Loading...
Findings - DR - 2022 - DR-29-22 - Skyview Subdivision - Common Area Landscaping, Pool House, Pool, And 23 Townhome Buildings [124-Units] Within Skyview Subdivision BEFORE THE EAGLE DESIGN REVIEW BOARD IN THE MATTER OF AN APPLICATION ) FOR A DESIGN REVIEW FOR THE COMMON ) AREA LANDSCAPING,POOL HOUSE,POOL, ) AND 23 TOWNHOME BUILDINGS [124-UNITS] ) WITHIN SKYVEIW SUBDIVISION FOR ) LENNAR HOMES OF IDAHO,LLC ) FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER DR-29-22 The above-entitled design review application came before the Eagle Design Review Board for their action on May 12,2022. The Eagle Design Review Board having heard and taken oral and written testimony,and having duly considered the matter,makes the following Findings of Fact and Conclusions of Law; FINDINGS OF FACT: A. PROJECT SUMMARY: Lennar Homes of Idaho, LLC, represented by Dave Yorgason with Tall Timber Consulting, is requesting design review approval for 23 townhome buildings(124-units),common area landscaping, pool house, pool, and amenities within Skyview Subdivision. The 15.36-acre site is located on the northwest corner of North Park Lane and State Highway 44 at 101 North Park Lane. B. APPLICATION SUBMITTAL: The City of Eagle received the application for this item on April 6, 2022. C. NOTICE OF AGENCIES' REVIEW: Requests for agencies'reviews were transmitted on April 12,2022,in accordance with the requirements of the Eagle City Code. D. HISTORY OF RELEVANT PREVIOUS ACTIONS: On June 16, 2015, the Director of Ada County Development Services approved a One Time Division (OTD) for D. Keith and Ona L. Ricks Revocable Trust represented by Kristi Watkins with J-U-B Engineers, Inc. (Project No.201500866 OTD) On February 17, 2022, the City Council approved an annexation, rezone from RUT (Rural-Urban Transition—Ada County designation)to R-9-DA (Residential with a development agreement [in lieu of a PUD]) and MU-DA (Mixed Use with a development agreement [in lieu of a PUD]), and preliminary plat approvals for Skyview Subdivision(A-05-21/RZ-06-21/PP-08-21). E. COMPANION APPLICATIONS: None. Page 1 of 29 K:\Planning Dept\Eagle Applications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drf.docx F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS: COMP PLAN ZONING LAND USE DESIGNATION DESIGNATION Existing Mixed Use RUT(Rural-Urban Transition— Vacant Ada County designation) Proposed No Change R-9-DA(Residential with a Mixed Use Subdivision development agreement [in lieu consisting of single-family of a PUD])and MU-DA(Mixed attached dwellings and a Use with Development commercial lot Agreement [in Lieu of a PUD]) North of site Mixed Use MU-DA(Mixed Use with Single-Family Residential Development Agreement [in Lieu (Springhouse Subdivision) of a PUD]) South of site Mixed Use R1 (Residential—Ada County Vacant Parcel(Proposed designation) Route 44 Crossing Subdivision), Convenience store with fuel service, State Highway 44 East of site Mixed Use MU-DA(Mixed Use with Single-Family Residential Development Agreement [in Lieu Subdivision(Bellemeade of a PUD]) Subdivision),Residential Subdivision(Warrior Park Subdivision),Convenience store with fuel service West of site Neighborhood R-2-DA(Residential with Single-Family Residential Residential Development Agreement) Subdivision(Sedona Creek Subdivision) 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 utilized for agriculture uses. J. SITE DATA: ADDITIONAL SITE DATA PROPOSED REQUIRED Dwelling Units Per Gross Acre 8.14-units per acre 8.14-units per acre maximum (as limited within the development agreement) Minimum Lot Size 1,694-square feet 1,600-square feet Minimum Lot Width 22-feet 20-feet Minimum Lot Frontage 22-feet 20-feet Total Acreage of Common Area 6.37-acres* 3.07-acres(minimum) Percent of Site as Common Area 41.5% 20%(minimum) *Not inclusive of planter strips. Page 2 of 29 K:\Planning Dept\Eagle Applications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drf docx Building 1 (Lots 17-20,Block 3) SITE DATA PROPOSED REQUIRED* Front Setback(West) 10-feet 10-feet** Rear Setback(East) 5-feet 5-feet(maximum)** Side(North) 5-feet 5-feet(minimum)** Side(South) 5-feet 5-feet(minimum)** *Note:Setbacks per RZ-06-21 &PP-08-21. **Note: Setbacks measured per building. Building 2 (Lots 21-25,Block 3) SITE DATA PROPOSED REQUIRED* Front Setback(West) 10-feet 10-feet** Rear Setback(East) 5-feet 5-feet(maximum)** Side(North) 5-feet 5-feet(minimum)** Side(South) 5-feet 5-feet(minimum)** *Note:Setbacks per RZ-06-21 &PP-08-21. **Note: Setbacks measured per building. Building 3 (Lots 4-8,Block 3) SITE DATA PROPOSED REQUIRED* Front Setback(East) 25-feet 10-feet** Rear Setback(West) 5-feet 5-feet(maximum)** Side(North) 5-feet 5-feet(minimum)** Side(South) 5-feet 5-feet(minimum)** *Note: Setbacks per RZ-06-21 &PP-08-21. **Note: Setbacks measured per building. Page 3 of 29 K:\Planning Dept\Eagle Applications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drf.docx Building 4 (Lots 10-15,Block 3) SITE DATA PROPOSED REQUIRED* Front Setback(East) 25-feet 10-feet** Rear Setback(West) 5-feet 5-feet(maximum)** Side(North) 5-feet 5-feet(minimum)** Side(South) 5-feet 5-feet(minimum)** *Note: Setbacks per RZ-06-21&PP-08-21. **Note: Setbacks measured per building. Building 5 (Lots 2-6,Block 2) SITE DATA PROPOSED REQUIRED* Front Setback(West) 10-feet 10-feet** Rear Setback(East) 5-feet 5-feet(maximum)** Side(North) 5-feet 5-feet(minimum)** Side(South) 5-feet 5-feet(minimum)** *Note: Setbacks per RZ-06-21 &PP-08-21. **Note:Setbacks measured per building. Building 6 (Lots 7-11,Block 2) SITE DATA PROPOSED REQUIRED* Front Setback(East) 10-feet 10-feet** Rear Setback(West) 5-feet 5-feet(maximum)** Side(North) 5-feet 5-feet(minimum)** Side(South) 5-feet 5-feet(minimum)** *Note: Setbacks per RZ-06-2 1&PP-08-21. **Note: Setbacks measured per building. Page 4 of 29 K:\Planning Dept\Eagle Applications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drf.docx Building 7 (Lots 12-16,Block 2) SITE DATA PROPOSED REQUIRED* Front Setback(West) 10-feet 10-feet** Rear Setback(East) 5-feet 10-feet** Side(North) 5-feet 5-feet(maximum)** Side(South) 5-feet 5-feet(minimum)** *Note: Setbacks per RZ-06-21 &PP-08-21. **Note:Setbacks measured per building. Building 8 (Lots 17-21,Block 2) SITE DATA PROPOSED REQUIRED* Front Setback(East) 10-feet 10-feet** Rear Setback(West) 5-feet 5-feet(maximum)** Side(North) 5-feet 5-feet(minimum)** Side(South) 5-feet 5-feet(minimum)** *Note: Setbacks per RZ-06-21 &PP-08-21. **Note:Setbacks measured per building. Building 9 (Lots 40-45,Block 2) SITE DATA PROPOSED REQUIRED* Front Setback(North) 10-feet 10-feet** Rear Setback(South) 5-feet 5-feet(maximum)** Side(East) 5-feet 5-feet(minimum)** Side(West) 5-feet 5-feet(minimum)** *Note:Setbacks per RZ-06-21 &PP-08-21. **Note:Setbacks measured per building. Page 5 of 29 K:\Planning Dept\Eagle Applications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drf docx Building 10 (Lots 34-39,Block 2) SITE DATA PROPOSED REQUIRED* Front Setback(North) 10-feet 10-feet** Rear Setback(South) 5-feet 5-feet(maximum)** Side(East) 5-feet 5-feet(minimum)** Side(West) 5-feet 5-feet(minimum)** *Note: Setbacks per RZ-06-21 &PP-08-21. **Note: Setbacks measured per building. Building 11 (Lots 28-33,Block 2) SITE DATA PROPOSED REQUIRED* Front Setback(North) 10-feet 10-feet** Rear Setback(South) 5-feet 5-feet(maximum)** Side(East) 5-feet 5-feet(minimum)** Side(West) 5-feet 5-feet(minimum)** *Note: Setbacks per RZ-06-21 &PP-08-21. **Note:Setbacks measured per building. Building 12 (Lots 22-27,Block 2) SITE DATA PROPOSED REQUIRED* Front Setback(North) 10-feet 10-feet** Rear Setback(South) 5-feet 5-feet(maximum)** Side(East) 5-feet 5-feet(minimum)** Side(West) 5-feet 5-feet(minimum)** *Note:Setbacks per RZ-06-21 &PP-08-21. **Note:Setbacks measured per building. Page 6 of 29 K:'Planning Dept\Eagle Applications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drf.docx Building 13 (Lots 68-73,Block 2) SITE DATA PROPOSED REQUIRED* Front Setback(South) 10-feet 10-feet** Rear Setback(North) 5-feet 5-feet(maximum)** Side(East) 5-feet 5-feet(minimum)** Side(West) 5-feet 5-feet(minimum)** *Note:Setbacks per RZ-06-21 &PP-08-21. **Note: Setbacks measured per building. Building 14 (Lots 61-66,Block 2) SITE DATA PROPOSED REQUIRED* Front Setback(South) 10-feet 10-feet** Rear Setback(North) 5-feet 5-feet(maximum)** Side(East) 5-feet 5-feet(minimum)** Side(West) 5-feet 5-feet(minimum)** *Note:Setbacks per RZ-06-21 &PP-08-21. **Note: Setbacks measured per building. Building 15 (Lots 54-59,Block 2) SITE DATA PROPOSED REQUIRED* Front Setback(South) 10-feet 10-feet** Rear Setback(North) 5-feet 5-feet(maximum)** Side(East) 5-feet 5-feet(minimum)** Side(West) 5-feet 5-feet(minimum)** *Note: Setbacks per RZ-06-21&PP-08-21. **Note:Setbacks measured per building. Page 7 of 29 K:\Planning Dept\Eagle Applications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drf.docx Building 16 (Lots 47-52,Block 2) SITE DATA PROPOSED REQUIRED* Front Setback(South) 10-feet 10-feet** Rear Setback(North) 5-feet 5-feet(maximum)** Side(East) 5-feet 5-feet(minimum)** Side(West) 5-feet 5-feet(minimum)** *Note: Setbacks per RZ-06-21 &PP-08-21. **Note: Setbacks measured per building. Building 17 (Lots 27-29,Block 3) SITE DATA PROPOSED REQUIRED* Front Setback(West) 10-feet 10-feet** Rear Setback(East) 5-feet 5-feet(maximum)** Side(North) 5-feet 5-feet(minimum)** Side(South) 5-feet 5-feet(minimum)** *Note:Setbacks per RZ-06-21 &PP-08-21. **Note: Setbacks measured per building. Building 18 (Lots 31-36,Block 3) SITE DATA PROPOSED REQUIRED* Front Setback(North) 10-feet 10-feet** Rear Setback(South) 5-feet 5-feet(maximum)** Side(East) 5-feet 5-feet(minimum)** Side(West) 5-feet 5-feet(minimum)** *Note:Setbacks per RZ-06-21 &PP-08-21. **Note:Setbacks measured per building. Page 8 of 29 K:\Planning Dept\Eagle Applications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drf docx Building 19 (Lots 38-42,Block 3) SITE DATA PROPOSED REQUIRED* Front Setback(North) 10-feet 10-feet** Rear Setback(South) 5-feet 5-feet(maximum)** Side(East) 5-feet 5-feet(minimum)** Side(West) 5-feet 5-feet(minimum)** *Note:Setbacks per RZ-06-21&PP-08-21. **Note: Setbacks measured per building. Building 20 (Lots 44-49,Block 3) SITE DATA PROPOSED REQUIRED* Front Setback(North) 10-feet 10-feet** Rear Setback(South) 5-feet 5-feet(maximum)** Side(East) 5-feet 5-feet(minimum)** Side(West) 5-feet 5-feet(minimum)** *Note: Setbacks per RZ-06-2I &PP-08-21. **Note:Setbacks measured per building. Building 21 (Lots 61-66,Block 3) SITE DATA PROPOSED REQUIRED* Front Setback(South) 10-feet 10-feet** Rear Setback(North) 5-feet 5-feet(maximum)** Side(East) 5-feet 5-feet(minimum)** Side(West) 5-feet 5-feet(minimum)** *Note: Setbacks per RZ-06-21 &PP-08-21. **Note:Setbacks measured per building. Page 9 of 29 K:\Planning Dept\Eagle Applications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drf docx Building 22 (Lots 56-60,Block 3) SITE DATA PROPOSED REQUIRED* Front Setback(South) 10-feet 10-feet** Rear Setback(North) 5-feet 5-feet(maximum)** Side(East) 5-feet 5-feet(minimum)** Side(West) 5-feet 5-feet(minimum)** *Note:Setbacks per RZ-06-21 &PP-08-21. **Note:Setbacks measured per building. Building 23 (Lots 51-55,Block 3) SITE DATA PROPOSED REQUIRED* Front Setback(South) 10-feet 10-feet** Rear Setback(North) 5-feet 5-feet(maximum)** . Side(East) 5-feet 5-feet(minimum)** Side(West) 5-feet 5-feet(minimum)** *Note: Setbacks per RZ-06-21 &PP-08-21. **Note:Setbacks measured per building. Pool House (Lot 1,Block 2) SITE DATA PROPOSED REQUIRED* Front Setback(North) 24-feet 20-feet Rear Setback(South) 107-feet 15-feet(maximum) Side(East) 32-feet 20-feet(minimum) Side(West) 175-feet 5-feet(minimum) *Note: Setbacks per RZ-06-21 &PP-08-21. K. PARKING ANALYSIS:N/A Gross Floor Area of Proposed Multi-Family Residential Units: 291,510-square feet • Eagle City Code Section 8-4-5 requires the following parking for apartments or multi-family dwellings: For each unit with 2 or more bedrooms- 2 including 1 covered and 0.25 spaces per unit shall be provided for guest parking. Number of Units: 124 units(all 3 or 4-bedroom units) Page 10 of 29 K:\Planning Dept\Eagle Applications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drf.docx Apartments or multi-family dwellings: Three/Four Bedroom: 2/unit 124 x 2 = 248-parking spaces Guest Parking: .25/unit 124 x .25 = 31-parking Spaces Proposed On-site Parking Spaces: 279(124-two car garages [248-parking spaces], 31-onstreet guest parking spaces) Required Parking Spaces: 279 (124-parking spaces are required to be covered parking, 31-guest parking spaces) (calculated based upon the above use identified in Eagle City Code Section 8-4-5: "Apartments or multi-family dwellings") L. GENERAL SITE DESIGN FEATURES: Pathway Areas and Landscape Screening: The applicant is proposing two (2) landscape buffer areas to be located within Lot 1, Block 1, and Lot 2, Block 3. The buffer area located within Lot 1, Block 1, will consist of a landscaped area with additional tree plantings to provide a buffer between the proposed subdivision and the Springhouse Subdivision located to the north. The buffer area located within Lot 2, Block 3, will consist of a six- foot berm with a four-foot fence and landscaping to provide a buffer from State Highway 44. The applicant will be required to provide pathways as identified within the Parks,Pathways,and Recreation Commission Pathway Recommendations,dated October 22,2021 (attached hereto). Open Space: The open space consists of two(2) large common lots and 12 smaller common lots. The two(2) large common lots will contain the required buffer area located along State Highway 44, pressurized irrigation pond,pumphouse,sidewalks,pathways,a swimming pool,pool house,and tot lot. Several of the smaller common lots will contain pathways providing interconnectivity throughout the development. Commercial Area: The preliminary plat, date stamped by the City on June 7, 2021, shows the commercial area is located within one (1) lot (Lot 64, Block 3) approximately 2.96-acres in size. The applicant's narrative, date stamped by the City on April 28, 2021, indicates the commercial buildings square footage will total 23,000-square feet and may contain a medical/dental office, shopping flex space, drive-in bank, and a fast-food drive through restaurant. 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&Rs are to contain clauses to be reviewed and approved by the City Engineer and City Attorney, requiring that lots be so graded that all runoff runs either over the curb,or to the drainage easement,and that no runoff shall cross any lot line onto another lot except within a drainage easement. Utility and Drainage Easements,and Underground Utilities: The preliminary plat,date stamped by the City on June 7, 2021, notes the following: All front lot lines, and all lot lines adjacent to a right-of-way boundary, have a 23-foot public utility, drainage, irrigation,easement(measured from the right-of-way boundary). The plat note does not note the width of the rear lot line easement and the side lot line easement is 0-feet. Fire Hydrants and Water Mains: The preliminary plat shows eight(8)fire hydrants located within the subdivision. The hydrants should Page 11 of 29 K:\Planning Dept\Eagle Applications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drf docx be installed and approved as required by the Eagle Fire Department. The proposed development is located within the Suez Water Company water service area. On-site Septic System—Yes The existing home is currently served with a septic system. The applicant will be required to demolish the existing home and abandon the septic system. Pressurized Irrigation: The applicant provided a revised Irrigation Pond Storage report, date stamped by the City on June 1, 2021, which shows the pressurized irrigation system has sufficient water shares in conformance with the Eagle Pressurized Irrigation Standards. Preservation of Existing Natural Features: The site contains existing mature trees along the Middleton Mill Canal and adjacent to the existing house. Eagle City Code Sections 8-7-3-3 and 9-3-8 (B) states that existing natural features which add value to residential development and enhance the attractiveness of the community (such as trees, watercourses, historic spots and similar irreplaceable assets) shall be preserved in the design of the subdivision. Preservation of Existing Historical Assets: Staff is not aware of any existing historical assets on the site. If any historical artifacts are discovered during excavation or development of the site, state law requires immediate notification to the state. Number and Uses of Proposed Buildings: The applicant is proposing to construct twenty three (23) townhome buildings totaling 124-units and one pool house building. Height and Number of Stories of Proposed Buildings: Building 1 =28' 9"(2-story,4-units) Building 2=28' 9"(2-story, 5-units) Building 3 =28' 9"(2-story, 5-units) Building 4=28' 9"(2-story, 6-units) Building 5 =28' 9"(2-story, 5-units) Building 6=28' 9"(2-story, 5-units) Building 7=28' 9"(2-story, 5-units) Building 8=28' 9"(2-story, 5-units) Building 9=28' 9"(2-story, 6-units) Building 10=28' 9"(2-story, 6-units) Building 11 =28' 9"(2-story, 6-units) Building 12 =28' 9"(2-storey, 6-units) Building 13 =28' 9"(2-storey, 6-units) Building 14=28' 9"(2-story, 6-units) Building 15 =28' 9"(2-storey, 6-units) Building 16=28' 9"(2-storey, 6-units) Building 17 =28' 9"(2-storey, 3-units) Building 18=28' 9"(2-storey, 6-units) Building 19=28' 9"(2-story, 5-units) Building 20=28' 9"(2-storey, 6-units) Building 21 =28' 9"(2-storey, 6-units) Building 22 =28' 9"(2-story, 5-units) Building 23 =28' 9"(2-storey, 5-units) Page 12 of 29 K:\Planning Dept\Eagle Applications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drf docx Gross Floor Area of Proposed Buildings: Building 1 = First Floor- 5,047-square feet Second Floor- 4,421-square feet Total - 9,468-square feet/each x 1 =9,468-square feet Buildings 2, 3, 5, 6, 7, 8, 19,= First Floor- 6,284-square feet 22 &23 Second Floor- 5,558-square feet Total- 11,842-square feet/each x 9= 106,578-square feet Buildings 4, 9, 10, 11, 12, 13,= First Floor- 7,472-square feet 14, 15, 16, 18, 20,21 Second Floor- 6,542-square feet Total- 14,014-square feet/each x 12=168,168-square feet Building 17 = First Floor- 3,859-square feet Second Floor- 3,437-square feet Total - 7,296-square feet/each x 1 = 7,296-square feet Gross Floor Area of Proposed Units: Unit Type"1A"= First Floor- 1,188-square feet Second Floor- 984-square feet Total - 2,172-square feet/each x 34=73,848-square feet Unit Type"2A"= First Floor- 1,237-square feet Second Floor- 1,137-square feet Total - 2,374-square feet/each x 44= 104,456-square feet Unit Type"3A"= First Floor- 1,311-square feet Second Floor- 1,150-square feet Total- 2,461-square feet/each x 46= 113,206-square feet M. BUILDING DESIGN FEATURES: Proposed Building Design: Craftsman Buildings 4,5,8, 10, 14,20,23 (Color Scheme 1) Roof: Composition Shingles(Charcoal) Walls: Lap Siding(SW6254 Lazy Gray and SW7006 Extra White),Board and Batten(SW6236 Gray's Harbor), Brick Veneer(Chalk Dust) Windows/Doors: Vinyl(Black),Wood(SW7605 Gale Force) Trim/Fascia: Wood/hardi(SW7757 High Reflective White) Buildings 1,6, 11, 13, 16, 18,21 (Color Scheme 2) Roof: Composition Shingles(Mission Brown) Walls: Lap Siding (SW9170 Acier and SW7004 Snowbound), Board and Batten (SW6236 Gray's Harbor), Brick Veneer(Latigo) Windows/Doors: Vinyl (Black), Wood(SW7675 Seal Skin) Trim/Fascia: Wood/hardi (SW7005 Pure White) Buildings 2,3,7,9, 12, 15, 17, 19,22 (Color Scheme 3) Roof: Composition Shingles(Barkwood) Walls: Lap Siding (SW7043 Worldly Gray), Board and Batten (SW7047 Porpoise), Stone Veneer (Alderwood) Windows/Doors: Vinyl(Black), Wood(SW7048 Urbane Bronze) Trim/Fascia: Wood/hardi(SW7006 Extra White) Page 13 of 29 K:\Planning Dept\Eagle Applications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drf.docx Pool House Roof: Composition Shingles(Charcoal) Walls: Lap Siding(SW70006 Extra White),Board and Batten(SW6236 Gray's Harbor), Stone Veneer (Chalk Dust) Windows/Doors: Vinyl (Black), Wood(SW7757 High Reflective White) Trim/Fascia: Wood/hardi(SW7757 High Reflective White) N. LANDSCAPING DESIGN: Retention of Existing Trees and Preservation Methods: There are twelve existing trees located along the canal at the southern boundary of the development. The applicant is proposing to remove the trees. Below is list of all existing trees proposed to be removed from the site as identified on the landscape plan date stamped April 6,2022. Tree Caliper/ Condition Remove/ Replacement Specie Height Retained Inches/Feet per ECC Black 12" Damaged/Dying/Dead/Hazard tree Remove 12" Locust Black 4" Damaged/Dying/Dead/Hazard tree Remove 4" Locust Black 6" Damaged/Dying/Dead/Hazard tree Remove 6" Locust Black 4" Damaged/Dying/Dead/Hazard tree Remove 4" Locust Black 4" Damaged/Dying/Dead/Hazard tree Remove 4" Locust Black 6" Damaged/Dying/Dead/Hazard tree Remove 6" Locust Black 4" Damaged/Dying/Dead/Hazard tree Remove 4" Locust Black 4" Damaged/Dying/Dead/Hazard tree Remove 4" Locust Black 6" Damaged/Dying/Dead/Hazard tree Remove 6" Locust Black 4" Damaged/Dying/Dead/Hazard tree Remove 4" Locust Willow 60" Damaged/Dying/Dead/Hazard tree Remove 60" Black 18" Dead/Hazard tree Remove 18" Locust Total caliper inches/feet of trees required to be replaced on TBD by the Design site Review Board and City Council Total caliper inches removed from the site 132 Total caliper inches proposed for mitigation 0" Page 14 of 29 K:\Planning Dept\Eagle Applications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drfdocx Tree Replacement Calculations: The applicant is proposing to remove twelve trees from the site. The applicant is not proposing mitigation for the trees due to the species type and the requirement of a pathway being installed along the canal located along the southern boundary of the development. See discussion on page 23 for more information. Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board. Street Trees: Street trees are proposed along all the internal streets of the development. Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required. Transition Zones: N/A Parking Lot Landscaping:N/A O. TRASH ENCLOSURES: Each unit with have individual trash totes that will be stored in the garages and put out on the curb on pick-up day. P. MECHANICAL UNITS: The applicant is proposing to use ground mechanical units to be screened with landscaping. No roof top units are proposed and none are approved. Q. OUTDOOR LIGHTING: A site light plan showing location,height,and wattage has been received and complies with Eagle City Code Section 8-4-4-2. R. SIGNAGE: No signs are proposed with this application. A separate design review application is required to be reviewed and approved prior to the installation of any signage on this site. S. PUBLIC SERVICES AVAILABLE: A preliminary approval letter from Eagle Fire Department has been received by the City. The site is located within Suez Water Company service area and within the boundaries of the Eagle Sewer District. T. PUBLIC USES PROPOSED:None. U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists. V. SPECIAL ON-SITE FEATURES: Areas of Critical Environmental Concern—Yes—adjacent to Middleton Mill Canal Evidence of Erosion—No Fish Habit—No Floodplain—No Mature Trees — Yes — Adjacent to the Middleton Mill Canal and around the existing dwelling in proximity to North Park Lane Riparian Vegetation—Yes—along the Middleton Mill Canal Steep Slopes—No Stream/Creek—Yes—Middleton Mill Canal Unique Animal Life—Unknown Unique Plant Life—Yes—Riparian area along the Middleton Mill Canal Unstable Soils—No Wildlife Habitat—Yes—Within the existing trees located within the site Page 15 of 29 K\Planning Dept\Eagle Applications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drf docx W. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED): Preliminary Wetland Evaluation— Skyview Subdivision, date stamped by the City on April 28, 2021 (attached to the staff report associated with A-05-21/RZ-06-21/PP-08-21). Geotechnical Evaluation For"Rick's Property"—A 15.5 +Acre Multi-Family Townhome Residential Development Located To The North Of Highway 44 And West Of North Park Lane, Eagle,Idaho,date stamped by the City on April 28, 2021 (attached to the staff report associated with A-05-21/RZ-06- 21/PP-08-21). X. AGENCY RESPONSES: The following agencies have responded and their correspondence is attached to the staff report. Ada County Highway District Drainage District No.2—Sawtooth Law Offices, PLLC Eagle Fire Department Eagle Park, Pathway, and Recreation Eagle Sewer District Y. LETTERS FROM THE PUBLIC:None received to date. Z. EAGLE CITY CODE 8-2A-13(B)(1)&(2): Required Findings for Design Review: 1. City Findings: The City shall make findings which address the following: a. The ordinance and standards used in evaluating the application; b. The reasons for the approval or denial; c. The actions, if any,that the applicant could take to obtain approval. 2. General Standards For Design Review: The Zoning Administrator, Design Review Board, or City Council, whichever is applicable, shall review the particular facts and circumstances of each proposed design review in terms of the following standards and shall find adequate evidence showing that such design review at the proposed location: a. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and is in accordance with the regulations of this Code; b. Is of a scale, intensity,and character that is in harmony with existing conforming and planned development in the vicinity of the site; c. Is designed with adequate off street parking facilities in such a way as to not interfere with 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; Page 16 of 29 K:\Planning Dept\Eagle Applications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drf.docx and i. Will have signs, if proposed,that are harmonious with the architectural design of the building and the adjacent buildings,and will not cover or detract from desirable architectural features. THE DESIGN REVIEW BOARD RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT: A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the following: 6.3 Land Use Designations: The Comprehensive Land Use Map(adopted November 15,2017), designates this site as the following: Mixed Use Suitable for a mixture of uses including limited office, limited commercial and residential. Residential densities within the designation is up to 20 units per acre but density will be determined on a site by site basis. Uses should complement and not take away from downtown Eagle. Development within this land use designation should be required to proceed through the PUD and/or development agreement process. See the planning area text for a complete description of site-specific uses. Scenic Corridor An overlay designation that is intended to provide significant setbacks from major corridors and natural features through the city. These areas may require berming,enhanced landscaping, detached meandering pathways and appropriate signage controls. This designation includes the Willow Creek Scenic Corridor that is to provide increased setbacks and buffering of development including natural vegetation and restoration,regional trails and connectivity. 6.4 General Land Use Goals D. Preserve the function of regionally significant roadways transecting the City while ensuring compatibility with land uses and design standards of the City. 6.4.2 General Land Use Objectives A. Encourage the conservation and preservation of open spaces (sensitive habitat for plant, wildlife, and species and unique areas)based on diverse values within the City of Eagle. 6.4.3 General Land Use Implementation Strategies A. Conserve the natural features and resources that make Eagle unique. F. Locate higher-density residential development closest to Downtown Eagle and activity centers/nodes as shown on the Comprehensive Plan Land Use Map. K. Protect gravity flow irrigation systems including canals, laterals, and ditches to assure continued delivery of irrigation water to all land serviced by such systems. Protect these systems as a long-range economical method for water delivery and drainage. Page 17 of 29 K:\Planning Dept\Eagle Applications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drf docx 6.5 Park Lane Planning Area 6.5.1 Park Lane Uses C. All properties within the Park Lane Planning Area abutting State Street should designed to promote trip capture by including a mix of residential uses, commercial uses(limited to lease spaces no larger than 30,000 square feet) and office uses. The properties abutting State Street should be reviewed and conditioned by the City through the use of a development agreement at the time of rezone. F. The area located on the northwest corner of State Highway 44 and Park Lane is designated Mixed Use for the southern 17-acres, transitioning to neighborhood residential, up to 3 units per acre, for the northern portion of the property. The transition area between the mixed use and the residential area shall be reviewed and conditioned by the City through the use of a development agreement at the time of rezone. 6.5.3 Park Lane Access/Connectivity A. Access to and through the area should be limited to existing roadways(Old Valley Road,Fisher Parkway,Park Lane, and Linder Road);direct access from State Street/Highway 44 should not be permitted. B. The compact residential area located on the northeast corner of State Highway 44 and Linder Road shall be designed with internal circulation and connectivity to the residential areas to the north and extend Escalante Drive west to the intersection of State Highway 44 and Moon Valley Road. C. Cross-access agreements and shared service roads should be encouraged throughout the area and should be a requirement for all non-residential development. B. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: 3.1 The maximum density for the Property shall be 8.14 dwelling units per acre (125 single-family attached dwellings). 3.4 The intent of this Agreement is to allow sufficient flexibility at the time of detailed planning and platting while still maintaining the general intent of the Concept Plan with the requirements set forth in this Development Agreement. Specific design elements shall be clarified during the platting and design review application processes. However,the streetscape as shown on the concept plan(center landscape island, street trees, pool, pool house,tot lot, and pathways)shall be required design elements as part of the final design for the site. 3.7 The conditions,covenants and restrictions for the Property shall contain at least the following: (b) A requirement for all fencing to be installed as shown on the Concept Plan Fence Exhibit (Exhibit D). All other fencing (i.e. dog-eared cedar fencing, vinyl, chain-link) shall be prohibited. 3.10 All buildings shall be designed in compliance with Eagle City Code Section 8-2A. Permitted architecture styles are specifically those shown within the Eagle Architecture and Site Design Book (EASD Book). Architecture styles and building design elements that are not shown with the EASD Book will not be permitted. The Design Review Board and City Council shall review and approve the detailed architectural plans for the development prior to the issuance of building permits. 3.11 Owner shall submit a design review application showing at a minimum: 1)proposed development signage, 2) planting details within the proposed and required landscape island and all common Page 18 of 29 K:\Planning Dept\Eagle Applications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drf docx areas throughout the development,3)landscape screening details and buffering for the residential units from the commercial area, 4)elevation plans for all proposed common area structures and irrigation pump house(if proposed), 5) landscape screening details of the irrigation pump house (if proposed), 6) detailed architectural plans for the pool house, 7) design of the tot lot, and 8) useable amenities such as picnic tables, covered shelters, benches, gazebos, and/or similar amenities (if proposed). The design review application shall be reviewed and approved by the Eagle Design Review Board and Eagle City Council prior to the submittal of the first final plat. 3.12 All living trees shall be preserved unless otherwise determined by the City Council. A detailed landscape plan showing how the trees will be integrated into the open space areas (unless approved for removal by the City Council)shall be provided prior to the submittal of a final plat. Construction fencing shall be installed to protect all trees that are to be preserved, prior to the commencement of any construction on the site. C. PRELIMINARY PLAT PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: 4. All living trees that do not encroach upon the buildable area on any lot shall be preserved, unless otherwise determined by the Design Review Board.A detailed landscape plan showing how the trees will be integrated into the open space areas or private lots(unless approved for removal by the Design Review Board)shall be provided for Design Review Board approval prior to the submittal of a final plat. Construction fencing shall be installed(pursuant to the Design Review Board's direction)to protect all trees that are to be preserved,prior to the commencement of any construction on the site. 5. The developer shall provide shade-class trees(landscape plan to be reviewed and approved by the Design Review Board)along both sides of all streets within this development. Trees shall be placed at the front of each lot generally at each side property line, or as approved by the Design Review Board. The trees shall be located within an 8-foot-wide landscape strip between the 5-foot wide concrete sidewalk and the curb. Any and all drainage swales and/or seepage beds shall be placed so as to not interfere with the required placement of street trees. Prior to the City Clerk signing the final plat the applicant shall either install the required trees, sod, and irrigation or provide the City with a letter of credit for 150% of the cost of the installation of all landscape and irrigation improvements. Trees shall be installed prior to obtaining any occupancy permits for the homes. A temporary occupancy may be issued if weather does not permit landscaping. Partial reduction of the surety may be permitted for any portion of the development that is completed, including street trees that have been installed. On-going surety for street trees for all undeveloped portions of the development will be required through project completion. 7. Provide a revised landscape plan showing the fencing associated with the required berm (along State Highway 44)to be in conformance with Eagle City Code. The landscape plan shall be reviewed and approved by the Design Review Board and City Council prior to submittal of a final plat application. 18. Provide a revised Mail Box Cluster Locations plan which shows the cluster mail box located on W. Flint Drive moved to the south side of W. Escalante Drive east of N.Nursery Avenue. The revised preliminary plat shall be provided prior to submittal of a design review application. 20. Provide a revised Street Light Locations plan showing additional streetlights located at the following locations: • The southeast corner of W. Flint Drive and N.Nursery Avenue. • The northeast corner of N.Nursery Avenue and W. Escalante Drive. • The intersection of N. Pincushion Avenue and Lot 28,Block 3. Page 19 of 29 K:\Planning Dept\Eagle Applications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drf docx • At the midpoint of the alley located within Lot 28, Block 3. • The Street Light Plan should also show lit bollards at the intersections of the pathways with the streets and alleys. The revised Street Light Plan shall be provided prior to submittal of a design review application. 22. The applicant shall provide a license agreement from ACHD approving the landscaping located within the public rights-of-way abutting and within this site prior to approval of a final plat. 23. Any fencing located adjacent to common area open spaces(with the exception of a solid fence located between the residential area and the commercial uses)and on the street side of all corner lots shall be an open fencing style such as wrought iron or other similar decorative style, durable fencing material. Specific buffer area fences and decorative walls may be allowed as otherwise required in ECC Section 8-2A-7 (J). D. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: • Eagle City Code Section 8-2-4: Schedule of Building Height and Lot Area Dimensions: Zoning Maximum Front Rear Interior Street Maximum Minimum Minimum District Height Side Side Lot Lot Area Lot Covered (Acres Or Width I* Sq. Ft.)G And H* R-6 to R- 35' 20' 15' 5' 20' N/A 1,600 20' 10 10' is 5' if 0'for single- alley alley common family load load wall attached dwellings MU 35' 20' 20' 7.5' 20' 50% 5,000 50' I. Minimum lot frontage: The minimum lot frontage for all residential zoning districts shall be the minimum lot width specified within the zoning district or 35-feet,whichever is less. • Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY: This article applies to all proposed development located within the design review overlay district which shall include the entire city limits, and any land annexed into the city after the date of adoption hereof. Such development includes, but is not limited to, new commercial, industrial, institutional, office, multi-family residential projects, signs, common areas, subdivision signage, proposed conversions, proposed changes in land use and/or building use, exterior remodeling or repainting with a color different than what is existing, exterior restoration, and enlargement or expansion of existing buildings, signs or sites, and requires the submittal of a design review application pursuant to this article and fee as prescribed from time to time by the city council. • Eagle City Code Section 8-2A-6(A)(5)Utilities: Utility service systems shall not detract from building or site design. Cable, electrical,and telephone service systems shall be installed underground. • Eagle City Code Section 8-2A-7(C)Retention, Removal, and Replacement of Trees: 1. Retention Of Existing Trees: Page 20 of 29 K:\Planning Dept\Eagle Appiications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drf docx a. Existing trees shall be retained unless removal is approved in writing by the city. 2. Removal And Replacement Of Existing Trees: a. Where trees are approved by the city to be removed,replacement with a species identified in section 8-2A-7Q of this article is required.For each caliper inch of deciduous tree removed, an equivalent amount of caliper inches shall be replanted. For each vertical foot of coniferous tree removed,an equivalent amount of vertical feet shall be replanted. Example: An eight inch(8")caliper deciduous tree is removed, an acceptable replacement would be four(4)two inch(2") caliper deciduous trees. A twelve foot(12')tall coniferous tree is removed, an acceptable replacement would be two (2) six feet (6') tall coniferous trees. c. Unless it is determined by the city that replacement is necessary to preserve and/or restore riparian and wildlife habitat, removal of the following trees shall not otherwise require replacement: black locust,poplar, cottonwood,willow,tree of heaven, elm, and silver maple. Trees which are weak wooded,weak branched, suckering, damaged,diseased, insect infested, or containing similar maladies may be exempt from replacement if removal is first approved by the city. • Eagle City Code Section 8-2A-10: Application Requirements: Prior to application for a permit to erect, construct, alter,move, remodel, reface or repaint or otherwise change the use of the building or structure in the Design Review Overlay District,the applicant must file an application, upon a form prescribed by the Council,with the Zoning Administrator. All application materials supplied or presented to the City including presentation boards, materials boards and documentation are part of the public record and shall become the property of the City. The applicant may be required to supply the City with colored photos of the presentation boards if determined by the Zoning Administrator. The size of the photos shall be determined by the Zoning Administrator and the boards may be returned to the applicant if the photos are provided to the City. Design review applications for any commercial building larger than one hundred twenty(120) square feet shall be prepared by or under the responsible control of a licensed architect,unless exempted under Idaho Code, section 54-309(2),with said plans to be duly stamped to clearly identify the preparer. E. DISCUSSION: • The applicant is requesting design review approval for twenty three townhome buildings (124- units), a pool house, and common area landscaping within Skyview Subdivision. The applicant's justification letter states the townhomes and pool house are designed with the Craftsman style of architecture which is one of the nine architectural styles in the Eagle Architecture and Site Design book. Design elements include gable roof structures with wide overhanging eaves, porches, a mixture of wood siding elements, and stone or brick. Staff defers comment regarding the building design, materials,and colors to the Design Review Board. The proposed buildings should be designed to be harmonious with buildings in the surrounding vicinity. Pursuant to Eagle City Code 8-2A-13(B)(2)(d)&(e), the proposed building should be designed to 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, and 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. Staff defers comment of the proposed building regarding the harmonious nature and relationship of the building to the surrounding vicinity to the Design Review Board. Page 21 of 29 K:\Planning Dept\Eagle Applications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drf.docx • The building elevations provided by the applicant are not stamped by a licensed architect.Pursuant to Eagle City Code Section 8-2A-10, plans are required to be prepared by or under the responsible control of a licensed architect and duly stamped to clearly identify the preparer. The applicant should be required to provide revised building elevations that are stamped by a licensed architect. The building elevations should be reviewed and approved by staff prior to the issuance of a zoning certificate. • A prefabricated irrigation pump station enclosure is proposed near the northwestern corner of the development. No elevations of the prefabricated structure have been provided. The applicant should be required to provide detailed plans showing the size, height, materials, colors, etc. of the prefabricated irrigation pump station proposed near the northwestern corner of the development. The detailed plans should be reviewed and approved by staff and one member of the Design Review Board prior to the submittal of a final plat application. • The applicant is proposing to remove twelve trees from the site consisting of Black Locust and Willows trees. As noted on the landscape plan the trees are in poor condition, dead, dying, and/or hazardous trees. Pursuant to Eagle City Code Section 8-2A-7(C)(1)(a), existing trees are required to be retained on site unless removal is approved in writing by the City. Pursuant to Eagle City Code Section 8-2A-7(C)(2)(c), unless it is determined by the City that replacement is necessary to preserve and/or restore riparian and wildlife habitat, removal of Black Locust, Silver Maple, and Cottonwood trees do not require replacement. Pursuant to Eagle City Code Section 8-2A- 7(C)(2)(a),for each caliper inch of deciduous tree removed,an equivalent amount of caliper inches is required to be replanted and for each vertical foot of coniferous tree removed, an equivalent amount of vertical feet is required to be replanted. Staff defers comment regarding the removal of the 12 trees to the Design Review Board. If the City approves the removal of the trees and does not require mitigation, no additional trees are required. -OR- If the City approves the removal of the trees and does required mitigation,the applicant should be required to provide a revised landscape plan showing an additional 132-caliper inches of tree(66, 2-inch caliper trees)planted on site. The revised landscape plan should be reviewed and approved by staff prior to the submittal of a final plat application. -OR- If the City approves the removal of the trees and does required mitigation,the applicant may opt to pay an in lieu fee into the tree fund in the amount of$23,100.00(132-caliper inches x$175.00 per caliper inch). The payment to the tree fund should be received by the City prior to the submittal of a final plat application. -OR- Any other combination of planting additional trees on site and/or a contribution to the tree fund as may be approved by the City. A revised landscape plan and/or contribution to the tree fund should be reviewed and approved and/or submitted to the City prior to the submittal of a final plat application or commencement of any construction/demolition on the site,whichever occurs first. 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. Page 22 of 29 K:\Planning Dept\Eagle Applications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drf docx PUBLIC MEETING OF THE BOARD: A. A meeting to consider the application was held before the Design Review Board on May 12, 2022, at which time the Board made their decision. B. Oral testimony in favor of the application was presented to the Design Review Board by no one (not including the applicant/representative). C. Oral testimony in opposition to the application was presented to the Design Review Board by no one. 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 and amenities as proposed with the modifications noted in the site specifics. • The Board is in favor of no tree mitigation being required based on the species,health,and locations of the existing trees being located in a future pathway. BOARD DECISION: The Board voted 5 to 0(Grubb and Sayer absent)to recommend approval of DR-29-22 for a design review application for the common area landscaping, pool house, pool,and 23 townhome buildings [124- units] within Skyview Subdivision for Lennar Homes of Idaho, LLC,with the following staff recommended site specific conditions of approval and standard conditions of approval with text shown with underline to be added by the Board and text shown with strikethrough to be deleted by the Board. SITE SPECIFIC CONDITIONS OF APPROVAL: 1. Comply with all applicable conditions of RZ-06-2 1 &PP-08-21. 2. Provide revised building elevations that are stamped by a licensed architect. The building elevations shall be reviewed and approved by staff prior to the issuance of a zoning certificate. 3. Provide detailed plans showing the size, height, materials, colors, etc. of the prefabricated irrigation pump station proposed near the northwestern corner of the development. The detailed plans shall be reviewed and approved by staff and one member of the Design Review Board prior to the submittal of a final plat application. 4. Provide a revised site plan that notes all power poles located on site (with the exception of the distribution lines along North Park Lane)are to be removed and all overhead utilities on site are to be removed. The applicant shall submit a phasing plan as to when the on-site utilities and poles are to be removed during the construction of this development. The revised site plan shall be reviewed and approved by staff prior to the submittal of a final plat application. The overhead on-site utilities and power poles shall be removed prior to the first certificate of occupancy. 5. If Tthe City approves the removal of the trees and does not require mitigation, no additional trees are required. -OR- If the City approves the removal of the trees and does required mitigation,the applicant shall be staff prior to the submitt l of a f na1 1 r l' ♦' OR pay an in lieu fee into the tree fund in the amount of$23,100.00(132 caliper inches x$175.00 per Page 23 of 29 K:\Planning Dept\Eagle Applications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drf docx cation. -9R- aftd—appr-eved and/or--submitted to the—City— rior—to the , b itt , F l l' commencement e€ onstruction/demolitie .the sit , h h � 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. 12. Provide a revised landscape plan showing the sound wall fencing proposed within the buffer area along State Highway 44 is to be located(i.e.: top of berm,midway up the berm,etc.). The revised landscape plan shall be reviewed and approved by staff prior to the submittal of a final plat application. 13. Provide a revised landscape plan showing a 10-foot wide concrete pathway on the east side of West Flint Drive extended to the property to the south of this development) pursuant to the Trails and Pathways Superintendent memo dated may 2, 2022. Street trees shall not be required in this area; however, the applicant shall provide a solution to how the remaining area is to be landscaped or addressed. The revised landscape plan shall be reviewed and approved by staff prior to the submittal of a final plat application. 14. Provide revised building elevations of the six pergola structures proposed around the pool showing how they reflect more of the Craftsman style of architecture (i.e.: completely covered or oven structure). Any fabric or shade structures, if proposed,shall be submitted. The architectural style and/or any fabric or shade structures shall be reviewed and approved by staff and one member of the Design Review Board prior to the submittal of a final plat application. 15. Provide a revised site and landscape plan showing removable bollards at the two dead end north/south alleyways located south of West Flint Drive to provide access to the sewer manholes. Detailed cut sheets showing the style, color, size, etc. shall be submitted. The revised site and landscape plan and detailed cut sheets shall be reviewed and approved by staff and one member of the Design Review Board prior to the submittal of a final plat application. 16. Provide a revised landscape plan showing benches and trash receptacles at the tot lot play area. Additional shade shall be provided by landscaping and/or shade structures. Provide detailed cut sheets showing the style, color, size, etc. of the benches and trash receptacles and/or shade structures. A revised landscape plan, detailed cut sheets, and/or shade structures shall be submitted for review and approval by staff and one member of the Design Review Board prior to the submittal of a final plat application. 17. Provide a revised site plan showing the location trash bins are to be located on trash collection day for the townhomes accessed by the two dead end north/south alleyways located south of West Flint Drive. Page 24 of 29 K:\Planning Dept\Eagle Applications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drf docx The revised site 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. 18. Provide a revised landscape plan providing additional landscaping between the property line of the townhomes and West Flint Drive near the western portion of the site. 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. 19. Provide a revised landscape plan showing a concrete driveway, at the pump station location, between West Flint Drive and the separated sidewalk. The revised landscape plan shall be reviewed and approved by staff prior to the submittal of a final plat application. 20. Provide a revised landscape plan showing street trees along the commercial lot adjacent to North Park Lane and State Highway 44. 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. NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of Approval contained herein the Site Specific Condition of Approval shall control. STANDARD CONDITIONS OF APPROVAL: 1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho Transportation Department, including but not limited to approval of the drainage system, curbs, gutters, streets and sidewalks. A letter of approval from the highway district having jurisdiction shall be submitted to the City prior to issuance of a Zoning Certificate for this site. 2. Idaho Department of Health& Welfare approval of the sewer and water facilities is required prior issuance of any building permits or Certificate of Occupancy,whichever occurs first. 3. All permits from Central District Health, Eagle Sewer District& Eagle Fire District shall be secured prior to issuance of building permit or Certificate of Occupancy, whichever occurs first. 4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho Department of Water Resources and shall be submitted to the City prior to issuance of any building permits or Certificate of Occupancy,whichever occurs first. 5. Unless septic tanks are permitted,wet line sewers will be required and the applicant will be required to furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. 6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that all drainage shall be retained on-site prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. A copy of the construction drawing(s)shall be submitted with the letter. 7. The applicant shall submit plans and calculations prepared by a registered professional engineer to handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans shall be submitted to the City Engineer for review and approval prior to issuance of any building permits or Certificate of Occupancy,whichever occurs first. The plans shall show how swales,or drain piping,will be developed in the drainage easements. The approved drainage system shall be constructed, or a performance bond shall be submitted to the City Clerk,prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no runoff shall cross any lot line onto another lot except within a drainage easement. All design and calculations shall meet the requirements of Ada County Highway District. Page 25 of 29 K:\Planning Dept\Eagle Applications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drf docx Construction of the storm drain disposal system shall be complete before an occupancy permit is issued. 8. No ditch,pipe or other structure or canal, for irrigation water or irrigation waste water owned by an organized irrigation district, canal company, ditch association, or other irrigation entity, shall be obstructed, routed,covered or changed in any way unless such obstruction, rerouting, covering or changing has first been approved in writing by the entity. A Registered Engineer shall certify that any ditch rerouting, piping,covering or otherwise changing the existing irrigation or waste ditch(1) has been made in such a manner that the flow of water will not be impeded or increased beyond carrying capacity of the downstream ditch; (2)will not otherwise injure any person or persons using or interested in such ditch or their property; and(3) satisfied the Idaho Standards for Public Works Construction. A copy of such written approval and certification shall be filed with the construction drawing and submitted to the City prior to issuance of any building permits or Certificate of Occupancy,whichever occurs first. 9. Encroachments including,but not limited to, landscaping, fencing, lighting, and/or pathways shall not be located within any easement or right-of-way for any ditch, pipe or other structure, or canal used for irrigation water or irrigation waste water without the express written approval of the organized irrigation district,canal company, ditch association, or other irrigation entity associated with such ditch,pipe or other structure, or canal. The applicant shall submit a copy of the written approval from the irrigation entity prior to the City Clerk signing the final plat. 10. Street light plans shall be submitted and approved as to the location, height and wattage to the City Engineer(if applicable)prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. All construction shall comply with the City's specifications and standards. The applicant shall provide a recorded easement, acceptable to the City Engineer,for the purpose of installing and maintaining street light fixtures,conduit and wiring lying outside any dedicated public right-of-way,prior to issuance of any building permits or Certificate of Occupancy,whichever occurs first. The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of Occupancy. 11. Parking lot light plan shall be submitted and approved as to the location,height and wattage by the City Engineer. All construction shall comply with the City's specifications and standards. Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the adjoining property. 12. The parking area shall be paved and shall be maintained in good condition without holes and free of all dust,trash, weeds and other debris. 13. One set of building plans,for any non single-family residential use, shall be submitted to the Eagle Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted to the City prior to issuance of any building permits or Certificate of Occupancy,whichever occurs first. The letter shall include the following comments and minimum requirements,and any other items of concern as may be determined by the Eagle Fire Department officials: a. "The applicant has made arrangements to comply with all requirements of the Fire Department." b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire Department prior to the City Engineer signing the final plat. 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 Page 26 of 29 K:\Planning Dept\Eagle Applications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drf.docx shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first. 14. Any recreation area,greenbelt area or pathway area along the Boise River, Dry Creek or any other area designated by the City Council or Eagle City Park and Pathway Development Committee for a path or walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first. 15. Conservation,recreation and river access easements(if applicable)shall be approved by the Eagle City Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first. 16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and river protection regulations(if applicable)prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. 17. The applicant shall obtain written approval of the development relative to the effects of the Boise River Flood Plain(if applicable) from the Corps. of Engineers prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. 18. The applicant shall obtain approval of the development relative to its effects on wetlands or other natural waterways(if applicable)from the Corps. of Engineers and the Idaho Department of Water Resources and/or any other agency having jurisdiction prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first. 19. Basements in the flood plain are prohibited. 20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code,and all applicable County, State and Federal Codes and Regulations shall be complied with. All design and construction shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City Council. 21. New plans,which incorporate any required changes, shall be submitted for staff approval. Staff may elect to take those plans to the Design Review Board and the City Council for review and approval. 22. Any changes to the plans and specifications upon which this approval is based,other than those required by the above conditions, will require submittal of an application for modification and approval of that application prior to commencing any change. 23. Any modification of the approved design review plans, including, but not limited to building design, location and details, landscaping,parking, and circulation, must be approved prior to construction/ installation of such changes. Failure to do so may result in the requirement to modify the project to comply with the approved design review and/or result in the inability to issue a final approval for occupancy of this project. 24. Use, or each use for multi-use/multi-tenant projects, shall be as defined within Eagle City Code 8-2-3, "Schedule of District Use Regulations", and any use and subsequent change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to submit a Zoning Permit application to the City and comply with all rules,regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the City of Eagle of its intent to changes the planned use of the subject property 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 Page 27 of 29 K:\Planning Dept\Eagle Applications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drf.docx of the Design Review if construction has not started prior to that date,as stipulated in Eagle City Code(one year from approval date). 26. All ground-mounted accent lighting fixtures and monument sign lighting fixtures shall be screened from view with the use of landscaping(top of the fixture shall be no higher than the surrounding landscaping). The light source itself shall otherwise be screened as provided for within Eagle City Code. 27. The City's actions on the application does not grant the applicant any appropriation of water or interference with existing water rights. The applicant indemnifies and holds the City harmless for any and all water rights, claims in any way associated with this application. CONCLUSIONS OF LAW: 1. The Board reviewed the particular facts and circumstances of this proposed design review application (DR-29-22) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review Overlay District, and based upon the information provided with the conditions required herein, concludes that the proposed design review application is in accordance with the Eagle City Code and the Eagle Comprehensive Plan. 2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the proposed design review: A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and is in accordance with the regulations of this code since there are no inconsistencies with the comprehensive plan and subdivision landscaping and townhomes are permitted with the approval of a design review application within the R-9-DA(Residential with a development agreement)and MU-DA(Mixed use with a development agreement [in lieu of a PUD])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 and building designs are 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 since the townhome units have two car garages and there is on-street parking; 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 since the townhome buildings are designed to meet the Craftsman style of architecture and are designed to complement the general vicinity; F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic considerations since the townhome buildings do not exceed 29-feet permitted within Eagle City Code; G. Will provide safe and convenient access to the property for both vehicles and pedestrians through patterned traffic circulation and connectivity to abutting development since the townhome units have two car garages and there are sidewalks and walkways throughout the 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 residential center in the area; and Page 28 of 29 K.\Planning Dept\Eagle Applications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drf.docx 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 26th day of May 2022. DESIGN REVIEW BOARD OF THE CITY OF EAGLE Ada County,Idaho Ro ert Grubb hairman 1(')''L ATTEST: ,,,•,,,,,,,,,,,,,,,,, (5tiE•••••* 4,4P'• Pec E •••: Q,: racy E.O ,Eagle City Citric)• ,,, / '�p. Q i••• w - .• • o •• v ••v - O '• •• r`•• * `CP Page 29 of 29 K.\Planning Dept\Eagle Applications\Dr\2022\Skyview Common Area LS and Bldgs DR-29-22\Skyview Common Area LS-Amenities-Townhomes drf.docx