Findings - DR - 2017 - DR-70-16 - Redstone Ranch SubdivisionBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR THE COMMON )
AREA LANDSCAPING WITHIN REDSTONE )
RANCH SUBDIVISION FOR A TEAM )
CONSULTANTS )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -70-16
The above -entitled design review application came before the Eagle Design Review Board for their action
on December 8, 2016. The Board continued the item to January 12, 2017, and January 26, 2017, and made
their decision at that time. 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:
A Team Land Consultants, represented by Steve Arnold, is requesting design review approval of the
common area landscaping within Redstone Ranch Subdivision. The 10.06 -acre site is located on the
northwest corner of East Hill Road and North Echohawk Way approximately 400 -feet west of the
intersection of East Hill Road and State Highway 55.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on November 1, 2016. Supplemental
information was received on January 18, 2017.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on November 9, 2016, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On May 22, 2007, the City Council approved a preliminary plat for Aguila Mountain Estates
Subdivision for Red Rock Development, LLC (PP -02-07).
On June 12, 2007, the Aguila Mountain Estates Subdivision preliminary plat expired (PP -02-07).
On January 28, 2014, the Eagle City Council approved a Comprehensive Plan Text Amendment to
establish language for the Guerber Park Planning Area and a Comprehensive Map Amendment
changing the land use designation on the Comprehensive Plan Land Use Map from Residential Three
(up to three (3) units per acre) to Mixed Use for the property (CPA -01-13).
On April 12, 2016, the City Council denied a preliminary plat for Redstone Ranch Subdivision (RZ-
08-15/PP-08-15).
On June 29, 2016, mediation pursuant to Idaho Code Section 67-6510 was conducted which included
City of Eagle representatives, applicant representatives, and neighborhood representatives as identified
within the Mediation Summary, dated July 15, 2016.
On August 9, 2016, the Eagle City Council approved a rezone and preliminary plat for Redstone Ranch
Subdivision (RZ-08-15/PP-08-15).
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E. COMPANION APPLICATIONS: None
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS: The site is undeveloped.
I. SITE DATA:
Total Acreage of Site — 10.06 -acres
Total Number of Lots — 52
Total Number of Units -
Residential — 46
Commercial — 0
Industrial — 0
Common — 4
Single-family — 46
Duplex — 0
Multi -family — 0
J. GENERAL SITE DESIGN FEATURES:
The applicant is proposing landscaped buffers located adjacent to the south property line located
adjacent to East Hill Road which is classified as a collector. Pursuant to Eagle City Code Section 8-
2A-7(J)(4)(a), a thirty-five foot (35') wide buffer area with a minimum five to eight foot (5' to 8') high
berm, decorative block wall, cultured stone, decorative rock, or similarly designed concrete wall, or
combination thereof shall be provided within these buffer areas.
Open Space:
A total of 3.14 -acres (31.2%) of open space is proposed within the residential subdivision. The common
areas are proposed to contain pathways, road buffer areas, gazebo, bocce ball court, and street landscape
islands. A minimum of 20% open space is required within a planned unit development.
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COMP PLAN
ZONING
LAND USE
DESIGNATION
DESIGNATION
Existing
Mixed Use
MU -DA (Mixed Use with a
Vacant parcel
Development Agreement)
Proposed
No Change
No Change
Residential subdivision
North of site
Mixed Use
MU -DA (Mixed Use with a
Cedarfield Subdivision No. 1
Development Agreement)
South of site
Mixed Use and
R-3 (Residential), MU -DA-
Single-family dwelling and
Professional Office
P (Mixed Use with a
mixed use developments
Development Agreement —
(Great Sky Estates and
PUD), MU -DA (Mixed Use
Piccadilly Village
with a Development
Subdivisions)
Agreement)
East of site
Business Park
BP (Business Park)
SH -55 and vacant parcel
West of site
Residential Three
R-1 (Residential)
Single-family residence
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS: The site is undeveloped.
I. SITE DATA:
Total Acreage of Site — 10.06 -acres
Total Number of Lots — 52
Total Number of Units -
Residential — 46
Commercial — 0
Industrial — 0
Common — 4
Single-family — 46
Duplex — 0
Multi -family — 0
J. GENERAL SITE DESIGN FEATURES:
The applicant is proposing landscaped buffers located adjacent to the south property line located
adjacent to East Hill Road which is classified as a collector. Pursuant to Eagle City Code Section 8-
2A-7(J)(4)(a), a thirty-five foot (35') wide buffer area with a minimum five to eight foot (5' to 8') high
berm, decorative block wall, cultured stone, decorative rock, or similarly designed concrete wall, or
combination thereof shall be provided within these buffer areas.
Open Space:
A total of 3.14 -acres (31.2%) of open space is proposed within the residential subdivision. The common
areas are proposed to contain pathways, road buffer areas, gazebo, bocce ball court, and street landscape
islands. A minimum of 20% open space is required within a planned unit development.
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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:
Eagle City Code section 9-3-6 requires utility easements to be not less than 12 -feet wide, except that
lesser easement widths, to coincide with respective setbacks, may be considered as part of a planned
unit development (PUD). The property is approved for a MU -DA (Mixed Use with a development
agreement) zoning designation and the applicant requested the development agreement in lieu of a PUD
pursuant to Eagle City Code.
Fire Hydrants and Water Mains:
Hydrants are to be located and installed as may be required by the Eagle Fire District.
On-site Septic System (yes or no) — no
Preservation of Existing Natural Features:
Eagle City Code Section 9-3-8 (B) states that existing natural features which add value to residential
development and enhance the attractiveness of the community (such as trees, watercourses, historic
spots and similar irreplaceable assets) shall be preserved in the design of the subdivision. The site does
not have any existing trees.
Preservation of Existing Historical Assets:
Staff is not aware of any existing historical assets on the site. If any historical artifacts are discovered
during excavation or development of the site, state law requires immediate notification to the state.
K. BUILDING DESIGN FEATURES: N/A
L. 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 throughout the development.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping: N/A
M. TRASH ENCLOSURES: N/A
N. MECHANICAL UNITS: N/A
O. OUTDOOR LIGHTING:
A site plan showing location, height, and wattage is required to be reviewed and approved by the
Zoning Administrator prior to issuance of any building permits.
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P. SIGNAGE:
No signs are proposed with this application. A separate design review application is required for the
approval of any signs.
Q. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has not been received by the City. A water
service approval has not been received to date. Approval of the Eagle Fire Department and water
company having jurisdiction will be required prior to issuance of a building permit.
R. PUBLIC USES PROPOSED: None.
S. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists.
T. 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 — yes — Area utilized for common area and the rear portion of Lots 12-22, Block 1
Stream/Creek - no
Unique Animal Life - unknown
Unique Plant Life - unknown
Unstable Soils - unknown
Wildlife Habitat - no
U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required.
V. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Idaho Transportation Department
Tesoro Logistics NW Pipeline
W. 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:
The Comprehensive Plan Land Use Map (Western Area Plan adopted 09-14-04) designates this site as:
Mixed Use
Suitable primarily for a variety of uses such as limited office, limited commercial, and residential
developments. Uses should complement uses within the Central Business District (CBD).
Development within this land use designation should be required to proceed through the PUD and/or
Development Agreement process, see specific planning area text for a complete description.
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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.
Chapter 6 — Land Use
6.8.14 Guerber Park Planning Area
The Guerber Park Planning Area is designated as mixed use node combining limited service
commercial, limited retail, professional office, and a mixture of residential densities including single
family, multi -family, and housing for older persons. The vision for the area is to recognize the activity
center created by Guerber Park, transportation as it relates to the Highway 55 corridor and existing
development, and to provide compatible land uses at densities that accommodate pedestrian scale
design and future mass transit. The area is defined as the property on the west side of Hwy 55 and the
north side of Hill Road, and includes the area north to the Arbor Ridge Subdivision, east to Hwy 55
and includes Guerber Park to the west.
A. Uses
The land use and development policies specific to the Guerber Park Planning Area include the
following:
1. Parcel specific limited service commercial, limited retail, professional office and medium to
high density residential shall be allowed adjacent to Hill Road with the residential densities
transitioning to no more than four units per toward the north and the existing large lot
residential and the park to the west.
2. This area is encouraged to include active living opportunities for retirement age citizens
(Housing for Older Persons).
3. Single use/strip commercial shall not be permitted in this area. Design shall focus inward and
be integrated into the planning area with consistent architecture and site design.
4. Transitional residential densities and design elements (plantings, fences, etc.) should be used
to provide buffering from the mixed use areas to the existing large lot residential uses within
the planning area.
B. Access
1. Primary vehicular access should be taken from Echohawk Drive and Sadie Drive with limited
secondary access to Hill Road.
2. To the greatest extent possible, the planning area should be designed with internal circulation
for pedestrians and bikes between residential, non-residential and park uses.
3. Private roads may be allowed in connection with housing for older persons and planned unit
developments but private roads should be designed to limit access to public facilities and
roadway networks unless deemed necessary for emergency services.
C. Design
1. Development in the Guerber Park Planning Area shall be required to submit as a planned unit
development and/or through a development agreement.
2. Architecture and signage for non-residential and multi -family uses should be designed to be
compatible and compliment the other uses in the planning area.
3. Hill Road should be recognized as a gateway corridor for the City of Eagle and should have
proper berming, landscaping, entry signage/markers, and setbacks.
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4. Pathways and trails within the planning area should be located so to limit impacts to the hillsides
and areas of high erosion.
5. All grading and hillside disturbance shall be engineered to ensure stability and to limit the
impacts of erosion.
6. There shall be an adequate buffer between the eastern boundary of Guerber Park and
development areas to the east. The intent is to ensure that park users do not feel as though they
are encroaching on private property and also to shield residents to the east from the frequent
intense activities of the park.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-7(J)(4)(a)
Any road designated as an urban or rural collector on the transportation and pathway network
plan in the Eagle comprehensive plan:
A minimum of thirty five feet (35') wide buffer area (not including right of way) shall be
provided with the following plants per one hundred (100) linear feet of right of way: four (4)
shade trees, five (5) evergreen trees, and twenty four (24) shrubs. Each required shade tree may
be substituted with two (2) flowering/omamental trees, provided that not more than fifty percent
(50%) of the shade trees are substituted.
A minimum five foot (5') high, maximum eight foot (8') high, berm, decorative block wall,
cultured stone, decorative rock, or similarly designed concrete wall, or combination thereof shall
be provided within the buffer area. The maximum slope for any berm shall be three feet (3')
horizontal distance to one foot (1') vertical distance. If a decorative block wall, cultured stone,
decorative rock, or similarly designed concrete wall is to be provided in combination with the
berm, a four foot (4') wide flat area shall be provided for the placement of the decorative wall.
Chainlink, cedar, and similar high maintenance and/or unsightly fencing shall not be permitted.
• Eagle City Code Section 9-3-10: Fences:
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 subsection 8 -2A -7J of this code. Chainlink, cedar, and similar high maintenance
and/or unsightly fencing shall not be permitted within the above designated areas. A section
within the subdivision CC&Rs shall be created for the regulation of fences to this effect. (Ord.
566, 5-15-2007)
C. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
• Owner shall provide a tot lot within the common lot containing a gazebo, plaza/sitting area, and
bocce ball court (as identified on the revised preliminary plat, date stamped by the City on July 20,
2016).
• Owner shall submit a design review application showing at a minimum: 1) proposed development
signage, 2) planting details within the proposed common areas throughout the development, 3)
landscape screening details and buffering located adjacent to East Hill Road, 4) elevation plans for
any proposed common area structures, 5) useable amenities such as picnic tables, covered shelters,
benches, playground equipment, gazebos, and/or similar amenities, 6) landscape design and
planting details within the ITD SH -55 right-of-way located at the northwest corner of East Hill
Road and SH -55, and 7) all proposed fencing throughout the development. The design review
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application shall be reviewed and approved by the Eagle Design Review Board prior to the
submittal of the first final plat.
• Provide a license agreement from ACHD and 17FD approving the landscaping located within the
public right-of-ways prior to the City Clerk signing the final plat.
D. PRELMINARY PLAT PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Provide a revised preliminary plat showing the relocation of the pathway that provides connectivity
from East Hill Road to the rear lot line of Lot 9, Block 1, moved to the west to connect with Lot
11, Block 1 (common lot) and continue the pathway north through Lot 11, Block 1 to connect to
Cliffstone Place, prior to submittal of a final plat application. The pathway may be integrated into
the design of the driveway located on Lot 11, Block 1. Signage indicating that Lot 11, Block 1, is
for the use of both pedestrian access for the residents of Redstone Ranch Subdivision and for
vehicle access for Lots 12-14, Block 1, shall be installed prior to the issuance of any building
permits. Specific sign design and placement locations shall be reviewed and approved with the final
plat application.
• Provide a revised preliminary plat showing the pathways located within Lot 7, Block 3, to be a
minimum of six feet (6') in width prior to submittal of a final plat application.
The pressurized irrigation system has been approved as a shared system between the City of Eagle,
Wycliffe Estates Subdivision, Cedarfield Subdivision, and Redstone Ranch Subdivision. The
applicant shall provide an updated pressurized irrigation analysis to reflect the redesign of Redstone
Ranch Subdivision (52 -lots, 46-bulidable lots, 4 -common lots, 2 -private drive lots) for inclusion
into a "Second Amended Pressurized Irrigation Operation and Maintenance Agreement" prior to
the submittal of a design review application. The Second Amended Pressurized Irrigation Operation
and Maintenance Agreement shall be reviewed and approved by the City Council prior to submittal
of a final plat application. As part of that amended agreement and as part of the design review
application, the developer of Redstone Ranch will submit a separate landscape plan and a cost
estimate for landscaping the TTD property generally located at the northwest corner of SH -55 and
Hill Road. The city will coordinate with all parties (parties to the second amended agreement) to
include provisions into the Second Amended Irrigation Operation and Maintenance Agreement
regarding the perpetual maintenance of the landscaped areas of the aforementioned TTD property.
It is anticipated that the parties will proportionately share in the cost of ongoing maintenance. The
Second Amended Irrigation Operation and Maintenance Agreement shall be reviewed and
approved by the City Council prior to approval of the first final plat application. In the event an
agreement cannot be reached, the City Council may amend this condition accordingly with the final
plat application as part of a New Business agenda item, and as such, a public hearing will not be
required as long as advanced notice is provided to all parties (parties to the second amended
agreement) of the date and time of the City Council meeting.
• 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).
E. DISCUSSION:
• The applicant is requesting design review approval of the common area landscaping within
Redstone Ranch Subdivision, a 52 -lot (46 -buildable, 4 -common, 2 -private drive lots) residential
subdivision. The applicant is proposing street trees throughout the development, a landscape buffer
along East Hill Road, and common lots in compliance with Eagle City Code and the preliminary
plat approval.
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The landscape plan, date stamped by the City on November 21, 2016, shows street trees planted
every 18 -linear feet to 105 -linear feet (approximately). Pursuant to Eagle City Code the street trees
are required to be a minimum distance of thirty-five feet (35') apart to a maximum distance of
eighty feet (80') apart. The applicant should provide a revised landscape plan showing the tree
spacing in compliance with Eagle City Code. The revised landscape plan should be reviewed and
approved by staff prior to the issuance of a zoning certificate.
The landscape plans, date stamped by the City on November 21, 2016, show the required landscape
buffer along East Hill Road with regard to width, required plantings, and berming. However, the
applicant is proposing to install a 6 -foot vinyl fence between the residential lots and the common
area buffer adjacent to East Hill Road. Pursuant to Eagle City Code, a decorative block wall,
cultured stone, decorative rock, or similarly designed concrete wall are permitted styles of fence
within the required buffer. Chainlink, cedar, and similar high maintenance and/or unsightly fencing
is not permitted. The applicant should be required to provide a revised landscape plan showing a
style of fence within the landscape buffer along East Hill Road that is permitted within Eagle City
Code. Detailed elevations showing the style, materials, color, height, etc. should be submitted. The
revised landscape plan and detailed fence elevations should be reviewed and approved by staff and
two members of the Design Review Board prior to the submittal of the final plat application.
The landscape plan, date stamped by the City on November 21, 2016, shows the required
landscaping along North Echohawk Way with regard to required plantings. However, the applicant
is proposing to install a 6 -foot vinyl fence between the residential lots and the common area
adjacent to North Echohawk Way. Pursuant to Eagle City Code Section 9-3-10, any fencing located
adjacent to common area open spaces are required to be open fencing style such as wrought iron or
other similar decorative style, durable fencing material. The applicant should be required to provide
a revised landscape plan showing an open style fence adjacent to the landscape buffer along North
Echohawk Way. Detailed elevations showing the style, materials, color, height, etc. should be
submitted. The revised landscape plan and detailed fence elevations should be reviewed and
approved by staff and two members of the Design Review Board prior to submittal of the final plat
application.
Sheet L1.02, date stamped by the City on November 1, 2016, shows the proposed landscaping for
the TTD drainage area. Site specific condition No. 13 required the applicant to submit a separate
landscape plan for the TTD property located at the northwest corner of State Highway 55 and Hill
Road. The applicant is proposing street trees, lawn within the planter strips, and the center area to
remain the drainage area. Staff defers comment regarding the landscaping around the ITD property
to the Design Review Board.
• Sheet L1.05, date stamped by the City on November 1, 2016, shows specs of the street lights;
however, it does not provide a details of the style, material, color, height, etc. The applicant should
submit a detailed cut sheet of the street lights showing the style, material, color, height etc. The
detailed cut sheet should be reviewed and approved by staff and two members of the Design Review
Board prior to the issuance of a zoning certificate.
• Staff defers comment regarding common area landscaping 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 28, 2016.
The Board continued the item to January 12, 2017, and January 26, 2017, at which time the Board made
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their decision.
B. Oral testimony in opposition to this proposal was presented to the Design Review Board by no one.
C. Oral testimony in favor of this proposal was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DECISION:
The Board voted 4 to 0 (Grubb, Shafer, & Koci absent) to approve DR-70-16 for a design review
application for the common area landscaping within Redstone Ranch Subdivision for A Team
Consultants, 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
strike thru to be deleted by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of RZ-08-15 & PP-08-15.
2. Provide a revised landscape plan showing additional details for a style ef feee the concrete wall
(RhinoRock Concrete Fence) that was presented to the Design Review Board at their January 26 2017
meeting for the location adjacent to the landscape buffers along East Hill Road. that is peapAtted withill
Eagle City G . Detailed elevations showing the style, materials, color, height (height required to be
a maximum of 3-feet), etc., shall be submitted along with a material sample of the concrete wall. The
revised landscape plan, and detailed cut sheet, and concrete wall material sample f nee elev ti shall
be reviewed and approved by staff and one two members of the Design Review Board prior to the
issuance of a zoning certificate suhmitta4 ef t3e final plat appheatiefr.
3. PFOYide a revised landseape plan showing an epen style feneing,
deeerative style, adjaeent te eenunen af-eas and on the stfeet side of all e8fflff lots. Detailed elevatiens
showing the style, materials, eeleF, height ete., shall be subrnit4ed. The revised landseape plan and
detailed fenee elevations shall be reviewed and appFeved by staff and twe fnember-s ef the Design
Review Beafd pfief: to the subw&W of the final plat appheation,
4. 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.
5. Provide a detailed cut sheet of the street lights showing the style, material, color, height etc. The detailed
cut sheet shall be reviewed and approved by staff and two members of the Design Review Board prior
to the issuance of a zoning certificate.
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 all 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.
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10. No signs are proposed with this application and none are approved.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the
Idaho Transportation Department, including but not limited to approval of the drainage system, curbs,
gutters, streets and sidewalks. A letter of approval from the highway district having jurisdiction shall
be submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources 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.
No ditch, pipe or other structure, or canal, or drain, for irrigation water or irrigation waste water
owned by an organized irrigation district, canal company, ditch association, drainage district,
drainage entity, 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 Engineer prior to
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KAPlanning DeptTagle ApplicationADA2016TR-70-16 Redstone Ranch Subdivision LS drf.docx
the City Engineer signing the final plat.
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, or drain,
used for irrigation water or irrigation waste water without the express written approval of the organized
irrigation district, canal company, ditch association, drainage district, drainage entity or other irrigation
entity associated with such ditch, pipe or other structure, drainage or canal. The applicant shall submit
a copy of the written approval from the irrigation entity, drainage district, or drainage 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. Whether located inside or outside of the public right-of-way the perpetual maintenance of the
street lights shall be the responsibility of the applicant, subdivider, business owner, homeowner, or
homeowner's/business owner's association, whichever the case may be.
The applicant shall pay applicable street light inspection fees prior to Certificate of Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of
all dust, trash, weeds and other debris.
13. One set of building plans, for any non -single-family residential use, shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted
to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first. The letter shall include the following comments and minimum requirements, and any other
items of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600 square feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow
rates shall inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or certificate of
Occupancy, whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other
area designated by the City Council or Eagle City Pathway/Greenbelt Committee for a path or
walkway shall be approved in writing by the Eagle City Pathway/Greenbelt Committee prior to
issuance of a building permit or Certificate of Occupancy, whichever occurs first.
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15. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle
City Pathway/Greenbelt 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 Commission and/or 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/or 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.
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KAPlanning Dept\Eagle ApplicationAD6201RDR-70-16 Redstone Ranch Subdivision LS drf.docx
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR -70-16) 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 the common area landscaping for Redstone Ranch Subdivision is
permitted with the approval of a design review application within the MU -DA (Mixed Use 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 subdivision landscaping and amenities
are designed to complement the general vicinity and provide aesthetically pleasing architecture to
enhance the character of the area;
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 city,
and where possible, enhance the continuity of thematically common architectural features since the
proposed amenities are designed with quality materials and similar features utilized throughout 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;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the proposed landscaping and subdivision amenities are in compliance with
Eagle City Code and the required height restrictions;
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 residential center area; and
I. No signs are proposed. However, any proposed signs will be required to be harmonious with the
architectural design of the building and adjacent buildings, and will not cover or detract from
desirable architectural features.
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KAPlanning Dept\Eagle Appdcations\Dr\2016\DR-70-16 Redstone Ranch Subdivision LS drf.docx
DATED this 9th day of February 2017.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Id
Robert Grubb, Chairman
ATTEST:
Sharon K. Bergma , Eagle City ClerlP-
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