Findings - DR - 2024 - DR-2024-14 - Torrente Secco - The Common Area Landscaping Within Torrente Secco Subdivsion (Phases 1-5) BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW FOR THE COMMON AREA )
LANDSCAPING WITHIN TORRENTE SECCO )
SUBDIVISION(PHASES 1-5)FOR THOMAS )
COLEMAN )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2024-14
The above-entitled design review application came before the Eagle Design Review Board for their action
on May 9,2024. 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:
Thomas Coleman,represented by Brian Garrett with Brian Garrett Architecture and Design, PLLC, is
requesting design review approval for the common area landscaping within Torrente Secco Subdivision
(Phases 1-5). The 88.32-acre site is located at the southeast corner of West Beacon Light Road and
North Palmer Lane between West Beacon Light Road and West Floating Feather Road at 6397 West
Beacon Light Road and 6868 West Floating Feather Road.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on March 20,2024.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on March 26, 2024, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On September 11,2007,the City Council approved an annexation and rezone from RUT(Rural-Urban
Transition—Ada County designation)to MU-DA(Mixed Use with a development agreement),R-2-DA
(Residential with a development agreement) (not a part of this site), and R- 4-DA(Residential with a
development agreement)for Hormaechea LTD Partnership(A-08-07/RZ-10-07).
On December 13,2007,the executed development agreement associated with the rezone was recorded
(Ada County instrument#107164794).
On October 8, 2019, the City Council denied a development agreement modification, conditional use
permit,preliminary development plan, and preliminary plat associated with the subject site(RZ-10-07
MOD,CU-01-19,PPUD-01-19,and PP-01-19).
On May 9, 2023, the City Council approved a conditional use permit,preliminary development plan,
and preliminary plat for Torrente Secco Subdivision,a 659-lot(613-residential[391-single family,222-
single-family attached], 6-commercial, 39 common, and 1-elementary school site)mixed use planned
unit development(CU-01-21/PPUD-01-21/PP-02-21).
E. COMPANION APPLICATIONS: DR-2024-15 (sign application).
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Village and Community MU-DA(Mixed Use with a Vacant property and
Center,Compact development agreement),R- Agriculture
Residential, and 2-DA(Residential with a
Neighborhood development agreement) and
Residential R-4-DA(Residential with a
development agreement)
Proposed No Change No Change Residential and
Commercial Planned Unit
Development
North of site Village and Community RUT(Rural-Urban Transition Agriculture and Single-
Center, Compact —Ada County designation), Family Residences
Residential, and Large R1 (Estate Residential—Ada
Lot Residential County designation),and R-E-
DA(Residential-Estates with
a development agreement)
South of site Neighborhood R-2-DA-P(Residential with a Proposed Legacy
Residential development agreement— Development
PUD)
East of site Neighborhood R-2-DA-P(Residential with a Tannebaum Subdivision
Residential development agreement— and Proposed Stags
PUD) Crossing Subdivision
West of site Village and Community RUT(Rural-Urban Transition Vacant property,
Center, Compact —Ada County designation), Agriculture,and Proposed
Residential, and MU-DA(Mixed Use with a Millstone Farm
Neighborhood development agreement,R-4- Subdivision and
Residential DA(Residential with a Snoqualmie Basin
development agreement)and Subdivision
R-2-DA-P(Residential with
a development agreement—
PUD)
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 undeveloped and was previously used for agricultural purposes.
J. SITE DATA:
Total Acreage of Site—276.75-acres
Total Number of Lots—659
Residential—613
Commercial—6
Industrial—0
Common—39
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Total Number of Units—613
Single-family—391
Single-family attached—222
Two-family—0
Multi-family—0
Total Acreage of Any Out-Parcels—0
Additional Site Data Proposed Required
Dwelling Units Per Gross Acre 2.33-dwelling units/acre(not 4.9-dwelling units/acre
inclusive of the commercial (pursuant to the executed
area) development agreement)
Minimum Lot Size 3,967 square feet(MU) 5,000 square feet(MU)
4,037 square feet(R-4) 8,000 square feet(R-4)
4,113 square feet(R-2) 17,000 square feet(R-2)
Except that a decrease of
minimum lot size in a
subdivision may be
allowed if there is an
offsetting increase of the
same percentage in open
space and a planned unit
development is applied
for and approved)—
pursuant to ECC Section
8-6-6-5(A). The offsetting
increase of the required
percentage in open space
has been provided.
Minimum Lot Width 35-feet(MU) 50-feet(minimum)(MU)
35-feet(R-4) 70-feet(minimum)(R-4)
35-feet(R-2) 75-feet(minimum)(R-2)
Minimum Street Frontage 33-feet 35-feet
Total Acreage of Common Area 78.92-Acres(inclusive of 52.68-acres(minimum)
Open Space* planter strips)
K. PARKING ANALYSIS: N/A
L. GENERAL SITE DESIGN FEATURES:
Landscape Screening:
The applicant is proposing 50-foot wide landscaped buffers along West Beacon Light Road, West
Floating Feather Road, and a 35-foot wide landscaped buffer along each side of North Palmer Lane
adjacent to the development. The proposed widths of the landscaped buffer areas are in conformance
with Eagle City Code Section 8-2A-7(J)(4).
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Common Area Open Space:
A total of 78.92-acres (approximately 29.9%) of open space is proposed within the subdivision.
Approximately 53.19-acres(23%)of the proposed open space is considered to be"Open Space,Active"
as defined by Eagle City Code Section 9-1-6. The common area open space consists of a large central
common area(24.77-acres)which serves as a gathering place with a clubhouse,swimming pool facility,
parking area, playground equipment, pickleball courts, covered barbeques and picnic areas, sand
volleyball, pond, and interconnected linear open spaces with an extensive pathway network. Pocket
parks are proposed in the northern and southern portions of the project which include playground
equipment,paths, splash pad, and other active amenities.
Storm Drainage and Flood Control:
Specific drainage system plans are to be submitted to the City Engineer for review and approval prior
to the City Engineer signing the final plat. The plans are to show how swales, or drain piping,will be
developed in the drainage easements. Also, the CC&Rs are to contain clauses to be reviewed and
approved by the City Engineer and City Attorney, requiring that lots be so graded that all runoff runs
either over the curb,or to the drainage easement,and that no runoff shall cross any lot line onto another
lot except within a drainage easement.
Utility and Drainage Easements,and Underground Utilities:
Eagle City Code section 9-3-6 requires utility and drainage easements to be not less than 10-feet-
wide.
Fire Hydrants and Water Mains:
Hydrants are to be located and installed as required by the Eagle Fire District.
On-site Septic System:
There are two (2) existing septic systems which served two (2) dwellings previously located on the
property. The septic systems will need to be abandoned during construction of the subdivision.
Preservation of Existing Natural Features:
The site contains trees adjacent to the irrigation canal located in proximity to the eastern
boundary and additional trees centrally located in proximity to the southern property line.
Preservation of Existing Historical Assets:
Staff is not aware of any existing historical assets on the site. If any historical artifacts are discovered
during excavation or development of the site, state law requires immediate notification to the state.
Number and Uses of Proposed Buildings:
The applicant is proposing to construct ten(10)buildings to be utilized as a pool house,four pavilions,
a pump house,and four mailbox structures.
Height and Number of Stories of Proposed Buildings:
Pool House—20' 9", single-story
Pavilion—8' 8", single-story
Pump House— 14' 5",single-story
Mailbox structure—8' 4 '/2", single-story
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Gross Floor Area of Proposed Buildings:
Pool House—2,070-square feet
Pavilion—277-square feet
Pump House—256-square feet
Mailbox structure—84-square feet
On and Off-Site Circulation:
A 7,558-square foot (approximately) paved parking lot is proposed near the pool house and mailbox
structures.Two 26-foot wide driveways are located on the west property line providing access to North
Hartley Way.
M. BUILDING DESIGN FEATURES:
Pavilion
Roof: Wood(Cedar Tone Natural stain)
Columns: Wood(SW 7630 Raisin), Stone(Split Limestone Cream, Lompoc Tan)
Mailbox Cover
Roof: Standing seam metal(Midnight Bronze)
Columns: Wood(Cedar Tone Natural stain), Stone(Split Limestone Cream,Lompoc Tan)
Fascia/Trim: Wood(SW 7630 Raisin), stone(Lompoc Tan)
Pump House
Roof: Standing seam metal(Midnight Bronze)
Walls: Stucco(SW 7028 Incredible White),stone(Split Limestone Cream)
Windows/Doors: Wood(SW 7630 Raisin)
Fascia/Trim: Hardie board(SW 7630 Raisin), stone(Lompoc Tan)
Proposed Building Design: English Cottage
Pool House
Roof: Standing seam metal(Midnight Bronze)
Walls: Stucco(SW 7028 Incredible White), stone(Split Limestone Cream),
Windows/Doors: Composite(Dark Bronze)
Fascia/Trim: Stone(Lompoc Tan),wood(SW 7630 Raisin, Cedar Tone Natural stain)
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 along North Palmer Lane, West Floating Feather Road, and
internal streets within the development.
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: 0%interior landscaping is required, 3%is proposed.
O. TRASH ENCLOSURES:N/A
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P. MECHANICAL UNITS:
The pool equipment is proposed to be located within the pool house. No ground mounted or roof top
mechanical units are proposed,and none are approved.
Q. OUTDOOR LIGHTING:
A landscape plan showing the locations and detailed lighting cutsheets showing the height, wattage,
illumination, etc. for the streetlights was received and complies with Eagle City Code Section 8-4-4-2.
No building lighting cutsheets were provided.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application(DR-2024-15) has
been submitted for the approval of subdivision entry signage.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within City of Eagle 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—no
Evidence of Erosion—no
Fish Habitat—no
Floodplain—no
Mature Trees—no
Riparian Vegetation—no
Steep Slopes—no
Stream/Creek—no
Unique Animal Life—unknown
Unique Plant Life—unknown
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.
Eagle Fire Department
Eagle Sewer District
Historic Preservation Commission
Idaho Department of Environmental Quality
Idaho Transportation Department
New Dry Creek Ditch Company
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;
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c. The actions,if any,that the applicant could take to obtain approval.
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:
Condition of Development of the executed development agreement (Ada County instrument
#107164794) states that the property may be developed based on the comprehensive plan that was in
effect at the time the development agreement was recorded. The following information shows the
history of the site based on the comprehensive plan in effect of the time and the basis of the approved
densities as well as the maximum number of residential units which may be approved based on the
2017 Eagle is Home Comprehensive Plan.
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Eagle 2007 Comprehensive Plan (adopted February 2007)
2007 COMP PLAN Densities:
— Village Center: 80 Acres @ 10 units/acre=800 units
Residential Four: 85acres @ 4 units/acre=340 units
I"'-- Residential Two:207 acre @ 2 units/acre=414 units
a Village Subtotal:1,554
r'f- C enter 10%PUD Bonus: 155
Total Development Potential: 1,709
lizesider.ia1 Four
units
(Residential Two
L.MIS
1. on aims!
s
2007 Conceptual Plan within
DA: 1,334 Residential units*
49 acres of Mixed use(non-
residential)(490 units deducted)
37.2 acres of open space(10%)
"' *Inclusive of the previously approved
Millstone Farms Subdivision
1
H()RMAEC;I{EAI
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1/20/2007 Approved by Eagle City Council
2007 Approval&DA Standards
1,824 units Max(4.9units/acre)*
132 acres at 2 units/acre=264 units
140 acres at 4 units/acre=560 units
100 acres at 10 units/acre= 1000 units
(Each acre of mixed use not used as residential; 10 units are deducted from the
total unit count)
*Inclusive of the previously approved Millstone Farms Subdivision (310-
dwelling units)
10%Open Space
50% of non-buildable school site counts as open space
Torrente Secco Subdivision is proposed with the
following: 613 units(2.33 units/acre)
55.53-acres*at 10 units/acre—237 units(4.27 units/acre)(proposed
77.27-acres at 4 units/acre—205 units(2.65 units/acre)(proposed)
130.61-acres at 2 units/acre— 171 units(1.31 units/acre)(proposed)
*Excludes commercial area
2017 Eagle is Home Plan(adopted November 2017)
Village Center .•• . . '
d ,
1 ; 2017 Eagle is Home Densities:
Compact Re dential Village and Community Center: 17-acres @ 10
units/acre=170 units
Neighborhood Resictntial Compact Res.: 30-acres @ 8 units/acre=240 units
1 1 Neighborhood Res: 230-acres @ 2 units/acre=460
units
Total Development Potential: 870
1 units
r
1——
• . . . rem& r
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B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF
SPECIAL CONCERN REGARDING THIS PROPOSAL:None.
C. CONDITIONAL USE PERMIT,PRELIMINARY DEVELOPMENT PLAN,AND PRELIMINARY
PLAT CONDITIONS OF APPROVAL WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
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).
9. The applicant shall be required to construct the"Central Open Area"located within Lot 43,Block
29,as shown on the preliminary plat/PUD. The"Central Open Area"shall be constructed with the
amenities as identified on preliminary plat/PUD prior to the City Clerk signing the final plat for
Torrente Secco Subdivision No. 2.
10. The applicant shall be required to construct the following amenities with the associated subdivision
phase:
• Lot 1,Block 8—Playground equipment and covered sitting area(Phase 8)
• Lot 1,Block 15—Splash pad(Phase 7)
• Lot 1,Block 20—Playground equipment and covered sitting area(Phase 4)
• Lot 1,Block 27—Covered sitting(Phase 1)
• Lot 4,Block 29—Dog park(Phase 7)
The amenities shall be constructed prior to the City Clerk signing the final plat for the
associated subdivision phase.
11. The applicant shall comply with the site specific conditions as outlined in the Parks,Pathways,and
Recreation Commission Pathway Recommendations memo, dated April 5, 2021. The required
pathways shall be completed with the associated subdivision phase prior to the City Clerk signing
the final plat.
12. 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. 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.
13. All living trees shall be preserved unless otherwise determined by the Design Review Board. A
detailed landscape plan showing how the trees will be integrated into the open space areas (unless
approved for removal the Design Review Board) 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.
14. All overhead utilities on the site should be removed and/or placed underground prior to the City
Clerk signing the final plat.
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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)(2): Roofs:
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 8-4-4-2(A): Site and Building Lighting:
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.
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.
7. Metal halide lighting shall be permitted with the following additional conditions:
a. Light wattage shall be a maximum of three hundred twenty(320)watts.
b. The light fixture shall be no higher than seventeen feet(17').
c. The design review board shall make the following findings prior to approving metal
halide lighting:
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(1) The lighting shall be harmonious with and in accordance with the general objectives,
or with any specific objective of chapter 2,article A of this title;
(2) The lighting shall be installed,operated,and maintained to be harmonious and
appropriate in appearance with the existing and intended character of the general
vicinity and will not change the essential character of the same area;and
(3) The lighting will not be disturbing to existing or future neighboring uses.
d. Historic style light pole fixtures designed such that the portion of the fixture housing the
light bulb is exposed as a design element of the light fixture(as identified in the EASD
book)shall not be permitted to have metal halide lighting.
9. It shall be the responsibility of the property owner to supply power in perpetuity to all
lighting, including streetlights located within the right of way,required by this title.
10. Lighting plans shall be reviewed and approved by the zoning administrator prior to issuance
of a building/zoning permit.
E. SUBDIVISION CODE 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
Torrente Secco Subdivision(phases 1-5). Street trees are proposed along the lot frontages, North
Palmer Lane,and West Floating Feather Road.One 2,070-square foot pool house,four 277-square
foot pavilions, one 256-square foot pump house, and four 84-square foot mailbox structures are
proposed within the common areas.The pool house,pavilions,pump house,and mailbox structures
are utilizing the English Cottage style of architecture. There is a large pond, tot lot, pickleball
courts, and pathways throughout the development. Staff defers comment regarding the design,
materials,and colors of the buildings to the Design Review Board.
The proposed building 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 building 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 building regarding the harmonious nature and relationship of the
building to the surrounding vicinity to the Design Review Board.
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• The applicant is proposing to use metal roofs on the pool house, pump house, and mailbox
structures. Pursuant to Eagle City Code Section 8-2A-6(B)(2), metal; standing seam,batten seam
shall have concealed fasteners. The applicant should be required to provide revised building
elevations of the pool house, pump house, and mailbox 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.
• Sheet L18, shows 5-foot tall decorative vinyl fencing proposed adjacent to the neighboring lots at
the southwest corner of the site and a 5-foot tall decorative vinyl open top fence at the rear lots
lines of the residential lots abutting a required buffer area,and adjacent to common areas.Pursuant
to Eagle City Code Section 8-2A-6(B)(3), decorative vinyl fencing may be permitted if the City
determines that the style of the fence proposed is complementary to the overall site design. Staff
defers comment regarding the proposed decorative vinyl fence to the Design Review Board.
• Sheet L18,shows 5-foot tall decorative vinyl open top fencing proposed adjacent to common areas
that are not between roadway required buffer areas and the residential lots. Pursuant to Eagle City
Code Section 9-3-10, 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.
Areas show in yellow require Proposed fence styles
open style fencing
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The applicant should be required to provide a revised fencing plan showing open style (5-foot
wrought iron)fencing to be installed on the property line between the buildable lot and the common
area [not considered required buffer areas] (Lots 1, Block 1 and Lot 1 Block 7 [Sheet L5], Lot 8,
Block 1 and Lot 1,Block 8 [Sheet L6],Lot 15, Block 7 [Sheet L11], Lot 10,Block 1 [Sheet L13])
shown in red below. The revised fencing plan should be reviewed and approved by staff prior to
the submittal of a final plat application.
• The landscaping and fencing plans show pickleball courts located within a common area;however,
the type of fence around the courts is not identified. Pursuant to Eagle City Code Section 8-2A-
6(B)(3)(e), block, brick, wrought iron, or decorative wood and vinyl fencing may be permitted.
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
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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. The applicant should
be required to provide a revised landscape and fence plan showing the style,material,height, etc.
for the fence around the pickleball courts.The revised landscape and fence plan should be reviewed
and approved by staff prior to submittal of a final plat application.
• The pool house elevations show building wall lighting; however, detailed cutsheets showing the
style,color,illumination type,wattage,etc.was not received. The applicant should be required to
provide detailed lighting cutsheets for the pool house showing the style, color, illumination type,
wattage, etc.that comply with Eagle City Code Section 8-4-4-2. The lighting cutsheets should be
reviewed and approved by staff and one member of the Design Review Board prior to submittal of
a final plat application.
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 May 9, 2024, 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 proposed common area landscaping.
• The Board is in favor of the proposed common area amenities and structures.
• The Board recommended the applicant investigate additional landscaping and berming options along
West Stillmore Drive and North Moscow Way where open style fencing is required to address the
applicant's concern for privacy for the residential lots. The Board understood the applicant's request
for semi-private fencing along the local street; however, Eagle City Code and preliminary plat
conditions require open style fencing adjacent to common areas that are not required buffers adjacent
to arterial and collector roads.
BOARD DECISION:
The Board voted 5 to 0(Grubb and Duperault absent)to recommend approval of DR-2024-14 for a
design review application for the common area landscaping within Torrente Secco 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 CU-01-21/PPUD-01-21/PP-02-21.
2. Provide revised building elevations of the pool house,pump house,and mailbox structures showing the
metal roof to have concealed fasteners. Provide physical material samples and colors of metal roof
material. The revised building elevations shall be reviewed and approved by staff and one member of
the Design Review Board prior to the submittal of a final plat application.
3. Provide a revised fencing plan showing open style(5-foot wrought iron) fencing to be installed on the
property line between the buildable lot and the common area [not considered required buffer areas]
(Lots 1, Block 1 and Lot 1 Block 7 [Sheet L5], Lot 8,Block 1 and Lot 1, Block 8 [Sheet L6], Lot 15,
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Block 7 [Sheet L11], Lot 10, Block 1 [Sheet L13]) shown in red below. If the applicant proposes
berming or additional landscaping adjacent to West Stillmore Drive and North Moscow Way to help
screen the residential properties from the local roadway a revised plan shall be submitted. The revised
fencing plan and/or revised landscaping 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.
4. Provide a revised landscape and fence plan showing the location of the proposed fencing around the
pickleball courts. Provide a detailed cutsheet showing the style, material; height, etc. for the black
powder coated chain link fence proposed around the pickleball courts.The revised landscape and fence
plan shall be reviewed and approved by staff and one member of the Design Review Board prior to
submittal of a final plat application.
5. Provide detailed lighting cutsheets for the pool house showing the style, color, illumination type,
wattage, etc. that comply with Eagle City Code Section 8-4-4-2. The lighting cutsheets shall be
reviewed and approved by staff and one member of the Design Review Board prior to submittal of a
final plat application.
6. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
7. 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.
8. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
9. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
10. No ground mounted mechanical units are proposed with this application and none are approved.
11. Paint all electrical meters,phone boxes,etc. located on the building to match the color of the building.
12. No signs are proposed with this application and none are approved.
13. Provide a physical material sample and color of the ceiling headers proposed on the pool house. The
physical material sample and color shall be reviewed and approved by staff and one member of the
Design Review Boardprior to the submittal of a final plat application.
14. Provide material samples and colors of the private and semi-private fence types proposed.The material
samples and colors shall be reviewed and approved by staff and one member of the Design Review
Board 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.
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4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy,whichever occurs first.
5. Unless septic tanks are permitted,wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property,accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage;or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site.Drainage system plans shall
be submitted to the City Engineer for review and approval prior to issuance of any building permits or
Certificate of Occupancy,whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District.Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that any
ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has
been made in such a manner that the flow of water will not be impeded or increased beyond carrying
capacity of the downstream ditch;(2)will not otherwise injure any person or persons using or interested
in such ditch or their property;and(3)satisfied the Idaho Standards for Public Works Construction. A
copy of such written approval and certification shall be filed with the construction drawing and
submitted to the City prior to issuance of any building permits or Certificate of Occupancy,whichever
occurs first.
9. Encroachments including,but not limited to,landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch,pipe or other structure,or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district,canal company,ditch association,or other irrigation entity associated with such ditch,
pipe or other structure, or canal. The applicant shall submit a copy of the written approval from the
irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
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.
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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.
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
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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. 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-2024-14) 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 MU-DA(Mixed Use with a development agreement),R-2-DA(Residential
with a development agreement), and R-4-DA(Residential with a development agreement)zoning
district;
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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 is designed to
complement the general vicinity;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district—Not applicable for a landscape plan;
D. Will not interfere with the visual character,quality,or appearance of the surrounding area and city,
and where possible, 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—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 23rd day of May 2024.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County,Idaho
Wa ind en,Chairman
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