Findings - CC - 2021 - FPUD-03-21 & FP-05-21 - Snoqualmie Falls #15 BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR )
A FINAL DEVELOPMENT PLAN AND FINAL )
PLAT FOR SNOQUALMIE FALLS NO. 15 )
FOR RED BUTTE,LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER FPUD-03-21 &FP-05-21
The above-entitled final development plan and final plat applications came before the Eagle City Council
for their action on May 25, 2021. 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:
Red Butte, LLC, represented by David Sterling with T-O Engineers, is requesting final development
plan and final plat approvals for Snoqualmie Falls No. 15, a 52-lot (45-buildable, 7-common),
residential subdivision. The 27.35-acre site is located at the southeast corner of West Floating Feather
Road and North Palmer Lane.
B. APPLICATION SUBMITTAL:
The applications for this item were received by the City of Eagle on March 4,2021.Revised plans were
received by the City of Eagle on May 4, 2021.
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 September 24, 2019, the City Council approved a preliminary development plan and preliminary
plat for Snoqualmie River Subdivision No.4(CU-02-19/PPUD-02-19/PP-02-19).
On August 25, 2020, the City Council approved a conditional use permit, preliminary development
plan, and preliminary plat for Snoqualmie Falls Subdivision No. 15 (CU-09-19/PPUD-06-19/PP-09-
19).
On November 12, 2020,the City Council approved a Design Review Application for three monument
signs for Snoqualmie River Subdivision No. 15 (DR-65-20).
On January 12, 2021, the City Council approved the landscape drawings for Snoqualmie River
Subdivision No. 15 (DR-64-20).
For additional property history see:RZ-13-05 MOD/RZ-13-05 MOD2/RZ-13-05 MOD3/DR-64-06
/DR-64-06 MOD2/FPUD-01-07/FP-01-07/FP-02-07/FPUD-01-12/FP-01-12/FPUD-02-12/FP-
04-12/FPUD-02-13/FP-06-13/CU-08-13/PPUD-07-13/PP-12-13/DR-07-14/FPUD-05-13/FP-14-
13/CU-06-14/PPUD-03-14/PP-09-14/FPUD-04-15/FP-05-15/FPUD-05-15/FP-06-15/FPUD-06-
15/FP-09-15/DR-68-13/DR-68-13 MOD/DR-68-13 MOD2/DR-06-15/DR-06-15 MOD/DR-06-
15 MOD3/DR-06-15 MOD4/EXT-12-09/EXT 07-10/F.XT--06-11/CU-06-17/PPUD-03-17/PP-03-
17/DR-44-17/DR-45-17/RZ-13-05 MOD4/FPUD-04-17/FP-18-17/CU-08-17/PPUD-04-17/PP-
04-17/DR-54-17/FPUD-05-17/FP-02-17/FPUD-01-18/FP-01-18/CU-01-18/PPUD-01-18/PPUD-
02-18/DR-31-18/FPUD-11-18/FP-13-18/FPUD-13-18/FP-15-18/FPUD-15-18/FP19-18/FPUD-
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16-18/FP-20-18 /RZ-13-05 MODS /FPUD-17-18/FP-21-18 / CU-05-18/PPUD-03-18/PP-09-18 /
FPUD-06-19/FP-08-19/FPUD-07-19/FP-09-19/FPUD-08-19/FP-12-19.
D. PRELIMINARY PUD/PLAT FINDINGS:
City Council Findings of Fact and Conclusions of Law dated September 8, 2020, 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.
THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT
• The City Engineer and Planning staff have reviewed the final plat.It is staffs opinion that the final plat
is in substantial compliance with the preliminary plat, pursuant to compliance with the conditions
herein.
REVIEW BY THE COUNCIL:
A review by the City Council was completed on May 25, 2021. The Council made their decision at that
time. The minutes are incorporated herein by reference.
COUNCIL DECISION:
The Council voted 3 to 0 (Pittman absent) to approve FPUD-03-21 & FP-05-21 for a final development
plan and final plat for Snoqualmie Falls No. 15 for Red Butte LLC, with the following site specific
conditions of approval:
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SITE SPECIFIC CONDITIONS OF APPROVAL:
Staff recommends approval of the final development plan and final plat with the following conditions:
1. Comply with all requirements of the City Engineer.
2. Comply with all conditions within the development agreement for rezone application RZ-13-05 and
subsequent modifications.
3. Comply with all applicable requirements of CU-09-19/PPUD-06-19/PP-09-19.
4. Comply with the conditions of DR-64-20 and DR-65-20.
5. 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 and/or upon receipt of an invoice by the City,
whichever occurs first.
6. Provide approvals (i.e. correspondence and/or license agreements) for the proposed irrigation facility
crossings and public pathway easements located along the irrigation facilities from the respective
irrigation district, canal company, ditch association, drainage district, drainage entity. The approvals
(i.e. correspondence and/or license agreements) shall be provided at the time of submittal of final
development plan and final plat applications.
7. The applicant shall provide a copy of the executed"Transportation Mitigation Agreement"between the
applicant and ITD. The monetary contribution associated with the "Transportation Mitigation
Agreement"shall be paid into a road trust to be held by the City of Eagle on behalf of ITD prior to the
City Clerk signing the first final plat.
8. The following setbacks and lot coverage requirements shall apply:
Lot Typology—Patio: 5,000—7,999-square foot lots:
Front 15-feet living area,20-feet garage
Rear 10-feet
Interior Side 5-feet (first story) and 5-feet (each additional
story)
Street Side 20-feet
Street Side(with front load garage facing street) 20-feet
Maximum Lot Coverage 40%
Lot Typology-Custom: 8,000— 11,999-square foot lots:
Front 20-feet living area, 25-feet garage
Rear 25-feet
Interior Side 5-feet (first story) and 5-feet (each additional
story)
Street Side 20-feet
Street Side(with front load garage facing street) 20-feet
Maximum Lot Coverage 40%
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Lot Typology-Estate: 17,000+-square foot lots:
Front 30-feet living area,25-feet garage
Rear 30-feet
Interior Side 10-feet (first story) and 5-feet (each additional
story)
Street Side 20-feet
Street Side(with front load garage facing street) 25-feet
Maximum Lot Coverage 40%
9. All common area improvements within Snoqualmie Falls No. 15 Subdivision as specified on the
approved landscape plan (DR-65-20) 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 developer shall provide 2-inch minimum caliper shade-class trees as shown on the approved
landscape plan. Prior to the City Clerk signing the final plat, the applicant shall either install the
required trees, sod, and irrigation or provide the City with a letter of credit for 150% of the cost of the
installation of all landscape and irrigation improvements. Trees shall be installed prior to obtaining any
occupancy permits for the homes. A temporary occupancy may be issued if weather does not permit
landscaping. Partial reduction of the surety may be permitted for any portion of the development that
is completed, including street trees that have been installed. On-going surety for street trees for all
undeveloped portions of the development will be required through project completion.
11. At the time of providing surety information the applicant shall provide a schedule that depicts the timing
for completion of the required improvements.
12. The applicant shall not construct any required improvements, including, storm drainage or roadway
facilities, until the City has received a copy of the ACHD stamped and approved final engineering
construction drawings. Upon receipt of the ACHD approved construction drawings and confirmation
by the City Engineer that they comply with the City approved construction drawings,the City will issue
a"notice to proceed with construction"to the applicant's designated representative.
13. Provide an approval letter for construction of sewer improvements from Eagle Sewer District, prior to
the issuance of a"notice to proceed with construction"letter to the project engineer.
14. The applicant shall provide an approval letter from the City of Eagle Municipal Water Department prior
to the issuance of a"notice to proceed with construction" letter to the project engineer.
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 the site shall be
submitted prior to the issuance of any building permits for the site.
16. The applicant shall install at the entrances to Snoqualmie Falls No. 15 Subdivision, 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.
17. 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".
18. 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.
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19. Provide an approval letter for completion of sewer improvements from Eagle Sewer District, prior to
the City Clerk signing the final plat.
20. The applicant shall provide an approval letter for completion of the municipal water system
improvements from the City of Eagle Municipal Water Department or a surety shall be provided as
required by Eagle City Code prior to the City Clerk signing the final plat.
21. Provide an approval letter for the requirements of all drainage districts and irrigation districts prior to
the City Clerk signing the final plat.
22. Provide a copy of the recorded CC&Rs 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 No. 15 Subdivision,
prior to the issuance of any building permits.
23. All fencing located adjacent to open space, or in any required front or street side yard areas shall be
open-style such as wrought iron or extruded aluminum(looks identical to wrought iron).All other
fencing(i.e. dog-ear type cedar fencing,vinyl,chainlink) shall be prohibited. Fencing in any required
front yard area shall be open-style and limited to four-feet(4') in height.
CONCLUSIONS OF LAW:
A. 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 subdivision 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 8th day of June 2021.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County,Idaho
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