Findings - DR - 2018 - DR-07-18 - Landscaping/8-4-Plexes/2-DuplexesBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW FOR THE COMMON
AREA LANDSCAPING, EIGHT FOUR-PLEXES,
AND TWO DUPLEXES WITHIN ENFIELD
COMMONS SUBDIVISION FOR NINE 4S, LLC
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -07-18
The above -entitled design review application came before the Eagle Design Review Board for their action
on March 22, 2018. The Board continued the item to April 12, 2018, at which time their decision was
made. 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:
Nine 4s, LLC, represented by Becky McKay with Engineering Solutions, LLP, is requesting design
review approval to construct the common area landscaping, eight (8) four-plexes, and two (2) duplexes
within Enfield Commons Subdivision. The 4.15 -acre site is located on the southwest corner of West
Escalante Drive and North Linder Road at 341 North Linder Road.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on February 15, 2018. Supplemental
information was provided on March 7, 2018, March 12, 2018, and March 16, 2018.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on February 22, 2018, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On July 5, 2006, the City Council approved an annexation, rezone with a development agreement,
conditional use, preliminary development plan, preliminary plat approvals for Eaglefield Estates II
Subdivision planned unit development(A-10-06/RZ-12-06/CU-04-06/PPUD-02-06/PP-12-06).
On June 10, 2008, the City Council approved a preliminary plat extension of time for Eaglefield Estates
II Subdivision to be valid until August 26, 2009 (EXT -06-08).
On August 25, 2009, Eaglefield, LLC, represented by Clint Boyle with Landmark Engineering and
Planning, submitted an Extension of Time application for Eaglefield Estates II Subdivisions (EXT -13-
09).
On October 27, 2009, the City Council remanded the Extension of Time application for Eaglefield
Estates II Subdivisions to staff (EXT -13-09).
The approval of the preliminary plat for Eaglefield Estates II Subdivision expired on August 26, 2009.
The development agreement associated with the rezone for the Eaglefield Estates II Planned Unit
Development expired on August 21, 2014 (RZ-12-06).
On October 27, 2015, the City Council approved a development agreement modification, conditional
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E.
F.
use permit, preliminary development plan, and preliminary plat for Eaglefield Commons Planned Unit
Development, for The Preserve, LLC (RZ-12-06 MOD/CU-10-15/PPUD-04-15/PP-10-15).
On April 28, 2016, the executed Amended and Restated Development Agreement associated with RZ-
12-06 MOD was recorded (Ada County instrument #2016-035522).
On February 25, 2016, the Design Review Board approved a design review application for the common
area landscaping within Eaglefield Commons Subdivision for The Preserve, LLC (DR -03-16).
On April 26, 2016, the City Council, approved a final development plan and final plat for Eaglefield
Commons Subdivision No. 1 for The Preserve, LLC (FPUD-02-16/FP-04-16).
On October 10, 2016, a staff level design review application for a modification to the common area of
Eaglefield Commons Subdivision was approved (DR -03-16 MOD).
On December 13, 2016, the City Council approved a vacation of a public utility, irrigation, and drainage
easements from Lots 1 and 3-6, Block 1within Irish Acres Subdivision (Eaglefield Commons
Subdivision) (VAC -03-16).
On December 13, 2016, the City Council approved Resolution 37-16 vacating the public utility,
irrigation, and drainage easements from Lots 1 and 3-6, Block 1, within Irish Acres Subdivision
(Eaglefield Commons Subdivision).
On March 15, 2017, the final plat for Eaglefield Commons Subdivision No. 1 was recorded at the Ada
County Recorder's Office (Ada County instrument #2017-021666).
On January 23, 2018, the City Council approved a conditional use permit, preliminary development
plan, and preliminary plat for Enfield Commons Subdivision (CU-09-17/PPUD-05-17/PP-05-17).
COMPANION APPLICATIONS: None
COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING DESIGNATION LAND USE
DESIGNATION
Existing Compact Residential
with a Transitional
Overlay
Proposed No Change
North of site
South of site
Compact Residential
with a Transitional
Overlay
Compact Residential
East of site Commercial
Neighborhood
Residential with a
Transitional Overlay
West of site
Compact Residential
with a Transitional
Overlay
MU -DA -P (Mixed Use with a
development agreement —
PUD)
No Change
MU -DA -P (Mixed Use with a
development agreement —
PUD)
RUT (Rural -Urban Transition
— Ada County designation)
C -1 -DA (Neighborhood
Business District with a
development agreement)
R -2 -DA (Residential with a
development agreement)
R -4 -DA -P (Residential with a
development agreement —
PUD)
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Vacant/West Escalante
Drive
Multi -Family
Residential Subdivision
Single -Family
Residential (Eaglefield
Commons Subdivision)
Hope Lutheran Church
Vacant Commercial
Property and Single
Family Residential
(Sedona Creek
Subdivision)
Single Family
Residential (Eaglefield
Estates Subdivision No.
1)
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. EXISTING SITE CHARACTERISTICS: The site is currently undeveloped.
I. SITE DATA:
SITE DATA PROPOSED
Total Acreage of Site 4.15 -acres (180,774 -square feet)
Percentage of Site Devoted 24% (approximately)
to Building Coverage
Percentage of Site Devoted 32% (approximately)
to Landscaping
Number of Parking Spaces 82 -parking spaces
Front Setback
Rear Setback
Side Setbacks
REQUIRED
Established in the approved
development agreement
50% (maximum)
15% (minimum)
81 -parking spaces (minimum)
(4 -garage, 44 -covered parking, 34- 36 -parking spaces are
uncovered parking spaces) required to be covered
40 -feet
70 -feet
10 -feet
10 -feet (minimum)*
1 20 -feet (minimum)*
10 -feet (one and two-story
structures) *
Minimum Building Separation
— 20 -feet
*Note: Setbacks pursuant to PPUD-05-17
J. PARKING ANALYSIS:
Gross Floor Area of Proposed Multi -Family Residential Units: 38,816 -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: 36 units
One Bedroom: 0
Two and Three Bedroom: 36
Apartments or multi -family dwellings:
Multi -Family Dwellings (32 -units)
Two -Family Dwelling (4 -units)
Multi -Family Dwelling Guest Parking (36 -units)
Total required parking spaces
= 64 parking spaces
= 8 parking spaces
= 9 parking spaces
= 81 parking spaces
Proposed Onsite Parking Spaces: 82 (4 -garages, 44 -covered parking, 34 -uncovered)
K. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
Nineteen (19) buildings; 8-four-plexes, 2 -duplexes, 1 -garage, 1-picinic shelter, and 7 -covered parking
structures.
Height and Number of Stories of Proposed Buildings:
Four-plexes = 31'5 t/" (2 -story)
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Duplexes = 25' 2 14" (2 -story)
Garage = 12' 4"
Covered Parking Structures = 10' 9"
Gross Floor Area of Proposed Buildings:
Four-plexes =
Duplexes =
Garage =
On and Off -Site Circulation:
First Floor -
Second Floor -
Total -
First Floor -
Second Floor -
Total -
First Floor -
2,678 -square feet
2.174 -square feet
4,852 -square feet/each x 8 = 38,816 -square feet
890 -square feet
1.090-sauare feet
1,980 -square feet/each x 2 = 3,960 -square feet
1,060 -square feet
A 40,973 -square foot (approximately) paved parking lot provides parking for vehicles using this site.
One 28 -foot wide shared driveway, located at the intersection of West Escalante Drive and North
Racing Water Way, and one 21 -foot wide shared driveway, located approximately 190 -feet west of the
intersection of North Linder Road and West Escalante Drive, provide access to West Escalante Drive.
L. BUILDING DESIGN FEATURES:
Four-plexes — Color Palette #1
Roof: Architectural asphalt shingle (Black)
Walls: Fiber cement siding (Rare Gray SW6199, Pewter Green SW6208), Cultured stone veneer (Boral
Country Ledgestone, White Oak)
Windows/Doors: Vinyl windows with grid muntins (White), Doors (Roycroft Copper Red SW2839)
Fascia/Trim: Fiber cement (Casa blanca SW7571)
Four-plexes — Color Palette #2
Roof: Architectural asphalt shingle (Black)
Walls: Fiber cement siding (Tarnished treasure, Labradorite), Cultured stone veneer (Boral Country
Ledgestone, White Oak)
Windows/Doors: Vinyl windows with grid muntins (White), Doors (Roycroft Copper Red SW2839)
Fascia/Trim: Fiber cement (Casa blanca SW7571)
Four-plexes — Color Palette #3
Roof: Architectural asphalt shingle (Black)
Walls: Fiber cement siding (Sandbar SW7547, Smokehouse SW7040), Cultured stone veneer (Boral
Country Ledgestone, White Oak)
Windows/Doors: Vinyl windows with grid muntins (White), Doors (Roycroft Copper Red SW2839)
Fascia/Trim: Fiber cement (Casa blanca SW7571)
Duplexes — Color Palette #1
Roof: Architectural asphalt shingle (Black)
Walls: Fiber cement siding (Rare Gray SW6199, Pewter Green SW6208), Cultured stone veneer (Boral
Country Ledgestone, White Oak)
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Windows/Doors: Vinyl windows with grid muntins (White), Doors (Roycroft Copper Red SW2839)
Fascia/Trim: Fiber cement (Casa blanca SW7571)
Duplexes — Color Palette #2
Roof: Architectural asphalt shingle (Black)
Walls: Fiber cement siding (Sandbar SW7547, Smokehouse SW7040), Cultured stone veneer (Boral
Country Ledgestone, White Oak)
Windows/Doors: Vinyl windows with grid muntins (White), Doors (Roycroft Copper Red SW2839)
Fascia/Trim: Fiber cement (Casa blanca SW7571)
Garage
Roof: Architectural asphalt shingle (Black)
Walls: Fiber cement siding (Pewter Green SW6208), Cultured stone veneer (Boral Country Ledgestone,
White Oak)
Windows/Doors: Panel garage doors (Brown)
Fascia/Trim: Fiber cement (Rare Gray SW6199)
Carports
Roof: Architectural asphalt shingle (Black)
Framing: Metal (paint color not identified)
M. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods:
There are existing trees along West Escalante Drive and North Linder Road that are to be untouched
and protected.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees:
Street trees exist along West Escalante Drive, North Linder Road.
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:
One (1) 194 -square foot trash enclosure is proposed. The trash enclosure is proposed to be located at
the intersection of the internal drive aisles approximately ninety -feet (90') southeast of West Escalante
Drive. The enclosure is 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.
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O. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. The ground mounted mechanical
units are proposed to be screened by plant materials.
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.
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, adjacent to West Escalante Drive and North Linder Road
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.
Department of Environment Quality
Eagle Fire Department
Idaho Transportation Department
Republic Services
Andeavor (fka Tesoro Logistics)
X. LETTERS FROM THE PUBLIC (attached to the staff report):
Letter received from William M. (Tim) & Susan K. Neilson, date stamped by the City on March 8,
2018.
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STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
6.3 Land Use Designations
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.
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Residential development that provides for a transition between land use categories and uses.
Commonly requires a transition/change in density, lot sizing, and building scaling with a specific
parcel or project. Base densities may be reduced or units may be clustered to increase open
space within a portion of a site when property is in this overlay. Neighborhood design will be
paramount in this overlay to ensure appropriate transition between uses. See specific planning
areas for further description.
Scenic Corridor
An overlay designation that is intended to provide significant setbacks from major corridors and
natural features through the city. These areas may require berming, enhanced landscaping,
detached meandering pathways and appropriate signage controls. This designation includes the
Willow Creek Scenic Corridor that is to provide increased setbacks and buffering of development
including natural vegetation and restoration, regional trails and connectivity.
6.5.1 Park Lane Uses
11
G. The area located northwest of Linder Road and State Street intersection is designated as compact
residential to provide for apartments, town homes and patio homes, and transitioning northward to
neighborhood residential (up to 1-2 units per acre). Internal circulation is essential to the
development of this area; a frontage road (Escalante Drive) should be extended from Linder Road
west to the intersection of Moon Valley Road and State Highway 44. Uses should focus on
Escalante Drive (not State Street) with berming and wide setbacks to be used to buffer the
residential uses from State Highway 44. Escalante Drive should not be allowed to have front on
housing.
B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF SPECIAL
CONCERN REGARDING THIS PROPOSAL:
3.7 In the event that Owner desires to construct multi -family residential units on the lots located south
of West Escalante Drive the Owner shall be required to submit a conditional use permit
modification application and design review application for review and approval prior to the
issuance of a building permit.
C. PRELIMINARY PLAT CONDITIONS OF APPROVAL WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
16. In lieu of the installation of the required buffer areas located adjacent to West Escalante Drive, the
applicant shall be required to provide additional landscaping consisting of deciduous and
coniferous trees to provide additional screening between the buildable lots and West Escalante
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Drive. The applicant shall be required to submit an Alternative Method of Compliance Request
Form at the time of submittal of a design review application. The landscape plan and associated
Alternate Method of Compliance request shall be reviewed and evaluated by the Design Review
Board and City Council prior to submittal of the final development plan and final plat application.
The landscaping shall be installed prior to issuance of the first building permit application.
17. The developer shall provide shade -class trees (landscape plan to be reviewed and approved by the
Design Review Board) along both sides of all drive aisles/parking areas 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. 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 units. 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.
18. All living trees that do not encroach upon the buildable area on any lot shall be preserved, unless
otherwise determined by the Design Review Board and City Council. A detailed landscape plan
showing how the trees will be integrated into the open space areas or private lots (unless approved
for removal by the Design Review Board and City Council) shall be provided for Design Review
Board approval prior to the submittal of a final plat. Construction fencing shall be installed
(pursuant to the Design Review Board's direction) to protect all trees that are to be preserved, prior
to the commencement of any construction on the site.
19. The four-plex and duplex units consisting of a "Craftsman" style of architecture represents the
applicant's current concept for the project and are subject to change at the discretion of the Design
Review Board. The applicant shall submit a design review application for the proposed buildings
(as required by Eagle City Code) prior to submittal of the final development plan and final plat
application and shall comply with all conditions required by the Design Review Board and City
Council prior to the issuance of a zoning certificate.
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): 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);
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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 1 k 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.
2. Roofs:
a. Wood shakes/shingles: premium on number 1 grade;
b. Architectural grade textured composition shingles;
c. Tile: cementitious, 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).
3. Fences:
a. Block (with columns), which may include brick, rock, stone or similar veneer;
b. Brick (with columns);
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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.
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:
1. Retention Of Existing Trees: Existing trees shall be retained unless removal is approved in
writing by the city.
• 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 8-4-4-2(A)(2 and 3)
2. Any lights used to illuminate a site and building shall be arranged to reflect the light away from
the adjoining property.
3. Except as noted in subsection A4 of this section, all site and building lighting shall be recessed
or shielded to direct all light downward and the source of the light (including the lamp and any
nonopaque material/lens covering the lamp) shall not be directly visible by a person of average
height standing on the property line of any public right of way, or any private street, or on the
property line of any residentially zoned parcel of land or parcel of land used for residential
purposes.
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• Eagle City Code Section 8-4-4-2(A)(6)
Except as otherwise permitted within this title, incandescent lights, two hundred fifty (250) watt
maximum high pressure sodium lights, 3000K maximum LED lights (or approved equivalent) shall
be the only type of site and building lighting permitted.
E. DISCUSSION:
• The applicant is requesting design review approval to construct the common area landscaping, eight
(8) four-plexes, and two (2) duplexes within Enfield Commons Subdivision. The applicant's
justification letter describes the buildings architectural style as Craftsman. The letter describes the
style of the apartments as having low roof lines, fiber -cement siding and stone wainscoting, detailed
columns, and significant wall modulation.
Craftsman is one of the nine architectural styles identified within the Eagle Architecture and Site
Design Book. Preliminary Plat Condition of Approval #19 states, "The four-plex and duplex units
consisting of a "Craftsman" style of architecture represents the applicant's current concept for the
project and are subject to change at the discretion of the Design Review Board. The applicant shall
submit a design review application for the proposed buildings (as required by Eagle City Code)
prior to submittal of the final development plan and final plat application and shall comply with all
conditions required by the Design Review Board and City Council prior to the issuance of a zoning
certificate."
Staff defers comment regarding the Craftsman architectural style and proposed colors and materials
of the buildings to the Design Review Board.
• The trash enclosure is proposed to be located at the intersection of the internal drive aisles
approximately ninety -feet (90') southeast of West Escalante Drive. A landscape buffer is proposed
adjacent to the north -south drive aisle; however, no landscape buffer is proposed adjacent to the
rear of the enclosure or between the enclosure and the mail boxes. 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 a five-foot (5') wide
landscape buffer on the north, south, and east sides of the trash enclosure. The revised landscape
plan should be reviewed and approved by staff prior to the issuance of a zoning certificate.
• The applicant has provided two (2) different elevations for the carport structures. One has a flat
roof, the other has a gabled roof. No colors were identified for the paint of the carport structures.
The gabled roof would provide a more "residential" style to the carports, while the carports with
flat roofs would be less visible from the street. Staff defers comment regarding the style (i.e. gabled
or flat roofs) and colors of the carport structures to the Design Review Board.
• The site plan, date stamped by the City on March 16, 2018, shows twenty -feet (20') between the
duplex units. The minimum building separation, pursuant to PPUD-05-17, is twenty -feet (20'). The
landscape plan, date stamped by the City on February 15, 2018, shows ten -feet (10') between the
duplex units. The applicant should be required to provide a revised landscape plan showing a
minimum of twenty -feet (20') between the duplex units. The revised landscape plan should be
reviewed and approved prior to the submittal of a final plat application or prior to the issuance of a
zoning certificate, whichever occurs first.
• Site Specific Condition of Approval #16 on the preliminary plat, states, "In lieu of the installation
of the required buffer areas located adjacent to West Escalante Drive, the applicant shall be required
to provide additional landscaping consisting of deciduous and coniferous trees to provide additional
screening between the buildable lots and West Escalante Drive. The applicant shall be required to
submit an Alternative Method of Compliance Request Form at the time of submittal of a design
review application. The buffer areas adjacent to North Linder Road and West Escalante Drive were
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constructed with the original development of the Preserve/Eaglefield Subdivisions in
approximately 2008. The original entitlement of the area required a fifty -foot (50') wide landscape
buffer adjacent to North Linder Road and a twenty-five foot (25') wide landscape buffer adjacent
to West Escalante Drive. Eagle City Code 8 -2A -7(J)(4) would require a seventy-five foot (75')
wide landscape buffer adjacent to North Linder Road and a thirty-five foot (35') wide landscape
buffer adjacent to West Escalante Drive. The applicant is requesting, through an Alternative
Method of Compliance Request Form, to utilize the existing landscape buffers with the planting of
additional coniferous and deciduous trees. An Alternative Method of Compliance request was
previously approved with the design review application (DR -03-16) associated with Eaglefield
Commons Subdivision to allow for the reduced buffer areas located adjacent to West Escalante
Drive and North Linder Road. Staff recommends approval of the alternative method of compliance.
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 March 22, 2018.
The Board continued the item to April 12, 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 four (4)
individuals who voiced the following concerns:
• The color palettes of the proposed buildings do not complement the colors used for the homes in
The Preserve Subdivision and will bring down the property values of the homes in The Preserve
Subdivision.
• The development should have solid fencing to separate this development from The Preserve.
• The parking for the site does not seem sufficient for the number of units proposed within this
development.
• The site and building lighting should provide adequate light for the residents of this development
entering and exiting the site.
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 58:10)
On March 22, 2018, upon completion of the applicant's and staff's presentations, the Board discussed
during deliberation that:
• The Board affirmed that the parking for this development meets the required parking as specified in
Eagle City Code and appreciates that the parking has been located internal to the development.
• The applicant should provide revised color palettes for the proposed four plexes and duplexes showing
how the colors complement those used on the residential dwellings within The Preserve Subdivision.
• The addition of stone, gables, or columns should be added to the four plexes to better emphasize the
entry to each unit.
• The materials and colors of the trash enclosure should match the materials and colors proposed on the
four plexes and duplexes.
• The Board recognizes that Eagle City Code does not allow solid fencing adjacent to common areas and
is not in favor of adding solid fencing along the frontage of the development along West Escalante
Drive.
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• The Board affirms that the flat carport structures should be used because they disappear and will not
block the architecture of the buildings.
• The Board appreciates how the buildings are proposed to be rotated on the site to offer different views
of the buildings.
BOARD DELIBERATION: (Granicus time 09:00)
On April 12, 2018, upon completion of the applicant's and staff's presentation, the Board discussed during
deliberation that:
• The Board affirms the applicant has addressed the concerns discussed at the previous meeting:
o The color palettes complement those used in The Preserve Subdivision.
o The entries into the four plexes have been emphasized with the addition of gabled roofs and stone
columns.
o The trash enclosure has been designed to complement the four plexes.
BOARD RECOMMENDATION:
The Board voted 7 to 0 to recommend approval of DR -07-18 for a design review application for the
common area landscaping, eight four-plexes, and two duplexes within Enfield Commons Subdivision for
Nine 4s, 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 and text shown with
strikethrough to be deleted by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of RZ-02-06 MOD.
2. Comply with all applicable conditions of CU-09-17/PPUD-05-17/PP-05-17.
3. The landscape plan. date stamped bv the City on April 3. 2018. showing the reauired buffer around the
trash enclosure is approved.
cp'n.criallbe
4. Provide a revised landscape plan showing a minimum of twenty -feet (20') between the duplex units.
The revised landscape plan shall be reviewed and approved prior to the submittal of a final plat
application or prior to the issuance of a zoning certificate, whichever occurs first.
5. All ground mounted mechanical units, transformers, cable, and phone boxes shall be screened by
landscaping per Eagle City Code.
6. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing
this project, prior to the issuance of a zoning certificate and/or upon receipt of an invoice by the City,
whichever occurs first.
7. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
8. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
9. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
10. No signs are proposed with this application and none are approved.
11. The issuance of a zoning certificate certifying compliance with all site specific conditions of approval
and standard conditions of approval is required prior to the issuance of any building permits.
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12. The flat roof carport elevations. date stamped by the City on April 3. 2018. are approved.
13. The revised color palettes and revised building. carport. and trash enclosure elevations. date stamped
by the City on April 1 2018. are approved.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the
Idaho Transportation Department, including but not limited to approval of the drainage system, curbs,
gutters, streets and sidewalks. A letter of approval from the highway district having jurisdiction shall
be submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources 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
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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
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.
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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
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.
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CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR -07-18) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and the multi -family residential units and common area landscaping is
permitted with the approval of a design review application within the MU -DA -P (Mixed Use with
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 multi -family residential units and
common area landscaping are 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 since the site meets the required parking for thirty-six
(36) units and the drive aisles have been designed in conformance with Eagle City Code 8-4-5;
D. Will not interfere with the visual character, quality, or appearance of the surrounding area and city,
and where possible, enhance the continuity of thematically common architectural features since the
proposed buildings have been designed with quality materials and similar features utilized on other
buildings within the area and will enhance the character of the area;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the proposed
buildings have similar features utilized on other buildings within the development and the building
design is "Craftsman" style which is one of the nine architectural styles within the Eagle
Architecture and Site Design Book;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the proposed buildings are in conformance with the required setbacks and
height restrictions;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since there are sidewalks
throughout the site and the parking lot has been designed with connectivity to the public street;
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 or detract from
desirable architectural features.
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DATED this 26th day of April 2018.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
Robert Gr -.Chairman
ATTEST:
Sharon K. Bergmann, Eagle City Clerk
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