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HomeMy WebLinkAboutDecember 7, 2006 P&Z Minutes Meridian Planning & Zoning December 7,2006 Page 76 of 90 Hood: We can word it that way. Zaremba: I just want it on the record that we have agreed to more than 15. Because those lots aren't etched in stone. They are not even platted yet. Just so we know that discussion's coming. Rohm: Okay. We have a motion. Zaremba: Is that satisfactory? Rohm: Could I get a second? Newton-Huckabay: I will second it. Rohm: Okay. We have got a motion and a second. It's been moved and seconded that we forward onto City Council recommending approval of AZ 06-031 and PP 06-031, to include all staff report amended as stated. All those in favor say aye. Opposed same sign? Borup: No. I need to say I'm in favor of the motion, but I am opposed to a height restriction. Rohm: Duly noted. MOTION CARRIED: ALL AYES. Item 11: Public Hearing: AZ 06-056 Request for Annexation and zoning of 5.2 acres from RUT to R-4 zone for Clearsprings Subdivision by Mike Hill - 1035 E. McMillan Road: Item 12: Public Hearing: PP 06-054 Request for Preliminary Plat approval of 11 residential lots and 2 common lots on 5.2 acres in the proposed R-4 zone for Clearsprings Subdivision by Mike Hill- 1035 E. McMillan Road: Rohm: Thank you all for your input and thank you coming in. All right. We have -- I have been told that the last two items are going to be very short. With the cooperation of the balance of the Commission I'd like to open the public hearing on AZ 06-056 and PP 06-054, both items related to Clearsprings Subdivision and begin with the staff report. Lucas: Thank you, Chairman, Commissioners. I think we are in the process of trying to get our presentation back up here. There. All right. I believe we are ready to begin. As was stated, this is the Clearsprings Subdivision. It's located on the south side of McMillan Road approximately 3,300 feet east of the North Meridian Road, right in this area. The application includes annexation and zoning to R-4, which is medium low density residential for approximately 5.2 acres of property currently zoned RUT in Ada Meridian Planning & Zoning December 7, 2006 Page 77 of 90 County. The application also includes preliminary -- a request for a preliminary plat approval of 11 single family residential building lots and two common lots in the proposed R-4 zone. As the Commission might remember, numerous other parcels very similar to this have recently developed, including the Silverspring Subdivision which includes these two parcels to the -- to the west. The Harpe Subdivision, which includes this area to the east, and they have all developed in a similar way. They are all about five acres and continue to develop, as stated, in a similar way. To the north there is some single family homes in the Larkwood Subdivision, zoned RUT, and to the east, as I stated, there is some proposed single family homes. And similar situation, this is the Havasu Creek Subdivision to the south. Let's move on to the aerial photograph, which just gives a -- pretty much an overview of what I just stated. And we can now show the proposed preliminary plat. The preliminary plat includes 11 lots, as you can see, taking access -- there is a proposed access off of McMillan Road. I believe it's called Silversprings Way or something like that, which runs down and, then, this street is called Copper Ridge Street, which I guess are either -- are proposed to begin construction soon or are either under construction out here, I am not sure. But this is a previously approved subdivision. And, then, this is the applicant's proposal here. Pretty straight forward, as many of these others have developed with lot sizes over 8,000 square feet, it meets all the minimum standards for the R-4 district. There is a large lot approximately 50,000 square feet, that will retain an existing home that's on that site. The cul-de-sac all of the frontage requirements have been met. And it's, in general, there are very few issues that came up in this subdivision proposal. The only thing that was out of the ordinary, really, was the stub street in the southeast corner. By no fault of the applicant, there was a stub street that was really only provided to half of their property. The stub street is bisected by a property line, so half of the stub street is on site and half off site. Through working with ACHD the applicant was able to work out a solution and just -- will build as much as they can at this point on site and barricade that -- that stub street at the top, because it only allows for about 11 feet of pavement currently, which isn't really safe for vehicular traffic. And when this parcel to the east develops, that stub street will be completed and it will be pushed through. Other than that, there were no major issues that came up and staff is recommending approval of the proposed Clearsprings Subdivision, with the conditions listed in Exhibit B of the staff report. And I will stand for any questions. Rohm: Thank you for your presentation. Any questions of staff? Would the applicant like to come forward, please? Erickson: Mr. Chairman, Commissioner, Ross Erickson, 1854 East Lanark Street. I'm here representing the developer for the Clearsprings Subdivision. We don't -- we don't really have a lot to I guess add to the staff report. It's a pretty straight forward subdivision. A couple of the highlights. I guess if you want to call them highlights. We are going to do a 36 foot street section on the project, with eight foot planter strips to the four foot detached sidewalks. As part of the construction of the development we will install the trees and irrigation and things and have a nice product for the builders when they come in to actually build. There were a few trees on site that we had to get rid of. We couldn't quite design around them, so the trees that will be planted in the detached Meridian Planning & Zoning December 7,2006 Page 78 of 90 -- the planter between the sidewalk and the curb will more than accommodate the mitigation requirement. Like staff mentioned, the stub street to the south for Mooney Falls, it's not even centered on our property line, it's actually offset about five or six feet, so we can't even get a half section in there, but like they had mentioned, we will just end up building it to the property line and, then, when the property to the east develops they will come in and finish it out with their proposal. With that I guess I will stand for any questions. There is not a whole lot to it. Borup: I don't think I have any. No. His letter already stated they agreed with and complied with all the conditions, so that makes it easy. Rohm: Works for me. Newton-Huckabay: I just wish this would have come before the other one, so we could give an example of the challenges of developing only a couple of acres. Borup: Yeah. Newton-Huckabay: You, too? Is that what you said? Rohm: Okay. Newton-Huckabay: That was a given, I thought. Okay. Public testimony. Is there anybody that would like to speak to this application? Zaremba: Mr. Chairman, a question either of the applicant or the staff. Somewhere I missed it. Are they being required to build a sidewalk along McMillan? Erickson: Mr. Chairman, Commissioner Zaremba, yes, we are. We will do a five foot detached sidewalk that will meander through the berm along the frontage of the zone. Zaremba: I thought I knew that, but I couldn't find it right now. Just wanted to be sure. Good. Thank you. That's the only question I had. Newton-Huckabay: Is the property to the east in the pipeline to be developed? Because aren't they all -- the other three are already -- Lucas: Mr. Chairman, Commissioner Newton-Huckabay -- I think I have touched a wrong button here. But I think that -- from what I understand there has -- there has been discussions on numerous of those properties. All of those five acre parcels have been in contact with -- with all but one I'm hearing from Mike Cole -- have been in contact with planning staff and Public Works regarding possible redevelopment. I don't know of any specific pre-application meeting that has taken place that I have been -- that I have attended, but from other planners I have heard that there is -- there are plans for those -- for those parcels. Meridian Planning & Zoning December 7, 2006 Page 79 of 90 Newton-Huckabay: My only concern with these is what is it going to look like with these great big huge lots? I mean will they be able to be redeveloped at some point when the land becomes more valuable than the house? Are they big -- I mean are they big enough to put similar size houses on? Lucas: Chairman, Commissioner Newton-Huckabay, absolutely. I believe there was a note in the staff report that talks about the possible redevelopment of the lot. It was discussed at length during the Harpe Subdivision. It was a little bit different, because they had requested R-8 zoning. The discussion was shorter in the staff report this time, because that 50,000 square foot lot, with the R-4 zoning and the low density designation on the Comp Plan, there is a possibility for it to redevelop and it certainly has enough street frontage to -- you know, to carve off possibly three or four lots there. And that would still be consistent with the Comprehensive Plan and the density for that area. So, definitely, they do have redevelopment potential, but just to be clear, there are no plans for that right now that I -- that we are aware of. The house is slated to remain on that lot. Newton-Huckabay: Right. Borup: They would be pretty large homes to tear down. Newton-Huckabay: I can understand the large homes, but they just look awkward when the subdivisions are completed I think. Moe: Mr. Chairman, I move we close the Public Hearing on AZ 06-056 and PP 06-054. Borup: Second. Zaremba: Second. Rohm: It's been moved and seconded to close the public hearings on AZ 06-056 and PP 06-054. All those in favor say aye. Opposed same sign? Motion carried. MOTION CARRIED: ALL AYES. Moe: Mr. Chairman? Rohm: Commissioner Moe. Moe: After considering all staff, applicant, and public testimony, of which we didn't have much, I move to recommend approyal to City Council of file numbers AZ 06-056 and PP 06-054 as presented in the staff report for the hearing date of December 7th, 2006. Newton-Huckabay: Second. Meridian Planning & Zoning December 7,2006 Page 80 of 90 Rohm: It's been moved and seconded to forward onto City Council recommending approval of AZ 06-056 and PP 06-54. All those in favor say aye. Opposed same sign? Motion carries. MOTION CARRIED: ALL AYES. Item 13: Public Hearing: PP 06-055 Request for Preliminary Plat approval of 8 lots on 39.28 acres in existing I-L zone and C-G zones for Seyam Subdivision by Ronald Van Auker - 3660 E Lanark Street: Rohm: We are done with that one. Shall we go home? Let's open -- at this time I'd like to open the Public Hearing on PP 06-055 related to Seyam Subdivision and begin with the staff report. Lucas: Thank you, Chairman Rohm and Commissioners. This project, as stated, consists of a preliminary plat of approximately -- a proposed preliminary plat of approximately 39.28 acres located on the north side of Franklin Road, approximately 1,200 feet east of the intersection of Franklin Road and Eagle Roads. The subject property is currently zoned C-G and I-L and the applicant is requesting approval of -- for a preliminary plat that contains eight lots with a mix of commercial and industrial zoning. Just to clarify, the lots aren't necessarily all mixed between that zoning, but there are some industrial lots and some commercial lots. I don't give an exact number, because there is a little bit of -- there are some lots that have mixed zoning, so I couldn't tie that down exactly. Just to give a little history of this area, to the -- to the west is the R.C. Willey complex, which is a large, obviously, commercial development. To the north you have the railroad tracks and the Commerce Park industrial subdivision, zoned I-L, this large area here. To the south is Franklin Road and the Touchmark Living Center, which is, as we all know, developing as a large medical residential care facility, all types of uses that are going in there. And to the east is the -- are some rural residents, these long, skinny parcels, obviously, zoned RUT and there is a small one zoned R-1 in Ada County. Also, just of note, there has been some prior development on this -- within the boundaries of this proposed preliminary plat. There is a large warehouse complex, I believe it's -- the existing at 52,000 square feet. It's 72,000 square feet and there has also been some proposals to expand that on both the east and west sides and also the Ashley Furniture store, the Ashley Furniture building, which is located on the southwest corner of the proposed preliminary plat. Just to give a -- kind of a history on what's going on here and why there has been some previous development, in 2004 the current property owner applied for and received approval for an administrative lot split, which was allowed at that time for this parcel. The purpose of that one-time split was to create the 3.74 Ashley Furniture site, basically, and leave the 35.55 acres, which contains that large warehouse. As a condition of that one time split, the applicant agreed to -- at some point bring this whole thing into a preliminary plat, which included, basically, the whole -- the whole original parcel. That kind of gives the history on why this is before us and kind of the existing conditions in that area. I think we can move on. This is an older aerial photograph that does not show the Ashley Furniture site, but it definitely shows the R.C. Willey complex there. This is the proposed preliminary plat. I think we will