Findings - DR - 2022 - DR-63-22 - Beaconwood Subdivision - Common Area Landscaping Within Beaconwood Subdivision BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR THE )
COMMON AREA LANDSCAPING WITHIN )
BEACONWOOD SUBDIVISION FOR )
ENDURANCE HOLDINGS,LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-63-22
The above-entitled design review application came before the Eagle Design Review Board for their action
on October 13,2022. 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:
Endurance Holdings,LLC,represented by Kim Siegenthaler with Jensen Belts Associates,is requesting
design review approval for the common area landscaping within Beaconwood Subdivision. The 37.34-
acre site is located on the southeast corner of West Beacon Light Road and North Lanewood Road.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on September 7,2022.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on September 13, 2022, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On May 10, 2022, the Eagle City Council approved an annexation, rezone from R2 (Low Density
Residential — Ada County designation) to R-2-DA-P (Residential with a development agreement —
PUD), conditional use permit, preliminary development plan, and preliminary plat approvals for
Beaconwood Subdivision,a 77-lot(72-buildable,5-common)residential planned unit development(A-
08-21/RZ-09-2 l/CU-06-21/PPUD-06-21/PP-11-21).
E. COMPANION APPLICATIONS: DR-64-22 (subdivision signage).
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Neighborhood R2 (Low Density Residential Agricultural
Residential —Ada County designation)
Proposed No Change R-2-DA-P(Residential with a Single-Family Residential
development agreement— Planned Unit Development
PUD)
North of site Large Lot with RUT(Rural-Urban Transition Single Family Residential
Transition Overlay —Ada County designation) and Agricultural
South of site Neighborhood R-2-DA-P(Residential with a Single Family Residential
Residential development agreement— (Lanewood Subdivision)
PUD)
East of site Neighborhood RUT(Rural-Urban Transition Single Family Residential
Residential —Ada County designation) and Agricultural
West of site Neighborhood R-2-DA-P(Residential with a Single Family Residential
Residential development agreement— (Mosey Hill Subdivision
PUD) and Brookway
I Subdivision)
G. DESIGN REVIEW OVERLAY DISTRICT:Not in the DDA,TDA,CEDA,or DSDA.
H. URBAN RENEWAL DISTRICT:No.
I. EXISTING SITE CHARACTERISTICS: The site is undeveloped and is currently being utilized for
agricultural.
J. SITE DATA:
Total Acreage of Site—37.34 acres
Total Number of Lots—77 lots
Residential—72
Commercial—0
Industrial— 0
Common—5
Total Number of Units—
Single-family—72
Duplex—0
Multi-family—0
Total Acreage of Any Out-Parcels—0
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Additional Site Data Proposed Required
Dwelling Units Per Gross Acre 1.93 dwelling units per acre 1.93 dwelling units per
acre(as limited within the
development agreement)
Minimum Lot Size *9,212 square feet 17,000 square feet
Minimum Lot Width 75 feet 75 feet
Minimum Street Frontage 28.9 feet 35 feet
Total Acreage of Common Area 8.27 acres 7.47 acres
Open Space
Percent of Site as Common Area 22.1% 20%(minimum)
Open Space Except that,according to
ECC Section 9-3-8 (C)
the City may require
additional public and/or
private park or open space
facilities in PUDs
Percent of Common Area Open 33% 15%
Space as Active OS
* A reduction in minimum lot sizes may be permitted within a Planned Unit Development with an
offsetting increase in open space,which has been met.
K. PARKING ANALYSIS:N/A
L. GENERAL SITE DESIGN FEATURES:
Landscape Screening:
The preliminary plat landscape plan,date stamped by the City on June 2,2021,shows a fifty-foot(50')
wide landscape buffer with a five foot(5') high berm along the northerly property boundary adjacent
to Beacon Light Road, as well as a thirty-five foot(35')wide landscape buffer and five foot(5')high
berm along the Lanewood frontage, in accordance with Eagle City Code 8-2A-7-J. Both buffers are
location within Lot 16,Block 1.
Open Space:
A total of 8.3-acres of open space is proposed (inclusive of planter strips), which totals 22.1% of the
site.The common lot located in Lot 5,Block 2,includes a 2.7 acre park,creating more than 30%active
open space. The park area will include a play structure, picnic shelter, open space, as well as five
connecting trails connecting the centrally located park area to the road and connecting lots.
Additionally, there are 10 foot wide community pathways traversing the site, connecting from the
neighborhood to the southeast (Lot 6, Block 4), to the north (Lot 12, Block 4), and connecting to the
sidewalk located along Beacon Light Road.
The remaining open space area is located in Lot 1, Block 3, and includes a landscaped buffer area at
the entrance to the subdivision off Lanewood Rd.
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
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developed in the drainage easements. Also, the CC&R's are to contain clauses to be reviewed and
approved by the City Engineer and City Attorney,requiring that lots be graded in such a way 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 10 feet wide, except that
lesser easement widths, to coincide with respective setbacks, may be considered as part of a planned
unit development.
Fire Hydrants and Water Mains:
Hydrants are to be located and installed as required by the Eagle Fire District.
On-site Septic System:No
Preservation of Existing Natural Features:
There are no existing trees on site.
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.
M. BUILDING DESIGN FEATURES:
Picnic Shelter, 13' 3"tall
Columns:Metal(powder coated black)
Roof:Metal(powder coated black)
Mailbox Cover,7' 11 ''/2"tall
Columns: Metal(powder coated black)
Roof:Metal(powder coated black)
Pump House, 12-feet tall
Walls: Wood(SW7038 Tony Taupe)
Roof: Asphalt Shingle(dark)
Door: Rollup panel(SW7036 Accessible Beige)
Trim: Wood(SW7036 Accessible Beige)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are no existing trees.
Tree Replacement Calculations:N/A
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along North Lanewood Road,West Beacon Light Road,and all
interior roads.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones:N/A
Parking Lot Landscaping: N/A
O. TRASH ENCLOSURES: N/A
P. MECHANICAL UNITS: N/A
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Q. OUTDOOR LIGHTING:
A landscape plan showing the location of the streetlights and a detailed lighting cutsheet showing the
height, 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(DR-64-22)has been
submitted for the approval of signs proposed within the subdivision.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within Veolia 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-unknown
Unique Plant Life-unknown
Unstable Soils-unknown
Wildlife Habitat-unknown
W. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED):Not
required.
X. AGENCY RESPONSES:
The following agencies have responded, and their correspondence is attached to the staff report.
Eagle Fire Department
Eagle Park,Pathway, and Recreation
Eagle Sewer District
Idaho Transportation Department
New Dry Creek Ditch Company
Y. LETTERS FROM THE PUBLIC:None received to date.
Z. EAGLE CITY CODE 8-2A-13(B)(1)&(2): Required Findings for Design Review:
1. City Findings: The City shall make findings which address the following:
a. The ordinance and standards used in evaluating the application;
b. The reasons for the approval or denial;
c. The actions,if any,that the applicant could take to obtain approval.
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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 for single family residential. Densities range from 2 units per acre to 4 units per acre.
B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF
SPECIAL CONCERN REGARDING THIS PROPOSAL:
3.4 The conditions, covenants and restrictions for the Property shall contain at least the following:
(b) A requirement for all fencing to be installed as shown on the Fencing Plan(Exhibit C).
All other fencing(i.e.dog-eared cedar fencing,chainlink)shall be prohibited.
3.6 Owner shall submit a design review application showing at a minimum: 1)proposed development
signage, 2)planting details within the proposed and required landscape islands and all common
areas throughout the development, 3) elevation plans for all proposed common area structures
and irrigation pump house (if proposed), 4) landscape screening details of the irrigation pump
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house (if proposed), 5) useable amenities such as picnic tables, covered shelters, benches,
playground equipment,gazebos,and/or similar amenities,6)all proposed fencing throughout the
development,and 7)street lights. The design review application shall be reviewed and approved
by the Eagle Design Review Board and City Council prior to the submittal of a final plat
application.
3.8 All living trees shall be preserved, unless otherwise determined by the City Council upon
recommendation by the Design Review Board. A detailed landscape plan showing how the trees
will be integrated into the open space areas(unless approved for removal and mitigation)shall be
provided for Design Review Board approval prior to the submittal of a final plat application.
3.9 Owner shall construct the neighborhood amenities (tot lot and pedestrian pathways) at the
locations shown on the Concept Plan(Exhibit B)prior to the signing of the first final plat.
3.12 The applicant shall be required to comply with the Eagle Parks, Pathways, and Recreation
Commission's pathway recommendations (Exhibit E), as identified in the Trails and Pathway
Superintendent's memo,dated April 21, 2021.
C. CONDITIONAL USE PERMIT,PRELIMINARY DEVELOPMENT PLAN,AND PRELIMINARY
PLAT SITE SPECIFIC CONDITIONS OF APPROVAL WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
4. The developer shall provide shade-class trees(landscape plan to be reviewed and approved by the
Design Review Board)along both sides of all streets within this development. Trees shall be placed
at the front of each lot generally at each side property line, or as approved by the Design Review
Board. The trees shall be located withi an 8-foot wide landscape strip between the 5-foot wide
concrete sidewalk and the curb. Any and all drainage swales and/or seepage beds shall be placed
so as to not interfere with the required placement of street trees.Prior to the City Clerk signing the
final plat the applicant shall either install the required trees,sod,and irrigation or provide the City
with a letter of credit for 150% of the cost of the installation of all landscape and irrigation
improvements. Trees shall be installed prior to obtaining any occupancy permits for the homes. A
temporary occupancy may be issued if weather does not permit landscaping. Partial reduction of
the surety may be permitted for any portion of the development that is completed,including street
trees that have been installed. On-going surety for street trees for all undeveloped portions of the
development will be required through project completion.
6. 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).
7. The applicant shall provide a license agreement from ACHD approving the landscaping located
within the public rights-of-way abutting and within this site prior to approval of a final plat. (ECC
9-4-1-2)
8. 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).
20. The applicant shall adhere to all conditions recommended by the Eagle Parks, Pathways, and
Recreation Commission.
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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-6(B)(2): Roofs:
e. Metal; standing seam,batten seam (concealed fasteners required);
Metal,standing seam/batten seam is prohibited on mansard roof sections facing a road.
• Eagle City Code Section 8-2A-7(J): Buffer Areas/Common Lots:
4. Major Roadways:New residential developments,including,but not limited to, subdivisions
and multi-family developments, shall be buffered from streets classified as collectors,
arterials, freeways,or expressways,to protect residential communities from noisy,potentially
dangerous,high speed roads. The "buffer area" shall be defined as a common lot located
between the residential lots within the subdivision and the right of way line of the adjacent
roadway. This buffer is required as part of the common area open space owned and
maintained by a homeowners'association. Any landscaping proposed to be within the public
right of way shall not be included as a part of the buffer area required below. The height for
berming/fencing,as noted below, shall be measured from the elevation of the final grade of
the adjacent roadway(measured at the centerline)to the top of the proposed berming/fencing.
The required buffer area width,plantings,and fencing are as follows:
a. Any road designated as a collector on the master street map typologies map in the Eagle
comprehensive plan:
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.
b. Any road designated as a minor arterial on the master street map typologies map in the
Eagle comprehensive plan:
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.
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• Eagle City Code Section 8-2A-7(M): Parkway Strips, Separated Sidewalks,and Street Trees:
3. Within residential developments one shade class(class II)tree selected from the approved tree
list in subsection Q of this section shall be located on both sides of all streets within the eight
foot(8')wide landscape strip between the sidewalk and the curb. Trees shall be planted at the
front of each lot generally located on each side lot line corner with the distance between trees
to be a minimum of thirty five feet(35')and a maximum of eighty feet(80')of street frontage.
E. DISCUSSION:
• The applicant is requesting design review approval for the common area landscaping within
Beaconwood Subdivision, a 77-lot (72-building, 5-common) planned unit development. The
common area consists of street trees,buffers along West Beacon Light Road and North Lanewood
Road,tot lot,picnic shelter,benches,and pathways.
• Sheet L8 and L9 show the picnic shelter and mailbox cluster roof material to be powder coated
black metal. Pursuant to Eagle City Code Section 8-2A-6(B)(2), metal roofing is require to be
concealed fasteners.The applicant should be required to provide revised details of the picnic shelter
and mailbox cluster showing the metal roof to have concealed fasteners.The revised details should
be reviewed and approved by staff prior to the issuance of a zoning certificate.
• Sheet L7, details 4 and 5 show the backside of the landscape berms to be a 2:1 slope. Pursuant to
Eagle City Code Section 8-2A-7(J)(4)(a-b),the maximum slope for any berm is 3:1. The applicant
should be required to provide a revised landscape plan showing the landscape berms adjacent to
West Beacon Light Road and North Lanewood Road to have a maximum slope of 3:1.The revised
landscape plan should be reviewed and approved by staff prior to submittal of the final plat
application.
• Sheets Ll,L2,L6 does not show street trees proposed in the parkway strips in front of lot 6,block
3, lot 1, block 1, and lot 3, block 4 due to ACHD storm drain locations. Pursuant to Eagle City
Code Section 8-2A-7(M), one shade class tree is required generally located on each side lot line
corner with the distance between trees to be a minimum of 30-feet to a maximum of 80-feet of
street frontage. The applicant should be required to provide a revised landscape plan showing a
street tree located on the back side of the sidewalk within the lots for lot 6,block 3, lot 1,block 1,
and lot 3, block 4. The revised landscape plan should be reviewed and approved by staff prior to
approval of the final plat application.
• Sheet L1 and L6 does not show street trees located on the north and south side of West Yarnell
Street and north side of North Fountainhead Way. The landscape plan shows ACHD storm drain
locations on the south side of West Yarnell Street and north side of North Fountainhead Way.
Pursuant to Eagle City Code Section 8-2A-7(M), one shade class tree is required with a distance
between trees to be a minimum of 30-feet to a maximum of 80-feet of street frontage.The applicant
did not propose street trees on the north side of West Yarnell Street due to not being able to install
street trees on the south side of West Yarnell Street providing a cohesive look.Staff defers comment
regarding no street trees on the north side of West Yarnell Street to the Design Review Board.
• Sheets L2, L3, and L6 shows a 6-foot wide pathway located within lot 5, block 2, however, the
construction of the pathway is not noted. The applicant should be required to provide a revised
landscape plan showing the pathway located within Common lot 5, block 2, to be constructed to
ACHD Standards for detached sidewalks per the Parks, Pathway, and Recreation Commission
recommendation. The revised landscape plan should be reviewed and approved by staff prior to
submittal of the final plat application.
• Sheet L5 shows a driveway access to the pump house located within lot 16,block 1,however,the
material for the driveway access is unknown.The applicant should be required to provide a revised
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landscape plan noting the constructing of the driveway access to the pump house located within lot
16,block 1.The revised landscape plan should be reviewed and approved by staff prior to submittal
of the final plat application.
• Staff defers comment regarding the common area landscaping to the Design Review Board.
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 October 13, 2022,
at which time the Board made their decision.
BOARD DELIBERATION:
Upon completion of the applicant's and staffs presentations,the Board discussed during deliberation that:
• The Board is in favor of the proposed common area landscaping with the addition of site specific
condition nos. 14 and 15.
• The Board is in favor of the street trees being located at the entrance off of West Yarnell Street within
the median landscape island instead of within the planter strrips due to storm drain facilities.
• The Board suggested the applicant to look into using a composite wood fence material instead of the
white vinyl fencing and look at options for the playground fall zone area instead of the engineered wood
chips.
BOARD DECISION:
The Board voted 5 to 0(Lindgren and Mihan absent)to recommend approval of DR-63-22 for a design
review application for the common area landscaping within Beaconwood Subdivision for Endurance
Holdings,LLC,with the following staff recommended site specific conditions of approval and standard
conditions of approval with text shown with underline to be added by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of A-08-21/RZ-09-21/CU-06-21/PPUD-06-21/PP-11-21.
2. Provide revised details of the picnic shelter and mailbox cluster showing the metal roof to have
concealed fasteners. The revised details shall be reviewed and approved by staff prior to the issuance
of a zoning certificate.
3. Provide a revised landscape plan showing the landscape berms adjacent to West Beacon Light Road
and North Lanewood Road to have a maximum slope of 3:1. The revised landscape plan shall be
reviewed and approved by staff prior to submittal of the fmal plat application.
4. Provide a revised landscape plan showing a street tree located on the back side of the sidewalk within
the lots for lot 6,block 3,lot 1,block 1,and lot 3,block 4.The revised landscape plan shall be reviewed
and approved by staff prior to approval of the final plat application.
5. Provide a revised landscape plan showing the pathway located within Common lot 5, block 2, to be
constructed to ACHD Standards for detached sidewalks per the Parks, Pathway, and Recreation
Commission recommendation. The revised landscape plan shall be reviewed and approved by staff
prior to submittal of the final plat application.
6. Provide a revised landscape plan noting the constructing of the driveway access to the pump house
located within lot 16,block 1.The revised landscape plan shall be reviewed and approved by staff prior
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to submittal of the fmal plat application.
7. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
8. 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.
9. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
10. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
11. No ground mounted mechanical units are proposed with this application and none are approved.
12. Paint all electrical meters,phone boxes,etc. located on the building to match the color of the building.
13. No signs are proposed with this application and none are approved.
14. Provide a revised landscape plan showing a bench located within the park area(Lot 5, Block 2). The
revised landscape plan shall be reviewed and approved by staff prior to submittal of the fmal plat
application.
15. Provide revised building elevations of the pumphouse modifying the pumphouse design,materials,and
colors to incorporate elements utilized on the monument sign,gazebo,and mailbox cluster.The revised
pumphouse elevations shall be reviewed and approved by staff and two members of the Design Review
Board prior to submittal of the final plat application.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the
Idaho Transportation Department, including but not limited to approval of the drainage system,curbs,
gutters, streets and sidewalks. A letter of approval from the highway district having jurisdiction shall
be submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health&Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy,whichever occurs first.
3. All permits from Central District Health,Eagle Sewer District&Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy,whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy,whichever occurs first.
5. Unless septic tanks are permitted,wet line sewers will be required and the applicant will be required
to furnish the City Engineer with a letter from the sewer entity serving the property,accepting the
project for service,prior to issuance of any building permits or Certificate of Occupancy,whichever
occurs first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage;or submit a letter from a registered professional engineer certifying
that all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first. A copy of the construction drawing(s)shall be submitted with the
letter.
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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.
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
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Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted
to the City prior to issuance of any building permits or Certificate of Occupancy,whichever occurs
first. The letter shall include the following comments and minimum requirements,and any other
items of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet,and 1,500
gallons per minute for non-residential uses(i.e.;Commercial,Industrial,Schools,etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
14. Any recreation area,greenbelt area or pathway area along the Boise River,Dry Creek or any other
area designated by the City Council or Eagle City Park and Pathway Development Committee for a
path or walkway shall be approved in writing by the Eagle City Park and Pathway Development
Committee prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
15. Conservation,recreation and river access easements(if applicable)shall be approved by the Eagle
City Park and Pathway Development Committee and shall be shown on the final plat prior to issuance
of a building permit or Certificate of Occupancy,whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code,pertaining to floodplain and
river protection regulations(if applicable)prior to issuance of a building permit or Certificate of
Occupancy,whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise
River Flood Plain(if applicable)from the Corps. of Engineers prior to issuance of a building permit
or Certificate of Occupancy,whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways(if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act,Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and
construction shall be in accordance with all applicable City of Eagle Codes unless specifically
approved by the City Council.
21. New plans,which incorporate any required changes,shall be submitted for staff approval. Staff may
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
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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.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-63-22) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and subdivision landscaping is permitted with the approval of a design review
application within the R-2-DA-P (Residential with a development agreement — PUD) zoning
district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed common area landscaping is designed to
complement the general vicinity;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district—Not applicable for a landscape plan;
D. Will not interfere with the visual character,quality,or appearance of the surrounding area and city,
and where possible,enhance the continuity of thematically common architectural features;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings—Not applicable for
a landscape plan;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations;
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G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development — Not applicable for a
landscape plan;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable residential center in the area; and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the subdivision, and will not cover nor detract from
desirable architectural features.
DATED this 27th day of October 2022.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County,Idaho
Robert Grubb,Chairman
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