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HomeMy WebLinkAboutNovember 18, 2004 P&Z Minutes Mendian Pianning & Zoning November 18, 2004 Page 60 of 64 Item 14: Pubic Hearing: RZ 04-014 Request for a Rezone of 2.4 acres from R-4 to R-15 zone for Cedar Springs Place Subdivision by Plantation Place, LLP - southwest corner of North Meridian Road and West Ashby Drive: Item 15: Public Hearing: PP 04-039 Request for Preliminary Plat approval for 2 residential building lots on 2.4 acres in a proposed R-15 zone for Cedar Springs Place Subdivision by Plantation Place, LLP - southwest corner of North Meridian Road and West Ashby Drive: Item 16: Public Hearing: CUP 04-048 Request for a Conditional Use Permit for a Planned Development for a new 27-unit assisted living facility and 13-unit independent living facility in a proposed R-15 zone for Cedar Springs Place Subdivision by Plantation Place, LLP - southwest corner of North Meridian Road and West Ashby Drive: Borup: Good luck at ACHD. Okay. The last project is Cedar Springs Place Subdivision. Like to open hearing RZ 04-014, request for a rezone of 2.4 acres and open PP 04-039, request for preliminary plat, and open Public Hearing CUP 04-048. With all three hearings open we'd like to start with the staff report. Hawkins-Clark: Thank you, Chairman Borup, Members of the Commission. I'm also pinch hitting for Craig here tonight and I will try to make this brief. I think that it's a fairly straightforward and clean application, so the property is located here at the corner of Settler's Park, which is shown in the purple, and Cedar Springs Subdivision to the north. Sundance is across Meridian Road on the east side of Meridian. This property was brought into the city at the same time as Cedar Springs Subdivision when Kevin Howell brought that through. I believe -- yeah, it was in -- the application states 2002 the final plat was approved. As you can see, the zoning today is the same as Cedar Springs. It's R-4. The property is in the Comprehensive Plan as medium density residential. The Comprehensive Plan states that at the applicant's request you can bump up one category in terms of density and they have elected to propose that and so they have proposed to go to the high density, which is R-15, which does allow, with the Conditional Use Permit, an assisted living type use. So, that is kind of how they got from an R-4 single family detached subdivision, which it originally showed this as a small little cul-de-sac with just single family lots off of it, to today's application, which is, you know, quite different than what was shown originally when this was brought into the city and was conceptually platted. There are three applications associated with it. That's the first one that we just talked about is the R-15 rezone. The second application is the preliminary plat and they are simply proposing to subdivide into two lots. This property has not been included in the final plat yet. It's section land, un-platted ground, and so this would clean that up. The lot line is generally here in the middle of the driveway where they come in and divides the property essentially in half with these independent living units on the west side and the assisted living facility on the east side, with its associated parking. And, then, the third application is -- number 16 here is the Conditional Use Permit and the reason for this is in order to place the multiple buildings Meridian Planning & Zoning November 18, 2004 Page 61 of 64 on one lot and that's the independent living units, which are principal buildings on lot one there. So, they have in their application been very explicit with the drawings and with their amenities. The elevations are shown here of the 27 unit facility that has a combination of one bedroom and studios, as well as a dining room and some other gathering areas, maintenance, et cetera, and, then, this -- on the bottom here you can -- probably is the best elevation, you can kind of get a sense for the independent units. They do have three different types of independent living proposed. They have two attached, three attached, and four attached that they are showing a part of their project. All the materials staff looked at do compliment quite well and would be a great asset to this part of the community we believe. There were a few special conditions that Craig outlined in his report, but I think, to be honest, most of those were just kind of for your benefit to kind of give you the reason for the conditions themselves. I don't know that it's really necessary to highlight those. There is really no outstanding issues as far as compliance with the code. They are not requesting any exceptions to the ordinance. There is no variances involved. The landscaping is, actually, already here along Meridian Road and they are just proposing to keep that. So, you know, I think there is-- most of the issues have been dealt with. The one thing I will point out that the parks department, as you might have seen, stated that they were okay -- there is a concrete ditch that runs along the -- in Settler's Park in the city property along the south side there and the applicant has talked with Doug Strong, the parks director, about removing that concrete ditch and he's comfortable with that. The main reason for that, they are proposing a couple of points of access from their property onto the pathway that runs through Settler's, if you have been out there, is a perimeter pathway that runs around the park and that would link up here to this project in a couple of spots. The fire department has asked for a hydrant to be located in the center here as well. They had a little bit of concern with just being able to get full access around the 27 unit facility and they wanted a little better approach in terms of fighting fire from the inside there, so I think I'll end staff comments with that. Borup: Questions from any of the Commissioners? Would the applicant like to add anything? Pollack: Chad Pollack, I'm representing Peterson Staggs on behalf of Plantation Properties, LLP. Appreciate the kind words that staff made and agree with everything that is in the report and we'd feel free to answer any questions that any of you might have. Rohm: Mr. Chairman, I just have one question. Did you have any of the people in the property around this development approach you with any concerns while you were drawing the plan up and -- Pollack: While we -- we had a neighborhood meeting, we had no attendance. However, we did have one person call and ask a few questions of the operator of their other facility and was agreeable to everything that was discussed. I don't think that the term assisted living was understood through the person calling, so once it was Meridian Pianning & Zoning November 18, 2004 Page 62 of 64 explained to her, what the facility was, she was agreeable to it and, obviously, there were no letters sent again, so assuming that they understand and agree. Rohm: Okay. Newton-Huckabay: Usually this type of development brings in a crowd. Rohm: Well, that was my point is there is nobody out here, except the -- Pollack: Well, I'm surprised a little bit myself that we didn't see at least a few people or have a few letters, but where this site is and the fact that it borders the park and is across the street and is well landscaped, bermed, and already has a fence around it, I just think that it's a great location for a facility like this and it's going to be a great compliment to the park and the community. Rohm: Okay. Thank you. Zaremba: Did you notice the fire department comment that all residents must be capable of self-preservation? Is that acceptable? Pollack: It is. The type of care facility that this is is not what would technically be called a full blown nursing home. The applicants -- or the people living there go to what's called a type three as far as their level of needing assistance. If you have anything specific, I have the owners of the property here who also run other facilities here in the valley, if you have any specific questions about those types of -- that type of comment. Zaremba: As long as you know that requirement is there and understand what self- preservation is, that's -- Pollack: Right. Zaremba: -- that's fine with me. Let me ask just one other question if I may. Can you put the elevations back again of the large building? This elevation I think says east and that would be the one facing the street? Pollack: Correct. Zaremba: It looks like there is visual texture in that there is some ins and outs to the wall, rather than just one straight wall. Pollack: Correct. Zaremba: And windows in it. Is there any color variation to it or -- Meridian Planning & Zoning November 18, 2004 Page 63 of 84 Pollack: We are proposing a hard board siding on that side and with that we have trim around the windows and at the corners that will change color. There will be paint changes, but it will be the same material along that elevation. Zaremba: Okay. Sounds pretty good to me. Pollack: Thank you. Borup: Okay. Thank you. And I'm assuming we have no other testimony; is that correct? Okay. Commissioners? Rohm: Mr. Chairman, I move that we have close the Public Hearing on RZ 04-014, PP 04-039, and CUP 04-048. Moe: Second. Borup: Motion and second to close the hearings. All in favor? Any opposed? MOTION CARRIED: ALL AYES. Nary: Mr. Chairman, just as a suggestion, since on this particular project I didn't -- I guess I wasn't anticipating that -- the Commission doesn't appear to be making changes, other than what's recommended by staff, you can pass all of those projects in one motion if you wish. Rohm: That's pretty cool. Zaremba: Can we include adjournment? I mean can we put all four? Nary: You might want to separate that one. Rohm: All right. With that being said, Mr. Chairman, I'd like to move that we forward on to City Council recommending approval of AZ 04-014, PP 04-039, CUP 04-048, to include all staff comments dated November 15th for P&Z hearing dated November 18th, including all staff comments. End of motion. Moe: Second. Zaremba: Second. Borup: Motion and second. All in favor? Any opposed? MOTION CARRIED: ALL AYES. Borup: You had to wait a long time, but it went fast once you started.