Board recommends approval of Shadow Mountain No. 3 final PUD for Higbee senior apartments, subject to conditions

The Planning, Zoning and Adjustment Board on May 1 recommended City Council approval of the final plan and construction plans for Shadow Mountain No. 3, a planned unit development proposing four three‑story senior independent living buildings on a 3.1‑acre site at 3001 Cougar Avenue.

Yutona (planning staff) presented the final plan and said the PUD process and city code (Title 11, Chapter 7) control the review. The application seeks four buildings totaling 48 units (four 12‑unit buildings were described), with senior housing defined in the submission as a household containing at least one member meeting the age requirement. Yutona told the board that planning staff recommended approval of the final plan subject to several conditions, noting the final plan has been circulated to city departments and utility providers. Staff’s conditions were framed as engineering and administrative items that must be resolved before council consideration; the staff memo highlights the need to resolve a treated‑water looping issue with Public Works, to confirm the final number of parking spaces (staff observed 74 on the plans vs. 78 stated in the narrative), to provide lighting plans that meet city standards, and to ensure continuous five‑foot pedestrian connectivity in the parking area.

Developer Ed Higbee addressed the board and described the project’s financing considerations and intent. Board members asked about tree planting, building colors and the parking/landscaping plans. A board member noted the project has PUD status and that some design elements such as landscaping need not be finalized with the PUD final plan; staff clarified which elements would be required or deferred.

After discussion, Dan moved and Carla seconded a recommendation that City Council approve the final PUD and construction plans for Shadow Mountain No. 3 with staff recommendations 1 through 5 and with the applicant working with staff on outstanding items, specifically the treated‑water looping. The motion passed on a voice vote and will be forwarded to City Council. Staff emphasized that the treated water main looping and the parking count discrepancy must be resolved before final council approval.

The board’s conditions require the applicant to meet engineering comments, to confirm parking numbers, to provide city‑standard lighting plans, and to ensure landscape and site plans align with the final site layout. Public Works will make the final determination on water main looping if the applicant and staff cannot reach agreement prior to council action.