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Findings - DR - 2018 - DR-59-17 - Installation Of Landscaping And Fencing On Lot 49, Block 1 Coast To Coast Aka Laguna PointBEFORE THE EAGLE DESIGN REVIEW BOARD IN THE MATTER OF AN APPLICATION FOR A DESIGN REVIEW FOR THE INSTALLATION OF LANDSCAPING AND FENCING WITHIN LOT 49, BLOCK 1, COAST TO COAST SUBDIVISION (AKA LAGUNA POINTE) FOR PREMIER INDUSTRIAL FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER DR -59-17 The above -entitled design review application came before the Eagle Design Review Board for their action on January 11, 2018. 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: Premier Industrial, represented by Steve Peel, is requesting design review approval for the installation of landscaping and fencing along the northern property line of Lot 49, Block 1, within Coast to Coast Subdivision (aka Laguna Pointe). The 1.51 -acre site is located on the north side of East Riversedge Drive approximately 85 -feet east of the intersection of State Highway 44 and East River Meadow Drive at 112 East Riversedge Drive. B. APPLICATION SUBMITTAL: The City of Eagle received the application for this item on November 17, 2017. Supplemental information was received January 2, 2018 (revised landscape plan). C. NOTICE OF AGENCIES' REVIEW: Requests for agencies' reviews were transmitted on November 28, 2017, in accordance with the requirements of the Eagle City Code. D. HISTORY OF RELEVANT PREVIOUS ACTIONS: On July 13, 2004, the Eagle City Council approved an annexation, rezone, conditional use permit, preliminary development plan, and preliminary plat applications for Laguna Pointe PUD (A-2-03/RZ- 2-03/CU-5-03/PPUD-1-03/PP-3-03). On February 8, 2005, the Eagle City Council approved a comprehensive plan amendment from Residential Two (up to two dwelling units per acre) to Mixed Use and a development agreement modification affecting the 9.31 -acre portion of the site located on the western side of the development (Lots 16, 17, and 49, Block 1) (CPA -01-04 & RZ-02-03 MOD). On June 28, 2005, the Eagle City Council approved the Laguna Pointe Subdivision design review application (DR -30-05). On June 20, 2006, the Eagle City Council approved a final development plan and final plat application for Laguna Pointe Subdivision (FPUD-1-06 and FP -2-06). On January 9, 2007, the Eagle City Council approved the Entry Feature and Monument Sign for Laguna Pointe Subdivision (DR -109-06). On February 12, 2008, the Eagle City Council approved a design review sign application modifying Page 1 of 11 K1Planning Dcpt\Eagle Applications\1)r\211I7\DR-59-17 Lot 49. Block I. IS Coast to Coast Sub drf.docx the entry signage for Laguna Pointe Subdivision (DR -109-06 MOD). On July 9, 2013, the Eagle City Council approved a second development agreement modification application to allow residential units to be constructed on Lots 16 and 17, Block 1 (RZ-02-03 MOD2). On December 11, 2014, the Eagle Design Review Board approved a design review application to modify the landscaping at the entrance to Laguna Pointe Subdivision (DR -30-05 MOD). On January 27, 2015, the Eagle City Council approved an appeal of DR -30-05 MOD for a design review application to modify the landscaping at the entrance to Laguna Pointe Subdivision (AA-01-15/DR-30- 05 MOD). On May 9, 2017, the Eagle City Council approved a development agreement modification application to modify the commercial uses and building size permitted on Lot 49, Block 1 (RZ-02-03 MOD3). E. COMPANION APPLICATIONS: None F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS: COMP PLAN DESIGNATION ZONING LAND USE DESIGNATION Existing Neighborhood with MU -DA (Mixed Use with a Regional Open Space Overlay development agreement) Proposed No Change No Change North of site Neighborhood Neighborhood with Regional Open Space overlay South of site Neighborhood with Regional Open Space overlay Mixed Use East of site Neighborhood with Regional Open Space overlay West of site Neighborhood Mixed Use R -2-P (Residential — PUD) R -2 -DA -P (Residential with a development agreement, PUD) R -2 -DA -P (Residential with a development agreement, PUD) MU -DA (Mixed Use with a development agreement) Vacant Parcel No Change South Channel of Boise River & Island Woods Subdivision Single-family residential (Laguna Pointe Subdivision) Single-family residential (Laguna Pointe Subdivision) South Eagle Road G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA. H. EXISTING SITE CHARACTERISTICS: The site has mature trees along the north and east perimeter of the site and has been developed with curb, gutter, sidewalk, and street trees as part of Coast to Coast Subdivision. Page 2 of 11 K:\Planning Dept \Eagle Applications\Dr\?017\DR-S9-17 Lot 49. Block I. I S Coast to Coast Sub dr! docx I. SITE DATA: Total Acreage of Site— 1.51 -acres Total Number of Lots — 1 Residential — 0 Commercial — 1 Industrial — 0 Common — 0 Total Acreage of Any Out -Parcels — 0 J. GENERAL SITE DESIGN FEATURES: N/A K. BUILDING DESIGN FEATURES: N/A L. LANDSCAPING DESIGN: Retention of Existing Trees and Preservation Methods: There are existing trees along the north and east perimeter of the site and street trees adjacent to East Riversedge Drive. All existing trees will be protected and retained. Tree Replacement Calculations: N/A Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board. Street Trees: Existing street trees are along East Riversedge Drive 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: N/A P. SIGNAGE: No signs are proposed with this application. A separate design review application is required to be submitted for the approval of signs proposed on the site. Q. 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. 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 — yes, adjacent to the Boise River Floodplain — yes, located within the floodway and 100/500 year floodplain Mature Trees - yes Page 3 of 11 K:\Planning Dept\Eagle Applications\Dr\20I7\DR-59-17 Ian 49. Block 1. LS Coast to Coast Sub drLdocx Riparian Vegetation - yes Steep Slopes - no Stream/Creek — yes, adjacent to the Boise River Unique Animal Life - no Unique Plant Life - no Unstable Soils - unknown Wildlife Habitat — yes, adjacent to the Boise River 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: Andeavor (formerly Tesoro Logistics NW Pipeline) Eagle Fire Department Eagle Parks and Recreation Director Idaho Transportation Department Republic Services 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 (adopted November 15, 2017), designates this site as the following: Neighborhood Suitable for single family residential. Densities range from 2 units per acre to 4 units per acre. Regional Open Space Overlay Open space should be designed to capitalize on and expand the open space area around natural features and environmentally sensitive areas. Priorities for preservation include: The most sensitive resources — floodways and floodplains (including riparian and wetland areas), slopes in excess of 25%, locally significant features, and scenic viewpoints. Fragmentation of open space areas should be minimized so that resource areas are able to be managed and viewed as an integrated network. Open space areas within the Foothills and along Dry Creek and the Boise River should be designed to function as part of a larger regional open space network. Where possible, open space should be located to be contiguous to public lands and existing open space areas. B. DEVELOPMENT AGREEMENT CONDITIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: 3.2 Owner shall complete the Design Review process for the site (as required by the Eagle City Code), and shall comply with all conditions required by Eagle as a part of the Design Review prior to issuance of a building permit. 3.3 The Concept Plan (Exhibit A) represents the Owner's current concept for completion of the Project. As the Concept Plan evolves, the City understands and agrees that certain changes in that concept may occur or be required. If the City determines that any such changes require additional public comment due to potential impacts on surrounding property or the community, a public hearing shall be held on any proposed changes in the Concept Plan and notice shall be provided Page 4 of 11 K: Planning Dcpt',Lagl� Appli.ation9.Dn201 7.DR 59-17 I of 49. 131..ck 1. LS Coast to Coast Sub drt doer as may be required by the City. 3.4 Lot 49, Block 1, shall be permitted a maximum of 16,000 square feet of commercial building area, which may include up to two, two (2) story structures. Notwithstanding the foregoing, upon development, the site shall comply in all respects with the minimum parking requirements identified within Eagle City Code Title 8 Chapter 4. 3.6 The City is permitted to construct an access point from East Riversedge Drive to Lot 49, Block 1, in accordance with all requirements of the Ada County Highway District for public vehicle access to the temporary parking area located on Lot 49, Block 1. The City shall coordinate the location of the access point with Owner prior to construction. 3.7 The City is permitted to construct a gravel parking area to accommodate eight (8) temporary parking spaces for public parking upon Lot 49, Block 1, for access to the Boise River and the public pathway along the river. The City shall coordinate the location of the parking spaces upon Lot 49 with Owner prior to construction. The City and Owner agree that the eight (8) temporary parking spaces will be replaced by four (4) exclusive river/pathway access paved parking spaces upon development of the commercial use on Lot 49. The Owner will be responsible for the construction of the four (4) exclusive river/pathway access paved parking spaces with development of Lot 49. The Owner agrees to coordinate the location of the four (4) exclusive river/pathway access paved parking spaces with the City during the design review application process for the development of Lot 49. C. 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 Section8-2A-6(A): General Objectives and Considerations: 1. Site Design Objectives: The site plan design shall minimize impact of traffic on adjacent streets, provide for the pedestrian, and provide appropriate, safe parking lot design. b. The impact and effect of the site development plan on traffic conditions on contiguous streets and adjoining properties or neighborhoods; c. The site layout with respect to separation or integration of vehicular, pedestrian and bicycle traffic patterns; g. The required driver, pedestrian and bicycle sight distance requirements of the project and their relationship to adjacent streets, driveways and properties; i. The graphic delineation of traffic circulation patterns to avoid confusion, congestion and conflicts; 1. The provision of safe pedestrian and bicycle connections between neighborhoods and commercial areas. Page 5 of 11 K:\I'lanning Dept \Eagle Applications\Dr\2U17\DR-59-17 Lot 49. Block 1.1 S Coast to Coat Sub drt docx 2. Site Landscaping: The site landscaping shall minimize impact on adjacent properties through the proper use of screening with sound and sight buffers, and unsightly areas shall be concealed or screened and the design review board shall consider: a. The location, height, and materials of walls, fences, hedges and screen plantings to ensure harmony with adjacent development; b. The location and type of new plantings, with due regard to preservation of specimen and landmark trees, and to maintenance of all plantings; e. The design and use of open spaces and parks; and f. The permanent maintenance of all landscaped areas and fencing. D. DISCUSSION: • Per the applicant's justification letter, this design review application is for the proposed landscaping along the northern portion of the site. No building or parking improvements are proposed at this time. The purpose of the landscape screening and fencing adjacent to the greenbelt is to direct foot traffic to an existing sidewalk system adjacent to East Riversedge Drive and East River Meadow Drive to access the greenbelt pathway. Access to the greenbelt pathway is shown in the exhibit below. • The landscaping proposed may conflict with future site development. In the event the landscaping proposed within this application is modified to accommodate commercial buildings or permanent parking spaces, the applicant should be responsible for required mitigation or relocation of all existing landscaping. Proposed mitigation and/or relocation of all existing landscaping should be reviewed and approved by the Design Review Board prior to the issuance of any building permits. A separate design review application is required to be submitted for any commercial buildings, proposed parking, and required landscaping for the commercial site prior to the issuance of any building permits. • Staff defers comment regarding the site landscaping to the Design Review Board. Page 6 of 11 K:\I'lanning Dcpt\l.aglc Apphcauons\Dr\20I7\DR-59-17 Lot 49. Block I. LS Coast to Coast Sub dri dock 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 January 11, 2018, 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 time 109:20) Upon completion of the applicant's and staff's presentations, the Board discussed during deliberation that: • The Board is in favor of the proposed landscaping adjacent to the pathway. • The Board recommends that when the applicant submits an application for any commercial buildings on the site that they also propose direct access to the greenbelt for the benefit of the public and patrons of the commercial buildings. BOARD RECOMMENDATION: The Board voted 7 to 0 to approve DR -59-17 for a design review application for the installation of landscaping and fencing within Lot 49, Block 1, Coast to Coast Subdivision (aka Laguna Pointe) for Premier Industrial, 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 RZ-02-03 MOD3. 2. In the event the landscaping proposed within this application is modified to accommodate commercial buildings or permanent parking spaces, the applicant shall be responsible for required mitigation and/or relocation of all existing landscaping. Proposed mitigation or relocation of all existing landscaping shall be reviewed and approved by the Design Review Board prior to issuance of any building permits. 3. A separate design review application is required for all proposed commercial buildings, landscaping, and parking improvements prior to the issuance of any building permits. 4. No signs are proposed with this application and none are approved. 5. Provide a revised fence detail showing the proposed locking gate. The revised fence detail shall be reviewed and approved by staff and two members of the Design Review Board prior to installation of the fence. 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. Page 7 of 11 K:U'Ianning Dcpt\I aglc Applications\DA2O I7\DR-59-17 Lot 49. Block I. LS Co.r t to Coast Sub drldocx 2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior issuance of any building permits or Certificate of Occupancy, whichever occurs first. 3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured prior to issuance of building permit or Certificate of Occupancy, whichever occurs first. 4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho Department of Water Resources and shall be submitted to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. 5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. 6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that all drainage shall be retained on-site prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the letter. 7. The applicant shall submit plans and calculations prepared by a registered professional engineer to handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans shall be submitted to the City Engineer for review and approval prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The plans shall show how swales, or drain piping, will be developed in the drainage easements. The approved drainage system shall be constructed, or a performance bond shall be submitted to the City Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no runoff shall cross any lot line onto another lot except within a drainage easement. All design and calculations shall meet the requirements of Ada County Highway District. Construction of the storm drain disposal system shall be complete before an occupancy permit is issued. 8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an organized irrigation district, canal company, ditch association, or other irrigation entity, shall be obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or changing has first been approved in writing by the entity. A Registered Engineer shall certify that any ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has been made in such a manner that the flow of water will not be impeded or increased beyond carrying capacity of the downstream ditch; (2) will not otherwise injure any person or persons using or interested in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works Construction. A copy of such written approval and certification shall be filed with the construction drawing and submitted to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. 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, Page 8 of 11 K:\I'lanntng Ihpt\l:agk Applications \Dr\20171DR.59-17 Lot 49. Mock 1.1 S Coast to Coast Sub drl tlncx 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 Tight inspection fees prior to issuance of any Certificate of Occupancy. 11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the City Engineer. All construction shall comply with the City's specifications and standards. Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the adjoining property. 12. The parking area shall be paved and shall be maintained in good condition without holes and free of all dust, trash, weeds and other debris. 13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The letter shall include the following comments and minimum requirements, and any other items of concern as may be determined by the Eagle Fire Department officials: a. "The applicant has made arrangements to comply with all requirements of the Fire Department." b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire Department prior to the City Engineer signing the final plat. c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings, 1,500 gallons per minute for dwellings having a fire area in excess of 3,600 -square feet, and 1,500 gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. 14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area designated by the City Council or Eagle City Park and Pathway Development Committee for a path or walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. 15. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle City Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. 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 Page 9 of 11 K:\Planning Dcpt\Eagle Applications\Dr\21117\DR-59-17 Lot 49. Block I. LS Coast to Co.kst Sub drt dodo Resources and/or any other agency having jurisdiction prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. 19. Basements in the flood plain are prohibited. 20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable County, State and Federal Codes and Regulations shall be complied with. All design and construction shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City Council. 21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may elect to take those plans to the Design Review Board and the City Council for review and approval. 22. Any changes to the plans and specifications upon which this approval is based, other than those required by the above conditions, will require submittal of an application for modification and approval of that application prior to commencing any change. 23. Any modification of the approved design review plans, including, but not limited to building design, location and details, landscaping, parking, and circulation, must be approved prior to construction/ installation of such changes. Failure to do so may result in the requirement to modify the project to comply with the approved design review and/or result in the inability to issue a final approval for occupancy of this project. 24. 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 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 -59-17) 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 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 Page 10 of 11 K:\Planning Deptlagle Applications\Dr\21117\DR•59•17 Lot 49. Block 1.1S Coast 10 Coast Sub drtdocc comprehensive plan and landscaping 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 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, will enhance the continuity of thematically common landscape 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; 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 and commercial 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 or detract from desirable architectural features. DATED this 25th day of January 2018. DESIGN REVIEW BOARD OF THE CITY OF EAGLE Ada County, Idaaio Robert Grubb, Chairman ATTEST: Sharon K. Bergmann, Eagle City Clerk Page 11 of 11 K:\Planning Dept \1 ogle Applications\Dr\2017\DR-59-17 lot 49. Block 1. 1 S Coast to Coast Sub Jrl.docx