HomeMy WebLinkAboutMemo from PlanningProject: Woodland Springs
Location, size of property and existing zoning: The subject 7.5 acres is located on the northeast corner
of McMillan Road and Victory Road. The property is currently zoned RUT and Rl in Ada County and
currently 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 residence, zoned RUT (Ada County); South: Idaho
Power Substation, zoned R-8; East: Future single-family homes, Portico Place Subdivision, zoned R-8;
West: Single-family home, zoned RUT (Ada County)
History of Previous Actions: In late 2006, an annexation application was submitted for 2.4 acres of the
subject property. That annexation application (AZ-06-054) requested L-O zoning. On .February 13, 2007
the City Council denied the annexation application. The Applicant has since acquired the adjacent 5 acres
to the north and east.
Applications: Comprehensive Plan Map Amendment to change the future land use designation from
Medium Density Residential to Mixed Use -Community; an Annexation of 7.55 acres to C-C; and
Preliminary Plat for 4 commercial lots.
Highlights of Proposed Development: The Applicant has submitted a conceptual site plan of how this site
may be developed with a convenience store/gas station, a medicaUdental/professional office building, and
amulti-tenant commercial building. On the submitted conceptual plan, the Applicant has depicted one
full-access driveway to Locust Grove Road; no direct lot access to McMillan Road is proposed. The
Applicant is also proposing to complete the remaining portion of the north-south public street (Beethoven
Avenue) in Portico Place Subdivision to the east, and take driveway access from this local roadway.
The applicant is proposing to landscape approximately 25% of the site. Atwenty-five foot wide landscape
buffer is required on Locust Grove Road an arterial road. McMillan Road is also an arterial road, but is
designated as an entryway corridor. By ordinance, a 35-foot wide landscape buffer is required along
McMillan Road. Atwenty-five foot wide land use buffer is required between C-C zoned properties
(Applicant's original requested zoning district) and residential properties. A twenty foot wide land use
buffer is required between C-N zoned properties (Staff and the Planning & Zoning Commission's
recommended zoning district) and residential properties. There are residential properties to the north and
east of the subject site. Staff and the Commission believe that this site relates better to the neighborhood
concepts of the Comprehensive Plan and should be designated accordingly. Staff and the Commission
recommend that the entire site be designated Mixed-Use Neighborhood and be annexed with a C-N
(Neighborhood Business District) zoning designation. The C-N zoning district and Mixed Use -
Neighborhoocl Map designations provide a better transitional zone/designation to/from the adjacent
residential uses. The applicant concurs with the Staff and Commission recommendation.
Prior to the annexation ordinance approval, Staff is recommending the Applicant enter into a
Development Agreement with the City. Some of the proposed DA provisions are:
• Provide a trellis structure, a picnic table and landscaping within a plaza area near the
center of the development. (Exact details of the plaza area shall be established with the
future development on Lot 2 -convenience store lot.)
• Construct benches in front of the professional office building on Lot 4.
• The business hours of operation for the professional office and multi-tenant retail
businesses shall be limited to 6 am and 11 pm. This restriction shall include deliveries
and trash compacting. The hours of operation for the C-Store will be determined through
the CUP process.
• The following shall be the allowed uses on this property: Permitted and accessory uses
within the C-N zone. All conditionally permitted uses on the subject site shall be subject
to CUP approval (This includes the future C-Store)
12/18/2007
All buildings in the development shall be subject to administrative design review as
defined in UDC 11-3A-19. Pedestrian walkways and paths shall be provided throughout
the parking lot to allow pedestrians to walk in designated areas (as shown on the concept
Plan)•
All buildings on the site shall substantially comply with the submitted elevations (subject
to full compliance with future design review). All buildings shall be substantially
consistent with the square footages shown on the concept plan: a maximum 11,000
square foot professional office building; a 4,500 square foot convenience store/fuel
station (subject to CUP approval); and, a maximum 33.,000 square foot multi-tenant
commercial building. Materials for the subject buildings shall include: cultured stone,
faux timbers and beams, stucco and stucco accents, and metal standing seam roofing.
Elevations: Yes
Commission Recommendation: approval at their November 1, 2007 public hearing
Summary of Commission Public Hearing:
i. In favor: Todd Myers, Matt Morgan, Don Lilyquist - (Bud and Clyde Brinegar signed up "for" on
the hearing sign in sheet but did not testify)
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Applicant's a-mail response to staff report, dated 10-26-07
v. Staff presenting application: Caleb Hood
vi. Other staff commenting on application: None
Key Issue(s) of Discussion by Commission:
i. Potential for fast-food and/or drive-through users on this site;
ii. Dumpster locations;
iii. Deliveries and hours of operation;
iv. Vehicular interconnectivity; and,
v. Perimeter fencing.
Key Commission Change(s) to Staff Recommendation: Required an 8' tall vinyl fence along the north
and east property lines. See Condition 1.11 in Exhibit D.
Outstanding Issue(s) for City Council: The applicant has submitted an e-mail with a couple of requested
changes to the report. Staff concurs with the applicant and recommends that Condition 7.3 in Exhibit D be
amended with the new dollar amount required from ACRD for sidewalk on McMillan Road to read
$11.,375, not $15,650. Also, the applicant is requesting to construct 6-foot tall fencing, rather than an 8-
foot tall fence along the north and east boundaries (adjacent to residential).
Written Testimony since Commission hearing: None (except for applicant's letter and updated ACHD
report).
Notes:
12/ 18/2007