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Staff ReportSTAFF REPORT Hearing Date: TO: FROM: SUBJECT: March 26, 2013 Mayor and City Council Bill Parsons, Associate City Planner 208-884-5533 E IDIAN~--- 1DAM0 Bruce Freckleton, Development Services Manager 208-887-2211 FP-13-015 and PS-13-001 - Spurwing Challenge Final Plat L APPLICATION SUMMARY The applicant, The Club at Spurwing, LLC, has applied for approval of a final plat consisting of twenty- three (23) residential lots and four (4) common other lots on approximately 58.25 acres of land. The zoning district for the proposed subdivision is R-8 (Medium-Density Residential). The gross density for this project is a total gross density of 0.39 dwelling units/acre. If the proposed golf course was removed from the equation the density would be slightly higher at 1.53 dwelling units to the acre. Concurrently, the applicant has submitted a private street application. The proposed gated private street will provide access to Lots 1-5, Block 1; all other residential lots will take access from public local streets. The Spurwing Challenge Subdivision (PP-11-011) was approved by Council on February 7, 2012. The subject final plat is consistent with the approved preliminary plat for this site. II. STAFF RECOMMENDATION Staff recommends approval of Spurwing Challenge Subdivision final plat and private street applications subject to the conditions noted below. These conditions shall be considered in full, unless expressly modified or deleted by motion of the City Council. III. PROPOSED MOTION Approval I move to approve File Numbers FP-13-005 and PS-13-001 as presented in the staff report for the hearing date of March 26, 2013, with the following modifications: (Add any proposed modifications.) Denial I move to deny File Numbers FP-13-005 and PS-13-001, as presented during the hearing on March 26, 2013, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Numbers FP-13-005 and PS-13-001 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The subject property is located on the north side of Chinden Boulevard, west of N. Linder Road in the SE'/4 of Section 23, T. 3N., R. 1 W. Spurwing Challenge Subdivision - FP-13-005 PAGE 1 B. Applicant/Owner: The Club at Spurwing, LLC 3405 E. Overland Road, Suite #150 Meridian, Idaho 83642 C. Representative: Chuck Christensen, Quadrant Consulting Inc. 1904 W. Overland Road Boise, Idaho 83705 V. STAFF ANALYSIS The proposed final plat consists of twenty-three (23) residential lots and four (4) common lots on approximately 58.25 acres of land. The average lot size is 22,202 square feet. All of the lots proposed for the development are for single-family detached homes and comply with the dimensional standards of the R-8 zoning district. A majority of the open space proposed with the plat is to develop with a nine (9) hole executive golf course. The required 35-foot landscape buffer adjacent to Chinden Boulevard will be part of the golf course. The proposed open space totals 43.2 acres of land which is approximately 70.6% open space. The amenities include the use of the existing Spurwing club house and community pool and a 10-foot wide multi-use pathway adjacent to Chinden Boulevard. The proposed open space and amenities are consistent with the open space and amenities approved with the preliminary plat. A private street is proposed to be constructed within the development. A new public street (N. Long Lake Way) will be constructed with the development of the subdivision that aligns with the signalized intersection of N. Long Lake Way and Chinden Boulevard at the half-mile. The proposed private street is replacing the existing public street access, N. Spurwing Way, which was approved for vacation by City Council in 2012. The exchange of ROW with ACRD (both new ROW for N. Lake Lake Way and vacated ROW for N. Spurwing Way) will be conveyed through a warranty deed. To ensure safe access during the construction of the development, a temporary access easement is in place over the existing N. Spurwing Way until the new entrance/roadway (N. Long Lake Way) is completed and approved by ACRD. Further, a note on the plat states all of the residential lots within Block 1 are designated as non-buildable lots until the temporary easement is vacated. Because the number of buildable lots is the same, the roadway network is the same and the amount of common open space is the same, staff finds the proposed plat to be in substantial compliance with the approved preliminary plat as required by UDC11-6B-3C.2. VI. SITE SPECIFIC CONDITIONS Applicant shall meet all terms of the approved annexation (AZ-11-005), rezone (RZ-11-006), preliminary plat (PP-11-011), conditional use permit (CUP-11-009), development agreement (instrument #112040234), vacation (VAC-12-006) and certificates of zoning compliance (CZC- 12-021 and CZC-13-029) approved for this site. 2. The applicant has until February 7, 2014 to obtain City Engineer's signature on the final plat or apply for a time extension in accord with UDC 11-6B-7. 3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. The final plat prepared by Quadrant Consulting stamped on February 19, 2013, by Andrew. Farias, shall be revised prior to signature of the final plat by the City Engineer as follows: • Remove reference to deed instrument #101128387 from Lot 13, Block 2. Spurwing Challenge Subdivision - FP-13-005 PAGE 2 • Note #8: insert instrument number for the ACRD temporary access easement. • Add a note that references the recorded development agreement. • Note # 10: insert the instrument number. • Add a note that addresses the responsible party for the maintenance of the Common Lot 6, Block 1, Common Lot 13, Block 2 and Common Lot 7, Block 3 (golf course lots). All common open space and site amenities shall be maintained by an owner's association as set forth in UDC 11-3G-3F1. • Add a note that references Lot 7, Block 1 as a private street for the benefit of Lots 1-5, Block 1. The note shall address ingress/egress and reference ownership and maintenance responsibilities for the private street. The landscape plan prepared by The Land Group Inc., dated February 26, 2013 shall be revised as follows: • The applicant shall install and maintain a ten foot wide compacted gravel shoulder meeting the construction standards of the transportation authority and landscape the remainder with lawn or other vegetative groundcover within the surplus ITD right-of--way (ROW) adjacent to Chinden Boulevard in accord with UDC 11-3B-7C.5. Coordinate with ITD on the ROW landscape improvements. Provide three (3) full size copies of landscape plan with the aforementioned changes prior to obtaining City Engineer's signature on the final play 6. Prior to signature of the final plat by the City Engineer, the applicant shall provide a letter from the United States Postal Service stating that the applicant has received approval for the location of mailboxes. Contact the Meridian Postmaster, Kimberly Cutler, at 887-1620 for more information. 7. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7. Temporary construction fencing to contain debris shall be installed at the subdivision boundary prior to release of building permits for this subdivision. 8. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the Applicant of responsibility for compliance. 9. Prior to the issuance of any new building permits, the property shall be subdivided in accordance with the UDC. 10. The proposed private street shall be constructed per UDC 11-3F-3 and UDC 11-3F-4 as follows: • Obtain approval from Ada County street name committee for the private street name; • The width of the travel lane shall be at least 24 feet or 26 feet wide (proposed as 51 feet wide); • The proposed development shall not restrict pedestrian and bicycle access along the private street. The proposed development shall provide unrestricted access to pedestrians and bicycles at a minimum of two (2) additional points within the proposed development. • The proposed turnaround shall be constructed as proposed; • The proposed gate shall be located a minimum of 50-feet from the edge. of right-of--way to the connecting public street (N. Spurwing Way). • The proposed private street shall not exceed 450 feet in length as proposed. Spurwing Challenge Subdivision - FP-13-005 PAGE 3 11. The applicant shall submit a final approval letter from the Ada County Street Naming Committee approving the street names for the proposed subdivision. VII. GENERAL REQUII2EMENTS Street signs are to be in place, sanitary sewer and water systems shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District (ACRD) and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2. A letter of credit or cash surety in the amount of 110% will be required for all incomplete fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat. 3. The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Please contact Land Development Service for more information at 887-2211. 4. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Please contact Land Development Service for more information at 887-2211. 5. All development improvements, including but not limited to sewer, water, fencing, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy, or as otherwise allowed by UDC 11-SC-1. 6. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 7. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 8. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 9. Developer shall coordinate mailbox locations with the Meridian Post Office. 10. All grading of the site shall be performed in conformance with MCC 11-12-3H. 11. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 12. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 13. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACRD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 14. At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and Spurwing Challenge Subdivision - FP-13-005 PAGE 4 approved prior to the issuance of a certification of occupancy for any structures within the project. 15. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at developer's expense. Final design shall be submitted as part of the development plan set for approval. Street lighting is required at intersections, corners, cul-de- sacs, and at a spacing that does not exceed that outline in the Standards. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of existing street lighting. 16. The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. 17. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 18. Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 19. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 20. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, asingle-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. V. EXHIBITS A. Vicinity Map B. Approved Spurwing Challenge Subdivision (PP-11-011) C. Proposed Final Plat D. Proposed Landscape Plan E. Private Street Findings Spurwing Challenge Subdivision - FP-13-005 PAGE 5 Exhibit A -Vicinity Ma ~ ~ ~.• ^~ . ~^^^ ~^. ,_ ~ z ~ ~ / li r m ~ ! 7 0 v d u D a J a B ~ t a o ~ d (( 'p __ _ --- ~fl11ill1LL[111I~~IIT~I ~ _ a --1~~ y~ 1 . _ ~-~y~~~~, ~~~~ 4_L.~YS!S~ LYJ ` ' ~ ~ O ~ 1 T[ ~ 7 ~ ~ ~ ~.~1~)_Z1 ~~ _ _ c ~ _- ~ _ -Z aT7~~, ~/ R_ _ -- ~4- ~ ~ 1 _.. _ _ .._ ~ ar ~ I r _ '~~h, , ~ ~rL_~l 5 \ ~ \ _ ~ ~~ ~~~ ._-__ al 1 t l ~ 5"~-~-~I ~ ~~_ _.. - t a pr ~ o g ~,~ - -~ Spurwing Challenge Subdivision - FP-13-005 PAGE 6 Exhibit B - Spurwing Challenge Subdivision (PP-ll-011) ~~ a d~# a ]`iR~+ n .~_. ~ c9'4~ ~.~ . ~._ a_ -- m U 1- - - W 4 '~~ 7 z (~ L, ~a W i ~~~' j ~ a I II, I h I ~ ~'' I i ~~ ~ ~g ~ ~ V ~ a iii ''. ,~ , I' Spurwing Challenge Subdivision - FP-L.U-005 PAGE 7 i ~„` r M ~ .R:.. ti ~ .. 'm. ~ ~~..... .... ..__. ~~~ _~ .a Exhibit C -Proposed Final Plat SHEET Rl00( MAP SPURWING CHALLENGE SUBDIVISION A St/DOINS70N OF LOT I, BLOdf J, LOT t, BLOCK 1, PORTIONS OF l0T 7d, ILOCK 1, LOi I, BLOp( 3, AND NORM SPUWMINC WAY AS SNOMN ON 1NE PLAT OF I SPITRMNNi SUBOiNSION, AND A PORTON OF LOT i, BLOCK 7 OF BRMIOT SUmINSId~ LOCH /ED MI THE SOUTH 1/Z OP SECDON ?!. TOMNS)MP 4 NORTH, RANGE f HEST, AECOKD DATA IIEFLRENOES SNEEr ~ © EE7 Y 1 ,' ® 1~~ ~ BpSE MERIDIAN, CITY C< MERKUAµ ADA COUNTY, gAMO ZO/J ~ «w a B1RV[r aIaRIEe 1x11 P(ATR I SUBavt9OrA e~Oal ~N~Y~ S)b-S)eC)fee AIMAOFw AoeS 9NOnO0. Beal ]S. P' i z]e OQe MtIMOIi wneu ParYea) wwNB,NIY OPID iO111U1C. 9 MLS®t Iltpf]y Nlly 0® MSIFWfMT MMBCIt IIIOIetSS wAlelAafY 06.D MSAwYWI IOIClCB IIJe111•T ~~~ .` ~,1, ~ i NDTES O1 1, IkP^A ,. 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(Me) Y11-OOP! /MOEE (eee) W.~oseY )AX Spurwing Challenge Subdivision - FP-13-005 PAGE 8 ! ..~..__i]3&11 r 36 i.~'b -oo9i SPURWING CHALLENGE SUBDIVISION ~~,~~_ i €««.~ i~ =i;~ - a er:- a ~.~.. - - - ;" ® i , , 4. ------. i ~.~. ~~,E,4- ', ~I~ ~ r ,i' ~ I ~ ~ 1i ~ i \\ ~' .., ~ .I ~ i _ \\\\ ae 3~ - _ € ~ r W .. ~ r r ... _ _ Sa ` MOR rr Ill !Ft ' of +. b ax !. srun!'uic nnoruwx--~.. oe..! •.• .-~ m scrr ,' 3! 4€ x!II 3 3 p _a~ ~ s i„ ~ E u„4 y~~~g ihR- r cDi ,. Kax a / sirur.xa zamwsw f7 I xe "orr 3----i v ~ r.:,...ar.` "`'0.W~~~ f_~r-I it i ~ Se ~I ~ 3 ~;i YaRS- ~P/, r ~ r rzac ~'' r~~~ ( \ .~.~ !~ C ' arualc luo.Kgr I ,1! i rl , ~ ' , Kx wmAW r BLOCK 1 i I j e ~il~ 4i - ~ $ i ~ I I j ~ I b4OTK O ~ ~ r ~ ~ ' i ' ~yy Y ~„„SV ___. _ ._._____. . tLU-=----'-"~-~-~- ' ~„~ ^^Quadront ,~ ~„" "` ~~'"~ c Consulting, Inc. nwi33iar ~ n+3wiiv r ow rKOrarnr.!-sKiemc ....... nK iKt ae.e 7 ra...K o~e+e.r sa:.. wr. um aen 3 d 3 !xa! S.t-aKr tma! w-mw n. SPURWING CHALLENGE SUBDIVISION p , - r~r Spurwing Challenge Subdivision - FP-13-005 PAGE 9 ~ ~ i Exhibit D. -Proposed Landscape Plan P~vl~d GeY+ux+n lPi!~YNiSD.S!4M_N3Y. _... lY~H_MNOMt..... _.. _„ ~.,_ ~, w« .xr a~ ~3 . ^.:~ s ~ a ^^:s ~ ~^ c~:~ ~ m. w I ..m.. ~.>..>.~ __ _- ~?y~.~ ~ " ~ ~ ~~~. 9M4iks a+at.Mro M«~.Gw+ ~ ~ ~ ~ ~Ox„ ~. - ' " '~y~ : ~ _ `~ i ~o ~~< L1 _01 (West) ~ zl_1 02 (East) _, ,.._.R~..,_ !~ ~ ~ ~ - ~~- " °". ~ I ~ ~ 1 _ ~'J`~ . W ~~ ~; rM,~~....,_ ~ ~ ~ - 1. ,,, ~,.. ..,.~.,c ~ ~. T Ewtxic.rwda.w c~a. aNV:. isa. .. _ .: ~. n ,~ ~...._ ...._._... ~...- ~ i W _ Tne cwc a sEw cn~e course a,«a~i ~,.__._. . ~..,_ ®_,.~,w ... _ . O 6 C ~k" _,~. 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'a ,~_"' .. __ ~ ~ i ~ I ~ ~ .~- ~~j. ~~ .I o r,~, ~FC"9R'Y~a ~, a ... .. ~ ~ . ~- ~ ~'~-=~ ~~ __ ;, ,. __ _~ __ .,, ~,.,..~, v., ...~.. .....,..z. t_ ~ ,6-., E 1 C wT ~ •• }} i i(~ ~ 1 - ~._....~ - ~ ~~ _,~~~ ~, _ ~:~~ ,_. , ..._._._ ~P~.,,~,__ _ _. ~M ~~ #~ , ®The CWb at S~irMl~ (TSl~ge Catrtea Earl ..ssma q~ m.,.___ _ _ T •: '~ ~,i~; `'~ _' :~~ 1= ~,~~~ _,~a 3 .~ 'r C8 LtOY Spurwing Challenge Subdivision - FP-13-005 PAGE 11 Exhibit E. -Private Street Findings A. The design of the private street meets the requirements of this article; The applicant will have to certify that the Ada County Street Naming Committee has accepted the private street name. Staff finds if the applicant complies with the conditions of approval in the staff report, the proposed private street will meet the standards as set forth in UDC 11-3F-4. B. Granting approval of the private street would not cause damage hazard, or nuisance, or other detriment to persons property, or uses in the vicinity; Staff does not anticipate any hazard, nuisance or other detriment from the private street if it is constructed and maintained in accord with the UDC standards. C. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan and; The location of the private street does not conflict with the Comprehensive Plan and/or the regional transportation plan. With the development of the site, a new public street will be constructed that aligns with the N. Long Lake Way and Chinden Boulevard signalized intersection at the half mile which is consistent with the regional transportation plan and the UDC. Further, public streets will provide access to Block 2 and Block 3 of the proposed development and stub to the commercial property to the east. D. The proposed residential development (if applicable) is a mew or gated development. Staff finds that Block 1 of the proposed residential development will be gated. Spurwing Challenge Subdivision - FP-13-005 PAGE 12