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HomeMy WebLinkAboutFebruary 20, 2003 Meridian Planning and Zoning Commission Meeting February 20, 2003 Page 64 of 84 Wollen: And I would suggest that -- Centers: So I can put item five, the minimum square footage? McKinnon: Absolutely. Centers: It took him awhile to tell me that. McKinnon: I had to make sure it was in the code. Centers: Item five under site-specific for the CUP would be that the west property line and the north property line homes that abut other subdivisions must be a minimum of 1,500 square foot for a single level home, 1,800 square foot for a two level home, which complies with Summerfield CC&Rs. End of motion. Zaremba: Second. Borup: Motion and second. Any discussion? All in favor? Any opposed. Did I ask that? Okay. Want to get it on the record. MOTION CARRIED: ALL AYES. Borup: Okay. That concludes those items. Thank you, everyone, for coming. There will, of course, be another hearing at the City Council and there will be notification of that approximately a month and a half is that about right, David? McKinnon: That's about right. Item 8. Public Hearing: PP 02-034 Request for Preliminary Plat approval of 7 building lots on 14.31 acres in CoG and R-40 zones for proposed Devon Park Subdivision by Tamura and Associates - 824 East Fairview Avenue: Borup: Okay. Item No.8 is PP 02-034, request for Preliminary Plat approval of seven building lots on 14.31 acres in a CoG zone and R-40 zone for proposed Devon Park Subdivision by Tamura and Associates, 824 East Fairview. I'd like to open the Public Hearing at this time and start with the staff report. McKinnon: Mr. Chairman, Members of the Commission, if it's okay if I stand. I have been sitting for a while? The highlighted area on the map in front of you shows the part of the property that we are going to be dealing with. Originally when you saw this project it was called Fairview Lakes and the part they are trying to plat right now is the commercial portion of Fairview Lakes. Could you go to the next slide, Wendy? As you remember, there was a lot of discussion with the adjoining neighborhoods concerning Tierra Street and you asked for the placement of bollards on Tierra Street and I believe Meridian Planning and ZonIng Commission Meeting February 20. 2003 Page 84 of 84 Wollen: And I would suggest that -- Centers: So I can put item five, the minimum square footage? McKinnon: Absolutely. Centers: It took him awhile to tell me that. McKinnon: I had to make sure it was in the code. Centers: Item five under site-specific for the CUP would be that the west property line and the north property line homes that abut other subdivisions must be a minimum of 1,500 square foot for a single level home, 1,800 square foot for a two level home, which complies with Summerfield CC&Rs. End of motion. Zaremba: Second. Borup: Motion and second. Any discussion? All in favor? Any opposed. Did I ask that? Okay. Want to get it on the record. MOTION CARRIED: ALL AYES. Borup: Okay. That concludes those items. Thank you, everyone, for coming. There will, of course, be another hearing at the City Council and there will be notification of that approximately a month and a half is that about right, David? McKinnon: That's about right. Item 8. Public Hearing: PP 02-034 Request for Preliminary Plat approval of 7 building lots on 14.31 acres in CoG and R-40 zones for proposed Devon Park Subdivision by Tamura and Associates - 824 East Fairview Avenue: Borup: Okay. Item NO.8 is PP 02-034, request for Preliminary Plat approval of seven building lots on 14.31 acres in a CoG zone and R-40 zone for proposed Devon Park Subdivision by Tamura and Associates, 824 East Fairview. I'd like to open the Public Hearing at this time and start with the staff report. McKinnon: Mr. Chairman, Members of the Commission, if it's okay if I stand. I have been sitting for a while? The highlighted area on the map in front of you shows the part of the property that we are going to be dealing with. Originally when you saw this project it was called Fairview Lakes and the part they are trying to plat right now is the commercial portion of Fairview Lakes. Could you go to the next slide, Wendy? As you remember, there was a lot of discussion with the adjoining neighborhoods concerning Tierra Street and you asked for the placement of bollards on Tierra Street and I believe Meridian Planning and Zoning Commission Meeting February 20, 2003 Page 85 of 84 you have all had a chance to read the staff report and there is some issues that have been raised with Tierra Avenue and the bollarding of that street. Ada County Highway District was not made aware of your recommendation to City Council. City Council took your recommendation and required bollards be placed in this location on Tierra Street on the south side - or the south terminus of the existing Tierra Avenue. If you could go to the next slide, Wendy? As you can see, there is a stub street that leads and goes directly in that would connect. The placement of bollards would be in these locations on the south terminus south of the road. Ada County Highway District did find out that that was a requirement made by the city and now Ada County Highway District has said, you know what? we are not going to let a stop light be in this location. Part of the reason for allowing a stop light at this location is because there was interconnectivity with the existing neighborhood and that we would rather see the stop light at Jericho, because that's their first choice of where the stop light should be and if there is no stop light at Jericho -- if there is no stop -- if there is no interconnectivity, they don't want to see the stop light go in there, they would rather have it at Jericho. We met with Ada County Highway District and the City Council at a Pre-Council Meeting on Tuesday of this week. The City Council has asked the applicant, Doug Tamura, to submit a miscellaneous application to revise the Development Agreement and to revise the Findings of Facts and Conclusions of Law to remove the bollards from the road, that it will connect, and there will be the possibility for a stop light there. In addition to that, Ada County Highway District has submitted a memo, which you should all have, requesting that the city not take action on this application until such time as this issue of Tierra is resolved. The applicant in his submission did submit a site -- the site plan showing the connection. They do not show bollards within the roadway on the plat. It's not a requirement on the plat, because it is a survey document, so those bollards were not shown there. Removal of those bollards would be something that would be held separate from this subdivision. If you feel comfortable with moving forward tonight, with or without bollards, you could recommend approval and leave it up to City Council to make the final determination yes or no that they do not want those bollards in place. You could make a recommendation with that that they either stay or go to Council at this time with your recommendation. The plat itself aligns and is correct with the Preliminary Plat that was approved -- not the Preliminary Plat, but the Conditional Use Permit that was proposed, all except for the bollards. It meets the requirements that we set up for them. It's in compliance with the conditions of approval. As you remember, there was a requirement for them to plat this property to make the road that goes north and south a public road and it was approved as a private road by the Council, with the caveat that prior to occupancy of these buildings here they'd make this -- they'd plat this as a public street. The major issue that we are dealing with tonight, just to crystallize, is the bollards on Tierra and whether or not you're comfortable sending it forward to Council with that issue not being resolved at this time. I'd ask if you guys have any questions. Centers: Yes, Mr. Chairman. Mr. McKinnon, if I recall -- and I'm almost certain I'm right - - the residents on Tierra didn't want it to go through. McKinnon: Absolutely correct. Meridian Planning and Zoning Commission Meeting February 20. 2003 Page 85 of 84 Centers: Right and, then, what I read -- or what I read, is it a Catch 22? I mean does it - - and, of course, the developer is going to answer this question. Do they want it to go through or what's the preference here? Ada County Highway says no signal if it doesn't go through. Well, okay, where do they want the signal, then? McKinnon: For Jericho. Centers: For Jericho. McKinnon: Mr. Chairman, Commissioner Centers, to address that directly, the -- Ada County Highway District has not said they will not allow it. They said that staff will recommend a gainst allowing ita nd taking it back tot he Commission saying M r. and Mrs. Commissioners, please, do not allow this to happen, because of the fact that this no longer connects. There is no guarantee that they won't get it. Borup: But are they -- if the bollards stay, are they intending to put a stop light at Jericho? McKinnon: No. They haven't decided yet. That's -- that's the issue at hand. It still is up in the air. Okay. And the City Council has requested that they submit an application to revise that to open up Tierra. There is a special notice being sent to those that testified and everybody within 300 feet that will be discussed and rediscussed again. Borup: It sounds like ACHD is saying to justify a stoplight they need the combined traffic from both subdivisions? McKinnon: Absolutely. Borup: Or, potentially, both subdivisions, so that they are -- they would have an access to Fairview in heavy traffic conditions, they could go either way. Freckleton: Mr. Chairman? Dave, I think it might be important to point out that, excuse me, when the application was really submitted, the traffic report that was submitted with the application was showing the connections going through. I believe that ACHD based their decision on the connection and the traffic flows warranted the light. When bollards are put in, traffic is blocked off, you don't have the same traffic flow and that's probably what dropped it out of consideration. Zaremba: Let me throw another monkey wrench in. The way I read the ACHD letter, there is a sentence that says: However, on July 10, 2002, the ACHD commission approved the Planned Development as proposed, that included extending Tierra Avenue to Fairview Avenue. That, to me, sounds like they thought -- they thought this was going to go straight down. Meridian Planning and Zoning Commission Meeting February 20, 2003 Page 87 of 84 McKinnon: That's -- Mr. Chairman, Commissioner Zaremba, that's not entirely true. They thought there would be a connection. It wasn't a straight down connection. The one they did look at is this same layout that we are looking at right now. Zaremba: All right so they consider that the extension? McKinnon: It was a time line issue. Ada County Highway District dealt with this before you and City Council did and so they made their decision and, then, all of a sudden, the decisions that we made altered their decision and so they would like a chance to reconsider the decision they have made based on the changes that the city made to a plan that they had already approved. Borup: I think we delayed -- I think we continued ours until we had the ACHD report. Zaremba: I thought we did. McKinnon: And, then, we changed it and so, then, they are saying we don't want to do this. If I could address back to Bruce's comments? If I remember correctly, the traffic count was actually much higher just for the Fairview Lakes Subdivision, much higher than the traffic count on Jericho and the proper location, based on traffic count, would be at the higher location. However, if there is not a connection between the two, ACHD does not typically permit a stoplight that serves a single subdivision. Borup: Well, my feeling at the time -- and I still feel is that this is a much greater benefit to the people of the subdivision -- of the residential subdivision. They are the ones that are going to be using it. There is no incentive for people in the commercial development to cut through the subdivision to get somewhere when you have a stoplight -- traffic light to go out. They are not going to wind through the subdivision. So I thinkthat this is still a benefit to the residential neighbors all along. Centers: Mr. Chairman, let me ask you - obviously, all those residents were noticed again? McKinnon: The applicant, Doug Tamura and Hopkins Financial, the original applicants, did not -- I don't know if they have got an application yet. The applicant is here tonight. I did e-mail Doug Tamura and I have talked with Doug Tamura since the City Council has met and instructed him that a miscellaneous application would be required and he said that there would be one forthcoming for that. Borup: A separate application to remove the bollards is required; is that what you're saying? McKinnon: As part of the agreement and the Findings of Facts and Conclusions of Law for the original project, it was required to install those bollards. In order to change that, they are going through the miscellaneous application to change an existing report, rather than starting over and modifying the Conditional Use Permit. Meridian Planning and Zoning Commission Meeting February 20, 2003 Page 88 of 64 Borup: And that would require another Public Hearing? McKinnon: It would require a Public Hearing, but it won't come back to you, it will just -- our legal counsel has stated that it would only be required in front of City Council so we would notify all those people to tell them that that is being discussed again. Centers: This wasn't noticed, the Preliminary Plat approval? McKinnon: The Preliminary Plat approval was noticed. Centers: What we are hearing tonight. McKinnon: What we are hearing tonight was noticed, but those people that came to the original hearing left with the understanding that there would be bollards there. Centers: Yes. That's why they are not here tonight. McKinnon: That's why they are not here tonight. Centers: Okay. That makes sense. McKinnon: I feel comfortable in recommending approval of this, because it meets the requirements if there is a requirement for bollards -- if they keep the requirement for bollards it wouldn't change what we have got. If they take the bollards out, it wouldn't change what they have submitted. They have submitted something that shows the connection. It meets the requirements of the approved Findings of Facts and Conclusions of Law and the Development Agreement as they have submitted it. The City Council shouldn't take action on this as a final approval until they get Tierra worked out, but -- Centers: So you're 0 kay with it being approved with the bollards? You know, I don't want to take an end run on those people that were here. McKinnon: Yes and -- Centers: A few months back. McKinnon: And we won't be making an end run, we will have to send out those notices. I believe that you guys should have received a copy of the memo I sent to City Council. I talked with Jessica -- yes, they should be in the packet. Their recommendation was that we notify those people and have a miscellaneous application to let them know why we -- we don't want to do an end around 0 n them. If we were to approve it tonight without bollards, it would definitely be an end around. Centers: Yes. Yes. Meridian Planning and Zoning Commission Meeting February 20, 2003 Page 69 of 64 McKinnon: And we don't want to go that direction. The only thing that I think that would be of a concern from staff's position is if they keep the bollards there, this East Carol Street would - East Carol Street would serve no purpose and the applicant may want to revise his plat to take out East Carol. If they did that - if you recommended approval of it the way it is tonight and, then, they decided to change East Carol Street, it would be a significant change, it would have to come back to you. That's the only speed bump I really see for you tonight. Centers: Do you, then, approve that at staff level if they make Lot 2 a little bigger? McKinnon: I don't know if that would be considered insignificant to take out East Carol Street. Centers: If we made that in our motion. McKinnon: I would be okay with that. Bruce? Freckleton: If you take out Carol Street in that stretch, you won't have public street access to Lot 4. Borup: That's what I was just going to -- that's what he's going to say. Centers: Yes. It would be land locked, wouldn't it? McKinnon: It would actually-- if you just tweaked it a little bit you could have public street access on Tierra, but you couldn't get through the bollards. I guess that's somewhat sarcastic. This was a pproved as a Planned Development and that's - - we could make some modifications to that, but -- Borup: Another question, Dave. Was that the same lot configuration on Lot 4 that we originally saw? McKinnon: If you could go back, Wendy, just one more. I believe the original configuration was very similar to that. Borup: That's it there? McKinnon: That's it right there so I mean it - Borup: I see it. I was looking at the access point at what, I guess, would be the rear of that building. McKinnon: Right. Meridian Planning and Zoning Commission Meeting February 20. 2003 Page 70 of 64 Zaremba: Well, the driveway is on a curve and the question would be to the fire department, is there enough room to turn a truck around in there. What if the truck got to the far end of that -- McKinnon: This direction? Zaremba: Yes. McKinnon: Coming in -- well, this - this is fun, because this is one of those conceptual approvals. Zaremba: Now it's conceptual? McKinnon: Well, it was when you guys heard it originally, so what you're seeing tonight is still conceptual. We haven't given any approval to this. When they come in, we don't know if they are going to come in exactly like this. They may come in with a building half th at size. Borup: We are just looking at the plat - McKinnon: That's correct. Borup: Okay. McKinnon: And we have conceptually approved this layout, but, you know, there is not landscaping issues, they have got a bunch of lots in a row without landscaping. This is an issue that we are going to have to work out once we get to the detailed Conditional Use Permit. It was just the concept that has been approved. Centers: Okay. I do know the applicant is here tonight. I just turned around and saw him, so if you have some questions for him, I will turn the time over to him. Borup: Yes. Do you have anything the applicant would like to add? Hopkins: Thank you. I'm Randy Hopkins, 1390 East Mallory Lane, Meridian, Idaho. 83642. Thank you. In general, there was no -- this is a -- almost a Catch 22 situation. When we had the property under purchase agreement from Bill Curtis, the past owner, one of our conditions was g eUing a traffic light approved. The reality is w hen the -- when we did the approval here, we thought it was of benefit to the subdivision owners. Well, to our surprise that night at the meeting, we said, well, I guess if -- you know if everybody wants to put a bollard up, then, we don't have a problem with that. Well, ACHD had approved it with the connectivity, so now we are in a box. Well, simply, Doug, who had a friend pass away, my partner, said, Randy, simply what we just want to request for the Commission tonight is approval of this plan subject to us submitting the miscellaneous application, which, then, requires us to give notice -- and I'm going to be sending the letter out tomorrow of showing what we are doing in the entire Meridian Planning and Zoning Commission Meeting February 20. 2003 Page 71 of64 development, that the miscellaneous a pplication to remove the bollards, because we don't want to do an end around on them, we didn't plan to, it was -- just came through the media, it was just -- it was a timing situation where we didn't think it would be an issue. Well, then, ACHD comes back and says, of course, that. One reason why we didn't think it was, Pat Dobie -- Dobie, our traffic engineer, we are going to generate about 12,000 vehicle count per day just from inside the development, so it's a little bit of a misnomer to say that that mandation of the connectivity, because as your staff mentioned, they still might approve it. Well, obviously, that wasn't our intent is not to have a traffic light. I mean we proceeded with the acquisition of the property and everything with it. Recognizing that neighbors affected, they need their -- they need their air time again, and the reality is we would like simply your recommendation to approve to City Council, subject to the miscellaneous application being made to remove the bollards. Then, they get public notice and as your staff mentioned, it would not have to come back to you, if you just simply approve it that way. That is my request. Are there any questions? Borup: Any questions of Mr. Hopkins? What is your understanding that -- I mean ACHD wants the traffic light -- or would you prefer a traffic -- Hopkins: Yes. Borup: -- at this point? Hopkins: Obviously, there was some kind of -- whether -- it's not miscommunication, but it's with the general -- internally generated traffic expected upon the build out of this and I just read in the folder Dobie's report about in a three to five year build out of the traffic count going to internally generate 12,000 cars, but it was based on connectivity. Connectivity. Again, we looked at it, again, as a positive thing to the owners and when they came here and it was negative, we thought, well, okay, I guess it's okay to put a bollard up, because, really, we don't care as long as everybody else doesn't care so now ACHD came back and said, well, we do care. Centers: Mr. Hopkins, is this where the apartment complex is? Hopkins: Yes. On the backside. Centers: How many units was that? Hopkins: Our initial plan is 192 and the -- we are going to be most likely modifying that request and I don't know -- I guess, to me, I'm just a full disclosure guy, so the reality is we have reduced the size of that to 96 units and in the center -- and I -- if we had an overall plat I could show you - or I can hand this around. We have - in the center of the development, we are going to be coming back and requesting of building 24, own-your- own office building complex in the center, where you can build a 1,500 square foot to a 5,000 square foot building and own your own pad site and own your own office so, actually -- Meridian Planning and Zoning Commission Meeting February 20, 2003 Page 72 of 84 Centers: You are going to be seeing us again. Hopkins: Yes. Yes, we will but that doesn't -- Zaremba: Inside the apartment complex? Hopkins: What's that? Zaremba: That's inside of the apartment complex? Hopkins: That's not inside, no. We are reducing -- the apartment complex would be on the northern -- that's not the entire plat. Do we have another map of the entire plat? Borup: The apartments are up here? Hopkins: Yes. Half of that -- the top half of that -- the original was about nine acres for 192 units. We have reduced that because of just the vacancy in the markets, 12 percent, to reduce it to 96 units for predominately one bedroom, the Jackson Drain goes through there. We have met with Nampa-Meridian Irrigation, we know how to deal with that, so we have reduced that, so that the apartments line up on each side and will be very nice and on the other four and a half acres on the south part of that, then, this is where we want to do the office use. Yes, we will be coming back to that. And Doug is in the process of preparing that. The reality is the traffic counts, if anything, will be at or above apartment use, because we have about 55,000 square feet or 24 businesses now that will be there. Just as another note, because you mentioned the landscaping issue, too. As I -- I do plan to do something along a -- as I mentioned Lexington Hills, where we recirculate water and we create the Fairview Lakes image. The slogan that I have thought of is Meridian's premier living and working environment. That is going to be integrated into this, but yes, we have to come back for that. Oh, simply, I think in front of the Commission right now is simply just a recommend of approval subject to this miscellaneous application, which makes us deal with the - with the bollards with the neighborhood, so that we didn't -- there is no intent of an end around on us either, it's just what -- ACHD's position and, of course, we would like a traffic light in front of our project and we bought the property with that and I think, actually, it was an emotional situation and we just kind of found it surprising, actually, it was recommended with that, just in general, because, again -- it was required, I guess, but we thought, okay, fine, if that's good with everybody, then, it's okay. That's where we are at. Zaremba: Refresh my memory. Isn't your main entrance on the half-mile? Hopkins: Yes. Basically at it, yes. Zaremba: So that's -- Meridian Planning and Zoning Commission Meeting February 20, 2003 Page 73 of 64 Hopkins: It's slightly -- the half mile is, actually, I guess, the - it might be our westerly boundary. Yes, it is -- and so we are about -- the entry is about two or three hundred feet from the west boundary -- our west boundary. Basically, that half mile marker, yes. Zaremba: That's still closer to the half mile than Jericho, isn't it? Hopkins: Correct. Borup: Well, then -- and Main Street kind of throws that half-mile concept off as far as traffic. Centers: And you really want that signal and I don't blame you. Hopkins: Oh, absolutely. Centers: Yes. I don't blame you. Hopkins: Yes. I mean -- Yes. Exactly and I think, again, I will talk to the local subdivision owners nicely, definitely, and cultivate that. In fact, I just talked to some of the neighbors tonight and they said, well, we understand. We came here more -- they got the previous entertainment that we had, they decided just to go home, because I showed them the plat and I told them I'm going to be sending a letter out and here is what's going to happen, you're going to get a Public Hearing again, because here is what's happening, it was a weird situation and they -- one of the neighbors, they didn't -- they thought it was, actually, of benefit. It's just kind of where we are at. No, we don't want to drive over the bollards to get to that one lot. Centers: Okay. Thank you. Hopkins: Thank you. Borup: And maybe -- and we are not approving that, but the one concern I have - and that's the two neighbors -- the two neighbors right here. I think -- I would like to see if that's -- if that opens up, some real intensive buffering and screening -- Hopkins: We will be glad to do that. Borup: -- for those -- Hopkins: And we already did agree to like ten or 15 feet and the reality is if we need to -- in essence, we will be generous with that and I agree, because that -- and he's -- I can't remember the gentleman's name, a very nice guy, though, and he expressed his concern and we said we are going to take care of you nicely and we just haven't quite got to that stage. Meridian Planning and Zoning Commission Meeting February 20, 2003 Page 74 of 84 Borup: Well, I wasn't quite so concerned with the bollards, but now with that -- you know, if that changes, I think that may necessitate some fencing and screening. Hopkins: Yes and, to me, I think that can be decided at the Council, if this is the issue, because that's exactly what it will be subject to. Borup: Thank you. Hopkins: Thank you. Centers: I had a question for staff. The subject that Mr. Hopkins referred to, are you comfortable with that and the homeowners that would be totally protected? McKinnon: I would be -- Borup: We will also be taking some more testimony. Go ahead, David. McKinnon: Mr. Chairman, Commissioner Centers, I would be happy -- I think those are great additions and we have no objection to those. Centers: You heard that subject to - McKinnon: No problem with that. I think the additional landscaping is something that is important and they did originally -- they did, with their original application, redraw that to include additional landscaping. Borup: Anything else, David? McKinnon: I don't have anything else. Borup: Would you like to testify, ma'am? Come on forward. Morgan: My name is Bernadine Morgan. I live at 1187 East Fairview, right directly south on Jericho, and when we try to make a left-hand turn out now, we can't. We have to go around down to Locust Grove, turn on Pine Street, and, then, into Meridian. Right-hand turn, yes, we can make. Then, the other subdivision on the other side there, Stonehenge, they come in on us. Then, across the street on Jericho they come in on us. Borup: So you're right around here, somewhere in there? Morgan: Yes. Borup: Okay. That's close enough. That's all right. Meridian Planning and Zoning Commission Meeting February 20. 2003 Page 75 of 84 Morgan: This is our property right here. This is Jericho and if the stoplight is here, it may be of benefit to us and, again, maybe not. Borup: Well, yes, I don't know that we can -- okay. Now we can now that you're on the microphone. Morgan: It may be of benefit to us and, again, it may not. It just depends. We would be approximately a quarter of a mile from that stop light, by that time the cars are beginning to pick up speed, so-- Borup: But that would provide a break in the traffic when they stop at that light, providing you a chance to get out -- Morgan: Well, we still have so many major ones coming in there. You know, all of this -- we are going to want to sell eventually and do something with our property there, but, then, we are not -- we don't want to move yet. Give it to our son. We don't want to move. I don't know, what is the answer? Just how is it going to work? Centers: Well, ma'am, are you -- you're not really necessarily here opposing it, you're wanting to -- Morgan: No but, then, I'm just wondering if there is going to be 12,000 more cars out of the place, what - what is the answer? Is it better for us at Jericho or -- Borup: Well, it sounds like ACHD would not -- is not interested in doing one at Jericho. Centers: Or at least not both. Borup: Well, no, they wouldn't do both. Morgan: No. Probably not but also -- now see we have - Borup: You need to grab that microphone right there, if you -- Morgan: Yes. Right here. That is stubbed off at our property. We have water and sewer right to that and that is the back of our property. In time, we are going to be wanting to develop something in there and so, with that in mind, what is the traffic going to do for our plans? I would like to see something n ice and quiet go in t here, I ike, frankly, a bunch of senior citizen homes, because we sure can't find them around Meridian. You know, you talked tonight about the size of the lots and so forth in these other subdivisions. We can't handle anything like that and going to a townhouse, 145,000 dollars for a townhouse? We still have to live on Social Security. No, we can't go that way. We will have to sell our place and for something and subdivide, but, then, we have got to also protect the most that we can, so we can sell for something commercial, probably. It's shows on the map. Meridian Planning and Zoning Commission Meeting February 20. 2003 Page 76 of 84 Borup: I thought you wanted to build senior citizen housing? Morgan: That would do. If they can give us one then, something we are going to have to put on there. We are going to have to get some money out of it, so we can live for the next five to 10 years. Thank you. Borup: Thank you, ma'am. I believe that is it for everybody in the audience, unless you had something, sir? Did you have -- any final comments, Randy? Okay. Commissioners? Do we understand what the -- what that open-ended approval needs to entail? Centers: Yes and -- well, I guess, you know, we are caught in the middle here, too. We approved this once, you know. Yes and he gave me the verbiage that I figured out here and Dave is okay with it. Zaremba: I will move the Public Hearing be closed. Centers: Second. Borup: Motion and second to close the Public Hearing. All in favor? Any opposed? MOTION CARRIED: ALL AYES. Centers: Mr. Chairman, I would recommend approval on Item 8, yes, PP 02-034, request for Preliminary Plat approval of seven building lots on 14.31 acres in a CoG and R-40 zone for proposed Devon Park Sub by Tamura and Associates, located at 824 East Fairview Avenue. Including all staff comments, in addition to -- subject to the submission of a miscellaneous application to remove bollards to allow -- and to allow public notice to neighbors prior to the City Council hearing. End of motion. Zaremba: Second. Wollen: Mr. Chairman, Commissioner Centers, was there also going to be language -- I thought that you had brought up earlier that you wanted, in addition, that if the Council does approve the road without the bollards, that there be an additional buffering zone for those two parcels? Borup: I would like to see -- Centers: He's earning his money, Mr. Chairman. I would like to amend my motion and add that, that if the bollards are removed and the street goes through, that additional buffering will be allowed for those adjoining landowners on each side of the street. McKinnon: Required? Centers: Required. Meridian Planning and Zoning Commission Meeting February 20. 2003 Page 77 of 84 McKinnon: Okay. Thank you. Zaremba: The second accepts the amendment. Borup: Motion and second. Any other discussion? All in favor? Any opposed? Thank you. MOTION CARRIED: ALL AYES. Item 9. Public Hearing: AZ. 02-032 Request for annexation and zoning of 5.0 acres from RUT to R-2 zones for proposed Northbridge Subdivision by Centennial Development, LLC - west of North Meridian Road on West Ustick Road: Item 10. Public Hearing: PP 02-035 Request for Preliminary Plat approval of 5 building lots and 4 other lots on 5.0 acres in a proposed R-2 zone for proposed Northbridge Subdivision - west of North Meridian Road on West Ustick Road: Borup: Public Hearing AZ 02-032, request for annexation and zoning of five acres from RUT to R-2 zones for the proposed Northbridge Subdivision by Centennial Development, LLC. This is west of Meridian Road and off of Ustick. We'd like to open that Public Hearing at this time and also we'd like to open Public Hearing PP 02-035, request for Preliminary Plat on the same parcel. Kirkpatrick: Chairman, Members of the Commission, again, this is an application for Northbridge Subdivision and annexation and zoning of five acres from RUT, the property is currently located in Ada county, to R-2, which is a rural residential district zoning and Preliminary Plat approval of five building lots and four other lots, and a miscellaneous application for a private road. I will go ahead and put that -- all right. The surrounding land uses are to the north we have West Ustick Road and to the north of Ustick Road is zoned L-O. To the south we have Salisbury Lane Subdivision, which is zoned R-4. To the east we have rural residential development zoned RUT located in Ada county. To the west we have rural agricultural property zoned RUT, also in Ada county. The Strausser Farms Subdivision zoned R-4. Meridian Road borders Strausser Farms Subdivision to the west. I will highlight what -- a couple of the major issues that you're going to hear. Staff is recommending approval. Probably the primary issue we will talk about this evening -- the applicant is proposing that the road be designated a private road. Staff is recommending that this either be made a public road or a private road meeting all public road standards, including drainage. And we are also recommending that the applicant provide a stub to the western portion of the property. Are there any questions of staff? Borup: Go ahead.