Findings - DR - 2017 - DR-06-15 MOD3 - Construct A Covered Bridge At Entrance To Snoqualmie Falls #7BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW TO CONSTRUCT A
COVERED BRIDGE STRUCTURE AT THE
ENTRANCE TO SNOQUALMIE FALLS
SUBDIVISION NO.7 FOR BRAHMA LLC
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -06-15 MOD3
The above -entitled design review application came before the Eagle Design Review Board for their action
on December 8, 2016. The Design Review Board having heard and taken oral and written testimony, and
having duly considered the matter, makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Brahma LLC, represented by Jesse Buster with Stack Rock Group, is requesting design review approval
to construct a covered bridge structure at the entrance to Snoqualmie Falls Subdivision No. 7. The site
is generally located 140 -feet west of North Arena Way over West Striker Drive within Snoqualmie
Falls Subdivision No. 7.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on November 3, 2016.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on November 4, 2016, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On August 8, 2006, the City Council approved an annexation, rezone with development agreement,
conditional use permit, preliminary development plan, and preliminary plat (A-09-05/RZ-13-05/CU-
12-05/PPUD-13-05/PP-01-06) for the Legacy Planned Community.
On August 22, 2006, the City Council approved a design review application for the common area
landscaping and sports academy facility within Legacy Planned Community (DR -64-06).
On August 28, 2007, the City Council approved the final development plan and final plat FPUD-01-
07/FP-01-07/ FP -02-07, for Mosca Seca Subdivision Phases No. 1 & No. 2.
On September 18, 2007, the City Council approved a modification to the Conditions of Development
and associated exhibits (RZ-13-05 MOD) to the development agreement to provide a time schedule
for the build -out of the Academy Core area located within Mosca Seca Subdivision (located within
the Legacy Planned Unit Development).
On February 19, 2008, the City Council approved a modification to the Conditions of Development
and associated exhibits (RZ-13-05 MOD 2) within the development agreement to address the
percentage of allowable second story square footage in relationship to the first floor for homes located
on lots less than 8,000 -square feet in size, the provisions of private roads, construction flooring
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material for attached single-family dwellings, and the Memorandum of Agreement regarding the on-
site municipal water system.
On March 11, 2008, the Mosca Subdivision No. 1 final plat was recorded at the Ada County
Recorder's office.
On August 25, 2008, the Mosca Seca Subdivision No. 2 final plat was recorded at the Ada County
Recorder's office.
On October 13, 2009, the City Council approved an extension of time (EXT -12-09) for the
preliminary plat for Mosca Seca Subdivision (PP -01-06) to be valid until August 25, 2010.
On November 9, 2010, the City Council approved an extension of time (EXT -07-10) for the
preliminary plat for Mosca Seca Subdivision (PP -01-06) to be valid until August 25, 2011.
On September 13, 2011, the City Council approved an extension of time (EXT -06-11) for the
preliminary plat for Mosca Seca Subdivision (PP -01-06) to be valid until August 25, 2012.
On June 26, 2012, the City Council approved a modification to the Conditions of Development and
associated exhibits (RZ-13-05 MOD 3) within the development agreement to address the allowed
density, modify the open space by removing the requirement to construct the sports academies, and
address the condition of development regarding a school site.
On September 25, 2012, the Snoqualmie Falls Subdivision No. 1 final plat was recorded at the Ada
County Recorder's office.
On January 10, 2013, the City approved a design review application to modify the landscaping within
Snoqualmie Falls No. 2 (DR -64-06 MOD).
On March 21, 2013, the Snoqualmie Falls Subdivision No. 2 final plat was recorded at the Ada
County Recorder's office.
On May 1, 2014, the City approved a design review application to modify the landscaping within
Snoqualmie Falls No. 2 (DR -64-06 MOD2).
On November 12, 2013, the Snoqualmie Falls Subdivision No. 3 final plat was recorded at the Ada
County Recorder's office.
On January 23, 2014, the Eagle Design Review Board approved a design review application for the
common area landscaping within Snoqualmie Falls Subdivision No. 4 (DR -68-13).
On March 25, 2014, City Staff approved a design review application to modify the common area
landscaping within Snoqualmie Falls No. 4 (DR -68-13 MOD).
On July 23, 2014, the Snoqualmie Falls Subdivision No. 4 final plat was recorded at the Ada County
Recorder's office.
On December 8, 2014, the Snoqualmie Falls Subdivision No. 5 final plat was recorded at the Ada
County Recorder's office.
On January 28, 2014, the City Council approved a conditional use permit, preliminary development
plan, and preliminary plat for Snoqualmie Falls Subdivision No. 6 (CU-06-14/PPUD-03-14/PP-09-
14).
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On March 13, 2014, the Eagle Design Review Board approved a design review application for the
common area landscaping within Snoqualmie Falls Subdivision No. 5 (DR -07-14).
On April 9, 2015, the Eagle Design Review Board approved a design review application for the
common area landscaping within Snoqualmie Falls Subdivision No. 6 (DR -06-15).
On April 28, 2015, the City Council approved the final development plan and final plat for
Snoqualmie Falls Subdivision No. 6 (FPUD-04-15/FP-05-15).
On June 9, 2015, the City Council approved the final development plan and final plat for Snoqualmie
Falls Subdivision No. 7 (FPUD-05-15 & FP -06-15).
On September 8, 2015, the City Council approved the final development plan and final plat for
Snoqualmie Falls Subdivision No. 8 (FPUD-06-15 & FP -09-15).
On July 14, 2016, the Eagle Design Review Board approved a design review application modifying the
common area landscaping within Snoqualmie Falls Subdivision No. 4 (DR -68-13 MOD2).
On August 22, 2016, the City approved a design review application to relocate playground equipment
proposed within Snoqualmie Falls Subdivision No. 7 to Snoqualmie Falls Subdivision No. 4 (DR -06-
15 MOD).
E. COMPANION APPLICATIONS: None.
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS: The site is currently developed with curb, gutter, and sidewalk
as part of Snoqualmie Falls Subdivision No. 7.
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COMP PLAN
ZONING
LAND USE
DESIGNATION
DESIGNATION
Existing
Residential Two
R -2 -DA -P (Residential with a
Part of Proposed Legacy
development agreement -
Development
PUD)
Proposed
Residential Two
R -2 -DA -P (Residential with a
Single -Family, Residential
development agreement -
Planned Unit Development
PUD)
North of site
Residential Two
R -2 -DA -P (Residential with a
Legacy Development
development agreement -
(Snoqualmie Falls Subs)
PUD)
South of site
Residential Two
R -2 -DA -P (Residential with a
Agricultural
development agreement -
PUD)
East of site
Residential Two
R -2 -DA -P (Residential with a
Legacy Development
development agreement -
(Mosca Seca Subs)
PUD)
West of site
Residential Two
R -2 -DA -P (Residential with a
Agricultural
development agreement -
PUD)
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS: The site is currently developed with curb, gutter, and sidewalk
as part of Snoqualmie Falls Subdivision No. 7.
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I. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) covered bridge structure over West Striker Drive.
Height and Number of Stories of Proposed Buildings:
The applicant is proposing an approximately thirty-one and one half foot (31 '/z') high single -story
structure.
J. BUILDING DESIGN FEATURES:
Roof: Asphalt Shingle (Black with 10% light blue and creme aggregate), possible metal Boston Ridge
(Black)
Walls: Wood Columns, Shake Siding, and Wood Beams and Corbel Beams (all stained Coffee Brown),
Stone Veneer (Dark and Medium Gray)
Windows/Doors: N/A
Fascia/Trim: Metal Plate Coverings (Light Gray), Wood trim (stained Coffee Brown)
K. 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 the north and south sides of West Striker Drive on the east
and west sides of the covered bridge structure.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping: N/A
L. TRASH ENCLOSURES: N/A
M. MECHANICAL UNITS: N/A
N. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage is required to be reviewed and
approved by the Zoning Administrator prior to issuance of any building permits.
O. SIGNAGE:
No signs are proposed with this application. A separate design review application (DR -31-16) has
been submitted for the approval of signs proposed on this building and on the site.
P. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. A water
service approval has not been received to date. Approval of the water company having jurisdiction
will be required prior to issuance of a building permit.
Q. PUBLIC USES PROPOSED: None.
R. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
S. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
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Fish Habitat - no
Floodplain - no
Mature Trees - no
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - unknown
Wildlife Habitat - no
T. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required.
U. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Comments, which appear to be of special concern, are noted below:
Eagle Fire Department
Idaho Transportation Department
V. LETTERS FROM THE PUBLIC: None received to date.
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL: None
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi -family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• Eagle City Code Section 8 -2A -6(A)(6) Building Design:
a. Building Mass: The mass of the building shall be reviewed for its relationship with existing
development in the immediate surrounding area and with the allowed use proposed by the
applicant;
b. Proportion Of Building: The height to width relationship of new structures shall be compatible
and consistent with the architectural character of the area and proposed use;
c. Relationship Of Openings In The Buildings: Openings in the building shall provide interest
through the use of such features as balconies, bays, porches, covered entries, overhead structures,
awnings, changes in building facade and roofline alignment, to provide shadow relief. Avoid
monotonous flat planes;
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d. Relationship Of Exterior Materials: The design review board shall determine the
appropriateness of materials as they relate to building mass, shadow relief, and existing area
development. Use of color to provide blending of materials with the surrounding area and
building use, and the functional appropriateness of the proposed building design as it relates to
the proposed use shall be considered; and
e. Allowed Architectural Styles: The architecture styles provided in the EASD book are approved
examples for applicants to follow when designing for Eagle architecture.
• Eagle City Code Section 8 -2A -8(B):
FREEHANGING SIGNBOARD: A sign attached underneath a canopy, awning or colonnade.
• Eagle City Code Section 8 -2A -8(C)(4) Freehaning Signboards:
a. Freehanging signboards shall not exceed eight (8) square feet nor shall any such sign extend
beyond the porch or canopy to which it is attached.
b. A minimum distance of seven feet six inches (T 6") shall be required between a walkway and
the bottom of a freehanging signboard.
C. DISCUSSION:
The applicant is requesting design review approval to construct a covered bridge structure at the
entrance to Snoqualmie Falls Subdivision No. 7 over West Striker Drive. There are numerous
ponds and waterways location throughout the different phases of Snoqualmie Subdivision and
this structure is to emulate a bridge. The structure is proposed to be constructed of wood columns
with a stone veneer, shake siding, wood beams, and corbel beams. An asphalt shingle is proposed
on the roof of the structure with shake siding within the gable ends and wood beams with metal
plate coverings. The applicant is proposing ten inch (10") diameter, four foot (4') high wood
posts, interconnected with a three inch (3") roped on the north and south sides of the structure to
enhance the feel of this being an actual bridge.
The elevation plans indicate lighting to be located on each column. The application and plans do
not specify the style, luminaries, wattage, etc. the light fixtures are to be. The applicant should be
required to provide detailed cut sheets showing the style, luminaries, wattage, etc. of the light
fixtures to be located on each of the columns of the structure. The detailed cut sheets should be
reviewed and approved by staff and one member of the Design Review Board prior to the
issuance of a zoning certificate.
• Sheet A6.1, date stamped by the City on November 3, 2016, shows a freehanging sign to be
located at each corner of the bridge structure. The plans indicate these are to be metal signs per
the builder. The applicant should be required to provide detailed elevations of the proposed
freehanging signs to be located at each corner of the bridge structure. The detailed elevations
should be reviewed and approved by the Design Review Board prior to the issuance of a zoning
certificate and sign permit.
• Staff defers comment regarding building design and colors to the Design Review Board.
STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date, staff recommends approval with the site specific
conditions of approval and the standard conditions of approval provided within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on December 8, 2016,
at which time the Board made their decision.
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B. Oral testimony in opposition to this proposal was presented to the Design Review Board by no one.
C. Oral testimony in favor of this proposal was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DECISION:
The Board voted 7 to 0 to approve DR -06-15 MODS for a design review application to construct a
covered bridge structure at the entrance to Snoqualmie Falls Subdivision No. 7 for Brahma 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.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Provide a license agreement from ACHD approving the bridge structure located over the public right-
of-way of West Striker Drive issuing a zoning certificate for this site.
2. Provide detailed cut sheets showing the style, luminaries, wattage, etc. of the light fixtures to be
located on each of the columns of the structure. The detailed cut sheets shall be reviewed and
approved by staff and one member of the Design Review Board prior to the issuance of a zoning
certificate.
3. Provide detailed elevations of the proposed freehanging signs to be located at each corner of the
bridge structure. The detailed elevations shall be reviewed and approved by the Design Review
Board prior to the issuance of a zoning certificate and sign permit.
4. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
5. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the
structure.
6. Provide revised elevation plans showing; the color of the metal brackets and the light fixtures to
match. The revised elevation plans shall be reviewed and approved by staff and one member of the
Design Review Board prior to the issuance of a zoning certificate.
7. Provide a revised landscape plan showing as planter to be located around and under the posts and
ropes proposed on each side of the bridge structure. The revised landscape plan shall be reviewed
and approved by staff and one member of the Design Review Board prior to the issuance of a zoning
certificate.
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.
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5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required
to furnish the City Engineer with a letter from the sewer entity serving the property, accepting the
project for service, prior to issuance of any building permits or Certificate of Occupancy, whichever
occurs first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying
that all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans
shall be submitted to the City Engineer for review and approval prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District.
Construction of the storm drain disposal system shall be complete before an occupancy permit is
issued.
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.
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11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of
all dust, trash, weeds and other debris.
13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted
to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first. The letter shall include the following comments and minimum requirements, and any other
items of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600 -square feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other
area designated by the City Council or Eagle City Park and Pathway Development Committee for a
path or walkway shall be approved in writing by the Eagle City Park and Pathway Development
Committee prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
15. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle
City Park and Pathway Development Committee and shall be shown on the final plat prior to issuance
of a building permit or Certificate of Occupancy, whichever occurs first.
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
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elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those
required by the above conditions, will require submittal of an application for modification and
approval of that application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the City of Eagle of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City
Code (one year from the City Council approval date).
26. All ground -mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR -06-15 MOD3) 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 a bridge structure is permitted with the approval of a design review
application within the R -2 -DA -P (Residential with a development agreement - 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 structure is designed to complement the general
vicinity and provide aesthetically pleasing architecture to enhance the character of the area;
C. Is not designed with off street parking facilities since no parking is required of the proposed bridge
structure;
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D. Will not interfere with the visual character, quality, or appearance of the surrounding area and city,
and where possible, enhance the continuity of thematically common architectural features since the
proposed building has been designed with quality materials and similar features utilized on other
buildings within the development and will enhance the character of the area;
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 proposed
structure has been designed with quality materials and similar features utilized on other buildings
within the development and is in conformance with the Eagle Site and Architecture Design manual;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the proposed structure is in conformance with the required setbacks and height
restrictions;
G. Will provide safe and convenient access across the property for both vehicles and pedestrians
through patterned traffic circulation and connectivity to abutting development since the applicant
has proposed to continue the sidewalk on both sides of West Striker Drive;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment within the development; and
I. Will have signs, if proposed, that are harmonious with the architectural design of the structure, and
will not cover or detract from desirable architectural features since the signage is designed in
conformance with Eagle City Code.
DATED this 12' day of January 2017.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada CotAty, Idalp
OFEgC��'.
Robert Grubb, Chairman �►• �'C !e, •,�
v
ATTEST: 's * SEAL
1 4—c�rv�
.p
Sharon K. Bergmann, Eagle City Cler so WO'
Regulatory Taking Notice: Applicant has the right, pursuant to section 67-8003, Idaho Code, to request a
regulatory taking analysis
Page 11 of 11
K:Tlanning Dept\Eagle ApplicationADA20I5OR-06-15 MOD3 Snoqualmie Falls No. 7 bridge drf docz