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HomeMy WebLinkAboutApril 20, 2006 P&Z CommMeridian Planning & Zoning April 20, 2006 Page 53 of 88 Baird: Mr. Chair and Members of the Commission, it would probably be -- at some point in tonight's meeting you will have to open them up and continue them to a date certain. However, you can make a motion now telegraphing what you're going to do when those items come up and that would give the people the certainty, as long as you don't change your mind between now and the time the items come up. Newton-Huckabay: Mr. Chair, I make a motion that we commit to continuing Items 16 through 25 on our agenda, dated Thursday, April 20th, 2006, to the date certain -- is it our next meeting? Of May 4th, 2006. End of motion. Rohm: It's been moved -- Zaremba: Second. Rohm: -- and seconded that we continue Items 16 through 25 to the regularly scheduled meeting of May 4th, 2006. All those in favor say aye. Opposed same sign? Motion carried. MOTION CARRIED: ALL AYES. Item 10: Continued Public Hearing from March 16, 2006: AZ 06-010 Request for Annexation and Zoning of 11.50 acres from RUT to a R-4 zone for Cardigan Bay Subdivision by Big River, LLC -- 5450 and 5500 Larkspur Way: Item 11: Continued Public Hearing from March 16, 2006: PP 06-008 Request for Preliminary Plat approval of 28 building lots and 3 common lots on 11.50 acres in a proposed R-4 zone for Cardigan Bay Subdivision by Big River, LLC - 5450 and 5500 Larkspur Way: Rohm: Okay. Okay. That being said, at this time I'd like to open the continued Public Hearing from March 16th, 2006, for Items No. AZ 06-010 and PP 06-008. Both of these items are related to Cardigan Bay Subdivision and begin with the staff report. Wilson: Thank you, Mr. Chairman, Members of the Commission. Cardigan Bay Subdivision was continued from the March 16th hearing in order to allow ACHD to complete their analysis and make a recommendation on whether or not there should be a public street connection to Larkwood Place from Cardigan Bay Subdivision. The site is located northwest of the intersection of Locust Grove Road and McMillan Road, adjacent to a recent subdivision called Tustin. At your last hearing you heard Basin Creek, the old Leeshire project, that's directly to the north of this project, and an older Ada County sub named Larkwood is directly to the west. And, then, there is Saguaro Canyon, Arcadia, the proposed Reserve here as well. The applicant has proposed annexation and zoning of 11.50 acres from RUT to R-4 for the -- a preliminary plat of 28 single family residential. lots and three common lots. A couple -- I will jump into one of Meridian Planning & Zoning April 20, 2006 Page 54 of 88 the first staff recommendations. It's -- here is the preliminary plat. This subdivision kind of has the -- I guess a split personality if you will. The new roadway that connects to Tustin Subdivision and, then, up to the recently heard Basin Creek, is a pretty typical R- 4subdivision with lot sizes that you would see in a fairly typical R-4 subdivision. The portion of the subdivision which will take access from Larkwood Place has much larger lots, in the 20 to 25 thousand square foot range, I think, maybe a little bit smaller, and has definitely much more of an R-2 characteristic to it. The first -- the first staff recommendation I will touch on. We would ask that you consider whether that western portion of the subdivision should be zoned R-2 and, then, the eastern portion zoned R- 4. I don't recall if this body did it, but a recent one up on Black Cat Road and just -- Sunstone, asimilar split zoning. There was an adjacent county sub that had larger lots and they buffered larger lots with larger lots of their own. They initially came in and proposed all R-4 and, then, I believe it was City Council that required them to change half of it R-2 and half to R-4 to kind of get that transitional zoning. Sa, there is some history of that and we would recommend that you consider that. A couple other issues I will touch on. I did mention that ACRD did not ask for a connection to Larkwood Place and we as city staff felt that was okay as well. Larkwood Place is a substandard county road that was not designed to handle the volumes of traffic that could be generated through Tustin Subdivision, through Cardigan Bay, through Basin Creek, through Arcadia, through Reserve and so on and so forth. So, we are -- we are comfortable with no vehicular connection to Larkwood Place. The applicant did provide a pedestrian connection over to Larkwood Place, which we feel is important and does kind of tie these two halves of the subdivision together and make it a little more cohesive. So, we are in support of ACHD's finding on that. The Public Works Department did ask that the common lot does extend -- it has a -- I guess a flag nature, far lack of a better term. It's long and skinny and, then, attaches aver here on the new roadway. That is all one lot. Public Works did ask that the leg of that be increased in width from 20 feet to 30 feet to better accommodate their sewer main that's going to go through there and so we did include that as a condition of approval. The Meridian Fire Department had some concerns about having no parking around the island located on the new roadway that -- the landscape islands, so we did include that as well. And, then, there were some accessory buildings that will cross -- will be on lot lines when they are platted, so those would need to be removed prior to signature on the final plat. Other than that, I don't think I have any comments. There will be a minimum house size, because this is in the R-4 zone of 1,400 square feet. If the Commission took the staff recommendation and made the western portion R-2, I think the R-2 does have a 1,500 square foot minimum house size. So, that would need to be included as well for the applicant's awareness. Other than that, I think I will stand for questions. Rohm: Any questions of staff? Would the applicant like to come forward, please? Stiles: Chairman Rohm, Commissioners, my name is Sheri Stiles. I work at Engineering Solutions, 150 East Aikens Street, Suite B, in Eagle, Idaho. We have worked extensively with the president of the homeowners association for the Larkwood Subdivision and we did come to an agreement on same of the terms that they had asked for. The developer and applicant has agreed that after construction, the houses Meridian Planning & Zoning April 20, 2006 Page 55 of 88 that front onto the road in Larkwood Subdivision will abide by their covenants and also that they will pay any dues that are attributable to their lots within that homeowners association. I just briefly asked the developer if he would have any particular problem with rezoning those lots to an R-2, provided everything can be met. I think there is a minimum of 17 or 18 thousand in an R-2 zone and all of these are well over that. I think the smallest lot on the western side is approximately a half acre. This will, eventually, connect into what's called Basin Creek Subdivision, as Josh explained, and the lots are quite deep and we would hope that it could be accommodated all under the R-4, it's just a condition of approval, but we would be willing to look at that. I want to make this short and sweet. I think it's a pretty straight forward project. These are large lots and they will typically have larger homes on them. As you know, with same of your 8,000 square foot lots going for aver 100,000 dollars, you're not going to get even a small house on a lot of those 8,000 square foot lots. So, that's really all I had, unless you have any questions. Moe: Mr. Chairman? Rohm: Commissioner Moe. Moe: Just a quick one here. You guys do agree to all conditions in the staff report? Stiles: Yes, we do. Moe: Okay. Rohm: Any other questions of this applicant? Thank you. There is not anybody signed up for this, but if there is anyone that would like to come forward and testify, now is the time. There is not a lot to rebut, then, is there. Okay. Zaremba: Mr. Chairman? Rohm: Discussion? Zaremba: I move we close the Public Hearing on AZ 06-010 and PP 06-008. Moe: Second. Rohm: It's been moved and seconded that we close the Public Hearing on AZ 06-010 and PP 06-008. All those in favor say aye. Opposed same sign? Motion carried. MOTION CARRIED: ALL AYES. Zaremba: Mr. Chairman? Rohm: Commissioner Zaremba. Meridian Planning & Zoning April 20, 2006 Page 56 of 88 Zaremba: After consideration all staff, applicant, and public testimony, I move to recommend -- Borup: Do we have any discussion? Zaremba: Okay. Moe: Mr. Chair, I was just curious -- before you make a motion, I am curious what the other Commissioners think about the western portion going to R-2 and R-4. I would like to see that go -- Borup: I think it makes sense. Zaremba: I would and I was going to add it to the motion. Moe: Thank you very much. Rohm: Commissioner Zaremba. Zaremba: Okay. Let me begin again. After considering all staff, applicant, and public testimony, I move to recommend approval to the City Council of file numbers AZ 06-010 and PP 06-008 as presented in the staff report for the hearing date of April 20, 2006, with the following modifications to the proposed development agreement. Actually, modifications to Exhibit B, paragraph 1.2, site specific recommendations on the preliminary plat. Paragraph 1.2.3 and paragraph 1.2.4 I would combine and reverse. 1.2.3 appears to be a statement about the other one, so I would combine 1.2.3 and 1.2.4 and reverse the sentences. Then, I would add a paragraph 1.2.9 requiring that the lots identified on the western boundary be zoned to R-2 and that the proper legal description for that be provided. Borup: Second. Rohm: It's been moved and seconded that we forward onto City Council recommending approval of AZ 06-010 and PP 06-008. All those in favor say aye. Opposed same sign? Motion carried. MOTION CARRIED: ALL AYES. Item 12: Public Hearing: AZ 06-016 Request for Annexation and Zoning of 5.08 acres from RUT to R-4 (Medium-Low Density Residential) zone for Quarterhorse Subdivision by M2 Land LLC - 710 Black Cat Road: Item 13: Public Hearing: PP 06-010 Request far Preliminary Plat approval with 14 single family residential lots and 2 common lots for Quarterhorse Subdivision by M2 Land LLC - 710 Black Cat Road: