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HomeMy WebLinkAboutDecember 6, 2007 P&Z MinutesMeridian Planning & Zoning December 6, 20078 Page 45 of 55 ~ ~" Moe: It would when you start -- Rohm: If you increase the size of the lots -- Newton-Huckabay: Yeah, you're going to increase the house sizes there. Yeah. Logic is going to rule every time. Okay. That would be my end of motion. Moe: I'll second that. ,~ Rohm: Okay. It's been moved and seconded to recommend to City Council denial of project AZ 07-016, PP 07-020 and PUD 07-001. All those in favor of the motion of denial signify by saying aye. And all those in favor same sign. It passed three and one abstain. MOTION CARRIED: THREE AYES. ONE ABSTAIN. ONE ABSENT. ,, Rohm: Thank you folks for coming in. That was -- that was a tough one. Newton-Huckabay: Could we take a break, please? Rohm: At this time we are going to take a short break and we will reconvene at about five minutes until 10:00. (Recess.) Item 8: ~ Public Hearing: RZ 07-017 Request for Rezone of 5.29 acres from R-8 zone to C-G zone (1.62 acres) and L-O zone (3.67 acres) for Verona ', Commercial by Primeland Development Group, LLC -NEC of W. McMillan Road and N. Ten Mile Road: Item 9: ~ Public Hearing: PP 07-022 Request for Preliminary Plat approval of 12 commercial lots and 2 other lots on 18.82 acres in the proposed C-G and ~ L-O zoning districts for Verona Commercial by Primeland Development Group, LLC -NEC. of W. McMillan Road and N. Ten Mile Road: i Rohm: At this time we'd like to reconvene the regularly scheduled meeting of the Meridian Planning and Zoning Commission and begin by opening up the next project, RZ 07-017 and PP 07-022, both of these items related to Verona Commercial and begin with the staff report. k Parsons: Thank you, Mr. Chairman, Members of the Commission. The applications before you tonight are a rezone 5.29 acres from R-8, medium density residential, to C- G, general commercial, and L-O, limited office, and a preliminary plat approval of 14 lots, consisting of 12 commercial lots and two other lots for the Verona commercial i Meridian Planning i& Zoning December 6, 2007 Page 46 of 55 ~. project. This site is located on the northeast corner of Ten Mile and McMillan. The property is bordered on the north by Verona No. 3, office lots, zoned L-O. South is Bridgetower~Crossing Marketplace, zoned C-G. To the west is the Volterra subdivision, zoned C-G. ~ And, then, to the east is Verona Subdivision No. 2, residential R-8. And this is part of Lochsa Falls, zoned R-4. The office area was granted as a use exception for the Verona Subdivision, but is currently zone R-8. A rezone is being requested to have the office portion of the development be consistent with the city's future land use map for this property by rezoning 3.67 acres to limited office. As part of this rezone the applicant has also requested that 1.62 acres of the approved office area be rezoned to C-G and integrate that acreage with the existing C-G zoned property to the west, so all of the area south of Milano Drive and west of Cortona Way is zoned C-G. So, here -- these were the lots that were approved with Verona Subdivision planned development as a use exception. The applicant is proposing this get rezoned to C-G to be incorporated, into this portion of the development and, then, these offices would be -- or, excuse me these lots would be rezoned to L-O, to be consistent with our Comprehensive Plan map. Again, here is an aerial kind of depicting the lots there. And this is -- up~here is Milano Drive and running north and south is Cortona Way. This is the preliminary plat. Again, there is 12 commercial lots, two other lots. The two other lots have already been constructed. This would be ten commercial -- commercially zoned lots, C-G. Here are the two office lots that the applicant's requesting a limited office zoning. In addition to the preliminary plat, the applicant has submitted a conceptual site plan illustrating how this site may develop with a mix of retail and office uses. The submitted site plan depicts a total of ten building pads varying in uses from convenience store, gas station, drive-thru businesses, professional offices, and neighborhood retail. On the submitted site -- concept plan, the applicant is proposing eight full access driveways, one right-in and right-out driveway, and two full access to public streets for the proposed development. The public streets are already constructed and accepted by ACHD. The proposed driveways are expected to align with existing and future driveways or public streets adjacent to the proposed development. Here is where your convenience stores will be. Access points would line up with the platted office lots to~the north and to the public street to the north. This is a public street here that they are proposing to line up with. This is a shared access driveway that -- this is one access that has already been constructed. Again, this is the road network that's already been constructed with Verona No. 2. And here is where they are proposing the right-in, right-out onto Ten Mile. The entire perimeter landscaping along West Milano Drive and North Cortona Way has been installed with the approval of Verona Subdivision ~~`The applicant has also installed the required landscape buffers where the commercial uses adjoin the residential uses. As part of this application approval the applicant will be responsible for installing and maintaining the 25 foot landscape buffers along west McMillan Road and North Ten Mile Road. So, for the purposes of this map, all of this landscaping is existing. A site visit has confirmed that. All they are proposing with the landscaping for this subdivision is along the arterial roadways. As shown on the concept plan, there is a potential for ten buildings to be constructed on the site. The applicant has provided staff with a sample of photos illustrating what types of buildings I ,i . I Meridian Planning~& Zoning December 6, 2007, Page 47 of 55 ~ are to be constructed on the site. Staff has selected six photos that portray the quality and design expected for the proposed development. These buildings are constructed with stucco:; finishes, with varying roof heights, color changes and stone accent -- accented colors and facades. The submitted photos show substantial building modulation and an abundance of glazing on the front facades. Staff believes that this is a good palate for the developer to work with and has included these design features in Exhibit B of the staff report. Future buildings shall substantially comply with the construction-materials and design elements shown in these elevations. The applicant submitted I would say at least 25 photos to staff and I kind of thumbed through them and found what I thought would potentially be something that the applicant -- the applicant would use with this development. So, I think this would be something feasible for the retail portion of it, the C-G zoned portion. You can see the stone pillars there that highlight the entrance way here. The varying roof parapet heights. The changes in color. And!; then, for the office uses, the L-O zoned portion or office section of the development, they could do -- again, have some of those same features, some modulation ;of the building, stone columns, accented stone, substantial glazing. Unfortunately, this picture didn't show up, but I can bring that up for you to look at, if you want to look~at a closer view of it. Staff is recommending approval of the Verona project and I'd stand for any questions Commission may have of me. Rohm: Thank you, Bill. Any questions of staff? Siddoway: Mr. Chairman, one question. Bill, you said the -- the access point along Ten Mile is proposed as right-in, right-out. Are the two access points along McMillan full access or are they right-in, right-out? Parsons: Mr. Chairman, Commissioner Siddoway, that is correct, they are full access onto McMillan. Siddoway: .Both of them? Parsons: Both of them. Siddoway: Okay. ti Rohm: Okay. Would the applicant like to come forward, please. -. Christensen Members of the Commission, my name is Chuck Christensen. I work for Quadrant Consulting, whose address is 1904 West Overland Road in Boise. I'm here representing Primeland Investment Group, the owner of the property. We have reviewed the staff report, mostly for us this is just kind of a clean-up effort. The property's are essentially designated correctly in the comprehensive land use plan and at this point we are just proceeding with the next step, so that we can develop the property as~ envisioned as part of the comprehensive land plan. We are in favor and 1 i Meridian Planning„& zoning December 6, 2007; Page 48 of 55 accept all the conditions outlined in the staff report. The only exception we would like to make is in the Public Works section Item number 215 -- 2.15 it says that it shall be the responsibility of the applicant to insure that ail development features comply with the Americans .With Disabilities Act and the Fair Housing Act. We would just like to eliminate the Fair Housing Act portion of that requirement, Since we don't have any housing. Soi-- unless there are any questions I'm finished. Rohm: No. iThank you. That's pretty straight forward. Gary Payne. Payne: Commissioners, I'm opposed to -- Rohm: Could you state your name and address for the record? Payne: I'm ;Gary Payne, 2940 West Wapoot. I live approximately -- well, I can see it from my property. That one. picture there almost looked like my house, if I could see it. So, I'm rightbn the corner of that property. Rohm: Okay. Payne: Right now we have a new park on the other end of the subdivision, Soldier Park, I believe. City park. And we have traffic problems there right now. We've had the police called several times last summer, because their streets are blocked coming in and out. Arid that was on the north side of the subdivision. What I'm getting to is this area -- they,lhave got all the off ramps or outlets from this business into our subdivision and if you look at -- at the plat all the way around., there is only three accesses from outside the'subdivision going into this business. They are going to widen Ten Mile, I understand,'to six lanes -- five lanes and they are going to widen McMillan and the only way into this area is, basically, going to be through our subdivision, because if there is a light on Tenj Mile, they can't turn across traffic to go into that subdivision -- I mean into that shopping center. I'm sorry. And when we -- this area was zoned for residential. When we bought there we was told that and in August of '05, as far as I was told, it was still residential, which I understand it is now. But it comes down to another point that was never notified of this -- and neither was anybody that I'm aware of in our area of this -- we seen the signs set in the field, halfway up through the streets, behind the trees, on the other side, it's sitting back in the corner on the far corner of this -- of the property. As far as I know, nobody else has received any information on this. And there is a couple other~items there we need to address, is when they come in -- traffic comes in off McMillan, they go around Cortona and it's a straight access right back onto Ten Mile and we are going to have traffic cutting through there because of the lights. The access traffic going~jthrough there. They will also go through the subdivision, over into the park where theyhave had trouble with traffic already on the other side. It looks like to me that sending' all that into our subdivision, you're going to have a lot of traffic snarl there, because we can't get out of our subdivision, because people are coming into the business and they need to open -- you know, there is -- there is just a congestion of Meridian Planning; 8 Zoning December 6, 2007' Page 49 of 55 Y traffic, you're going to have a lot of accidents, because they are bringing it from Cortona straight into .the -- into the back of the businesses there and that will be a truck route right through for all the trucks to come in there to deliver right through our neighborhood. They need to -- if they change the zoning., they at least need to curtain the trucks and the cars from coming into our subdivision. There is two other streets they can access without being into -- into our subdivision. We already have traffic coming in from down below on the roads down on the lower section on -- ,~ Rohm: Excuse me. Bill, could you put the preliminary plat back .up there? Well, there is another one that showed the roadway better. There you go. Payne: The traffic here behind building B, that's going across, going to go up on -- come over this way a little bit on -- over to building B. Right there. Where the access goes straight up that road, that's Cortona and that coming out of there goes right straight into our subdivision and it goes -- there is a couple corners, but it goes right over and out through that park. Now, the people that -- as far as I know, just basically 50 feet or something like that -- I shouldn't say 50, about two or three hundred feet from the other side of that enfirance that goes across. I have a corner lot and the traffic goes down and into Lochsa Falls and down below. It also comes up and goes around into the other pa~`rt of the subdivision. So, we are going to have quite a traffic snarl there trying to get ~ut of the subdivision, if they make that into businesses. Newton-Huckabay: Mr. Payne, I'm a little bit confused on the -- I mean the people who would use those roads would be the people who live in that area. L Payne: Well, yes, but not the people from the businesses would be going through there, because they have the outlets from their business into our subdivision. Now, doesn't most of your businesses have an area where the subdivision -- where they control some of the houses -- traffic into the subdivisions from the businesses, like behind Alber~tson's? Newton-Huckabay: If I remember right, that's what -- how the Cortona that goes off into there, that was originally how it was designed that way because of that. ~, Payne.: Well, yes, but the road was not open. You come down along the -- the barrier on the outside of the street that goes around where you got the shrubs and stuff -- i Newton-Huckabay: Uh-huh. i Payne: -- that is a waterline that is built up for -- to an irrigation line. Right along there is a raised irrigation line for water for the irrigation systems and it has abuffer -- or an elevation along there and where are they going to put that irrigation water that goes down fihrough there? You have got this traffic coming in here., the main traffic going over there, ~~and if you put a service station over here, this traffic has got to go ~I Meridian Planning!&Zoning December 6, 2007. Page 50 of 55 i somewhere, to get out, because it can't get out and go across this way. It's going to have to go through here and either out the subdivision here or a different area. Like I say, when they come in -- this is Ten Mile right here. Driving back up, they are going to go this way and right out onto Ten Mile, because there is -- it's an open shot. People coming from these other streets are going to have traffic problems, especially coming out of this building area here onto these streets here. If you're going to change the zoning, why, `open these up. Why not just leave this right here closed off like it is and bring -- make their traffic come in from over here where it won't impact the subdivision.. But this water line along here is an irrigation ditch. It is elevated, it's probably four to five feet high, with grass and trees planted along it. Are they going to cut this down? If they cut this~down, how are they going to get passed this irrigation for the water? Which that's the water department, that's not me. Irrigation department. But I see a lot of -- a lot of traffic problems with this the way it is. It was listed residential when we bought the property and I think it ought to stay residential, because of the traffic problem in that area. Over ;here -- let's see. On this other side of the street over here, on the south side of McMillan, they have already got about ten, fifteen buildings that have been vacant since June -- been completed in June. There is not a soul occupying any of it. Why do they need more businesses over here when they have this over on the other side of McM~llan. And if they put ten -- or make traffic here, why -- how are they going to access into this? This ought to stay residential where it has access from public, you know, where they can get in and out of it. Thank you. 4 Newton-Huckabay: Thank you. Rohm: Okay. There is nobody else that has signed up to speak to this application, but if anyone else would like to come forward and offer testimony, now is that time. Okay. Would the applicant like to come back up and respond to the testimony? Christenseni:~ Members of the Commission, I just would like to reiterate that the property -- there is a `small portion, about five of the 18 or so acres, that is zoned R-8. The bulk of it is zoned C-G and has been zoned C-G for quite some time. The transportation design has been laid out to encourage access into the site from Cortona Way and Milano Drive,. Mr. Payne is correct in that assessment. It is in the best interest of the operation of~the arterial roads, McMillan and Ten Mile, to limit the amount of traffic going onto those streets from -- near any intersection. So, we have proposed driveways lining up with the existing roads in order to improve the interconnectivity of the neighborhoods and the commercial areas. We don't envision any traffic going into those residential areas, except for the people who live out there. Rohm: Carn;you speak to the elevated irrigation system that Mr. Payne -- Christensen:I Yes. Mr. Payne is correct. There is a -- there is a berm that runs along Cortona Way and Milano Drive. The actual irrigation pipe is quite deep and -- deep enough that we can get the driveways over the top of it without any problem. i i Meridian Planning & Zoning December 6, 2007-,. Page 51 of 55 ~ Rohm: Okay. Thank you. Christensen:: So, unless there is anything else. Rohm: I don't have anything else. Siddoway: ~Mr. Chairman, I have a question of staff. This project was originally annexed and approved as part of planned unit development; correct? Parsons: Mr. Chairman, Commissioner Siddoway, that is correct. ~~. Siddoway: And the proposed uses lay out numbers of structures, things like that, or is it in harmony with the approved conditions of that planned unit development? Parsons: Mr. Chairman, Commissioner Siddoway, after reviewing that -- you're correct, this is part of Bridgetower Crossing, the commercial portion was, so the line that was drawn here when this was cut -- when they came in with annexation and the PUD. It was conceptually approved for five commercial lots and it was not part of the PUD, it just was -- '~f you look at the plat that they submitted at that time for Bridgetower Crossing and the residential -- let me get up to the -- you go to this portion when this came in, the~PUD said -- was this part and, then, if you look on the plat associated with this, the preliminary plat I should say, associated with this portion, it said not part of the PUD. 4 Siddoway: Oh. Okay. Parsons: So, it was just conceptually approved for five commercial lots at that time and that's what why we are here tonight -- Siddoway: I?~latting it has ten. Parsons: And trying to get that, as Chuck mentioned, to get that part -- that clean up, to get Verona cleaned up and Bridgetower -- within a couple week's time you`re going to see applications coming in for this portion, as well as the eastern portion of Bridgetower Crossing to also clean that section up as well. Siddoway: Okay. That's all. Rohm: Okay. Any other questions? Okay. Siddoway: Mr. Chairman, I move we close the Public Hearing on RZ 07-017 and PP 07-022. t, ~~ 1 Meridian Planning & Zoning December 6, 2007 Page 52 of 55 ;. Moe: Second. Rnhm~ It's peen moved and seconded to close the Public Hearing on RZ 07-027 and PP 07-022..; II those in favor say aye MOTION CARRIED: ALL AYES. Opposed same sign? Motion carried. Rohm: Discussion. Commissioner Moe. Moe: Reail~y nothing more to add to it. I think it's a nice development there in that location. Trafficwise and whatnot I concur, we do need to get some of that off of McMillan and Ten Mile at the shopping area, so I don't anticipate that you're going to see a lot of ',Shoppers going any farther north than just the main street to head back out to Ten Miler I, actually, think it's a pretty nice looking development. Plus, I live right down the street, so what the heck. Rohm: Commissioner Newton-Huckabay. e Newton-Huckabay: I have nothing substantial to add. I do want to comment to Mr. Payne, I appreciate your comments and -- but I respectfully disagree that it will cause an increase` in traffic into Verona through this design, but I do appreciate your comments. ~; Rohm: Commissioner Siddoway. Siddoway: I~ like the connectivity with the neighborhood. I believe there would be more traffic problems by cutting it off and forcing the neighborhood out onto Ten Mile and McMillan toyaccess those services. So, I also don't anticipate commercial traffic entering they neighborhoods. I see it as a way for the neighborhoods to access the commercial and I am in favor. 6 Rohm: Commissioner O'Brien. O'Brien: I believe it's all been said. I can't add anything to it. Just a note, though, that Ten Mile and McMillan roads aren't scheduled for improvements and widening for a long time, five, ten years out, something -- maybe 20. So, I'm in favor of -- Mr. Payne, I don't think it's going to help -- Newton-Huckabay: Commissioner O'Brien? O'Brien: Yes. Newton-Huckabay: -- I do believe was that not part of the Bridgetower Crossing, they were going to improve that intersection. Meridian Planning; & Zoning December 6, 2007 Page 53 of 55 o- `, Nary: Mr. Chair, Members of the Commission, Commissioner Newton-Huckabay, I think it's scheduled for May. The road widening is not scheduled, but the intersection improvement is scheduled after the Linder-McMillan intersection, which I believe is next -- begins next month. And, then, it's programmed right after that. So, I think they plan on improving that Ten Mile intersection May, June to start. O'Brien: Okay. And I was looking at the widening to five lanes 2013, 2017. That's all have. , ,~ Rohm: Okay. I guess my comments would really be back to this is really a clean up of actions already taken and the fact that we are rezoning it, it's just formality, more than anything else. This development could have taken place without a rezone, I believe, and so it's really getting the zoning to be in concert with the land use and that was the intent of this application. And so albeit that I, too., appreciate you taking the time to come downi~here, this appears to be just what the doctor ordered as far as from the original application. So, that's the end of comment. Could I get a motion to move forward withjthis application, please? Siddoway: Mr. Chairman, after considering all staff, applicant, and public testimony, move to recommend approval to the City Council of file numbers RZ 07-017 and PP 07- 003, as presented in the staff report for the hearing date of December 6, 2007, with follow the following modification, changing Public Works condition 2.15 to delete reference to~the Fair Housing Act, as there is no housing proposed in this application. End of motion. Moe: Second. ~. Newton-Huckabay: Second. Rohm: It's,~been moved and seconded to forward onto City Council recommending approval of RZ 07-017 and PP 07-022, with the aforementioned modifications. All those in favor say aye. Opposed same sign? Motion carried. MOTION CARRIED: ALL AYES. 1 Item 10: ~ Public Hearing.: AZ 07-01.8 Request for Annexation and Zoning of 9.764 acres from RUT to C-C zone for Settler's Square Subdivision by Seagle Three, LLC - 870 W. Ustick Road: Item 11: ;Public Hearing.: PP 07-024 Request for a Preliminary Plat with 12 i commercial building lots and 2 common lots on 9.764 acres in a proposed I C-C zone for Settler's Square Subdivision by Seagle Three, LLC - 870 W. Ustick Road: