Findings - DR - 2003 - DR-14-03 - Common Area Landscaping In Two Rivers Sub/6,7,8,9,10,11,&12
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW OF THE COMMON AREA )
LANDSCAPING WITHIN TWO RIVERS SUBDIVISION)
PHASES 6, 7, 8, 9,10,11, AND 12 FOR T. R. COMPANY)
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-14-03
The above-entitled design review application came before the Eagle Design Review Board for their
action on April 10, 2003. 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:
T. R. Company, represented by Dave Koga with The Land Group, is requesting design review
approval of the common area landscaping within Two Rivers Subdivision Phases 6, 7, 8, 9, 10, 11,
and 12. The site is located west side of Eagle Road approximately one mile north of Chin den
Boulevard at 1501 South Eagle Road.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on March 6, 2003.
C. NOTICE TO AGENCIES:
Requests for agencies' reviews were transmitted on March II, 2003, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On April 27, 1999, the Eagle City Council approved the preliminary plat for Two Rivers
Subdivision (Quarter Circle Ranch PUD Subdivision).
On December 27, 2002, the Eagle City Council approved a modification to the preliminary plat
for Two Rivers Subdivision (Quarter Circle Ranch PUD Subdivision).
E. COMPANION APPLICATIONS: Two Monument Signs for Two Rivers Subdivision (DR-15-03).
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
.
The Comprehensive Plan Land Use Map designates this site as Residential Two.
B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
.
Section 8-2A- 7(C)(1)
Retention Of Existing Trees: Existing trees shall be retained unless removal is approved in
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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
Ix 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 C I of this Section.
C. DISCUSSION:
.
There are many trees located along the south property line of this development, numerous trees
located within the South Channel of the Boise River, and a few trees located along Eagle Road.
None of the trees within the South Channel ofthe Boise River are proposed to be removed with
the construction of this development. The applicant is proposing to remove six (6) black locust
trees, one twenty two inch (22") caliper clump willow tree, two (2) eighteen inch (18") caliper
elm trees, and one forty eight inch (48") caliper cottonwood tree which all total approximately
one hundred forty inches (140") of tree caliper being removed from this site. These trees are
currently located where the proposed entry road (West Two Rivers Drive) is to be constructed or
on future residential lots and the stability or health of these trees is such that they should be
removed for the safety of the future residence. The applicant is proposing to remove a clump
willow tree and black locust tree located along Eagle Road, which are currently located within
the future berm easement along Eagle Road and cannot be incorporated into the berm without
reducing the overall height of the berm to accommodate these trees. A total of one hundred and
sixty inches (160") (approximately) of tree caliper is proposed to be removed from this site. Per
Eagle City Code, the applicant is required to replace on site the amount of tree caliper being
removed or provide a monetary amount to the City Tree Fund. The applicant has proposed to
plant an overage of deciduous, evergreen and flowering trees totaling one hundred and sixty two
inches (162") of tree caliper within the berm along Eagle Road and Mace Road. Therefore, the
requirement to replace the total amount of tree caliper being removed from this site has been
satisfied by the extra trees proposed within the berms located along Eagle Road and Mace Road.
Staff defers comment regarding the landscaping 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 MEETING OF THE BOARD:
A. A meeting was held on the application before the Design Review Board on April 10, 2003, at which
time the Board made their decision.
B. Oral testimony in opposition to this proposal was presented to the Design Review Board by no one.
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C. Oral testimony in favor of this proposal was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DECISION:
The Board voted 4 to 0 (Bowen, Floegel, and McCullough absent) to approve DR-14-03 for a
design review application of the common area landscaping within Two Rivers Subdivision
Phases 6, 7, 8, 9, 10, 11, and 12 for T. R. Company with the following staff recommended site
specific conditions of approval and standard conditions of approval with text shown with
underline to be added by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with any applicable requirements of Quarter Circle Ranch PUD Subdivision approval (also
known as Two Rivers Subdivision) (RZ-I0-98/CU-9-98/PPUD-2-98/PP-8-98 MOD).
2. Comply with any applicable requirements of the flood plain development permit for the site (FPDP-
1-03).
3. 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 ofthe trees shall be submitted to the City. The construction fencing shall be installed prior to
commencing any site work. A cup or dam shall be built within the drip line of each tree in order to
retain water and the trees shall be watered on a regular basis. No activity whatsoever shall take place
within the drip line of the trees.
4. Work with the gas, electrical and phone companies to provide screening of any proposed gas
regulation stations, electrical transformers and phone distribution boxes with landscaping on the non-
operational sides to provide screening ofthat equipment from view. The applicant shall be required
to provide a revised landscape plan showing the plant material planted around the equipment. The
revised landscape plan shall be reviewed and approved by the Design Review Board prior to the City
Clerk signing the final plat.
5. The developer shall provide 3-inch minimum caliper shade-class trees along both sides of all streets
(including private) within this development. Trees shall be placed at the front of each lot generally
located on each side lot line. The trees shall be located in the 5-foot wide landscape strip between
the sidewalk and the curb. Prior to the City Clerk signing the final plat for each phase, 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 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.
6. Submit payment to the City for all Engineering fees incurred for reviewing this project prior to the
City Clerk signing the final plat.
7. The applicant shall be required to comply with any applicable conditions placed on this application
by the City Engineer.
8. Provide a revised landscape plan showin~ 3-inch minimum caliper shade-class trees along both sides
of all streets (includin~ private) within this development. The revised landscape plan shall be
reviewed and approved by staff prior to the City Clerk signin~ the final plat.
9. If landscape li~htin!i (defined as any lighting not pertaining to a sign or structure) is proposed.
provide a revised landscape plan showing the location of any light fixtures and how the li~ht fixtures
will be screened year round with plant material. The revised landscape plan shall be reviewed and
approved by staff prior to the City Clerk signing the final plat.
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10. If landscape li~htin~ (defined as any li2htin~ not pertainin~ to a sign or structure) is proposed.
provide detailed cut sheets showin~ the type and wattage of the li~ht fixture. All landscape li~htin~
shall be high pressure sodium li2ht fixtures. The detailed cut sheets of the light fixture shall be
reviewed and ap,proved by staff prior to the City Clerk signin~ the final plat.
11. The existin~ metal halide landscape light fixtures. located within the berm along Eagle Road. shall
be replaced with high pressure sodium light fixtures prior to the City Clerk signing the final plat. The
light fixtures shall be screened with plant material to provide year round screening.
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 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.
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
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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.
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. II
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
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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
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 modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prim: 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.
23. Any change by the applicant in the planned use of the 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.
24. 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).
25. All ground-mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use oflandscaping (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.
26. 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.
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CONCLUSIONS OF LAW:
1. The application for this item was received by the City of Eagle on March 6,2003.
2. Requests for agencies' reviews were transmitted on March 11, 2003, 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-14-03) with regard to the Eagle City Code Title 8, Chapter 2, Article A. DR Design
Review Overlay District, and based upon the information provided to date, and 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.
DATED this 24th day of April 2003.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada Coun , Idaho
ATTEST:
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