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HomeMy WebLinkAboutMemo from PlanningRECEDED Requested Changes to the Agenda: SEP 1 1 2007 Item No. 10: Jayker Subdivision No. 1: continue to September 19, 2007. pity of Meridian Item No. 13: T-Mobil Variance: continue to October 2, 2007 ~;rj, Clerk flf3lc~ Final Plats: Project: Garner Ahlquist Subdivision No. 1 Location: southeast corner of Franklin Road and Eagle Road Zone: C-G Buildable lots: 11 Acres: 18.47 Outstanding Issues before Council: Roundabout: During the City Council hearing on Apri124, 2007 the applicant proposed to construct a roundabout to alleviate cut through traffic at the intersection of Louise Drive and Brooklyn Avenue. The City Council was supportive of this proposal and it was made a condition of approval. However, the applicant's traffic engineers (Horrocks) decided to design the internal street system without a roundabout. Horrocks Engineers believes that the intersection of Louise Drive and Brooklyn Avenue functions better without the roundabout. ACHD reviewed the preliminary plat on Apri127, 2007 and was not generally supportive of the roundabout concept for this development. Further, Staff spoke with Lori Den Hartog with ACHD on August 29, 2007 and ACHD staff is still not overly supportive of a roundabout constructed at this location. If approved, however, ACHD will require the roundabout to be constructed as a full roundabout and not traffic circle. The applicant may have additional information on how this requirement may impact development of the property. The development agreement in effect for this site requires the applicant to construct a roundabout ORprovide acity-approved alternative design for the internal streets. Instead of the roundabout, the applicant is proposing to construct a T- intersection with anall-way-stop-control with a "STOP" sign and a supplementary "ALL WAY" sign posted at each intersection. Staff recommends that the City Council decide if the applicant's proposal for potential cut- through traffic mitigation is adequate to satisfy Site Specific Condition No. S. Eagle Road: During the April 24, 2007 hearing the City Council required the applicant to vacate the "surplus" right-of--way adjacent to Eagle Road or to obtain a license agreement to construct landscaping in the required 35-foot wide landscape buffer along Eagle Road. At that time, it was anticipated that Eagle Road in front of this property was constructed to its ultimate section. Since then, ITD and the City have been contacted by a developer that is proposing to make additional capacity improvements to Eagle Road, including in front of this property. The main improvement would include the construction of a right turn lane on Eagle Road eastbound onto Franklin Road. The proposed landscape plans submitted with the final plat depict the 35-foot wide landscape buffer being constructed almost entirely within the ITD right-of--way, not anticipating the construction of the right hand turn lane. The western property boundary of the site is irregular and jagged; if the landscaping were constructed entirely on the applicant's property, the landscaping along Eagle Road would be correspondingly jagged in this location, providing an uneven and unattractive appearance. Therefore, the applicant has expressed to staff that a variance will be applied for to construct the Eagle Road landscape buffer within the ITD right-of--way. Staff is supportive of the idea of the applicant using some of ITD's right-of--way for landscaping, but has concerns with a variance proposal not preserving enough right-of--way for the future expansion of Eagle Road. Staff also has concerns about the pedestrian facilities along Eagle Road. If/When the right-turn lane is constructed along Eagle Road, the existing attached five-foot wide sidewalk will be removed. The applicant is proposing to add an additional five- foot of concrete sidewalk to the existing sidewalk. On August 14, 2007 the City Council was supportive of this design with the southern portion of the development. Given the possibility of the additional right hand turn lane, Staff is not supportive of this request for this phase. Instead, Staff believes that the applicant should construct aten-foot wide asphalt pathway that is detached from the future back of curb (after the right turn lane is constructed) for Eagle Road. This pathway can meander through the landscape buffer and count towards the landscape buffer width of 35 feet. To date, the exact width needed for the Eagle Road drive lanes has not been determined. Staff is updating the conditions of approval for the final plat to require the situation noted (see Site Specific Condition Nos. 6 and 7). Staff is mindful of the fact that this applicant should not be penalized because of the possible intersection widening. Therefore, we have tried to fashion the conditions with enough latitude to allow the applicant to move forward with this project while still preserving the best interests of the City. NOTE: The applicant is currently working with ITD to swap some properties on this site. Wade Christiansen, ITD Staff, has stated that the future back of curb, with a right turn lane will be approximately 71' from the centerline of Eagle Road. There will be an additional 15 to 20.5' needed for utilities and pedestrian facilities. However, unlike the Eagle Road/Ustick Road intersection, construction drawings have not been done for this area. Staff Recommendation: Approval; the final plat substantially complies with approved PP. Applicant Provided Written Agreement with Conditions: Yes No Project: Southwick Subdivision Outstanding Issues before Council: None. Staff Recommendation: Approval; the final plat substantially complies with approved PP. Applicant Provided Written Agreement with Conditions: Yes Project: Paramount Commercial Southwest Location: northeast corner of Linder Road and McMillan Road Highlights of Proposed Development: Preliminary plat approval of 18 commercial building lots on 18.5 acres in a C-G zone. The applicant also requests to amend the DA to remove the conditional use permit requirement and require design review approval instead. Update: The City Council originally heard this item on August 14t". At that meeting, the Council requested that the Applicant submit a revised preliminary plat that shows street connections that match the concept plan. The Council's general concerns were that the concept plan, the plat, and ACHD's requirements did not coincide. The Applicant has submitted a revised preliminary plat dated August 31, 2007. The revised plat now depicts a public street extending into the site from the stub street at the east property boundary from Paramount South 60 Subdivision and connecting with Linder Road in alignment with W. Deer Crest Street at the west boundary. Further, the northernmost right turn only access, originally proposed between the two full-access points on Linder Road, has been removed. The revised preliminary plat shows anorth/south driveway located near the east property line. Outstanding Issue(s) for City Council Condition 1.2.3 addresses the right-in/right-out on Linder-this condition should be modified to reflect the current access points shown on the revised plat. Staff recommends that the first sentence in condition 1.2.9 in Exhibit B of this staff report be modified as follows: "The Applicant shall extend the stub street at the east boundary from Paramount South 60 Subdivision, as a public street to align with ei#~ Deer Crest e~ `^'"°°'' `''"°°` at the west ro ert bound ff' p p P Y ary. Sta s initial u date to Council further recommends that the Applicant revise the plat to depict the north/south driveway to connect to W. Deer Crest Street as a private street (for addressing purposes of the internal lots and to have a continuous sidewalk through the development). To accomplish this, the remainder of condition 1.2.9 would need to be modified as follows.• " A north- south private street shall be constructed as a private streets in accordance with the standards listed in UDC 11-3F-4 and shall connect to McMillan Road from W. Deer Creek Street. Submit a private street application for review and approval prior to or concurrent with final plat submittal. The other drivewa sin this develo ment ma be constructed as drivewa sand are not re uired to be constructed as ublic or rivate streets. "The applicant has provided two concept plans; one accommodates a grocery store, one does not. The condition to require anorth-south private street does not appear to work with the concept plan that accommodates the grocery store. If Council wishes to accommodate both concept plans, staff recommends that the following sentence be added to condition 1.2.9: "The north-south private street shall not be required if a grocery store is proposed as depicted in Concept Plan A " At the previous hearing, the applicant committed to provide a vehicular cross access at the west end of the north property line. That easement is shown on the revised plat. _ After the hearing, I discussed another access issue with the applicant. As you are aware, the pedestrian access points to Mountain View High School have been a concern to some of the adjoining neighbors. We did not want to create the same situation here. I suggested to the applicant that I would support removing the pedestrian access from Paramount South 60 in lieu of gaining a pedestrian access in the north east corner of this site. That pedestrian access is shown on the revised plat. When the Paramount South 60 final plat comes for your approval, we will update Council on the changes made to that plat to accommodate Staff's request. (The pedestrian path is also the sewer location.) Staff asks that Council comment on this proposal. Other: As discussed at the previous hearing, the Design Review process would allow a more relevant and efficient evaluation of each proposed commercial/retail/office building in the development. There was no discussion of this issue at the previous hearing. The recommended DA modifications are incorporated into the staff report. Elevations: Yes. Notes: