Loading...
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 Page 1 of 18 K \Planning Dern \1 aglc Applications \Dr\2018\DR ,17 18 LnIield Commons drl.docx 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) Page 2 of 18 K:U'lanning Dcpt\Eaglc Applications\Dr\2018\DR-07 181-.nlicld Commons dr[docx 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) Page 3 of 18 K:\I'Iannmg Dept \I aglc Applications\ur\2018\DR-07-I81 nticld Commons drldocx 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) Page 4 of 18 K:Wlammng DeptlLagtc Applications\Dr\2018\DR-07-18 Lnlicld Commons drldocx 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. Page 5 of 18 K: Planning Dept\f aglc Applicauons\DA2018\DR-07-18 Enfield Commons drf.docx 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. Page 6 of 18 K:\Planning Dept\liagle Applications\Dr\2018\DR-07-181 nIeld Commons drl.docx 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. .xyq� S L••.:�:L:•.:S:L:•.:ti:ti:ti:ti:•.:ti:•.:•.:•.:•.:ti:ti:•.:ti:ti:•.:ti:•.:1:1:•.:ti:ti:•.:ti:•.:ti:ti:•.:1:ti:•.:ti:ti:ti:ti:•.:ti:ti:ti:ti .�.W��'r•*-� _.•;'j'• 'f'f'• 'f'f'f'j'• •1'l" '�'f'f'r•• 'f •t •• 'f �: •f•f •: •1.1.:.1.:.f.1 •: •f •r•:.1.1.: •1 .••r•f •: •f•r•.••. ti.ti"•'\"•...•ti,...ti.ti••.•ti,'..•..ti.•..ti.ti....ti.ti.ti.S.•..ti.ti..•.ti.•...•.ti..�.ti.ti..�.ti.ti...•ti•ti•1.1 •L..........ti.ti.1 "'f •' •f •f "'f'f "'f •1 •f'r •' •f •r•"f "•'f'f " 'f'r'r'1'r'f'r"'f'r'' 'r'r'f'r"•1'f"'f •l'f'f •� '1'r"'f "''•"r•� 'f'r'y 'r'•'•+'. f •:. f.r•� •1.r.r. f.� •. '•"•'ti'ti•'••ti•'•'ti•ti•ti•1•'•!�.ti!ti!ti!ti!'.!1!'.!5!S!'.!L!L,••,1lti!ti!1!'.!ti!'.!'.!L!•.!1!1!•.!ti!ti!ti!ti!ti!ti!ti!•.!ti!ti!••!ti!ti!ti!1!•.!ti!ti!•.!ti!•.!ti!ti!'.!1!•.!'.!ti!•..ti!ti!ti 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 Page 7 of 18 K:\Planning Depr.Laglc Applications\Dr\2018\DR-07.18 Enfield Commons drl.docx 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); Page 8 of 18 K:U'lannmg Dept agl. Apphcalions\Dr\2018'DR-07-18 Lni r1d Commons drf.docx 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); Page 9 of 18 K:\Planning Depffagle Applications\Dr\2OIR\DR-07-IR Enfield Commons drLdocx 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. Page 10 of 18 K:\Planning DepAliaglc Applications\Dr\2018\DR-07-18 Lnhrld Commons drf.docx • 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 Page 11 of 18 K:U'lanning DepIUiagle Applications\DAN 18\DR-07-18 Lntield Commons drtdocx 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. Page 12 of 18 K:U'lanning Dcpt\Eagle Applications\Dr\20181DR-07-I8 Enfield Commons drfdocx • 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. Page 13 of 18 K:\I'lannmg Dept,' aLII: Applin ati.,ns\Dr\20181DR-07.18 Enfield Commons drt docx 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 Page 14 of 18 K:\Planning Dcpt\Lark Application81Dd211181DR-117.18 Lnlicld Commons drldocx 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. Page 15 of 18 K:\Planning Ihpt\Eagle Appheattons\Dr\2018\DR-07-18 Enfield Commons drl.docx 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. Page 16 of 18 K:Manning Dept \Eagle Applications\Dr\2018\DR-07-18 [nlicld Commons drfdocx 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. Page 17 of 18 K:\Planning Dept \Eagle Applications\DA2018\DR-07 18 Lntield Commons drf.docx 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 Page 18 of 18 K:\Planning Dept\Eagle Applications\DA2018\DR-07-181 nlield Commons drlldocx