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HomeMy WebLinkAboutSeptember 16, 2004 P&Z Minutes Meridian Planning & Zoning Commission September 16. 2004 Page 4 of 72 single-family dwellings with attached garage and office buildings in a proposed R-4 and L-O zones for proposed Strada Bellissima Subdivision by Pinnacle Engineers, Inc. - northwest corner of West Victory Road and South Highway 69 (Meridian/Kuna Highway): Borup: Okay. Our next item, we have received a letter from the applicant requesting -- well, they are requesting withdrawal of this application, so I guess probably -- maybe just a motion to accept their withdrawal. Is that -- Zaremba: Mr. Chairman, I move that we close the previously opened hearings on AZ 04-016, PP 04-022, CUP 04-024 and accept the applicant's request to withdraw the Strada Bellissima Subdivision, for the purpose of adding more area to it and I agree with thaI. That's my motion, to close the hearing and accept their withdrawal. Newton-Huckabay: Second. Borup: Motion and second. All in favor? Any opposed? MOTION CARRIED: TWO AYES. TWO ABSENT. Item 8: Continued Public Hearing from September 2, 2004: AZ 04-012 Request for Annexation and Zoning of 1.82 acres from RT to C-C zone for proposed Wrinkleneck Project by Wrinkleneck Partners, LLC - northwest corner of East Overland Road and South Locust Grove Road: Item 9: Public Hearing: CUP 04-034 Request for a Conditional Use Permit for a gas station and convenience store in a proposed C-C zone for Maverick Country Store by Maverick Country Stores, Inc. - 1495 South Locust Grove Road: Borup: Okay. Next item, Item No.8, is a continued Public Hearing AZ 04-012. This is a request for annexation and zoning of 1.82 acres. We heard this hearing on September 2nd. It was continued for the purpose of the next one that was accompanying it and that's CUP 04-034, request for a Conditional Use Permit for a station, convenience store, in a proposed C-C zone for Maverick Country Store. So, we'd like to, again, reopen the continued hearing and open the new hearing and start with the staff report. Hawkins-Clark: Thanks, Chairman Borup, Members of the Commission. I don't believe that staff gave a report, even though it is a continued item, on the first item, so I will go ahead and do a quick overview. This first Item No.8 is Wrinkleneck; this is the annexation and zoning request for 1.82 acres. There is a slight difference in the properties between this Item 8 and the Maverick CUP, Item No.9. Generally, the same property, but this annexation is a little bit larger than what the CUP is for. Both applications are here at the northwest corner of Overland Road and Locust Grove Road. As you can see, there is quite a bit of annexed property already at this Meridian Pianning & Zoning Commission September 16, 2004 Page 5 of 72 intersection. The zoning of the RV park here at the northeast corner is C-G. There is industrial land just north of thaI. There is an undeveloped piece, about 18 acres here at the southeast corner that was part of Resolution Subdivision. This is Mountain View High School down here in the yellow. Sportsman Point Subdivision is across the streel. There is immediately across the street one parcel that has not been annexed into the city. The majority of this land holding here at the comer is owned by the same property owner Ronald W. Van Auker, Incorporated. What they are proposing to annex is just a portion of that land holding. They do not have control of this piece here, which is owned by a natural gas company that is out of state. So, the request is to annex to a C-C, community commercial zone. The future land use map designates the property as mixed use community, so it's the middle tier of our three mixed uses, and the C-C, community zoning, does comply with what the long-range plan designates for thaI. The aerial gives you a little better sense for what's out there. This industrial piece that I pointed out just across is vacant. The Locust Grove overpass is scheduled for 2006 construction and that project will include not just the overpass across 1-84, but also a couple hundred feet after the touchdown point, so it would extend. The Overland Road widening that happened last year did widen Locust a little bit adjacent to this property. So, essentially, in 2006 you would see the full street section and, then, get across 1-84 and, then, of course, continue north there. So, in terms of street improvements affecting this specific project, they are really built out to generally what they are going to be at full build out in the area. The only item I think that I wanted to point out on this annexation was site specific comment number three on page six of our staff report did mention that at the time of annexation we were just making the applicant aware that prior to developing the remaining .8 acres of the parcel that a Conditional Use Permit would be required for the balance of the property. So, other than that it's a fairly straightforward annexation. We do feel like the request meets the findings and we are recommending approval. Item No.9 is the Conditional Use Permit. This layout, as you can see, does show the entrances, one off of Locust Grove here on their north boundary and one off of Overland Road on their west. This line here shows the acreage that would not be developed at this time. The entry drive pretty much splits the developed and undeveloped portions of the site. The required landscaped buffers that the City of Meridian requires are shown here, 25 feet on both Overland and Locust Grove. They have -- the required number of parking spaces is 19 for this size convenience store and they are showing 19 parking spaces on site. They are proposing five dispensing islands here. The underground storage tanks for the fuel is located here on the south side. There were just two special considerations. One of them has to do with the elevation. This would be the elevation, of course, facing Overland Road, the front of the store. Staff was very supportive of the facade work, which had some additional features, and, then, the one comment we had related to the east elevation that is going to be oriented towards Locust Grove Road and we just wanted to point out to the Commission that they are bringing across the effuse work and the cornice here at the top for about four feet and, then, some brickwork for about four feet on the bottom, but the remainder of the elevation we thought might be able to be improved with some other architectural features and so we are encouraging a change there. Signage. The city code says -- let's see, I will just -- these are the other two elevations I just wanted to point out. City code says you only -- if you're on a comer lot you can have two sign -- two freestanding Meridian Planning & Zoning Commission September 16, 2004 Page 6 of 72 signs. They are proposing just one sign at this point in time and that's located right at the corner. We are just wanting the applicant to be aware that when they develop this other piece they are going to need to either share the sign or subdivide and create this as a separate legal 101. At that point the separate legal lot would be eligible for another sign, unless the Commission decides otherwise tonight. But other than that, I think I will just wait for any questions that you might have. We are requiring a cross-access easement on this north entrance here, even though the applicant does own the partial immediately to the north. Since it's technically a separate parcel, we wanted to see a cross-access there, so that that internal connection can be made. Any questions? Borup: Questions from the Commission? Newton-Huckabay: I have none. Zaremba: I just had a comment. In your notes you remarked that the ACHD report had not been prepared yet, but I think you anticipated what we learned from the report, being received today, that there would be asked to abandon a couple of driveway cuts that are already there and move them a certain distance from the intersection. Does the depiction that we are seeing comply with that requirement? Hawkins-Clark: Yes, it is, Commissioner. Zaremba: Thank you. Borup: Then are we also looking for a cross-access agreement on the -- at the south entrance? Hawkins-Clark: Chairman Borup, well, actually, today this is all just one parcel, so there is nothing to cross-access over, technically. Borup: So, anything else would just be developed -- additional development of the same parcel? Hawkins-Clark: Yes. Borup: Okay. Would the applicant like to make their presentation? Any comments on the staff report? Miller: Mr. Chairman, Members of the Commission, my name is Brad Miller and I represent Wrinkleneck Partners, LLC. As Mr. Brad Hawkins-Clark stated, the proposed annexation and zoning meets the standards set by the Comprehensive Plan and the C- C zoning, which is requested, allows for a gas station and a convenience store. The only reason for the Conditional Use Permit application is that the mixed-use zoning requires that per the Comprehensive Plan. We reviewed the staff report, we are in agreement with all the things there, and don't have any problems. I would be more than happy to answer any questions that you have. Meridian Planning & Zoning Commission September 16. 2004 Page 7 of 72 Borup: You're fine on the single signage? Is that -- Miller: That's fine. Borup: Okay. Miller: We reserve the right, as it states in there, to move the signs to the -- to have two signs at each entrance -- or one sign at each entrance. Borup: Okay. Then comments on the exterior design on that east elevation. Miller: Mr. Dan Murray of Maverick Stores is here and he can address that. Murray: Good evening. It's a pleasure to be with you. We are happy to comply with the staff's request to modify that side of the building and so I assume that we would be asked to work with staff. We'd probably look to continue the cornice and the dental detail across the top, as well as the brick wainscot. If there are other items that they would like to see incorporated, again, we are happy to work with them on thaI. Specific to the sign, my suspicion is that as we look at your ordinance a little more closely, we will probably move that sign towards that shared driveway on Overland, so that it can be used by both our store, as well as the future developmenl. Borup: Okay. Maybe just -- your name and address for the record. Murray: Oh. Dan Murray with the Maverick Country Stores, 880 West Center Street, North Salt Lake, Utah. 84054. Borup: Okay. Thank you. Will that work fine, Brad, that they'd work with staff on design on that? Hawkins-Clark: Sure. The staff's happy to do that. Borup: I mean not necessarily work, they will draw up a design and present it and let you take a look at it. Newton-Huckabay: I think the brick and the cornice around the east side of the building is what you were asking for and I agree that that would dress up the building quite a bit. Murray: And we are fine with that. Zaremba: I would comment although staff has not asked for it and I don't think we would make a requirement, but since the rest of the property is likely to be developed around it, I might ask that you consider also adding whatever detail you're doing on the east, something on the west and back as well, because it won't be visible from the Meridian Planning & Zoning Commission September 16, 2004 Page a of 72 public streets, which are a concern, but it will be visible from the rest of the project whenever such a thing happens. Just a commenl. Borup: Okay. Thank you. Murray: Thank you. Borup: Do we have any other public testimony -- any public testimony on this application? Seeing none, Commissioners? Zaremba: Well, the point is made that this brings some needed services to the south side of the freeway and I think that's a valid point. That being the case, Mr. Chairman, I move we close the Public Hearing on AZ 04-012 and CUP 04-034. Newton-Huckabay: I second. Zaremba: Mr. Chairman -- I'm sorry. Borup: Motion and second to close the Public Hearing. All in favor? MOTION CARRIED: TWO AYES. TWO ABSENT. Zaremba: I got ahead of myself. Sorry. Mr. Chairman, I move that we forward to the City Council recommending approval of AZ 04-012, request for annexation and zoning of 1.82 acres from RT to C-C zone for proposed Wrinkleneck project by Wrinkleneck Partners, LLC, northwest corner of East Overland Road and South Locust Grove Road, to include all staff comments for their memo of the hearing date of September 16th, with no changes. Newton-Huckabay: Second. Borup: Motion and second. All in favor? Any opposed? MOTION CARRIED: TWO AYES. TWO ABSENT. Zaremba: Mr. Chairman, I move we forward to the City Council recommending approval of CUP 04-034, request for a Conditional Use Permit for a gas station and convenience store in a proposed C-C zone for Maverick Country Store by Maverick Country Stores, Inc., 1495 South Locust Grove Road, to include all staff comments of their memo for the hearing date of September 16th, 2004, with no changes. Newton-Huckabay: Second. Borup: Motion and second. All in favor? Any opposed? MOTION CARRIED: TWO AYES. TWO ABSENT.