Findings - CC - 2014 - FPUD-05-13/FP-14-13 - Snoqualmie Falls #4/55 Lot/28.83 Acre BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR )
A FINAL DEVELOPMENT PLAN AND FINAL )
PLAT FOR SNOQUALMIE FALLS SUBDIVISION )
NO. 4 FOR HORSESHOE FLATS,LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER FPUD-05-13 & FP-14-13
The above-entitled final development plan and final plat applications came before the Eagle City Council
for their action on January 28, 2014. 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:
Horseshoe Flats, LLC, represented by Becky McKay with Engineering Solutions, LLP, is
requesting final development plan and final plat approvals for Snoqualmie Falls Subdivision No.
4, a 55-lot (43 buildable, 12 common) residential subdivision. The 28.83-acre site is generally
located south of Floating Feather Road, west of Linder Road at the terminus of West Signature
Drive.
B. APPLICATION SUBMITTAL:
The application for this item was received by the City of Eagle on October 24,2013.
C. HISTORY OF REVELANT PREVIOUS ACTIONS:
On August 8, 2006, the City Council approved an annexation, rezone with development
agreement, conditional use permit, preliminary development plan, and preliminary plat for the
Legacy Planned Community(A-09-05/RZ-13-05/CU-12-05/PPUD-13-05/PP-01-06).
On August 28, 2007, the City Council approved the final development plan and final plat for
Mosca Seca Subdivision Phases No. 1 &No. 2 (FPUD-01-07/FP-01-07/FP-02-07).
On September 18, 2007, the City Council approved a modification to the conditions of
development and associated exhibits to the development agreement to provide a time schedule for
the build-out of the Academy Core area located within Mosca Seca Subdivision(located within the
Legacy Planned Unit Development)(RZ-13-05 MOD).
On February 19, 2008, the City Council approved a modification to the conditions of development
and associated exhibits within the development agreement to address the percentage of allowable
second story square footage in relationship to the first floor for homes located on lots less than
8,000-square feet in size, the provisions of private roads, construction flooring material for
attached single-family dwellings, and the Memorandum of Agreement regarding the on-site
municipal water system(RZ-13-05 MOD 2).
On March 11, 2008,,,the Mosca Seca Subdivision No. 1 final plat was recorded at the Ada County
Recorder's office.
On August 25, 2008, the Mosca Seca Subdivision No. 2 final plat was recorded at the Ada County
Recorder's office.
On October 13, 2009, the City Council approved an extension of time for the preliminary plat for
Mosca Seca Subdivision(PP-01-06)to be valid until August 25, 2010(EXT-12-09).
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On November 9, 2010,the City Council approved an extension of time for the preliminary plat for
Mosca Seca Subdivision(PP-01-06)to be valid until August 25, 2011 (EXT-07-10).
On September 13, 2011,the City Council approved an extension of time for the preliminary plat
for Mosca Seca Subdivision(PP-01-06)to be valid until August 25, 2012(EXT-06-11).
On June 26, 2012,the City Council approved a modification to the conditions of development and
associated exhibits within the development agreement to address the allowed density, modify the
open space by removing the requirement to construct the sports academies, and address the
condition of development regarding a school site(RZ-13-05 MOD 3).
On August 14, 2012, the City Council approved the final development plan and final plat for
Snoqualmie Falls Subdivision No. 1 (FPUD-01-12/FP-01-12).
On September 25, 2012, the Snoqualmie Falls Subdivision No. 1 final plat was recorded at the
Ada County Recorder's office.
On January 8, 2013, the City Council approved the final development plan and final plat for
Snoqualmie Falls Subdivision No. 2 (FPUD-02-12/FP-04-12).
On March 21, 2013, the Snoqualmie Falls Subdivision No. 2 final plat was recorded at the Ada
County Recorder's office.
On June 11, 2013, the City Council approved the final development plan and final plat for
Snoqualmie Falls Subdivision No. 3 (FPUD-02-13/FP-06-13).
On September 10, 2013, the City Council approved a conditional use permit, preliminary
development plan, and preliminary plat for Snoqualmie Falls Subdivision No. 4 (CU-03-
13/PPUD-03-13/PP-0 5-13).
On January 9, 2014, the Design Review Board approved a design review application for the
common area landscaping for Snoqualmie Falls Subdivision No. 4(DR-68-13).
D. PRELIMINARY PUD/PLAT FINDINGS:
City Council Findings of Fact and Conclusions of Law dated September 24, 2013,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;
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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 has 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.
• Plat note #2 on the final plat, date stamped by the City on October 24, 2013, indicates that, "All
lots are hereby designated as having a permanent easement for public utilities and lot drainage
over the six (6) feet adjacent to any interior side lot line, and over the twelve (12) feet adjacent to
any rear lot line". Snoqualmie Falls Subdivision No. 4 will contain lots that allow for a five (5)
foot side lot line setback. The applicant should provide a revised final plat with plat note #2
revised to read, "All lots are hereby designated as having a permanent easement for public utilities
and lot drainage over the five (5) feet adjacent to any interior side lot line, and over the twelve (12)
feet adjacent to any rear lot line" The applicant should provide the revised final plat prior to the
City Clerk signing the final plat.
• Plat note #5 on the final plat, date stamped by the City on October 24, 2013, indicates that,
"Minimum building setbacks and dimensional standards shall be in compliance with the applicable
zoning regulations of the City of Eagle or as set forth in the conditions of development with the
development agreement, recorded as instrument No. , records of Ada County, Idaho". In
the event the setbacks are modified through a modification of the development agreement a new
dwelling may not be constructed in compliance with the referenced development agreement. The
applicant should provide a revised final plat with plat note#5 revised to read, "Minimum building
setbacks and dimensional standards shall be in compliance with the applicable zoning regulations
of the City of Eagle or as set forth in the conditions of development with the development
agreement, recorded as instrument No. , records of Ada County, Idaho, or any subsequent
modifications of the development agreement". The applicant should provide the revised final plat
prior to the City Clerk signing the final plat.
• It is staffs opinion that the final development plan can meet the Findings of Fact required in Eagle
City Code Section 8-6-6-3 (B) (as noted herein) with the conditions recommended herein and that
the final plat will be in substantial conformance with the preliminary plat with the conditions
herein.
REVIEW BY THE COUNCIL:
A review by the City Council was completed on January 28, 2014. 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-05-13/FP-14-13 for a final development plan and final
plat for Snoqualmie Falls Subdivision No. 4 for Horseshoe Flats, LLC, with the following staff
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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 CU-03-13/PPUD-03-13/PP-05-13.
3. Comply with the conditions of DR-68-13.
4. The applicant shall submit payment to the City for all engineering and legal fees incurred for
reviewing this project,prior to the City Clerk signing the final plat.
5. Provide a revised final plat with plat note #2 revised to read, "All lots are hereby designated as
having a permanent easement for public utilities and lot drainage over the five(5)feet adjacent
to any interior side lot line, and over the twelve (12) feet adjacent to any rear lot line" The
applicant shall provide the revised final plat prior to the City Clerk signing the final plat.
6. Provide a revised final plat with plat note#5 revised to read, "Minimum building setbacks and
dimensional standards shall be in compliance with the applicable zoning regulations of the
City of Eagle or as set forth in the conditions of development with the development agreement,
recorded as instrument No. , records of Ada County, Idaho, or any subsequent
modifications of the development agreement". The applicant shall provide the revised final
plat prior to the City Clerk signing the final plat.
7. Provide an approval letter for construction of sewer improvements from Eagle Sewer District,
prior to the City Clerk signing the final plat.
8. The applicant shall provide a license agreement from ACHD approving the landscaping within
the public rights-of way-abutting and within this site, prior to the City Clerk signing the final
plat.
9. 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 1/2" x 11" recorded copy of the final plat of Snoqualmie Falls
Subdivision No. 3, prior to the issuance of any building permits.
10. All common area improvements shall be completed or a surety shall be provided as required
by Eagle City Code, prior to the City Clerk signing the final plat.
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 Snoqualmie Falls Subdivision No. 4, 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.
15. The submittal of the building permit application to the City for each home within the
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.
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CONCLUSIONS OF LAW:
A. The application for this item was received by the City of Eagle on October 24, 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 the 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, setbacks and uses as specifically
approved by the City will allow for a mix of housing types and uses 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.
DATED this 1 lth day of February, 2014.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
•
ames D. Reynolds, Ma r .• OF EA G, •,
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