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Findings - CC - 2006 - FPUD-06-05/FP-10-05 - Corrente Bello Subd/No 1/51 Lot/41.61 Acre ORIGINAL BEFORE THE EAGLE CITY COUNCIL IN THE MATTER OF AN APPLICATION FOR ) A FINAL DEVELOPMENT PLAN AND FINAL PLAT ) FOR CORRENTE BELLO SUBDIVISION NO.1) FOR GEMSTAR DEVELOPMENT, INC. ) FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER FPUD-06-05 & FP-IO-05 The above-entitled final development plan and final plat applications came before the Eagle City Council for their action on March 14, 2006. The Council having heard and taken oral and written testimony, and having duly considered the matter, makes the following Findings of Fact and Conclusions of Law; FINDINGS OF FACT: A. PROJECT SUMMARY: Gemstar Development, Inc., represented by Bailey Engineering, is requesting final development plan and final plat approval for Corrente Bello Subdivision No.1, a 51-lot (38-buildable, 13-common, 1- existing home) planned residential development. The 41.16-acre site is located on the north side of Floating Feather Road approximately Y2-mile west of Eagle Road. B. HISTORY: The City Council approved the PUD for Corrente Bello Planned Unit Development (RZ-7-05/CU-3- 05/PPUD-2-05/PP-7-05) on September 13,2005. The Development Agreement and Findings of Fact and Conclusions of Law for the rezone, conditional use permit, preliminary plat, and preliminary development plan are attached to the staff report. C. PRELIMINARY PUD/PLAT FINDINGS: City Council Findings of Fact and Conclusions of Law dated September 13,2005, are attached to the staff report and are incorporated herein by reference. D. FINDINGS OF FACT REQUIRED BY EAGLE CITY CODE SECTION 8-6-6-3 B: The Council and Commission shall find that the facts submitted with the application and presented to them establish that: 1. The proposed development can be initiated within one year of the date of approval; 2. Each individual unit of the development, as well as the total development, can exist as an independent unit capable of creating an environment of sustained desirability and stability or that adequate assurance will be provided that such objective will be attained and the uses proposed will not be detrimental to present and potential surrounding uses, but will have a beneficial effect which would not be achieved under standard district regulations; 3. The streets and thoroughfares proposed are suitable and adequate to carry anticipated traffic, and increased densities will not generate traffic in such amounts as to overload the street network outside the PUD; 4. Any proposed commercial development can be justified at the locations proposed; 5. Any exception from standard district requirements is warranted by the design and other amenities incorporated in the final development plan, in accordance with the PUD and the adopted policy of the Council; 6. The area surrounding said development can be planned and zoned in coordination and substantial compatibility with the proposed development; Page 1 of 4 K:\Planning Dept\Eagle Applications\SUBS\2005\Corrente Bello #1 fpud ccf.doc 7. The PUD is in general conformance with the Comprehensive Plan; and 8. The existing and proposed utility services are adequate for the population densities and nonresidential uses proposed. E. FINDINGS OF FACT REQUIRED BY EAGLE CITY CODE SECTION 8-6-6-3 (C): Upon granting or denying the application, the Council shall specify: I. The ordinance and standards used in evaluating the application; 2. The reasons for approval or denial; and 3. The actions, if any, that the applicant could take to obtain a permit. STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT: The City Engineer and Planning staff have reviewed the final development plan and final plat. The final development plan and final plat show that there have been no significant changes to the preliminary development plan and preliminary plat. All common area, open space and associated improvements provided within Corrente Bello Subdivision No.2 are in direct relation to the approval of the Corrente Bello Planned Unit Development, all required improvements within Corrente Bello Subdivison No.2 should be constructed or a surety provided prior to the City Clerk signing the final plat for Corrente Bello Subdivision No. 1. It is staffs opinion that this final development plan can meet the Findings of Fact required in Eagle City Code Section 8-6-6-3 Band C (as noted herein) with the conditions recommended herein and that the final plat will be in substantial compliance with the preliminary plat with the conditions herein. STAFF RECOMMENDATION REGARDING CORRENTE BELLO SUBDIVISION NO.1 PROVIDED WITHIN THE STAFF REPORT: Staff recommends approval of the final development plan and final plat with the site specific conditions of approval provided within the staff report. REVIEW BY THE COMMISSION: A review by the Planning and Zoning Commission was completed on February 27, 2006. The Commission made their recommendation at that time. The minutes are incorporated herein by reference. COMMISSION DECISION: The Commission voted 4 to 0 (Lien absent) to recommend approval of FPUD-06-05 & FP-I0-05 for a final development plan and final plat for Corrente Bello Subdivision No. I with the staff recommended site specific conditions of approval provided within their findings of fact and conclusions of law document dated March 6, 2006. REVIEW BY THE COUNCIL: A review by the City Council was completed on March 14, 2006. The Council made their decision at that time. The minutes are incorporated herein by reference. COUNCIL DECISION: The Council voted 3 to 0 (Guerber present by telephone conference call, Bandy absent) to approve FPUD-06-05 & FP-1O-05 for a final development plan and final plat for Corrente Bello Subdivision No. 1 with the following Planning and Zoning Commission recommended site Page 2 of 4 K:IPlanning DeptlEagle ApplicationslSUBS\20051Corrente Bello #1 fpud ccfdoc specific conditions of approval: SITE SPECIFIC CONDITIONS OF APPROVAL: 1. Comply with all conditions of the City Engineer noted with their letter dated February 10, 2006. 2. Comply with all applicable conditions ofRZ-7-05/CU-3-05/PPUD-2-05/PP-7-05. 3. Comply with the conditions ofDR-73-05, DR-77-05 and DR-02-06 and any subsequent Design Review approvals associated with this development. 4. All common area improvements within Corrente Bello Subdivision No.2 as specified on DR- 73-05 shall be completed or a surety is provided as required by Eagle City Code 8-2A-18 prior to the City Clerk signing the final plat. 5. The applicant shall submit payment to the City for all Engineering fees incurred for reviewing this project, prior to the City Clerk signing the final plat. 6. Any new subdivision signage, sign lighting, and sign landscaping shall be reviewed and approved by the Design Review Board prior to the City Clerk signing the final plat. 7. The applicant shall provide a license agreement from ACHD approving the landscaping and entry structure located within the public rights-of-way abutting and within this site, prior to the City Clerk signing the final plat. 8. Plat note number 7 shall be changed from city sewer to Eagle Sewer District. 9. Comply with all site specific conditions provided within the Eagle Fire District letter dated, June 14, 2005. 10. The following setbacks and lot coverage requirements shall apply to Lots 2,3,4,5,7, Block 1: Maximum Lot Coverage - 35% Setbacks: Front - 30-feet Rear - 30- feet Interior Side - 15-feet Street side - 30-feet 11. The following setbacks and lot coverage requirements shall apply to Lot 6, Block I: Maximum Lot Coverage - 10% Setbacks: Front - 30-feet Rear - 30- feet Interior Side - 20-feet Street side - 35-feet 12. The remainder of the lots within the PUD shall follow the setback and lot coverage requirements for the R-3 zoning district. 13. The side setback (that side adjacent to the pathway) for lots adjacent to interior pathways shall be 15-feet minimum. 14. Provide a copy of the recorded CC&R's for the subdivision, two (2) full size copies of the recorded final plat, and an 8 Y2" x 11" recorded copy of the recorded final plat of Corrente Bello Planned Unit Development, No.1, prior to the issuance of any building permits. 15. The applicant shall take care to locate and protect from damage existing utilities, pipelines and similar structures. Documentation indicating that "Digline" has performed an inspection of Page 3 of4 K:\Planning DeptlEagle ApplicationslSUBS\20051Corrente Bello #1 [pud ccf.doc the site shall be submitted prior to the issuance of any building permits for the site. CONCLUSIONS OF LAW: A. The application for this item was received by the City of Eagle on September 26, 2005. B. In accordance Eagle City Code Section 8-6-6-3 B the Council finds that the facts submitted with the application and presented to the Council, with the conditions herein, establish that: 1. The first phase of development will be initiated within one year of the date of approval based upon the testimony and documentation presented by the developer; 2. Each individual unit of the development, as well as the total development, will exist as an independent unit capable of creating an environment of sustained desirability and stability or that adequate assurance can be provided that such objective will be attained and the uses will not be detrimental to present and potential surrounding uses, but will have a beneficial effect which would not be achieved under standard district regulations because of the conditions placed on this development; 3. The streets and thoroughfares to be constructed are suitable and adequate to carry anticipated traffic, and increased densities will not generate traffic in such amounts as to overload the street network outside the POO since the principal road serving the development is designed as a urban collector and; 4. No commercial development is proposed; 5. Any exception from standard district requirements is warranted by the design and other amenities incorporated in the final development plan, in accordance with the PUD and the adopted policy of the Council because the varied lot sizes and setbacks as specifically approved by the City will allow for a mix of housing types in accordance with the Comprehensive Plan; 6. The area surrounding said development can be planned and zoned in coordination and substantial compatibility with the proposed development since no intensive uses, that might impact the planned residential areas surrounding the development, are proposed; 7. The POO is in general conformance with the Comprehensive Plan; and 8. The existing and required utility services are adequate for the population densities as noted by the agencies that will serve the development. DATED this 11 th day of April 2006. CITY COUNCIL OF THE CITY OF EAGLE Ada County, Idaho .,.,.........,'. ,..... ~ OF E.... ..II.......... ....... -1 ^ '" '-li.- ..v(_ I ..O\l.PO/(1:...~\ {* v '(r." ~ ....~ I :: ~, :* : ... ~SEAL ".... : '" 0 .. i l! OF It> t- ......H.... Page 4 of 4 K:IPlanning DeptlEagle ApplicationslSUBS\2005lCorrente Bello #1 fpud ccfdoc