Findings - DR - 2017 - DR-33-17 - Heron's Edge - Construct The Common Area Landscaping-Nine Apartment Buildings, And Clubhouse In Heron's Edge Mu CommunityBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW TO CONSTRUCT
THE COMMON AREA LANDSCAPING,
NINE APARTMENT BUILDINGS, AND
CLUBHOUSE WITHIN HERON'S EDGE
MIXED USE COMMUNITY FOR THE
HERON FAMILY TRUST
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -33-17
The above -entitled design review application came before the Eagle Design Review Board for their action
on August 10, 2017. 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:
Heron Family Trust, represented by Mark L. Butler with Land Consultants, Inc., is requesting design
review approval to construct the common area landscaping, nine (9) apartment buildings, and clubhouse
within Heron's Edge mixed use community, (a 131 -unit multi -family mixed use development). The
9.34 -acre site is located on the northeast corner of the intersection of South Edgewood Lane and East
State Street approximately 60 -feet north of East State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on July 5, 2017. Supplemental information was
received by the City of Eagle on July 17, 2017 (revised square footage breakdown) and July 25, 2017
(lighting details, northern perimeter fence detail, and material boards).
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on July 10, 2017, in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On June 27, 2017, the City Council approved a rezone from C-2 (General Business District) to MU -
DA (Mixed Use with a development agreement in lieu of a conditional use permit, including a height
exception) to allow for a commercial use consisting of 3-buildng and a multi -family residential use
consisting of 10 -buildings (9 -multi -family buildings containing 131 -units and one [1] club house) (RZ-
01-17).
E. COMPANION APPLICATIONS: None
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
Existing
Proposed
North of site
South of site
East of site
West of site
COMP PLAN
DESIGNATION
Commercial
No Change
Residential Four
Mixed Use
Commercial, Residential
Four
Downtown
ZONING
DESIGNATION
C-2 (General Business
District)
MU -DA (Mixed Use with a
development agreement [in
lieu of a conditional use
permit) (Portion of the site)
R-4 (Residential)
C-2 (General Business
District)
C-2 (General Business
District), R-4 (Residential)
C-2 (General Business
District)
LAND USE
Residential and
agricultural
Heron's Edge (Multi-
family residential,
commercial)
Single-family residential
(Edgewood Estates
Subdivision)
Commercial building
(Clocktower building)
Commercial buildings
(Andon Industrial Park),
Single-family residential
(Randall Acres
Subdivision)
Commercial buildings
(Restaurant and Grossman
Subdivision)
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING Srl'E CHARACTERISTICS: The site is currently undeveloped.
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I. SHE DATA:
SITE DATA PROPOSED
Total Acreage of Site 9.34 -acres (406,850 -square feet)
Percentage of Site Devoted 14% (approximately)
to Building Coverage
Percentage of Site Devoted 39% (approximately)
to Landscaping
Number of Parking Spaces
REQUIRED
5,000 -square feet
50% (maximum)
15% (minimum)
374 -parking spaces 281 -parking spaces (minimum
— residential only)*
(12 -garages, 129 -covered parking, 233 -
uncovered parking spaces)
Front Setback 20 -feet (West)* 120 -feet (minimum)**
Rear Setback (See below) 120 -feet (minimum)**
Side Setbacks 10 -feet (North)* 7.5 -feet (minimum)**
0 -feet (Northeast)* Covered parking structures:
5 -feet (Southeast)* 10 -feet (north property line)***
7 -feet (South — across from Building 0 -feet (east property line
5)* [north])***
5 -feet (east property line
[south)***
2 -feet (south property line)***
20 -feet (structure
separation)***
*Note: Setbacks measured from the property line to the closest structure.
**Note: Setbacks in conformance with Eagle City Code Section 8-2-4 for the MU zone
***Setbacks for covered parking structures per the development agreement associated with RZ-01-17
J. PARKING ANALYSIS:
Gross Floor Area of Proposed Multi -Family Residential Units: 155,993 -square feet
• Eagle City Code Section 8-4-5 requires the following parking for apartments or multi -family
dwellings: For each unit with 2 or more bedrooms - 2 including 1 covered; for each 1 bedroom or
studio unit - 1.5 including 1 covered. 0.25 spaces per unit shall be provided for guest parking.
Number of Units: 131 units
One Bedroom: 28
Two and Three Bedroom: 103 (80 — two bedroom, 23 — three bedroom)
Apartments or multi -family dwellings:
One Bedroom 1.5/unit 28x1.5 = 42 parking spaces
Two and Three Bedroom: 2/unit 103x2 = 206 parking spaces
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Guest Parking: .25/unit 131x.25 = 32.75 parking Spaces
Proposed Onsite Parking Spaces: 374 (12 -garages, 129 -covered parking, 233 -uncovered)
Required Parking Spaces: 281 (131 -parking spaces are required to be covered parking) (calculated
based upon the above use identified in Eagle City Code Section 8-4-5: "Apartments or multi -family
dwellings")
The site includes a future phase (three (3) commercial buildings). The parking analysis for the
commercial buildings will be addressed with the design review submittal of the commercial buildings.
K. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
Ten (10) buildings; 9 -residential apartments, 1 -club house, 2 -BBQ pavilions, and 15 covered parking
structures
Height and Number of Stories of Proposed Buildings:
Building 1 = 33' (gabled roof — 36' 11", 3 -story), 21' (2 -story)
Buildings 2, 3, 4, and 5 = 33' (gabled roof — 36' 11", 3 -story)
Building 6 = 24' (gabled roof — 26' 11", 2 -story)
Buildings 7, 8 and 9 = 21' (2 -story)
Clubhouse = 16' 3" (35' 6" — skylight tower roofline, 39' 1 3/4" - skylight tower roof peak, 1 -story)
Covered Parking Structures = 13' 10"
BBQ Pavilions = 12'
Gross Floor Area of Proposed Buildings:
Building 1 = First Floor - 6,746 -square feet
Second Floor - 3,832 -square feet
Third Floor - 5.162 -square feet
Total - 18,740 -square feet/each x 1 = 18,740 -square feet
Buildings 2 & 3 = First Floor — 9,116 -square feet
Second Floor - 9,116 -square feet
Third Floor - 8.688 -square feet
Total - 26,920 -square feet/each x 2 = 53,840 -square feet
Building 4 = First Floor - 9,544 -square feet
Second Floor - 9,544 -square feet
Third Floor - 5.168-sauare feet
Total - 24,259 -square feet/each x 1 = 24,259 -square feet
Building 5 = First Floor - 9,934 -square feet
Second Floor - 9,934 -square feet
Third Floor - 9.934-sauare feet
Total - 29,802 -square feet/each x 1 = 29,802 -square feet
Buildings 6 = First Floor - 4,485 -square feet
Second Floor - 8.970 -square feet
Total - 13,455 -square feet/each x 1 = 13,455 -square feet
Buildings 7, 8 & 9 = First Floor - 2,564 -square feet
Second Floor - 2.736 -square feet
Total - 5,300 -square feet/each x 3 = 15,900 -square feet
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Clubhouse =
On and Off -Site Circulation:
First Floor - 2,034 -square feet
Second Floor - 71 -square feet
Total - 2,105 -square feet
A 135,070 -square foot (approximately) paved parking lots provide parking for vehicles using this site.
Two 36 -foot wide shared driveways are located on the east property line and both driveways provide
access to South Edgewood Lane. One 36 -foot wide shared driveway is located at the southeast corner
of the site and provides access to East State Street.
L. BUILDING DESIGN FEATURES:
Buildings 1 - 6
Roof: TPO — Everguard (Tropical Green), Metal (Patina Green)
Walls: Stucco (DE5116 Rouge, DE6290 Ashwood, DE6228 Play on Gray, DE5262 Field of Wheat),
Composite siding techwood (Peruvian Teak)
Windows/Doors: Low -E (Clerestory, pane glazing/obscure), Galvanized steel (sunscreen), Aluminum
(clear anodized), Entry/storage doors (Clear Douglas Fir)
Fascia/Trim: Stucco (DE5116 Rouge, DE6290 Ashwood, DE6228 Play on Gray, DE5262 Field of
Wheat)
Buildings 7 - 9
Roof: TPO — Everguard (Tropical Green)
Walls: Stucco (DE6290 Ashwood, DE6228 Play on Gray, DEA116 Flash of Orange, DE5116 Rouge),
Composite siding techwood (Peruvian Teak)
Windows/Doors: Entry/Storage doors (Clear Douglas Fir), Low -E Double (pane glazing/obscure),
Aluminum (clear anodized), Galvanized steel (sunscreen)
Fascia/Trim: EFIS (medium blue)
Clubhouse
Roof: TPO — Everguard (Tropical Green)
Walls: Stucco (DE5116 Rouge, DEA116 Flash of Orange, DE6228 Play on Gray, DE6290 Ashwood)
Windows/Doors: Entry/storage doors (Clear Douglas Fir), Aluminum (Clear Anodized), Low -E
Double (Pane Glazing)
Fascia/Trim: Stucco (DE5116 Rouge, DEA116 Flash of Orange, DE6228 Play on Gray, DE6290
Ashwood)
BBO Pavilion
Roof: TPO — Everguard (Tropical Green)
Fascia: Metal (DE -6290 Ashwood)
Framing: Vertical Grain (Clear Douglas Fir)
Carport
Roof: Standing Seam Metal (Patina Green)
Framing: metal (DE6225 Fossil)
M. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods:
There are no existing trees, however, previously there were four (4) trees on the site that an arborist
report, date stamped by the city on July 5, 2017, identified as healthy and to be retained. On April 17,
2017, demo permits were issued for existing structures on the site. Demolition of the structures was
completed by Eagle Fire Department. During the demolition, the pine tree and spruce trees were
damaged and have since been removed from the site. Below is a list of the four (4) trees identified
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from the arborist report.
Tree Specie Caliper / Height Condition
Cedar 6" caliper / 40' tall Protect and retain
Cedar 6" caliper / 40' tall Protect and retain
Pine 24" caliper / 50' tall Protect and retain
Spruce 24" caliper / 50' tall Protect and retain
Tree Replacement Calculations:
The applicant is proposing to mitigate for the two (2) cedar trees but not the pine and spruce trees. See
the discussion section under staff analysis herein (page 13) for additional information.
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed along South Edgewood Lane.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping: 10% interior landscaping is required, 10% is proposed.
N. TRASH ENCLOSURES:
Two (2) 144 -square foot trash enclosures and three (3) 216 -square foot trash enclosures are proposed.
The trash enclosures are proposed to be located along the perimeter of the site. The enclosures are
proposed to be constructed of CMU walls (tan) and steel gates; all of which will match the materials
and colors used in the construction of the building.
O. MECHANICAL UNITS:
The applicant is proposing to use roof mounted mechanical units. The roof mounted mechanical units
are proposed to be screened by parapet walls. No ground mounted mechanical units are proposed and
none are approved.
P. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage is required to be reviewed and
approved by the Zoning Administrator prior to issuance of any building permits.
Q. SIGNAGE:
No signs are proposed with this application. A separate design review application is required for the
approval of any signs proposed on the buildings and on the site.
R. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. A water
service approval has not been received to date. Approval of the water company having jurisdiction
will be required prior to issuance of a building permit.
S. PUBLIC USES PROPOSED: None
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T. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists.
U. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain - no
Mature Trees - yes — see arborist report, date stamped by the city on July 5, 2017
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - unknown
Wildlife Habitat - no
V. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required.
W. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report:
Ada County Highway District
Central District Health
Department of Environment Quality
Drainage District No. 2
Eagle Park and Recreation Department
Eagle Fire Department
Republic Services
Tesoro Logistics NW Pipeline
X. LE 1"1'ERS 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 (adopted February 10, 2015), designates this site as the
following:
6.3.11 Commercial
Suitable primarily for the development of a wide range of commercial activities including offices, retail
and service establishments. Uses should complement uses within Downtown Eagle.
The Zoning Compatibility Matrix provided in Table 6.2 of the Eagle Comprehensive Plan identifies the
Mixed Use (MU) zone as compatible with the Commercial Comprehensive Plan designation.
6.6 Land Use Implementation Strategies:
G. Locate higher -density residential development closest to Downtown Eagle and activity centers as
shown on the Comprehensive Plan Land Use Map.
N. Promote commercial service and retail development within Downtown Eagle that contributes to a
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pedestrian friendly environment.
Y. Require design treatments to provide compatibility of new development with existing development
by considering such issues as building orientation, increased setbacks, height limitations, size
restrictions, design requirements, fencing, landscaping or other methods as determined through the
development review process.
• Chapter 12 — Community Design
12.4 Implementation Strategies
X. Provide increased residential density along the State Highway 44 and State Highway
20/26 corridors when accompanied by alternative access plans.
AA. Provide housing opportunities within walking distance of future transit corridors.
HH. Provide a variety of housing opportunities ranging from large lot residential to multi-
family apartment uses.
JJ. Require that private and public open space be included in new multi -family
developments and that they are large enough to be used by all residents.
B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF SPECIAL
CONCERN REGARDING THIS PROPOSAL:
3.3 The multi -family residential use shall be a permitted use on the Property. The maximum
density for the Property shall be 15.7 -dwelling units per acre (131 -dwelling units). No
residential units shall be located above the commercial buildings (buildings B -D) as identified
on Exhibit "C".
3.4 The following permitted and conditional uses shall be the only allowed uses located within the
Commercial area of the Property as depicted on the Concept Plan:
Permitted Uses:
Dwelling (Multi -Family)
Residential (Apartments and Multifamily)
3.5 The Owner shall submit a Design Review application for the site (as required by Eagle City
Code) and shall comply with all conditions required by the City of Eagle as a part of the Design
Review prior to issuance of a zoning certificate.
3.6 The multi -family dwellings (Exhibits D 1-6) and required parking structures (Exhibit E)
consisting of a "Prairie School" style of architecture represents the Owner's current concept for
the project and are subject to change at the discretion of the Design Review Board. Owner shall
submit a design review application for the proposed buildings (as required by Eagle City Code)
and shall comply with all conditions required by the Design Review Board and/or City Council
prior to the issuance of a zoning certificate.
3.7 Owner shall provide a clubhouse and pool at a location as generally depicted on the Concept
Plan. The clubhouse tower shall not exceed a maximum of 35 -feet in height. The clubhouse and
tower shall be subject to the Design Review Board further limiting the height or requiring
removal of the tower, if, in their determination, such a requirement will provide compatibility
with the overall project design style. The clubhouse building architecture and associated
landscaping shall be reviewed and approved by the Eagle Design Review Board prior to the
issuance of a certificate of occupancy.
3.8 Owner shall construct the clubhouse and pool with the first phase of the development.
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3.9 The buffer area located adjacent to Edgewood Lane (north of the southern entrance) shall be a
minimum of 28.5 -feet in width and constructed in conformance the berm height of two -feet (2')
with a three-foot (3') wall as shown on the buffer landscape plan date stamped by the city on
June 5, 2017. The design review application shall be reviewed and approved by the Design
Review Board prior to issuance of a certificate of occupancy for the first multi -family
apartment building.
3.10 The buffer area located adjacent to the north property line of the development shall be a
minimum of five -feet (5') in width. Owner shall provide a landscape plan identifying the
planting details within this area for review and approval by the Design Review Board prior to
the issuance of a zoning certificate.
3.11 Owner shall construct a combination retaining wall/fence along the northern property boundary
that results in an overall height of 8 -feet measured from the base of the retaining wall on the
Property and results in a height of approximately 6 -feet measured from the finished grade of the
properties located to the north of the Property. Details of the retaining wall/fence shall be
submitted for review and approval by the Design Review Board prior to the issuance of a
zoning certificate.
3.12 Owner shall construct the pathways located adjacent to the parking areas on the outside
perimeter of the building layout to be a minimum of five feet (5') in width. Pathways
connecting the building entry areas, and the clubhouse, to the above referenced sidewalks shall
be a minimum of five feet (5') in width. The other pathways providing connection to the multi-
family dwellings from the five foot (5') wide pathway shall be constructed to a minimum of
four feet (4') in width.
3.13 The setbacks for the covered parking structures shall be as follows (all other setbacks shall be
in conformance with Eagle City Code Section 8-2-4):
Front (west property line) 20 -feet
Side (north property line) 10 -feet
Side (east property line [north]) 0 -feet
Side (east property line [south]) 5 -feet
Side (south property line) 2 -feet
Structure separation 20 -feet
Maximum coverage 50%
3.14 The maximum building height for the gabled roof associated with the staircases of buildings
#1-5 shall not exceed 37 -feet, the remaining roofline shall not exceed 35 -feet with the north
portion of building #1 being 26 -feet (as identified on Exhibit "C").
3.15 Building "1" (as identified on Exhibit "C") shall be setback 85 -feet from the north property
line. Buildings "6-9" (as identified on Exhibit "C") shall be setback a minimum of 42 -feet
from the north property line and shall not exceed two -stories (26 -feet maximum).
3.20 The landscaped area located at the northeast corner of the Property shall include landscape
boulders to be reviewed and approved by the Design Review Board. The size, shape, quantity,
color, location, etc., of the boulders shall be reviewed and approved by the Design Review
Board prior to issuance of a zoning certificate.
C. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
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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): Architectural Requirements, Building Materials, Fence and
Deck/Patio Materials, Colors, and Architectural Appurtenance Height Limitation:
1. Exterior walls and soffits:
a. Wood: cedar (clear) and redwood (clear) - architectural/premium grade. Log siding, wood
shingle are permitted for accent only, twenty five percent (25%) maximum wall coverage
(per each facade);
Synthetic board and bat sidings are permitted as accents only. Plywood is prohibited.
b. Fiber cement;
c. Masonite: horizontal lap only, maximum six inch (6") reveal;
d. Vinyl: 0.46 millimeter minimum thickness, integral color;
e. Textured tilt up concrete with accent reveals;
f. Textured pour in place concrete with accent reveals;
g. Masonry: brick, natural rock/stone, synthetic stone, decorative block. Smooth face block for
accent only, ten percent (10%) maximum wall coverage (per each facade);
h. Stucco: Twenty five percent (25%) planer change required, additional accents shall be
incorporated through the use of other material(s);
i. EIFS: Permitted for accent only, ten percent (10%) maximum wall coverage (per each
facade). Additional accents required through the use of other materials;
j. Additional encouraged material: exposed beams, fabric awnings, cornices/dentils, shutters,
dormers, cupolas, columns;
k. Metal: Metal siding shall be anodized, shall have a concealed fastener system, shall have a
silicon polyester finish or equivalent, and shall include special design treatments to enhance
its appearance. These treatments may include brick or masonry wainscot treatments along
exterior walls and accent colored metals.
Metal siding is prohibited on the portion of any building facing a road. This includes
sections within the front facade that may be perpendicular to the road but within the face of
the building oriented toward the road.
A waiver of this subsection B lk on metal siding may be allowed where the applicant shows
that the metal is architecturally compatible with surrounding buildings; is architecturally
compatible with other nonmetal buildings in the city; and is attractively landscaped,
designed, and situated, to eliminate the stark utilitarian look intended to be prevented by
this subsection.
In addition to the metal siding prohibition listed in this subsection B lk, metal siding shall
be prohibited in the DDA, TDA, CEDA design review overlay district areas.
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2. Roofs:
a. Wood shakes/shingles: premium on number 1 grade;
b. Architectural grade textured composition shingles;
c. Tile: cemetitious, clay;
d. Slate;
e. Metal; standing seam, batten seam (concealed fasteners required);
Metal, standing seam/batten seam is prohibited on mansard roof sections facing a road.
f. Flat roof specification: single ply, built up (both nonreflective). (Ord. 462, 11-11-2003)
3. Fences:
a. Block (with columns), which may include brick, rock, stone or similar veneer;
b. Brick (with columns);
c. Wrought iron;
d. Decorative wood and vinyl fencing may be permitted if the city determines that the style of
fence proposed is complementary to the building architecture and overall site design;
e. Dog ear cedar, fir, chainlink, barbwire, razor wire, and similar high maintenance and/or
unsightly fencing is prohibited. (Ord. 756, 8-23-2016)
4. Decks and patios:
a. Concrete (stamped finish and smooth finish);
b. Brick pavers;
c. Wood -polymer composite lumber;
d. Wood (pressure treated, redwood).
5. Colors:
a. Earthen tones are encouraged.
b. Flat or low gloss finishes are encouraged.
c. Roof mounted mechanicals, all vents protruding through the roof, and similar features shall
be painted so as to match the color of the roof.
d. Exposed metal flashing or trim will be anodized or painted to blend with the exterior colors
of the building.
6. Architectural appurtenance height restrictions:
a. All spires, poles, antennas, steeples, towers, and any other such structures shall be limited to
a maximum of forty feet (40') within the DDA and TDA and thirty five feet (35') in all
other locations. Additional height may be permitted if a conditional use permit is approved
by the city council.
• Eagle City Code Section 8 -2A -7(C): Existing Vegetation:
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1. Retention Of Existing Trees: Existing trees shall be retained unless removal is approved in
writing by the city. Where trees are approved by the city to be removed from the project site
(or from abutting right of way) replacement with an acceptable species is required as follows:
Existing Tree F Renlacement
1 inch to 6 inches caliper 2x caliper of tree removed
61/4 inches to 12 inches[--.__
1.5x caliper of tree removed
121/4 inches or more 1 ix caliper of tree removed
N
Removal of the following trees shall not require replacement: black locust, poplar, cottonwood,
willow, tree of heaven, elm, and silver maple. Trees which are weak wooded, weak branched,
suckering, damaged, diseased, insect infested, or containing similar maladies may be exempt
from replacement if removal is first approved by the city.
In all cases, planting within public rights of way shall be with approval from the public and/or
private entities owning the property.
Example: An eight inch (8") caliper tree is removed, an acceptable replacement would be three
(3) 4 -inch caliper trees or four (4) 3 -inch caliper trees.
2. Damage During Construction: Existing trees or shrubs that are retained shall be protected from
damage to bark, branches, or roots during construction. Construction or excavation occurring
within the drip line of any public or private retained tree or shrub may severely damage the
tree or shrub. Any severely damaged tree or shrub shall be replaced in accordance with
subsection C1 of this section.
3. Grade Changes And Impervious Surfaces: Grade changes and impervious surfaces shall be
allowed at a distance from the trunk of a retained tree equal to the diameter of the tree trunk
plus six feet (6'), or to the drip line, whichever is furthest from the trunk.
4. Minimum Landscaping: Existing vegetation which is to be retained may be used to satisfy the
minimum required landscaping. (Ord. 699, 5-28-2013)
• Eagle City Code Section 8 -2A -7(J)(2): Buffer Areas/Common Lots:
c. To conceal outdoor storage areas, trash receptacles, exposed equipment associated with any
commercial or industrial activity, and off street loading when adjacent to or in view from a
residential activity or public street right of way, a five foot (5') wide by six foot (6') high
landscaped buffer is required.
• Eagle City Code Section 8-2A-7(K)(4)(b): Parking Lot Interior Landscaping: Additional
Requirements:
(5) A terminal island for a single row of parking spaces shall be landscaped with at least one tree
and shrubs, ground cover, or grass. A terminal island for a double row of parking spaces shall
contain not less than two (2) trees and shrubs, ground cover, or grass.
D. DISCUSSION:
• The applicant is requesting design review approval to construct nine (9) apartment buildings and
a clubhouse within Heron's Edge Mixed Use community. The applicant's justification letter
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describes the buildings architectural style as American traditional Prairie style. The letter
describes the style of the apartments as having strong horizontal lines formed by balconies and
roof overhangs, flat and low sloping roofs, natural materials, simple and functional organization.
Prairie School is one of the nine architectural styles identified within the Eagle Architecture and
Site Design Book. Development Agreement Condition of Approval 3.16 states, "Prairie School
style of architecture represents the owner's current concept for the project and is subject to
change at the discretion of the Design Review Board."
Staff defers comment regarding the Prairie School architectural style of the buildings to the
Design Review Board.
• Development Agreement Condition of Approval 3.7 states, "The clubhouse tower shall not
exceed a maximum of 35 -feet in height and the clubhouse and tower shall be subject to the
Design Review Board further limiting the height or requiring removal of the tower, if, in their
determination, such a requirement will provide compatibility with the overall project design
style."
Staff defers comment regarding the clubhouse and 35 -foot high tower to the Design Review
Board.
• The applicant provided a revised detail of the proposed retaining wall and fence along the
northern property line to meet the Development Agreement Condition of Approval 3.11 which
states the owner shall construct a combination retaining wall/fence along the northern property
boundary that results in an overall height of 8 -feet measured from the base of the retaining wall
on the Property and results in a height of approximately 6 -feet measured from the finished grade
of the properties located to the north of the Property. The revised detail meets the condition,
however, a revised landscape plan describing the revised fence material was not received. The
applicant should be required to provide a revised landscape plan identifying the revised retaining
wall and fencing material along the northern property boundary. The revised landscape plan
should be reviewed and approved by staff prior to the issuance of a zoning certificate.
• The arborist report identifies two (2) cedar trees, one (1) pine tree, and one (1) spruce tree to be
protected and retained if possible. On April 17, 2017, demolition permits were issued for existing
structures on the site. Demolition of the structures was completed by the Eagle Fire Department.
During the demolition, the pine tree and spruce trees were damaged and have since been removed
from the site.
Replacement mitigation for the two (2) cedar trees, one (1) pine tree, and one (1) spruce tree is
required. The cedar trees were forty feet (40') tall, the pine tree was fifty feet (50') tall, and the
spruce tree was fifty feet (50') tall. The replacement consideration required for the four trees is
one hundred and eighty feet (180'), which equates to 26 trees (180' divided by 7').
The landscape plan identifies an additional twenty-three (23) 2 -inch caliper trees for replacement
mitigation, which is three less than the required amount. The applicant should be required to
provide a revised landscape plan identifying three additional 2 -inch caliper trees required for
replacement mitigation. The revised landscape plan should be reviewed and approved by staff and
one member of the Design Review Board prior to the issuance of a zoning certificate.
• The trash enclosures located at the north and southeast perimeter of the site have a three foot (3')
wide landscape buffer adjacent to the drive aisle. Pursuant to Eagle City Code Section 8 -2A -
7(J)(2), a five foot (5') wide by six foot (6') high landscape buffer is required. The applicant
should be required to provide a revised landscape plan showing the trash enclosures located at the
north and southeast perimeter of the site to have landscape buffers adjacent to the drive aisle at
five feet (5') wide. The revised landscape plan should be reviewed and approved by staff prior to
the issuance of a zoning certificate.
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• The landscape plan shows an interior landscape island located at the southwest corner of Building
5 and south of the future phase without trees. Pursuant to Eagle City Code Section 8-2A-
7(K)(4)(b), a terminal island for a single row of parking spaces shall be landscaped with at least
one tree and shrubs. The applicant should be required to provide a revised landscape plan
showing a tree located in the interior landscape island located at the southwest corner of Building
5 and south of the future phase. The revised landscape plan should be reviewed and approved by
staff prior to the issuance of a zoning certificate.
• The Eagle Fire Department transmittal response, received by the city on July 27, 2017, identifies
parking islands that may have to be changed to accommodate the turning radius requirement for
fire apparatus and clearance requirements for fire hydrants. In the event the parking islands, areas
around the fire hydrants, or drive aisles are revised due to fire department requirements, the
applicant should be required to provide revised site and landscape plans noting all revisions. The
revised site and landscape plans should be reviewed and approved by staff and one member of the
Design Review Board prior to the issuance of a zoning certificate.
• Staff defers comment regarding the building designs and colors to the Design Review Board.
STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff, staff defers comment regarding the building architectural
style, colors, and common area landscaping to the Design Review Board. If the Design Review Board
approves this application, staff recommends 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 August 10, 2017,
at which time the Board made their decision.
B. Oral testimony in opposition to the application was presented to the Design Review Board by no one.
C. Oral testimony in favor of the application was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DELIBERATION: (Granicus times 01:41:00 and 03:01:29)
Upon completion of the applicant's and staff's presentations, the Board discussed during deliberation that:
• The site plan and layout of the amenities and buildings were well thought out.
• The applicant's interpretation of the "Prairie School" style does not represent compliance with the Eagle
Architectural Site Design (EASD) book pursuant to Eagle City Code Section 8-2A-5, based upon the
examples of "Prairie School" style within the book.
• The building elevations show a modern take on the "Prairie School" style.
• The Board is not in favor of the modern architectural design of the project.
• The commercial buildings (which were not a part of this application but shown in the applicant's
presentation) showed more elements of the "Prairie School" style to include: low sloped roofs with
deep overhangs, ribbon windows, and horizontal lines.
• The proposed buildings have numerous (too many) vertical lines, lack sufficient horizontal lines, lack
appropriate overhangs, and lack appropriate roof elements (such as low pitched roof and overhanging
eaves) to be considered "Prairie School."
• The Board would like to see stronger designs (i.e. long horizonal lines, low pitched roofs, overhanging
eaves, natural materials used, earth tone colors) to be more consistent with the "Prairie School"
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architectural style as identified in the Eagle Architecture and Site Design Book.
• The 35 -foot high tower is unnecessary and appears to be out of place. The focal point of the clubhouse
should be the clubhouse itself (without the addition of a tower).
• The covered parking structures proposed with the sunburst trellis design do not match anything else
within the project. A different style should be identified.
BOARD DECISION:
The Board voted 7 to 0 to deny DR -33-17 for a design review application to construct the common area
landscaping, nine (9) apartment buildings, and clubhouse within Heron's Edge Mixed Use Community.
See items 2B, 2D - 2F, and 3 under conclusions of law for explanation of the decision.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR -33-17) 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 not in accordance with Eagle City Code
Sections 8-2A-5, 8 -2A -6(A — B), and the Eagle Architecture and Site Design Book for the "Prairie
School" architectural style.
Regarding Eagle City Code Section 8-2A-5, the design review application does not comply with the
"Prairie School" architectural style identified through the use of pictures and text within the Eagle
Architecture and Site Design Book.
Regarding Eagle City Code Section 8 -2A -6(A), the design review application does not comply with the
design requirements (such as building massing, relationship of openings in the buildings, relationship
of exterior materials, and allowed architectural styles). The proposed buildings lack sufficient
horizontal lines, lack appropriate overhangs, and lack appropriate roof elements (such as low-pitched
roof and overhanging eaves) which are prominent within the "Prairie School" architectural style.
Regarding Eagle City Code Section 8 -2A -6(B), the design review application does not comply with the
architectural requirements, building materials, and colors within the "Prairie School" architectural
style. The proposed buildings are lacking long horizonal lines, low pitched roofs, overhanging eaves,
variety of natural materials used, and earth tone colors.
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:
B. Is not of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the building's proposed modern "Prairie School" style
does not complement the general vicinity, does not provide aesthetically pleasing architecture to
enhance the character of the area and does not meet the design elements within the Eagle
Architecture and Site Design Book for a "Prairie School" style;
D. Will interfere with the visual character, quality, or appearance of the surrounding area and city, and
does not enhance the continuity of thematically common architectural features since the proposed
buildings have been designed with materials and colors that do not complement the architectural
style proposed and the modern "Prairie School" style proposed lacks architectural features
identified within the Eagle Architecture and Site Design Book;
E. Will not 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 in that there are
some characteristics from the "Prairie School" architectural style but the design is lacking elements
of the architectural style to make the design complete. The applicant has proposed a very modern
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take on the "Prairie School" architectural style that is lacking horizontal lines, low sloped roofs,
deep overhangs, and roof elements that are prevalent within the architectural style. The covered
parking structure design does not match the overall design of the site. The style proposed is not in
conformance with the Eagle Architecture and Site Design Book;
F. Will obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the proposed tower feature on the clubhouse is unnecessary and does not fit in
with the overall style of the project;
3. The Board reviewed the particular facts and circumstances of the proposed design review application
(DR -33-17) with regard to the conditions identified in the Development Agreement and has concluded
the following:
Conditions 3.6 and 3.7 states,
"3.6 - The multi -family dwellings (Exhibits D 1-6) and required parking structures (Exhibit E)
consisting of a "Prairie School" style of architecture represents the Owner's current concept for the
project and are subject to change at the discretion of the Design Review Board. Owner shall submit a
design review application for the proposed buildings (as required by Eagle City Code) and shall
comply with all conditions required by the Design Review Board and/or City Council prior to the
issuance of a zoning certificate."
"3.7 - Owner shall provide a clubhouse and pool at a location as generally depicted on the Concept
Plan. The clubhouse tower shall not exceed a maximum of 35 -feet in height. The clubhouse and tower
shall be subject to the Design Review Board further limiting the height or requiring removal of the
tower, if, in their determination, such a requirement will provide compatibility with the overall project
design style. The clubhouse building architecture and associated landscaping shall be reviewed and
approved by the Eagle Design Review Board prior to the issuance of a certificate of occupancy."
Regarding condition 3.6, the Board concluded that the building designs are lacking elements of the
"Prairie School" architectural style to make the design complete. The proposed modern "Prairie
School" architectural style is lacking horizontal lines, low sloped roofs, deep overhangs, and roof
elements that are prevalent within the architectural style. In addition, the covered parking structure
design do not match the overall design of the site. The style proposed for the buildings and covered
parking structures is not in conformance with the Eagle Architecture and Site Design Book.
Regarding condition 3.7, the Board concluded that the tower feature on the clubhouse is unnecessary
and does not fit with the overall style of the project. The focal point of the clubhouse should be the
clubhouse itself (without the addition of a tower).
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Ove Sharon K. Bergmann, Eagle City Clerk
DATED this 24th day of August 2017.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
Robert Grubb, Chai
ATTEST:
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