Findings - DR - 2021 - DR-27-21 - Eastfield Sub Ls BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW FOR THE COMMON AREA )
LANDSCAPING WITHIN EASTFIELD )
SUBDIVISION FOR DYLAN SCHNEIDER )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-27-21
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 the common area landscaping within Eastfield Subdivision. 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-28-21 (Single-family attached dwellings), 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 on the site that will remain.
J. SITE DATA:
Total Acreage of Site—4.58-acres
Total Number of Lots—32
Residential—27 [including 1-existing]
Commercial-0
Industrial-0
Common- 5
Total Number of Units—30
Single-family-27
Duplex-
Multi-family -0
Total Acreage of Any Out-Parcels—0
K. GENERAL SITE DESIGN FEATURES:
Greenbelt/Pathway Areas and Landscape Screening:
The preliminary plat,date stamped by the City on November 25,2020, shows a 35-foot wide landscape
buffer area located along East Hill Road(collector).The applicant will be required to provide a 20-foot
wide public access easement along the northern property line and New Dry Creek Canal.
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Open Space:
The open space will consist of five (5) common lots. The larger common lots will contain sidewalks
along East Spartan Lane (Private) and providing access to the seven (7) of the residential lots located
south of East Spartan Lane (Private). The common area located south of East Spartan Lane (Private)
contains a covered picnic area with pedestrian connectivity or the sidewalk.
Storm Drainage and Flood Control:
Specific drainage system plans are to be submitted to the City Engineer for review and approval prior
to the City Engineer signing the final plat. The plans are to show how swales, or drain piping, will be
developed in the drainage easements. Also, the CC&R's are to contain clauses to be reviewed and
approved by the City Engineer and City Attorney, requiring that lots be so graded that all runoff runs
either over the curb,or to the drainage easement,and that no runoff shall cross any lot line onto another
lot except within a drainage easement.
Utility and Drainage Easements,and Underground Utilities:
Plat note #6 of the preliminary plat, date stamped by the City on November 25, 2020, indicates the
subdivision will have a 12-foot utility easement along the front, rear, and subdivision boundary. The
plat note also identifies the interior side lot lines will have a 5-foot easement(as indicated).
Fire Hydrants and Water Mains:
The preliminary plat shows three(3)fire hydrants located within the subdivision. The hydrants should
be installed and approved as required by the Eagle Fire Department. The proposed development is
located within the Eagle Water Company water service area.
On-site Septic System:
The existing dwelling is currently served by a septic system. The preliminary plat,date stamped by the
City on November 25, 2020, identifies the location of the existing septic with a label indicating the
septic will be abandoned.
Pressurized Irrigation:
The development will contain a pressurized irrigation system which is supplied from the New Dry
Creek Ditch Company. The applicant has provided a "Preliminary Pressure Irrigation Report" date
stamped by the City on November 25,2020,to address the City of Eagle Pressure Irrigation Standards.
Preservation of Existing Natural Features:
Eagle City Code Section 9-3-8 (B) states that existing natural features which add value to residential
development and enhance the attractiveness of the community (such as trees, watercourses, historic
spots and similar irreplaceable assets) shall be preserved in the design of the subdivision.
Preservation of Existing Historical Assets:
Staff is not aware of any existing historical assets on the site. If any historical artifacts are discovered
during excavation or development of the site, state law requires immediate notification to the state.
L. BUILDING DESIGN FEATURES:
Gazebo(10' 5")
Roof: Aluminum(Montana Bronze)
Columns: Cedar(Mocha Brown)
M. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are existing street trees adjacent to East
Hill Road and existing trees adjacent to the existing single-family dwelling that will be protected and
retained.
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Tree Replacement Calculations:N/A
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: There are existing street trees adjacent to East Hill Road.No street trees are proposed in
front of the single-family attached dwellings.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones:N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the guest parking spaces.
b. Interior Landscaping: 0% interior landscaping is required, 17% is proposed.
N. TRASH ENCLOSURES:N/A
O. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units located adjacent to the single-
family attached dwellings. The ground mounted mechanical units are proposed to be screened with
landscaping.
P. OUTDOOR LIGHTING:
A streetlight light plan and detailed cutsheet showing the location,height,and wattage of the proposed
streetlights has been received and complies with Eagle City Code Section 8-4-4-2.
Q. 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.
R. 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.
S. PUBLIC USES PROPOSED:None.
T. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:No map currently exists.
U. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern-none
Evidence of Erosion-no
Fish Habitat-no
Floodplain-no
Mature Trees—yes—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
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Wildlife Habitat-unknown
V. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED):Not
required.
W. AGENCY RESPONSES:
The following agencies have responded, and their correspondence is attached to the staff report.
Ada County Highway District
Eagle Fire Department
X. LETTERS FROM THE PUBLIC:None received to date.
Y. EAGLE CITY CODE 8-2A-13(B)(1)&(2): Required Findings for Design Review:
1. City Findings: The City shall make findings which address the following:
a. The ordinance and standards used in evaluating the application;
b. The reasons for the approval or denial;
c. The actions, if any,that the applicant could take to obtain approval.
2. General Standards For Design Review: The Zoning Administrator, Design Review Board, or City
Council, whichever is applicable, shall review the particular facts and circumstances of each
proposed design review in terms of the following standards and shall find adequate evidence
showing that such design review at the proposed location:
a. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan
and is in accordance with the regulations of this Code;
b. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site;
c. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district;
d. Will not interfere with the visual character, quality,or appearance of the surrounding area and
the City, and where possible, enhance the continuity of thematically common architectural
features;
e. Will have facades, features, and other physical improvements that are designed as a whole,
when viewed alone as well as in relationship to surrounding buildings and settings;
f. Will not obstruct views and vistas as they pertain to the urban environment and in relation to
artistic considerations;
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.
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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.
3.4 The conditions, covenants and restrictions for the Property shall contain at least the following:
(b) A requirement for all fencing to be installed as shown on the Fencing Concept Plan(Exhibit
D).All other fencing(i.e. dog-eared cedar fencing,chainlink)shall be prohibited.
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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
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.
3.9 The applicant shall submit a design review application showing at a minimum: 1) proposed
development signage, 2) planting details within the proposed and required landscape islands and
all common areas throughout the development,3)landscape screening details and buffering for the
residential units adjacent to East Hill Road, 4) elevation plans for all proposed common area
structures and irrigation pump house (if proposed), 5) landscape screening details of the irrigation
pump house(if proposed),and 6)useable amenities such as picnic tables,covered shelters,benches,
playground equipment, gazebos, and/or similar amenities. The design review application shall be
reviewed and approved by the Eagle Design Review Board and Eagle City Council prior to the
submittal of the first final plat.
C. PRELIMINARY PLAT CONDITIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
17. The City Council approves the waiver request associated with the reduction of the required buffer
area. The applicant shall be required to submit an alternative method of compliance application
with the design review application to be reviewed and approved by the Design Review Board and
the City Council prior to submittal of a final plat application.
18. The developer shall provide shade-class trees(landscape plan to be reviewed and approved by the
Design Review Board)along both sides of all streets within this development. Trees shall be placed
at the front of each lot generally at each side property line, or as approved by the Design Review
Board. The trees shall be located within an 8-foot wide landscape strip between the 5-foot wide
concrete sidewalk and the curb. Any and all drainage swales and/or seepage beds shall be placed
so as to not interfere with the required placement of street trees.Prior to the City Clerk signing the
final plat the applicant shall either install the required trees, sod, and irrigation or provide the City
with a letter of credit for 150% of the cost of the installation of all landscape and irrigation
improvements. Trees shall be installed prior to obtaining any occupancy permits for the homes. A
temporary occupancy may be issued if weather does not permit landscaping. Partial reduction of
the surety may be permitted for any portion of the development that is completed, including street
trees that have been installed. On-going surety for street trees for all undeveloped portions of the
development will be required through project completion.
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19. All overhead utilities on the site shall be removed and/or placed underground prior to the City Clerk
signing the final plat. (ECC 9-4-1-8)
20. 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(A)(5): Utilities:
5. Utilities: Utility service systems shall not detract from building or site design. Cable,
electrical,and telephone service systems shall be installed underground,and the design review
board shall consider:
a. Size and location of all service systems for appropriate appearance and maintenance
accessibility;
b. The location and design of transformers,pad mount and roof mounted mechanicals and
electrical equipment shall be reviewed and approved by the design review board.All roof
mounted mechanicals shall be completely screened from view through the use of a parapet
wall when utilizing a flat roof design or shall be enclosed within the building when
utilizing a roof design other than a flat roof. "Screened from view" shall mean "not
visible" at the same level or elevation of the parapet wall(e.g.,the perspective generally as
shown on an elevation plan);
c. The location and sizes of all utility lines,manholes,poles,underground cables,gas lines,
wells,and similar installations; and
d. The continued maintenance of these service systems.
• Eagle City Code Section 8-2A-7(J): Buffer Areas/Common Lots:
4. Major Roadways:New residential developments, including,but not limited to, subdivisions
and multi-family developments, shall be buffered from streets classified as collectors,
arterials, freeways,or expressways,to protect residential communities from noisy,potentially
dangerous,high speed roads. The "buffer area" shall be defined as a common lot located
between the residential lots within the subdivision and the right of way line of the adjacent
roadway. This buffer is required as part of the common area open space owned and
maintained by a homeowners'association.Any landscaping proposed to be within the public
right of way shall not be included as a part of the buffer area required below. The height for
berming/fencing,as noted below, shall be measured from the elevation of the final grade of
the adjacent roadway(measured at the centerline)to the top of the proposed berming/fencing.
The required buffer area width,plantings,and fencing are as follows:
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a. Any road designated as collector on the master street map typologies map in the Eagle
comprehensive plan:
A minimum of thirty five feet(35')wide buffer area(not including right of way)shall be
provided with the following plants per one hundred(100) linear feet of right of way: four
(4)shade trees,five(5)evergreen trees, and twenty four(24)shrubs. Each required shade
tree may be substituted with two(2)flowering/ornamental trees,provided that not more
than fifty percent(50%)of the shade trees are substituted.
A minimum five foot(5')high,maximum eight foot(8')high,berm,decorative block
wall,cultured stone, decorative rock,or similarly designed concrete wall, or combination
thereof shall be provided within the buffer area. The maximum slope for any berm shall
be three feet(3')horizontal distance to one foot(1')vertical distance. If a decorative
block wall, cultured stone, decorative rock, or similarly designed concrete wall is to be
provided in combination with the berm,a four foot(4')wide flat area shall be provided
for the placement of the decorative wall. Chainlink,cedar, and similar high maintenance
and/or unsightly fencing shall not be permitted.
• Eagle City Code Section 8-2A-7(K): Park Lot Landscaping:
4. Parking Lot Interior Landscaping:
b. Additional Requirements:
(5) A terminal island for a single row of parking spaces shall be landscaped with at least
one tree and shrubs, ground cover, or grass. A terminal island for a double row of
parking spaces shall contain not less than two (2) trees and shrubs, ground cover, or
grass.
• Eagle City Code Section 8-2A-7(M): Parkway Strips, Separated Sidewalks,and Street Trees:
1.Except as may otherwise be required within the DDA,TDA,CEDA,and DSDA sidewalks
shall be separated from the curb along all streets.An eight foot(8')wide minimum parkway
planter strip planted with shade class(class II)trees shall be required between the sidewalk
and street to provide a canopy effect over streets.
3. Within residential developments one shade class(class II)tree selected from the approved
tree list in subsection Q of this section shall be located on both sides of all streets within the
eight foot(8')wide landscape strip between the sidewalk and the curb. Trees shall be planted
at the front of each lot generally located on each side lot line corner with the distance between
trees to be a minimum of thirty five feet(35')and a maximum of eighty feet(80')of street
frontage.
4. In all cases,any planting within public rights of way shall be with approval from the public
and/or private entities owning the property.
• Eagle City Code Section 8-2A-7(0): Alternative Methods of Compliance:
1. Project Conditions: It is not the intent of these landscape requirements to inhibit creative
solutions to land use problems. Under certain site conditions,a strict interpretation of
requirements may be either physically impossible or impractical. Alternative compliance is a
procedure that allows certain modifications to existing regulations within this section.
Requests for use of alternative landscaping schemes are justified only when one or more of
the following conditions apply:
a. The sites involve space limitations or unusually shaped parcels;
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b. Topography, soil,vegetation, or other site conditions are such that full compliance is
impossible or impractical;
c. Due to a change of use of an existing site,the required buffer yard is larger than can be
provided; and
d. Safety considerations are involved.
2. Request For Alternative Method Of Compliance: The applicant must provide the city with a
written request if an alternative method of compliance is proposed. The request shall state
which requirement as set forth within this section is to be modified,what project conditions
stated within subsection 01 of this section justify using the proposed alternative,and how the
proposed alternative equals or exceeds said requirement.
• Eagle City Code Section 9-3-10: Fences:
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, unless the fence is located on the property line between the required roadway buffer area
and the residential lot,in which case the fence may be a solid wood picture frame or premium vinyl
picture frame fence as identified in the EASD book.If the buffer area is designed so that the fence
is visible from the adjacent roadway, then the fence shall include decorative columns spaced a
maximum of sixty feet(60')apart. Specific buffer area fences and decorative walls may be allowed
as otherwise required in subsection 8-2A-7J of this code. Chain link, cedar, and similar high
maintenance and/or unsightly fencing shall not be permitted within the above designated areas. A
section within the subdivision CC&Rs shall be created for the regulation of fences to this effect.
E. DISCUSSION:
• The applicant is requesting design review approval for the common area landscaping within
Eastfield Subdivision,a 32-lot(26-buildable, 1-existing, 5-common)residential subdivision. The
common area consists of street trees,a picnic shelter, internal pathways,and a buffer along East
Hill Road.
• The site is located adjacent to East Hill Road which is classified as a collector. Pursuant to Eagle
City Code Section 8-2A-7(J)(4)(a), a 35-foot wide buffer with a 5-foot minimum to 8-foot
maximum berm planted with 4-shade trees, 5-evergreen trees,and 24-shrubs per 100-linear feet of
frontage is required. The required landscaping for the 768-feet of frontage is a 35-foot wide buffer
with a 5-foot tall berm, planted with 31-shade trees, 39-evergreen trees,and 185-shrubs.
The landscape plan shows a 35-foot wide buffer with a 5-foot tall berm, planted with 20 shade
trees,25-conifer trees, and 120-shrubs, and a two rail white fence on the top of the berm along the
western 505-feet of frontage and a 20-foot wide buffer planted with 13-shade trees, 8-ornamental
trees, 63-shrubs, and a 6-foot tall premium white vinyl fence (located 8-feet behind the existing
sidewalk)along the eastern 263-feet of frontage(adjacent to the existing single-family dwelling).
The applicant's justification letter states the existing single-family dwelling on the east side of the
site is located 27-feet, 6-inches from the property line, therefore, a 35-foot wide buffer is not
possible.Pursuant to Eagle City Code Section 8-2A-7(0),the applicant is requesting an alternative
method of compliance for the 263-feet of frontage along East Hill Road that is directly south of the
single-family dwelling which has a reduced buffer width, fewer plantings (13 evergreen trees [8
ornamental trees have been proposed]),and solid vinyl fence. Pursuant to Eagle City Code Section
9-3-10, fencing located on the street side of all corner lots is required to be open style unless the
fence is located on the property line between the required buffer area and the residential lot, in
which case the fence may be a premium vinyl picture frame fence. In addition, if the buffer area is
designed so that the fence is visible from the adjacent roadway,then the fence is required to include
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decorative columns spaced a maximum of 60-feet apart.
Staff defers comment regarding the alternative method of compliance request and vinyl fencing
proposed to the Design Review Board.
• The landscape plan shows guest parking spaces located east of Lots 29, 30, and 31,with terminal
islands planted with shrubs and ground cover. Pursuant to Eagle City Code Section 8-2A-
7(K)(b)(5),terminal islands for a single row of parking spaces is required to be landscape with at
least one tree. The applicant should be required to provide a revised landscape plan showing the
additional of one tree in the two terminal islands located around the guest parking area.The revised
landscape plan should be reviewed and approved by staff prior to submittal of the final plat
application.
• The landscape plan shows street trees along the south side of East Spartan Lane but no trees along
the north side. Pursuant to Eagle City Code Section 8-2A-7(M),trees are required to be planted at
the front of each lot generally located on each side lot line corner with the distance between trees
to be a minimum of 25-feet and a maximum of 80-feet of street front. The proposed development
includes single-family attached dwellings; therefore, street trees should be located at the lot lines
between each building(approximately 55-feet apart). The applicant should be required to provide
a revised landscape plan showing street trees located between Lots 13 & 14,Lots 11 & 12,Lots,9
& 10,Lots 7& 8,Lots 5 & 6,and Lots 3 &4. The revised landscape plan should be reviewed and
approved by staff prior to submittal of the final plat application.
• The landscape plan shows fencing along East Hill Road, North Edgewood Lane (east side), and
along the Thy Creek canal, but does not showing any fencing around the individual lots. Fencing
for the individual lots is not required to be installed by the developer; however, a fencing plan
showing the location, style, and color of fencing that will be allowed to be installed by the lot
owners is required.The applicant should be required to provide a fencing plan showing the location
of all proposed fencing for the development. The fencing plan should be reviewed and approved
by staff prior to submittal of the final plat application.
• There are existing distribution powerlines adjacent to East Hill Road that service properties to the
east and to the north of the site. The Hill Road extension was completed in 2015, and at that time
there was not public funding to bury the power lines in this location.All utilities directly servicing
this site will be buried and the distribution powerlines will remain.
• Staff defers comment regarding common area landscaping to the Design Review Board.
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.The
application was continued to June 10,2021, 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).
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BOARD DELIBERATION: (Granicus time 3:07:22)
On May 27,2021,upon completion of the applicant's and staffs presentations,the Board discussed during
deliberation that:
• The Board is in favor of the project but has concerns regarding the alternative method of compliance,
fencing location and number of styles, landscaping in front of the homes, and driveway and porch
locations.
• The Board has concerns regarding the multiple styles of fencing, location of fencing, and how the
fencing transitions along East Hill Road and North Edgewood Lane within the buffer area.
BOARD DELIBERATION: (Granicus time 51:14)
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 common area landscaping throughout the development and is in
favor of the alternative method of compliance 20-foot wide buffer adjacent to the existing house.
• The majority of the Board is in favor of the proposed fencing plan with exception of the wrought iron
fencing between the existing house and boundary lot lines. The Board recommended either fencing
around the individual lot or including gates within the wrought iron fencing to allow the other residents
to access the common area.
• Two Board members(Merrill and Germano)are not in favor of any vinyl fencing adjacent to East Hill
Road due to no other developments along Hill Road having vinyl fencing. The two Board members
stated the vinyl fencing does not meeting the findings stated within ECC 8-2A-13(B)(2)(b & d) since
all other developments along East Hill Road have wrought iron fencing.
BOARD DECISION:
The Board voted 4 to 0(Mihan abstained; Duperault and Sayer absent)to recommend approval of DR-27-
21 for a design review application for the common area landscaping 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.
to submttaa of the f„al plat application. The revised landscape plan,date stamped by the City on June
1, 2021, showing one tree in the two terminal islands around the guest parking area is approved.
Lots,9& 10,Lots 7&8,Lots 5&6,and Lots 3&4.The revised landscape plan shall be reviewed and
approved-by-staff-pr-ier—to-submittal-ef--the-final-plat-applieatienThe revised landscape plan, date
stamped by the City on June 1, 2021, showing street trees located in front of the residential lots is
approved.
4. Provide a fencing plan showing the location of all proposed fencing for the development. The fencing
plan shall be reviewed and approved by staff and two members of the Design Review Board prior to
submittal of the final plat application.
Note:Member Germano and Member Merrill are opposed to the vinyl fencing and recommend wrought
iron fencing since the vinyl fencing does not harmonize with the fencing in other developments in the
surrounding area.
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5. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
6. 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.
7. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
8. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
9. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
10. No signs are proposed with this application,and none are approved.
11. Provide detailed plans showing an architectural element around the mailbox cluster to provide shelter
for residents getting their mail. The detailed plans shall be reviewed and approved by staff and one
member of the Design Review Board prior to the approval of a final plat.
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.
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The lot shall be so graded that all runoff runs either over the curb,or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District.
Construction of the storm drain disposal system shall be complete before an occupancy permit is
issued.
8. No ditch,pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district,canal company,ditch association, or other irrigation entity, shall be
obstructed,routed,covered or changed in any way unless such obstruction,rerouting,covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that
any ditch rerouting,piping,covering or otherwise changing the existing irrigation or waste ditch(1)
has been made in such a manner that the flow of water will not be impeded or increased beyond
carrying capacity of the downstream ditch; (2)will not otherwise injure any person or persons using
or interested in such ditch or their property; and(3)satisfied the Idaho Standards for Public Works
Construction. A copy of such written approval and certification shall be filed with the construction
drawing and submitted to the City prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
9. Encroachments including,but not limited to, landscaping,fencing, lighting,and/or pathways shall not
be located within any easement or right-of-way for any ditch,pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district,canal company,ditch association,or other irrigation entity associated with such
ditch,pipe or other structure,or canal. The applicant shall submit a copy of the written approval from
the irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location,height and wattage to the City
Engineer(if applicable)prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement,acceptable to the City Engineer,for the purpose of
installing and maintaining street light fixtures,conduit and wiring lying outside any dedicated public
right-of-way,prior to issuance of any building permits or Certificate of Occupancy,whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location,height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of
all dust,trash,weeds and other debris.
13. One set of building plans,for any non single-family residential use, shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted
to the City prior to issuance of any building permits or Certificate of Occupancy,whichever occurs
first. The letter shall include the following comments and minimum requirements,and any other
items of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
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.
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c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet,and 1,500
gallons per minute for non-residential uses(i.e.;Commercial,Industrial, Schools,etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
14. Any recreation area,greenbelt area or pathway area along the Boise River, Dry Creek or any other
area designated by the City Council or Eagle City Park and Pathway Development Committee for a
path or walkway shall be approved in writing by the Eagle City Park and Pathway Development
Committee prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
15. Conservation,recreation and river access easements(if applicable) shall be approved by the Eagle
City Park and Pathway Development Committee and shall be shown on the final plat prior to issuance
of a building permit or Certificate of Occupancy,whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code,pertaining to floodplain and
river protection regulations(if applicable)prior to issuance of a building permit or Certificate of
Occupancy,whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise
River Flood Plain(if applicable)from the Corps. of Engineers prior to issuance of a building permit
or Certificate of Occupancy,whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways(if applicable)from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act,Uniform Building Code,Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and
construction shall be in accordance with all applicable City of Eagle Codes unless specifically
approved by the City Council.
21. New plans,which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based,other than those
required by the above conditions,will require submittal of an application for modification and
approval of that application prior to commencing any change.
23. Any modification of the approved design review plans, including,but not limited to building design,
location and details, landscaping,parking,and circulation,must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. 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
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unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in
effect at the time the change in use is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City
Code(one year from approval date).
26. All ground-mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping(top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights,claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-27-21) 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 subdivision landscaping is 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 since the proposed common area landscaping is designed to
complement the general vicinity;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district—Not applicable for a landscape plan;
D. Will not interfere with the visual character,quality,or appearance of the surrounding area and city,
and where possible,enhance the continuity of thematically common architectural features;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings—Not applicable for
a landscape plan;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development — Not applicable for a
landscape plan;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable residential center in the area; and
I. No signs are proposed with this application.A separate design review application(DR-29-21)was
submitted the for 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 CITY OF EAGLE
Ada Coun ,Idaho
i _
Robert Gru ,Chairman
ATTEST: t 1 .14,v,1/4..jr_s_k_.) •Sc, �rT
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• O m
Tracy E. Osborn, Eagle City Clerk ?f0 �y f" ^Q;;
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