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Findings - DR - 2001 - DR-77-01 - Common Area Landscaping Within Addies Corner Subdivision At 3065 E Floating Feather Rd r BEFORE THE EAGLE DESIGN REVIEW BOARD O~/GINAL IN THE MATTER OF AN APPLICATION FOR ) A DESIGN REVIEW OF THE COMMON AREA ) LANDSCAPING WITIDN ADDIE'S CORNER ) SUBDIVISION FOR NORTHWEST DEVELOPMENT LLC) FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER DR- 77-01 The above-entitled design review application came before the Eagle Design Review Board for their action on December 13,2001. The Eagle Design Review Board having heard and taken oral and written testimony, and having duly considered the matter, makes the following Findings of Fact and Conclusions of Law; FINDINGS OF FACT: A. PROJECT SUMMARY: Northwest Development LLC, represented by Kristen Van Engelen, is requesting design review approval of the common area landscaping within Addie's Corner Subdivision. The site is located on the southwest corner of Floating Feather Road and Horseshoe Bend Road at 3065 East Floating Feather Road. APPLICATION SUBMITTAL: The application for this item was received by the City of Eagle on November 8, 2001. B. C. NOTICE OF PUBLIC HEARING: Notice of this public hearing was mailed to abutting property owners of the subject property in accordance with the requirements of Eagle City Code on November 21, 2001. Requests for agencies' reviews were transmitted on November 13, 2001 in accordance with the requirements of the Eagle City Code. HISTORY OF RELEVANT PREVIOUS ACTIONS: On November 13, 2001, the Eagle City Council approved a preliminary plat application PP-7-01 for Addie's Corner Subdivision. D. E. COMPANION APPLICATIONS: None STAFF ANALYSIS PROVIDED WITIDN THE STAFF REPORT: A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: (None) ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: B. . Section 8-2A- 7(A) Landscape Plan Required: A landscape plan is required for all developments requiring a design review, including, but not limited to, all subdivisions. The landscape plan shall be drawn to scale (no smaller than 1" = 30') and shall indicate the following: 2. Existing trees and vegetation identified by species and size. . Section 8-2A-7(C)(1) Page 1 of 10 K:\Planning DeptlEagle ApplicationslDr\200 1 \DR- 77-01 drf..doc c. - -~ - ~-- - ~ ~-~ Existing Vegetation: 1. Retention Of Existing Trees: Existing trees shall be retained unless removal is approved in writing by the City. Where trees are approved by the City to be removed from the project site (or from abutting right of way) replacement with an acceptable species is required as follows: Existing Tree 1 inch to 6 inches cal. 61/4 inches to 12 inches 121/4 inches or more Replacement 2x cal. of tree removed 1.5x cal. of tree removed 1 x cal. of tree removed . Section 8-2A- 7(C)(2) Damage During Construction: Existing trees or shrubs that are retained shall be protected from damage to bark, branches, or roots during construction. Construction or excavation occurring within the drip line of any public or private retained tree or shrub may severely damage the tree or shrub. Any severely damaged tree or shrub shall be replaced in accordance with subsection C1 of this Section. . Section 8-2A- 7(1)( 4)(a) A minimum five foot (5') high, maximum eight foot (8') high, berm, panelized vinyl fence, decorative block wall, or cultured stone, decorative rock, or similarly designed concrete wall, or combination thereof shall be provided within the buffer area. The maximum slope for any berm shall be three feet (3') horizontal distance to one foot (1') vertical distance. If a panelized vinyl fence, decorative block wall, or cultured stone, decorative rock, or similarly designed concrete wall is to be provided, in combination with the berm, a four foot (4') wide flat area at the top ofthe berm shall be provided for the placement of the fence or decorative block wall. Panelized vinyl fencing shall be no higher than four feet (4'). Chainlink, cedar, and similar high maintenance and/or unsightly fencing shall not be permitted. DISCUSSION: . The landscape plan shows seven existing trees on site around the existing house. Three of the seven trees are proposed to be removed from the site. The arborist report submitted by Jerry Stallsmith states that there are twenty trees located on this site and all but one are in good to excellent condition and should be retained. Per Eagle City Code, landscape plans are required to show existing trees and vegetation identified by species and size. The applicant should be required to provide a revised landscape plan showing the location of all existing trees and vegetation identified by species and size. The landscape plan should show all trees that will be retained on site and which trees are proposed to be removed from the site. The revised landscape plan should be reviewed and approved by the Design Review Board prior to the City Clerk signing the final plat. There are twenty existing trees on-site. The applicant is proposing to retain four of the twenty trees. Per Eagle City Code, the applicant is required to replace 196-inches of tree replacement caliper on-site. The applicant should be required to provide a revised landscape plan showing an additional 196-inches of tree caliper on site. The revised landscape plan should be reviewed and approved by the Design Review Board prior to the City Clerk signing the final plat. A plan showing construction fencing around the existing trees (a minimum of lO-feet from the trunk of the tree or at the drip line of the tree (whichever is closer)) to prevent any damage within the drip line of the trees should be submitted to the City. The construction . . Page 2 of 10 K: \Planning Dept\EagIe ApplicationslDr\200 I \DR- 77 -0 I drf..doc ---------- ~ - - . fencing should be installed prior to commencing any site work. Cups or dam should be built within the drip line of each tree in order to retain water and the trees should be water on a regular basis. No activity whatsoever should take place within the drip line of the trees. It is stated in the application that a 4-foot high panelized vinyl fence is proposed on the landscape berm along Floating Feather Road and Horseshoe Bend Road. The preliminary plat shows a non-scalable cross section of the landscape berm, fence and right of way. The applicant should be required to provide a scalable cross section of the landscape berm showing the height of the berm and fence in relation to the adjacent right of way. Also, a detail of the 4-foot high vinyl fence showing the color and style should be submitted. The cross section of the landscape berm and fence detail should be reviewed and approved by the Design Review Board prior to the City Clerk signing the final plat. Per the approval of the preliminary plat of Addie's Corner Subdivision the applicant was required to construct a 6-foot wide asphalt pathway within a 10-foot wide easement extending from the southern terminus of North Bippy Way to the southern boundary of the subdivision. The applicant should be required to provide a revised landscape plan showing a 6-foot wide asphalt pathway within a lO-foot wide easement extending from the southern terminus of North Bippy Way to the southern boundary of the subdivision. The applicant should be required to provide landscaping on both sides of the asphalt pathway within the I 0- foot wide easement. The revised landscape plan should be reviewed and approved by staff prior to the City Clerk signing the final plat. . . The 6-foot wide asphalt pathway should be constructed prior to issuance of any building permits for this subdivision. A 100-square foot well house is proposed to be constructed at the northeast corner of the site. The applicant should be required to provide detailed elevations of the wellhouse. The details should be reviewed and approved by staff and one member of the Design Review Board prior to the City Clerk signing the final plat. Note #8 on the landscape plan states the following: "Plant material shall not be substituted without the written permission of the Owner." The applicant should be required to provide a revised landscape plan stating note #8 as follows: "Plant material shall not be substituted without the written permission of the Owner and the City of Ea~le. " The revised landscape plan should be reviewed and approved by staff prior to the City Clerk signing the final plat. . . The landscape plan shows street lights to be located at the southwest comer of North Sandish Way and Floating Feather Road and at the southeast corner of North Trailcreek Way and Floating Feather. The applicant should be required to provide details of the proposed street light fixture showing height, style, wattage and type of luminar to be used for the light fIXture. The details of the light fixture should be reviewed and approved by the Zoning Administrator prior to the City Clerk signing the final plat. A street light plan showing the locations of all light fixtures should be required to be submitted for review and approval by the Zoning Administrator prior to the City Clerk signing the final plat. The Ada County Highway District staff report for the preliminary plat did not address whether or not a sidewalk was going to be required on Horseshoe Bend Road abutting this site. City staff has contacted the ACHD staff and discussed if a sidewalk would be required along Horseshoe Bend Road and has determined that sidewalk will be required. The applicant should be required to provide a revised landscape plan showing a five foot wide concrete sidewalk extending from the terminus of the sidewalk on Floating Feather Road to . Page 3 of 10 K:\Planning DeptlEagle ApplicationslDr\200 I \DR- 77-01 drf..doc -~---- ---- -._- -~~-~~--- - -.- ~- -- -~--~--- . the south property line of the site on Horseshoe Bend Road. The revised landscape plan should be reviewed and approved by staff prior to the City Clerk signing the final plat. The following are site specific conditions of approval from the preliminary plat approval of Addie's Corner Subdivision (PP-7-01) requiring design review approval: 14. Construct a sidewalk on one side of each private roadway within the subdivision. 15. Landscape plans showing open space amenities shall be reviewed and approved by the Design Review Board. 17. The applicant shall provide a landscape plan showing berming, fencing, and planting details within the required 35-foot wide buffer areas along Floating Feather Road and Horseshoe Bend Road abutting this site for review and approval by the Design Review Board prior to City approval of a final plat. The plans shall show how the area around the parcel (with irrigation pump) abutting the northeast comer of this site will be landscaped to provide an even transition from the buffer area on Floating Feather Road to the buffer area on Horseshoe Bend Road. 18. The applicant shall provide a landscape plan showing berming, fencing, and planting details within the parcel with the irrigation pump (well) abutting the northeast comer of this site along Floating Feather Road and Horseshoe Bend Road for review and approval by the Design Review Board prior to City approval of a final plat. Provide a statement on the plat and within the CC&R's that one homeowners association in perpetuity shall maintain the landscaping. 19. The applicant shall construct a 6- foot wide asphalt pathway within a 10- foot wide easement extending from the southern terminus of North Bippy Way to the southern boundary of this subdivision. 20. The developer shall provide 3-inch minimum caliper 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 located within four-feet of the sidewalk (on that side of the street that has sidewalk) and within five-feet of the roadway edge on the side with no sidewalk (on the side of the drainage swale closest to the house). The trees shall be located a minimum distance of35-feet apart and no more than 80-feet apart. Prior to the City Clerk signing the final plat for each phase, the applicant shall either install the required trees, landscaping, 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 within the 5-foot wide landscape strip. 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. . Staff defers comment regarding the street lighting and landscape design to the Design Review Board. STAFF RECOMMENDATION PROVIDED WITIDN THE REPORT: Based upon the information provided to staff to date, staff recommends approval with the site specific conditions of approval and the standard conditions of approval provided within the staff report. PUBLIC HEARING OF THE BOARD: A. A public hearing on the application was held before the Design Review Board on December 13, Page 4 of 10 K:\Planning DeptlEagle ApplicationslDr\200 1 \DR- 77-01 drf..doc -. -- -~- -- --- -------- 2001, at which time testimony was taken and the public hearing was closed. The Board made their decision at that time. B. Oral testimony in opposition to this proposal was presented to the Design Review Board by no one. C. Oral testimony in favor of this proposal was presented to the Design Review Board by one (1) individual who felt it was a good design and also expressed concerns about drainage on Horseshoe Bend Road. BOARD DECISION: The Board voted 3 to 0 (Barnes and McCullough absent) to approve DR-77-01 for a design review application of the common area landscaping within Addie's Corner Subdivision with the following staff recommended site specific conditions of approval and standard conditions of approval with text shown with strike thru to be deleted by the Board and text shown with underline to be added by the Board. SITE SPECIFIC CONDITIONS OF APPROVAL: 1. Comply with any applicable conditions ofPP- 7-01 (Addie's Corner Subdivision). 2. Provide a revised landscape plan showing the location of all existing trees and vegetation identified by species and size. The landscape plan shall show all trees that will be retained on site and which trees will be removed from the site. The revised landscape plan shall be reviewed and approved by the Design Review Board prior to the City Clerk signing the final plat. 3. Provide a revised landscape plan showing all existin~ trees on this site and the existin~ house located on Lot 7. Block 1. The revised landscape plan shall show the location of all trees that are to remain on site and all trees that are to be relocated on site. an additional 1% iaeaes øf tree caliper OR site. The revised landscape plan shall be reviewed and approved by the Design Review Board M.llil unfinished business item prior to the City Clerk signing the final plat. 4. A plan showing construction fencing around the existing trees (a minimum of 10-feet from the trunk of the tree or at the drip line of the tree (whichever is closer)) to prevent any damage within the drip line of the trees should be submitted to the City. The construction fencing shall be installed prior to commencing any site work. Cups or dam should be built within the drip line of each tree in order to retain water and the trees shall be water on a regular basis. No activity whatsoever shall take place within the drip line of the trees. 5. Provide a scalable cross section of the landscape berm showing the height of the berm and fence in relation to the adjacent right of way. Provide a detail of the 4-foot high vinyl fence showing the color and style of the proposed fence. The cross section of the landscape berm and fence detail shall be reviewed and approved by staff and one member of the Design Review Board prior to the City Clerk signing the final plat. 6. Provide a revised landscape plan showing a 6-foot wide asphalt pathway within a 10-foot wide easement extending from the southern terminus of North Bippy Way to the southern boundary of the subdivision. The applicant shall be required to provide landscaping on one side or both sides of the asphalt pathway within the 10-foot wide easement. The pathway shall be installed at the time of the roadway improvements and the landscapin~ within the easement shall be completed at the time Lot 17. Block 1. is landsca,ped. The revised landscape plan shall be reviewed and approved by staff prior to the City Clerk signing the final plat. The landscapin~ within the easement on Lot 17. Block 1. shall be completed prior to issuance of a certificate of occu,pancy for any buildin~ on this lot. 7. The 6- foot wide asphalt pathway shall be constructed prior to issuance of any building permits for this subdivision. Page 5 of 10 K:\Planning DeptlEagle ApplicationslDr\2001\DR-77-01 drf..doc 8. Provide detailed elevations of the well house. The details shall be reviewed and approved by staff and one member of the Design Review Board prior to the City Clerk signing the final plat. 9. Provide a revised landscape plan changing note #8 as follows: "Plant material shall not be substituted without the written permission of the Owner and the City ofEa~le." The revised landscape plan shall be reviewed and approved by staff prior to the City Clerk signing the final plat. 10. Provide details of the proposed street light fixture showing height, style, wattage and type ofluminar to be used for the light fixture. The details of the light fixture shall be reviewed and approved by the Zoning Administrator prior to the City Clerk signing the final plat. 11. A street light plan showing the locations of all light fixtures shall be submitted for review and approval by the Zoning Administrator prior to the City Clerk signing the final plat. 12. Provide a revised landscape plan showing a five foot wide concrete sidewalk extending from the terminus of the sidewalk on Floating Feather Road to the south property line of the site on Horseshoe Bend Road. The revised landscape plan shall be reviewed and approved by staff prior to the City Clerk signing the final plat. 13. Construct a sidewalk on one side of each private roadway within the subdivision. 14. Extend the sod within the buffer area along Horseshoe Bend Road to the ed~e of pavement. Provide a license agreement from ACHD approvin~ the landscaping located within the public ri~ht-of-way abuttin~ the eastern boundary of the site (Horseshoe Bend Road) prior to the City Clerk signin~ the final plat. Landseape plans shov.'ing open space amenities shall be reviev¡ed and approved by the Design Revie',y Board. 15. The applicant shall construct a 6-foot wide asphalt pathway within a lO-foot wide easement extending from the southern terminus of North Bippy Way to the southern boundary of this subdivision. 16. Provide a revised landscape plan changing note #6 as follows: "All sodded areas shall have 6-inches of topsoil and all planting beds shall have 12-inches of topsoil.. .". The revised landscape plan shall be reviewed and approved by staff prior to the City Clerk signing the final plat. 17. Install the street trees in the general location as shown on the approved landscape plan date stamped by the City on November 30. 2001. The quantity and variety of trees for each lot shall be as shown on the approved landscape plan. STANDARD CONDITIONS OF APPROVAL: 1. The applicant shall comply with all requirements ofthe 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 any building permits or Certificate of Occupancy, whichever occurs first. 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 shall be submitted to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. Page 6 of 10 K: \Planning DeptlEagle ApplicationslDr\200 1 \DR- 77 -0 I drf..doc 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 ofthe 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. 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 Certificate of Occupancy. 10. 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. Page 7 of 10 K:\Planning DeptlEagle ApplicationslDr\2001\DR-77-01 drf..doc 11. 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. 12. 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 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. 13. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area designated by the City Councilor Eagle City Pathway/Greenbelt Committee for a path or walkway shall be approved in writing by the Eagle City Pathway/Greenbelt Committee prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. 14. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle City Pathway/Greenbelt Committee and shall be shown on the final plat prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. 15. 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. 16. 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. 17. 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. 18. Basements in the flood plain are prohibited. 19. 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 Commission and/or Council. 20. 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/or the Planning and Zoning Commission for review and approval. 21. Any changes to the plans and specifications upon which this approval is based, other than those Page 8 of 10 K:\Planning DeptlEagle ApplicationslDr\2001\DR-77-01 drf..doc required by the above conditions, will require submittal of an application for modification and approval of that application prior to commencing any change. 22. Any change by the applicant in the planned use ofthe property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the City of Eagle of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. 23. 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 the Design Review Board approval date). 24. 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. 25. 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 application for this item was received by the City of Eagle on November 8, 2001. 2. Notice of this public hearing was mailed to abutting property owners of the subject property in accordance with the requirements of Eagle City Code on November 21, 2001. Requests for agencies' reviews were transmitted on November 13, 2001 in accordance with the requirements of the Eagle City Code. 3. The Board reviewed the particular facts and circumstances of this proposed design review application (DR-77-01) with regard to Eagle City Code Section 8-2A-13 Design Review Board Action, 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. The Design Review Board recognizes that requiring 196-inches of tree replacement caliper on a site this small would be impractical because the plantings would be over crowded due to space limitations. It is the Board's recommendation that should the applicant not retain 100% of the existing trees on-site that the landscape plan as presented reflects compliance with Eagle City Code and quality landscaping design and that no additional caliper inches should be assessed to this project. Page 9 of 10 K:\Planning DeptlEagle ApplicationslDr\2001\DR-77-01 drf..doc DATED this 10th day of January 2002. DESIGN REVIEW BOARD OF THE CITY OF EAGLE Ada County, Idaho ATTEST: Page 10 oflO K:\Planning DeptlEagle ApplicationsIDr\2001\DR-77-01 drf..doc