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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 Project: Three Corners Annexation and Preliminary Plat Location, size of property and existing zoning: 6380 N. Locust Grove Road; approximately 40acres; currently zoned RUT ADA County Adjacent Land Use and Zoning: I. North: Single-family Residential, Banbury No. 6; zoned R-1-P (City of Eagle) 2. South: Single-family Residential Dunwoody Subdivision; zoned RUT (Ada County) 3. West: Church site and Central Academy High School; zoned RUT (Ada County) and R-4 4. East: Single-family Residential, Fuller Ranchettes Subdivision; zoned RI (Ada County) Applications: Annexation and Zoning (AZ-07-017); Preliminary Plat (PP-07-021); Alternative Compliance (ALT-07-015) Overall Project Description & Subdivision Information: (if applicable) Residential Lots: 33 2. Non-residential Lots: 11 3. Total Building Lots: 44 4. Common Lots: 10 5. Other Lots: 6. Total Lots: 54 7. Gross Density: 8. Gross Commercial Square Footage and/or proposed # of Structures: 10 office/retail pads and a private school site. Summary of Proposed Streets and/or Access: The submitted Preliminary Plat shows a full -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. ACHD has not provided Staff with comments regarding the proposed development. When comments are received, staff will include in Exhibit B. Existing Constraints and Opportunities: N/A Landscaping: 1. Width of street buffer(s): A thirty-five foot wide landscape buffer is required on Locust Grove Road and Chinden Boulevard. Both roadways are designated as entryway corridors. By ordinance, a 35-foot wide landscape buffer is required. Furthermore, UDC 11-213-3 requires a minimum 10 foot landscape buffer along local commercial streets. The applicant has requested alternative compliance for this section of the code to allow the center medians to meet the intent of this section of the code (analysis is provided in Section 10 below). 2. Width of buffers between land uses: A twenty-five foot wide land use buffer is required between C-C zoned properties and residential properties. There are residential properties to the south and east of the subject site. 3. Percentage of landscaped area: 40% for the commercial portion of the development and future school site. Although this calculation is high, 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 in accordance with UDC 11- 3 G-3. 4. Other landscaping standards: UDC 11-3B-8 and UDC 11-3B-12 require landscaping within and around parking lots and micro pathways. The landscaping standards for parking lots will be applied as part of the issuance of a Certificate of Zoning Compliance permit and the micro pathways standards will be applied at the final platting of the project (see Exhibit B, Development Agreement Provisions and Conditions of Approval). Off -Street Parking: One off-street parking space is required for every 500 square feet of gross floor area in commercial districts, per UDC 11-3C-6B. (See UDC 11-3C-6for required number ofoff-streetparking spaces for residential use.) Comprehensive Plan Designation: Medium Density Residential Compliance with Comprehensive Plan: With the conditions listed in Exhibit B, this project complies with the Comprehensive Plan. Compliance with UDC: With the conditions listed in Exhibit B, this project complies with the UDC. Proposed DA requirements: Staff is requiring a DA with this project. Terms are outlined in Exhibit B of the staff report. History of Previous Actions: On November 1, 2007 the Planning and Zoning Commission forwarded on a recommendation of approval to the City Council for the Comprehensive Plan Amendment (CPA-07-011) to change the Future Land Use Map designation for this property from Medium Density Residential to Mixed -Use Community. Elevations: Yes Outstanding Issue(s) for Commission: The site currently contains an existing barn that the applicant is proposing to remain. Because the existing barn is considered an accessory structure and is not accompanied by a main living (principal) structure, it should be removed prior to the City Engineer's signature on the final plat. Staff has proposed the width of the center medians to be 10' and the applicant has requested 9'. Comments: Staff has received comments from the applicant's representative and should be included in your packet. Staff Recommendation: Staff recommends approval of Three Corners Subdivision (AZ-07-017/PP- 07-021/ALT-07-015), as presented in the Staff Report for the hearing date of November 15, 2007, subject to the Findings of Fact listed in Exhibit D and subject to the conditions of approval listed in Exhibit B. Notes: