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HomeMy WebLinkAboutMemo from Planning Project: Queenland Acres Location: southeast corner of S. Stoddard Road and W. Overland RECEIVED AUG 2 1 2007 City of Meridian City Clerk Office Applications: annexation and zoning Highlights of Proposed Development: annexation and zoning of 22.67 acres to C-G. The Applicant has submitted a conceptual development plan (attached in Exhibit A) that shows how this property may develop in the future. The plan shows one 125,000+/- square foot big box retail building, three 20,000 square foot mid-range box retail sites, two 6,000 square foot building pads, and one 10,000 square foot building pad. The plan also shows access points to/from Stoddard Road and Overland Road, and the extension of an existing stub street to this property from Bear Creek Subdivision from the south. There is an existing public stub street (Alaska Street) at the southeast comer of this site that was constructed with Bear Creek Subdivision. This street was provided to the subject property for inter-connectivity between Bear Creek and this commercial development. The Applicant is willing to work with the City and Brighton Corporation if S. Alaska Avenue (the stub street at the south boundary) needs to be extended although the residents in Bear Creek would prefer that it not be extended. Granting public cross-access to/from Alaska Street will allow the traveling public from Bear Creek Subdivision to access the commercial uses on this site, and ensures that the drive aisle cannot be closed to the public in the future. Staff is supportive of the extension of Alaska Street as a drive aisle and not a public street. Staff is concerned about creating a vehicular path that encourages vehicles outside of this section to cut-through Bear Creek to get to the commercial land uses along Overland Road. The configuration of the drive aisles shown on the concept plan do not create a direct route to the full access points to Overland Road via Alaska Street, and thus should not create a thoroughfare for cut-through traffic. To further discourage cut-through traffic, Staff is in favor of installing a "local access only" sign near the Alaska Street stub street along the. south boundary. A letter and petition with 236 signatures has been submitted to the City by the Bear Creek Homeowners Association (HOA), dated July 9, 2007, in response to this application. The letter requests that the City Council either vote in opposition to or consider more compatible zoning (i.e. high density residential or C-N zone) for the proposed development to provide more of a transition in zoning between the proposed commercial uses and the existing residential properties. Elevations: Yes (photos) Commission Recommendation: approval at their July 19,2007, public hearing. Summary of Commission Public Hearing: 1. In favor: James Prather (Owner/Applicant); Scott Stanfield (Project Engineer) ii. In opposition: Jim Kouril 111. Commenting: None IV. Written testimony: Brian Beckley, VP of Bear Creek HOA (letter w/petition containing 236 signatures); Scott Anders; and Aaron Neal Key Issue( s) of Discussion by Commission: 1. Dual landscape buffers bisected by a drive aisle along the south property boundary adjacent to the residential homes, with a 60.foot building setback; 11. . Location of loading docks for buildings along the south property boundary; 111. Requiring a block wall along the south property boundary; IV. Restriction of uses along the southern portion of the property to only those uses allowed in the C- N zone; v. . The extension of Alaska Street from Bear Creek Subdivision into the site Key Commission Change( s) to Staff Recommendation: 1. Required a.minimum 60-foot wide separation between the residential uses along the southern property boundary and the rear of all buildings. Within the 60 feet a 25-foot wide landscape buffer, then drive aisle, and an additional buffer at the rear of the buildings is required, with an allowance for access to loading areas for the smaller retail building(s) on the southeast portion of the site within the 60 feet; 11. Required the applicant to replace the existing fence, with the property owners' consent, along the southern boundary of the site with a 6-foot tall concrete wall; 111. Required the building pad proposed at the corner of Stoddard and Overland Road to be situated so that parking is evenly dispersed around the front, rear and sides of the building as shown on the concept plan or situated closer to Overland Road, similar to the structures depicted on the northeast portion of the site; IV. Did not require Alaska Street to be extended into the site as a public or non-public street but did require Alaska to be used as an emergency access point and pedestrian pathway into the site. Outstanding Issue(s) for City Council: 1. ACHD and City Staff would prefer that Alaska Street be extended into the site for vehicular use; the Commission requested that Alaska Street not be extended; 11. Appropriate zoning designation(s) for this property. Other: site specific DA provisions: . Prior to issuance of a Certificate of Zoning Compliance for the first building on this site, provide City Staff with a copy of a recorded document(s) granting vehicular cross-access and cross-parking between the properties on this site; granting cross-access to the adjacent development to the east (Lowe's); and granting public cross-access to/from the stub street (Alaska Street) for the benefit ofthe traveling public. . ....... The public stub street (Alaska Street) in Bear Creek Subdivision a!ong.thesouth property bOundary shall be extended as a non-public street into this site. To discouragecuHhtoughjraffic, "local access only" signs should be installed near the stub street (Alaska Street) along the south boundary. At no time shall construction traffic associated with thedeveloprnentof this si~c;;be allowed to access this site using Alaska Street. . Access points to/from the site are limited to those shown on the concept plan unless otherwise restricted/approved by ACHD. . The drive aisle legs off the internal full access points to/from Overland Road and to/from Stoddard Road, to the north and west of the main retail building, shall be constructed as shown on the concept plan so that vehicles pulling out of parking spaces are not backing out into the drive aisles. . The two building pads shown on the concept plan at the northeast corner of the site should have no parking stalls between the buildings and Overland Road. . The building pad proposed at the corner of Stoddard & Overland should be situated so that parking is evenly dispersed around the front, rear, and sides of the building as shown on the concept plan. . Development of this site shall be generally consistent with the conceptual building elevations (photos) and site plan submitted with this application. Individual buildings within this development shall be limited to 15% over or under the sizes shown on the concept plan and the minimum number of buildings allowed on the site shall be five, as shown on the concept plan. . The following uses shall be prohibited along the southern portion of this site, south of the northernmost full access drive to/from Stoddard Road shown on the concept plan: fuel sales facilities; building material, garden equipment & supplies; and vehicle washing facilities. . Prior to issuance of the first Certificate of Occupancy, construct a multi-use pathway from the sidewalk on the stub street at the south boundary (Alaska Street) across the site, out to the sidewalk on Overland Road. The applicant shall design and construct the multiuse pathway in accordance with UDC 11-3A-8 and in conjunction with the Parks Department's standards. Additionally, where the pathway crosses drive aisles, the pathway shall be distinguished from the vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks (not paint). . The trees that currently exist on this site shall be retained or mitigation shall be provided in accordance with UDC 11-3B-IO. The applicant shall work with the Parks and Recreation Department regarding the removal or replacement of any trees on this site. Written Testimony since Staff Report: Notes: