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HomeMy WebLinkAboutMarch 6, 2003Meridian Planning & Zoning March 6, 2003 Page 30 of 94 Freckleton: I did. Are you interpreting it differently? Centers: Well, maybe, maybe not. It reads -have you found it? Number four? Okay. Because it says access. Doesn't say must supply irrigation. It says irrigation access. Freckleton: Commissioner Centers, Members of the Commission, each lot will have easements on their lots. Typically, you will have aten-foot easement across the back of your lot and afive-foot easement up the side and ten foot across the front for public utilities, drainage, and irrigation. This is pretty standard stuff here. Centers: Okay. Freckleton: I don't read into it anything more than just standard access to irrigation and provision of irrigation water to each lot. We are still learning on Settler's. Centers: Okay. Borup: Thank you. Do we have someone ready to proceed? Zaremba: Mr. Chairman? Borup: Commissioner Zaremba. Zaremba: I move that we forward to the City Council recommending approval of Item 8 on our agenda, PP 03-001, request for preliminary plat approval of 15 building lots, one existing house lot, and two other lots on --the correct acreage is 10.284 acres in an R-4 zone for Setter Cove Subdivision by MKH Development, Inc., east of North Locust Grove Road and north of East Ustick Road, to include all staff comments, with the following changes: On page three, site specific comments preliminary plat item two, the discrepancy has been resolved. It is 10.284 acres. Paragraph six may be deleted. In paragraph seven, the partial sentence that the variance is denied by the City Council may be deleted. In paragraph eight, the third bullet, add a note to the face of the plat requiring fencing, et cetera, is deleted. We are now at page four where that bullet appeared. On page four, paragraph 12 may be deleted. That's the motion. Centers: Second. Borup: Motion and second. Any discussion? All in favor'? Any opposed. Thank you. MOTION CARRIED: ALL AYES. Item 9: Public Hearing: CUP 03-002 Request for a Conditional Use Permit for An additional public school classroom building in an I-L zone for Meridian Academy by LKV Architects - 2311 East Lanark..Street. Meridian Planning & Zoning March 6, 2003 Page 31 of 94 Borup: Item No. 9 is Public Hearing CUP 03-002, request for a Conditional Use Permit for an additional public school classroom building in an I-L zone for Meridian Academy by LtN Architects. This is at 2311 East Lanark Street. I'd like to open this Public Hearing at this time and start with the staff report. Siddoway: Thank you, Mr. Chairman, Members of the Commission. This staff report has a couple of errors in it that I need to correct for you as I go through. But this is an application by the school district. It's a Conditional Use Permit fora 15,448 square foot classroom building. I t i s -- t here a re s even a xisting m odular c lassrooms t hat w ill b e removed. Turn to that now. The site location is on Franklin Road at the end of Lanark Street. Even though it does have Franklin Road frontage, it is, actually, accessed off of Lanark. Existing zoning is Light Industrial. Here is a site photo. You can see the existing building here and the surrounding seven modular classrooms. Those are the modulars that will be removed and this is the location that the new building will be built. See, if there is -okay. North is to the left now, just to get you a little more confused. So Lanark enters the site over here. Franklin Road is off the screen to the right. This is the existing building and the modulars wrapped around the property this way. This is the location of the new building to be constructed and that new building is not a new use, it is the same use that was in the modulars, they are just getting the actual building built at this time. The subject property was approved in 1992 as a private school for the Meridian Academy. It's also been used as a high school, later as an intermediate middle school. I believe it is now a charter school. I will let the applicant describe the use. That main thing that it is needing is to have some resolution -- I believe it -- is the parking. There are references in here to 112 spaces and 120 spaces. I need you to strike those numbers and I'll tell you what's actually there. Under site specific requirement number one -- if you just skip to where it counts on page four. It says the proposed use requires 120 spaces, but only 120 spaces are provided. Borup: So that's accurate, then. Siddoway: No. Borup: Oh. Siddoway: The original plan actually had 101 spaces and showed 12 classrooms. Now the parking requirement for a school like this is ten spaces per classroom, which would -- based on 12 classrooms, would have been the 120 spaces. One of the classrooms is not a classroom, it's, actually, a library, so we, actually, have eleven classrooms. So, for the eleven classrooms, which, I guess, is the accurate description, ten spaces per classroom will be 110 spaces required. They did a revised plan, which I don't know if the -- I believe the Commission received copies. I believe they were stamped March 3rd by the clerk's office and ours are stamped March 5th by our own office. But they went in and put in compact parking stalls to try and comply with the parking requirement without a variance. Those parking stalls are only seven and a half feet wide. In talking with -- and about 38 percent of the overall parking would be in that seven, seven and a half foot wide parking. We, actually, prefer to have the full size parking stalls and grant Meridian Planning & Zoning March 6, 2003 Page 32 of 94 a variance. We would rather have the full size stalls and support a variance, than to have most -- you know, a large share of the parking all be seven foot stalls and very crowded and unusable for large vehicles. We understand there is not an existing parking problem on the site and given that the use is not changing, we don't expect that to create a hardship. So, the recommendation would be to follow through with the variance as stated in the staff report and to do full size parking spaces. I have talked with the applicant's representative. They are in agreement to do that. The second thing is the landscaping. There is a little bit of confusing language in here where it states that the east side needs to be brought into compliance, so these should be placed along the west s ide. T he w estern s hould b e s truck a nd a ast s hould b e i nserted t here. And I believe the applicant has with him a plan that accomplishes that. I believe that the - that those tweaks to the parking spaces can be made prior to Council. We do need to get the variance to allow that to go through, but the variance could go through with it to Council. The other -- the other site specific requirement -- I don't know that there is any in contention, so I will stop there and stand for any questions. We do recommend approval of the project with those modifications. Borup: Any questions from any of the Commissioners? Zaremba: Yes. I got lost in the parking lot numbers. If they go to full size vehicle spaces, how many spaces would they have? Siddoway: I don't have a straight answer. They had 101, but they have added some parking in another area that wasn't originally shown, so they are probably going to pick up an additional five, nine -- I don't know for sure. Let's see if the applicant knows and, if not, we can -- Zaremba: But what we are aiming for is 110? Siddoway: One hundred ten is the required number without a variance Zaremba: Okay. Borup: Okay. Would the applicant like to make their presentation? Marshall: Mr. Chairman, Members of the Commission, I'm Scott Marshall, LIN Architects, and we don't have any issues with the staff report and I've reviewed all of the comments and we are in agreement with all the requirements. If I can clarify the parking for you. Can you go back to the aerial -- would you go back to the aerial view? You can see how the property also encompasses the Meridian -- the Meridian maintenance shop and -yeah. That's the Meridian maintenance shop and there is also parking there. Initially, on the count that the Planning and Zoning did, is they included that strip of parking to the right-hand side of the building -- just a little bit farther over -- in their initial count. I have excluded that. Without those counted as parking, there is 88 spots. If you do count those as parking, there is 101. I have revised it and compacted some spots along the -- where the baseball field is, I picked up some spots there, and Meridian Planning & Zoning March 6, 2003 Page 33 of 94 also added some spots right as you turn in there -yeah. Right there. Added some spots there and over on the other side, to hit our 111. Now, this is kind of a unique situation as far as the parking goes. There is the bus barn that's also directly kitty corner to that. Those employees use the parking as -- and for -- you can see the bus barn over there. Those employees use the parking in the Meridian Academy parking lot. The bus bam is being relocated next year, so they will pickup about 12 spots there. The way that the students get to the school is this is a -- it's an academy building, it's where all of the students that need special considerations as far as teaching goes, so each student that goes there has a home high school -- they pull from Centennial and from Meridian High and the way they do it is they go to that school, then, a bus goes and picks them up and brings them here. So the number of students driving is very minimal. I had a conference with the principal and she only -- there are 20 spots open, usually. There are only 60 -- there are only 40 students that drive and there are 20 staff. So we are below what the requirement is for a high school, but we have a unique situation. And completion of this building will not add to the enrollment, the enrollment is capped. So is there any -- was I clear or confusing? Zaremba: Yeah. Would you be willing, then, to -- the spaces that you compacted, to put them back to full size? Marshall: Sure. Zaremba: And just apply for the variance for the short number? Marshall: Sure. Zaremba: That sounds to me like it would be granted pretty easily. Marshall: Yeah. That's fine. Zaremba: Okay. Rohm: Mr. Mayor, may lask -how many full size lots are you going to end up with? Would it be that 88 number, then? Marshall: Correct. Well, can you go back to the - I have added some compact spots and those would be retained. There is four there. There is three right across. And, then, over to the right-hand side at the base of the hill there is another four and we would retain those as compact. So we would add -- it would be like 95. Siddoway: I would, actually, recommend that they go full size, so -- I believe you had four additional ones here; is that right? Marshall: Correct. Meridian Planning & Zoning March 6, 2003 Page 34 of 94 Siddoway: So if you go full size you would probably get three there and if you have three here, if you go full size you would probably have two. So three and two is five. You could still probably get the four here even at full size, couldn't you? Marshall: Yeah. Siddoway: So that would be nine -- nine additional on top of the 88. Is that right? Marshall: Correct. Borup: That's 97. Centers: Ninety-seven. Rohm: Yeah. The point being staffs recommendation that you retain full size spaces, as opposed to the compact would be preferred. Marshall: Yeah. And that would be preferable for the school district also. Borup: Okay. Thank you. Any other questions? Zaremba: I do. It's kind of a side issue. Can you go back to the aerial view? I vaguely remember that there is a pretty significant grade change in this. Are there any plans for using that part of the property? Marshall: If you go to the -- back to the landscaping, you can see the contours on the right-hand side and it's pretty steep and the school district doesn't have any plans for that currently. Zaremba: Okay. Borup: Okay. Thank you. Do we have anyone else that would like to testify on this application? Seeing none, Commissioners? Centers: I think we could move to close the Public Hearing. Zaremba: Second. Borup: Motion and second to close the Public Hearing. All, in favor? Any opposed? MOTION CARRIED: ALL AYES. Zaremba: I have a feeling we have discussed most things. Does staff have any further opinions we haven't covered? Siddoway: No. Meridian Planning & Zoning March 6, 20D3 Page 35 of 94 Zaremba: In that case I will make a stab at it. Mr. Chairman. Borup: Commissioner Zaremba. Zaremba: I move we forward to the City Council recommending approval of CUP 03- 002, request for a Conditional Use Permit for an additional public school classroom building in an I-L zone for Meridian Academy by LKV Architects, 2311 East Lanark Street, to include all staff comments, with the following changes: On page four, site specific requirements, paragraph one, the proposed use requires -- change that to 110 parking spaces. That only 97 spaces are provided. Strike the rest of the sentence. We recommend that the applicant ask for a variance for the difference when presenting this to the City Council. Paragraph two. Landscaping. The second sentence: Trees should be placed every 33 feet -- 35 feet -- excuse me -- 35 feet along the eastern perimeter, not western. And that's it. Rohm: I will second that. Borup: Motion and second. Any discussion? All in favor? Any opposed? MOTION CARRIED: ALL AYES. Item 10: Public Hearing: AZ 03-003 Request for annexation and zoning of 14.31 Acres from RUT to R-8 zones for proposed Timberfalls Subdivision by Dan Wood -south of East Ustick Road and west of NorthLocust Grove Road: Item 11: Public Hearing: PP 03-002 Request for Preliminary Plat approval of 50 Building lots and 6 other lots on 14.31 acres in a proposed R-8 zone for Proposed Timberfalls Subdivision by Dan Wood -south of East Ustick Road and west of North Locust Grove Road: Borup: Next project, Public Hearing AZ 03-003, request for annexation and zoning of 14.31 acres from RUT to R-8 zones for proposed Timberfalls Subdivision by Dan Wood. This is south of East Ustick Road and west of North Locust Grove Road. And accompanying that is Public Hearing PP 03-002, request for preliminary plat approval of 50 building lots and six other lots on 14.31 acres. Same applicant and project. Like to open both of these public hearings at this time and start with the staff report. Siddoway: Thank you, Mr. Chairman, Members of the Commission. The subject property is on the south side of Ustick Road about halfway between Meridian Road and Locust Grove, surrounded by existing subdivisions on three sides, the Bedford Place, Granite Creek. The aerial photos, as you can see here, you see all the existing lots and homes built around it and this has been a -- just farmland. They are requesting annexation and zoning to R-8. I do believe all of the surrounding residential subdivisions are also the R-8 zone. The plat on the 14 acres includes 50 building lots and six other