HomeMy WebLinkAboutMemo from PlanningItems 11 and 12 Project: Overland Village
Location: the northeast corner of E. Overland Road and .S. Eagle Road
Applications: annexation and zoning and vacation
Highlights of Proposed Development: annexation and zoning of 9.06 acres to C-G zoning.
Approval of the commercial zoning would allow the property to develop with retail, office and
restaurant uses in the future. The Applicant has not submitted a subdivision application at this
time but intends do so at a later date. However, the Applicant has submitted a concept plan for
how the subject property may develop, and elevations for what the future buildings will look
like. Staff has reviewed both the concept plan and the elevations and recommends a DA.
The DA should include, at minimum, the following:
• The site and buildings on the site shall comply with design review.
• Substantially comply with the conceptual site plan and building elevations submitted.
• Construct a minimum of 2 and a maximum of 4 buildings on this site.
• No footprint for a single building shall exceed 20,000 square feet. Further, no building shall
exceed ~ 4 stories in height, with a maximum height of 65 feet.
• Any drive-thru establishment proposed on the site shall be subject to CUP approval.
Direct access to/from this site from Eagle Road shall be prohibited.
• Access to the site shall be provided from one full access point to/from Overland Road via S.
Rackham Way and one right-in access point to the site from Overland Road, as depicted on
the conceptual site plan. The Rackham Way access maybe limited to right-in/right-out only
in the future.
• 10-foot wide multi-use pathway will be required on this property.
• The applicant shall construct a public stub street from Rackham Way to the west easement
boundary of the Eight Mile Creek to allow for future connectivity to the east and access to
the signalized Overland-Silverstone intersection.
• The applicant shall submit a road trust to ACHD for half the cost of construction of a bridge
over the Eight Mile Creek
• Any work or improvement within the floodway or floodplain on this property shall file a
floodplain development application with Public Works.
• The Five Mile Creek, which runs along the north boundary, and the Eight Mile Creek, which
runs along the east and north boundaries of this property shall be protected through the
development process, in accordance with the Comprehensive Plan. Improvements along the
creeks are encouraged as development amenities.
Requested Vacation: Approval of the VAC application would allow the applicant to do a land
swap with ACHD and to reconstruct Rackham Way to Overland Road further to the east.
Elevations: Yes
Commission Recommendation: approval at their February 21, March 20, May 1 & 15, and June
5, 2008. At the public hearing on June 5, 2008 they recommended approval.
Summary of Commission Public Hearing:
i. In favor: Tamara Thompson, Gary Allen
ii. In opposition, commenting or written testimony: None
9/2/2008
Key Issue(s) of Discussion by Commission:
i. Necessity of a bridge across the Eight Mile Creek to provide connectivity to/from the
parcel to the east;
ii. Disproportionate share of the cost of a bridge for the subject property in comparison
to larger adjacent properties;
iii. Possibility of putting a sunset clause on the road trust for the cost of constructing a
bridge across the 8 Mile Creek in the event the property to the east doesn't develop
within a certain time period;
Key Commission Change(s) to Staff Recommendation: Modify DA provision #c to allow
buildings up to 4 stories in height (instead of 3) up to 65 feet (see page 10).
Written Testimony since Staff Report: Letter from Gary Allen with regard to DA provision
"k. The applicant shall construct a public stub street from Rackham Way to the west easement boundary
of the Eight Mile Creek to allow for future connectivity to the east and access to the signalized Overland-
Silverstone intersection. The applicant shall submit a road trust to ACHD for half the cost of
construction of a bridge over the Eight Mile Creek to provide interconnectivity between the subject site
and the property to the east (parcel #51116336520), prior to the first occupancy being granted on this
site."
Outstanding Issue(s) for City Council: If Council supports the Commission's recommendation to
allow buildings up to 4 stories in height up to 65 feet, the Council may want to see revised
building elevations (only 1-2 stories are currently shown on the elevations submitted).
3.15 The Fire Department strongly recommends that development of this property be
conditioned on Rackham Way being and remaining aright-in/right-out, left-in access to
the site, unless a bridge is constructed across the Eight Mile Creek and access is provided
from the east to the site from the future signalized intersection at Overland/Silverstone.
Further, the Fire Department is not supportive of a left-out access from the site to
Overland because of the traffic hazard it would presumably create. If a median is
constructed in Overland, the only way that Meridian fire units have of accessing the site
from the west is thru the Silverstone development south of the site by first turning onto E.
Goldstone to S. Silverstone Way to be able to enter the project from the east by going
westbound on Overland. If a permanent left-in access cannot be provided from eastbound
Overland Road into the site, it is recommended that the project be denied.
9/2/2008