Findings - CC - 2014 - FPUD-05-14 - Camille Beckman Commercial Industrical Pud-Phase Ii/22.5 Acre BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION )
FOR A FINAL DEVELOPMENT PLAN FOR )
CHATEAU DES FLEUR FOR SAF,LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER FPUD-05-14
The above-entitled final development plan application came before the Eagle City Council for their action
on September 9, 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:
SAF, LLC, represented by Dana Kauffman/Joe Bruce with Insight Architects, is requesting final
development plan approval for Chateau des Fleurs(also known as Camille Beckman Commercial
Industrial Planned Unit Development—Phase II). The 22.5-acre Phase II site is generally located
south of West Lilac Lane in proximity to the southeast corner of State Highway 44 and Old Valley
Road.
B. APPLICATION SUBMITTAL:
The application for this item was received by the City of Eagle on July 31, 2014.
C. HISTORY:
On March 21, 2000,the City Council approved an annexation and rezone with a development
agreement(A-01-00/ZOA-01-00).
On March 6,2001,the City Council approved a conditional use permit and preliminary
development plan for Camille Beckman Commercial Industrial Planned Unit Development(CU-
21-00/PPUD-08-00).
On April 3, 2001,the City Council approved a design review application for the Camille Beckman
office and production facility(Phase 1)(DR-01-01).
On May 22, 2001,the City Council approved a final development plan for Camille Beckman
Commercial Industrial Planned Unit Development Phase I(FPUD-04-01).
D. PRELIMINARY PUD FINDINGS:
City Council Findings of Fact and Conclusions of Law dated April 10,2001, 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;
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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 Camille Beckman Commercial Industrial Planned Unit Development site has a MU-DA
(Mixed Use with a development agreement) zoning designation. The applicant received
conditional use permit and preliminary development plan approval for the development in 2001.
The planned unit development was approved as a phased development and the subject application
is the final development plan for phase II of the development. The proposed development differs
from the originally approved preliminary development plan, however, it will consist of many of the
uses that were approved with the preliminary development plan such as a restaurant and outdoor
garden area. The applicant is also proposing an events center which will include these approved
uses. The events center consists of a 21,000-square foot building identified on the site plan, date
stamped by the City on July 31, 2014, as Chateau des Fleurs. The event center will be inclusive of
two (2) ballrooms, commercial kitchen, restaurant, wine tasting room, bridal and groom
preparatory rooms, conference rooms, art gallery, and outdoor patios. The Concept Plan included
as an exhibit to the executed development agreement (Ada County instrument No. 100049611)
shows two (2) tea rooms, art gallery, open air amphitheater, farmer's market, greenhouse, five (5)
garden areas and parking located within the phase II area. The City Council approved the
preliminary development plan with specific uses as identified on Exhibit "B" of the Findings of
Fact and Conclusions of Law. The proposed restaurant, art gallery, and gardens were identified in
the preliminary development plan as approved uses.
• Site Specific Condition of Approval #11 indicates that the final development plan shall be
reviewed as a "New Business" items and not as a "Public Hearing" item unless the City
determines that any difference between the preliminary development plan and final development
plan needs additional public comment because of possible impacts to surrounding property
owners, to this development, or to the community, or inconsistency with any conditions of
approval. As previously mentioned, the approved site plan identifies a farmer's market area and an
open air amphitheater. These two (2) venues would include events that occur outdoors and not
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within an enclosed building. The proposed events center will provide a venue where most events
will be conducted indoors and weather permitting allows for some events to be conducted outside
within the outdoor seating area and the outdoor garden area.
• Planning staff has reviewed the final development plan. Although the final development plan
shows one (1) larger building (events center) instead of the three (3) smaller ones shown in the
preliminary development plan, date stamped by the City on March 7, 2000, the proposed building
and uses should have less impact on the adjacent properties due to events occurring within an
enclosed building.
REVIEW BY THE COUNCIL:
A review by the City Council was completed on September 9, 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-07-14 for a final development plan for Chateau des
Fleurs for SAF, LLC, with the following staff recommended site specific conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions ofZOA-01-00/CU-21-00/PPUD-08-00.
2. Comply with the conditions of DR-42-14.
3. The applicant shall submit payment to the City for all Engineering and Legal fees incurred for
reviewing this project, prior to the issuance of a Zoning Certificate for construction of building
improvements.
4. Provide an approval letter for construction of sewer improvements from Eagle Sewer District,
prior to the issuance of a Zoning Certificate for construction of building improvements.
5. All common area improvements as specified on the approved Chateau des Fleurs landscape
plan (DR-42-14) shall be completed or a surety shall be provided as required by Eagle City
Code prior to a Certificate of Occupancy is issued for the event center.
6. Provide an approval letter for the requirements of all drainage district and irrigation districts
prior to any improvements being constructed on the site.
7. 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 July 31, 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
which would not be achieved under standard district regulations because of the conditions
placed on this development;
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3. The streets and thoroughfares located adjacent to the development are suitable and adequate to
carry anticipated traffic, and the proposed uses will not generate traffic in such amounts as to
overload the street network outside the PUD;
4. The proposed commercial uses were approved as part of the preliminary development plan and
are compatible with the surrounding uses;
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 uses were previously approved by the City and
remain 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 would
negatively impact the properties 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 proposed uses as noted by the
agencies that will serve the development.
DATED this 23rd day of September, 2014.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
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Sharon .Bergmann,Eagle City lerk
Regulatory Taking Notice: Applicant has the right, pursuant to section 67-8003, Idaho Code, to request a
regulatory taking analysis.
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