each other
except where noted as "staggered ". When the streetlights are to be "staggered" a
streetlight on one side of the street is to be located generally midway between two (2)
streetlights on the other side of the street. Spacing shall still apply to each side of the
street.
Street Boundaries Spacing (Each Side Of
Street)
State Street Highway 44 (new connection west of 300 feet
Ballantyne Lane) to Dry Creek
• Eagle City Code Section 8- 2A- 7(J)(2)(c)
To conceal outdoor storage areas, trash receptacles, exposed equipment associated with any
commercial or industrial activity, and off street loading when adjacent to or in view from a
residential activity or public street right of way, a five foot (5') wide by six foot (6) high
landscaped buffer is required.
• Eagle City Code Section 8- 2A -7(M) Parkway Strips, Separated Sidewalks, And Street Trees:
Except as may otherwise be required within the DDA, TDA, CEDA, and DSDA sidewalks
shall be separated from the curb along all streets. Sidewalks shall be required when space
permits. 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.
2. In all required applications, excluding residential developments, one street tree, selected
from the approved tree list in subsection Q of this section, shall be planted per thirty five
(35) linear feet 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 -4 -4 -6 Bicycle Parking:
One bicycle parking space within an approved rack shall be required for each thirty (30)
required automobile parking spaces or fraction thereof for office and commercial
Page 8 of 16
KAPlanning Dept\Eagle Applicatiom\Dr\2014\DR -62 -14 Predico Eagle Pointe Bldgs drf.do-
developments. Multi - family residential developments shall provide one bicycle rack space
per each ten (10) units. Bicycle parking racks shall be in a well lit area, and shall be designed
in accordance with the parking facility criteria of the 'Bicycle- Pedestrian Design Manual For
Ada County" as prepared for the Ada County highway district with the exception that bicycle
racks do not have to be covered unless required by the design review board, or planning and
zoning commission or city council.
• Eagle City Code Section 8-4 -5 Schedule of Parking Requirements:
_ -
Tyne Of Use Off Street Parking Spaces Reauired
RESIDENTIAL
rr- r - - -- - - __ - --_. f
Apartments or multi - family For each unit with 2 or more bedrooms - 2 including 1
dwellings covered; for each 1 bedroom or studio unit - 1.5 including
1 covered. 0.25 spaces per unit shall be provided for guest
parking. Adjacent on street parking spaces on a local street
may be credited toward the guest parking requirement
E. DISCUSSION:
The applicant is requesting design review approval to construct nine (9) buildings; seven (7)
residential apartment buildings (85,266 -SF), a caretakers unit (951 -SF), and a clubhouse (3,122 -
SF). The architectural style of all nine (9) buildings is Craftsman Style as indicated within the
EASD book. A variety of materials are proposed on the exterior of the buildings: hardie -board
siding, board and batt, shingle, stone veneer, and rough sawn timbers. The materials and colors
proposed to be used in the construction of all the buildings blend very well and provide a unified
look throughout the development and provide character to each of the buildings. Low pitched
gable roofs have been utilized throughout the project. Tapered columns and rough sawn timbers
create covered porches by either the patio above or the main roof. The applicant is proposing a
combination of covered parking and garage parking for the residence. The parking for the
residential units is located internal to the development and completely screened by the proposed
buildings and/or landscape berms.
• Prior to Ballantyne Lane and West State Street being reconfigured in this area, Ballantyne Lane
use to run through these parcels. There are overhead power lines on this site in the general
location of the previous road location. Pursuant to Eagle City Code, overhead utilities shall be
installed underground. The applicant should be required to provide revised site plans indicated
the overhead utilities running through this property are to be located underground. The revised
site plans should be reviewed and approved by staff prior to the issuance of a zoning certificate.
• The landscape plans, date stamped by the City on July 16, 2015, do not show street trees to be
installed between the back of curb and the separated sidewalk along West State Street. Pursuant
to Eagle City Code, street trees are required to be installed every 35- linear feet of street frontage.
The applicant should be required to provide a revised landscape plan showing street trees to be
located between the back of curb and separate sidewalk adjacent to West State Street installed
every 35- linear feet of street frontage. The revised landscape plan should be reviewed and
approved by staff and one member of the Design Review Board prior to the issuance of a zoning
certificate.
• Pursuant to Eagle City Code, historic streetlights are to be spaced at 300 -feet in this area of town.
The applicant should be required to provide a revised site and landscape plan showing historic
streetlights to be spaced 300 -feet apart located adjacent to West State Street. The revised site and
Page 9 of 16
KAPlanning Dept\Eagle Applications\DrX2014tDR -62 -14 Pmdico Eagle Pointe Bldgs drf.doex
landscape plan should be reviewed and approved by staff prior to the issuance of a zoning
certificate.
Sheet L1.02, date stamped by the City of Eagle on July 16, 2015, shows three (3) trash enclosures
to be constructed within this development. The eastern most trash enclosure does not show
landscaping to be located around the base of the enclosure. Pursuant to Eagle City Code, a five
foot (5') wide by six foot (6') high landscape buffer is required to conceal outdoor trash
receptacles. The applicant should be required to provide a revised landscape plan showing a five
foot (5') wide by six foot (6') high landscape buffer around the base of the eastern most trash
enclosure. The revised landscape plan should be reviewed and approved by staff prior to the
issuance of a zoning certificate.
The site and landscape plans indicate covered parking areas; however, none of the architectural
plans show the elevations of these covered parking structures. The applicant should be required
to provide detailed elevations showing the materials and colors to be used in the construction of
the covered parking structures. The detailed elevation plans should be reviewed and approved by
staff and two (2) members of the Design Review Board prior to the issuance of a zoning
certificate.
The landscape plans, date stamped by the City on July 16, 2015, show a 6 -foot vinyl fence to be
installed along the west property line between the residential area and the commercial lots. The
color of the vinyl fence has not been specified. It is staff's opinion that an almond or white vinyl
fence would not blend with the materials and colors proposed on the exterior of the residential
apartment buildings. The applicant should be required to provide detailed elevations of the fence
proposed to be installed between the apartment buildings and the commercial area. The color and
material should complement the materials and colors proposed in the construction of the
residential apartment buildings. The detailed elevations should be reviewed and approved by
staff and one member of the Design Review Board prior to the issuance of a zoning certificate.
The landscape plans, date stamped by the City on July 16, 2015, show a fence to be located
around the perimeter of the pool area. Again, only a 6 -foot vinyl fence has been specified on the
landscape plans and staff recommends a fence constructed of materials and colors that
complement the materials and colors proposed on the apartment buildings be utilized around the
pool area. The applicant should be required to provide detailed elevations of the fence proposed
to be installed around the pool area. The color and material should complement the materials and
colors proposed in the construction of the residential apartment buildings. The detailed elevations
should be reviewed and approved by staff and one member of the Design Review Board prior to
the issuance of a zoning certificate.
The site and landscape plans, date stamped by the City of Eagle on July 16, 2015, do not show the
location of any bike racks. Pursuant to Eagle City Code, a minimum of one bicycle parking space
is required to be provided for each thirty (30) required automobile parking spaces. The applicant
should be required to provide revised site and landscape plans showing the location of bicycle
parking areas and provide detailed cut sheets showing the style, color, etc. of the proposed bike
racks. The revised site and landscape plans and the detailed cut sheets of the bike rack should be
reviewed and approved by staff prior to the issuance of a zoning certificate.
• Staff defers comment regarding building design and colors to the Design Review Board.
Page 10 of 16
KAPlanning Dept\Eagle Applications\DA2O14\1311-62 -14 Predico Eagle Pointe Bldgs drf-docx
STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date, staff recommends approval with the site
specific conditions of approval and the standard conditions of approval provided within the staff
report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on August 27, 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 3 to 0 (Schafer abstained; Brasher, Martin, and Hash absent) to approve DR -62-
14 for a design review application for the common area landscaping, 7 apartment buildings,
caretaker unit, and clubhouse within Predico Eagle Pointe Subdivision for Eagle M.F. Partners
LLC, with the following staff recommended site specific conditions of approval and standard
conditions of approval with text shown with strike thru to be deleted by the Board and text shown
with underline to be added by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with any applicable conditions of RZ -06 -14 and PP- 08 -14.
2. Provide revised site plans indicated the overhead utilities running through this property are to be
located underground. The revised site plans shall be reviewed and approved by staff prior to the
issuance of a zoning certificate.
3. Pfevide a revised landseape plwi showing street tfees te be leeated between the baek ef eur-b a
separ-me sidewalk adjaeent to West State,&Feet installed evei-f 35 lineaf- feet ef stfeet fientage. The
revised landseape plan shall be mviewed and appr-e-,;ed by staff and ene member- ef the Desig*
Review Eemd ie to the issuance e f , zoning eet4ifieate.
4. Provide a revised site and landscape plan showing historic streetlights to be spaced 300 -feet apart
located adjacent to West State Street. The revised site and landscape plan shall be reviewed and
approved by staff prior to the issuance of a zoning certificate.
5. Provide a revised landscape plan showing a five foot (5') wide by six foot (6') high landscape buffer
around the base of the eastern most trash enclosure. The revised landscape plan shall be reviewed
and approved by staff prior to the issuance of a zoning certificate.
6. Provide detailed elevations showing the materials and colors to be used in the construction of the
covered parking structures. The detailed elevation plans shall be reviewed and approved by staff and
two (2) members of the Design Review Board prior to the issuance of a zoning certificate.
7. Provide detailed elevations of the fence proposed to be installed between the apartment buildings and
the commercial area. The color and material shall complement the materials and colors proposed in
the construction of the residential apartment buildings. The Board recommends a dark brown vinyl
fence. The detailed elevations shall be reviewed and approved by staff and one member of the
Design Review Board prior to the issuance of a zoning certificate.
8. Provide detailed elevations of the fence proposed to be installed around the pool area. The color and
material shall complement the materials and colors proposed in the construction of the residential
apartment buildings. The detailed elevations shall be reviewed and approved by staff and one
member of the Design Review Board prior to the issuance of a zoning certificate.
Page 11 of 16
KAPlanning DepttEagle ApplicationsWr\201ADR -62 -14 Predico Eagle Pointe Bldgs drf.docx
9. Provide revised site and landscape plans showing the location of bicycle parking areas and provide
detailed cut sheets showing the style, color, etc. of the proposed bike racks. The revised site and
landscape plans and the detailed cut sheets of the bike rack shall be reviewed and approved by staff
prior to the issuance of a zoning certificate.
10. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
11. Submit payment to the City, at the time of building permit submittal, for all Engineering fees incurred
for reviewing this project.
12. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
13. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
14. No ground mounted mechanical units are proposed with the residential apartment buildings and none
are approved.
15. Roof top mechanical units, hoods, vents, access ladders shall not be permitted to extend above the
parapet walls or mansard roofs.
16. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
17. No signs are proposed with this application. A separate design review application is required prior to
the construction of any signs on this site.
18. Provide a color board showing the colors and materials to be used in the construction of the building
Provide detailed cut sheets of the tot lot equipment to be installed within this development Provide
details showing height, material, color, etc. of the retaining wall to be installed around the tot lot
within this development. The color board tot lot equipment and retaining wall details shall be
reviewed and approved by staff and one member of the Design Review Board prior to the issuance a
zoning certificate.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the
Idaho Transportation Department, including but not limited to approval of the drainage system, curbs,
gutters, streets and sidewalks. A letter of approval from the highway district having jurisdiction shall
be submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources 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.
Page 12 of 16
KAPlanning DcpttEagle Applicati— \Dr\2014\DR -62 -14 Predico Eagle Pei— Bldgs drf.d-
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 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
Page 13 of 16
KAPlanning DepttEagle ApplicationsXDA2014\13R -62 -14 Predict, Eagle Pointe Bldgs drf.doez
adjoining property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of
all dust, trash, weeds and other debris.
13. One set of building plans, for any non single - family residential use, shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted
to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first. The letter shall include the following comments and minimum requirements, and any other
items of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600 square feet, and 1,500
gallons per minute for non - residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall inspected in accordance with all agencies having jurisdiction, and shall be verified in writing
by the Eagle Fire Department prior to issuance of any building permits or certificate of Occupancy,
whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other
area designated by the City Council or Eagle City Park and Pathway Development Committee for a
path or walkway shall be approved in writing by the Eagle City Park and Pathway Development
Committee prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
15. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle
City Park and Pathway Development Committee and shall be shown on the final plat prior to issuance
of a building permit or Certificate of Occupancy, whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise
River Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit
or Certificate of Occupancy, whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
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.
Page 14 of 16
KAPlanning Dept\Eagle ApplicationsWr\2014MR -62 -14 Predico Eagle Pointe Bldgs drfdocx
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 October 30, 2014, and July 16, 2015.
2. Requests for agencies' reviews were transmitted on November 3, 2014, and July 21, 2015, in
accordance with the requirements of the Eagle City Code.
3. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR- 62 -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 MU -DA (mixed use with development agreement) zoning district.
DATED this 10' day of September 2015.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
Robert
/E?11�
Page 15 of 16
K:lPlanntng Dept\Eagle Appltcattons\Drt20l41DR-62- l4 Predtco Cagle Poatte Bldgs drf docx
�
SEAL
Sharon . Bergmann, Eagle ty Jerk ��'�., O P�•.•••
loss
l0 .
Regulatory Taking Notice: Applicant has the right, pursuant to section 67 -8003, Idaho Code, to request a
regulatory taking analysis
Page 16 of 16
KAPlanning DepAEagle Applicati,m\D A2O14\DR -62 -14 Pmdtco Eagle Pomic Bldgs drf.doca