A. General Objectives And Considerations: The following apply to the entire Design Review Overlay District including the DDA, TDA, CEDA, and DSDA. Additional requirements for the DDA, TDA, CEDA, and DSDA are set forth in subsections C through G of this section and, to the extent there is a conflict with this section, the requirements for the DDA, TDA, CEDA, and DSDA shall control. The following, including the provisions set forth in the Eagle Architecture and Site Design Book, contains a listing of objectives applied to each application, and a listing of matters which shall be considered by the Design Review Board. The objectives are separated into two (2) sections: site design and building design. Specific aspects of design should be examined to determine whether the proposed development will provide a desirable environment for its occupants as well as for its neighbors, and whether, aesthetically, the composition, materials, textures and colors meet the intent of this article. The design review board shall consider the following criteria in reviewing the application:
1. Site Design Objectives: The site plan design shall minimize impact of traffic on adjacent streets, provide for the pedestrian, and provide appropriate, safe parking lot design.
a. The functional relationship of the structures and the site in relation to its surroundings;
b. The impact and effect of the site development plan on traffic conditions on contiguous streets and adjoining properties or neighborhoods;
c. The site layout with respect to separation or integration of vehicular, pedestrian and bicycle traffic patterns;
d. The arrangement and adequacy of off street parking facilities relative to access points, building location and total site development to prevent traffic conflict or congestion;
e. The location, arrangement and dimensions of truck loading ramps, docks, and bays and vehicle service facilities;
f. The access, parking lot, and interior roadway illumination plans and hours of operation;
g. The required driver, pedestrian and bicycle sight distance requirements of the project and their relationship to adjacent streets, driveways and properties;
h. The coordination of the site development with planned right of way alignments, acquisitions and street improvements;
i. The graphic delineation of traffic circulation patterns to avoid confusion, congestion and conflicts;
j. The continued maintenance of traffic, parking and lighting systems;
k. The protection of views and vistas in relation to urban design and aesthetic considerations; and
l. The provision of safe pedestrian and bicycle connections between neighborhoods and commercial areas.
2. Site Landscaping: The site landscaping shall minimize impact on adjacent properties through the proper use of screening with sound and sight buffers, and unsightly areas shall be concealed or screened and the design review board shall consider:
a. The location, height, and materials of walls, fences, hedges and screen plantings to ensure harmony with adjacent development;
b. The location and type of new plantings, with due regard to preservation of specimen and landmark trees, and to maintenance of all plantings;
c. The providing of screen plantings or other screening methods reasonably required to conceal outdoor storage areas, trash receptacles, service areas, truck loading areas, utility buildings and other unsightly developments;
d. The installation of sound and sight buffers, the preservation of public views, light and air, and the consideration of those landscape aspects of design which may have substantial effects on neighborhood development, land uses, and amenities;
e. The design and use of open spaces and parks; and
f. The permanent maintenance of all landscaped areas and fencing.
3. Site Grading And Drainage: The on site grading and drainage shall be designed so as to maximize land use benefits and to minimize off site impact and provide for slope and soil stabilization to prevent erosion and the design review board shall consider:
a. The existing and proposed grading relative to soil removal, fill work, retainage, soil stabilization, erosion control on the site and the adjacent terrain and streets, and adoption of the development to the existing site contours;
b. The planting of ground covers or shrubbery to prevent dust, to stabilize soils and embankments and to control erosion;
c. Existing and proposed storm drainageways, canals, floodway and floodplains relative to flow or alignment alterations, containment and endangerment of health; and
d. The maintenance of floodway, floodplains, drainageways, channels, culverts, head gates, canals, and soils.
4. Signage: Signing for any project shall provide for business identification and minimize clutter and confusion on and off the site, and shall be in compliance with section 8-2A-8 of this article and the current edition of the uniform sign code adopted by the city. The design review board shall consider:
a. The "overall sign concept" for multi-tenant business centers to assure that it addresses the continuity between tenant sign design and building design;
b. The reduction of hazards to motorists, bicyclists and pedestrians as may be caused by or partially attributable to the distraction and obstruction of improperly located and designed signs;
c. The provision for effective and necessary business identification systems adapted to the building design;
d. The continued maintenance of signs throughout their life; and
e. The size, location, design, color, texture, lighting, landscaping, and hours of operations of all permanent signs and outdoor advertising structures or features to ensure that any such proposals do not detract from the function of, or design of, buildings, structures, surrounding properties, neighborhoods, or streets.
5. Utilities: Utility service systems shall not detract from building or site design. Cable, electrical, and telephone service systems shall be installed underground, and the design review board shall consider:
a. Size and location of all service systems for appropriate appearance and maintenance accessibility;
b. The location and design of transformers, pad mount and roof mounted mechanicals and electrical equipment shall be reviewed and approved by the design review board. All roof mounted mechanicals shall be completely screened from view through the use of a parapet wall when utilizing a flat roof design or shall be enclosed within the building when utilizing a roof design other than a flat roof. "Screened from view" shall mean "not visible" at the same level or elevation of the parapet wall (e.g., the perspective generally as shown on an elevation plan);
c. The location and sizes of all utility lines, manholes, poles, underground cables, gas lines, wells, and similar installations; and
d. The continued maintenance of these service systems.
6. Building Design:
a. Building Mass: The mass of the building shall be reviewed for its relationship with existing development in the immediate surrounding area and with the allowed use proposed by the applicant;
b. Proportion Of Building: The height to width relationship of new structures shall be compatible and consistent with the architectural character of the area and proposed use;
c. Relationship Of Openings In The Buildings: Openings in the building shall provide interest through the use of such features as balconies, bays, porches, covered entries, overhead structures, awnings, changes in building facade and roofline alignment, to provide shadow relief. Avoid monotonous flat planes;
d. Relationship Of Exterior Materials: The design review board shall determine the appropriateness of materials as they relate to building mass, shadow relief, and existing area development. Use of color to provide blending of materials with the surrounding area and building use, and the functional appropriateness of the proposed building design as it relates to the proposed use shall be considered; and
e. Allowed Architectural Styles: The architecture styles provided in the EASD book are approved examples for applicants to follow when designing for Eagle architecture.
B. Architectural Requirements, Building Materials, Fence And Deck/Patio Materials, Colors, And Architectural Appurtenance Height Limitation: Unless specified as prohibited herein, materials listed in this section are allowed. If a material proposed for construction is not listed in this section it shall be upon the discretion of the zoning administrator, the design review board, and the city council, whichever the case may be, to determine the appropriateness of such material.
1. Exterior walls and soffits:
a. Wood: cedar (clear) and redwood (clear) - architectural/premium grade. Log siding, wood shingle are permitted for accent only, twenty five percent (25%) maximum wall coverage (per each facade);
Synthetic board and bat sidings are permitted as accents only. Plywood is prohibited.
b. Fiber cement;
c. Masonite: horizontal lap only, maximum six inch (6") reveal;
d. Vinyl: 0.46 millimeter minimum thickness, integral color;
e. Textured tilt up concrete with accent reveals;
f. Textured pour in place concrete with accent reveals;
g. Masonry: brick, natural rock/stone, synthetic stone, decorative block. Smooth face block for accent only, ten percent (10%) maximum wall coverage (per each facade);
h. Stucco: Twenty five percent (25%) planer change required, additional accents shall be incorporated through the use of other material(s);
i. EIFS: Permitted for accent only, ten percent (10%) maximum wall coverage (per each facade). Additional accents required through the use of other materials;
j. Additional encouraged material: exposed beams, fabric awnings, cornices/dentils, shutters, dormers, cupolas, columns;
k. Metal: Metal siding shall be anodized, shall have a concealed fastener system, shall have a factory finish or equivalent, and shall include special design treatments to enhance its appearance. These treatments may include brick or masonry wainscot treatments along exterior walls and accent colored metals.
Metal siding is prohibited on the portion of any building facing a road. This includes sections within the front facade that may be perpendicular to the road but within the face of the building oriented toward the road.
Metal siding shall also be prohibited in the DDA, TDA, CEDA design review overlay district areas.
It is not the intent of these metal siding requirements and prohibitions to inhibit creative and innovative architecture. Therefore, alternative building designs that utilize metal, not specifically meeting the requirements herein, may be permitted where the applicant shows, and the City Council finds that the metal is: architecturally compatible with surrounding buildings; architecturally compatible with other nonmetal buildings in the area; attractively landscaped when feasible; and is designed to equal or exceed the city requirement to eliminate the stark utilitarian look intended to be prevented by this subsection.
2. Roofs:
a. Wood shakes/shingles: premium on number 1 grade;
b. Architectural grade textured composition shingles;
c. Tile: cemetitious, clay;
d. Slate;
e. Metal; standing seam, batten seam (concealed fasteners required);
Metal, standing seam/batten seam is prohibited on mansard roof sections facing a road.
f. Flat roof specification: single ply, built up (both nonreflective). (Ord. 462, 11-11-2003)
3. Fences:
a. Block (with columns), which may include brick, rock, stone or similar veneer;
b. Brick (with columns);
c. Wrought iron;
d. Decorative wood and vinyl fencing may be permitted if the city determines that the style of fence proposed is complementary to the building architecture and overall site design;
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.
4. Decks and patios:
a. Concrete (stamped finish and smooth finish);
b. Brick pavers;
c. Wood-polymer composite lumber;
d. Wood (pressure treated, redwood).
5. Colors:
a. Earthen tones are encouraged.
b. Flat or low gloss finishes are encouraged.
c. Roof mounted mechanicals, all vents protruding through the roof, and similar features shall be painted so as to match the color of the roof.
d. Exposed metal flashing or trim will be anodized or painted to blend with the exterior colors of the building.
6. Architectural appurtenance and building height restrictions:
a. All buildings, spires, poles, antennas, steeples, towers, and any other such structures shall be limited to a maximum height of forty feet (40') within the DDA and TDA and thirty five feet (35') in all other locations. Additional height may be permitted if a conditional use permit is approved by the city council.
7. Enclosed trash and recycle receptacle areas: All commercial and multi-family developments shall provide for trash and recycle services and shall include an enclosed area for the storage of trash and recycle receptacles. The area shall be screened in accordance with section 8-2A-7J of this article. A waiver of this section may be approved for small businesses that utilize ninety six (96) gallon or smaller trash and recycle receptacles provided the containers are stored indoors or are otherwise screened from view with the use of a screen wall and landscaping.
C. Downtown Development Area: DDA shown on exhibit A-1 within the EASD book.
1. Purpose: To provide a compact downtown business center supported by the comprehensive goals of the city.
2. Architectural Character:
a. Height: Height of buildings is restricted to a maximum height of forty feet (40'). To the extent the height requirements herein conflict with section 8-2-4 of this chapter, the height requirements herein shall control.
b. Ground Floor Requirements: The ground floor (street level) of new buildings shall accommodate pedestrian friendly elements. The design should accommodate a variety of potential uses that may not be contemplated at the time of construction. Examples include: specialty retail, grocery, drugstore, shoe repair, dry cleaning, florist shop, department store, hardware store, other personal services, restaurant or theater or financial services or a parking garage. Any use must meet the requirements set forth in section 8-2-3 of this chapter.
c. Other Floor Options: The design should accommodate the ground floor uses as listed in subsection C2b of this section including residential use. Any use must meet the requirements set forth in section 8-2-3 of this chapter except that apartments on floors other than the ground floor shall be a permitted use. For the purposes of this section a single apartment unit or multiple apartment units may be permitted.
d. Orientation: Shall be designed so that at least seventy percent (70%) of the building's ground level, street facing facades are constructed to abut and be oriented to a public sidewalk or plaza.
e. Accessibility: Shall be visually and physically accessible to the pedestrian at the sidewalk or plaza level.
f. Facade: All buildings shall include a "storefront" on the ground floor consisting of a minimum of fifty percent (50%) glass. Floors above the main floor shall have a minimum of twenty five percent (25%) glass. The front of any building is the facade that fronts upon any street.
g. Exterior Surfaces: The exterior vertical surface of a building shall be designed to minimize the environmental impacts such as glare, reflected heat, and wind. High quality nonreflective architectural materials are particularly encouraged.
h. Building Entries: Building entries facing a street shall be recessed a minimum of four feet (4'). Exceptions may be permitted if another building entry design feature can meet the intent of this requirement and is approved by the design review board and city council.
i. Detailing: Architectural detailing shall be an important consideration for design approval. Attention to detail in architectural elements shall include, but is not limited to, walls, pilasters, parapets, cornices, columns, windows, doors, awnings, exterior lighting, ledges, eaves, colors and materials.
j. Horizontal Lines: Parapets shall be used to vary long horizontal lines exceeding fifty feet (50').
k. Other: Such other nonconflicting architectural detailing, materials and colors as set forth in this article, including the examples set forth in the EASD book.
3. Setbacks And Lot Coverage: To the extent the setback and lot coverage requirements set forth below conflict with section 8-2-4 of this chapter, the setback requirements below shall control:
a. Front building setbacks from the property line shall be a minimum of zero feet (0') to a maximum of ten feet (10').
b. Side building setbacks shall be zero feet (0') so as to tie into adjoining structures.
c. Structures shall not have a continuous face(s) longer than ninety feet (90') inclusive of adjoining structures.
d. When a building is located at the intersection of two (2) streets, the distance between the face of the building and the back of curb shall be a minimum of ten feet (10') to preserve adequate sight visibility.
e. Front and street side setbacks shall be for pedestrian amenities and the city encourages joint efforts between adjoining property owners. Suggested amenities include: public art, landscape treatment, seating, flowers/shrubs/all tree displays in movable planters, outdoor dining, plazas, streetscape extension and bike racks.
f. Lot coverage by the footprint of the structure shall be a minimum of forty percent (40%) and a maximum of ninety five percent (95%) in which case off site parking shall be provided for. The lot coverage requirement may be waived if development of the lot as a parking lot is reviewed by the design review board and is approved by the council. Furthermore, the minimum lot coverage requirement may be reduced by the council for the purpose of providing adequate on site parking in accordance with the provisions of this title for structures that include residential uses on floors other than the ground floor.
4. Parking:
a. Off street parking shall be behind buildings. If the parcel is developed as a parking lot, a landscape buffer shall be provided between the parking lot and any street. Limited parking potential in the DDA may allow for reduced parking ratios where there is access to public or shared parking.
b. Provide on street parking along State Street, 1st Street, 2nd Street, Idaho Street, Park Road and Aikens Road.
c. On street parking along Eagle Road is prohibited.
d. Shared parking shall be encouraged.
5. Landscaping And Streetscape: All landscaping shall comply with the landscape requirements contained in section 8-2A-7 of this article. Other streetscape and design elements shall comply with the requirements contained within subsection G of this section.
6. Planning Considerations: In reviewing an application pursuant to this chapter, the design review board shall give consideration to the following to determine compatibility with this article:
a. Public Restrooms: Locations should be sought which are safe and convenient for public use downtown. Suitable locations include public parking areas and sites adjacent to or within private development.
b. Public Gathering Place: A public gathering place is desired to act as the hub for community events such as the Eagle Fun Days. The public gathering place could be defined as 1st Street between Idaho Street and Aikens Road, and State Street between Eagle Road and 2nd Street. However, the public gathering place may be redefined as development progresses in the "downtown development area" and/or in the "transitional development area" or if a more specifically defined area is adopted as a part of the city comprehensive plan.
c. Vehicular And Pedestrian Use: Extensions of Idaho Street and Aikens Road for vehicular and pedestrian use shall be considered.
D. Transitional Development Area: TDA shown on exhibit A-1 within the EASD book.
1. Purpose: To serve as an area of future expansion to the central business district as market demands grow and to provide an area to accommodate public parking and service to the central business district.
2. Architectural Character:
a. Height: Height of buildings is restricted to a maximum height of forty feet (40'). To the extent the height requirements herein conflict with section 8-2-4 of this chapter, the height requirements herein shall control;
b. Ground Floor Requirements: The ground floor (street level) of new buildings shall accommodate pedestrian friendly elements. The design should accommodate a variety of potential uses that may not be contemplated at the time of construction. Examples include: specialty retail, grocery, drugstore, shoe repair, dry cleaning, florist shop, department store, hardware store, other personal services, restaurant or theater or financial services or a parking garage. Any use must meet the requirements set forth in section 8-2-3 of this chapter.
c. Other Floor Options: The design should accommodate the ground floor uses as listed in subsection D2b of this section including residential use. Any use must meet the requirements set forth in section 8-2-3 of this chapter except that apartments on floors other than the ground floor shall be a permitted use. For the purposes of this section a single apartment unit or multiple apartment units may be permitted.
d. Orientation: Shall be designed so that at least seventy percent (70%) of the building's ground level, street facing facades are constructed to abut and be oriented to a public sidewalk or plaza.
e. Accessibility: Shall be visually and physically accessible to the pedestrian at the sidewalk or plaza level.
f. Facade: All buildings shall include a "storefront" on the ground floor consisting of a minimum of fifty percent (50%) glass. Floors above the main floor shall have a minimum of twenty five percent (25%) glass.
g. Exterior Surfaces: The exterior vertical surface of a building shall be designed to minimize the environmental impacts such as glare, reflected heat and wind. High quality nonreflective architectural materials are particularly encouraged.
h. Building Entries: Building entries facing a street shall be recessed a minimum of four feet (4'). Exceptions may be permitted if another building entry design feature can meet the intent of this requirement and is approved by the design review board and city council.
i. Detailing: Architectural detailing shall be an important consideration for design approval. Attention to detail in architectural elements shall include, but is not limited to, walls, pilasters, parapets, cornices, columns, windows, doors, awnings, exterior lighting, ledges, eaves, colors and materials.
j. Other: Such other nonconflicting architectural detailing, materials and colors as set forth in this article, including the examples set forth in the EASD book.
3. Setbacks And Lot Coverage: To the extent the setback and lot coverage requirements set forth below conflict with section 8-2-4 of this chapter, the setback requirements below shall control:
a. Front building setbacks from the property line shall be a minimum of ten feet (10') to a maximum of twenty five feet (25').
b. Side building setbacks may be zero feet (0') so as to tie into adjoining structures or ten feet (10') maximum where ties to adjoining structures are not desirable.
c. Structures shall be visually tied to adjoining structures. Examples of methods to visually tie such structures together include screening walls, facade walls, courtyards and landscaping.
d. Front and street side setbacks shall be for pedestrian amenities and the city encourages joint efforts between adjoining property owners. Suggested amenities include: public art, landscape treatment, seating, flowers/shrubs/tree displays in movable planters, outdoor dining, plazas, streetscape extension and bike racks.
e. The city encourages developing outdoor use and/or strong visual ties on properties along the Eagle drain to preserve its natural resource, visual features and possible recreational value.
f. Lot coverage by the footprint of the structure shall be a minimum of twenty percent (20%) and a maximum of eighty five percent (85%) in which case off site parking shall be provided for. The minimum lot coverage requirement may be reduced by the council for the purpose of providing adequate on site parking in accordance with provisions of this title for structures that include residential uses on floors other than the ground floor.
4. Parking:
a. Continuous front parking areas (off street) along State Street and Eagle Road is not permitted.
b. Limited direct access to parking areas from State Street or Eagle Road is allowed.
c. Shared drive access points to parking shall be used wherever possible.
d. Encourage shared parking.
e. Off street public parking areas may be required. Where these facilities occur adjacent to existing residential development, a continuous six foot (6') high masonry wall with landscape treatment or a separate landscape barrier will be required to mitigate sound and visual impact. Safe pedestrian and bicycle connections between the residential neighborhood and the off street parking area should be provided if feasible.
f. On street parking is allowed.
5. Landscaping And Streetscape: All landscaping shall comply with the landscape requirements contained in section 8-2A-7 of this article. Other streetscape and design elements shall comply with the requirements contained within subsection G of this section.
6. Planning Considerations: In reviewing an application pursuant to this article, the design review board shall give consideration to the following to determine compatibility with this article:
a. Public Restrooms: Locations should be sought which are safe and convenient for public use downtown. Suitable locations include public parking areas and sites adjacent to or within private development.
b. Public Gathering Place: A public gathering place is desired to act as the hub for community events such as the Eagle Fun Days. The public gathering place could be defined as 1st Street between Idaho Street and Aikens Road, and State Street between Eagle Road and 2nd Street. However, the public gathering place may be redefined as development progresses in the downtown development area and/or in the transitional development area or if a more specifically defined area is adopted as a part of the city comprehensive plan.
c. Vehicular And Pedestrian Use: Extension of Idaho Street for vehicular and pedestrian use shall be considered.
E. Community Entry Development Area: CEDA shown on exhibit A-1 within the EASD book.
1. Purpose: To provide a sense of entry into the city and transition development into the central business district in support of the comprehensive plan.
2. Architectural Character:
a. Height: Height of buildings is restricted to a maximum height of thirty five feet (35').
b. Orientation: Shall be designed so that at least seventy percent (70%) of the building's ground level, street facing facades are constructed to abut and be oriented to a public sidewalk or plaza.
c. Accessibility: Shall be visually and physically accessible to the pedestrian at the sidewalk or plaza level.
d. Detailing: Architectural detailing shall be an important consideration for design approval. Attention to detail in architectural elements shall include, but is not limited to, walls, pilasters, parapets, cornices, columns, windows, doors, awnings, exterior lighting, ledges, eaves, colors and materials.
e. Other: Such other nonconflicting architectural detailing, materials and colors as set forth in this article.
3. Setbacks And Lot Coverage: To the extent the setback and lot coverage requirements set forth below conflict with section 8-2-4 of this chapter, the setback requirements below shall control.
a. Front building setbacks from the property line shall be twenty feet (20') minimum.
b. Side building setbacks shall be ten feet (10') minimum.
c. Front and street side setbacks shall be for pedestrian amenities and the city encourages joint efforts between adjoining property owners. Suggested amenities include: public art, landscape treatment, seating, flowers/shrubs/all tree displays in movable planters, outdoor dining, plazas, streetscape extension and bike racks.
d. Lot coverage by the footprint of the structure shall be a minimum of twenty percent (20%) and a maximum of eighty five percent (85%) in which case off site parking shall be provided for.
4. Parking:
a. Continuous front parking areas (off street) along State Street and Eagle Road not permitted.
b. Limited direct access to parking areas from State Street or Eagle Road is allowed.
c. Shared drive access points to parking shall be used wherever possible.
d. On street parking is prohibited on Eagle Road.
5. Landscaping And Streetscape: All landscaping shall comply with the landscape requirements contained in section 8-2A-7 of this article. Other streetscape and design elements shall comply with the requirements contained within subsection G of this section.
6. Planning Considerations: In reviewing an application pursuant to this article, the design review board shall give consideration to the following to determine compatibility with this article:
a. Entry Statement: Six (6) points of entry have been identified for consideration and are shown on exhibit A-1 within the EASD book. However, the final location of the entry statements may be redefined as development in the city progresses or if a more specifically defined location is adopted as a part of the city comprehensive plan.
The following entry statement concepts for signage are encouraged: a permanent monument sign, simple in design, identifying Eagle. A license agreement may be required by the highway district having jurisdiction if the entry statement is proposed to be placed within a public street right of way. Any construction within a public right of way would require approval of the agency having jurisdiction.
F. Dunyon/State Development Area: DSDA shown on exhibit A-1 within the EASD book.
1. Purpose: To improve the livability, desirability, and character of the DSDA area and to encourage new development by providing unique regulations specific to this district.
2. Setbacks And Site Design:
a. Front And Rear Setbacks: Front and rear building setbacks from the property line shall be fifteen feet (15') minimum.
b. Side Setbacks: Side building setbacks shall be five feet (5') minimum.
c. Pedestrian Amenities: Front and rear setbacks shall be for pedestrian amenities and the city encourages joint efforts between adjoining property owners. Suggested amenities include: public art, landscape treatment, seating, flowers/shrubs/all tree displays in movable planters, outdoor dining, plazas, streetscape extension and bike racks.
d. Site And Landscape Design: At the discretion of the design review board the following may be considered when the board finds that the site has been designed in harmony with the design guidelines, objectives and considerations noted within subsection A of this section:
(1) Interior and perimeter parking lot landscape area dimensions may be reduced.
(2) The minimum required landscaping between the building and the property line may be reduced when the design review board finds that the building's design style and architecture serves as an appropriate buffer to the adjacent property.
G. Streetscape: Streetscape improvements are to include street trees, streetlights, pedestrian lighting, bollards, public art, kiosks and furnishings. The scope of streetscape design and number of amenities vary within the different overlay districts of the city. In areas anticipated to have higher concentrations of pedestrian use wider sidewalks and a further varied number of amenities are to be made available to enhance the pedestrian experience and to further encourage the health of the business community. Examples of streetscape design and amenities are shown within the EASD book.
At a minimum, the following specific streetscape criteria shall apply:
1. Street trees shall comply with the requirements contained in section 8-2A-7 of this article. Any tree located within a concrete area shall include tree grates and tree wells as depicted on the tree well and tree grate exhibit within the EASD book. Root barriers shall be required to limit future sidewalk damage from tree roots.
2. The specific style of streetlight poles within the DDA, TDA, CEDA, and in the locations specified in subsection G6 of this section, shall be as depicted on the streetlight exhibit within the EASD book.
3. The specific style of streetlight lamps within the DDA, TDA, CEDA, and in the locations specified in subsection G6 of this section, shall be as depicted on the streetlamp exhibit within the EASD book.
4. Streetlights within the DDA and TDA shall be located a maximum distance of one hundred feet (100') apart except as specified in subsection G6 of this section. Said streetlights are not required to be located in alignment across the street from each other.
5. Streetlights within the CEDA shall be located a maximum distance of one hundred fifty feet (150') apart except as specified in subsection G6 of this section. Said streetlights are not required to be located in alignment across the street from each other.
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 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) |
Street | Boundaries | Spacing (Each Side Of Street) |
Eagle Road | Highway 44 to State Street | 75' |
Eagle Road | State Street to Ranch Drive | 150' |
Eagle Road | Ranch Drive to Floating Feather Road | 300' (staggered) |
State Street | Highway 44 (new connection west of Ballantyne Lane) to Dry Creek | 300' |
State Street | Dry Creek to Cobblestone Lane | 150' |
State Street | Cobblestone Lane to Palmetto Avenue | 75' |
State Street | Palmetto Avenue to Plaza Drive/Hill Road | 150' |
State Street | Plaza Drive/Hill Road to Highway 44 | 300' |
Plaza Drive/Hill Road | Eagle Road to Edgewood Lane | 150' |
Hill Road | Edgewood Lane to New Highway 55 | 300' (staggered) |
Alternate route connection | Plaza Drive to Eagle River Development | 150' |
7. Streetlight spacing may be slightly modified depending upon site constraints and the location of existing streetlights.
8. Bollard style pedestrian lighting shall be required along all pathways not illuminated by street and/or site lighting.
9. Bollards as depicted on the bollard exhibit within the EASD book shall be required at all bulb outs.
10. Public art is encouraged and/or areas should be made available for the placement of public art in the future.
11. Furnishings shall be required for all applications incorporating streetscape improvements, pedestrian areas and/or plaza areas. Furnishings may include flagpoles, benches, seating/tables, planters, bike racks, outdoor clocks, drinking fountains, wall lamps, waste receptacles and other similar amenities as may be approved by the design review board. Furnishing examples are depicted within "urban accessories" section of the EASD book.
12. Sidewalks within the DDA shall be a minimum of ten feet (10') wide and shall abut the curb. Sidewalks shall be constructed to match the sidewalk exhibit within the EASD book, consisting of smooth concrete and textured concrete with a "running bond" brick pattern. "Bulb outs" shall be constructed generally as shown on the bulb out exhibit within the EASD book and shall be required at all intersections, except that bulb outs shall not extend into any roadway designated as an arterial or collector as shown on the Ada County long range highway and street map unless otherwise approved by the highway district having jurisdiction. A reduced sidewalk section may be permitted if the design review board finds that the preservation of existing trees warrants a reduction. In no case however shall the sidewalk be reduced to less than six feet (6') in width.
13. Sidewalks within the TDA shall be a minimum of ten feet (10') wide and shall abut the curb or shall be a minimum of eight feet (8') wide with a ten foot (10') wide landscape strip between the sidewalk and curb. If the sidewalk alternative which abuts the curb is utilized it shall be constructed to match the sidewalk exhibit within the EASD book, consisting of smooth and textured concrete with a "running bond" brick pattern. "Bulb outs" shall be constructed generally as shown on the bulb out exhibit within the EASD book and shall be required at all intersections, except that bulb outs shall not extend into any roadway designated as an arterial or collector as shown on the Ada County long range highway and street map unless otherwise approved by the highway district having jurisdiction. A reduced sidewalk section may be permitted if the design review board finds that the preservation of existing trees warrants a reduction. In no case however shall the sidewalk be reduced to less than six feet (6') in width.
14. Sidewalks within the CEDA shall be a minimum of eight feet (8') wide with a ten foot (10') wide landscape strip between the sidewalk and curb. "Bulb outs" shall be constructed generally as shown on the bulb out exhibit within the EASD book and shall be required at all intersections, except that bulb outs shall not extend into any roadway designated as an arterial or collector as shown on the Ada County long range highway and street map unless otherwise approved by the highway district having jurisdiction. A reduced sidewalk section may be permitted if the design review board finds that the preservation of existing trees justifies a reduced sidewalk section. In no case however shall the sidewalk be reduced to less than six feet (6') in width.
(Ord. 462, 11-11-2003; amd. Ord. 756, 8-23-2016; Ord. 820, 12-10-2019; Ord. 858, 10-26-2021)