Findings - DR - 2015 - SR-17-14 MOD - Modification To The Common Area Landscaping In Creek Water SubdivisionBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW FOR A
MODIFICATION TO THE COMMON
AREA LANDSCAPING WITHIN CREEK
WATER SUBDIVISION FOR BILL BARROS
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -17 -14 MOD
The above - entitled design review application came before the Eagle Design Review Board for their action
on October 22, 2015. The Design Review Board having heard and taken oral and written testimony, and
having duly considered the matter, makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Bill Barros, represented by Rodney Evans with Breckon Land Design, is requesting design review
approval to modify the common area landscaping within Creek Water Subdivision. The 12.7 -acre
site is located on the south side of West Floating Feather Road approximately '/4 -mile east of Park
Lane at 3577 and 3395 West Floating Feather Road.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on September 15, 2015.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on September 18, 2015, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On July 5, 2006, the Planning and Zoning Commission held a public hearing and recommended
approval of the annexation, rezone with development agreement, and preliminary plat applications
for Gray Eagle Subdivision (A- 06- 06/RZ- 06- 06/PP- 06 -06).
On January 16, 2007, the City Council remanded the applications to staff for Gray Eagle
Subdivision (A- 06- 06/RZ- 06- 06/PP- 06 -06). Due to inactivity on these applications, the
applications were considered withdrawn.
On October 22, 2013, the City Council approved an annexation, rezone with development
agreement, and preliminary plat (A- 02- 13/RZ -03 -13 & PP- 03 -13) for the Creek Water
Subdivision.
On April 24, 2014, the Eagle Design Review Board approved a design review application for the
common area landscaping within Creek Water Subdivision (DR- 17 -14).
On June 15, 2015, the City approved a design review sign application for the subdivision entry
monument signs for Creek Water Subdivision (DR- 20 -15).
On September 23, 2014, the Eagle City Council approved a final plat application for Creek Water
Subdivision (FP- 16 -14).
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E. COMPANION APPLICATIONS: None
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS : The infrastructure, roads, perimeter and common area
fencing, street lighting, and common area landscaping have been completed within the entire
development.
I. SITE DESIGN INFORMATION:
Total Acreage of Site — 12.7 -Acres
Total Number of Lots — 37 (One (1) parcel to be located outside of subdivision)
Residential — 30
Common — 7
Total Number of Units - 30
New Single- family - 30
Existing —1 (located outside of subdivision)
Total Acreage of Any Out - Parcels — 0
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COMP PLAN
ZONING
LAND USE
DESIGNATION
DESIGNATION
Existing
Transitional Residential
R -3 -DA- (Residential
Single family residential
(3 units per acre
maximum three units /acre
development
maximum) -Park Lane
with a development
Planning Area
agreement)
Proposed
No Change
No Change
No Change
North of site
Residential Two (up to
R -E (Residential Estates — up
Single family residential
two units /acre)
to one unit per two acres)
(Cavallo Subdivision)
South of site
Transitional Residential
RUT (Rural Urban Transition-
Agricultural land
(3 units per acre
Ada County Designation)
maximum) -Park Lane
Planning Area
East of site
Transitional Residential
RUT (Rural Urban Transition-
Agricultural land
(3 units per acre
Ada County Designation)
maximum) -Park Lane
Planning Area
West of site
Residential One
A -R -DA (Agricultural-
Abundant Life Baptist
Residential with a
Church and a single family
development agreement)
home
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS : The infrastructure, roads, perimeter and common area
fencing, street lighting, and common area landscaping have been completed within the entire
development.
I. SITE DESIGN INFORMATION:
Total Acreage of Site — 12.7 -Acres
Total Number of Lots — 37 (One (1) parcel to be located outside of subdivision)
Residential — 30
Common — 7
Total Number of Units - 30
New Single- family - 30
Existing —1 (located outside of subdivision)
Total Acreage of Any Out - Parcels — 0
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Additional Site Data
Proposed
Required
Dwelling Units Per Gross Acre
2.36 -units per acre
Less than three (3) units
per acre
Minimum Lot Size
10,067 - square feet
10,000 - square feet
Minimum Lot Width
85 -feet
75 -feet
Minimum Street Frontage
35 -feet
35 -feet
Total Acreage of Common Area Open Space
2.65 -acres
2.29 -acres (minimum)
Percent of Site as Common Area Open Space
20.8%
18% (minimum)
J. GENERAL SITE DESIGN FEATURES:
Landscape Screening:
As required by Eagle City Code Section 8- 2A- 7(J)(4)(b), the applicant proposes to construct a
50 -foot wide buffer within a common lot located adjacent to West Floating Feather Road. All
berming, fencing and landscaping details, including any proposed pump houses for
pressurized irrigation, require Design Review Board review and approval prior to submittal of
a final plat.
Open Space:
The applicant is proposing a total of 2.65 -acres (20.8 %) of common area. The preliminary
plat, date stamped by the City on May 30, 2013, shows one (1) of the common lots (Lot 9,
Block 1) containing a proposed irrigation pond, irrigation pump house, and dome chambers
(storm drainage infrastructure).
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 requiring that lots be so graded that
all runoff runs either over the curb, or to the drainage easement, and that no runoff shall cross
any lot line onto another lot except within a drainage easement.
Utility and Drainage Easements, and Underground Utilities:
Eagle City Code section 9 -3 -6 requires utility easements to be not less than 12 -feet wide.
Fire Hydrants and Water Mains:
Hydrants are to be located and installed as required by the Eagle Fire District.
On -site Septic System (yes or no) — Yes
The existing homes located at 3395 and 3577 West Floating Feather Road are both served by
on -site septic systems. The applicant will be required to obtain the proper permits from the
Central District Health Department and abandon the septic system located at 3395 West
Floating Feather Road prior to submittal of a final plat application.
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
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the subdivision. A majority of the existing trees located around the existing home on the
property, the drainage ditch, and along Floating Feather Road will be preserved.
Preservation of Existing Historical Assets:
Staff is not aware of any existing historical assets on the site. If any historical artifacts are
discovered during excavation or development of the site, state law requires immediate
notification to the state.
K. STREET DESIGN:
Public Streets:
The applicant is proposing to construct two (2) roadway cross sections: one roadway access
point from West Floating Feather Road will be provided for this development to be
constructed using a 65 -foot wide road section inclusive of a 10 -foot wide planter dividing the
two lanes and 6.5 -feet of the 8 -foot wide planter strips located on each side of the street. Each
lane will be 22 -feet wide.
The local roadways within the development will be a 36 -foot wide roadway section (as
measured from back of curb to back of curb) with an eight -foot (8') wide landscape planter
strip located on each side of the roadway.
Blocks Less Than 500% None proposed
Cul -de -sac Design:
The preliminary plat date stamped by the City on May 30, 2013, shows two (2) cul -de -sacs
located within the proposed development. The proposed length of the cul -de -sacs is in
conformance with Eagle City Code. The preliminary plat does not show a street section for the
proposed cul -de -sacs, however the preliminary plat shows the cul -de -sacs with a landscape
island and approximately 90 -feet in width from curb -to -curb. Pursuant to Eagle City Code the
pavement area width within a cul -de -sac is required to be 40 -feet in width between the
landscape island and the outer edge of the street.
Sidewalks:
A detached five -foot (5') wide concrete sidewalk is proposed abutting the planter strips
located on both sides of all interior public roadways.
Curbs and Gutters:
Curbs and gutters which meet Ada County Highway District standards are proposed for the
interior streets.
Lighting:
Lighting for the proposed public streets is required. Location and lighting specifications
incorporating a "Dark Sky" style of lighting shall be provided to the City Zoning
Administrator prior to the submittal of the final plat. Any modifications made to the lighting
shall be completed before the final plat approval.
Street Names:
Street name approval by the Ada County Street Name Committee has not been received to
date. Approval from that committee is required prior to final plat approval.
L. BUILDING DESIGN FEATURES:
Roof. Asphalt shingle (brown)
Walls: Horizontal siding (brown)
Windows/Doors: Metal door (brown)
Fascia/Trim: Wood (brown)
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M. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are no existing trees.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): The applicant retained the existing trees that were
required in their previous approval (DR- 17 -14). The trees are located on the large common lot
with the irrigation pond located near the southeast corner of the development.
Street Trees: The applicant is proposing street trees along all the streets proposed within this
development.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping: N/A
N. TRASH ENCLOSURES: N/A
N. MECHANICAL UNITS: N/A
P. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage is required to be reviewed
and approved by the Zoning Administrator prior to issuance of any building permits.
Q. SIGNAGE:
Subdivision entry signs were approved with DR- 20 -15.
R. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. A water
service approval has not been received to date. Approval of the water company having jurisdiction
will be required prior to issuance of a building permit.
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
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
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Unique Plant Life - no
Unstable Soils - unknown
Wildlife Habitat — no
V. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required
W. AGENCY RESPONSES:
The following agencies have responded and their correspondence is incorporated herein by
reference. Comments, which appear to be of special concern, are noted below:
Eagle Fire Department
Idaho Transportation Department
Tesoro Logistics NW Pipeline
West Ada School District
X. LETTERS FROM THE PUBLIC: None received to date.
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
• Chapter 6 — Land Use
6.3 Land Use Designations
The Comprehensive Plan Land Use Map (adopted February 7, 2011), designates this site as
the following:
Residential Three
Suitable primarily for single family residential development within an urbanized setting. An
allowable density of up to 3 units per 1 acre.
B. 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.
C. DISCUSSION:
• The applicant is requesting design review approval to modify one of the common areas within
Creek Water Subdivision, a 12.7 -acre development with 37 -lots (30- buildable and 7- common)
residential subdivision. Lot 9, Block 1, of Creek Water Subdivision is the largest common area
within this development and was originally designed to have a large open park feel with the large
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existing trees and the proposed irrigation pond. The landscape plan approved by the Design
Review Board on April 24, 2014, showed landscaping to be located around the perimeter of the
irrigation pond and that turf was to be installed to the edge of the irrigation pond. Upon inspection
of the site, staff discovered that cobblestone had been installed around the perimeter of the pond
approximately 5 -feet beyond the edge of the pond and that a 4 -foot high wrought iron fence had
been installed around the perimeter of the pond. These improvements do not match that which
was approved by the City and staff recommends that the improvements be constructed to match
that which was approved by the City on April 24, 2014. The applicant should be required to
provide revised landscape plans showing the fence around the irrigation pond removed and turf
installed to the edge of the pond as originally approved. The revised landscape plan should be
reviewed and approved by the Design Review Board prior to the issuance of any certificate of
occupancy's for any of the residential dwelling units.
STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date, staff recommends approval with the site
specific conditions of approval and the standard conditions of approval provided within the staff
report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on October 22, 2015,
at which time the Board made their decision.
B. Oral testimony in opposition to this proposal was presented to the Design Review Board by no one.
C. Oral testimony in favor of this proposal was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DECISION:
The Board voted 5 to 0 (Grubb, Martin, and Hash absent) to approve DR -17 -14 MOD for a design
review application to modify the common area landscaping within Creek Water Subdivision for
Bill Barros, with the following staff recommended site specific conditions of approval and
standard conditions of approval with text shown with strike thru to be deleted by the Board and
text shown with underline to be added by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with any applicable conditions of Creek Water Subdivision (A- 02- 13/RZ- 03- 13/PP- 03 -13,
DR- 17 -14, and FP- 16 -14).
2. Provide revised landscape plans showing the fence around the irrigation pond removed and boulders to
be placed strategically around the perimeter of the pond to provide for a more appealing landscape
appearance. . The revised landscape plan
shall be reviewed and approved by staff and one member of the Design Review Board prior to the
issuance of any certificate of occupancy's for any of the residential dwelling units.
3. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
4. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the shed.
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
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Transportation Department, including but not limited to approval of the drainage system, curbs,
gutters, streets and sidewalks. A letter of approval from the highway district having jurisdiction shall
be submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources shall be submitted to the City prior to issuance of any building permits
or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on -site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans
shall be submitted to the City Engineer for review and approval prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District. Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that any
ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has
been made in such a manner that the flow of water will not be impeded or increased beyond carrying
capacity of the downstream ditch; (2) will not otherwise injure any person or persons using or
interested in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works
Construction. A copy of such written approval and certification shall be filed with the construction
drawing and submitted to the City prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
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
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the irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right -of -way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to Certificate of Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of all
dust, trash, weeds and other debris.
13. One set of building plans, for any non single - family residential use, shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted
to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first. The letter shall include the following comments and minimum requirements, and any other items
of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600 square feet, and 1,500
gallons per minute for non - residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall inspected in accordance with all agencies having jurisdiction, and shall be verified in writing
by the Eagle Fire Department prior to issuance of any building permits or certificate of Occupancy,
whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area
designated by the City Council or Eagle City Park and Pathway Development Committee for a path or
walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
15. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle City
Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy, whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
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.
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18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City
Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those
required by the above conditions, will require submittal of an application for modification and
approval of that application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Any change by the applicant in the planned use of the property which is the subject of this application,
shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory
and legal restrictions in force at the time the applicant or its successors in interest advises the City of
Eagle of its intent to change the planned use of the subject property unless a waiver /variance of said
requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is
sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City Code
(one year from the City Council approval date).
26. All ground- mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The application for this item was received by the City of Eagle on September 15, 2015.
2. Requests for agencies' reviews were transmitted on September 18, 2015, in accordance with the
requirements of the Eagle City Code.
3. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR -17 -14 MOD) 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.
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4. Will, in fact, constitute a permitted use as established in Eagle City Code Title 8, Chapter 2, Section 3,
for the R -3 -DA (residential three with a development agreement) zoning district.
DATED this 12fl' day of November 2015.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County Idaho
Robe la, C irman
A- I -EEST:
Sharon K. Bergmann, Eagle City Clerk
,•�;� r,S,E O`F E-40
P• R AL_
r
'�►; ;
i OF V •••'
Regulatory Taking Notice: Applicant has the right, pursuant to section 67 -8003, Idaho Code, to request a
regulatory taking analysis
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