Findings - CC - 2013 - FPUD-03-13 & /FP-06-13 - The Preserve #2/15.67 Acre/48 Lot BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR )
A FINAL DEVELOPMENT PLAN AND FINAL )
PLAT FOR THE PRESERVE SUBDIVISION )
NO.2 FOR THE PRESERVE, LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER FPUD-03-13 & FP-06-13
The above-entitled final development plan and final plat applications came before the Eagle City Council
for their action on August 13, 2013. 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:
The Preserve, LLC, represented by Becky McKay with Engineering Solutions, LLP, is requesting
final development plan and final plat approval for The Preserve Subdivision No. 2, a 15.67-acre,
48-lot(45-buildable, 3-common) residential subdivision. The Preserve Planned Unit Development
is generally located 650-feet west of Linder Road and north of State Highway 44.
B. APPLICATION SUBMITTAL:
The application for this item was received by the City of Eagle on April 25, 2013.
C. HISTORY:
On January 24, 2006, the City Council approved an annexation and rezone from RR (Rural
Residential-Ada County Designation) to R-2-DA-P (Residential - two units per acre with a
development agreement—planned unit development), R-4-DA-P (Residential - four units per acre
with a development agreement—Planned Unit Development) and MU-DA-P (Mixed Use—with a
development agreement— Planned Unit Development), conditional use, preliminary development
plan, preliminary plat, and vacation of right-of-way approvals for Eaglefield Estates Planned Unit
Development for this site. The Development Agreement (Inst. #106057136) associated with RZ-
17-04 and planned unit development findings of fact and conclusions of law for the
aforementioned applications are incorporated herein by reference (A-11-04/ RZ-17-04/CU-10-
04/PPUD-3-04/PP-9-04NAC-2-04).
On February 13, 2007, the City Council approved FPUD-03-06 & FP-10-06 (No. 1) & FPUD-4-
06 & FP-11-06 (No. 2) for a final development plan and final plats for Eaglefield Estates
Subdivision Phases No. 1 &No. 2, for Eaglefield,LLC.
On March 25, 2008, the City Council approved a modification to the development agreement
(Instrument #109031309) to modify the approved setbacks for the development and modify the
municipal water Memorandum of Agreement (MOA) to allow for the amendments to be made to
the MOA without a modification to the development agreement(RZ-17-04 MOD).
On May 16, 2008, the final plat for Eaglefield Estates Subdivision No. 1 was recorded at the Ada
County Recorder's Office.
On August 25, 2009, Eaglefield,LLC, represented by Clint Boyle with Landmark Engineering and
Planning, submitted an Extension of Time application for Eaglefield Estates and Eaglefield Estates
II Subdivisions(EXT-13-09).
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On October 27, 2009, the City Council remanded the Extension of Time application for Eaglefield
Estates and Eaglefield Estates II Subdivisions to staff(EXT-13-09).
On August 10, 2010, the City Council approved a preliminary plat extension of time application
for Eaglefield Estates Subdivision to be valid until February 12,2012 (EXT-06-10).
On March 23, 2011, the City Council approved a vacation to the final plat for Eaglefied Estates
Subdivision No. 1, of the shared access/common driveway easements and utility easements
contained within Lots 3-13, Block 1; Lots 2-5, Block 2; Lots 1-4, 6-9, 18-21, and 23-26, Block 6
(VAC-02-10).
On March 23, 2011, the City Council approved modifications to the development agreement
(Instrument #106057136) and the modified development agreement (Instrument #109031309), to
amend a "Whereas" contained on page 2 of the original development agreement and modify the
"Conditions on Development"No. 2.1 and No. 2.2 (RZ-17-04 MOD2).
On March 23, 2011, the City Council approved a combined preliminary plat/final plat for
Eaglefield Estates Subdivision No. 2 (a re-subdivision of Lots 2-5, Block 2 of Eaglefield Estates
Subdivision No. 1), for Coleman Homes, LLC (PP/FP-02-10).
On April 26, 2011, the City Council approved a vacation to the final plat of Eaglefield Estates No.
1, to remove the utility, drainage, and irrigation easements along the common side lot lines of Lots
6-7 and 7-8,Block 1,to satisfy a lot line adjustment(VAC-O1-11).
On April 27, 2011, the Zoning Administrator approved a lot line adjustment to the final plat of
Eaglefield Estates No. 1, along the common side lot lines of Lots 6-7 and Lots 7-8, Block 1 (LLA-
02-11).
On August 9, 2011, the City Council approved a rezone from R-3-DA-P (Residential up to three
units per acre with a development agreement - PUD) and R-2-DA-P (Residential up to two unit
per acre with a development agreement-PUD)to R-4-DA-P(Residential up to four units per acre
with a development agreement-PUD) and R-3-DA-P (Residential up to three units per acre with
a development agreement-PUD) and a modification to the development agreement by amending
and restating the original development agreement (recorded as Instrument No. 106057136) and
development agreement modification (recorded as Instrument No. 109031309), for Coleman
Homes, LLC (RZ-01-11).
On August 9, 2011, the City Council approved a conditional use, preliminary development plan,
and preliminary plat for The Preserve Planned Unit Development for Coleman Homes, LLC (CU-
01-11/PPUD-01-11, and PP-01-11).
On May 9, 2012, the City Council approved a final plat extension of time application for
Eaglefield Estates Subdivision No. 2 to be valid until April 12, 2013 (EXT-03-12).
On August 14, 2012, the City Council approved a final plat extension of time application for
Eaglefield Estates Subdivision No. 3 to be valid until July 12, 2013 (EXT-07-12).
On August 30, 2012, the Eaglefield Estates Subdivision No. 2 final plat was recorded at the Ada
County Recorder's office.
On August 30, 2012, the Eaglefield Estates Subdivision No. 3 final plat was recorded at the Ada
County Recorder's office.
On January 8, 2013, the City Council approved a final development plan and final plat for The
Preserve Subdivision No. 1 for The Preserve, LLC (FPUD-03-12 &FP-05-12).
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On May 14, 2013, the City Council approved a vacation to the final plat of Eaglefield Estates
Subdivision No. 1 (VAC-02-13).
D. PRELIMINARY PUD/PLAT FINDINGS:
City Council Findings of Fact and Conclusions of Law dated November 17, 2011, are incorporated
herein by reference.
E. FINDINGS OF FACT REQUIRED BY EAGLE CITY CODE SECTION 8-6-6-3 (B):
The Council shall find that the facts submitted with the application and presented to them establish
that:
1. The ordinance and standards used in evaluating the application;
2. The facts submitted with the application and presented to them establish that:
a. The proposed development can be initiated within one year of the date of approval;
b. Each individual phase of the development, as well as the total development, can exist as an
independent phase 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;
c. 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;
d. Any proposed commercial development can be justified at the locations proposed;
e. 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;
f. The area surrounding said development can be planned and zoned in coordination and
substantial compatibility with the proposed development;
g. The PUD is in general conformance with the comprehensive plan; and
h. The existing and proposed utility services are adequate for the population densities and
nonresidential uses proposed;
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 for
The Preserve Subdivision No. 2. The lot configuration shown on final plat date stamped by the
City on April 25, 2013, differs slightly from the preliminary plat in the area located adjacent to
North Morley Green Place however,the number of lots remains the same.
• During the approval process for the Eaglefield Estates Subdivision the developer entered into a
Memorandum of Agreement (MOA) regarding the development of the municipal water system.
The MOA was included as an exhibit to the executed development agreement. Pursuant to the
MOA the developer (or any subsequent owner of the property) was required to complete the
licensing of the water right associated with the municipal wells and comply with all the
requirements of the licensing for the municipal well(s) located on the site. One of the requirements
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of licensing of the water right was that ground water monitoring wells would be required. To date,
the monitoring wells have not been constructed. In April 2008, the City and the developer
executed and amendment to the MOA, which stated that the City would not sign any final plat
until the water right became licensed and the wells were completed. Due to the monitoring wells
not being complete the water right for the municipal well is not presently licensed. The applicant
should be required to construct the monitoring wells for the municipal water system or provide a
surety in the amount of 150% of the construction costs of the monitoring wells prior to the City
Clerk signing the final plat.
• It is staff's opinion that the final development plan can meet the Findings of Fact required in Eagle
City Code Section 8-6-6-3 B with the conditions recommended herein and that the final plat will
be in substantial requirements with the preliminary plat with the conditions herein.
REVIEW BY THE COUNCIL:
A review by the City Council was completed on August 13, 2013. The Council made their decision at
that time. The minutes are incorporated herein by reference.
COUNCIL DECISION:
The Council voted 4 to 0 to approve FPUD-03-13/FP-06-13 for a final development plan and final
plat for The Preserve Subdivision No. 2 with the following staff recommended site specific
conditions of approval:
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all conditions of the City Engineer.
2. Comply with all applicable conditions of RZ-01-11 and PP-01-11.
3. Comply with the conditions of DR-66-06.
4. The applicant shall submit payment to the City for all engineering and legal review fees
incurred for reviewing this project, prior to the City Clerk signing the final plat.
5. The applicant shall be required to construct the monitoring wells for the municipal water
system or provide proof the applicant is a signatory to a surety, in the amount of 150% of the
construction costs of the monitoring wells prior to the City Clerk signing the final plat. The
surety shall be provided to the City Clerk in the form of a Cash Deposit, Certified Check,
Certificate Of Deposit,Or Irrevocable Bank Letter Of Credit.
6. Provide an approval letter for construction of sewer improvements from Eagle Sewer
District,prior to the City Clerk signing the final plat.
7. The applicant shall provide a license agreement from ACHD approving the landscaping
located within the public rights-of way-abutting and within this site, prior to the City Clerk
signing the final plat.
8. Provide a copy of the recorded CC&R's for the subdivision, two (2) full size copies of the
recorded final plats, and an 8 1/2" x 11" recorded copy of the final plat of The Preserve
Subdivision No. 1,prior to the issuance of any building permits.
9. All common area improvements within The Preserve Subdivision No. 2 as specified on the
approved landscape plan (DR-66-06) and any subsequent modifications shall be completed
or a surety shall be provided as required by Eagle City Code prior to the City Clerk signing
the final plat.
10. The submittal of the building permit application to the City for each home within the
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development shall be accompanied by an approval letter from the Architectural Control
Committee. Building permit applications that do not have an approval letter attached will
not be accepted.
11. Any stub street which is expected to be extended in the future shall be provided with a sign
generally stating that, "This Street is to be extended in the future".
12. The applicant shall install at the entrances to The Preserve Subdivision No. 2 a 4'x 4'
plywood or other hard surface signs (mounted on two 4"x 4" posts with the bottom of the
signs being a minimum of 3-feet above the ground) noticing the contractors to clean up
daily, no loud music, and no dogs off leash.
13. Provide an approval letter for the requirements of all drainage district and irrigation districts
prior to the City Clerk signing the final plat.
14. 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 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 April 25, 2013.
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. This 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 PUD;
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 PUD 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.
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DATED this 27th day of August 2013.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County,Idaho
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ATTEST: , �fcoRPO '\CAM
Sharon K. Bergmann,Eagle Ci Clerk s,4y `�► ,�`
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