Findings - CC - 2014 - FPUD-01-14/FP-01-14 - Syringa Subd #1/56 Lot/22.88 Acre BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR )
A FINAL DEVELOPMENT PLAN AND FINAL )
PLAT FOR SCS SYRINGA SUBDIVISION NO. 1 )
FOR SCS BRIGHTON,LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER FPUD-01-14 & FP-01-14
The above-entitled final development plan and final plat applications came before the Eagle City Council
for their action on March 11, 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:
SCS Brighton, LLC, represented by Mike Wardle, is requesting final development plan and final
plat approvals for SCS Syringa Subdivision No. 1, a 56-lot (52 buildable, 4 common) residential
subdivision. The 22.88-acre site is located on the north side of West Floating Feather Road
approximately 2,100-feet west of the intersection of North Lanewood Road and West Floating
Feather Road.
B. APPLICATION SUBMITTAL:
The applications for this item were received by the City of Eagle on January 13, 2014.
C. HISTORY:
On June 25, 2013, the City Council approved an annexation and rezone with development
agreement, conditional use permit, preliminary development plan, and preliminary plat for Syringa
Planned Unit Development(A-01-13/RZ-01-13/CU-01-13/PPUD-01-13/PP-01-13).
D. PRELIMINARY PUD/PLAT FINDINGS:
City Council Findings of Fact and Conclusions of Law dated July 19, 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;
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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 has reviewed the final development plan and final plat. The
final development plan and final plat show that there have been no significant changes from the
preliminary development plan and preliminary plat.
• Plat note #10 on the final plat, date stamped by the City on January 13, 2014, indicates that,
"Building setbacks and dimensional standards in this subdivision shall be in compliance with the
dimensional standards of the RUT zoning district in effect at the time of issuance of building
permits." The referenced zoning district is an Ada County zoning designation. The property is
zoned R-3-DA-P (Residential up to three (3) units per acre with a development agreement PUD).
The applicant should provide a revised final plat with plat note #10 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 specifically approved." The applicant should provide the
revised final plat prior to the City Clerk signing the final plat.
REVIEW BY THE COUNCIL:
A review by the City Council was completed on March 11, 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-01-14/FP-01-14 for a final development plan and final
plat for SCS Syringa Subdivision No. 1 for SCS Brighton, LLC, 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-01-13/CU-01-13/PPUD-01-13/PP-01-13.
3. Comply with the conditions of DR-66-13.
4. 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.
5. Provide a revised final plat with plat note #10 revised to read, "Minimum building setbacks
and dimensional standards shall be in compliance with the applicable zoning regulations of the
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City of Eagle or as specifically approved." The applicant shall provide the revised final plat
prior to the City Clerk signing the final plat.
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 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. 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 SCS Syringa
Subdivision No. 1, prior to the issuance of any building permits.
9. The following setbacks and lot coverage requirements shall apply:
Setbacks: Lots located north of Street 3 Lots located south of Street 3
Front 25' (garage)* 20' (living) 25' (garage)*, 15' (living)
Rear 25' 20'
Interior Side 7.5' (additional 5' per story) 5'(per story)
Street Side 20' 20'
Maximum Coverage 40% 40%
*Note: All front load garages shall be setback a minimum of 25-feet from the back of
sidewalk.
10. All common area improvements within SCS Syringa Subdivision No. 1 as specified on the
approved landscape plan(DR-66-13)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 SCS Syringa Subdivision No. 1, 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 a copy of the written approval from the irrigation entity, drainage district, or drainage
entity having jurisdiction for encroachments and/or improvements to affected infrastructure,
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 applications for this item were received by the City of Eagle on January 13, 2014.
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
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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 25th day of March, 2014.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
es D. Reynolds, a r
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ATTEST: �.•••,,l OF E40%...
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Sharon K. Bergmann, Eagle City lerk :* SEA 1-.;
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