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Findings - DR - 2022 - DR-43-21 MOD - Arvory Crest Subdivision - 82 Townhome Buildings [164-Units] Within Arvory Crest Subdivision BEFORE THE EAGLE DESIGN REVIEW BOARD IN THE MATTER OF AN APPLICATION FOR A ) DESIGN REVIEW FOR 82 TOWNHOME ) BUILDINGS [164-UNITS] WITHIN ARVORY ) CREST SUBDIVISION FOR LENNAR HOMES ) FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER DR-43-21 MOD The above-entitled design review application came before the Eagle Design Review Board for their action on June 23,2022. 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,represented by Ken Firmage with FS One, LLC, is requesting design review approval for 82 townhome buildings [164-units] within Arvory Crest:Subdivision. The 80.2-acre site is located on the southeast corner of West Floating Feather Road and State Highway 16 at 1252 North Highway 16. B. APPLICATION SUBMITTAL: The City of Eagle received the application for this item on April 6, 2022. Revised information was received May 16,2022(floor plans,building elevations,colored renderings,fencing details,townhome layouts), May 23,2022(setbacks),and May 26,2022(floor plans,duet 2 elevation). 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 August 8, 2006, the City Council approved an annexation, rezone with development agreement, conditional use permit, preliminary development plan, and preliminary plat for the Legacy Planned Community(A-09-05/RZ-13-05/CU-12-05/PPUD-13-05/PP-01-06). On July 14, 2009, the City Council approved an annexation and rezone with development agreement for Eagle Sports Legends Investments#2, LLC(the subject property was recognized as an expansion parcel within the development agreement associated with the Legacy Planned Community[Ada County instrument#106161990j)(A-03-09/RZ-03-09). On September 14,2021,the City Council approved a conditional use permit,preliminary development plan, and preliminary plat for Arvory Crest Subdivision, a 249-lot (231-buildable, 18-common) residential planned unit development(CU-02-21/PPUD-02-21/PP-04-21). On December 12, 2021, the City Council approved a design review application for the common area landscaping within Arvory Crest Subdivision(DR-43-21). On December 12, 2021, the City Council approved a design review application for one subdivision entry feature and seven subdivision entry monument signs for Arvory Crest Subdivision(DR-44-21). E. COMPANION APPLICATIONS:None. Page 1 of 19 K:\Pianning Dept\Eagle Applications\Dr\2021\Arvory Crest Townhomes DR-43-21 MOD\DR-43-21 MOD Arvory Crest Sub Townhomes drfdocx F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS: COMP PLAN ZONING LAND USE DESIGNATION DESIGNATION Existing Neighborhood R-2-DA(Residential with a Vacant parcel Residential development agreement) (Agriculture) Proposed No Change No Change Residential subdivision North of site Neighborhood RUT(Rural-Urban Transition Single-family residence Residential —Ada County designation) and agriculture R-2-DA(Residential with a Vacant parcel development agreement) (Agriculture) South of site Neighborhood RUT(Rural-Urban Transition Single-family residence Residential —Ada County designation) R-2-DA-P(Residential with a Single-family residential development agreement— subdivision(Snoqualmie PUD) River Subdivision No.4) East of site Neighborhood RUT(Rural-Urban Transition Single-family residence Residential —Ada County designation) R-2-DA-P(Residential with a development agreement— PUD) West of site Mixed Use(Star R-3-PUD-DA(Residential— Rosti Farms Subdivision designation) PUD—with a development agreement) G. DESIGN REVIEW OVERLAY DISTRICT:Not in the DDA,TDA,CEDA,or DSDA. H. URBAN RENEWAL DISTRICT:No. I. EXISTING SITE CHARACTERISTICS: The site has four existing out buildings which are proposed to be removed.The site has a row of existing Juniper trees along the east property line which are approved to be removed with the review and approval of the common area landscaping within Arvory Crest Subdivision(DR-43-21). Page 2 of 19 K:\Planning Dept\Eagle Applications\Dr\2021\Arvory Crest Townhomes DR-43-21 MOD\DR-43-21 MOD Arvory Crest Sub Townhomes drf.docx J. SITE DATA: SITE DATA PROPOSED REQUIRED Total Acreage of Site 80.2-acres(3,493,512-square feet) N/A I Percentage of Site Devoted 29%to 40%(approximately—all 40%(maximum) to Building Coverage buildings) 71.5%to 74%(all units) 75%(maximum—second story shall not exceed 75%of the main floors square footage, inclusive of the garage area) Percentage of Site Devoted 55%(approximately) 15%(minimum) to Landscaping Number of Parking Spaces 328-parking spaces(including 164- 328-parking spaces(minimum covered parking spaces) —including 164-covered parking spaces) Townhome Floorplan 1 (Lots 21-22,40-41,51-52,Block 9) (Lots 8-9,16-17,24-25,30-31,38-39,42-43,48-49,56-57,60-61,Block 2) (Lots 3-4,20-21,37-38,Block 4) SITE DATA PROPOSED REQUIRED* Front Setback 23.5 (Lots 21-22, Block 9) 8-feet(from property line or back 20-feet(all other buildings) of sidewalk whichever is greater for living space;20-feet for the garage** Rear Setback 10-feet— 14-feet(all buildings) 10-feet(minimum)** Side 10-feet to 18-feet(all buildings) 5-feet(minimum)** interior side Additional 5-feet per story 10-feet(minimum)** street side Additional 5-feet per story *Note:Setbacks per CU-02-21/PPUD-02-21/PP-04-21. **Note:Setbacks measured per building. Page 3 of 19 K:\Planning Dept\Eagle Applications\Dr 2021 Wrvory Crest Townhomes DR-43-21 MOD\DR-43-21 MOD Army Crest Sub Townhomes drf does Townhome Floor Plan 2 (Lots 1-2,3-4,5-6,7-8,9-10, 11-12, 13-14, 15-16, 17-18, 19-20,29-30,38-39,49-50,Block 9) (Lots 2-3,Block 10) (Lots 6-7,14-15,22-23,28-29,36-37,46-47,54-55,58-59,Block 2) (Lots 9-10,22-23,29-30,39-40,Block 4) (Lots 7-8,Block 5) SITE DATA PROPOSED REQUIRED* Front Setback 20-feet(all buildings) 8-feet(from property line or back of sidewalk whichever is greater for living space;20-feet for the garage** Rear Setback 10-feet to 18-feet(all buildings) 10-feet(minimum)** Side 10-feet to 19-feet(all buildings) 5-feet(minimum)** interior side Additional 5-feet per story 10-feet(minimum)** street side Additional 5-feet per story *Note:Setbacks per CU-02-21/PPUD-02-21/PP-04-21. **Note:Setbacks measured per building. Townhome Floorplan 3 (Lots 23-24,27-28,31-32,36-37,47-48,Block 9) (Lots 4-5,Block 10) (Lots 4-5, 12-13,20-21,26-27,34-35,52-53,65-66,Block 2) (Lots 7-8, 11-12, 18-19,24-25,31-32,41-42,Block 4) (Lots 4-5,9-10,Block 5) SITE DATA PROPOSED REQUIRED* Front Setback 20-feet(all buildings) 8-feet(from property line or back of sidewalk whichever is greater for living space;20-feet for the garage** Rear Setback 10-feet to 18-feet(all buildings) 10-feet(minimum)** Side 10-feet to 17-feet(all buildings) 5-feet(minimum)** interior side Additional 5-feet per story 10-feet(minimum)** street side Additional 5-feet per story *Note:Setbacks per CU-02-21/PPUD-02-21/PP-04-21. **Note:Setbacks measured per building. Page 4 of 19 K:\Planning Dept\Eagle Applications\Dr\2021\Arvory Crest Townhomes DR-43-21 MOD\DR-43-21 MOD Arvory Crest Sub Townhomes drf.docx Townhome Floorplan 4 (Lots 25-26,34-35,42-43,45-46,Block 9) (Lots 6-7,Block 10) (Lots 2-3, 10-11, 18-19,32-33,40-41,50-51,63-64,Block 2) (Lots 5-6, 13-14, 16-17,26-27,33-34,43-44,Block 4) (Lots 2-3 Block 5J SITE DATA PROPOSED REQUIRED* Front Setback 20-feet(all buildings) 8-feet(from property line or back of sidewalk whichever is greater for living space;20-feet for the garage** Rear Setback 10-feet to 20-feet(all buildings) 10-feet(minimum)** Side 10-feet to 18-feet(all buildings) 5-feet(minimum)** interior side Additional 5-feet per story 10-feet(minimum)** street side Additional 5-feet per story *Note:Setbacks per CU-02-21/PPUD-02-21/PP-04-21. **Note:Setbacks measured per building. K. PARKING ANALYSIS: Gross Floor Area of Proposed Multi-Family Residential Units:412,796-square feet • Eagle City Code Section 8-4-5 requires the following parking for two-family dwellings: For each unit—2 including 1 covered. Number of Units: 164 units(all 3-bedroom units) Two-family dwelling: Three Bedroom: 2/unit 82x2= 170-parking spaces Proposed On-site Parking Spaces: 164(82-two car garages [164-parking spaces]) Required Parking Spaces: 164 (82-parking spaces are required to be covered parking spaces) (calculated based upon the above use identified in Eagle City Code Section 8-4-5: "Two-family Dwellings") L. GENERAL SITE DESIGN FEATURES: Number and Uses of Proposed Buildings: 82 townhome buildings totaling 164-units. Height and Number of Stories of Proposed Buildings: Townhome 1 =31' 6 'A"(2-story,2-units) Townhome 2=24' 10"(2-story,2-units) Townhome 3 =29' 5"(2-story,2-units) Townhome 4=30' 6"(2-story,2-units) Page 5 of 19 K:\Planning Dept\Eagle Applications\Dr\2021\Arvory Crest Townhomes DR-43-21 MOD\DR-43-21 MOD Army Crest Sub Townhomes drfdocx Gross Floor Area of Proposed Buildings: Townhome 1 = First Floor- 2,947-square feet Second Floor- 2,163-square feet Total- 5,110-square feet/each x 15=76,650-square feet Townhome 2= First Floor- 3,040-square feet Second Floor- 2,213-square feet Total- 5,253-square feet/each x 27= 141,831-square feet Townhome 3 = First Floor- 2,943-square feet Second Floor- 2,124-square feet Total- 5,067-square feet/each x 21 = 106,407-square feet Townhome 4= First Floor- 2,943-square feet Second Floor- 2,124-square feet Total- 5,067-square feet/each x 19=96,273-square feet Gross Floor Area of Proposed Units: Unit Type"1A"= First Floor- 1,427-square feet Second Floor- 1,037-square feet Total - 2,464-square feet/each x 15=36,960-square feet Unit Type"2A"= First Floor- 1,520-square feet Second Floor- 1,126-square feet Total- 2,646-square feet/each x 15 =39,690-square feet Unit Type"3A"= First Floor- 1,520-square feet Second Floor- 1,087-square feet Total - 2,607-square feet/each x 27=70,389-square feet Unit Type"2B"= First Floor- 1,520-square feet Second Floor- 1,126-square feet Total- 2,646-square feet/each x 27=71,442-square feet Unit Type"1B"= First Floor- 1,427-square feet Second Floor- 1,037-square feet Total- 2,464-square feet/each x 21 =51,744-square feet Unit Type"3B"= First Floor- 1,516-square feet Second Floor- 1,087-square feet Total - 2,603-square feet/each x 21 =54,663-square feet Unit Type"1C"= First Floor- 1,427-square feet Second Floor- 1,037-square feet Total- 2,464-square feet/each x 19=46,816-square feet Unit Type"3C"= First Floor- 1,516-square feet Second Floor- 1,087-square feet Total- 2,603-square feet/each x 19=49,457-square feet On and Off-Site Circulation: One 28-foot wide road (south of West Rosti Farms Road) and one 48-foot wide road (north of West Rosti Farms Road)provides access to the site from North Hamlin Avenue. Page 6 of 19 K:\Planning Dept\Eagle Applications\Dr\2021\Arvory Crest Townhomes DR-43-21 MOD\DR-43.21 MOD Arvory Crest Sub Townhomes drf.docx M. BUILDING DESIGN FEATURES: Proposed Building Design: Prairie School/Craftsman Townhome 1 Color Palette 1A Lots 21-22,40-41,Block 9 Lots 8-9,24-25,38-39,56-57,Block 2 Lots 20-21,37-38,Block 4 Roof:Architectural shingle(Charcoal) Walls: Board and batten(SW6000 Snowfall),hardie siding(SW6000 Snowfall) Windows/Doors: Entry/garage doors(SW6258 Tricorn Black, SW2848 Roycroft Pewter) Trim/Fascia: Wood(SW6258 Tricorn Black),trim(SW6000 Snowfall) Townhome 1 Color Palette 1B Lots 51-52,Block 9 Lots 16-17,30-31,42-43,48-49,60-61,Block 2 Lots 3-4,Block 4 Roof:Architectural shingle(Mission Brown) Walls: Board and batten(SW7632 Modern Gray, SW7024 Functional Gray), hardie siding(SW7632 Modern Gray) Windows/Doors: Entry/garage doors(SW7019 Gauntlet Gray, SW2735 Rockweed) Trim/Fascia: Wood(SW7069 Iron Ore),Trim(SW7024 Functional Gray) Townhome 2 Color Palette 2A Lots 3-4,7-8, 11-12, 151-16, 19-20,29-30,38-39,Block 9 Lots 6-7,28-29,46-47,58-59,Block 2 Lots 9-10,Block 4 Lots 7-8,Block 5 Roof:Architectural shingle(Charcoal) Walls: Stucco(SW7029 Agreeable Gray), brick(Grey Drift Tumbled Brick), hardie siding(SW7674 Peppercorn, SW7029 Agreeable Gray) Windows/Doors: Entry/garage doors(SW2849 Westchester Gray, SW6994 Greenblack) Trim/Fascia: Fascia/eaves(SW7069 Iron Ore, SW9170 Acier) Townhome 2 Color Palette 2B Lots 1-2,5-6,9-10, 13-14, 17-18,49-50,Block 9 Lots 2-3,Block 10 Lots 14-15,22-23,36-37,54-55,Block 2 Lots 22-23,29-30,39-40,Block 4 Roof:Architectural shingle(Mission Brown) Walls: Stucco (SW7547 Sandbar), brick (Buff Tumbled Brick), hardie siding (SW9174 Mothwing, SW7547 Sandbar) Windows/Doors: Entry/garage doors(SW7026 Griffin, SW7675 Sealskin) Trim/Fascia: Fascia/eaves(SW7069 Iron Ore, SW7020 Black Fox) Townhome 3 Color Palette 3A Lots 23-24,31-32,47-48,Block 9 Lots 4-5,Block 10 Lots 12-13,26-27,34-35,52-53,65-66,Block 2 Lots 11-12,24-25,41-42,Block 4 Lots 4-5,Block 5 Roof:Architectural shingle(Charcoal) Walls: Shingle shake (SW7075 Web Gray), hardie siding (SW7641 Colonnade Gray), stone veneer (Sage South Ledgestone/OBP Misty Cove) Windows/Doors: Garage door (SW7076 Cyberspace, SW7075 Web Gray), entry door (SW7083 Page 7 of 19 K:\Planning Dept\Eagle Apphcations\Dr\2021\Arvory Crest.Townhomes DR-43-21 MOD\DR-43-21 MOD Arvory Crest Sub Townhomes drf.docx Darkroom) Trim/Fascia: Corner trim(SW7044 Amazing Gray), fascia/eaves/posts(SW7066 Gray Matters) Townhome 3 Color Palette 3B Lots 27-28,36-37,Block 9 Lots 4-5,20-21,Block 2 Lots 7-8, 18-19,31-32,Block 4 Lots 9-10,Block 5 Roof:Architectural shingle(Weathered Wood) Walls:Shingle shake(SW7025 Backdrop),hardie siding(SW7044 Amazing Gray),stone veneer(Sage Southern Ledgestone/OBP Wheat) Windows/Doors: Garage door (SW7069 Iron Ore, SW7025 Backdrop), entry door (SW6991 Black Magic) Trim/Fascia: Corner trim(SW7044 Amazing Gray), fascia/eaves/posts(SW7648 Big Shill) Townhome 4 Color Palette 4A Lots 34-35,45-46,Block 9 Lots 6-7,Block 10 Lots 2-3, 18-19,50-51,63-64,Block 2 Lots 5-6,26-27,33-34,Block 4 Roof: Architectural shingle(Weathered Wood) Walls:Cultured stone(Silver Shore),board and batten(SW7015 Repose Gray),hardie plank lap siding (SW0077 Classic French Gray) Windows/Doors: Door/shutters/garage(SW2848 Roycroft Pewter, SW6992 Inkwell) Trim/Fascia: Fascia/eaves/posts(SW7013 Ivory Lace),trim(SW7015 Repose Gray) Townhome 4 Color Palette 4B Lots 25-26,42-43,Block 9 Lots 10-11,32-33,40-41,Block 2 Lots 13-14, 16-17,43-44,Block 4 Lots 2-3,Block 5 Roof:Architectural shingle(Weathered Wood) Walls:Cultured stone(Silver Shore),board and batten(SW7043 Worldy Gray),hardie plank lap siding (SW7019 Gauntlet Gray) Windows/Doors: Entry door/shutters/garage(SW7640 Fawnbrindle, SW7062 Rock Bottom) Trim/Fascia: Fascia/eaves/posts(SW7035 Aesthetic White),trim(SW7043 Worldly Gray) N. LANDSCAPING DESIGN: Retention of Existing Trees and Preservation Methods:There are no existing trees. Tree Replacement Calculations:N/A Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board. Street Trees: Street trees were approved with the common area landscaping(DR-43-21). Maintenance Provisions and Proposed Irrigation Methods:Automatic irrigation required. Transition Zones:N/A Parking Lot Landscaping:N/A O. TRASH ENCLOSURES: Each townhome unit will have an individual trash tote that will be stored in the garage or behind the side yard fencing and pulled out to the curb on trash pick-up day. Page 8 of 19 K:\planning Dept\Eagle Applications\Dr\2021\Arvory Crest Townhomes DR-43-2I MOD\DR-43-21 MOD Arvory Crest Sub Townhomes drf.docx P. MECHANICAL UNITS: The applicant is proposing to use ground mounted mechanical units. The ground mounted mechanical units are proposed to be located behind a fence and screened with landscaping.No rooftop mechanical units are proposed and none are approved. Q. OUTDOOR LIGHTING: Building elevations and detail lighting cutsheets showing the location, style, color, wattage, illumination type,etc.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 by the Zoning Administrator prior to the issuance of any building permits. S. PUBLIC SERVICES AVAILABLE: A preliminary approval letter from Eagle Fire Department has been received by the City. The site is located within the City of Eagle water service area and within the boundaries of the Eagle Sewer District. T. PUBLIC USES PROPOSED:None. U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:No map currently exists. V. SPECIAL ON-SITE FEATURES: Areas of Critical Environmental Concern-none Evidence of Erosion-no Fish Habitat-no Floodplain-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 W. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED):Not required. X. AGENCY RESPONSES: The following agencies have responded,and their correspondence is attached to the staff report. Ada County Highway District Central District Health Eagle Fire Department Eagle Sewer District Y. LETTERS FROM THE PUBLIC:None received to date. Page 9 of 19 K:\Planning Dept\Eagle Applications\Dr\2021\Arvory Crest Townhomes DR-43-21 MOD\DR-43-21 MOD Arvory Crest Sub Townhomes drf.docx 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; 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 AND ADOPTS THE STAFF REPORT AS PART OF THE DESIGN REVIEW BOARD'S FINDINGS OF FACT: A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the following: Neighborhood Residential Suitable primarily for single family residential. Densities range from 2 units per acre to 4 units per acre. Scenic Corridor An Overlay designation that is intended to provide significant setbacks from major corridors and natural Page 10 of 19 K:\Planning Dept\Eagle Applications\Dr\2021Arvory Crest Townhomes DR-43-21 MOD\DR-43-21 MOD Arvory Crest Sub Townhomes drf.docx features through the city. These areas may require berming, enhanced landscaping, detached meandering pathways and appropriate signage controls. B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: 3.4.1.4 Minimum street frontages for lots and setback distances for residential units in the Owner's Remaining Property shall comply with the requirements set forth in the below table: Setbacks Product Approx.Lot Size Frontage' Type pp g Front Rear Interior Street Side2 Side 8 ft from property line or back of sidewalk Townhouse 3,800-4,999 SF 30 ft whichever is 10 ft 5 ft3 10 ft greater for living space; 20 ft for the garage 15 ft from Patio 5,000-7,999 SF 30 ft living space/ 10 ft 5 ft 20 ft 20 ft from garage Custom 8,000-11,999 SF 30 ft 20 ft 25 ft 5 ft 20 ft Estate 12,000-16,999 SF 30 ft 25 ft 25 ft 7.5 ft 20 ft 17,000 SF+ 35 ft 30 ft 30 ft lO ft 20 ft ' The minimum street frontage for all flag lots is 20 feet. 2 Additional five feet per story setback for multi-story structures. 3 No setback applies to the interiors of connected dwelling units. 3.4.1.5 The second story of any dwelling unit on a lot of less than 8,000 square feet shall not exceed 75%of the main floor's square footage,inclusive of the garage area. 3.4.1.6 Patio homes located on corner lots(any street classification)are limited to a 25 foot maximum height. (Common area lots on corners do not extinguish this requirement for adjacent patio homes.) 3.4.1.7 Patio homes located on other than corner lots may be two stories,but shared driveways should be incorporated to provide a variety of appearance. 3.4.1.8 Townhouse groups are limited to five attached units. Page 11 of 19 K:\Planning Dept\Eagle Applications\Dr\2021\Arvory Crest Townhomes DR-43-21 MOD\DR-43-21 MOD Amory Crest Sub Townhomes drf.docx C. PRELIMINARY PLAT CONDITIONS OF APPROVAL WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: 4. Any fencing located adjacent to common area open spaces and on the street side of all corner lots shall be an open fencing style such as wrought iron or other similar decorative style, durable fencing material. Specific buffer area fences and decorative walls may be allowed as otherwise required in ECC Section 8-2A-7(J). 9. The applicant shall submit a design review application showing at a minimum: 1) proposed subdivision signage, 2) planting details within the proposed and required landscape berms, landscaped islands,and all common areas throughout the subdivision,3)building elevation plans for all proposed common area structures and irrigation pump house (if proposed), 4) landscape screening details of the irrigation pump house, 5)useable amenities such as picnic tables,covered shelters,benches,gazebos,and/or similar amenities,and 6)proposed style of fencing. The design review application shall be reviewed and approved by the Eagle Design Review Board and Eagle City Council prior to the submittal of final development plan and final plat applications. D. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: • Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY: This article applies to all proposed development located within the design review overlay district which shall include the entire city limits, and any land annexed into the city after the date of adoption hereof. Such development includes, but is not limited to, new commercial, industrial, institutional, office, multi-family residential projects, signs, common areas, subdivision signage, proposed conversions, proposed changes in land use and/or building use, exterior remodeling or repainting with a color different than what is existing, exterior restoration, and enlargement or expansion of existing buildings, signs or sites, and requires the submittal of a design review application pursuant to this article and fee as prescribed from time to time by the city council. • Eagle City Code Section 8-2A-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 82 townhome buildings [164-units] within Arvory Crest Subdivision. The applicant's justification letter states the townhome buildings are designed based on the Craftsman and Modern Prairie School styles. The Craftsman style design include a variety of materials including shaker, siding, painted wood, and irregular shaped stone, trim details like Frieze boards, shutters, trim bands, a mix of single hung and fixed windows, varying roof pitches, and historic style light fixtures. The Prairie School style design includes a Page 12 of 19 K:\Planning Dept\Eagle Applicanons\Dr\2021\Arvory Crest Townhomes DR-43.21 MOD\DR-43-21 MOD Arvory Crest Sub Townhomes chi docx variety of materials including stucco,brick,and horizontal lines on siding,wide overhanging eaves, low pitched hipped roofs, and earth tone color finishes. Staff defers comments 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. • 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. • The lot layout plan shows the townhome floor plan on lots 21-22,block 9,color coded as floorplan 1, however, it is called out as floorplan 4, lots 16-17, block 4 as floorplan 2, however it is called out as floorplan 1, and lots 18-19, block 4 as floorplan 3, however, it is called out as floorplan 4. The applicant should be required to provide a revised lot layout plan showing lots 21-21,block 9, and lots 16-17 and 18-19,block 4,identified with the correct floor plan.The revised lot layout plan should be reviewed and approved by staff prior to the issuance of a zoning certificate. STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT: Based upon the information provided to staff to date,if the requested design review application is approved, staff recommends the site specific conditions of approval and standard conditions of approval provided within the staff report. PUBLIC MEETING OF THE BOARD: A. A meeting to consider the application was held before the Design Review Board on June 23,2022, at which time the Board made their decision. BOARD DELIBERATION: Upon completion of the applicant's and staff's presentations,the Board discussed during deliberation that: • The Board is in favor of the proposed townhome buildings design, materials, and colors with the addition of site specific condition of approval nos. 13, 14, 15, 16,and 17 and recommended townhome no. 3 have additional architectural interest on the back. • The Board is in favor of the proposed landscape plan with the addition of site specific condition of approval no. 12. BOARD DECISION: The Board voted 5 to 0(Greer and Duperault absent)to recommend approval of DR-43-21 MOD for a design review application for 82 townhomes buildings [164-units] within Arvory Crest Subdivision for Lennar Homes,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. Page 13 of 19 K:\Planning Dept\Eagle Applications\Dr\2021\Arvory Crest Townhomes DR-43.21 MOD\DR-03-21 MOD Arvory Crest Sub Townhomes drf docx SITE SPECIFIC CONDITIONS OF APPROVAL: 1. Comply with all applicable conditions of CU-02-21/PPUD-02-21/PP-04-21 and DR-43-21. 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 a revised lot layout pian showing lots 21 21, block 9, .,nd lots 16 1^7 .,n 14 19, block Ar staff pr:.r to the : of a z ce,.t:f Cato 4. The final plat for Arvory Crest Subdivision(phases where the townhomes are located)shall be recorded prior to issuance of a zoning certificate. 5. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle City Code. 6. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing this project, prior to the issuance of a zoning certificate and/or upon receipt of an invoice by the City, whichever occurs first. 7. The applicant shall be required to comply with any applicable conditions placed on this application by the City Engineer. 8. Submit payment to the City for the Planning and Zoning plan review at the time of building permit submittal. 9. No rooftop mechanical units are proposed with this application and none are approved. 10. Paint all electrical meters,phone boxes,etc.located on the building to match the color of the buildings. 11. No signs are proposed with this application and none are approved. 12. Provide revised building elevations for the townhome units with end units that have large blank areas (identified as "right elevation")adding architectural interest on building elevations that face common area open space. The revised building elevations shall be reviewed and approved by staff and two members of the Design Review Board prior to the issuance of a zoning certificate. 13. Provide a revised fencing plan showing the specific layouts of the fencing styles,types, and locations (some of the townhome entrances are behind fencing).The revised fencing plan shall be reviewed and approved by staff and two members of the Design Review Board prior to the issuance of a zoning certificate. 14. Provide revised building elevation of townhome 3 with the shed roof showing there is no conflict with the windows behind it.The revised building elevation shall be reviewed and approved by staff and two members of the Design Review Board prior to the issuance of a zoning certificate. 15. Provide revised elevations of the townhomes 1 and 4 showing the shutters do not cover the siding trim or extend to the corner of the buildings.The revised elevations shall be reviewed and approved by staff and two members of the Design Review Board prior to the issuance of a zoning certificate. 16. Provide revised building elevations of townhome 3 lowering the gable roof and modifying the window located on the front elevation. The revised building elevations shall be reviewed and approved by staff and two members of the Design Review Board prior to the issuance of a zoning certificate. 17. Provide a revised layout showing the previously approved common area pool house building,mailbox cover, signage, etc. and new townhome elevations showing how the two styles are harmonious with each other in the design and construction. The revised layout shall be reviewed and approved by staff and two members of the Board prior to the issuance of a zoning certificate. Page 14 of 19 K:\Planning Dept\Eagle Applications\Dr\2021\Arvory Crest Townhomes DR-43-21 MOD\DR-43-21 MOD Arvory Crest Sub Townhomes drf docx 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. 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. Page 15 of 19 K:\Planning Dept\Eagle Applications\Dr\2021\Arvory Crest Townhomes DR-43-2I MOD\DR-43-21 MOD Arvory Crest Sub Townhomes drf docx 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 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. Page 16 of 19 K:\Planning Dept\Eagle Applicauons\Dr\2021\Arvory Crest Townhomes DR-43-21 MOD\DR-43-21 MOD Arvory Crest Sub Townhomes drf docx 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 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. Page 17 of 19 K:Wlanning Dept\Eagle Applications\Dr\2021\Arvory Crest Townhomes DR-43-2I MOD\DR-43-21 MOD Arvory Crest Sub Townhomes drf.docx CONCLUSIONS OF LAW: 1. The Board reviewed the particular facts and circumstances of this proposed design review application (DR-43-21 MOD)with regard to the Eagle City Code Title 8,Chapter 2,Article A,DR Design Review Overlay District, and based upon the information provided with the conditions required herein, concludes that the proposed design review application is in accordance with the Eagle City Code and the Eagle Comprehensive Plan. 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 townhome buildings are permitted with the approval of a design review application within the R-2-DA(Residential with a development agreement)zoning district; B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned development in the vicinity of the site since the proposed townhome buildings are designed in height to be consistent with single family dwellings located within the townhome phase and future phases of the development; 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 each townhome is designed with a two car garage and the development has guest parking along the roadways; 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 townhomes have been design with the Prairie School and Craftsman styles of architecture,and the common area structures are designed with the Prairie School style of architecture; 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 style of the townhomes will be utilized in the future phases of the development; 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 the 35-foot maximum height allowed; 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 subdivision has been designed with connections to North Hamlin Avenue and there are sidewalks located throughout of 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 since the subdivision has been designed with sidewalks throughout that provide access to residential areas; and I. No signs are proposed with this application. All signs, if proposed, will be required to be harmonious with the architectural design of the subdivision, and will not cover nor detract from desirable architectural features. Page 18 of 19 K:\Planning Dept\Eagle Applicatlons\Dr\2021\Arvory Crest Townhomes DR-43-21 MOD\DR-43-21 MOD Arvory Crest Sub Townhomes drf docx DATED this 14th day of July 2022. DESIGN REVIEW BOARD OF THE CITY OF EAGLE Ada County, d o L, Robert rubb, Chairman ATTEST: ,,,,,,,,,,,,,', F E A 04, • ORA1 .. acy E. Os , gitier ' k : C.) + F . � O * S�PL •a,: i ...;(oRPoo 0 Q. •,,,siq TE OF•10,.. Page 19 of 19 K:\Planning Dept\Eagle Applications\Dr\2021\Arvory Crest Townhomes DR-43-21 MOD\DR-43-21 MOD Amory Crest Sub Townhomes drf docx