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Home My WebLink AboutMemo from PlanningProject: Dean Property CPA/Three Corners Location, size of property and existing zoning: 6380 N. Locust Grove Road; approximately 40 acres; currently zoned RUT in Ada County Adjacent Land Use and Zoning: North: Single-family Residential, Banbury No. 6; zoned R- 1-P (City of Eagle); South: Single-family Residential, Dunwoody Subdivision; zoned RUT (Ada County); West: Church site and Central Academy High School; zoned RUT (Ada County) and R-4; East: Single-family Residential, Fuller Ranchettes Subdivision; zoned Rl (Ada County) Applications: Annexation and Zoning, Preliminary Plat and Alternative Compliance for commercial street landscaping Highlights of proposed development: The applicant is requesting to amend the Future Land Use Map of the Comprehensive Plan from Medium Density Residential to Mixed-Use Community. The subject site is expected to develop with a private school, commercial uses (office and retail) along Chinden Boulevard and patio homes and estate lots adjacent to the proposed commercial development. The proposed residential potion of the development will transition from higher density residential patio homes located internally, to three-quarter acre estate lots adjacent to the existing county subdivisions that contain larger lots. Residential Lots: 33, Non-residential Lots: 11, Total Building Lots: 44, Common Lots: 10. The submitted Preliminary Plat shows afull- access driveway on Locust Grove Road for the school site. The applicant is also proposing a public street access onto Locust Grove located 240 feet south of Chinden Boulevard. No direct lot access to Chinden is proposed. The internal public streets are all public. Approximately 40% of the commercial portion of the development and future school site will be landscaped. A majority of the landscaping will be the 35 foot landscape buffers adjacent to Locust Grove and Chinden Boulevard and playing fields for the school site. The residential portion is providing 13% of open space for the proposed development. This is exceeding the 10% requirement of the UDC. Elevations: Yes Proposed DA requirements: Staff and the Commission are recommending a DA with this project. Terms are outlined in Exhibit B of the staff report. Some proposed DA provisions include: - Minimum of 8 buildings with no one building exceeding 33,600 square feet. The maximum allowable non-residential square footage for this development, excluding the private school, shall be 100,000 square feet. - Provide the amenities as shown on the concept plan including but not limited to a pond with water feature, a common pathway along the perimeter and internal to the proposed development, picnic shelter with barbeques, entry feature on Lot 1, Block 5 and an entry feature highlighting the entrance into the development. The applicant shall also provide an additional plaza area within the commercial portion of the development to include sitting benches and a water feature. - Windows, awnings, or arcades totaling at least 30% of the length of the facade shall be provided for facades that are viewable from other structures; - Exterior building walls shall demonstrate the appearance of high quality materials of stone, brick, wood, or other native materials (acceptable materials include tinted or textured masonry block, textured masonry block, textured architectural coated concrete 12/18/2007 panels, or stucco or stucco like synthetic materials -smooth faced concrete block, tilt-up concrete panels, or prefabricated steel panels are prohibited except as accent materials; - The commercial building design shall incorporate at least 2 changes in one or a combination of the following: Colo , to tore and materials; - Rooflines shall demonstrate 2 or more e following: overhanging eaves, sloped roofs, two or more roof planes, varying parapet heights, and cornices; - The primary building entrances shall be clearly defined by the architectural design of the building. Commission Recommendation: approval at their November 1, 2007 public hearing (CPA); and approval at the November 15, 2007 public hearing (AZ and PP). Summary of Commission Public Hearings: i. In favor: Tim Mokwa, Representative; John and Patricia Gridler ii. In opposition: None iii. Commenting: None iv. Written testimony: None v. Staff presenting application: Caleb Hood vi. Other staff commenting on application: None Key Issue(s) of Discussion by Commission: i. The width of the proposed center medians. ii. The existing barn on the site. iii. An entryway feature located in the center median entering the Patio Home portion of the development rather than a water feature. Key Commission Change(s) to Staff Recommendation: i. Condition 1.2.5 was changed from requiring 10 foot center medians to 9 foot center medians. ii. Condition 1.1.2 was changed to allow an entryway feature on Lot 1, Block 5 in lieu of a water feature. iii. Conditions 1.2.4 and 2.7 allows the existing barn to remain until time of final platting for the portion of the development where the barn is located. Outstanding Issue(s) for City Council: None known; the applicant has submitted an e-mail stating they have no concerns. Written Testimony since Commission hearing: None (except for applicant's letter stating no concerns); ACHD's conditions have been added to the staff report. Notes: 12/18/2007 `1 J Project: Dean Property Location, size of property and existing zoning: The subject 38.7 acres is located on the southeast corner of Chinden Boulevard and Locust Grove Road, 6380 N. Locust Grove Road. The property is currently zoned RUT in Ada County and designated for medium density residential land uses on the future land use map of the Comprehensive Plan. Adjacent Land Use and Zoning: North: Single-family Residential, Banbury No. 6; zoned R-1-P (City of Eagle) South: Single-family Residential Dunwoody Subdivision; zoned RUT (Ada County) West: Church site and Central Academy High School; zoned RUT (Ada County) and R-4 East: Single-family Residential, Fuller Ranchettes Subdivision; zoned RI (Ada County) Applications: Comprehensive Plan Map Amendment (CPA-07-011) to change the future land use designation from Medium Density Residential to Mixed -Use Community. There are no other annexation, conditional use or plat applications concurrent with this CPA request. However, the applicant has applied for annexation and zoning, preliminary plat approval and alternative compliance for the subject site and these applications are scheduled for the November 15 Planning & Zoning Commission hearing. Prior to the City Council hearing date, Staff is confident the above mentioned applications will catch up to the subject CPA application and they will all be heard concurrently by the City Council. Contingent upon approval of the subject CPA, the applicant intends to develop the site with a mix of retail and office uses, a private school, patio homes and three quarter acre estate lots. The requested "Mixed —Use Community" designation allows up to 25 acres of non-residential uses, up to 200,000 square feet of non-residential building area and residential densities of 3 to 15 dwelling units to the acre. As stated in the applicant's narrative, the subject site is expected to develop with a private school, commercial uses (office and retail) along Chinden Boulevard and patio homes and estate lots adjacent to the proposed commercial development. Staff believes that the proposed "Mixed -Use Community" land use designation for this property will be compatible with the surrounding properties adjacent to the site. Again, the site is expected to develop with office and retail uses along Chinden Boulevard and a Private School site adjacent to Locust Grove Road. The proposed residential potion of the development will also transition from higher density residential patio homes located internally, to three-quarter acre estate lots adjacent to the existing county and City subdivisions that contain larger lots. Staff Recommendation: Staff has not received any written correspondences from any neighbors. Staff has provided detailed analysis of the application in the Staff Report. Staff supports the Comprehensive Plan Amendment request. Staff believes a "Mixed -Use Community" Land Use Map designation for the subject property would be in the best interest of the City. Notes: