Findings - DR - 2021 - DR-28-21 - Eastfield Sub Townhomes BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW FOR TWELVE TOWNHOME )
BUILDINGS(26-UNITS)WITHIN EASTFIELD )
SUBDIVISION FOR DYLAN SCHNEIDER )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-28-21
The above-entitled design review application came before the Eagle Design Review Board for their action
on May 27, 2021. The Board continued this item to June 10, 2021, and made their decision at that time.
The Eagle Design Review Board having heard and taken oral and written testimony, and having duly
considered the matter,makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Dylan Schneider, represented by Craig Brasher with Ally Structural Consulting, LLC, is requesting
design review approval for twelve townhome buildings (26-units)within Eastfield Subdivision(three
—4,205-SF, three—4,231-SF, one—3,958-SF, one—3,971-SF, one—6,210-SF, two—3,665-SF, and
one — 5,308-SF). The 4.58-acre site is located on the northwest corner of East Hill Road and North
Edgewood Lane at 200 North Edgewood Lane.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on April 22,2021.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies'reviews were transmitted on April 27,2021,in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On January 6,2017,the City approved a lot line adjustment for Patrick&Karen Towne(LLA-04-16).
On April 27,2021,the City Council approved a rezone from A-R(Agricultural-Residential)to R-7-DA
(Residential with a development agreement [in lieu of a PUD]) and preliminary plat approvals for
Eastfield Subdivision, a 32-lot (26-buildable, 1-existing, 5-common) residential subdivision (RZ-11-
20&PP-06-20).
E. COMPANION APPLICATIONS: DR-27-21 (common area landscaping),DR-29-21 (sign).
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Compact Residential and A-R(Agricultural Single-family residence
Scenic Corridor Overlay Residential) and agriculture
Proposed No Change R-6-DA(Residential with Residential(attached
Development Agreement[in townhomes)
lieu of a PUD])
North of site Compact Residential R-1 (Residential Single-family residences
South of site Compact Residential and R-4 (Residential) Single-family residences
Scenic Corridor Overlay
East of site Compact Residential and A-R(Agricultural Single-family residences
Scenic Corridor Overlay Residential)and R-3
(Residential)
West of site Compact Residential and A-R(Agricultural Agriculture
Scenic Corridor Overlay Residential)
G. DESIGN REVIEW OVERLAY DISTRICT:Not in the DDA, TDA, CEDA,or DSDA.
H. URBAN RENEWAL DISTRICT:No.
I. EXISTING SITE CHARACTERISTICS: The site has been developed with curb, gutter, and sidewalk
adjacent to East Hill Road as part of Hill Road extension project. There is an existing single-family
dwelling and shop on the site that will remain.
J. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 4.58-acres(199,504-square feet) 1,600-square feet(minimum)
Percentage of Site Devoted 58%to 66%(approximately) No maximum*
to Building Coverage
Percentage of Site Devoted 25%(approximately) 15%(minimum)
to Landscaping
Number of Parking Spaces 65-parking spaces 59-parking spaces(minimum—
(26-two car garages [52-parking 26-parking spaces are required to
spaces], 8-onstreet parking spaces, be covered)
5-guest parking spaces)
*Note:Building coverage per the development agreement associated with RZ-11-20.
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Building 1 [Lots 2 and 3]
SITE DATA PROPOSED** REQUIRED*
Front Setback(South) 12-feet 10-feet(minimum)
Rear(North) 5-feet 5-feet(minimum)
Exterior Side(West/East) 5-feet,2-inches 5-feet(minimum)
Interior Side 0-feet 0-feet
*Note: Setbacks and lot coverage per the development agreement associated with RZ-1 1-20.
**Setbacks measured from exterior of building.
Building 2 [Lots 4 and 5]
SITE DATA PROPOSED** REQUIRED*
Front Setback(South) 12-feet 10-feet(minimum)
Rear(North) 5-feet 5-feet(minimum)
Exterior Side(West/East) 5-feet, 2-inches 5-feet(minimum)
Interior Side 0-feet 0-feet
*Note: Setbacks and lot coverage per the development agreement associated with RZ-11-20.
**Setbacks measured from exterior of building.
Building 3 [Lots 6 and 7]
SITE DATA PROPOSED** REQUIRED*
Front Setback(South) 12-feet 10-feet(minimum)
Rear(North) 5-feet 5-feet(minimum)
Exterior Side(West/East) 5-feet,2-inches 5-feet(minimum)
Interior Side 0-feet 0-feet
*Note: Setbacks and lot coverage per the development agreement associated with RZ-11-20.
**Setbacks measured from exterior of building.
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Building 4 [Lots 8 and 9]
SITE DATA PROPOSED** REQUIRED*
Front Setback(South) 12-feet 10-feet(minimum)
Rear(North) 5-feet 5-feet(minimum)
Exterior Side(West/East) 5-feet,2-inches 5-feet(minimum)
Interior Side 0-feet 0-feet
*Note:Setbacks and lot coverage per the development agreement associated with RZ-11-20.
**Setbacks measured from exterior of building.
Building 5 [Lots 10 and 11]
SITE DATA PROPOSED** REQUIRED*
Front Setback(South) 18-feet 10-feet(minimum)
Rear(North) 5-feet 5-feet(minimum)
Exterior Side(West/East) 5-feet,2-inches 5-feet(minimum)
Interior Side 0-feet 0-feet
*Note: Setbacks and lot coverage per the development agreement associated with RZ-11-20.
**Setbacks measured from exterior of building.
Building 6 [Lots 12 and 13]
SITE DATA PROPOSED** REQUIRED*
Front Setback(South) 11-feet 10-feet(minimum)
Rear(North) 5-feet 5-feet(minimum)
Exterior Side(West/East) 5-feet,2-inches 5-feet(minimum)
Interior Side 0-feet 0-feet
*Note:Setbacks and lot coverage per the development agreement associated with RZ-11-20.
**Setbacks measured from exterior of building.
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Building 7 [Lots 14 and 15]
SITE DATA PROPOSED** REQUIRED*
Front Setback(South) 11-feet 10-feet(minimum)
Rear(North) 5-feet 5-feet(minimum)
Exterior Side(West/East) 5-feet,2-inches 5-feet(minimum)
Interior Side 0-feet 0-feet
*Note:Setbacks and lot coverage per the development agreement associated with RZ-11-20.
**Setbacks measured from exterior of building.
Building 8 [Lots 19 and 20]
SITE DATA PROPOSED** REQUIRED*
Front Setback(West) 13-feet 10-feet(minimum)
Rear(East) 5-feet 5-feet(minimum)
Exterior Side(North/South) 5-feet,2-inches 5-feet(minimum)
Interior Side 0-feet 0-feet
*Note: Setbacks and lot coverage per the development agreement associated with RZ-11-20.
**Setbacks measured from exterior of building.
Building 9 [Lots 21,22,and 23]
SITE DATA PROPOSED** REQUIRED*
Front Setback(West) 11-feet 10-feet(minimum)
Rear(East) 5-feet 5-feet(minimum)
Exterior Side(North/South) 5-feet 5-feet(minimum)
Interior Side 0-feet 0-feet
*Note: Setbacks and lot coverage per the development agreement associated with RZ-11-20.
**Setbacks measured from exterior of building.
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Building 10 [Lots 24 and 25]
SITE DATA PROPOSED** REQUIRED*
Front Setback(East) 10-feet,4-inches 10-feet(minimum)
Rear(West) 5-feet 5-feet(minimum)
Exterior Side(North/South) 5-feet,2-inches 5-feet(minimum)
Interior Side 0-feet 0-feet
*Note: Setbacks and lot coverage per the development agreement associated with RZ-11-20.
**Setbacks measured from exterior of building.
Building 11 [Lots 26 and 27]
SITE DATA PROPOSED** REQUIRED*
Front Setback(East) 10-feet,4-inches 10-feet(minimum)
Rear(West) 5-feet 5-feet(minimum)
Exterior Side(North/South) 5-feet,2-inches 5-feet(minimum)
Interior Side 0-feet 0-feet
*Note: Setbacks and lot coverage per the development agreement associated with RZ-11-20.
**Setbacks measured from exterior of building.
Building 12 [Lots 29,20,and 31]
SITE DATA PROPOSED** REQUIRED*
Front Setback(West) 10-feet,4-inches 10-feet(minimum)
Rear(East) 5-feet 5-feet(minimum)
Exterior Side(North/South) 5-feet,4-inches 5-feet(minimum)
Interior Side 0-feet 0-feet
*Note:Setbacks and lot coverage per the development agreement associated with RZ-11-20.
**Setbacks measured from exterior of building.
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Multi-Family Residential Units: 52,085-square feet
• Eagle City Code Section 8-4-5 requires the following parking for apartments or multi-family
dwellings:For each unit with 2 or more bedrooms-2 including 1 covered;0.25 spaces per unit shall
be provided for guest parking.
Number of Units: 26 units(all 3-bedroom units)
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Apartments or multi-family dwellings:
Three Bedroom: 2/unit 26x2= 52-parking spaces
Guest Parking: .25/unit 26x.25 = 6.5-parking Spaces
Proposed On-site Parking Spaces: 65 (26-two car garages [52-parking spaces], 5-guest parking
spaces, 8-on-street parking spaces)
Required Parking Spaces: 59 (26-parking spaces are required to be covered parking) (calculated
based upon the above use identified in Eagle City Code Section 8-4-5: "Apartments or multi-family
dwellings")
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: Twelve(12)townhome buildings totaling 26-units.
Height and Number of Stories of Proposed Buildings:
Building 1 (Lots 2/3)=29' 7"(2-story)
Buildings 2 (Lots 4/5)=29' 9"(2-story)
Buildings 3 (Lots 6/7)=29' 7"(2-story)
Buildings 4(Lots 8/9)=29' 9"(2-story)
Buildings 5 (Lots 10/11)=29' 7"(2-story)
Buildings 6(Lots 12/13)=29' 9"(2-story)
Buildings 7 (Lots 14/15)=28' 7"(2-story)
Buildings 8 (Lots 19/20)=28' 7"(2-story)
Buildings 9(Lots 21/22/23)=28' 5"(2-story)
Buildings 10(Lots 24/25)=27' 8"(2-story)
Buildings 11 (Lots 26/27)=27' 8"(2-story)
Buildings 12 (Lots 29/30/31)=29' 3"(2-story)
Gross Floor Area of Proposed Buildings:
Building 1 (Lot 2/3)= First Floor- 2,219-square feet
Second Floor- 1,986-square feet
Total- 4,205-square feet
Building 2 (Lot 4/5)= First Floor- 2,493-square feet
Second Floor- 1,738-square feet
Total- 4,231-square feet
Building 3 (Lot 6/7)= First Floor- 2,219-square feet
Second Floor- 1,986-square feet
Total- 4,205-square feet
Building 4(Lot 8/9)= First Floor- 2,493-square feet
Second Floor- 1,738-square feet
Total- 4,231-square feet
Building 5 (Lot 10/11)= First Floor- 2,219-square feet
Second Floor- 1,986-square feet
Total- 4,138-square feet
Building 6(Lot 12/13)= First Floor- 2,493-square feet
Second Floor- 1,738-square feet
Total- 4,231-square feet
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Building 7(Lot 14/15)= First Floor- 1,840-square feet
Second Floor- 2,118-square feet
Total- 3,958-square feet
Building 8(Lot 19/20)= First Floor- 1,853-square feet
Second Floor- 2,118-square feet
Total- 3,971-square feet
Building 9(Lot 21/22/23)= First Floor- 3,181-square feet
Second Floor- 3,029-square feet
Total- 6,210-square feet
Building 10(Lot 24/25)= First Floor- 1,645-square feet
Second Floor- 2,020-square feet
Total- 3,665-square feet
Building 11 (Lot 26/27)= First Floor- 1,645-square feet
Second Floor- 2,020-square feet
Total- 3,665-square feet
Building 12(Lot 29/30/31)= First Floor- 2,332-square feet
Second Floor- 2,976-square feet
Total- 5,308-square feet
On and Off-Site Circulation:
Three alleyways will provide access to the garages located at the rear of the proposed residential
townhomes located off of East Spartan Lane.
One private street(East Spartan Lane)provides access to the North Edgewood Lane which connects to
East Hill Road.
M. BUILDING DESIGN FEATURES:
Proposed Building Designs: Craftsman
Building 1 (Lots 2/3)
Roof:
Architectural Shingle(Dual Black), standing seam metal(Black)
Walls:
Masonite Wood(SW6385 Dover White)
Masonite Shakes(SW6385 Dove White)
Windows/Doors:
Garage door(SW6385 Dover White)
Vinyl windows(Black)
Wood door(SW7048 Urbane Bronze)
Fascia/Trim:
Wood(SW6385 Dover White)
Exposed woodwork(SW3518 Hawthorne)
Gable Vents Cedar(SW6385 Dover White)
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Building 2 (Lots 4/5)
Roof:
Architectural Shingle(Dual Black)
Walls:
Masonite Wood(SW9163 Tin Lizzie)
Country Ledgestone(Echo Ridge)
Windows/Doors:
Garage door(SW7004 Snowbound)
Vinyl windows(White)
Wood door(SW6222 Riverway)
Fascia/Trim:
Wood(SW7004 Snowbound)
Exposed woodwork(SW3518 Hawthorne)
Building 3 (Lots 6/7)
Roof:
Architectural Shingle(Dual Black)
Walls:
Masonite Wood(SW7048 Urbane Bronze)
Tumbled Stone(Austin White)
Windows/Doors:
Garage door(SW7004 Snowbound)
Vinyl windows(White)
Wood door(SW6123 Baguette)
Fascia/Trim:
Wood(SW7048 Urbane Bronze)
Exposed woodwork(SW3518 Hawthorne)
Gable Vents Cedar(SW7048 Urbane Bronze)
Building 4(Lots 8/9)
Roof:
Architectural Shingle(Dual Black)
Walls:
Masonite Wood/Fiber Cement(SW7046 Anonymous)
Windows/Doors:
Garage door(SW7046 Anonymous)
Vinyl windows(White)
Wood door(SW7041 Van Dyke Brown)
Fascia/Trim:
Wood(SW7036 Accessible Beige)
Exposed woodwork(SW7036 Accessible Beige)
Gable Vents Cedar(SW9163 Tin Lizzie)
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Building 5(Lots 10/11)
Roof:
Architectural Shingle(Dual Black)
Walls:
Masonite Wood(SW0055 Light French Gray)
Masonite Shakes(SW7046 Anonymous)
Windows/Doors:
Garage door(SW7004 Snowbound)
Vinyl windows(Black)
Wood door(SW6005 Folkstone)
Fascia/Trim:
Wood(SW6258 Tricorn Black/SW7004 Snowbound)
Exposed woodwork(SW3518 Hawthorne)
Gable Vents Cedar(SW7046 Anonymous)
Building 6(Lots 12/13)
Roof:
Architectural Shingle(Dual Black)
Walls:
Masonite Wood(SW6150 Universal Khaki)
Craft Peak Ledge(Graypearl)
Windows/Doors:
Garage door(SWSW7048 Urbane Bronze)
Vinyl windows(White)
Wood door(SW7048 Urbane Bronze)
Fascia/Trim:
Wood(SW7048 Urbane Bronze/SW7004 Snowbound
Exposed woodwork(SW7048 Urbane Bronze)
Building 7(Lots 14/15)
Roof:
Architectural Shingle(Dual Black), standing seam metal(Black)
Walls:
Masonite Wood/Fiber Cement(SW6385 Dover White)
Windows/Doors:
Garage door(SW6385 Dover White)
Vinyl windows(Black)
Wood door(SW6207 Retreat)
Fascia/Trim:
Wood(SW6385 Dover White)
Exposed woodwork(SW3518 Hawthorne)
Gable Vents Cedar(SW6385 Dover White)
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Building 8(Lots 19/20)
Roof:
Architectural Shingle(Dual Black)
Walls:
Masonite Wood(SW7046 Anonymous)
Country Ledgestone(Wheaton)
Windows/Doors:
Garage door(SW7046 Anonymous)
Vinyl windows(White)
Wood door(SW6207 Retreat)
Fascia/Trim:
Wood(SW7036 Accessible Beige)
Exposed woodwork(SW3518 Hawthorne)
Gable Vents Cedar(SW7046 Anonymous)
Building 9(Lots 21/22/23)
Roof:
Architectural Shingle(Dual Black)
Walls:
Masonite Wood(SW0055 Light French Gray)
Country Ledgestone(Echo Ridge)
Windows/Doors:
Garage door(SW7004 Snowbound)
Vinyl windows(Black)
Wood door(SW6005 Folkstone)
Fascia/Trim:
Wood(SW6258 Tricorn Black/Snowbound)
Exposed woodwork(SW3518 Hawthorne)
Gable Vents Cedar(SW0055 Light French Gray)
Buildin2 10(Lots 24/25)
Roof:
Architectural Shingle(Dual Black), standing seam metal(Black)
Walls:
Masonite Wood(SW6385 Dover White)
Windows/Doors:
Garage door(SW6385 Dover White)
Vinyl windows(Black)
Wood door(SW6207 Retreat)
Fascia/Trim:
Wood(SW6385 Dover White)
Exposed woodwork(SW3518 Hawthorne)
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Building 11 (Lots 26/27)
Roof:
Architectural Shingle(Dual Black), standing seam metal(Black)
Walls:
Masonite Wood(SW6385 Dover White)
Windows/Doors:
Garage door(SW7048 Urbane Bronze)
Vinyl windows(White)
Wood door(SW7048 Urbane Bronze)
Fascia/Trim:
Wood(SW7048 Urbane Bronze/SW7004 Snowbound)
Exposed woodwork(SW7048 Urbane Bronze)
Buildings 12 (Lots 29/30/31)
Roof:
Architectural Shingle(Dual Black), standing seam metal(Black)
Walls:
Masonite Wood(SW9163 Tin Lizzie)
Windows/Doors:
Garage door(SW7004 Snowbound)
Vinyl windows(White)
Wood door(SW6222 Riverway)
Fascia/Trim:
Wood(SWSW7004 Snowbound)
Exposed woodwork(SW3518 Hawthorne)
N. LANDSCAPING DESIGN:
All landscaping for the site is associated with application DR-27-21.
O. TRASH ENCLOSURES:
The trash bins associated with each unit will be stored within the garage or behind fencing at the side
yard.
P. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. The units will be screened from
view with landscaping as shown in the landscape plan associated with DR-27-21.
Q. OUTDOOR LIGHTING:
The building elevations show the location of all building lighting and a detailed cutsheet showing the
style, color, illumination type, etc. has been received and complies with Eagle City Code Section 8-4-
4-2.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application(DR-29-21)has been
submitted for the approval of subdivision sign.
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S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within the Eagle Water Company service area and within the boundaries of the Eagle Sewer
District.
T. PUBLIC USES PROPOSED:None.
U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:No map currently exists.
V. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern-none
Evidence of Erosion-no
Fish Habitat-no
Floodplain-no
Mature Trees—yes—all mature trees to remain
Riparian Vegetation-no
Steep Slopes-no
Stream/Creek-no
Unique Animal Life-unknown
Unique Plant Life-unknown
Unstable Soils-unknown
Wildlife Habitat-unknown
W. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED):Not
required.
X. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Ada County Highway District
Eagle Fire Department
Y. LETTERS FROM THE PUBLIC:None received to date.
Z. EAGLE CITY CODE 8-2A-13(B)(1)&(2): Required Findings for Design Review:
1. City Findings: The City shall make findings which address the following:
a. The ordinance and standards used in evaluating the application;
b. The reasons for the approval or denial;
c. The actions, if any,that the applicant could take to obtain approval.
2. General Standards For Design Review: The Zoning Administrator, Design Review Board, or City
Council, whichever is applicable, shall review the particular facts and circumstances of each
proposed design review in terms of the following standards and shall find adequate evidence
showing that such design review at the proposed location:
a. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan
and is in accordance with the regulations of this Code;
b. Is of a scale, intensity,and character that is in harmony with existing conforming and planned
development in the vicinity of the site;
c. Is designed with adequate off street parking facilities in such a way as to not interfere with
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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;
g. 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 DESIGN REVIEW BOARD RECEIVED AND REVIEWED THE FOLLOWING STAFF
ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
Compact Residential
Suitable for single family residential, row houses, duplex and four-plexes. Densities range from 4
units per acre to 8 units per 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.
B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF
SPECIAL CONCERN REGARDING THIS PROPOSAL:
3.2 Owner will develop the Property subject to the conditions and limitations set forth in this
Development Agreement. Further, Owner will submit such applications regarding floodplain
development permit review, design review, preliminary and final plat reviews, and/or any
conditional use permits, if applicable, and any other applicable applications as may be required
by the Eagle City Code, which shall comply with the Eagle City Code, as it exists at the time
such applications are made except as otherwise provided within this Agreement.
3.5 The setbacks shall be as follows:
Alley Load
Front 10-feet
Rear 5-feet
Interior Side(common walls) 0-feet
Exterior Side 5-feet
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Maximum Coverage: No Maximum Coverage
3.8 The single-family attached dwellings shall be constructed utilizing"Craftsman" style architecture.
To assure compliance with this condition, the applicant shall create an architectural control
committee(ACC)as a component of the development's CC&Rs.Provisions regarding the creation
and operating procedures of the ACC shall be included in the CC&Rs, and shall be reviewed and
approved by the City attorney prior to the approval of the first final plat.
The submittal of the building permit application to the City for each building within the
development shall be accompanied by an approval letter from the Architectural Control Committee.
Building permit applications that do not have an approval letter attached will not be accepted.
To assure compliance with the conditions of approval herein,the City reserves the right to deny, at
its discretion, any building permit application that does not meet the design requirements as may
be stipulated by the Eagle Design Review Board and Eagle City Council.
C. PRELIMINARY PLAT CONDITIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
17. 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. Specific buffer area fences and decorative walls may be allowed as otherwise required in
ECC Section 8-2A-7 (J).
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-6(B): Allowed Architectural Styles:
2. Roofs:
e. Metal; standing seam, batten seam(concealed fasteners required);
Metal, standing seam/batten seam is prohibited on mansard roof sections facing a road.
• Eagle City Code Section 8-4-4-2(A): Site and Building Lighting:
1. All parking areas shall be illuminated in accordance with the provisions of this chapter.
2. Any lights used to illuminate a site and building shall be arranged to reflect the light away
from the adjoining property.
3. Except as noted in subsection A4 of this section, all site and building lighting shall be
recessed or shielded to direct all light downward and the source of the light(including the
lamp and any nonopaque material/lens covering the lamp)shall not be directly visible by a
person of average height standing on the property line of any public right of way, or any
private street, or on the property line of any residentially zoned parcel of land or parcel of
land used for residential purposes.
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4. When historic style light pole fixtures designed such that the portion of the fixture housing the
light bulb is to be exposed as a design element of the light fixture(as identified in the EASD
book)are approved, shielding shall only be required so the light is not directly visible by a
person of average height standing on the property line of any residentially zoned parcel of
land or parcel of land used for residential purposes. The light used shall be 3000K maximum
LED(or approved equivalent)and the light fixture shall be provided with optics to direct
light downward.
5. Light pole fixtures shall have a maximum height of:
a. Twenty feet(20')for parking lots with less than two hundred(200)spaces;
b. Twenty five feet(25')for parking lots with more than two hundred(200)spaces but less
than five hundred(500) spaces;
c. Thirty feet(30')for parking lots with more than five hundred(500) spaces;
d. Fifteen feet(15')for any pole within fifty feet(50')of a property line of any residentially
zoned parcel of land or parcel of land used for residential purposes.
6. Except as otherwise permitted within this title, incandescent lights,two hundred fifty(250)
watt maximum high pressure sodium lights,3000K maximum LED lights(or approved
equivalent) shall be the only type of site and building lighting permitted.
7. Metal halide lighting shall be permitted with the following additional conditions:
a. Light wattage shall be a maximum of three hundred twenty(320)watts.
b. The light fixture shall be no higher than seventeen feet(17').
c. The design review board shall make the following findings prior to approving metal
halide lighting:
(1) The lighting shall be harmonious with and in accordance with the general objectives,
or with any specific objective of chapter 2,article A of this title;
(2) The lighting shall be installed, operated, and maintained to be harmonious and
appropriate in appearance with the existing and intended character of the general
vicinity and will not change the essential character of the same area; and
(3) The lighting will not be disturbing to existing or future neighboring uses.
d. Historic style light pole fixtures designed such that the portion of the fixture housing the
light bulb is exposed as a design element of the light fixture(as identified in the EASD
book)shall not be permitted to have metal halide lighting.
8. Existing lighting, for a site which is a part of any application, shall be changed to comply with
current city code.
9. It shall be the responsibility of the property owner to supply power in perpetuity to all
lighting, including streetlights located within the right of way,required by this title.
10. Lighting plans shall be reviewed and approved by the zoning administrator prior to issuance
of a building/zoning permit.
E. DISCUSSION:
• The applicant is requesting design review approval for twelve townhome buildings(26-units)
within Eastfield Subdivision. The applicant's justification letter states the townhome buildings
incorporate the Craftsman style of architecture as noted within the Eagle Architecture and Site
Design book with wood walls,woodwork built up in layers,full/partial width porches,wide
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porches, decorative beams,square columns,square and simple designs, and handcrafted stone.
Staff defers comment regarding the design,materials,and colors to the Design Review Board.
• Buildings 1 (Lots 2/3), 7(Lots 14/15), 10(Lots 24/25), 11 (Lots 26/27), 12(Lots 29/30/31),have
both architectural shingle and metal roofing proposed.Pursuant to Eagle City Code Section 8-2A-
6(B)(2)(e),metal roofing is required to have concealed fasteners. The applicant should be
required to provide revised building elevations for Buildings 1, 7, 10, 11, and 12, stating all metal
roofing to have concealed fasteners. The revised building elevations should be reviewed and
approved by staff prior to the issuance of a zoning certificate.
• The building elevations do not show gutters and downspouts on the building.The applicant should
be required to provide revised building elevations showing the location,materials,and colors of all
gutters and downspouts.The revised building elevations should be reviewed and approved by staff
and one member of the Design Review Board prior to the issuance of a zoning certificate.
• The building elevations show location of the proposed colors and some of the materials,however,
not all materials are called out on the elevations.The applicant should be required to provide revised
building elevations noting the location of all materials and colors proposed. The revised building
elevations should be reviewed and approved by staff prior to the issuance of a zoning certificate.
• The site plan shows the setback boundary for each lot,however,the building footprint is not shown.
The applicant should be required to provide a revised site plan showing the building footprint
located within the setback boundary. The revised site plan should be reviewed and approved by
staff prior to the issuance of a zoning certificate.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date,if the requested design review application is approved,
staff recommends the following site specific conditions of approval and standard conditions of approval
provided within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on May 27, 2021, 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 3:07:22)
On May 27,2021,upon completion of the applicant's and staff's presentations,the Board discussed during
deliberation that:
• The Board is in favor of the project but requested additional information regarding the material and
color callouts on the building elevations and color renderings of the dwellings.
BOARD DELIBERATION: (Granicus time 1:14:58)
On June 10,2021,upon completion of the applicant's and staff's presentations,the Board discussed during
deliberation that:
• The Board is in favor of the proposed design,materials,and colors of the single-family attached units.
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BOARD DECISION:
The Board voted 4 to 0(Mihan abstained;Duperault and Sayer absent)to recommend approval of DR-28-
21 for a design review application for twelve townhome buildings(26-units)within Eastfield Subdivision
for Dylan Schneider,with the following staff recommended site specific conditions of approval and
standard conditions of approval with text shown with underline to be added by the Board and text shown
with strikethrough to be deleted by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of RZ-11-20&PP-06-20.
2. Provide revised building elevations for Buildings 1, 7, 10, 11, and 12, stating all metal roofing to havo
the : of a z e ftifc to
The revised building elevations,date stamped by the City June 1,2021,showing the metal roofing with
concealed fasteners are approved.
,
of the Design Review Bear.1 p to he: of a z cert:fc to
The revised building elevations,date stamped by the City June 1,2021,showing_the location,materials,
and colors of the gutters and downspouts are approved.
The revised building elevations,date stamped by the City June 1,2021,showing all materials and colors
proposed are approved.
ea and a ea b st ff- nd o mber f the Desie., Review Boar p t„the : of
aze
The detailed lighting cuthsheet, date stamped by the City June 1, 2021, showing the style, color,
illumination type,etc. of the lighting on the townhomes are approved.
The revised site plan,date stamped by the City June 1,2021, showing_the building footprints within he
setback boundaries is approved.
7. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
8. 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.
9. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
10. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
11. Paint all electrical meters,phone boxes,etc. located on the building to match the color of the building.
12. No signs are proposed with this application,and none are approved.
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13. All rooftop vents,pipes,etc. shall be painted to match the color of the roof.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the
Idaho Transportation Department, including but not limited to approval of the drainage system, curbs,
gutters, streets and sidewalks. A letter of approval from the highway district having jurisdiction shall
be submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health& Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy,whichever occurs first.
3. All permits from Central District Health,Eagle Sewer District&Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy,whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy,whichever occurs first.
5. Unless septic tanks are permitted,wet line sewers will be required and the applicant will be required
to furnish the City Engineer with a letter from the sewer entity serving the property, accepting the
project for service,prior to issuance of any building permits or Certificate of Occupancy,whichever
occurs first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage;or submit a letter from a registered professional engineer certifying
that all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first. A copy of the construction drawing(s)shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans
shall be submitted to the City Engineer for review and approval prior to issuance of any building
permits or Certificate of Occupancy,whichever occurs first.
The plans shall show how swales,or drain piping,will be developed in the drainage easements. The
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
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Occupancy,whichever occurs first.
9. Encroachments including,but not limited to, landscaping, fencing, lighting,and/or pathways shall not
be located within any easement or right-of-way for any ditch, pipe or other structure,or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district,canal company, ditch association,or other irrigation entity associated with such
ditch,pipe or other structure,or canal. The applicant shall submit a copy of the written approval from
the irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location,height and wattage to the City
Engineer(if applicable)prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures,conduit and wiring lying outside any dedicated public
right-of-way,prior to issuance of any building permits or Certificate of Occupancy,whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location,height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of
all dust,trash,weeds and other debris.
13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted
to the City prior to issuance of any building permits or Certificate of Occupancy,whichever occurs
first. The letter shall include the following comments and minimum requirements,and any other
items of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
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.
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16. The applicant shall comply with the provisions of the Eagle City Code,pertaining to floodplain and
river protection regulations(if applicable)prior to issuance of a building permit or Certificate of
Occupancy,whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise
River Flood Plain(if applicable)from the Corps. of Engineers prior to issuance of a building permit
or Certificate of Occupancy,whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways(if applicable)from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act,Uniform Building Code, Eagle City Code,and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and
construction shall be in accordance with all applicable City of Eagle Codes unless specifically
approved by the City Council.
21. New plans,which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those
required by the above conditions,will require submittal of an application for modification and
approval of that application prior to commencing any change.
23. Any modification of the approved design review plans, including,but not limited to building design,
location and details, landscaping,parking,and circulation,must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a fmal approval for
occupancy of this project.
24. Use,or each use for multi-use/multi-tenant projects, shall be as defined within Eagle City Code 8-2-3,
"Schedule of District Use Regulations", and any use and subsequent change by the applicant in the
planned use of the property which is the subject of this application, shall require the applicant to
submit a Zoning Permit application to the City and 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 changes 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.
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CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-28-21) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and townhome buildings are permitted with the approval of a design review
application within the R-6-DA(Residential with a development agreement)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;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the site has adequate parking for the proposed
single-family attached units;
D. Will not interfere with the visual character,quality,or appearance of the surrounding area and city,
and where possible,enhance the continuity of thematically common architectural features since the
buildings are designed to meet the Craftsman style of architecture identified in the Eagle
Architecture and Site Design Book;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the single-family
attached unites are in conformance with the Eagle Architecture and Site Design Book and have
been designed to enhance the vicinity;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the proposed single-family attached units do not exceed 35-feet permitted
within Eagle City Code;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the site has been
designed with sidewalks throughout the development and on-street and guest parking spaces;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable residential center in the area since the
sidewalks provide access to the units;and
I. No signs are proposed with this application.A separate design review application(DR-29-21),has
been submitted for the subdivision entry monument sign and will be harmonious with the
architectural design of the subdivision, and will not cover nor detract from desirable architectural
features.
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DATED this 10th day of June 2021.
DESIGN REVIEW BOARD
OF THE OF EA LE
Ada Co MY,Idaho
Robert Grubb,Chairman
�t�.•``* C fT ATTEST: .
1-
, (717:31/1/4._slicx..._,.....___
s y: �A
racy E. Osborn,Eagle City Clerk = �T'Y % a :n
6401/Tti O:• 7 y •r
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