Findings - CC - 2025 - DR-2025-05 - Design Review for the common area landscaping and amenities within Capella Estates SubBEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW FOR THE
COMMON AREA LANDSCAPING AND
AMENITIES WITHIN CAPELLA ESTATES
SUBDIVISION FOR LAREN BAILEY
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2025-05
The above -entitled design review application came before the Eagle City Council for their action on April
22, 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:
Laren Bailey is requesting design review approval of the common area landscaping and amenities
within Capella Estates Subdivision. The 54.24-acre site is located on the north side of West State Street
across from the intersection of North Riverview Street and West State Street (Ada County Parcel #'s
S0508325405, S0508314800, and S0508244605).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on January 30, 2025.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on February 11, 2025, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On August 22, 2023, the Eagle City Council approved a rezone (with a development agreement [in lieu
of a PUD] application and preliminary plat application for Capella Estates Subdivision (RZ-01-23/PP-
01-23).
E. COMPANION APPLICATIONS: None.
Page 1 of 17
K:\Planning Dept\Eagle Applications\Subdivisions\Capella Estates\02-Capella Estates Sub LS DR\03-Working Files\03-City Council\03-CC Findings\Capella Est Sub Findings CC.docx
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
DESIGNATION
ZONING
DESIGNATION
LAND USE
Existing
Neighborhood
Residential
A (Agricultural)
Single-family residence
and agriculture
Proposed
No Change
R-3-DA (Residential with a
development agreement [in
lieu of a PUD])
Agriculture
North of site
Large Lot Residential
A-R (Agricultural-
Residential) and R-1-DA
(Residential with a
development agreement)
Single-family residential
subdivisions (Bakers Acres
Subdivision and Covenant
Hill Subdivision)
South of site
Compact Residential
R-4 (Residential)
Single-family residences
located within unplatted
parcels
East of site
Compact Residential
R-3 (Residential) and R-4
(Residential)
Single-family residences
located within unplatted
parcels
West of site
Large Lot Residential
and Neighborhood
Residential
R-2 (Residential) and A-R
(Agricultural -Residential)
Single-family residential
subdivisions (Bakers Acres
Subdivision and Van
Engelen Estates
Subdivision No. 1)
G. DESIGN REVIEW OVERLAY DISTRICT:
This site is not located within the DDA, TDA, CEDA, or DSDA overlay districts.
H. URBAN RENEWAL DISTRICT:
This site is not located within the Urban Renewal District.
I. EXISTING SITE CHARACTERISTICS:
The site is currently undeveloped and used for agricultural uses.
J. SITE DATA:
Total Acreage of Site — 54.24-acres
Total Number of Lots —122
Residential — 108
Commercial — 0
Industrial — 0
Common— 14 (inclusive of one [1] private drive)
Total Number of Units — 108
Single-family — 108
Single-family attached — 0
Two-family — 0
Multi -family — 0
Total Acreage of Any Out -Parcels — 0
Page 2of17
K:\Planning Dept\Eagle Applications\Subdivisions\Capella Estates\02-Capella Estates Sub LS DR\03-Working Files\03-City Council\03-CC Findings\Capella Est Sub Findings CC.docx
Additional Site Data
Proposed
Required
Dwelling Units Per Gross Acre
2.14-dwelling units per acre*
2.14-dwelling units per
acre (as limited within the
development agreement)
Minimum Lot Size
10,510-square feet
10,000-square feet
Minimum Lot Width
80-feet
70-feet
Minimum Street Frontage
35.8-feet
35-feet
Total Acreage of Common Area
Open Space
13.79-acres
10.85-acres
Percent of Site as Common Area
Open Space
25.4%
20%
Except that, according to ECC
Section 9-3-8 (C) the City may
require additional public and/or
private park or open space
facilities in PUDs or in
subdivisions with 50 or more
lots.
Percent of Common Area Open
Space as Active Open Space
43% (5.94-acres)
15% (minimum) (2.07-
acres)
* Based on the area excluding the floodway.
K. PARKING ANALYSIS:
No parking is required for the common area landscaping.
L. GENERAL SITE DESIGN FEATURES:
Open Space and Greenbelt Areas:
A total of 13.79-acres, approximately 25.4% of open space, is proposed within the residential
subdivision. Approximately 5.94-acres (43%) of the proposed open space is "Open Space, Active" as
defined by Eagle City Code Section 9-1-6. The open space consists of common lots containing
amenities, tot lot, dog park, pathways, and planter strips as shown on the preliminary landscape plan,
date stamped by the City on February 23, 2023.
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.
Regarding flood control, the Flood Insurance Rate Map (FIRM), Panel No. 16001C0153J and
16001C0161J, dated June 19, 2020, shows a portion of the site located within a Zone "AE" (subject to
a 1% annual chance of flood). The applicant will be required to submit a floodplain development permit
application to be reviewed and approved by the Floodplain Administrator prior to the commencement
of work within the Special Flood Hazard Area.
Utility and Drainage Easements, and Underground Utilities:
Eagle City Code section 9-3-6 requires utility easements to be not less than 10 feet wide.
Page 3 of 17
K:\Planning Dept\Eagle Applications\Subdivisions\Capella Estates\02-Capella Estates Sub LS DR\03-Working Files \03-City Council\03-CC Findings\Capella Est Sub Findings CC.docx
Fire Hydrants and Water Mains:
Hydrants are to be located and installed as required by the Eagle Fire District.
On -site Septic System — No.
Preservation of Existing Natural Features:
See "Natural Features Analysis for Capella Subdivision, Eagle, Idaho," date stamped by the City on
February 23, 2023 (attached to the staff report).
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 three (3) buildings, two to be utilized as mailbox structures and
one to be utilized as a pump house.
Height and Number of Stories of Proposed Buildings:
The mailbox structures are proposed to be 8' 5" in height and the pump house is proposed to be 14' 1"
Gross Floor Area of Proposed Buildings:
The mailbox structures are proposed to be 66-square feet and the pump house is proposed to be 192-
square feet.
On and Off -Site Circulation: N/A
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Craftsman
Mailbox Structures -
Roof: Standing seam metal (Black)
Walls: Stucco (Intellectual Grey — SW7045)
Mailboxes: Metal (Bronze)
Fascia/Trim: Wood trim and kickers (Urbane Bronze SW7048)
Pump House -
Roof: Asphalt (Black)
Walls: Cement Lap Siding (Gargoyle Gray)
Windows/Doors: Wood (Urbane Bronze)
Fascia/Trim: Wood (Urbane Bronze)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: The only location where there are existing trees
on this site is along Dry Creek. The applicant is not proposing to remove any of the trees located within
this area.
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 West State Street and all internal streets within the
development.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Page 4 of 17
K:\Planning Dept\Eagle Applications\Subdivisions\Capella Estates \02-Capella Estates Sub LS DR\03-Working Files\03-City Council\03-CC Findings\Capella Est Sub Findings CC.docx
Parking Lot Landscaping: N/A
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 is required to be reviewed and
approved by the Zoning Administrator prior to issuance of any building permits.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application is required for any
subdivision entry monument signs prior to any signs being constructed on this site.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has been received by the City. The site is
located within Veolia Water service area and within the boundaries of the Eagle Sewer District.
T. PUBLIC USES PROPOSED: None.
U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists.
V. SPECIAL ON -SITE FEATURES:
Areas of Critical Environmental Concern — Yes — along Dry Creek
Evidence of Erosion — No
Fish Habitat — Yes — Dry Creek
Floodplain — Yes — Dry Creek, a portion of the area located adjacent to the east and south property lines
is located within an AE Zone as identified on the Flood Insurance Rate Map (FIRM), Panel No.
16001C0153J, effective June 19, 2020.
Mature Trees — Yes
Riparian Vegetation — Yes — Along Dry Creek
Steep Slopes — No
Stream/Creek — Yes — Dry Creek
Unique Animal Life — unknown
Unique Plant Life — Yes — See "Natural Features Analysis for Capella Subdivision, Eagle, Idaho," date
stamped by the City on February 23, 2023 (attached to the staff report)
Unstable Soils — No
Wildlife Habitat — Yes — Trees and riparian areas along Dry Creek
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.
Department of Environmental Quality
Eagle Fire Department
Eagle Sewer District
Idaho Transportation Department
Y. LETTERS FROM THE PUBLIC: None received to date.
Z. EAGLE CITY CODE 8-2A-13(B)(1)&(2): Required Findings for Design Review:
1. City Findings: The City shall make findings which address the following:
a. The ordinance and standards used in evaluating the application;
Page 5 of 17
K:\Planning Dept\Eagle Applications\Subdivisions\Capella Estates\02-Capella Estates Sub LS DR\03-Working Files\03-City Council\03-CC Findings\Capella Est Sub Findings CC.docx
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;
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;
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:
g.
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
Chapter 6: Land Use
6.3 Land Use Designations
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
Neighborhood Residential
Suitable for single family residential. Densities range from 2 units per acre to 4 units per acre.
Page 6 of 17
K:\Planning Dept\Eagle Applications\Subdivisions\Capella Estates\02-Capella Estates Sub LS DR\03-Working Files\03-City Council\03-CC Findings\Capella Est Sub Findings CC.docx
Scenic Corridor
An overlay designation that is intended to provide significant setbacks from major corridors and natural
features through the city. These areas may require berming, enhanced landscaping, detached
meandering pathways and appropriate signage controls. This designation includes the Willow Creek
Scenic Corridor that is to provide increased setbacks and buffering of development including natural
vegetation and restoration, regional trails and connectivity.
6.4.3 General Land Use Implementation Strategies
X. Require design treatments to provide compatibility of new development with existing
development by considering such issues as transitional lot sizing, building orientation,
increased setbacks, height limitations, size restrictions, design requirements, fencing,
landscaping or other methods as determined through the development review process.
B. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
3.7 Owner shall submit a design review application showing at a minimum: 1) proposed development
signage, 2) planting details within all common areas throughout the development, 3) elevation
plans for all proposed common area structures and irrigation pump house (if proposed, and 4)
useable amenities such as tot lot, picnic tables, covered shelters, benches, gazebos, and/or similar
amenities. The design review application shall be reviewed and approved by the Design Review
Board and City Council prior to the submittal of a final plat application.
C. PRELIMINARY PLAT PROVISIVIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
5. The applicant shall be required to install a 6-foot high solid fence on top of a 2-foot high berm
along the north side of Lots 1-4, Block 1, and the west side of Lots 8-11, Block 1, prior to the
City Clerk signing the final plat for the associated phase.
7. The applicant shall provide a revised Lighting Plan showing streetlights located at the following
locations:
o Midblock on Talega between West Yellowstone and Adlon.
o Midblock on Preakness between West Yellowstone and Adlon.
o In proximity to the community mailbox unit located within Lot 7, Block 6, adjacent to West
Yellowstone.
o In proximity to the community mailbox unit located within Lot 6, Block 3, adjacent to
Springhill.
o On Stribling where Lot 6, Block 3, and Lot 11, Block 4, intersect Stribling.
o Midblock on Adlon between West State Street and the intersection of Adlon and Talega.
The revised Lighting Plan shall be submitted prior to submittal of a Design Review Application.
13. The developer shall provide shade -class trees (landscape plan to be reviewed and approved by the
Design Review Board) along both sides of all streets within this development. Trees shall be placed
at the front of each lot generally at each side property line, or as approved by the Design Review
Board. The trees shall be located within an 8-foot wide landscape strip between the 5-foot wide
concrete sidewalk and the curb. Any and all drainage swales and/or seepage beds shall be placed
so as to not interfere with the required placement of street trees. Prior to the City Clerk signing the
final plat the applicant shall either install the required trees, sod, and irrigation or provide the City
with a letter of credit for 150% of the cost of the installation of all landscape and irrigation
improvements. Trees shall be installed prior to obtaining any occupancy permits for the homes. A
temporary occupancy may be issued if weather does not permit landscaping. Partial reduction of
the' surety may be permitted for any portion of the development that is completed, including street
Page 7 of 17
K:\Planning Dept\Eagle Applications\Subdivisions\Capella Estates\02-Capella Estates Sub LS DR\03-Working Files\03-City Council\03-CC Findings\Capella Est Sub Findings CC.docx
trees that have been installed. On -going surety for street trees for all undeveloped portions of the
development will be required through project completion.
14. The developer shall provide a detailed arborist report and a tree inventory map identifying all
existing trees located on -site. The report shall identify, at a minimum, species, size, and health of
the trees. The arborist report and map shall be provided with the submittal of a design review
application. All living trees shall be preserved, unless otherwise determined by the Design Review
Board and the City Council. A detailed landscape plan showing how the trees will be integrated
into the open space areas or private lots (unless approved for removal by the City Council) shall be
provided for City Council final 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. No trees shall be removed
from the site prior to city approval of a tree removal and replacement plan.
15. The location and style of fencing (relative to solid or open style fencing) as shown on the Capella
Estates Subdivision Preliminary Plat Landscape Plan (Fencing Plan, page L6), date stamped by the
City on February 23, 2023, is approved. The specific style of fencing shall be reviewed and
approved by the Design Review Board and City Council prior to submittal of a final plat
application.
D. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi -family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• Eagle City Code Section 8-2A-6(A)(5):
Utilities: Utility service systems shall not detract from building or site design. Cable, electrical, and
telephone service systems shall be installed underground
• Eagle City Code Section 8-2A-6(B)(2)(e)
Metal; standing seam, batten seam (concealed fasteners required);
Metal, standing seam/batten seam is prohibited on mansard roof sections facing a road.
• Eagle City Code Section 8-2A-6(B)(3)(e)
Dog ear cedar, fir, chain link, barbwire, razor wire, and similar high maintenance and/or unsightly
fencing is prohibited. However, powder coated chain link fencing may be permitted for use on
school sites.
• Eagle City Code Section 8-2A-6(G)(6)
Except as noted in subsections G4 and G5 of this section, streetlights shall be spaced generally as
depicted on the streetlight spacing map included within the EASD book (exhibit A-2). The specific
spacing requirements are listed below and apply to each side of the street. Streetlights are to be
located in alignment across the street from each other except where noted as ["staggered[". When the
Page 8 of 17
K:\Planning Dept\Eagle Applications\Subdivisions\Capella Estates\02-Capella Estates Sub LS DR\03-Working Files\03-City Council\03-CC Findings\Capella Est Sub Findings CC.docx
streetlights are to be "staggered" a streetlight on one side of the street is to be located generally
midway between two (2) streetlights on the other side of the street. Spacing shall still apply to each
side of the street.
Street
Boundaries
Spacing (Each
Side Of Street)
State Street
Highway 44 (new connection west of
Ballantyne Lane) to Dry Creek
300'
State Street
Dry Creek to Cobblestone Lane
150'
• Eagle City Code Section 8-2A-7(C): Retention, Removal, And Replacement Of Trees:
1. Retention Of Existing Trees:
a. Existing trees shall be retained unless removal is approved in writing by the city.
2. Removal And Replacement Of Existing Trees:
a. Where trees are approved by the city to be removed, replacement with a species identified
in section 8-2A-7Q of this article is required. For each caliper inch of deciduous tree
removed, an equivalent amount of caliper inches shall be replanted. For each vertical foot
of coniferous tree removed, an equivalent amount of vertical feet shall be replanted.
Example: An eight inch (8") caliper deciduous tree is removed, an acceptable replacement
would be four (4) two inch (2") caliper deciduous trees. A twelve foot (12') tall coniferous
tree is removed, an acceptable replacement would be two (2) six feet (6') tall coniferous
trees.
c. Unless it is determined by the city that replacement is necessary to preserve and/or restore
riparian and wildlife habitat, removal of the following trees shall not otherwise require
replacement: black locust, poplar, cottonwood, willow, tree of heaven, elm, and silver
maple. Trees which are weak wooded, weak branched, suckering, damaged, diseased,
insect infested, or containing similar maladies may be exempt from replacement if removal
is first approved by the city.
E. DISCUSSION:
• The applicant is requesting design review approval of the common area landscaping within Capella
Estates Subdivision, a 122-lot (108-buildable, 13-common [inclusive of 1-common drive])
residential subdivision. Two pickleball courts, a dog park area, mailbox structures, walking paths,
and open space are amenities that are being provided throughout the development. Staff defers
comment regarding the design, materials, colors of the mailbox structures to the Design Review
Board.
• The mailbox structures are proposed to have black metal roofs on them. Pursuant to Eagle City
Code Section 8-2A-6(B)(2)(e), metal roofing shall have concealed fasteners. The applicant should
be required to provide revised elevation plans showing the metal roofing on the mailbox structures
to have concealed fasteners. The revised elevation plans should be reviewed and approved by staff
prior to the issuance of a zoning certificate.
• The landscape plan shows two pickleball courts located within the common area with a black vinyl
coated chain link fence proposed around them. Pursuant to Eagle City Code Section 8-2A-
6(B)(3)(e), dog ear cedar, fir, chain link, barbwire, razor wire, and similar high maintenance and/or
unsightly fencing is prohibited. However, powder coated chain link fencing may be permitted for
use on school sites. Pursuant to past action by the Eagle Design Review Board and City Council,
powder coated chain link fencing has been permitted to be used around sports courts. Staff defers
Page 9 of 17
K:\Planning Dept\Eagle Applications\Subdivisions\Capella Estates\02-Capella Estates Sub LS DR\03-Working Files\03-City Council\03-CC Findings\Capella Est Sub Findings CC.docx
comment regarding the use of vinyl coated chain link fencing around the pickleball courts to the
Design Review Board.
• The landscape plans show the location of the streetlights proposed within the development;
however, no historic streetlights have been shown along West State Street. Pursuant to Eagle City
Code Section 8-2A-6(G)(6), historic streetlights are required along West State Street between
Highway 44 (new connection west of Ballantyne Lane) to Dry Creek space 300-linear feet and
historic lights are required between Dry Creek to Cobblestone Lane space 150-linear feet. The
applicant should be required to provide a revised landscape plan showing one historic streetlight
on the northeast corner of West State Street and North Riverview Way and three historic streetlights
along West State Street between the two properties with the following addresses 1208 and 1022
West State Street. The revised landscape plan should be reviewed and approved by staff prior to
the submittal of a final plat application. The historic streetlight should be the historic streetlight
used by the City of Eagle.
1208 W Stale St
1p,
r.,%.R7,f...VvlNYfs1,. �C %9•�IY
ST £ST ���
1022 W State St
• Pursuant to the preliminary plat approval, the applicant is required to provide a 6-foot high
composite fence on top of a 2-foot high berm along the north side of Lots 1-4, Block 4 and the west
side of Lots 8-11, Block 4. Currently the landscape plan does not show the 2-foot berm. The
applicant should be required to provide a revised landscape plan showing a 2-foot high berm along
the north side of Lots 1-4, Block 4 and the west side of Lots 8-11, Block 4 and a cross section
showing how the berm and fence will be in relation to the property lines of these lots. The revised
landscape plan should be reviewed and approved by staff and one member of the Design Review
Board prior to the submittal of a final plat application.
• The fencing plan, dated stamped by the City of Eagle on February 23, 2023, and approved by the
City Council on August 8, 2023, showed open style fencing around the pump house and the private
common drive lot. The applicant is requesting approval to provide solid fencing in the two
locations (highlighted in red in the snip on the right). Staff defers comment to the Design Review
Board with regard to the style of fencing proposed around the pump house and the private common
drive lot.
Page 10 of 17
K:\Planning Dept\Eagle Applications\Subdivisions \Capella Estates\02-Capella Estates Sub LS DR\03-Working Files\03-City Council\03-CC Findings\Capella Est Sub Findings CC.docx
Fencing Plan approved by the City Council Fencing Plan proposed with this application
• The properties located at 1208 and 1022 West State Street are currently undeveloped with no
sidewalk along the frontage of each of the properties. The applicant is proposing to install a
detached sidewalk along the frontage of this development. The applicant should be required to
provide a revised landscape plan showing temporary asphalt pathways connections between the
sidewalk and the edge of pavement of West State Street as shown in the detailed below with the
blue highlighted areas. The revised landscape plan should be reviewed and approved by staff prior
to the submittal of a final plat application.
t!
1208 W State St
I
1022 W State St
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 March 27, 2025, 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 landscape and amenities as proposed.
• The Board is in favor of the use of a vinyl coated chainlink fence around the pickleball courts as noted
in site specific condition of approval number 8.
• The Board is in favor of the solid vinyl fence around the irrigation pump house to provide additional
screening and the solid vinyl fence along the private driveway to the residence to the north of this site,
based on the residence request. As noted in site specific condition of approval number 9.
Page 11 of 17
K:U'lanning Dept\Eagle Applications\Subdivisions\Capella Estates\02-Capella Estates Sub LS DR\03-Working Files\03-City Council\03-CC Findings\Capella Est Sub Findings CC.docx
BOARD DECISION:
The Board voted 6 to 0 (Lindgren absent) to recommend approval of DR-2025-05 for a design review
application for the common area landscaping and amenities within Capella Estates Subdivision, 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 April 10, 2025.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on April 22, 2025, at which
time the Council made their decision.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-2025-05 for a design review application for the common area
landscaping and amenities within Capell Estates Subdivision, 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 RZ-01-23/PP-01-23.
2. All overhead utilities and poles shall be removed from the site.
3. Provide revised elevation plans showing the metal roofing on the mailbox structures to have concealed
fasteners. The revised elevation plans shall be reviewed and approved by staff prior to the issuance of
a zoning certificate.
4. The revised landscape plan, date stamped by the City on March 20, 2025, showing the historic lights
along West State Street is approved.
5. The revised landscape plan, date stamped by the City on March 20, 2025, showing the 6-foot high fence
on a 2-foot berm is approved.
6. Provide a revised landscape plan showing temporary asphalt pathways connections between the
sidewalk and the edge of pavement of West State Street as shown in the detailed below with the blue
highlighted areas. The revised landscape plan shall be reviewed and approved by staff prior to the
submittal of a final plat application.
1208 W State St
5. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
6. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
7. No signs are proposed with this application and none are approved.
8. The fencing around the pickleball courts is permitted to be vinyl coated chainlink fencing as proposed
and shown on the fencing plan, date stamped by the City on March 20, 2025.
9. The 6-foot high solid vinyl fencing proposed around the pump house lot and along the private driveway
is approved and shown on the fencing plan, date stamped by the City on March 20, 2025.
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.
Page 12 of 17
K:\Planning Dept\Eagle Applications \ Subdivisions \Capella Estates\02-Capella Estates Sub LS DR\03-Working Files\03-City Council\03-CC Findings\Capella Est Sub Findings CC.docx
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.
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
Page 13 of 17
K:\Planning Dept\Eagle Applications\Subdivisions\Capella Estates\02-Capella Estates Sub LS DR\03-Working Files\03-City Council\03-CC Findings\Capella Est Sub Findings CC.docx
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
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
Page 14 of 17
K:\Planning Dept\Eagle Applications\Subdivisions\Capella Estates\02-Capella Estates Sub LS DR\03-Working Files\03-City Council\03-CC Findings\Capella Est Sub Findings CC.docx
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-2025-05) 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.
Page 15 of 17
K:\Planning Dept\Eagle Applications\Subdivisions \Capella Estates\02-Capella Estates Sub LS DR\03-Working Files\03-City Council\03-CC Findings\Capella Est Sub Findings CC.docx
2. The Council reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and subdivision landscaping is permitted with the approval of a design review
application within the R-3-DA (Residential with a development agreement in lieu of a PUD) zoning
district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed common area landscaping 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 since the
community structures have been designed to complement the area;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the buildings are
in conformance with the Eagle Architecture and Site Design Book and 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 community structures have been designed not to 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 development has
been designed with public streets connecting to existing and future roadways and pathways have
been provided throughout the 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 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.
Page 16 of 17
K:\Planning Dept\Eagle Applications\Subdivisions\Capella Estates\02-Capella Estates Sub LS DR\03-Working Files\03-City Council\03-CC Findings\Capella Est Sub Findings CC.docx
DATED this 22nd day of April 2025.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Brad Pike, Mayor
ATTEST:
Tracy E. Osbl' 1`agle City Clerk
,,,`, 111111.,.E
CITY p���'%
°••°•••°°••f
• •.
•
•_ • •
,
v>• �"•
/DA HO
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.
Page 17 of 17
K:\Planning Dept\Eagle Applications\Subdivisions\Capella Estates\02-Capella Estates Sub LS DR\03-Working Files\03-City Council\03-CC Findings\Capella Est Sub Findings CC.docx