HomeMy WebLinkAboutMemo from Planning
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Project: Spurwing
Location: north of Chinden Boulevard and northeast of the Ten Mile Road/Chinden Boulevard
intersection
Applications: annexation and zoning, preliminary plat, variance
Highlights of Proposed Development: Forty-six of the lots are proposed to be for attached patio homes
and 27 are proposed to be for detached homes. All of the proposed lots meet the minimum dimensional
standards of the Rw8 zone. The average lot size in the proposed development is 9,067 square feet. Open
space consists of 3.69 acres or 18% of the site. Access to this site is currently provided by N. Spurwing
Way via W. Balata Court, both local public streets within Spurwing Subdivision. An emergency access is
proposed from Chinden Boulevard at the southwest corner of the site for emergency vehicles only. This is
also the annexation path. Direct lot access to Chinden Boulevard shall be prohibited except for the
emergency access.
Gross Residential Density: 3.56 dwelling units per acre; net density 4.45 dwelling units per acre.
Elevations: Yes
Other: annexing the subject property will have the effect of having City parcels in the middle of a County
subdivision (a City enclave). Staff believes that it is in the City's best interest to have additional
properties included as part of annexing this property. It does not seem appropriate to have a City-
approved subdivision of this size that is surrounded by property still in the County, which mayor may not
annex into the City in the foreseeable future. Further, the applicant is actually processing a property
boundary application through the City to annex a small portion of the golf course lots, to facilitate this
development, but is leaving a vast majority of the golf course lots out of the subject annexation and
development request.
Commission Recommendation: denial at their November 16, 2006.
Summary of Commission Public Hearing:
i. In favor: Becky McKay, Engineering Solutions (applicant/owner's representative); Jock Hewitt,
Spurwing Limited Partnership (applicant/owner); Tina Rice; Myron Tucker; and Ed Davis (read
letter written by Donna Larsen, General Manager Spurwing Country Club, on behalf of Spurwing
Country Club)
11. In opposition: Ron Ashley, Ginna Engle (also speaking for other homeowners in Spurwing
Subdivision), Byron Brown (also speaking for Beverly Brown), Joy Compton, Bob Trerise, Grant
Peterson, and Andrea Nist. Fifteen other people signed their names on tlle sign-in sheet provided
at the meeting in opposition to the project but did not speak during the hearing (see sign-in sheet
from November 16, 2006 meeting)
111. Commenting: None
Key Issues of Discussion by Commission:
i. Proposed lot sizes/transition from existing I-acre lots along the north boundary;
11. Proposed density;
iii. Increased traffic/access onto Chinden Boulevard;
iv. Resident opposition to project
Key Commission Changes to Staff Recommendation: Commission recommended denial of the project.
Outstanding Issue(s) for City Council:
i. Because the Commission is recommending denial; no conditions are included in this report.
ii. Applicant has submitted a revised plat, dated November 22,2006 (see paragraph below).
Written Testimony since Staff Report:
i. Since the Commission meeting on November 16th, the applicant has submitted a revised
preliminary plat, dated 11-22-06, which addresses some of the concerns that the Commission and
neighbors had. The primary changes to the plan are as follows:
a. Total lot count has been reduced by 2 building lots to 69 building lots;
b. The building lots along the northern boundary have increased in size providing
more of a transition in lot sizes to the existing I-acre lots to the north;
c. The open space along the northern boundary, west of the common area between
Lots 42 & 44, has been removed. Visibility of the common areas located behind
the building lots was noted as a concern by the Police Department.
d. Some of the attached units originally shown along the north boundary have been
relocated to the west boundary.
II. Staff has reviewed the revised plat and all lots meet the dimensional standards ofthe proposed R-
8 zone. However, Staffhas not updated the staff report below to reflect the revised plat, as the
Commission reviewed and made a decision on the previous version. The Police Department has
not commented on the revised plat. The Commission also has not reviewed or commented on the
revised plat.
iii. The following people have submitted written testimony since the Commission hearing:
1. Carol Scott, Spurwing home owner (too many homes being proposed in small area)
2. Patrick House, Pres. Spurwing HOA (would like to see density of approx. 30-35 homes
as originally represented when he bought his home)
3. Nichol Black (in favor, but concerned about density & increased traffic; would like to see
40-50 homes)
Variance Application:
There are no existing stub streets or pedestrian connections from the existing surrounding Spurwing
Subdivision for this development to connect to. Since the land to the west, south, and east is part of the
Spurwing Golf Course, no stub streets are proposed for future connectivity although the Police
Department is requesting a stub street be provided to tlle property.
The irregular shape and size of the property also limits design. alternatives that would allow for shorter
block lengths. Staff believes compliance with UDC II-6C-3F is not feasible in this case due to the site
limitations stated above and that the required Findings for a Variance can be met (see Exhibit D).
Notes: