Memo from Planning]EDn~®;~ect: Cana-et 1V1[arsei-les j
Location: NWC of E. Ustick Road and N. Locust Grove Road
Applications: Annexation, Preliminary Plat, Conditional Use Permit, Private Street and
Alternative Compliance
Highlights of Proposed Development: The applicant is proposing to develop the site as an active
adult community totaling 122 condominium units with units ranging in size from 1,200 to 1,900
square feet. There is a 5,240 square foot club house also proposed for this site. The proposed
dwelling types include 2 individual detached buildings, 14 dual unit buildings and 23 quad-
buildings for a total of 39 buildings on the site excluding the club house. The applicant is
proposing two building footprints/floor plans for the buildings on the subject site; one is a large
floor plan, of which 66 of the 122 total units are a part, and the other is a small floor plan which
totals 56 units.
Gross Residential Density: 5.8 d ~elling units per acre; complies with Medium Density
Comprehensive Plan designation.,i
Elevations: Yes
Commission Recommendation: approval at their February 7, 200.8, public hearing.
Summary of Commission Public Hearing:
i. In favor: Darren Fluke (applicant's representative)
ii. In opposition: None `
iii. Commenting: Tim Krupa, Jeff Larsen
iv. Written testimony: John Whitson
Key Issue(s) of Discussion by Commission:
i. The proposed perimeter block wall.
ii. The shared driveways and the width of the parking pads /driveways in front of the units.
iii. Road improvements at the,intersection of Locust Grove and Ustick Roads.
iv. The applicant should work~with the LDS church regarding the location of the decorative
wall on the church's property and a future access point to E. Monet Street.
v. The 8-foot spite strip that does not allow the extension and connection of N. Heritage
View Ave. with N. Yellow Peak Ave. at the northern property boundary of Wanda's
Meadow Subdivision at this time.
ti
Key Commission Change(s) to Staff Recommendation:
i. Commission did not require a site directory or site map for the site; condition 1,4.17
reflects this change.
ii. Strike through the provision requiring. the 5 feet of landscaping adjacent to the shared
driveway in condition 1.2.4.
iii. The applicant has revised preliminary plat, the site plan and the landscaping plan to
reflect Staff's and Commission's recommendations; all have been inserted in Exhibit A.
iv. Strike through a portion of'condition 1.4.1 discussing the drive aisle and parking pad
requirements for the site. Added as proposed on the revised site plan.
v. Modified condition 1.4.16 requiring the applicant to provide at least 60-feet between
garage faces as proposed in~'the revised site plan.
3/18/2008 Hearing Notes
vi. Add two new conditions: ~l j work with staff and the LDS Church for future connectivity
to E. Monet Street (Condition 1.2.12) and 2) work with the church regarding the location
of the decorative block wall and if the church does not allow the block wall, one is not
required (Condition 1.2.13).
4.
Outstanding Issue(s) for City Council:
i. Review of. the revised preliminary plat, site plan and landscape plans.
ii. Block wall(s) on the perimeter in relation to church property.
Written Testimony since Staff Report: Letter from applicant stating that they are in agreement
with the staff report. ~
Notes:
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Project: Treasure Valley Technical Center
Location: 1250 W. Overland Road, within the Treasure Valley Technical Center
Applications: Council review of Director Decision to reject an application for CU modification
Highlights of Proposed Development: conditional use permit modification application
requesting permission to allow a p~ ivate education institution as an allowed use.
Other: The subject property is shown as "Industrial" on the City of Meridian Future Land Use
Map and zoned I-L. In 2001, a Conditional Use Permit for a Planned Development (CUP/PD)
was approved on this site that limited the uses on this site to uses allowed within the I-L zoning
district and, with approval of a (detailed) conditional use permit: 1. Daycare center; 2.
Professional and sales offices; 3. Community and neighborhood shopping center (see Section
12.12 in the Findings).
Please note that even at the time that the CUP-O1-009 was processed and approved in 2001,
private education institutions were not an allowed use in the I-L zoning district, as your narrative
letter states, but rather they were permitted, subject to conditional use approval. In 2005, the City
adopted a new development ordinance: With the UDC adoption, the City Council decided that
private education institutions showld be prohibited in the I-L zoning district.
Because this property is shown as "Industrial" on the Comprehensive Plan Future Land Use
Map, and according to UDC Table 11-2C-2 the proposed use (private education institution)
associated with the subject application is a prohibited use in the existing I-L zoning district, and
is not one of the three uses previously approved as appropriate with CUP-O1-009, the Planning
Department could not accept the application without a comp plan amendment and rezone.
Notes:
3/18/2008 Hearing Notes
Project: Chalet Marseilles (AZ-07-020, PP-07-027, CUP-07-023, PS-07-008 and ALT-07-020)
Location, size of property and existing zoning: NWC of E. Ustick Road and N. Locust Grove Road; 21.8 acres; existing
zoning is RUT (Ada County).
Adjacent Land Use and Zoning: North: LDS Church and Single-family homes, Quenzer Commons No-5 and No. 6;
zoned RUT (Ada County) and R-8; West: Whitson Parcel, zoned RUT in Ada County; Single-family homes, Wanda's
Meadows, zoned R-4; South: Single-family homes, Howell Tract Subdivision; zoned R-8; East: Single-family homes,
Summerfield Subdivision; zoned R-4
Applications: Annexation, Preliminary Plat, Conditional Use Permit, Private Street and Alternative Compliance
Overall Project Description & Subdivision Information:
1. Residential Lots: 3
2. Non-residential Lots:
3. Total Building Lots: J 1 r
4. Common Lots: 1 f 4� l
5. Other Lots: 1 FEB 0 7 200E
6. Total Lots: 4 _
7. Gross Density: 5.8
8. Gross Commercial Square Footage and/or proposed # of Structures: `40rbuildings as shown on the
submitted concept plan.
Summary of Proposed Streets and/or Access: The applicant is proposing eight private streets and three public streets that
will provide access and circulation within the proposed development. Primary access to the site is proposed from N.
Locust Grove to/from E. Monet Street. Heritage View Avenue will be extended from the north to provide access and
connectivity to the existing residential subdivision (Quenzer Commons No. 6).
Landscaping:
l . Width of street buffer(s): A twenty-five foot wide landscape buffer is required on N. Locust Grove Road
and E. Ustick Road. Both roadways are designated arterial roadways.
2. Width of buffer(s) between land uses: N/A
3. Percentage of site as open space: The applicant states that 13.11 % (2.86 acres) of the site is being set
aside for common open space.
4. Other landscaping standards: Landscaping adjacent to micro -paths should comply with UDC 11-3B-12.
Off -Street Parking: The applicant has revised the site plan to comply with the parking requirements as discussed at the
January 17th public hearing, requiring 60 feet between garages.
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.
Outstanding Issue(s) for Commission: Staff has provided the Commission with a memo updating the changes to the site
plan and staff s concern; the applicant has complied with staffs recommendation to shift the buildings to the west. The
location of wall/fencing around this project should be clarified.
Written Comments: Staff has received a letter from John Whitson in opposition of the project.
Staff Recommendation: Staff is recommending approval of the Chalet Marseilles Project.
Notes: