Findings - DR - 2001 - DR-77-01 - Common Area Landscaping Within Addies Corner Subdivision At 3065 E Floating Feather Rd
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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)
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c.
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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
.
.
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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
.
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.
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,
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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.
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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.
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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.
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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
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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.
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DATED this 10th day of January 2002.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
ATTEST:
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