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Findings - PZ - 2000 - FPUD-5-99 & FP-15-99 - Final Development Plan And Fp For Two Rivers Subd BEFORE THE EAGLE PLANNING AND ZONING COMMISSION IN THE MATTER OF AN APPLICATION FOR A ) A FINAL DEVELOPMENT PLAN AND FINAL PLAT) FOR TWO RIVERS PUD SUBDIVISION PHASE NO. ) 1 (FORMERLY CALLED QUARTER CIRCLE RANCH) FOR DENNIS M. BAKER & ASSOCIATES ) FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER FPUD-5-99 & FP-15-99 The above-entitled final development plan and final plat applications came before the Eagle Planning and Zoning Commission for their recommendation on February 7, 2000. The Commission 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: Dennis M. Baker & Associates, represented by Dan Torfin, is requesting final development plan and final plat approval for Two Rivers Subdivision (formerly Quarter Circle Ranch), a 97-lot (77-buildable) residential subdivision. This 47.92-acre phase of Quarter Circle Ranch PUD is located on the west side of Eagle Road approximately 1600-feet south of State Highway 44. B. HISTORY: The City Council approved the PUD for Quarter Circle Ranch Subdivision on April 27, 1999. The Findings of Fact and Conclusions of Law for the rezone, conditional use permit, preliminary plat and preliminary development plan are attached. C. PRELIMINARY PUD/PLAT FINDINGS: Council Findings and Conclusions dated April 27, 1999, are incorporated herein by reference. D. FINDINGS OF FACT REQUIRED BY EAGLE CITY CODE SECTION 8-6-6-3 B: The Commission shall find that the facts submitted with the application and presented to them establish that: 1. The proposed development can be initiated within one year of the date of approval; 2. Each individual unit of the development, as well as the total development, can exist as an independent unit 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; 3. 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; Page 1 of 4 \\EAGLENTI \COMMON\PJanning Dept\Eagle Applications\SUBS\J 999\Two Rivers (Quarter Circle Ranch) fpud pzfdoc -, -- '-~ ,-, ~-~--~-----, ---'-- 4. Any proposed commercial development can be justified at the locations 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; 6. The area surrounding said development can be planned and zoned in coordination and substantial compatibility with the proposed development; 7. The PUD is in general conformance with the Comprehensive Plan; and 8. The existing and proposed utility services are adequate for the population densities and nonresidential uses proposed. E. FINDINGS OF FACT REQUIRED BY EAGLE CITY CODE SECTION 8-6-6-3 (C): Upon granting or denying the application, the Council shall specify: 1. The ordinance and standards used in evaluating the application; 2. The reasons for approval or denial; and 3. The actions, if any, that the applicant could take to obtain a permit. F, STAFF ANALYSIS PROVIDED IN THE STAFF REPORT: The City Engineer and Planning staff have reviewed the final development plan and final plat. It is staffs opinion that this first phase of the final development plan can meet the Findings of Fact required in Eagle City Code Section 8-6-6-3 Band C (as noted herein) with the conditions recommended herein and that the phase one final plat will be in substantial compliance with the preliminary plat with the conditions herein. REVIEW BY THE COMMISSION: A review by the Planning and Zoning Commission was completed on February 7, 2000. The Commission made their recommendation at that time. The minutes are incorporated herein by reference. COMMISSION DECISION: The Commission voted 5 to 0 to recommend approval of FPUD-5-99 & FP-15-99 final development plan and final plat approval for Two Rivers Subdivision Phase I with the following staff recommended site specific conditions of approval. SITE SPECIFIC CONDITIONS OF APPROVAL: 1. Comply with the conditions noted in the January 5, 2000, letter from the City Engineer. 2. Comply with all applicable conditions ofRZ-10-98/CU-9-98/PPUD-2-98/PP-8-98. 3. Comply with the conditions ofDR-50-99. 4. Construct a 5-foot wide concrete meandering sidewalk along Eagle Road abutting the site. 5. The applicant shall submit payment to the City for all Engineering fees incurred for reviewing this project, prior to the City Engineer signing the final plat. 6. Provide a copy ofthe Subdivision's CC&R's showing that the entire PUD will remain under the control of one Homeowners Association. The CC&R's shall be reviewed and approved by the City Engineer prior to the City Clerk signing the final plat. 7. Subdivision signage, sign lighting, and sign landscaping shall be reviewed and Page 2 of 4 \\EAGLENTI \COMMON\Planning Dept\EagJe Applications\SUBS\i 999\Two Rivers (Quarter Circle Ranch) fpud pzfdoc -,- '-- --'--'-'---'-~-------- - '-,- - , approved by the Design Review Board prior to the City Clerk signing the final plat. 8. The lots within Phase I are approved as "Custom Lots" and shall have the setbacks noted in the Quarter Circle Ranch PUD findings for "Custom Lots". CONCLUSIONS OF LAW: A. The applications for this item were received by the City of Eagle on December 14, 1999. B. In accordance Eagle City Code Section 8-6-6-3 B the Commission finds that the facts submitted with the application and presented to the Commission, with the conditions herein, establish that: 1. The proposed development can be initiated within one year of the date of approval based upon the testimony and documentation presented by the developer; 2. Each individual unit ofthe development, as well as the total development, can exist as an independent unit 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; 3. 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 based upon written responses received from the highway districts having jurisdiction; 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 proposed utility services are adequate for the population densities and nonresidential uses proposed as noted by the agencies which will serve the development. Page 3 of 4 IIEAGLENTI \COMMON\Planning Dept\EagIe Applications\SUBS\1999\Two Rivers (Quarter Circle Ranch) fpud pzf.doc n ,-, --- -'-, DATED this 7th day of February, 2000. ATTEST: ~!\t1!'~":~~:",>, .'100;- í)~"~.:, .$?:"';"'~" " :< '~~, ..:Jc",," ':'" '<\"'" ::/ <oJ , , ",~ .' . r', ." , ,f (;" ",' " ".~" ""',' ê' "',' ;,; i', .i.. :; 'J ... ,- \;. ~~. .~<:J;- , " -, " "; :;/ "- . , r/ ,>' - Page 4 of 4 IIEAGLENTI \COMMON\Planning Dept\Eagle App]ications\SUBS\1999\Two Rivers (Quarter Circle Ranch) fpud pzfdoc -, -'--"----'--. '-'--'- -, --'-'--'- - --'-,.