Findings - CC - 2022 - DR-23-22 - Common Area Landscping Along Big Gulch Parkway, Linder Road, And Aerie Way (East) Within Spring Valley Pump No. 01 BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR THE )
COMMON AREA LANDSCAPING ALONG BIG )
GULCH PARKWAY,LINDER ROAD,AND )
AERIE WAY(EAST)WITHIN SPRING VALLEY )
PUMP NO. 1 FOR GWC CAPITAL )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-23-22
The above-entitled design review application came before the Eagle City Council for their action on May
24, 2022. The Eagle City Council having heard and taken oral and written testimony, and having duly
considered the matter, makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
GWC Capital, represented by Eric Langvardt with Langvardt Design Group, is requesting design
review approval of the common area landscaping along Big Gulch Parkway, Linder Road, and Aerie
Way (east) within Spring Valley PUMP No. 1. The 67.46-acre site begins approximately 0.74-miles
east of State Highway 16 and 1.25-miles north of West Beacon Light Road within Spring Valley PUMP
No. 1 (Ada County Assessor parcel numbers S0327311100, S0327130000, S0327110000,
S0326142300, S0326220000, S0323336000, S0323110015, and S03241300000).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on March 23,2022.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on March 31, 2022, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On November 20, 2007, the City Council denied the applicant initiated comprehensive plan text and
map amendment(CPA-05-06).
On December 11, 2007, the City Council denied a zoning ordinance amendment application for this
site(ZOA-03-06).
On December 11, 2007, the City Council approved an annexation and rezone application with a
development agreement from RP (Rural Preservation — Ada County designation) and RR (Rural
Residential—Ada County designation)to R-1-DA(Residential One with a development agreement)for
M3 Eagle(A-14-06& RZ-19-06).
On April 4,2022,the Planning and Zoning Commission approved a planning unit master plan(PUMP)
No. 1 for Spring Valley Planned Development(formerly known as M3 Spring Valley)(PU-01-21).
On March 18, 2022, the Floodplain Administrator issued a floodplain development permit approval
(FPDP-06-21).
Page 1 of 24
K:\Planning Dept\Eagle Applications\Dr\2022\Spring Valley-Big Gulch Common Area LS DR-23-22\DR-23-22 Big Gulch Way-Linder-Aerie LS ccf docx
E. COMPANION APPLICATIONS:
DR-22-22(common area landscaping along Aerie Way).
DR-24-22 (community entry signage).
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Foothills Residential R-1-DA(Residential one with Range Land
a development agreement)
Proposed No Change No Change Common area landscaping
along Big Gulch Parkway,
Linder Road, and Aerie
Way(East)
North of site Public/Semi- RR(Rural Residential—Ada Range Land
Public/Foothills County designation)and R-1-
Residential DA(Residential one with a
development agreement)
South of site BLM Park PS (Public/Semi-Public) Range Land/BLM Land
East of site Foothills Residential R-1-DA(Residential one with Range Land
a development agreement
West of site Public/Semi- R-1-DA(Residential one with Range Land
Public/Foothills a development agreement)
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 is currently undeveloped and range or BLM land.
J. SITE DATA: 67.46-acres(2,938,558-SF)
K. PARKING ANALYSIS:
No parking is required with infrastructure(roadways)development.
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: N/A
Height and Number of Stories of Proposed Buildings:N/A
Gross Floor Area of Proposed Buildings: N/A
On and Off-Site Circulation: N/A
M. BUILDING DESIGN FEATURES:
Picnic Shelter Pavilion-
Proposed Building Design: Craftsman
Roof: Metal(Charcoal Gray 851)
Page 2 of 24
K:\Planning Dept\Eagle Applications\Dr\2022\Spring Valley-Big Gulch Common Area LS DR-23-22\DR-23-22 Big Gulch Way-Linder-Aerie LS ccf.docx
Walls: Metal frame and 6 x 6 steel columns(powder coated Sherwin Williams Iron Ore 7069)
Windows/Doors:N/A
Fascia/Trim: Wood fascia
Pedestrian Underpass and Pedestrian Bridges-
Columns:Natural Stone Veneer(Table Rock Sandstone)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are no existing trees.
Tree Replacement Calculations:N/A
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along Big Gulch Parkway,Linder Road, and Aerie Way(East).
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones:N/A
Parking Lot Landscaping:N/A
O. TRASH ENCLOSURES:N/A
P. MECHANICAL UNITS:N/A
Q. OUTDOOR LIGHTING:
The plans show the streetlight locations along Big Gulch Parkway,Linder Road,and Aerie Way(East)
and detailed cutsheets showing the height, style, and wattage of the proposed streetlights has been
received and complies with Eagle City Code Section 11A-3-9.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application(DR-24-22)has been
submitted for the approval of signs proposed at the entries to this community.
S. PUBLIC SERVICES AVAILABLE:
No preliminary approval letter form Star Fire Protections has been received by the City to date. The
site is located within the City of Eagle Water 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—yes—the applicant currently has a floodplain development permit.
Mature Trees-no
Riparian Vegetation-no
Steep Slopes-no
Stream/Creek-no
Unique Animal Life-no
Unique Plant Life- no
Page 3 of 24
K:\Planning Dept\Eagle Applications\Dr\2022\Spring Valley-Big Gulch Common Area LS DR-23-22\DR-23-22 Big Gulch Way-Linder-Aerie LS ccf docx
Unstable Soils-unknown
Wildlife Habitat- no
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.
Eagle Fire Department
Eagle Park,Pathway,and Recreation
Eagle Sewer District
Y. LETTERS FROM THE PUBLIC:None received to date.
Z. EAGLE CITY CODE 11 A-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.
Page 4 of 24
K:\Planning Dept\Eagle Applications\Dr\2022\Spring Valley-Big Gulch Common Area LS DR-23-22\DR-23-22 Big Gulch Way-Linder-Aerie LS ccf.docx
THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT AS PART OF
THE CITY COUNCIL'S FINDINGS OF FACT:
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:
Foothills Residential
A unique combination of land uses within the Eagle Foothills that strives to balance residential, non-
residential,and open space(developed and natural)use to create unique hamlets of development that
place urban development within the natural environment without overcrowding or significantly
altering the natural features found on the site. The density for unconstrained lands in the foothills
should be approximately 1 unit per tow acres. Residential densities should be calculated to be
commensurate with the existing land conditions. Priorities for open space areas should be granted for
areas located within the floodway, slopes more than 25%, or sensitive/critical habitat. These areas
should be sued as open space. Units should be arranged in accordance with the transect plan as
described in the Foothills planning area.
B. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
1. MASTER PLANS; PLANNING UNIT PLANS.
1.1 Conditions of Development. Developer shall develop the Property subject to the conditions
and limitations set forth in this Agreement. Further,Developer shall submit such applications
regarding design review, preliminary and final plat reviews,condominium plat reviews, PUD
and/or any conditional use permits,as and if applicable,and any other applicable applications
as may be required by the Zoning Ordinance, except as otherwise provided within this
Agreement.
2. INFRATRUCTURE AND SERVICES.
2.1 Traffic& Circulation.
(a) Ada County Highway District; Idaho Transportation Department. Improvements
to the ACHD and/or ITD Traffic System, as applicable, within the Project shall be
provided at the direction of ACHD, ITD or some other legally-constituted entity with
jurisdiction over the ACHD Traffic System and/or the ITD Traffic System. Unless City
has such jurisdiction, City shall not be responsible for any approvals or access permits
required or construction or maintenance costs associated with the ACHD Traffic System
and/or the ITD Traffic System,within the Project.
(b) Regional Circulation Plan; Master Traffic Study; Master Streets & Circulation
Plan. Conceptual locations of major roadways within the Property and the North Eagle
Foothills Planning Area are provided in the Regional Circulation Plan, attached hereto
as Exhibit G. Developer is working with City, ACHD, ITD, BLM and adjacent
property owners to adopt a regional roadway network plan to serve as a template to
guide the Master Streets&Circulation Plan,to be developed based on the Master Traffic
Study,the Planning Unit Master Plans and construction of the arterials generally along
the alignments shown in the Regional Circulation Plan or as determined by the agency
having jurisdiction. Developer will work with the aforementioned agencies and others
to determine the appropriate funding mechanisms to provide future funding to mitigate
the proportionate impact of the development of the Property on the existing ACHD
Page 5 of 24
K:\Planning Dept\Eagle Applications\Dr\2022\Spring Valley-Big Gulch Common Area LS DR-23-22\DR-23-22 Big Gulch Way-Linder-Aerie LS ccf docx
Traffic System and/or ITD Traffic System. Developer and City shall cooperate to
achieve approval by ITD and/or ACHD of the circulation interrelationship between the
ACHD Traffic System and the ITD Traffic System, such as the location of highway
interchanges and/or roundabouts, as reflected in the proposed Master Streets &
Circulation Plan attached hereto as Exhibit H. The western primary entry may be
proposed as an interchange or roundabout on State Highway 16.
(c) ACHD Traffic System. Developer, with consultation with ACHD, will design,
engineer, construct, acquire, install, permit and dedicate the ACHD Traffic System
within and/or proportional to the Project's impacts in accordance with the Master Streets
& Circulation Plan, Planning Unit Master Streets & Circulation Plans and the Phasing
Plan and all planning and study documents of ACHD.
(d) ITD Traffic System. Developer, with consultation with ITD, will design, engineer,
construct, acquire, install, permit and dedicate the ITD System within and/or adjacent
and/or proportional to the Project's impacts in accordance with the Master Streets &
Circulation Plan, Planning Unit Master Streets & Circulation Plans and Phasing Plan
and all planning and study documents of ITD. City and Developer shall cooperate in
pursuit of funding from or authorized by the State of Idaho for the construction of
Developer's proportionate share of necessary improvements to the ITD System (which
improvements may include, without limitation, interchanges, roundabouts, traffic
signals,turning lanes and frontage roads)required to implement this Plan.
(e) Planning Unit Master Streets & Circulation Plan. A detailed analysis of the ACHD
Traffic System within the Project and the ITD Traffic System within and/or adjacent to
the Project and the ultimate design and locations of streets and circulation improvements
shall be consistent with the Master Streets & Circulation Plan and further defined in
each Planning Unit Master Streets&Circulation Plan,which analysis shall be submitted
and approved by ACHD and/or ITD,as appropriate. Each Planning Unit Master Streets
& Circulation Plan shall be prepared by Developer and approved by City taking into
account the Master Streets & Circulation Plan, and any amendments thereto and the
recommendations of ACHD and/or ITD, as applicable. Each Planning Unit Master
Streets&Circulation Plan shall address any increase or decrease in traffic volumes from
other Planning Unit Master Plans and the particular Planning Unit being planned that
may occur as development progresses and densities and intensities are rearranged.
(f) Phased Construction. Developer and/or ACHD and/or ITD shall construct or arrange
for the construction of, in phases, and in accordance with the Master Streets &
Circulation Plan and the Planning Unit Master Streets & Circulation Plan: streets,
roadways and sidewalks to be used for motorized vehicular traffic for ingress and egress
to, through, within and from the Project; parking; pedestrian, bicycle and/or other
facilities to be used for non-motorized vehicular traffic for ingress and egress to,
through,within and from the Property; street lighting with underground electric service
distribution; all striping, traffic signals, street sign posts, street name signs, stop signs,
speed limit signs, and all other directional/warning/advisory traffic signage as may be
reasonably required. City shall not issue certificates of occupancy for any phase prior
to on-site roads being constructed to the capacity required for full build-out of that phase
in accordance with the applicable final plat or approved improvement plans.
2.6 Parks,Trails and Open Space.
(a) Master Parks, Trails and Open Space Plan. The Project will contain Open Space,
totaling a gross minimum acreage of 20% of the Project area with an overall goal of
providing 40%or more of the Project area as Open Space in exchange for Bonus Density
Page 6 of 24
K:\Planning Dept\Eagle Applications\Dr\2022\Spring Valley-Big Gulch Common Area LS DR-23-22\DR-23-22 Big Gulch Way-Linder-Aerie LS ccf docx
•
described in section 1.4, above. Each Planning Area shall contain a minimum of 15%
of its total gross acres as Open Space. A Master Parks, Trails and Open Space Plan for
the Project is shown on Exhibit I, which depicts the intent to link neighborhoods and
Planning Areas to various common areas and recreational uses. The pathways and trails
will be within and through Planning Areas and may be located along Open Space
corridors and near or adjacent to community streets and roads. Pathways and trails may
also utilize drainage ways and dry gulches between common areas and neighborhoods
or may be combined with the drainage system for the Project. The parks, trails and
Open Space Plan shown on Exhibit I will be either owned by the Owners' Association
City, or another entity, or a combination of all three. Developer will submit to City a
more detailed Master Parks,Trails and Open Space Plan concurrently with the submittal
of the first Planning Unit Master Plan or portion thereof.
(b) Planning Unit Master Parks,Trails and Open Space Plan. A Planning Unit Master
Parks,Trails and Open Space Plan shall be submitted as part of the Planning Unit Master
Plan that generally conforms to the Master Parks, Trails and Open Space Plan and will
address roadway crossings, habitat,trails within the Eagle Regional Park,ownership or
intent to dedicate park facilities if known at the time of submittal.
(c) Eagle Regional Park and Willow Creek Open Space Corridor. City has applied to
acquire 1,915 acres of BLM Lands for the proposed Eagle Regional Park, which 1,915
acres are contiguous to the southern border of the Project. The purpose of City's
acquisition of BLM Lands is to create a regional park that would preserve Open Space
in the vicinity for trails and other recreational enjoyment,buffer neighboring properties,
and create and/or improve wildlife habitat by providing a wildlife mitigation corridor in
and through the vicinity. Subject to: (i)City completing City's acquisition of BLM
Lands on or before December 27, 2017; and (ii)failure of Developer to complete the
BLM Exchange as described below in section(d), immediately below, Developer may
donate approximately 800 acres of private land to City, as set forth in Exhibit K,which
when combined with City BLM Lands, would create the Eagle Regional Park totaling
2,715 acres. Those 800 acres contain important wildlife habitat and vegetative
communities and the 800 acres are planned for low-density residential neighborhoods
and Open Space. The two portions of the Park(that is the 1,915 acres and the 800 acres)
would be connected by Open Space at least 100 feet in width. Developer will create a
tract to be maintained by the Owners' Association of approximately 80 acres of private
land as part of the Willow Creek Open Space Corridor. Developer will work with and
assist City on City's planning of the Park and Open Space Corridor with such
improvements as trailheads,trails, lookouts and fencing along this boundary, including
providing, at no expense to City, underlying topographical data, planning data and
biological and wildlife studies. Notwithstanding anything to the contrary herein, in the
event that City fails to complete the acquisition of the BLM Lands on or before
December 27,2017, Developer shall have the right to develop and plat the 800 acres in
accordance with the terms of this Agreement and Eagle City Code Title 11.
(d) BLM Exchange. In an attempt to consolidate lands and prevent fragmentation of Open
Space, Developer has filed a request with BLM to exchange approximately 800 acres
of Developer's lands for 815 acres of BLM Lands. The exchange would be subject to
BLM designating the Spring Valley 800 acres as Open Space. The Parties acknowledge
the appraised value of the Developer-owned 800 acres may be less than the appraised
value of the BLM-owned 815 acres. In the event the BLM-owned 815 acres is appraised
at a higher value than the Developer-owned 800 acres, Developer shall include
additional, contiguous acres of Developer-owned land with such 800 acres to bring the
Page 7 of 24
K:'Planning Dept\Eagle Applications\Dr\2022\Spring Valley-Big Gulch Common Area LS DR-23-22\DR-23-22 Big Gulch Way-Linder-Aerie LS ccf docx
appraised value of the Developer-owned lands to roughly the appraised value of the
BLM-owned 815 acres as required by applicable law. In the event that the exchange is
completed,the 815 acres presently owned by BLM would become Additional Property
as defined herein and become a part of the Highway Mixed-Use/Business Park Planning
Area upon receiving the appropriate approvals from City. In the event that the exchange
does occur,Developer shall not receive any Bonus Density for such 800 acre parcel. In
the event that the BLM exchange is not completed within 10 years from the date of this
Agreement (that is, December 27, 2017), Developer may donate the 800 acres to City
for use as a regional park or develop the 800 acres as described in this Agreement.
Subject to: (i)City completing City's acquisition of BLM Lands on or before December
27, 2017; and (ii) in Developer's reasonable discretion, the BLM exchange is
proceeding on track toward completion, the Spring Valley 800 acres will be available
for public use during the pending exchange as if it were a part of the Eagle Regional
Park. City agrees that it will reasonably cooperate as necessary to accommodate the
exchange transaction.
2.7 Planning Unit Master Environmental Design Plan.
(a) Landscape; Signage; Lighting. All development of the Property shall comply with
the landscape, signage and lighting standards of Eagle City Code Title 11.
(b) Habitat Mitigation Plan. A Habitat Mitigation Plan that addresses development within
Constrained Lands, as generally identified on Exhibit J as Habitat Areas of Special
Concern,has been prepared by Developer in cooperation with City. The City-approved
Habitat Mitigation Plan,attached hereto as Exhibit N, identifies areas where Mitigation
is required, the type of Mitigation actions, if any, required, and the rationale for such
actions. City and Developer may coordinate,cooperate,and consult with other agencies
in the application of the Habitat Mitigation Plan, but approval authority for the
application of the Habitat Mitigation Plan shall rest solely with City based on standards
commensurate with such Habitat Mitigation Plan(s) and based on findings that
demonstrate a rational nexus Nothing in the Habitat Mitigation Plan may be construed
as either incorporating state and/or federal standards and/or regulations that are not
applicable to the Property or otherwise conferring any approval authority for the Habitat
Mitigation Plan to any state or federal agency. Implementation and compliance with
the Habitat Mitigation Plan shall be on a Planning Unit by Planning Unit basis. A
PUMP shall not be approved if development is proposed and compliance with the
Habitat Mitigation Plan has not been approved or conditionally approved in accordance
with Eagle City Code Title 11.
2.8 Construction. To the extent Developer develops the Property,the Parties shall have the right
and the obligation,at any time after the commencement of the Term,to dedicate land,subject
to City's or other applicable governmental jurisdiction's acceptance,and/or construct or cause
to be constructed and installed any or all portions of the Public Infrastructure that relates to
the segments of the Property developed by Developer.
All such construction performed by Developer shall be performed to minimize disturbance
to native and existing plant cover outside of areas being developed. Developer shall comply
with all applicable requirements, standards, codes, rules, or regulations of City and in
compliance with all applicable permit requirements,standards,codes,rules or regulations of:
(a)the State of Idaho; (b)the United States of America; and (c)other applicable
governmental agencies. Developer shall have the right, upon receipt from City (or other
applicable governmental jurisdiction,as may be applicable)of an appropriate encroachment
permit, to enter and remain upon and cross over any City-held (or other applicable
Page 8 of 24
K:\Planning Dept\Eagle Applications\Dr\2022\Spring Valley-Big Gulch Common Area LS DR-23-22\DR-23-22 Big Gulch Way-Linder-Aerie LS ccf.docx
governmental jurisdiction, as may be applicable) easements or rights-of-way to the extent
reasonably necessary to facilitate such construction,or to perform necessary maintenance or
repairs of such Public Infrastructure, provided that Developer's use of such easements and
rights-of-way shall not impede or adversely affect City's use and enjoyment thereof and
provided that Developer shall substantially restore such easements and rights-of-way to their
condition prior to Developer's entry upon and completion of such construction, repair or
maintenance. To the extent permitted by law and subject to obtaining an encroachment
permit from City(or other applicable governmental jurisdiction),the prior dedication of any
easements or rights-of-way shall not affect or proscribe Developer's right to construct,install,
and/or provide Public Infrastructure thereon or thereover. City, as necessary to implement
the installation of Public Infrastructure,shall cooperate reasonably with and assist in: (a)the
abandonment of any unnecessary public rights-of-way or easements currently located on the
Property and not otherwise used or required by other members of the public; (b)the
acquisition of any necessary public rights-of-way or easements not currently located on the
Property and required to be consistent with the Planning Unit Master Plans or provide access
to the Property pursuant to the Planning Unit Master Plans except on lands currently filed
with and under review by the City of Eagle for development approvals; and (c) submitting
requests or filing applications, or entering into intergovernmental agreements with
appropriate governmental entities regarding the abandonment or acquisition of public rights-
of-way or easements necessary to develop the Property.
C. PLANNING UNIT MASTER PLAN PROVISION WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
11. Big Gulch Parkway has been identified as an informal collector and shall be developed,landscaped
and maintained as a collector consistent with PUMP No.1 Exhibit R—Environmental Design Plan,
dated February 2022.
14. The applicant shall submit a Design Review application prior to the submittal of an associated
final plat application consistent with ECC Section 11 A-3 for all signage, landscape, and common
areas identified in Exhibit P—Parks, Trails and Open Space Plan dated February 2022)as part of
the PUMP No. 1 submittal and in accordance with ECC Section 11A-7.
15. The applicant shall submit a Design Review application prior to final platting of the areas
containing the facility for all public facilities (water pump houses, booster houses, sewage
treatment plant, etc.)associated with PUMP No. 1.
D. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 11A-3-1: GENERAL APPLICABILITY:
This title applies to all proposed development located within Spring Valley and requires the
submittal of a design review application pursuant to this title and fee as prescribed from time to
time by the city council.
The following are specifically excluded from the requirements of design review: development of
an individual single-family detached dwelling on a single parcel, an individual duplex(2 dwelling
units),and an individual townhome consisting of a maximum of two(2)dwelling units.
• Eagle City Code Section 11A-3-7 LANDSCAPE AND BUFFER AREA REQUIREMENTS:
A. Overview And Intent: The existing(nondeveloped) landscape character of Spring Valley,and
much of the North Eagle Foothills, is predominantly nonnative grasslands with some shrubs
and agriculture and is quite different from the rest of Eagle and the Boise River corridor which
contain dense plantings and large buffer areas along arterials and collector roadways, irrigated
Page 9 of 24
K:\Planning Dept\Eagle Applications\Dr\2022\Spring Valley-Big Gulch Common Area LS DR-23-22\DR-23-22 Big Gulch Way-Linder-Aerie LS ccf.docx
pastures, and riparian woodlands. The intent of these standards is to provide a landscape
character that is appropriate to the foothills and balances aesthetics and livability with water
demands and availability. These standards promote water conservation through the use of
treated effluent for irrigation,efficient irrigation systems,and the use of native and other plants
that require little or no irrigation to survive. In addition, these guidelines shall be used in
conjunction with the grading guidelines and hillside development standards,habitat mitigation
plan and wildfire management plan.
The landscape concept for Spring Valley can be best described as a "foothills landscape". This
concept is based on the landscape of the Northern Rocky Mountain Foothills and high plains
prairie. Foothills landscape will be characterized by diverse layers of both deciduous and
evergreen shrubs and trees that will create interest through its broad palette of indigenous
material and other plants,including turf,utilized throughout the region.This concept also takes
advantage of soil and exposure conditions to develop potential vineyard groves throughout the
community with the rolling foothills as the backdrop.
• Eagle City Code Section 11 A-3-7(F): Installation And Minimum Standards:
1. Trees shall be planted in accordance with the city of Eagle tree planting specifications included
as an exhibit within the EASD book. Accepted nursery standards and practices shall be
followed in the planting and maintenance of landscaped areas.
2. Soil and slope stabilization must result after landscape installation. Soil and slope stabilization
measures shall comply with those contained in the Spring Valley grading guidelines and
hillside development standards. Manufactured slopes shall be revegetated within the first
planting season following completion of construction.
3. Revegetation of slopes and other areas intended to reestablish native vegetation shall use a site
specific,city approved upland revegetation seed mix consisting of plants contained in the native
open space and upland revegetation plant list contained in subsection Y of this section.Native
species are emphasized,but desirable nonnative species may also be used. Plugs, potted plants
and transplants and a variety of grasses,forbs and shrubs may be added to reestablish a diverse
stand of native or desirable plant species. Additional plants not on the list may be proposed,
but must be approved by the city on the environmental landscape plan of the applicable PUMP.
4. Class I, II and III trees planted with the ACHD right of way shall meet the following ACHD
minimum standards:
Class Offset Planter Width
I 5-feet ',2 10 feet
II 5-feet' 8 feet'
III 5-feet' 10 feet
Notes:
1. A 5 foot offset is required from the edge of sidewalk when the sidewalk is attached to the curb or 5 feet from
the curb when no sidewalk exists.
2. Class I trees shall be planted where they will not overhang the sidewalk or curb without pruning.
3. A 6 foot wide planter may be allowed with an ACHD waiver and a root barrier.
5. Only class I trees may be planted under or within ten feet(10')of any overhead line.
Page 10 of 24
K:\Planning Dept\Eagle Applications\Dr\2022\Spring Valley-Big Gulch Common Area LS DR-23-22\DR-23-22 Big Gulch Way-Linder-Aerie LS ccf docx
6. Conifers are prohibited as a street tree, but are allowed outside the right of way and vision
triangle.
7. Trees of any type shall not be planted within ten feet(10')of any streetlight,storm drain facility,
drain inlet, structure of piping system, seepage bed, fire hydrant or utility box.
8. Root barriers shall be installed for all new trees planted adjacent to existing or proposed public
or private sidewalks and paving.Root barriers shall extend a minimum of eighteen inches(18")
below the subgrade on the sidewalk side and a minimum of twenty four inches (24") below
subgrade on the curb side.Root barriers shall extend two inches(2")above the ground and key
into the road feature. When trees are planted in formal patterns at consistent spacing along
curbs and straight sidewalks,barriers shall be constructed at the same time as the street and the
sidewalk. When trees are planted at minimum spacing,the barrier shall run continuously along
both the curb and sidewalk features which it is designed to protect. When trees are planted in
informal patterns at random spacing along meandering sidewalks, barriers may be installed at
the time of planting. All root barriers within or adjacent to the public rights of way shall
conform with ACHD and ITD standards.
9. All landscaped areas adjacent to vehicular areas shall be protected with an approved curbing
material.
10. The minimum acceptable size for deciduous trees shall be two inch (2") caliper, balled and
burlapped.
11.The minimum acceptable size for evergreen trees shall be six feet to seven feet(6' - 7') balled
and burlapped.
12. A maximum of fifty percent(50%)of the required shrubs in a project shall be one gallon.
13. A minimum of fifty percent (50%) of the required shrubs in a project shall be five (5) gallon
or larger.
14. Hydroseeding of plant material may be used in conjunction with container plants(shrubs,vines
and ground covers) or by itself for revegetating disturbed areas but may not be used on the
interior of commercial sites.
15. Wetland/riparian areas shall be established in accordance with the recommendations in the
habitat mitigation plan.A wetlands/riparian plant list is provided in subsection Y of this section.
16. Plant material selection shall be taken from the plant list in subsection Y of this section.
• Eagle City Code Section 11A-3-7(J):
Irrigation Required: An underground automatic irrigation system is required for all development,
as defined in section 11A-3-1 of this chapter,except as described below:
1. All required landscaped areas must be provided with an automatic underground irrigation system
except upland revegetation areas that are intended to be naturalized(consisting of plant species
that are indigenous to or compatible with the area and do not require permanent irrigation). An
aboveground system or hand watering may be used on a temporary basis until such areas are
established and stabilized.Such areas are considered established and stabilized when a minimum
of seventy percent(70%)of the revegetated area can exist without such supplemental watering.
2. The system shall be equipped with a reduced pressure backflow prevention device.
3. All spray irrigation systems shall be designed and constructed to provide one hundred percent
(100%)spray coverage.
Page 11 of 24
K.\Planning Dept\Eagle Applications\Dr\2022\Spring Valley-Big Gulch Common Area LS DR-23-22\DR-23-22 Big Gulch Way-Linder-Aerie LS ccf.docx
4. Irrigation systems shall be circuited and zoned for exposure,topography and the varying water
requirements of the plant material.
5. Appropriate sprinkler heads shall be selected and placed as required to reduce direct and indirect
overthrow and overflow onto nonpervious areas(walks, drives, etc.).
6. Overhead or spray irrigation may be used to water turf, pastures, slopes and berms, flowerbeds
and hydroseeded areas.
7. Drip or subterranean irrigation shall be used to water trees (except those in turf areas), shrubs
and ground covers.
8. Use of nonpotable water(treated effluent or reuse water) for use in the irrigation of lawn and
plant material is required for public and common areas when available. Such systems may be
phased or transitioned from potable water as treated effluent becomes available over time.
Areas for transition shall be identified on the irrigation plans. Such public and common areas
include:
a. Landscape along arterial and collector roadways.
b. Parks and sports fields.
c. Golf courses.
d. Community gardens.
e. Lakes and ponds.
f. Slopes.
9. Reuse water may also be used for aquifer recharge and recovery subject to IDWR approval.
10. The master developer shall install the reuse system that is separate from the potable water
system and meets all applicable state and local regulations. Stubs shall be provided to
individual parcels to allow parcel developers to tie into the system as needed to irrigate common
areas within the parcel. Such system may initially be installed as a dry line system to provide
future connection to the reuse system when reuse water becomes available.
11. All nonpotable water access points shall be clearly and permanently labeled with markers
indicating that the water is not safe for human consumption.
12. Maintain all irrigation systems to ensure proper operation and water conservation.
• Eagle City Code Section 11A-3-7(K)(4):
Major Roadways: Residential developments within Spring Valley, including, but not limited to,
subdivisions and multi-family developments,shall be buffered from streets classified as collectors,
arterials, and state highways, as shown on exhibit 3-A of this section, or as determined by ACHD
or ITD,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, except 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, walls and fencing are
described in subsection L of this section.
Page 12 of 24
K:\Planning Dept\Eagle Applications\Dr\2022\Spring Valley-Big Gulch Common Area LS DR-23-22\DR-23-22 Big Gulch Way-Linder-Aerie LS ccf.docx
EXHIBIT 3-A
MASTER STREETS AND CIRCULATION PLAN
•
r" A -loath&Prtncptl atrn♦l
B :-mum=Nolte.•__Annul
•
CC Calltatar Sete.,
D-link pr Moroi 11•10rr.t,tbi
CO Pairmtil Roane bout l«Jtions
B1«Mr Sawa o.M lQ)gfpwnd dot we N A*,.irp ent
.
• ,A
A
JP,
A ' •
■ rj
CJ t3Ir
Y
td t
• Eagle City Code Section 11A-3-7(L):
Streetscapes: The following standards shall apply to Spring Valley internal and perimeter roadways
as shown on exhibit 3-A of this section. In all cases, any planting within public rights of way shall
be with approval from the public entity owning the property. (The rights of way widths and
pavement areas in the sections below are shown for illustrative purposes only.Actual rights of way
widths and lane configurations will be determined by ACHD and ITD as appropriate.)
1. Foothills Arterial Streets:
a. The landscape buffer for foothills principal arterials shall be thirty feet (30') minimum
except adjacent to single-family residential uses where it shall be fifty feet(50')minimum
(not including right of way). See exhibit 3-B of this section.
b. The landscape buffer for foothills minor arterials(not including Willow Creek Road which
is described below) shall be twenty four feet (24') minimum except adjacent to single-
family residential uses where it shall be thirty five feet(35')minimum (not including right
of way). See exhibit 3-C of this section.
c. A detached sidewalk shall be provided on both sides of the street at least eight feet(8')from
the back of curb. The sidewalk shall be a minimum of five feet(5')wide and may or may
not meander depending on the streetscape approved by the city with the PUMP. Sidewalks
may be attached to the curb in front of bus pullouts but shall be six feet(6')minimum width
in such locations.An eight foot(8')wide multiuse pathway on one side of the road may be
approved by the city within low density areas (1 acre lots and larger) or along roadways
adjacent to regional open space.
d. The following plant material shall be provided,at a minimum,within the limits of the buffer
area along arterial streets:
Page 13 of 24
K:\Planning Dept\Eagle Applications\Dr\2022\Spring Valley-Big Gulch Common Area LS DR-23-22\DR-23-22 Big Gulch Way-Linder-Aerie LS ccf.docx
(1) Three(3)trees per one hundred(100) linear feet of street frontage on each side of the
street except next to single-family residential uses where there shall be four(4)trees
per one hundred(100) linear feet.
(2) One shrub/ground cover per seventy five (75) square feet of buffer area (excluding
sidewalks, drives and other hardscape areas). Turf may be used in place of
shrubs/ground covers,but the amount used shall not exceed fifty percent(50%)of the
landscape area on a plat by plat or phase by phase basis.
(3) The landscape planting along Linder Road and the Highway 16 principal arterial
through BLM shall be determined in consultation with BLM and the city.
e. 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 fence, or
combination thereof shall be provided within or at the limits of the buffer area adjacent to
single-family residential lots or at the property line of such lots. The maximum slope for
any berm, if provided, 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. Walls or fencing are not
required adjacent to multi-family residential uses,except when necessary to provide a buffer
to enclose private outdoor living space, nonresidential uses or open space.
EXHIBIT 3-B
.ram 4,n-_ ;` . .. .xis
/P -
Mk
b50'IOen1 apa ranrnl ap IIII 5 J tlK_O'lannpa
.rAO,.A ant to M Aso. Ar AgocaM b
5mire I a Oy RW eamta1 •.. 2 NonJlwIon*,Ion*,Ral4lanlbl
•
PooMNN1 Principal Arterial Section
Page 14 of 24
K:\Planning Dept\Eagle Applications\Dr\2022\Spring Valley-Big Gulch Common Area LS DR-23-22\DR-23-22 Big Gulch Way-Linder-Aerie LS ccf docx
EXHIBIT 3-D
< IP
1 !Weal 8, , Povemenl Nee I r boa^ Pavement Area
SO -WTI
? TL R.O.W. 2r•
3'LandscaM 20'Londscap•
Weer(Mr,_I &Atm(Mil.)
Adjacent 10 Single Adjacent to Non.Single
Family Residential Family Residential
Collector Street Section
2. Collector Streets:
a. The landscape buffer for collector streets shall be twenty feet(20')minimum except
where it is adjacent to single-family residential uses where it shall be thirty five feet(35')
minimum(not including right of way). See exhibit 3-D of this section.
b. A detached sidewalk shall be provided on both sides of the street at least eight feet(8')
from the back of curb. The sidewalk shall be a minimum of five feet(5')wide and may or
may not meander depending on the streetscape concept shown on the PUMP. Sidewalks
may be attached to the curb in front of bus pullouts, dropoff areas,on street parking
areas, and similar circumstances as approved by ACHD and the city, but shall be six feet
(6')minimum width in such locations. An eight foot(8')wide multiuse pathway on one
side of the street may be approved by the city within low density areas(1 acre lots and
larger)or along streets adjacent to regional open space depending on the streetscape
approved by the city on the PUMP.
c. The following plant material shall be provided, at a minimum,within the limits of the
buffer area:
(1) Two(2)trees per one hundred(100) linear feet of street frontage except next to
single-family residential uses where there shall be three(3)trees per one hundred
(100)linear feet.
(2) One shrub/ground cover per seventy five(75) square feet of buffer area(excluding
sidewalks, drives and other hardscape areas). Turf may be used in place of
shrubs/ground covers, but the amount used shall not exceed fifty percent(50%)of
the landscape area on a plat by plat or phase by phase basis.
d. 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 fence,or
combination thereof shall be provided within or at the limits of the buffer area adjacent to
single-family residential lots or at the property lines of such lots. The maximum slope for
any berm, if provided, 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. Walls or
Page 15 of 24
K:\Planning Dept\Eagle Applications\Dr\2022\Spring Valley-Big Gulch Common Area LS DR-23-22\DR-23-22 Big Gulch Way-Linder-Aerie LS ccf docx
fencing are not required adjacent to multi-family residential uses except when necessary
to provide a buffer to enclose private outdoor living space, nonresidential uses or open
space.
EXHIBIT 3-D
.atL
wok 8. Pavement Area �e Pavement Area 8. ,w l
r' ' ii
�- R.O.W. 2
pc,- n
Adjacent to Single Adjacent 10 Mon-Single
Family Reeldentlat Fomiy Residential
Collector Street Section
7. Medians:
a. The minimum width of a median, if provided, that will support trees is eight feet (8') for
class II trees and ten feet (10') for class I and III trees. The minimum width of a median
that will support turf is ten feet (10'). The minimum width of a median that will support
shrubs and ground covers is four feet(4'). If a median or median nose is narrower than four
feet(4'),the area shall be filled with stamped concrete,decorative pavers or rock. Medians
will generally be provided on arterial,collector and urban streets.
b. The following plant material shall be provided,at a minimum,within the median:
(1) One tree per fifty (50) linear feet of median (a minimum of 2 trees are required in
medians over 35 feet in length).
(2) One shrub/ground cover per seventy five (75) square feet of landscaped area. Turf
may be used in place of shrubs/ground covers, but the amount of turf shall not exceed
fifty percent(50%)of the landscaped area on a plat by plat or phase by phase basis.
(3) In the event a median is less than thirty five feet(35') in length, a single tree shall be
permitted. Shrub/ground cover and turf requirements(above)would apply.
8. Streetscape Design Concepts: Landscape along Spring Valley roadways shall be arranged in
formal or informal patterns, or a combination of both. Formal landscape patterns (exhibit 3-I
of this section) consist of plants arranged in consistent spacing and/or massing patterns while
informal landscape patterns (exhibit 3-J of this section) consist of plants arranged in less
consistent or random spacing and/or massing patterns.Straight sidewalks are usually associated
with formal streetscapes while meandering sidewalks are usually associated with informal
streetscapes. The street classification and streetscape concept for each roadway shall be
consistent with the approved environmental landscape plan for the PUMP that contains that
roadway.
Page 16 of 24
K:\Planning Dept\Eagle Applications\Dr\2022\Spring Valley-Big Gulch Common Area LS DR-23-22\DR-23-22 Big Gulch Way-Linder-Aerie LS ccf docx
EXHIBIT 3-I
Accent/!kmenng ground cover as foreground to trees—Z F owenny accent trees
break up the scabs of
Shrub massing w.fl vary in species and height to create interest 7 \ larger tree*occurs
mNrn tion*slap 7�
Opernng n median.'tome Omsk' roadway planting iP7' door
loafs on accent and shrub fomVBowennp
-110
.f:'A, y111.
r106`. Straight
Arid
'11�'/ _ /'r�!+.�."' �''r i �' Sidewalk
Decaduous street tree
r staggered double row
verilir Wig.; Shrub massing contrasts with trees
Tat;median spate of accent trees
creates division of opposing lanes
..". Med+um shrubs
L
Accent trees break up the scale of larger Mee* Large deciduous shrubs
Occurs ntermitterttly along roadway planting
Formal Streetscape Prototype
E. DISCUSSION:
• The applicant is requesting design review approval of the common area landscaping along Big
Gulch Parkway, Linder Road, and Aerie Way (East) and the amenities along the Big Gulch
Parkway common area within Spring Valley PUMP No. 1. The following bullets breakdown each
of the roadways and the Big Gulch Parkway amenities:
➢ Big Gulch Parkway:
Big Gulch Parkway is a collector that provides access to the southernmost area of the
development extending 8,750-feet to the northeast to Linder Road within Spring Valley PUMP
No. 1. Big Gulch Parkway has been designed with a center median the entire length of the road
with breaks in the median to provide vehicular and pedestrian access across the roadway. A
meandering 5-foot wide sidewalk is proposed along both sides of Big Gulch Parkway along
with the required street trees and plantings within the streetscape area between the back of curb
and meandering sidewalk or regional pathway. In some locations along Big Gulch Parkway, a
10-foot wide concrete regional pathway replaces the 5-foot wide concrete sidewalk but
provides pedestrian connectivity throughout the development.
➢ Linder Road:
Linder Road is a minor arterial that provide access to the development from the south. The
applicant is proposing to construct 1,950-linear feet(approximately) of Linder Road from the
roundabout where Aerie Way and Linder Road intersect to the southern property line of this
development. A 10-foot wide separated sidewalk is proposed along both sides of Linder Road
along the 1,950-linear feet. Linder Road has been designed with a center median the entire
length of the road with breaks in the median to provide vehicular and pedestrian access across
the roadway. The required street trees and plantings within the streetscape are proposed along
both sides of Linder Road within the streetscape area between the back of curb and separated
10-foot wide concrete sidewalk. A pedestrian underpass is proposed under Linder Road to
provide continued and uninterrupted access of the regional pathway leading from PUMP No.
1 to future phases of Spring Valley.
Page 17 of 24
K:\Planning Dept\Eagle Applications\Dr\2022\Spring Valley-Big Gulch Common Area LS DR-23-22\DR-23-22 Big Gulch Way-Linder-Aerie LS ccfdocx
> Aerie Way(East):
Aerie Way(East) is a principal arterial that provides access through Spring Valley PUMP No.
1 from the roundabout(intersection of Aerie Way and Linder Road)to the east approximately
4,077-feet and to future phases of Spring Valley. A separated 10-foot wide sidewalk is
proposed along both sides of Aerie Way(East). The required street trees and plantings within
the streetscape are proposed along both sides of Aerie Way (East) within the streetscape area
between the back of curb and separated 10-foot wide concrete sidewalk. Aerie Way(East)has
been designed with a center median the entire length of the road with breaks in the median to
provide vehicular and pedestrian access across the roadway.
> Big Gulch Parkway common area amenities:
Big Gulch Parkway common area is a multi-use linear park which includes a regional trail,
wildlife corridor, and primary drainage channel for the community. A 10-foot wide concrete
path is proposed along the entire length of the common area along with pathway connectivity
to the future subdivisions within Spring Valley PUMP No. 1. Bollard lighting, pedestrian
bridges, benches, picnic tables, bike racks, a covered pavilion, pet waste stations, trash
receptacles,swings,and overlook areas are located throughout the Big Gulch Parkway common
area.
Staff defers comment regarding the proposed landscaping and amenities to the Design Review
Board.
• Sheet L1.6 shows a pedestrian bridge to cross over the wetland area that is noted to be 7-foot wide
with a 10-foot wide concrete pathway entering and exiting the pedestrian bridge. The applicant
should be required to provide a revised landscape plan showing the pedestrian bridge shown on
Sheet L1.6 to be 10-foot wide to match the width of the 10-foot wide concrete pathway entering
and exiting the pedestrian bridge. The revised landscape plan should be reviewed and approved by
staff prior to the submittal of a final plat application for Spring Valley Subdivision No. 1.
• The landscape plans show a couple pedestrian overlook tower locations along the regional pathway
that are to have structures proposed at these locations. To date,the structures at the overlook areas
have not been designed. The applicant should be required to provide detailed elevation plans
showing the size,height,materials,colors,etc.to be used in the construction of the overlook towers.
The detailed elevation plans should be reviewed and approved by staff and two members of the
Design Review Board prior to the issuance of a zoning certificate for said structures.
• There are numerous pedestrian/pathway crossings throughout the development, most are located
where the roads intersect with Big Gulch Parkway but there are a few that intersect with Big Gulch
Parkway at locations that are not necessarily at a street intersection. The plans do not specify if
there is a to be a different material (i.e.: hardscape material) designating a pedestrian/pathway
crossing or if the crossings will be marked with painted crosswalks. The applicant should be
required to provide revised landscape plans showing all pedestrian/pathway crossing designated by
a different hardscape material or by painted crosswalks. If a hardscape material is proposed to
designate the pedestrian/pathway crossing, a material sample and color of said material should be
provided for review and approval. The revised landscape plans and material sample(if applicable)
should be reviewed and approved by staff and one member of the Design Review Board prior to
the submittal of a final plat application for Spring Valley Subdivision No. 1.
• Sheet L1.10 shows a covered pavilion to be located within the Big Gulch Parkway adjacent to one
of the ponds. The surface under the pavilion has not been specified (i.e.: concrete, stamped
concrete, pavers, etc.). The applicant should be required to provide a revised landscape plan
providing details(i.e.: concrete, stamped concrete, pavers, etc.) of the surface to be located under
the pavilion located adjacent to the pond within the Big Gulch Parkway. The revised landscape
Page 18 of 24
K.\Planning Dept\Eagle Applications\Dr\2022\Spring Valley-Big Gulch Common Area LS DR-23-22\DR-23-22 Big Gulch Way-Linder-Aerie LS ccf.docx
plan should be reviewed and approved by staff and one member of the Design Review Board prior
to the submittal of a final plat application for Spring Valley Subdivision No. 1.
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 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 April 28, 2022,at
which time the Board made their decision.
BOARD DELIBERATION:
Upon completion of the applicant's and staff's presentations,the Board discussed during deliberation that:
• The Board is in favor of the common area landscaping along Big Gulch Parkway, Linder Road, and
Aerie Way(East)and how the plant material placement,trails, and the Big Gulch Parkway linear park
have been designed to be sensitive to the surrounding environment.
BOARD DECISION:
The Board voted 3 to 0(Grubb, Germano, Lindgren, and Merrill absent)to recommend approval of DR-
23-22 for a design review application for the common area landscaping along Big Gulch Parkway, Linder
Road, and Aerie Way(East)within Spring Valley PUMP No. 1 for GWC Capital,with the following site
specific conditions of approval and standard conditions of approval provided within their findings of fact
and conclusions of law document, dated May 12, 2022.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on May 24,2022,at which time
the Council made their decision.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-23-22 for a design review application for the common area
landscaping along Big Gulch Parkway, Linder Road,and Aerie Way(East)within Spring Valley PUMP
No. 1 for GWC, with the following Design Review Board recommended site specific conditions of
approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of DR-30-13 and DR-30-13 MOD.
2. Provide a revised landscape plan showing the pedestrian bridge shown on Sheet L 1.6 to be 10-foot
wide to match the width of the 10-foot wide concrete pathway entering and exiting the pedestrian
bridge. The revised landscape plan shall be reviewed and approved by staff prior to the submittal of a
final plat application for Spring Valley Subdivision No. 1.
3. Provide detailed elevation plans showing the size, height, materials, colors, etc. to be used in the
construction of the overlook towers. The detailed elevation plans shall be reviewed and approved by
staff and two members of the Design Review Board prior to the issuance of a zoning certificate for said
structures.
4. Provide revised landscape plans showing all pedestrian/pathway crossing designated by a different
hardscape material or by painted crosswalks. If a hardscape material is proposed to designate the
pedestrian/pathway crossing, a material sample and color of said material shall be provided for review
and approval. The revised landscape plans and material sample (if applicable) shall be reviewed and
Page 19 of 24
K.\Planning Dept\Eagle Applications\Dr\2022\Spring Valley-Big Gulch Common Area LS DR-23-22\DR-23-22 Big Gulch Way-Linder-Aerie LS ccf docx
approved by staff and one member of the Design Review Board prior to the submittal of a final plat
application for Spring Valley Subdivision No. 1.
5. Provide a revised landscape plan providing details(i.e.: concrete, stamped concrete,pavers,etc.)of the
surface to be located under the pavilion located adjacent to the pond within the Big Gulch Parkway.
The revised landscape plan shall be reviewed and approved by staff and one member of the Design
Review Board prior to the submittal of a final plat application for Spring Valley Subdivision No. 1.
6. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
7. 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.
8. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
9. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
10. Paint all electrical meters, phone boxes,etc. located on the building to match the color of the building.
11. No signs are proposed with this application and none are approved.
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
Page 20 of 24
K:\Planning Dept\Eagle Applications\Dr\2022\Spring Valley-Big Gulch Common Area LS DR-23-22\DR-23-22 Big Gulch Way-Linder-Aerie LS ccf.docx
permits or Certificate of Occupancy, whichever occurs first.
The plans shall show how swales,or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed,or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District.
Construction of the storm drain disposal system shall be complete before an occupancy permit is
issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association,or other irrigation entity, shall be
obstructed, routed,covered or changed in any way unless such obstruction,rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that
any ditch rerouting, piping,covering or otherwise changing the existing irrigation or waste ditch(1)
has been made in such a manner that the flow of water will not be impeded or increased beyond
carrying capacity of the downstream ditch; (2)will not otherwise injure any person or persons using
or interested in such ditch or their property; and(3)satisfied the Idaho Standards for Public Works
Construction. A copy of such written approval and certification shall be filed with the construction
drawing and submitted to the City prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch, pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district,canal company, ditch association, or other irrigation entity associated with such
ditch, pipe or other structure,or canal. The applicant shall submit a copy of the written approval from
the irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer(if applicable)prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer,for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy,whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
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
Page 21 of 24
K:\Planning Dept\Eagle Applications\Dr\2022\Spring Valley-Big Gulch Common Area LS DR-23-22\DR-23-22 Big Gulch Way-Linder-Aerie LS ccf docx
items of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet, and 1,500
gallons per minute for non-residential uses(i.e.;Commercial,Industrial, Schools,etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
14. Any recreation area,greenbelt area or pathway area along the Boise River, Dry Creek or any other
area designated by the City Council or Eagle City Park and Pathway Development Committee for a
path or walkway shall be approved in writing by the Eagle City Park and Pathway Development
Committee prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
15. Conservation,recreation and river access easements(if applicable)shall be approved by the Eagle
City Park and Pathway Development Committee and shall be shown on the final plat prior to issuance
of a building permit or Certificate of Occupancy,whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations(if applicable)prior to issuance of a building permit or Certificate of
Occupancy,whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise
River Flood Plain(if applicable)from the Corps. of Engineers prior to issuance of a building permit
or Certificate of Occupancy,whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways(if applicable)from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and
construction shall be in accordance with all applicable City of Eagle Codes unless specifically
approved by the City Council.
21. New plans,which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those
required by the above conditions, will require submittal of an application for modification and
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
Page 22 of 24
K:\Planning Dept\Eagle Applications\Dr\2022\Spring Valley-Big Gulch Common Area LS DR-23-22\DR-23-22 Big Gulch Way-Linder-Aerie LS ccf.docx
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.
CONCLUSIONS OF LAW:
1. The Council reviewed the particular facts and circumstances of this proposed design review application
(DR-23-22)with regard to the Eagle City Code Title 11A, Chapter 3, Design Review,and based upon
the information provided with the conditions required herein,concludes that the proposed design review
application is in accordance with the Eagle City Code and the Eagle Comprehensive Plan.
2. The Council reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 11A-3-13, "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 the common area landscaping is permitted with the approval of a design
review application within the R-1-DA (Residential one 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;
Page 23 of 24
K.\Planning Dept\Eagle Applications\Dr\2022\Spring Valley-Big Gulch Common Area LS DR-23-22\DR-23-22 Big Gulch Way-Linder-Aerie LS ccf docx
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable residential center in the area; and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the subdivision, and will not cover nor detract from
desirable architectural features.
DATED this 24th day of May 2022.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
aso Pierce,Mayor
ATTEST: •.............I..
racy E. O o eagle City Cliex . Q
c. A '
•
* S r.0%
Page 24 of 24
K:\Planning Dept\Eagle Applications\Dr\2022\Spring Valley-Big Gulch Common Area LS DR-23-22\DR-23-22 Big Gulch Way-Linder-Aerie LS ccf docn