Loading...
HomeMy WebLinkAboutAugust 17, 2006 P&Z Minutes Meridian Planning & Zoning August 17, 2006 Page 4 of 52 applicant has the final opportunity and, then, if we have any questions of staff we can ask that and at that time we will deliberate and try and find a conclusion to each application as they come through. Item 4: Continued Public Hearing from July 20, 2006: AZ. 06~029 Request for Annexation and Zoning of 10.39 acres from RUT to an R-4 zone for Silversprings Subdivision by Reed Kofoed - south side of McMillan Road and west of Locust Grove Road: Item 5: Continued Public Hearing from July 20, 2006: PP 06~029 Request for Preliminary Plat approval of 29 single-family residential lots and 4 common / other lots on 9.88 acres in a proposed R-4 zone Silversprings Subdivision by Reed Kofoed - south side of McMillan Road and west of Locust Grove Road: Rohm: So, with that being said, I'd like to at this time open the continued Public Hearing from July 20th of AZ 06-029 and PP 06-029, both related to Silversprings Subdivision and begin with the staff report. Veatch: Thank you, Chairman Rohm, Commissioners. Tonight's project is Silversprings Subdivision. The applicant Reed Kofoed, representing F&C Development, Incorporated, is asking for annexation and zoning of 9.8 acres from RUT to R-4 and preliminary plat approval for 29 single family residential building lots and four common lots on 9.88 acres. The subject property is located, excuse me, on East McMillan Road and North Meridian. These two parcels here that are part of the Silversprings. It is mostly R-4 residential. We have the Cobre or Copper Basin Subdivision here. Other parts -- this all, originally, was part of the Havasu Subdivision and it's coming in different phases. We have a little bit of Ada County rural parcel up here. Down south here is the Prospect Elementary School. To the east -- all of these are part of Crestwood Subdivision and we do have a number of applications coming in for these. There is only one of these towards the middle, I believe, that has not come in yet, to at least have a pre-application meeting with staff. And, then, we also have Saguaro Canyon up to the north. Originally this was postponed because we were trying to seek some clarity with ACHD. Cobre Basin has what -- when they first came in for a preliminary plat was a -- a stub street. During the final plat stage that was changed to an ingress-egress easement and it's been landscaped. There is a large stamped concrete wall that runs along in there. And, then, Red Horse -- North Red Horse Way is a collector that runs north to south. Their road that we were hoping to connect to Silversprings is East Copper Ridge Street. We met with ACHD, with members of the homeowners association from Cobre Basin and with the applicants and it was determined that that right of way was not going to be given. They were concerned with a number of issues, the primary one being the traffic that would be traveling down towards the elementary school and people coming through the subdivision. So, we are accepting the application as it is platted here, with the main access point being up here on McMillan. In talking with ACHD they are comfortable with this. There will be other developments in the Crestwood Subdivision down the road that will give more access internally, connecting east to west, so we feel Meridian Planning & Zoning August 17, 2006 Page 5 of 52 that we can go ahead and -- although it would be more desirable to have that, we are -- we are accepting it as is. All existing buildings will be removed and there is a number of open space here with internal parkway, the common lots and such, and they exceed the minimum requirement for open space. And with that I will stand for any questions. Rohm: Any questions of staff? Okay. At this time would the applicant like to come forward, please? Erickson: Mr. Chairman, Members of the Commission, I'm Ross Erickson, 1854 East Lanark Street here in Meridian. On site we are asking for annexation and zoning to an R-4 and a preliminary plat approval for the Silversprings Subdivision. Staff did a good job of putting together the report and, as you can see, the hearing was continued to get some resolution on that stub street connection issue. Within that time frame we did meet with the homeowners association, ACHD, and the city and the developer and myself and we went through and actually requested that the association, you know, consider dedicating that cross-access easement as public right of way and after I guess a lengthy discussion with them, they had unanimously voted not to dedicate that strip. So, that's, I guess, why you're looking at the layout that we have here tonight. Some of the highlights of the project -- and, actually, let me back up real quick. I just wanted to correct one thing. There are two homes on the property that will be retained. One of the homes is located right here and the other home is located right here. You can see that the lots for those homes are actually a little bit larger, just to fit and meet some of the zoning requirements, so we could retain those on those lots. Some of the highlights of the project -- we do have a parkway that runs on both sides of the street throughout the entire project. It's an eight foot wide planter strip that will be landscaped with trees, sod, and irrigation as part of the project. We have a centrally located common lot here that will provide some open space and also a location to dispose of some storm water. We have a swale located on that lot. To the south we have a pathway connection that will connect the project to the Prospect Elementary School. It doesn't show very well on this drawing, but down here from Havasu Creek there is also a pathway connection in a similar corner to the site. We have met with Wendell Bigham from the school district just to the discuss, you know, whether or not they were comfortable with the connection he had indicated that they were okay with it. So, I think that's something that will be a nice feature within the project. Other than that, you know, I think the development fits in really well with the neighboring developments. We are at a gross density of 2.94 units per acre. So, it's definitely not crammed in there. And we'll just ask for your approval tonight. Rohm: Thank you very much. Any questions of this applicant? Moe: No, sir. Rohm: Boy, it looks like you have done a good job putting this together. Thank you. Erickson: All right. Thank you. Meridian Planning & Zoning August 17, 2006 Page 6 of 52 Rohm: Any discussion amongst the Commission before we close this Public Hearing? Oh, there is nobody that signed up. I guess I should ask. Is there anybody that would like to testify on this application at this time? Okay. Zaremba: Mr. Chairman, I would ask to clarify one thing with staff while we are still open and that is is the length of the cul-de-sac, plus the private driveway, within the fire department's -- they add those together, I think, and have a maximum length. Veatch: I don't recall that the fire department had issue with that. Let me just double check. Zaremba: I didn't see a comment. Veatch: It looks like Mr. Cole is checking the length for me. Six hundred feet to the cul- de-sac and I believe 750 is the -- Zaremba: Seven fifty sticks in my mind. So, if it's 600 that answers my question. Thank you. Veatch: Then, for the shared driveway, as long as they can reach 150 feet back they are all right. Zaremba: Okay. Thank you. Rohm: Okay. Any other questions? Borup: Mr. Chairman, just one kind of informational for future for myself and that's what was originally a stub street was changed to an easement, but you said the homeowners association did not want to grant use of that easement. Is it -- who has control -- I mean if it's an easement, isn't it already in existence and -- I'm just confused on that a little bit. Veatch: Right. That right of way does belong to the homeowners association and that was at the time staff accepted that. I actually have -- Borup: Well, then, what was the purpose of it at the time? I mean what -- I don't see where it accomplished anything by even creating it if -- if it's not really an easement. Veatch: I believe there was some concern that until something developed to the east of them that there would just be this ugly expanse of concrete and so staff had gone ahead and decided upon this, so that they could have that as a common lot to landscape until such time that it develops. So, the intent was there -- Borup: But there is no teeth in it? I mean it has developed now or it's in the process of developing. Veatch: It has, but -- Meridian Planning & Zoning August 17, 2006 Page 7 of 52 Borup: And so the easement doesn't mean a thing it looks like. Veatch: It doesn't have any teeth as far as giving us any leeway. We would have to -- ACHD would have to take that and they were not comfortable with that. Borup: And I understand that and, actually, as close as that is to the entrance maybe it makes sense. I don't know. But I'm thinking in the future how do we prevent something like that from happening, assuming it was a good thing to start with. Hood: Mr. Chairman. Yeah. It was a good thing and when that applicant submitted their final plat they made the change from a public right of way through an easement and our staff did not notice that and it got through the process as just an easement to that property. Now, we could connect a road to that easement, but it wouldn't be a public easement, it would just be an easement to that property, so it wouldn't function like a public street. So, really, you don't get the functionality that we would be looking for of a stub street. So, yeah, we missed it as staff or three or four or five years ago, whenever that final plat was submitted to the city and should have required it to be a public stub street, but it was just a private access easement. Borup: So, it was a change on the plat from -- Hood: Correct. Borup: Okay. Well, then, that explains how it happened. Rohm: Okay. Good question. Borup: Thank you. Moe: Mr. Chairman? Rohm: Commissioner Moe. Moe: I Move that we close the Public Hearing on AZ 06-029 and PP 06-029. Zaremba: Second. Rohm: It's been moved and seconded that we close the Public Hearing on AZ 06-029 and PP 06-029. All those in favor say aye. Opposed same sign? Motion carried. MOTION CARRIED: FOUR AYES. ONE ABSENT. Moe: Mr. Chairman? Rohm: Commissioner Moe. Meridian Planning & Zoning August17,2006 Page 8 of 52 Moe: After considering all staff, applicant, and public testimony, I move to recommend approval to the City Council on file numbers AZ 06-029 and PP 06-029 as presented in the staff report for the hearing date of August 17th, 2006. Zaremba: Second. Rohm: It's been moved and seconded that we forward onto City Council recommending approval of AZ 06-029 and PP 06-029. All those in favor say aye. Opposed the same sign? Motion carried. Thank you. MOTION CARRIED: FOUR AYES. ONE ABSENT. Item 6: Public Hearing: AZ 06~037 Request for Annexation and Zoning of 4.85 acres from R-1 to C-G zone for Cope Subdivision by Ronald Van Auker - east of Meridian Road and north of Overland Road: Item 7: Public Hearing: PP 06-035 Request for Preliminary Plat approval of 4 commercial lots on 4.31 acres in a proposed C-G zone for Cope Subdivision by Ronald Van Auker - east of Meridian Road and north of Overland Road: Rohm: Thank for coming in. By the way, for those of you that may have come after we started this hearing tonight, the reason the lights are off is because the bulb on our projector is going out and if we turn the lights on you wouldn't be able to see anything. So, that's -- it isn't our intent to keep you in the dark, but it just happens to be that way. So, there you have it. Okay. All right. With that being said, at this time I'd like to open the public hearings on AZ 06-037 and PP 06-035. Both of these applications are related to Cope Subdivision and I'd like to begin with the staff report. Veatch: Thank you, Chairman Rohm, Commissioners. We are going to shift gears a little bit. This is a commercial project. The applicant is Ronald Van Auker of Van Auker Properties and the subject applications are an annexation and zoning of 4.85 acres from R-1 to a C-G zone and preliminary plat approval of four commercial lots on 4.31 acres. The site is located in the northeast corner of Meridian and Overland Road. It is surrounded primarily by commercial areas here. We have a light office area here and, then, R-4 density just to the tip here. Let's see here. Wanted to note that we have received comment from the applicant in agreement with the staff report. However, there is one condition of the development agreement which I will go into more detail, but it's a condition that has already been met. There is existing sewer and water in Overland Road and so it's not necessary for it to be stubbed to the property and so I believe it's the second to the last condition that says a 25-foot wide commercial drive aisle. Sewer and water shall be stubbed to the property located at 130 East Overland Road. And I'd like to delete that from the staff report. We have an aerial view. It's very near the interchange. This is the site here. We have Gold's Gym located up here. The Ten Mile drain is on the Meridian -- or, excuse me, the Overland side -- or Meridian side. Sorry.