Findings - CC - 2025 - DR-2024-58 - Design Review for the Common Area Landscaping within Glencara Recreation Village Including a Shade Pavilion Building "G" BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW FOR THE COMMON
AREA LANDSCAPING WITHIN GLENCARA )
RECREATION VILLAGE,INCLUDING A )
SHADE PAVILION BUILDING"G"FOR )
CLYDE CAPITAL GROUP )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2024-58
The above-entitled design review application came before the Eagle City Council for their action on January
28, 2025. The Eagle City Council 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:
Clyde Capital Group, represented by Walt Lindgren with Lindgren Labrie Architecture, is requesting
design review approval of the common area landscaping within Glencara Recreation Village,including
a 635-square foot shade pavilion.The 13.2-acre site is located on the southwest corner of North Linder
Road and West Aerie Drive (Lot 23, Block 1, Valnova Spring Valley Subdivision No. 1, PUMP No.
1).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on October 15, 2024. Revised information
(building elevations,site plan, landscaping plan)was received November 19, 2024.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on October 23, 2024, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On December 11, 2007, the City Council approved an annexation and rezone application with a
development agreement from RP (Rural Preservation — Ada County designation) and RR (Rural
Residential—Ada County designation)to R-1-DA(Residential One with a development agreement)for
M3 Eagle(A-14-06&RZ-19-06).
On November 24,2009,the City Council approved a development agreement modification to adopt the
M3 Hillside and Grading Standards on November 24,2009(RZ-19-06 MOD 1).
M3 received a Conditional Letter of Map Revision(CLOMR)from FEMA on February 17, 2009. An
amendment was submitted in March of 2013 and was approved by FEMA on November 8,2013.
On January 11,2011,the City Council approved the overall project-wide Habitat Mitigation Plan.
On January 14,2014,the City Council approved an amended and restated development agreement for
M3/Spring Valley(RZ-19-06 MOD2).
On January 14,2014,the City Council approved the M3/Spring Valley Development Standards and by
the adoption of Ordinance 710,established Eagle City Code Title 11—Planned Developments,Chapter
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A—Spring Valley.
On March 18, 2022, the City of Eagle Floodplain Administrator approved a Floodplain Development
Permit for Alliance Consulting(FPDP-06-21).
On May 24, 2022, the City Council approved a Planned Unit Master Plan (PUMP) No. 1 for Spring
Valley for GWC Capital,LLC,(PU-01-21).
On May 24, 2022,the City Council approved a design review for the common area landscaping along
Aerie Way within Spring Valley PUMP No. 1 for GWC Capital,LLC,(DR-22-22).
On May 24,2022,the City Council approved a design review for the common area landscaping along
Big Gulch Parkway, Linder Road, and Aerie Way(East)within Spring Valley PUMP No. 1 for GWC
Capital,LLC,(DR-23-22).
On May 24, 2022,the City Council approved a two (2) community entry monument signs for Spring
Valley Subdivision for GWC Capital,LLC(DR-24-22).
On August 24, 2022, the City approved a Mass Grading Permit associated with the Spring Valley
PUMP No. 1 for Western Construction,Inc.
On October 25, 2022,the City approved a preliminary plat for the Spring Valley Subdivision No. 1, a
large lot plat,associated with the Spring Valley PUMP No. 1 for GWC Capital,LLC,(PP-17-21).
On March 6,2023,the City Council approved a preliminary plat for Valnova Lot 51 Subdivision(a re-
subdivision of Lots 19 and 51 of the Spring Valley Subdivision No. 1), a 50-lot (41-buildable, 9-
common [7-community open space,2-private alleys])subdivision(PP-2022-20).
E. COMPANION APPLICATIONS:
DR-2024-59(fitness center building)
DR-2024-60(sales office building)
DR-2024-61 (pool barn and restroom building)
DR-2024-62(pool equipment building)
DR-2024-63 (boat house building)
DR-2024-64(storage and maintenance building)
DR-2024-65 (well house building)
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Foothills Residential R-1-DA Rural Residential/Large
Lot Single Family(Gulch
Ranch Estates Subdivision
&Kling Estates
Subdivision)/Vacant
Land/Limited Agriculture
Proposed No Change No Change Common area landscaping
and shade pavilion
North of site Foothills Residential R-1-DA Vacant Land(Designated
For Future Re-
Subdivision)
South of site Foothills Residential PS(Public/Semi-Public) Single Family Residential
Subdivision(Lot 17
Subdivision)and
Community Open Space
East of site Foothills Residential R-1-DA Vacant Land(Designated
For Future Re-
Subdivision)
West of site Foothills Residential R-1-DA Vacant Land(Designated
For Future Re-
Subdivision)
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.
J. SITE DATA:
Total Acreage of Site— 13.2-acres
Total Number of Lots— 1-common(community open space)
Landscape Area: 258,905-square feet
Paved Area: 183,318-square feet
Sand Beach: 13,000-square feet
Play Event Lawns: 67,952-square feet
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Common Areas/Buildings:
Lake: 104,334-square feet= 80 users/4=20-parking spaces
Sales/community: 1,432-square feet= 1432/300=4.77-parking spaces
Pool barn: 2,739-square feet=2739/250= 10.96-parking spaces
Pool(indoor/outdoor): 3,234-square feet=215.6 users/4=53.9-parking spaces
Spa: 400-square feet outdoor/140-square foot indoor=54 users/4= 13.50-parking spaces
Pool decks: 232 users/4=58-parking spaces
Boat house/pavilion: 62 users/4= 15.5-parking spaces
Tennis Courts: 2= 8 users/.75 =6-parking spaces
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Pickleball Courts: 6=24 users/.75 = 18-parking spaces
Fitness: 3,129-square feet/250= 14.52-parking spaces
Event lawn: 30-parking spaces
Maintenance: 1,536-square feet= 5-parking spaces
Trailhead: 25-parking spaces
• Eagle City Code Section 11A-5-5 requires
1 parking space per 250-square feet of gross floor area for community association buildings and
facilities—general,community information centers
1 parking space per 4 persons' capacity, plus 1 space per 4 seats or 1 space per 30-square feet of
gross floor area used for seating purposes,whichever is greater for community association buildings
and facilities, including clubhouses and swimming pools
1-parking space per 3 seats in spectator area; if there is no seating for spectators, an interpretation
by the administrator is required for recreation fields,courts,and sports facilities
Proposed Parking Spaces: 274 (205-off street parking spaces [including 25-trailhead parking spaces],
69-on street parking spaces)
Required Parking Spaces:270[including 25-trailhead parking spaces](calculated based upon the above
use identified in Eagle City Code Section 11A-5-5: "community association buildings and facilities,
including clubhouses and swimming pools")
L. GENERAL SITE DESIGN FEATURES:
Open Space:
A total of 13.2-acres of open space is proposed within the subdivision. The open space is inclusive of
the 1 common lot dedicated to open space.
Lot 47, Block 2, is designated within the PUMP as a Community Park with a dedicated Trail Head.
Pursuant to the approval of PUMP No. 1,the Community Park is to include parking,regional trailhead,
restrooms, clubhouse, recreational pool, sidewalks and trails, shade pavilions, picnic tables, barbecue
grills,trash receptacles,pet waste stations,benches,and passive turf areas.
Landscape Screening:
A landscape buffer is not required adjacent to Lot 47,Block 2,as it is to be developed as a Community
Park and not a residential subdivision.
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 11A-13C-4 requires utility easements to be not less than 10-feet-wide.
Common lots have blanket easements.
Fire Hydrants and Water Mains:
Hydrants are to be located and installed as may be required by the Star Fire Protection District.
On-site Septic System—No
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Preservation of Existing Natural Features:
As part of the Planned Unit Master Plan(PUMP)No. 1 for Spring Valley the applicant is required to
comply with the Habitat of Special Concern Plan (dated February 2022) at the time of final plat
submittal where required. The southern portion of Lot 51 falls within the area labeled as Habitat of
Special Concern,however the applicant is not required to preserve or mitigate any of the HASC in this
location, pursuant to the approved Exhibit U"Habitat Area of Special Concern Plan"(dated February
2022)within the approved PUMP NO. 1 (PU-01-21).
The project is trending towards compliance relative to the approved PUMP No.1 (PU-01-21) as it
relates to Habitat of Special Concern.
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.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Craftsman
Shade Pavilion, 16-foot high,one story structure
Roof: Standing seam metal(Zinc)
Columns/Trusses: Wood timber(Clear Sealer, Brown), steel(SW7069 Iron Ore),concrete(natural)
Fascia/Trim: Metal(Zinc)
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 along Valnova Way and Linder Road were reviewed with application DR-
2022-23. Street trees along New Bank Way were approved with application DR-2023-19.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones:N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping: 10%interior landscaping is required, 23% is proposed.
O. TRASH ENCLOSURES:N/A
P. MECHANICAL UNITS:N/A
Q. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage was received. Some of the
proposed illumination types do not comply with Eagle City Code Section 1 IA-3-9 and will be required
to be revised.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application is required to be
submitted and approved prior to the construction of signs on this site.
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S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Star Fire Department has not been received by the City. The site is
located within the 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-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.
Eagle Sewer District
Idaho Department of Environmental Quality
Idaho Transportation Department
Y. LETTERS FROM THE PUBLIC:None received to date.
Z. EAGLE CITY CODE 11A-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.
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;
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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 CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT AS PART OF
THE CITY COUNCIL'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
Chapter 6—Land Use
6.3 Land Use Designations
The Comprehensive Plan designates this site as:
Foothills Residential
A unique combination of land uses within the Eagle Foothills that strives to balance
residential, non-residential, and open space (developed and natural) use to create unique
hamlets of development that place urban development within the natural environment without
overcrowding or significantly altering the natural features found on the site.
The overall density in the foothills should be approximately 1 unit per two acres. Residential
densities should be calculated to be commensurate with the existing land conditions.
Priorities for open space areas should be lands with slopes of 25% or greater and important
habitat areas.No residential density should be granted for areas located within the Floodway.
Units should be arranged in accordance with the transect plan as described in the Foothills
planning area.
6.14 Land Use Sub Area:
The Comprehensive Plan designates this site to be located within the North Eagle Foothills
Planning Area.
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B. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF
SPECIAL CONCERN REGARDING THIS PROPOSAL:None.
C. PRELIMINARY PLAT CONDITIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
10. The applicant shall submit a design review application that includes a detailed design of the
Community Park improvements including a trailhead, parking (including a minimum of (25)
parking stalls for users of the trailhead), restrooms, clubhouse, recreational pool, sidewalks, ten-
foot (10') wide minimum regional trails, shade pavilions, picnic tables, barbeque grills, trash
receptacles, pet waste stations, benches, and passive turf areas within Lot 47, Block 2 for review
and approval prior to the approval of the final plat application associated with Lot 47,Block 2.
11. The single-family dwellings and any accessory structures shall be constructed in substantial
conformance to the styles of architecture shown within the within the Valnova Pattern Book
(Exhibit"A").
14. 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 11A-13C-8.All fencing shall comply with the requirements of the Habitat Mitigation
Plan.
D. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 11A-3-1: GENERAL APPLICABILITY:
This title applies to all proposed development located within Spring Valley and requires the
submittal of a design review application pursuant to this title and fee as prescribed from time to
time by the city council.
• Eagle City Code Section 11A-3-6: Design Requirements,Objectives,and Considerations:
B. Architectural Requirements,Building Materials,Fence And Deck/Patio Materials,Colors,And
Architectural Appurtenance Height Limitation:Unless specified as prohibited herein,materials
listed in this chapter are allowed. If a material proposed for construction is not listed in this
chapter it shall be upon the discretion of the administrator, the design review board, and the
city council,whichever the case may be,to determine the appropriateness of such material.
3. Fences:
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 sports courts, school sites or at public utility sites, such as water
tanks,when not located within general view corridors.
Fencing shall comply with Section 7.4.2 of the approved Habitat Mitigation Plan:
Fencing meant to exclude wildlife from yards or building envelopes shall be a minimum of six-
feet (6') high and be constructed of a highly visible material such as wood, metal, or block.
Fence bottoms shall be in contact with the ground. Fences shall either be solid or open-style
fencing,however open style fencing shall be designed with vertical spacing narrow enough to
prevent big game from getting their heads caught between members.
Fencing along regional, community, natural open space areas, and along wildlife corridors
within low density residential areas (Rural Residential (RR) and Estate Residential (ER)
districts)shall be strategically located or be wildlife friendly to prevent unnecessary barriers to
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wildlife movement. Fences that accommodate wildlife passage shall be no higher than 40-
inches (40") high and will be avoided on slopes greater than 25-percent (25%). Fences with
horizontal rails or wires shall provide spacing of at least 12-inches(12")between the top two
(2)cross members and 18-inches(18")between the lower cross member and the ground.
The top level of all fences shall be free of protruding objects or rails.
• Eagle City Code Section 11A-3-7(M): Parks,Open Space and Common Areas:
1. Parks within Spring Valley shall be planted, at a minimum,with the following:
a. Turf,either seed or sod.
b. One tree per one thousand two hundred(1,200)square feet of nonpervious space.
c. Four(4) shrubs/ground covers per tree.
2. Parks shall contain at least five(5)of the following amenities:
a. Ball field.
b. Sports court.
c. Swimming pool and/or spa.
d. Recreation/community building.
e. Restroom building.
f. Play equipment.
g. Shade structure.
h. Picnic table.
i. Bench.
j. Barbecue grills.
k. Trash container.
1. Sidewalk/trail.
m. Bike rack.
n. Pet refuse container.
3. Open space tracts and common areas that are not considered parks,roadway landscape buffers,
or parking area perimeters shall be planted,at a minimum,with the following:
a. One tree per one thousand two hundred(1,200)square feet.
b. Four (4) shrubs/ground covers per tree. Hydroseeding may be used in conjunction with
plants or by itself for revegetating disturbed areas.
c. If turf is used,every fourteen(14)square feet of turf shall count for one shrub/ground cover,
however,turf shall not exceed thirty percent(30%) of the open space or common area or
the required shrub/ground cover quantities.
• Eagle City Code Section 11A-3-7(S): Parking Lot Landscape:
1. Visual Impact:Landscape shall be provided to minimize the visual impact of off street parking:
Parking should be located to the side and rear of buildings and shall be screened so that it does
not dominate the streetscape. Walls, fences, hedges, berms, and landscape may be used to
screen parking areas(chainlink and cedar fencing shall not be permitted).In the design of large
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parking areas,arrange bays of parking spaces to be separated by landscape. When parking lots
occur on sloping terrain, step the parking lots to follow the terrain rather than allowing the lot
surface to extend above natural grade.
2. Parking Lot Landscape Strip: A landscape strip shall be provided when a parking lot is located
adjacent to a public right of way. The landscaped strip shall serve to shield views of parked
cars to passing motorists and pedestrians, and to establish coordination among architecturally
diverse buildings,which creates a pleasing,harmonious appearance along the roadway.
Four (4) options are provided for fulfilling this requirement as shown on exhibit 3-K of this
section:
a. Provide a ten foot(10')wide landscaped strip between the property line and the parking lot,
and plant with a minimum of one shade tree and ten(10) shrubs per thirty five(35) linear
feet of frontage,excluding driveway openings.
3. Parking Lot Perimeter Landscape: Perimeter landscape requirements define parking areas and
prevent two (2) adjacent lots from becoming one large expanse of paving. This requirement
does not hinder the ability to provide vehicular access between lots.
a. Provide a minimum five foot (5') wide perimeter landscaped strip between the property
lines and the parking lot, and plant with a minimum of one shade tree and five (5) shrubs
per thirty five(35)linear feet of perimeter.
4. Parking Lot Interior Landscaping:
b. Additional Requirements:
(1) A landscaped island or a planter extending the length of the parking row shall be
provided for a maximum of every twelve (12) consecutive spaces. When diamond
planters are used,one shall be provided for every six(6)consecutive spaces.
(2) A terminal island shall be placed at the end of a row of parking.
(3) No parking island shall be less than six feet(6')in any dimension.
(4) The length of a parking island shall be the same as the parking space that it is adjacent
to.
(5) No parking space shall be more than sixty feet(60')from an interior landscaped area.
(6) Parking islands are to be as evenly spaced as feasible throughout the lot to consistently
reduce the visual impact of long rows of parked cars.
(7) Deciduous shade trees and ground covers or low shrubs are recommended as primary
plantings in interior landscaped areas. Deciduous shade trees are to be clear branched
to a height of six feet(6').
(8) A terminal or interior island for a single row of parking spaces shall be landscaped
with at least one tree and shrubs, ground cover, or grass.A terminal or interior island
for a double row of parking spaces shall contain not less than two(2)trees and shrubs,
ground cover,or grass.
(9) Parking lot tree requirements shall be met even when covered parking structures are
used.Accent trees may be substituted for shade trees next to covered parking structures
where such structures exist.
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• Eagle City Code Section 11A-3-9: Lighting:
A. General:
1. Exterior lighting design shall provide a cohesive theme for the community,neighborhood
or project and consider the aesthetics, color, photometric performance, glare and light
trespass of exterior lighting in the lighting design.Lighting types to be considered include,
but are not limited to, street lighting, parking lot lighting, building exterior lighting,
landscape lighting,plaza,walkway and trail lighting,and sports field illumination.
2. All exterior lighting, including sports and recreational lighting fixtures, shall provide
acceptable qualities and quantities of illumination for its function and minimize off site
glare and light trespass.Any lights used to illuminate a site shall be arranged to reflect light
away from the adjoining property.
3. Lighting design shall promote dark sky principles which seek to minimize light pollution
and degradation of the nighttime visual environment by incorporating lighting practices
that minimize the amount and area of illumination. Such practices include:
a. Providing lighting fixtures with lamp wattages designed for the minimum level required
by the use.
b. Providing energy efficient light sources.
c. Minimizing light trespass and glare by aiming fixtures downward and shining light only
where it is needed and providing appropriate shielding as necessary to ensure that little
or no unwanted light falls directly onto adjacent property.
d. Minimizing the duration of illumination of certain light sources(sports fields and court
lighting)by having lights out as long as practical.
D. Pathway/Trail Lighting:
1. Pathway/trail lighting shall consist of two (2) types: pole lights and bollard lights. Pole
lights are identical to parking area lights and are located at trailheads,pathway/trail entries
and intersections and other focal points, such as seating areas. Bollard lights shall be
located along the paved section of the Big Gulch regional trail. Bollard lights shall be a
concrete rusted finish pole,or equal,as shown in exhibit 3-EE of this section.Lamps shall
be LED(2,700 Kelvin+/-275 Kelvin)or an approved equal.All lamps shall be consistent
in their application within each use area.
F. Sports Lighting:
1. General Requirements: All exterior sports and recreational lighting installations shall
require a conditional use permit and comply with applicable city codes and ordinances.
Photometric calculations by a licensed electrical engineer are required in all applications.
The maintained average level of horizontal illuminance at grade level at the property line
shall not exceed one foot-candle.
2. Mounting Height: Sports lighting fixture mounting heights shall comply with IESNA RP-
6-01, "Recommended Practice For Sports And Recreational Area Lighting".
3. Lamps:Lamps shall be LED(4,000 Kelvin+/-275 Kelvin),metal halide,or approved equal
as technologies advance.
4. Sports Courts: Lighting for sports courts(tennis courts,basketball courts and similar uses)
shall comply with the following criteria:
a. Luminaires shall be square cutoff fixtures.
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5. Field Sports: Lighting for baseball, softball, football and soccer fields shall be considered
sports class IV as defined by IESNA standards and shall be fully shielded and comply with
all requirements regarding light spill and glare.
a. Pole heights shall be determined by the manufacturer's recommended luminaire
mounting height.
b. Poles shall be finished to match the luminaires or may be zinc galvanized.
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E. DISCUSSION:
• The applicant is requesting design review approval for the common area landscaping within
Glencara Recreation Village, including a 635-square foot shade pavilion (building "G"). The
common area consists of multiple lawn areas for recreation,a sand beach,lake,tennis and pickleball
courts, swimming pool, shade pavilion, parking lot, and trailhead parking. An additional seven
common area structures/buildings [maintenance and storage building, fitness center building, sale
office building, pool barn and restrooms building, pool equipment building, boat house, and well
house building] are companion applications. Staff defers comment regarding the common area
landscaping and shade pavilion design,materials,and colors 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 11A-3-13(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.
• The site plan shows pickleball courts and tennis courts proposed with a black powder coated chain
link fence around them. Pursuant to Eagle City Code Section 11A-3-6(B)(3),powder coated chain
link fencing may be permitted for use on sports courts when not located within general view
corridors. Staff defers comment regarding the chain link fencing to the Design Review Board.
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• The landscape plan shows grass and a row of shade trees between the parking spaces and the south
property line adjacent to future residential lots.
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Pursuant to Eagle City Code Section 11A-3-7(K), when a nonresidential parking lot abuts a
residential activity, a five foot wide by six foot high landscape buffer is required. The parking lot
will be utilized by the residents of the development;however,the parking spaces [headlights] will
be facing the front of the residential houses to the south.The applicant should be required to provide
a revised landscape plan showing additional landscaping between the southernmost parking spaces
and south property line to screen the parking spaces and headlights from the residential use to the
south. The revised landscape plan should be reviewed and approved by staff and one member of
the Design Review Board prior to the issuance of a zoning certificate.
• The landscape plan shows interior parking islands without trees,and shrubs,ground cover,or grass.
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Pursuant to Eagle City Code Section 11A-3-7(S), a terminal island for a single row of parking
spaces is required to be landscaped with at least one tree and shrubs, ground cover or grass. The
applicant should be required to provide a revised landscape plan showing all interior landscape
islands planted with at least one tree and shrubs,ground cover,or grass.The revised landscape plan
should be reviewed and approved by staff and one member of the Design Review Board prior to
the issuance of a zoning certificate.
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• The phasing plan shows Glencara Recreation Village to be constructed in three phases. Phase one
includes the installation of pond, shade structure, play lawns, and parking lot. Phase two includes
the sales office,pool,pool house,equipment buildings,and pickleball courts. Phase three includes
the tennis courts, event lawn, maintenance building and associated access and parking. The
applicant is requesting approval of the phasing plan as proposed. In addition, the applicant is
requesting to tie any required sureties [associated with a sign-off on occupancy]to the prospective
phases. Staff defers comment regarding the phasing plan to the Design Review Board.
If the City approves the phasing plan and proposed surety request,the applicant should be required
to provide a surety [if applicable for sign-off on occupancy] for each phase.
-OR-
If the City approves the phasing plan and does not approve the surety request,the applicant should
be required to provide a surety for all outstanding items within phases two and three to obtain sign-
off on phase one.
• The photometric plan and lighting schedule show linear light bars under the shade pavilion(ID1);
however,the LED color is not shown.Pursuant to Eagle City Code Section 11A-3-9,LED lighting
is permitted to be a maximum of 2,700 Kelvin. The applicant should be required to provide a
revised lighting schedule showing the LED color of light IDl a maximum of 2,700 Kelvin. The
revised lighting schedule should be reviewed and approved by staff prior to the issuance of a zoning
certificate.
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 December 12,2024,
at which time the Board made their decision.
BOARD DELIBERATION:
Upon completion of the applicant's and staff presentations,the Board discussed during deliberation that:
• The Board is in favor of the common area landscaping proposed with the addition of site specific
conditions of approval.
• The Board is in favor of the design,materials, and colors of the shade pavilion building as proposed.
BOARD DECISION:
The Board voted 4 to 0(Lindgren recused;Grubb and Mihan absent)to recommend approval of DR-2024-
58 for a design review application for the common area landscaping within Glencara Recreation Village,
including a shade pavilion building"G,"with the following site specific conditions of approval and standard
conditions of approval provided within their findings of fact and conclusions of law document, dated
January 9,2025.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on January 28, 2025,at which
time the Council made their decision.
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COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-2024-58 for a design review application for the common area
landscaping within Glencara Recreation Village, including a shade pavilion building"G,",with the
following Design Review Board recommended site specific conditions of approval and standard
conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of PP-2022-20.
2. The revised landscape plan, date stamped by the City on December 12, 2024, showing additional
landscaping between the southernmost parking spaces and south property line to screen the parking
spaces and headlights from the residential use to the south is approved.
3. The revised landscape plan, date stamped by the City on December 12, 2024, showing the addition of
trees and ground cover in two interior parking islands is approved. Provide a revised landscape plan
showing the interior landscape islands along New Bank Road planted with at least one tree and shrubs,
ground cover, or grass. The revised landscape plan shall be reviewed and approved by staff and one
member of the Design Review Board prior to the issuance of a zoning certificate.
4. The City approves the phasing plan and proposed surety request, the applicant shall be required to
provide a surety[if applicable for sign-off on occupancy] for each phase.
5. Provide a revised lighting schedule showing the LED color of light ID1 in compliance with Eagle City
Code Section 11A-3-9 and provide the color of the light fixture. The revised lighting schedule shall be
reviewed and approved by staff and one member of the Design Review Board prior to the issuance of
a zoning certificate.
6. The final plat application for Lot 23, Block 1, Valnova Spring Valley Subdivision No. 1 shall be
approved and a notice to proceed letter issued prior to issuance of a zoning certificate.
7. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
8. 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.
9. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
10. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
11. No ground mounted mechanical units are proposed with this application and none are approved.
12. Paint all electrical meters,phone boxes,etc. located on the building to match the color of the building.
13. No signs are proposed with this application and none are approved.
14. Provide an additional elevation or rendering of building G showing the roof material and finish.Provide
a physical material sample and color of the roof. The elevation/rendering and material sample shall be
reviewed and approved by staff and one member of the Design Review Board prior to the issuance of
a zoning certificate.
15. Provide a revised landscape plan showing shade trees planted in the interior landscape island around
the well house building. The revised landscape plan shall be reviewed and approved by staff and one
member of the Design Review Board prior to the issuance of a zoning certificate.
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NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department,including but not limited to approval of the drainage system,curbs,gutters,
streets and sidewalks. A letter of approval from the highway district having jurisdiction shall be
submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy,whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District& Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy,whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy,whichever occurs first.
5. Unless septic tanks are permitted,wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property,accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage;or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first. A copy of the construction drawing(s)shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site.Drainage system plans shall
be submitted to the City Engineer for review and approval prior to issuance of any building permits or
Certificate of Occupancy,whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District.Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that any
ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has
been made in such a manner that the flow of water will not be impeded or increased beyond carrying
capacity of the downstream ditch;(2)will not otherwise injure any person or persons using 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.
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9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch,pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district,canal company,ditch association,or other irrigation entity associated with such ditch,
pipe or other structure, or canal. The applicant shall submit a copy of the written approval from the
irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy,whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location,height and wattage by the City
Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any lights
used to illuminate the parking lot shall be so arranged as to reflect the light away from the adjoining
property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of all
dust,trash,weeds and other debris.
13. One set of building plans,for any non single-family residential use,shall be submitted to the Eagle Fire
Department for approval. An approval letter from the Eagle Fire Department shall be submitted to the
City prior to issuance of any building permits or Certificate of Occupancy,whichever occurs first. The
letter shall include the following comments and minimum requirements,and any other items of concern
as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet,and 1,500
gallons per minute for non-residential uses(i.e.;Commercial,Industrial, Schools,etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
14. Any recreation area,greenbelt area or pathway area along the Boise River,Dry Creek or any other area
designated by the City Council or Eagle City Park and Pathway Development Committee for a path or
walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
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
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river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy,whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise River
Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City
Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based,other than those required
by the above conditions,will require submittal of an application for modification and approval of that
application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. 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 Council reviewed the particular facts and circumstances of this proposed design review application
(DR-2024-58) with regard to the Eagle City Code Title 11A, Chapter 3, Design Review, and based
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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 Council reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 11A-3-13, "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 common area landscaping,including a shade pavilion building is permitted
with the approval of a design review application within the R-1-DA (Residential one with a
development agreement)zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed common area landscaping and shade
pavilion are designed to complement the proposed building in the general vicinity;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the site has been designed to meet the required
parking for the recreation village;
D. Will not interfere with the visual character,quality,or appearance of the surrounding area and city,
and where possible,enhance the continuity of thematically common architectural features since the
shade pavilion is designed to meet the Craftsman style of architecture identified in the Eagle
Architecture and Site Design Book;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the building is
in conformance with the Eagle Architecture and Site Design Book and the common area
landscaping and shade pavilion will enhance the proposed buildings in the vicinity;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the building does not exceed 35-feet permitted within Eagle City Code;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the site has been
designed with vehicle parking,bicycle parking,golf cart parking,and walkways for pedestrians;
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 building, and will not cover nor detract from
desirable architectural features.
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DATED this 28th day of January 2025.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County,Idaho
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Regulatory Taking Notice: In accordance with section 67-6519, Idaho Code, Applicant has the right,
pursuant to section 67-8003,Idaho Code,to request a regulatory taking analysis.
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