Findings - CC - 2002 - FPUD-3-02/FP-9-02 - Brookwood 6/48 Lot/16.74 Acre
ORIGINAL
BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR
A FINAL DEVELOPMENT PLAN AND FINAL PLAT
FOR BROOKWOOD SUBDIVISION NO.6
FOR ARIES DEVELOPMENT LLC.
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FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER FPUD-3-02 & FP-9-02
The above-entitled final development plan and fmal plat applications came before the Eagle City Council
for their action on July 23, 2002. 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:
Aries Development, LLC, represented by Mike Hormaechea, is requesting final development plan and
fmal plat approval for Brookwood Subdivision No.6, a 48-lot (40-buildable, 8-common) residential
subdivision. This 16.74-acre (approx.) phase of Brookwood PUD is located on the north side of
Floating Feather Road and west of Feather Nest Estates Subdivision. The site is within the Eagle City
Limits.
B. mSTORY:
The City Council approved the PUD for Brookwood Subdivision on March 16,1999. The Findings of
Fact and Conclusions of Law for the annexation, rezone, preliminary plat and preliminary development
plan are attached.
On December 14, 1999, the City Council approved a change to site specific condition #29
(regarding setbacks) for the Brookwood PUD. The approved setbacks for the Type B, C, and D
lots within this phase (the R-4-DA-P zoned area) are as follows:
Front
Rear
Interior Side
Additional Interior Side Setback
for multi-story structures
Street Side
20' (20-feet required for non-PUD subdivision)
25' (25-feet required for non-PUD subdivision)
7.5'(7.5-feet required for non-PUD subdivision)
2.5' per story (5-feet for non-PUD subdivision)
20' (20-feet required for non-PUD subdivision)
C. PRELIMINARY PUD/PLAT FINDINGS:
Council Findings and Conclusions dated March 16, 1999, are incorporated herein by reference.
Site specific condition #8 within the Council's Findings of Fact for the Brookwood PUD application
states, "Comply with ACHD "Special Recommendations to the City of Eagle" noted in the ACHD
report dated August 5, 1998. The pedestrian bridge shall be a minimum of lO-feet wide. A letter of
credit or certificate of deposit shall be provided to the City prior to approval of the final plat phase that
abuts the pedestrian bridge to insure installation of the bridge." This Phase 6 of the Brookwood PUD
does not abut the area for the proposed pedestrian bridge.
D. FINDINGS OF FACT REQUIRED BY EAGLE CITY CODE SECTION 8-6-6-3 (B):
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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;
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.
STAFF ANALYSIS:
The City Engineer and Planning staff have reviewed the final development plan and final plat for
this phase 6 of Brookwood PUD. This phase differs slightly from the original preliminary
development plan in both lot quantity as well as street configuration. The original plan showed a
cul-de-sac in the southern portion of this phase, which is now proposed to be extended as a
through-street. With this change, the amount of lots to be constructed has been increased by one
(1) from the original proposal. While the density will be higher for this phase, the overall density
for the development is proceeding at a rate approximately 33-units less than initially approved.
Considering the proposed lot configuration and street layout, it is staff's opinion that this sixth
phase of the final development can meet the Findings of Fact required in Eagle City Code Section
8-6-6-3 B and C (as noted herein) with the conditions recommended herein.
REVIEW BY THE COMMISSION:
A review by the Planning and Zoning Commission was completed on July 1, 2002. The
Commission made their recommendation at that time. The minutes are incorporated herein by
reference.
COMMISSION DECISION:
The Commission voted 3 to 0 (Bloom, Crook absent) to recommend approval of FPUD-3-02 &
FP-9-02 for a final development plan and final plat approval for Brookwood Subdivision No.6
with the site specific conditions of approval within their Findings of Fact and Conclusions of Law
dated July 15th 2002.
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REVIEW BY THE COUNCIL:
A review by the City Council was completed on July 23, 2002. The Council made their decision
at that time. The minutes are incorporated herein by reference.
COUNCIL DECISION:
The Council voted 3 to 0 (Guerber Absent) to approve FPUD-3-02 & FP-9-02 for a final
development plan and final plat for Brookwood Subdivision No.6 with the following Planning
and Zoning Commission recommended site specific conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with the conditions noted in the letter from the City Engineer dated June 24, 2002.
2. Comply with all applicable conditions of the Development Agreement and RZ-8-97/CU-6-
97/PPUD-1-97/PP-2-97.
3. Comply with the conditions ofDR-79-01 and DR-31-02.
4. 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.
5. The setbacks shall comply with the criteria as outlined in section B of this report.
6. Revise the "Common Area Lots" note on the final plat to specify which lots are to be owned
and maintained by the Brookwood Subdivision Homeowner's Association. Those lots
include: Lot 10, Block 26; Lot 9, Block 33; Lots 3 and 16, Block 34; Lot 3, Block 35; Lot 1,
Block 36; Lot 1, Block 37; and Lot 1, Block 38.
CONCLUSIONS OF LAW:
A. The application for this item was received by the City of Eagle on April 30, 2002.
B. In accordance with 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. 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 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 fmal 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
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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 ate adequate for the population densities as noted by
the agencies which will serve the development.
DATED this 13th day of August 2002.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
ATTEST:
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