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HomeMy WebLinkAboutDecember 15, 2005 P&Z Minutes " Meridian Planning & Zoning Commission December 15, 2005 Page 8 of 26 That gives the information to us in a succinct way. Certainly, if you feel you have something to add, you can step up and say it So, individuals we give three minutes. The spokesman we give ten minutes. And, then, during that time the applicant should have been taking notes on any questions that have been raised during the public testimony and we give the applicant a final chance to come up and we give them ten minutes to conclude, answering any issues that they can answer. And, then, theoretically, we close the Public Hearing and deliberate and make a recommendation to the City Council, where there is, again, a Public Hearing. So, that's pretty much the procedure. We have this handy light system over here. If the green light is on you have plenty of time to speak. When the yellow one comes on we ask that you start wrapping it up. And when the red one is on, please, conclude. We appreciate that Item 11: Continued Public Hearing from November 3, 2005: AZ 05-046 Request for Annexation and Zoning of 31.72 acres from RUT to R-4 zone for Estancia Subdivision by Gemstar Development, LLC - 1990 East Amity Road: Item 12: Continued Public Hearing from November 3, 2005: PP 05-049 Request for Preliminary Plat approval of 103 single-family residential building lots and 7 common lots on 31.72 acres in a proposed R-4 zone for Estancia Subdivision by Gemstar Development, LLC - 1990 East Amity Road: Zaremba: That being said, I will open the Public Hearing for AZ 05-046 and PP 05-049, both relating to Estancia Subdivision and even though these are continued hearings, we, actually, have had no prior discussion on them, this will be our first time actually talking about them and as I forewarned you, we will begin with the staff report. Guenther: Thank you, Mr. Chairman, Members of the Commission. As you said, this is an annexation for 31.72 acres, approximately, in the northeast corner of Amity and Locust Grove Roads. This is, essentially, a continuation of the Bellingham Park Subdivision, very similar lot sizes for their southern most lots, as well as they will also be cooperating with the Bellingham Park homeowners association for the clubhouse, community center, et cetera. With this there is 103 single family residential lots and seven other lots. The site is currently vacant, with the exception of two large homes and the existing building site for the farm, which is located just off of Amity Road. With the Bellingham Park Subdivision we did have issues with groundwater. I'm not going to address that too much, because the applicant's engineer has cited that this site does not have problems with groundwater, even though it is in proximity to Bellingham Park Subdivision. I notice the applicant's engineer is here tonight if the Commission wishes to answer more detailed questions of him. The subdivision does connect at two points to Bellingham Park Subdivision, one point to Locust Grove Road and one point to Amity Road. These are, essentially, the collector roads that are referenced in the staff report, which are designed for no access to the points that immediately take access to Amity and Locust Grove. The other point to the west -- or to the east side, which is located -- I believe this is Barkwall Road. We have asked that as a condition to be relocated up to Meridian Planning & Zoning Commission December 15, 2005 Page 9 of 26 the north to break up this block. It exceeds the standards for block length for the City of Meridian. The applicant has cited they are in agreement to that They will do that As well as ACHD is not in opposition to that move. With that there is two areas that will be sewered on this. The first half of the subdivision will be sewered back to Locust Grove Road, similar to the way the Bellingham Park Subdivision was. The second half of the project will be sewered through the future extensions of the mains in Ten Mile Creek, as well as through Bellingham Park Subdivision, which is still entirely under development To be brief, this is a very homogenous subdivision, is the word I used in the staff report. Pretty much all 8,000 square foot lots with a low density residential designation. It does come out to approximately 3.25 dwelling units to the acre, which is significantly lower than some of the surrounding areas, but is what staff would expect of an area transitioning into larger lot sizes and more rural residential types of housing units, which would be across to the west side of Locust Grove Road. It is -- like I say, it's a continuation of the low density residential units that were put -- were provided in Bellingham Park Subdivision. With that there is one large open space lot that the applicant is providing, as well as they are going to be providing the parkway standards, which is available under them to utilize for their open space. The applicant has met all of the standards of the Unified Development Code for the City of Meridian. With that I'm going to detail a couple of changes to the staff report that were -- that we caught today, which is what Commissioner Moe was referencing earlier, which is the last two pages of Exhibit D, the Finding E in Exhibit D, which is the annexation is in the best interest of the city, has changed. It was a carry over from a previous staff report, which is why I included the entire pages two and three of Exhibit D. Those will be amended. Then, there is two small housekeeping issues. On page five of the staff report, the bullet point cited that says restrict curb cuts, in there the sentence does not make sense. It's missing the word collector road system, which would be the last portion of the middle sentence. So, the middle sentence should read: These collector roads are designed with landscape lots and oriented as to allow vehicular traffic flow at the collector road system, which applies to the two lots accessing the arterial and the minor arterial roads of Locust Grove and Amity. The other portion would be Exhibit B, page one -- Zaremba: B like Bravo or D like Delta? Guenther: B like Bravo. Zaremba: Thank you. Guenther: And in Exhibit B, page one, condition number 1.1.2, just towards the end of that condition it says: The sidewalks within the buffer shall be placed as to line up with the existing buffers in neighboring subdivisions. Currently there are no existing buffers, as this entire area is under development. So, that should be just read -- take out existing buffers and add the word sidewalks. So, that they will line their sidewalks up with the other developments in the area. Just to make a little more sense of it. With that -- I can repeat those if the Commission would like. If you have got all that, I will stand for questions. Staff is recommending approval with the conditions of approval as listed in Exhibit B. And, again, I will stand for questions. Meridian Planning & Zoning Commission December 15, 2005 Page 10 of 26 Zaremba: Thank you. Commissioners, any questions? forward. Okay. We are ready for the applicant, please. Seemed pretty straight Nickel: Mr. Chairman, Commissioners, thank you. Shawn Nickel, 839 East Winding Creek Drive, Suite 201, in Eagle, tonight representing the Estancia Subdivision. Joe, thanks, you did a good job at kind of explaining everything. There wasn't too much detail. You're all aware of the Bellingham Subdivision that's located to the north of this. When that was done we provided stub streets to the south. This will continue on the street system within Estancia Subdivision. I like to use the word transitional more than homogenous. We did do away with our standard PUD for this development and did a straight R-8 -- or R-4 application that meets the code requirements. As you recall, we did have a clubhouse, pool, and other amenities within the Bellingham Park Subdivision. These two developments will have a consistent homeowners association, so those amenities will be used for both developments. In addition, we did provide a park within the Estancia portion that will have amenities as well. Everything else, as staff stated, is pretty standard R-4. We are in agreement with the conditions of approval as submitted and revised this evening and with that I'm just going to stand for questions. Zaremba: All right. Commissioners, any questions? Your agreement probably answers the question, but you're agreeing to rearrange the stub street to the other location? Nickel: Yes. Yes. I, actually, have got some plans I will give to -- I didn't want to give them to you tonight and confuse the -- but, yes, we will redo that stub to that location. Zaremba: Okay. That's the only question I had. Commissioners? Rohm: No questions. Moe: No, sir. Zaremba: All right. Thank you. While we are getting the sign-up sheet for people who wish to testify, let me ask if there is anybody here who is a spokesman that wishes to testify on this? All right. We will wait for the sign-up sheet. Thank you. Well, we have no one signed up to speak on this issue, so if there is anybody in the audience who has determined that they have something to say that they have not signed up for, you're welcome to come forward now. In that case, there is no need for a rebuttal from Mr. Nickel. I believe we are ready to discuss and proceed. Commissioners? And when I looked through it I didn't see anything that -- Borup: Pretty straight forward. Zaremba: -- that staff had already identified and the applicant has agreed to. Meridian Planning & Zoning Commission December 15, 2005 Page 11 of 26 Rohm: Mr. Chairman, I just have one comment. That it is very nice to see a straight forward application that falls within the parameters of a particular zone without having to make any adjustments. So, to that I applaud the applicant. Zaremba: I agree with you and appreciate that as well. So, that's very nice. I believe I'd entertain a motion to close the public hearings. Rohm: Mr. Chairman? Zaremba: Commissioner Rohm. Rohm: I move that we close the public hearings on AZ 05-046 and PP 05-049. Moe: Second. Zaremba: We have a motion and a second. All in favor say aye. Anyopposed? That motion carries. MOTION CARRIED: ALL AYES. Rohm: But I don't have the comments written down to make a motion. Newton-Huckabay: Make the changes? Borup: Mr. Chairman? Zaremba: Commissioner Borup. Borup: I move to recommend approval to City Council of file numbers AZ 05-046 and PP 05-049, as presented in the staff report for the hearing date of December 15th and preliminary plat dated August 24th, 2005. Zaremba: With two typographical changes and one insertion of a page? Borup: I assume that was part of my motion as in the staff report, but yes. Zaremba: The amended staff report. Borup: Yes. Rohm: I'll second that. Borup: The written staff report and the presentation tonight. Zaremba: Okay. Thank you. We have a motion and a second. All in favor say aye. Anyopposed? That motion carries. Thank you. Meridian Planning & Zoning Commission December 15, 2005 Page 12 of 26 MOTION CARRIED: ALL AYES. Zaremba: Okay. I'd like to open the Public Hearing for -- Newton-Huckabay: Mr. Chair? Zaremba: Commissioner Newton-Huckabay. Newton-Huckabay: I just wonder. We had a lot of folks come in after we moved all those hearings around. You might make an announcement that this is our last Public Hearing tonight and everything else has been moved. Zaremba: Yes. Let me review and we are about to have a Public Hearing on Medford Place. Durango Springs, which was Items 4, 5, and 6, has been withdrawn by the applicant. Items 8, 9, and 10 relating to Ellensburg Subdivision have been continued. We will hear those on our meeting of January 19th, 2006. Items 16 and 17, Bryce Canyon, I believe it is, has also been continued. We will hear that on our meeting of January 19, 2006. Items 18 and 19 referring to Ambercreek Subdivision, we will hear on our meeting of January 5th, 2006. And 20 and 21, Keego Springs, has been continued to our first regular meeting of February -- and we weren't sure of the date, but it's the first Thursday in February. Borup: The 2nd. Newton-Huckabay: It was the 2nd. Borup: February 2nd. Item 13: Item 14: Item 15: Continued Public Hearing from December 1, 2005: AZ 05-042 Request for Annexation and Zoning of 9.63 acres from RUT to R-8 zone for Medford Place Subdivision by Dyver Development, LLC - 3335 South Eagle Road: Continued Public Hearing from December 1, 2005: PP 05-043 Request for Preliminary Plat approval of 29 single-family residential building lots and 8 common area lots on 8.57 acres in a proposed R-8 zone for Medford Place Subdivision by Dyver Development, LLC - 3335 South Eagle Road: Continued Public Hearing from December 1, 2005: CUP 05-044 Request for approval of a Conditional Use Permit for a Planned Development for Medford Place Subdivision that includes reductions to the minimum requirements for lot size and street frontage by Dyver Development, LLC - 3335 South Eagle Road: