Findings - DR - 2023 - DR-78-22 - Farmstead Subdivision - Common Area Landscaping And Amenities Within Farmstead Subdivision BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR THE COMMON )
AREA LANDSCAPING AND AMENITIES )
WITHIN FARMSTEAD SUBDIVISION FOR )
WH EAGLE 80,LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-78-22
The above-entitled design review application came before the Eagle Design Review Board for their action
on January 26,2023. The Eagle Design Review Board having heard and taken oral and written testimony,
and having duly considered the matter,makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
WH Eagle 80, LLC, represented by Dave Yorgason, is requesting design review approval of the
common area landscaping and amenities within Farmstead Subdivision. The 80.23-acre site is located
on the north side of West Floating Feather Road between North Linder Road and North Park Lane.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on November 16, 2022. Supplemental
information(revised landscape,building elevations)was received on January 17,2023.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on November 17, 2022, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On July 12, 2022, the Eagle City Council approved an annexation, rezone, and preliminary plat
applications for Farmstead Landing Subdivision(A-12-21/RZ-18-21 &PP-19-21).
E. COMPANION APPLICATIONS: None.
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Neighborhood RUT(Rural-Urban Transition Agricultural
Residential with —Ada County designation)
Transition Overlay and R-E(Residential-Estates)
Proposed No Change R-2-DA-P(Residential with a Single-Family Residential
development agreement— Planned Unit Development
PUD)
North of site Neighborhood residential R-2-P(Residential Planned Single Family Residential
with Transition Overlay Unit Development)and R-E (Bella Terra Subdivision
(Residential Estates) No. 2)
South of site Neighborhood RUT(Rural-Urban Transition Single Family Residential
Residential with —Ada County designation)
Transition Overlay and R1 (Residential—Ada
County Designation)
East of site Neighborhood R1 (Residential—Ada County Single Family Residential,
Residential with Designation)and R-E Elementary School,and
Transition Overlay (Residential Estates) Church
West of site Neighborhood R-3-DA-P(Residential with a Single Family Residential
Residential development agreement— (Lanewood Subdivision
PUD) No. 4)
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA,TDA,CEDA,or DSDA.
H. URBAN RENEWAL DISTRICT: No.
I. EXISTING SITE CHARACTERISTICS: The site is currently used for agricultural purposes.
J. SITE DATA:
Total Acreage of Site—80.23 acres
Total Number of Lots— 169
Residential— 140
Commercial—0
Industrial—0
Common—29
Total Number of Units—
Single-family— 140
Duplex—0
Multi-family—0
Total Acreage of Any Out-Parcels—0
K. PARKING ANALYSIS: N/A
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one pool house, one cabana, two gazebos, two mailbox
structures,a pump station,and eleven entry trellis structures throughout the development.
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Height and Number of Stories of Proposed Buildings:
Pool house— 1 structure—26' 1",one story.
Cabana— 1 structure— 16' 7",one story.
Large gazebo— 1 structure—20' 7", one story.
Small gazebo— 1 structure— 15' 1",one story.
Mailbox structures—2 structures— 12' 11",one story.
Pump station— 1 structure—20' 3",one story.
Entry trellis— 11 structures—9' 1 1/8",one story.
Gross Floor Area of Proposed Buildings:
Pool house—800-square feet.
Cabana—300-square feet.
Large gazebo—810-square feet.
Small gazebo—216-square feet.
Mailbox structures— 111-square feet.
Pump station—280-square feet.
Entry trellis—38-square feet.
On and Off-Site Circulation: N/A
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Craftsman
Roof: Architectural Shingles(Black), Standing Seam Metal(Black)
Walls: Horizontal Siding (White Snow), Board and Batt (Dorian Gray), Wood Accents (Charwood
stain)
Windows/Doors: Metal (Black)
Fascia/Trim: Wood(Urbane Bronze)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are no existing trees.
Tree Replacement Calculations: N/A
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: Street trees are proposed within the development along all internal streets and along West
Floating Feather Road,North Park Lane, and North Linder Road.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones:N/A
Parking Lot Landscaping:N/A
O. TRASH ENCLOSURES: N/A
P. MECHANICAL UNITS:
The applicant is proposing to have the pool equipment located within the pool house. No roof mounted
mechanical units or exterior ground mounted mechanical units are proposed and none are approved.
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Q. OUTDOOR LIGHTING:
A site lighting plan showing location of the proposed streetlights and detailed cutsheets showing the
height, style, wattage, illumination type were received. The detailed cutsheets show the streetlight to
be 4000K which exceeds that which is permitted within Eagle City Code Section 8-4-4-2.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application is required to be
reviewed and approved by the City prior to any signs being constructed with this development.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within Veolia Water service area and within the boundaries of the Eagle Sewer District.
T. PUBLIC USES PROPOSED: None.
U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists.
V. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern-none
Evidence of Erosion-no
Fish Habitat-no
Floodplain-no
Mature Trees-no
Riparian Vegetation-no
Steep Slopes-no
Stream/Creek-no
Unique Animal Life-no
Unique Plant Life-no
Unstable Soils-unknown
Wildlife Habitat-no
W. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED): Not
required.
X. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Ada County Highway District
Eagle Fire Department
Eagle Park,Pathway, and Recreation
Eagle Sewer District
Idaho Transportation Department
Y. LETTERS FROM THE PUBLIC: None received to date.
Z. EAGLE CITY CODE 8-2A-13(B)(1)&(2): Required Findings for Design Review:
1. City Findings: The City shall make findings which address the following:
a. The ordinance and standards used in evaluating the application;
b. The reasons for the approval or denial;
c. The actions,if any,that the applicant could take to obtain approval.
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2. General Standards For Design Review: The Zoning Administrator,Design Review Board,or City
Council, whichever is applicable, shall review the particular facts and circumstances of each
proposed design review in terms of the following standards and shall find adequate evidence
showing that such design review at the proposed location:
a. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan
and is in accordance with the regulations of this Code;
b. Is of a scale,intensity,and character that is in harmony with existing conforming and planned
development in the vicinity of the site;
c. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district;
d. Will not interfere with the visual character,quality,or appearance of the surrounding area and
the City, and where possible, enhance the continuity of thematically common architectural
features;
e. Will have facades, features, and other physical improvements that are designed as a whole,
when viewed alone as well as in relationship to surrounding buildings and settings;
f. Will not obstruct views and vistas as they pertain to the urban environment and in relation to
artistic considerations;
g. Will provide safe and convenient access to the property for both vehicles and pedestrians
through patterned traffic circulation and connectivity to abutting development;
h. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly
and walkable environment in balance with protecting a viable commercial center in the area;
and
i. Will have signs,if proposed,that are harmonious with the architectural design of the building
and the adjacent buildings,and will not cover or detract from desirable architectural features.
THE DESIGN REVIEW BOARD RECEIVED AND REVIEWED THE FOLLOWING STAFF
ANALYSIS PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT
AS PART OF THE DESIGN REVIEW BOARD'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
Neighborhood Residential
Suitable for single family residential.Densities range from 2 units per acre to 4 units per acre.
Residential Transitional Overlay
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.
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CHAPTER 6: LAND USE
6.4.3 General Land Use Implementation Strategies
X. Require design treatments to provide compatibility of new development with existing
development by considering such issues as transitional lot sizing, building orientation,
increased setbacks, height limitations, size restrictions, design requirements, fencing,
landscaping or other methods as determined through the development review process.
B. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
3.6 Owner shall submit a design review application showing at a minimum: 1)proposed development
signage, 2) planting details within the proposed and required landscape islands and all common
areas throughout the development,3)elevation plans for all proposed common area structures and
irrigation pump house(if proposed),4)landscape screening details of the irrigation pump house(if
proposed), 5) useable amenities such as picnic tables, covered shelters, benches, playground
equipment,gazebos,and/or similar amenities,6)all proposed fencing throughout the development,
and 7) street lights. The design review application shall be reviewed and approved by the Eagle
Design Review Board and City Council prior to the submittal of a final plat application.
C. PRELIMINARY PLAT PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
4. The developer shall provide shade-class trees(landscape plan to be reviewed and approved by the
Design Review Board)along both sides of all streets within this development. Trees shall be
placed at the front of each lot generally at each side property line,or as approved by the Design
Review Board. The trees shall be located within an 8-foot wide landscape strip between the 5-
foot wide concrete sidewalk and the curb.Any and all drainage swales and/or seepage beds shall
be placed so as to not interfere with the required placement of street trees.Prior to the City Clerk
signing the final plat the applicant shall either install the required trees,sod,and irrigation or
provide the City with a letter of credit for 150%of the cost of the installation of all landscape and
irrigation improvements.Trees shall be installed prior to obtaining any occupancy permits for the
homes. A temporary occupancy may be issued if weather does not permit landscaping.Partial
reduction of the surety may be permitted for any portion of the development that is completed,
including street trees that have been installed.On-going surety for street trees for all undeveloped
portions of the development will be required through project completion.
5. Any fencing located adjacent to common area open spaces and on the street side of all corner lots
shall be an open fencing style such as wrought iron or other similar decorative style,durable
fencing material. Specific buffer area fences and decorative walls may be allowed as otherwise
required in ECC Section 8-2A-7(J).
17. The applicant shall submit a revised landscape plan showing either an increase in the height of the
berm to 10 feet along Linder Road or the inclusion of a 3 foot tall decorative block wall,cultured
stone,decorative rock,or similarly designed concrete wall on the top of the berm to achieve the
required 10 foot minimum height of a buffer along a major arterial prior to submittal of a design
review application.
18. All fencing materials shall be in compliance with City Code and be reviewed and approved by the
Design Review Board prior to submittal of a final plat application.
19. The applicant shall revise the landscape plan to include a 10 foot wide detached sidewalk along
Linder Road and Floating Feather Road in accordance with ACHD's site specific conditions of
approval.
20. The applicant shall participate in the City's Conservation Education Program and include
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language in their CC&Rs addressing how the funds will be collected at time of final plat
application.
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(A)(5)
Utilities:Utility service systems shall not detract from building or site design.Cable,electrical,and
telephone service systems shall be installed underground.
• Eagle City Code Section 8-2A-6(B)(2)(e)
Metal; standing seam,batten seam(concealed fasteners required);
Metal,standing seam/batten seam is prohibited on mansard roof sections facing a road.
• Eagle City Code Section 8-2A-6(B)(3)Fences:
a. Block(with columns),which may include brick,rock, stone or similar veneer;
b. Brick(with columns);
c. Wrought iron;
d. Decorative wood and vinyl fencing may be permitted if the city determines that the style of
fence proposed is complementary to the building architecture and overall site design;
e. Dog ear cedar, fir, chain link, barbwire, razor wire, and similar high maintenance and/or
unsightly fencing is prohibited. However,powder coated chain link fencing may be permitted
for use on school sites.
• Eagle City Code Section 8-2A-7(J)(4)
Major Roadways: New residential developments, including, but not limited to, subdivisions and
multi-family developments, shall be buffered from streets classified as collectors, arterials,
freeways, or expressways, to protect residential communities from noisy, potentially dangerous,
high speed roads.The"buffer area"shall be defined as a common lot located between the residential
lots within the subdivision and the right of way line of the adjacent roadway.This buffer is required
as part of the common area open space owned and maintained by a homeowners'association. Any
landscaping proposed to be within the public right of way shall not be included as a part of the
buffer area required below. The height for berming/fencing, as noted below, shall be measured
from the elevation of the final grade of the adjacent roadway(measured at the centerline)to the top
of the proposed berming/fencing. The required buffer area width, plantings, and fencing are as
follows:
a. Any road designated as a collector on the master street map typologies map in the Eagle
comprehensive plan:
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A minimum of thirty five feet (35') wide buffer area (not including right of way) shall be
provided with the following plants per one hundred(100) linear feet of right of way: four(4)
shade trees,five(5)evergreen trees,and twenty four(24)shrubs.Each required shade tree may
be substituted with two (2) flowering/ornamental trees, provided that not more than fifty
percent(50%)of the shade trees are substituted.
A minimum five foot (5') high, maximum eight foot (8') high, berm, decorative block wall,
cultured stone, decorative rock, or similarly designed concrete wall, or combination thereof
shall be provided within the buffer area. The maximum slope for any berm shall be three feet
(3') horizontal distance to one foot (1') vertical distance. If a decorative block wall, cultured
stone, decorative rock, or similarly designed concrete wall is to be provided in combination
with the berm, a four foot (4') wide flat area shall be provided for the placement of the
decorative wall.Chainlink,cedar,and similar high maintenance and/or unsightly fencing shall
not be permitted.
b. Any road designated as a minor arterial on the master street map typologies map in the Eagle
comprehensive plan:
A minimum of fifty feet(50')wide buffer area(not including right of way) shall be provided
with the following plants per one hundred(100)linear feet of right of way:five(5)shade trees,
eight (8) evergreen trees, three (3) flowering/ornamental trees, and twenty four (24) shrubs.
Each required shade tree may be substituted with two(2)flowering/ornamental trees,provided
that not more than fifty percent(50%)of the shade trees are substituted.
A minimum five foot (5') high, maximum eight foot (8') high, berm, decorative block wall,
cultured stone, decorative rock, or similarly designed concrete wall, or combination thereof
shall be provided within the buffer area. The maximum slope for any berm shall be three feet
(3') horizontal distance to one foot (1') vertical distance. If a decorative block wall, cultured
stone, decorative rock, or similarly designed concrete wall is to be provided, in combination
with the berm, a four foot (4') wide flat area shall be provided for the placement of the
decorative wall.Chainlink,cedar,and similar high maintenance and/or unsightly fencing shall
not be permitted.
c. Any road designated as a principal arterial on the master street map typologies map in the Eagle
comprehensive plan:
A minimum of seventy five feet (75') wide buffer area (not including right of way) shall be
provided with the following plants per one hundred(100) linear feet of right of way: six (6)
shade trees,ten(10)evergreen trees,four(4)flowering/ornamental trees,and twenty four(24)
shrubs. Each required shade tree may be substituted with two(2)flowering/ornamental trees,
provided that not more than fifty percent(50%)of the shade trees are substituted.
A minimum ten foot(10')high,maximum twelve foot(12')high,berm,decorative block wall,
cultured stone, decorative rock, or similarly designed concrete wall, or combination thereof
shall be provided within the buffer area. The maximum slope for any berm shall be three feet
(3') horizontal distance to one foot (1') vertical distance. If a decorative block wall, cultured
stone, decorative rock, or similarly designed concrete wall is to be provided, in combination
with the berm, a four foot (4') wide flat area shall be provided for the placement of the
decorative wall.Chainlink,cedar,and similar high maintenance and/or unsightly fencing shall
not be permitted.
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• Eagle City Code Section 8-2A-7(M)(1 &3)
1. Except as may otherwise be required within the DDA,TDA,CEDA,and DSDA sidewalks shall
be separated from the curb along all streets.An eight foot(8')wide minimum parkway planter
strip planted with shade class(class II)trees shall be required between the sidewalk and street
to provide a canopy effect over streets.
3. Within residential developments one shade class(class II)tree selected from the approved tree
list in subsection Q of this section shall be located on both sides of all streets within the eight
foot(8')wide landscape strip between the sidewalk and the curb. Trees shall be planted at the
front of each lot generally located on each side lot line corner with the distance between trees
to be a minimum of thirty five feet(35')and a maximum of eighty feet(80')of street frontage.
• 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. SUBDIVISION PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 9-3-10: Fences:
Any fencing located adjacent to common area open spaces and on the street side of all corner lots
shall be an open fencing style such as wrought iron or other similar decorative style,durable
fencing material,unless the fence is located on the property line between the required roadway
buffer area and the residential lot,in which case the fence may be a solid wood picture frame or
premium vinyl picture frame fence as identified in the EASD book.If the buffer area is designed
so that the fence is visible from the adjacent roadway,then the fence shall include decorative
columns spaced a maximum of sixty feet(60')apart. Specific buffer area fences and decorative
walls may be allowed as otherwise required in subsection 8-2A-7J of this code. Chain link,cedar,
and similar high maintenance and/or unsightly fencing shall not be permitted within the above
designated areas.A section within the subdivision CC&Rs shall be created for the regulation of
fences to this effect.
F. DISCUSSION:
• The applicant is requesting design review approval for the common area landscaping within
Farmstead Subdivision,a 169-lot(140-buildable,29-common)residential subdivision. Street trees
are proposed along the lot frontages and along North Linder Road, West Floating Feather Road,
and North Park Lane. Several structures are proposed within the development, including pool
house, cabana, large and small gazebos, two mailbox structures, pump station, and entry trellis'.
The applicant's justification letter describes the architectural style of the buildings and structures
as Craftsman with a modern style. Horizontal siding, decorative wood trusses, exposed wood
rafters, wood knee-braces, heavy timber wood columns are just a few of the materials that are
proposed in the construction of all the structures proposed within the development.
The proposed buildings should be designed to be harmonious with buildings in the surrounding
vicinity. Pursuant to Eagle City Code 8-2A-13(B)(2)(d)&(e), the proposed buildings should be
designed to 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, and 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. Staff
defers comment of the proposed buildings regarding the harmonious nature and relationship of the
building to the surrounding vicinity to the Design Review Board.
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• There are overhead utilities located along the frontage of this development along West Floating
Feather Road that extend from North Park Lane to the west approximately 1,260-feet and along
North Linder Road. Pursuant to Eagle City Code Section 8-2A-6(A)(5), all cable, electrical, and
telephone service systems are to be installed underground. The applicant should be required to
provide a revised site and landscape plan showing all overhead cable, electrical, and telephone
service systems to be installed underground. The revised plans should note that all utility poles
located on this site, including but not limited to utilities along West Floating Feather and North
Linder Road, should be removed. The revised site and landscape plans should be reviewed and
approved by staff prior to the submittal of a final plat application.
• Several of the proposed structures within the development are shown to have a metal standing seam
roof. Pursuant to Eagle City Code Section 8-2A-6(B)(2)(e), metal roofs, standing seam, batten
seam are required to have concealed fasteners. The applicant should be required to provide revised
building elevations of all structures showing the metal roof to have concealed fasteners. The
revised building elevations should be reviewed and approved by staff prior to the submittal of a
final plat application.
• North Linder Road is classified as a principle arterial road as specified on the 2040 Functional
Street Classification System map. Sheets L0.002,L2.101,L2.102,and L2.103(all landscape plans
for the Perimeter Package), show a portion of the 10-foot wide pathway and all the street trees
along North Linder Road to be located within the public right of way. The height of the berm is
shown to be measured from the pathway. Pursuant to Eagle City Code Section 8-2A-7(J)(4)&(c),
the berm height shall be measured from the centerline of the adjacent roadway and a minimum 75-
foot wide buffer is required along a principal arterial. Within that 75-foot wide buffer,the required
berm,plantings, sidewalk/pathway, and street trees should be provided. The applicant should be
required to provide a revised landscape plan showing the height of the berm measured from the
centerline of North Linder Road and a minimum 75-foot wide buffer along North Linder Road
showing the required berm, plantings,pathway, and street trees are provided within the required
buffer. The revised landscape plan should be reviewed and approved by staff and one member of
the Design Review Board prior to the submittal of a final plat application.
• West Floating Feather Road is classified as a minor arterial road as specified on the 2040 Functional
Street Classification System map. Sheets L0.002, L2.103 — L2.109 (all landscape plans for the
Perimeter Package),show all the street trees along West Floating Feather Road to be located within
the public right of way. The height of the berm is shown to be measured from the sidewalk.
Pursuant to Eagle City Code Section 8-2A-7(J) &(b), the berm height shall be measure from the
centerline of the adjacent roadway and a minimum 50-foot wide buffer is required along a minor
arterial. Within the 50-foot wide buffer, the required berm, plantings, sidewalk, and street trees
should be provided. The applicant should be required to provide a revised landscape plan showing
the height of the berm measured from the centerline of West Floating Feather Road and a minimum
50-foot wide buffer along West Floating Feather Road showing the required berm, plantings,
sidewalk, and street trees are provided within the required buffer. The revised landscape plan
should be reviewed and approved by staff and one member of the Design Review Board prior to
the submittal of a final plat application.
• North Park Lane is classified as a collector road as specified on the 2040 Functional Street
Classification System map. Sheet L0.002 - Sections (landscape plan for the Perimeter Package)
shows the height of the berm along North Park Lane to be measured from the sidewalk and to be
2-feet in height. Pursuant to Eagle City Code Section 8-2A-7(J)(4), the berm height shall be
measure from the centerline of the adjacent roadway and is required to be a 5-feet to 8-feet high
berm,decorative block wall,cultured stone,decorative rock or similarly designed concrete wall,or
combination thereof and provided within the buffer area. The applicant should be required to
provide a revised landscape plan L0.002 — Sections (landscape plan for the Perimeter Package)
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showing the height of the buffer along North Park Lane to be a minimum of 5-feet high berm,
decorative block wall, cultured stone, decorative rock or similarly designed concrete wall, or
combination thereof and provided within the buffer area and measured from the centerline of the
adjacent roadway. The revised landscape plan should be reviewed and approved by staff and one
member of the Design Review Board prior to the submittal of a final plat application.
• Sheet L0.002—Overall Fencing (landscape plan for Interior Package) shows a 5-foot high solid
vinyl fence to be located on the west property line of common lot(buffer area) along North Park
Lane. Eagle City Code Section 9-3-10 states, if the buffer area is designed so that the fence is
visible from the adjacent roadway, then the fence shall include decorative columns spaced a
maximum of sixty feet(60')apart.Specific buffer area fences and decorative walls may be allowed
as otherwise required in subsection 8-2A-7J of this code. The applicant should be required to
provide a revised landscape plan L0.002—Overall Fencing(landscape plan for Interior Package)
showing the vinyl fence located on the property line of the buffer area along North Park Lane with
decorative columns spaced a maximum of 60-feet apart. Details of the decorative columns showing
size, height, materials, colors, etc. should be provided. The revised landscape plans and column
details should be reviewed and approved by staff and one member of the Design Review Board
prior to the submittal of a fmal plat application.
• The applicant is proposing a decorative LED streetlight fixture to be used within the development.
The cutsheets provided for the streetlights show the LED to be 4000K. Pursuant to Eagle City
Code Section 8-4-4-2(A)(6),3000K maximum LED lights shall be the only type of site and building
lighting permitted. The applicant should be required to provide revised cutsheets showing the
streetlights do not exceed 3000K. The revised streetlight cutsheets should be reviewed and
approved by staff prior to the submittal of a final plat application.
• Sheet L0.002—Overall Fencing(landscape plan for Interior Package)shows the proposed fencing
within the development, however, no fencing has been shown along the rear property lines of the
residential lots that are adjacent to any of the pond areas. Pursuant to Eagle City Code Section 9-
3-10, any fence located adjacent to common area open spaces and on the streetside of all corner
lots shall be an open fencing style such as wrought iron or other similar decorative style, durable
fencing material. The applicant should be required to provide a revised landscape plan showing
any potential fencing to be located along the rear property lines of any of the residential lots located
adjacent to any of the ponds within the development. The revised landscape plan should be
reviewed and approved by staff prior to the submittal of a final plat application.
• The applicant is proposing two sports courts within the development with a 6-foot tall chain link
fence to be located around them. Pursuant to Eagle City Code Section 8-2A-6(B)(3)(e), dog ear
cedar,fir,chain link, barbwire,razor wire,and similar high maintenance and/or unsightly fencing
is prohibited.However,powder coated chain link fencing may be permitted for use on school sites.
Pursuant to past action by the Eagle Design Review Board and City Council,powder coated chain
link fencing has been permitted to be used around sports courts. Staff defers comment regarding
the use of powder coated chain link fencing around the sports courts to the Design Review Board.
• Sheet L2.107 — Landscape Plan (landscape plan for Interior Package) indicates a 60-inch high
tubular steel fence with curb is to be installed around the perimeter of the pool and pool house. A
detail of the 60-inch fence with curb has not been provided. The applicant should be required to
provide a revised landscape plan showing the details of the 60-inch fence with curb that is proposed
around the pool and pool house area. The revised landscape plan and fence detail should be
reviewed and approved by staff and one member of the Design Review Board prior to the submittal
of a final plat application.
• The landscape plans show at least six drainage ponds throughout the development that will be used
to treat stormwater runoff. Pursuant to past action by the Eagle Design Review Board and the City
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Council,storm drain ponds with sand windows in the bottom of them have not been approved. The
applicant should be required to provide detailed landscape plans showing how the six storm drain
ponds are to be constructed without sand windows in the bottom of the ponds. The detailed
landscape plans should be reviewed and approved by staff and one member of the Design Review
Board prior to the submittal of a final plat application.
• The landscape plans show a sidewalk or pathway along the perimeter of the development (along
North Linder Road, West Floating Feather Road, and North Park Lane). The applicant should be
required to provide a revised landscape plan showing how the sidewalk/pathway connect to the
developments to the north of this development along North Linder Road and North Park Lane and
should provide a sidewalk connection to the intersection of North Linder Road and West Floating
Feather Road and the intersection of North Park Lane and West Floating Feather Road. The revised
landscape plan should be reviewed and approved by staff prior to the submittal of a final plat
application.
The applicant should work with the development to the north, Bellaterra Subdivision, to remove
the temporary asphalt pathway that provides connectivity from the sidewalk along the frontage of
Bellaterra Subdivision to the edge of pavement of North Linder Road. The temporary asphalt
pathway should be removed prior to the City Clerk signing the final plat.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date,if the requested design review application is approved,
staff recommends the site specific conditions of approval and standard conditions of approval provided
within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on January 26,2023,
at which time the Board made their decision.
BOARD DELIBERATION:
Upon completion of the applicant's and staff's presentations,the Board discussed during deliberation that:
• The Board is in favor of the applicant removing the overhead power along West Floating Feather Road
but leaving the distribution lines on North Linder Road as modified in site specific condition no.2.
• The Board is in favor of the fencing as presented and with the modification stated herein.
• The Board is in favor of the building architecture as presented.
BOARD DECISION:
The Board voted 5 to 0 (Greer recused; Grubb absent) to recommend approval of DR-78-22 for a design
review application for the common area landscaping and amenities within Farmstead Subdivision,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 A-12-21/RZ-18-21 &PP-19-21.
2. Provide a revised site and landscape plan showing all overhead cable, electrical,and telephone service
systems to be installed underground. The revised plans shall note that all utility poles located on this
site,including but not limited to utilities along West Floating Feather and North Park Lane Nort
Read,shall be removed. The revised site and landscape plans shall be reviewed and approved by staff
prior to the submittal of a final plat application.
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3. Provide revised building elevations of all structures showing the metal roof to have concealed fasteners.
The revised building elevations shall be reviewed and approved by staff prior to the submittal of a final
plat application.
4. Provide a revised landscape plan showing the height of the berm measured from the centerline of North
Linder Road and a minimum 75-foot wide buffer along North Linder Road showing the required berm,
plantings,pathway,and street trees are provided within the required buffer. The revised landscape plan
shall be reviewed and approved by staff and one member of the Design Review Board prior to the
submittal of a final plat application.
5. Provide a revised landscape plan showing the height of the berm measured from the centerline of West
Floating Feather Road and a minimum 50-foot wide buffer along West Floating Feather Road showing
the required berm, plantings, sidewalk, and street trees are provided within the required buffer. The
revised landscape plan shall be reviewed and approved by staff and one member of the Design Review
Board prior to the submittal of a final plat application.
6. Provide a revised landscape plan L0.002—Sections(landscape plan for the Perimeter Package)showing
the height of the buffer along North Park Lane to be a minimum of 5-feet high berm,decorative block
wall, cultured stone, decorative rock or similarly designed concrete wall, or combination thereof and
provided within the buffer area and measured from the centerline of the adjacent roadway. The revised
landscape plan shall be reviewed and approved by staff and one member of the Design Review Board
prior to the submittal of a final plat application.
7. Provide a revised landscape plan L0.002 — Overall Fencing (landscape plan for Interior Package)
showing an open style the-vinyl fence located on the property line of the buffer area along North Park
Lane . Details of the open style fence
decorative columns showing size, height, materials, colors, etc. shall be provided. The revised
landscape plans and open style fence eeltunn details shall be reviewed and approved by staff and one
member of the Design Review Board prior to the submittal of a final plat application.
8. Provide a revised landscape plan showing any potential fencing to be located along the rear property
lines of any of the residential lots located adjacent to any of the ponds within the development. The
revised landscape plan shall be reviewed and approved by staff prior to the submittal of a final plat
application.
9. Provide a revised landscape plan showing the details of the 60-inch fence with-etwb that is proposed
around the pool and pool house area. The revised landscape plan and fence detail shall be reviewed
and approved by staff and one member of the Design Review Board prior to the submittal of a final
plat application.
10. Provide detailed landscape plans showing how the six storm drain ponds are to be constructed without
sand windows in the bottom of the ponds. The detailed landscape plans shall be reviewed and approved
by staff and one member of the Design Review Board prior to the submittal of a final plat application.
11. Provide a revised landscape plan showing how the sidewalk/pathway connect to the developments to
the north of this development along North Linder Road and North Park Lane and shall provide a
sidewalk connection to the intersection of North Linder Road and West Floating Feather Road and the
intersection of North Park Lane and West Floating Feather Road. The revised landscape plan shall be
reviewed and approved by staff prior to the submittal of a final plat application.
12. The applicant shall work with the development to the north, Bellaterra Subdivision, to remove the
temporary asphalt pathway that provides connectivity from the sidewalk along the frontage of
Bellaterra Subdivision to the edge of pavement of North Linder Road. The temporary asphalt pathway
shall be removed prior to the City Clerk signing the final plat.
13. Any existing mailboxes located along the frontage of this development shall be removed and relocated
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to the opposite side of the street in front of the homes the mailbox services. The mailboxes shall be
removed prior to the City Clerk signing the final plat.
14. All ground mounted transformers,cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
15. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
16. No ground mounted mechanical units are proposed with this application and none are approved.
17. Paint all electrical meters,phone boxes,etc.located on the building to match the color of the building.
18. No signs are proposed with this application and none are approved.
19. Provide a revised landscape plan showing the fencing around the sports courts within the common
area to be powdered or vinyl coated chainlink fencing. Provide details of the color of the powder or
vinyl coated fencing.The revised landscape plans and fence details shall be reviewed and approved
by staff and two members of the Design Review Board prior to the submittal of a final plat
application.
20. Provide revised cutsheets showing the streetlights do not exceed 3000K. The revised streetlight
cutsheets shall be reviewed and approved by staff prior to the submittal of a final plat application.
21. Provide a revised landscape plan showing the landscape buffer along North Linder Road,West Floating
Feather Road, and North Park Lane to within nine feet(9') of the edge of pavement along the entire
frontage of this site and provide gravel within the nine feet (9') as approved by ACHD. The revised
landscape plan shall be reviewed and approved by staff prior to the submittal of a fmal plat application.
The gravel shoulder area shall be maintained and kept free of weeds and debris.
22. Provide revised detailed plans of the open style fencing showing the style to be a flat top without finials
and the height of the fence to be 5-feet. The revised detailed plans shall be reviewed and approved by
staff prior to the submittal of a final plat application.
23. Provide a revised fence plan showing open style fencing to be located along both sides of the main
entrances to the development(i.e.:North Weldon Avenue and West Montero Drive). The style of fence
to be located along the two main entrances shall be provided. The revised fence plan and fence detail
shall be reviewed and approved by staff prior to the submittal of a final plat application.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the
Idaho Transportation Department,including but not limited to approval of the drainage system,curbs,
gutters,streets and sidewalks. A letter of approval from the highway district having jurisdiction shall
be submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health&Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy,whichever occurs first.
3. All permits from Central District Health,Eagle Sewer District&Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy,whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy,whichever occurs first.
5. Unless septic tanks are permitted,wet line sewers will be required and the applicant will be required
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to furnish the City Engineer with a letter from the sewer entity serving the property,accepting the
project for service,prior to issuance of any building permits or Certificate of Occupancy,whichever
occurs first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage;or submit a letter from a registered professional engineer certifying
that all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first. A copy of the construction drawing(s)shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site.Drainage system plans
shall be submitted to the City Engineer for review and approval prior to issuance of any building
permits or Certificate of Occupancy,whichever occurs first.
The plans shall show how swales,or drain piping,will be developed in the drainage easements. The
approved drainage system shall be constructed,or a performance bond shall be submitted to the City
Clerk,prior to issuance of any building permits or Certificate of Occupancy,whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb,or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District.
Construction of the storm drain disposal system shall be complete before an occupancy permit is
issued.
8. No ditch,pipe or other structure or canal,for irrigation water or irrigation waste water owned by an
organized irrigation district,canal company,ditch association,or other irrigation entity,shall be
obstructed,routed,covered or changed in any way unless such obstruction,rerouting,covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that
any ditch rerouting,piping,covering or otherwise changing the existing irrigation or waste ditch(1)
has been made in such a manner that the flow of water will not be impeded or increased beyond
carrying capacity of the downstream ditch;(2)will not otherwise injure any person or persons using
or interested in such ditch or their property;and(3)satisfied the Idaho Standards for Public Works
Construction. A copy of such written approval and certification shall be filed with the construction
drawing and submitted to the City prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
9. Encroachments including,but not limited to,landscaping,fencing,lighting,and/or pathways shall not
be located within any easement or right-of-way for any ditch,pipe or other structure,or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district,canal company,ditch association,or other irrigation entity associated with such
ditch,pipe or other structure,or canal. The applicant shall submit a copy of the written approval from
the irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location,height and wattage to the City
Engineer(if applicable)prior to issuance of any building permits or Certificate of Occupancy,
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.
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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.
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12. The parking area shall be paved and shall be maintained in good condition without holes and free of
all dust,trash,weeds and other debris.
13. One set of building plans,for any non single-family residential use,shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted
to the City prior to issuance of any building permits or Certificate of Occupancy,whichever occurs
first. The letter shall include the following comments and minimum requirements,and any other
items of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet,and 1,500
gallons per minute for non-residential uses(i.e.;Commercial,Industrial,Schools,etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
14. Any recreation area,greenbelt area or pathway area along the Boise River,Dry Creek or any other
area designated by the City Council or Eagle City Park and Pathway Development Committee for a
path or walkway shall be approved in writing by the Eagle City Park and Pathway Development
Committee prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
15. Conservation,recreation and river access easements(if applicable)shall be approved by the Eagle
City Park and Pathway Development Committee and shall be shown on the final plat prior to issuance
of a building permit or Certificate of Occupancy,whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code,pertaining to floodplain and
river protection regulations(if applicable)prior to issuance of a building permit or Certificate of
Occupancy,whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise
River Flood Plain(if applicable)from the Corps.of Engineers prior to issuance of a building permit
or Certificate of Occupancy,whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways(if applicable)from the Corps. of Engineers and the Idaho Department of Water
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.
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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. Use,or each use for multi-use/multi-tenant projects,shall be as defined within Eagle City Code 8-2-3,
"Schedule of District Use Regulations",and any use and subsequent change by the applicant in the
planned use of the property which is the subject of this application,shall require the applicant to
submit a Zoning Permit application to the City and comply with all rules,regulations,ordinances,
plans,or other regulatory and legal restrictions in force at the time the applicant or its successors in
interest advises the City of Eagle of its intent to changes the planned use of the subject property
unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in
effect at the time the change in use is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date,as stipulated in Eagle City
Code(one year from approval date).
26. All ground-mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping(top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights,claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-78-22) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and subdivision landscaping is permitted with the approval of a design review
application within the R-2-DA-P (Residential with a development agreement - PUD) zoning
district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed common area landscaping and buildings
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—Not applicable for a landscape plan;
D. Will not interfere with the visual character,quality,or appearance of the surrounding area and city,
and where possible,enhance the continuity of thematically common architectural features;
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E. Will have facades,features, and other physical improvements that are designed as a whole,when
viewed alone as well as in relationship to surrounding buildings and settings—Not applicable for
a landscape plan;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development — Not applicable for a
landscape plan;
H. Is in the interest of public health, safety,and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable residential center in the area;and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the subdivision, and will not cover nor detract from
desirable architectural features.
DATED this 9th day of February 2023.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County,Idaho
Robert Grubb, Chairman
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