HomeMy WebLinkAboutMemo from PlanningRequested Changes to the Agenda: None
Item 11 Project: Three Corners Subdivision No. 2 Final Plat Approval ~~~.~
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Location: 6380 N. Locust Grove Rd. SEC of Chinden/Locust Grove M ~ `~ .~4,,~
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Applications: Final Plat
Highlights of Proposed Development: 5 commercial building lots & 5 common lots on 6.35 acres
in a C-C district
Elevations: No
Staff Recommendation: Approval
Written Testimony since Staff Report: E-mail from applicant in agreement with the
recommended conditions of approval in the staff report, but clarifying condition of #9 which
requires Lotl, Block 3 and Lot 1, Block 4 be revised to reflect a 9-foot wide landscape area
measure inside curbs. The applicant states that the construction plans comply with this
requirement; however, the plat does not because '/2 foot of the landscaping on each side of the
median will be located within the right-of--way, which will allow the property pins to be set
rather than drilled into the curb. Staff is in agreement with the applicant's request that the plat
not be required to be revised.
Outstanding Issue(s) for City Council: The 2°d sentence of condition #9 reading, "Revise Lot 1,
Block 3 and Lot 1, Block 4 to comply with this requirement" should be stricken as discussed above.
Notes:
1 /6/2009
Items 12 & 13 Project: Windham Place
Location: East side of N. Meridian Road, and approximately %2 mile south of E. Ustick Road
Applications: Rezone and Final Plat Modification
History: Approved for 23 lots (22 attached and 1 detached) in March 2006. Revised plans to
develop detached houses. Thus the request for the rezone. Density will remain the same, no
increase in number of dwelling units. Just the house width would be reduced.
Highlights of Proposed Development: The applicant is proposing to rezone 5.03 acres from an
R-8 (Medium-Density Residential) zoning district to an R-15 (Medium High-Density
Residential) zoning district. Concurrently, the applicant has submitted a final plat modification
for Windham Place Subdivision to modify note #4 by removing the zero lot lines and
modifying note #10 by removing the requirement for attached houses to proceed with
constructing single family detached homes on the site.
Further, a Development Agreement was not required when the original development was
approved. Staff recommended and the Commission concurred that one should be required and
the proposed requirements are identified below.
Elevations: Yes
Summary of Commission Public Hearing:
In favor: Peter Harris
In opposition: None
Commenting: None
Written testimony: The applicant submitted a written response to the staff report.
Key Issue(s) of Discussion by Commission:
The dimensional standards of the R-8 zoning district regarding single family detached and single family
attached homes.
Key Commission Change(s) to Staff Recommendation:
Staff initiated the change to strike DA provision #4 because the lot (Lot 1, Block 1) taking access
to Meridian Road is not part of the rezone request and no other lots have direct lot access to
Meridian Road.
Outstanding Issue(s) for City Council:
Is rezoning this property from R-8 to R-15 appropriate for allowing the construction of single
family detached homes.
Commission Recommendation: approval at their December 4, 2008 public hearing.
DA provisions:
1. Future homes on this site shall be generally consistent in appearance to the
elevations attached in Exhibit A. The applicant shall construct homes on the site
that contain the following design features: varying pitch roof design including
gable and hip rooflines facing the street, shutters around the windows on the front
1 /6/2009
facade, substantial pillars with substantial bases and front facades accented with
brick/stone, garage door with a glazing element and covered porch areas. Building
materials shall be of quality materials including but not limited to wood siding,
Hardie plank siding and/or stucco, incorporating varying siding materials (wide
plank, narrow plank, board and batten, and cedar shingles) and a minimum of two
field colors and a trim color.
2. Any future subdivision, uses, and construction on this property shall comply with
the City of Meridian ordinances in effect at the time of application submittal.
3. The subject site shall develop with single family homes. Each home shall comply
with the R-15 building setbacks, and not encroach into any easement.
Notes:
1 /6/2009
Item 14 Project: Gardner-Ahlquist Gateway No. 2
Location: Southeast corner of Eagle Road and Franklin Road
Applications: vacation
Highlights of Proposed Development: The applicant, Horrocks Engineers, requests approval to
vacate the 10-foot wide public utility easement located along the southern boundary of Lot 7
and 8, Block 3, Gardner-Ahlquist Gateway Subdivision No. 2. The reason for the proposed
vacation is to accommodate possible building expansion to house medical equipment on the
south side of the buildings currently under construction on the subject lots. The applicant states
there is no infrastructure located within the designated easement and additional public utilities
are provided on the site via other easements designated throughout the recorded subdivision.
The Applicant has provided proof of relinquishment of, the easements by Idaho Power Company,
Intermountain Gas Company, Qwest Communications, Cable One and Nampa Meridian Irrigation
District,
Outstanding Issue(s) for City Council: None
Notes:
1 /6/2009
Items 15 & 16 Project- Shays Cove
Location: 3155 S. Mesa Way, approximately 1/3 mile west of Locust Grove Road on the north
side of Victory Road.
Applications: Annexation & Zoning (AZ) of 5.03 acres (including ROW) to R-4 and Preliminary
Plat (PP) approval for 7single-family residential lots and 3 common lots on 4.45 acres.
Highlights of Proposed Development: The proposed project is for a large lot residential
subdivision. There is an existing residence that will remain on one of the proposed lots. All
lots are in excess of 11,000 square feet in area. The gross density for the plat is 1.57 units per
acres.
Primary access to the new lots is from a single point on Victory Road with the existing
residence taking access from Mesa Way. The new access road (Koi Place) has been designed
as a stub street to provide access to the property to the north for future development. In the
interim a temporary turn around for emergency access has been included in the design.
Elevations: Yes -All future structures shall substantially comply with the elevations and
materials as depicted in the staff report.
Commission Recommendation: Approval at their November 20, 2008 public hearing.
Summary of Commission Public Hearing:
i. In favor: Chris Todd
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
Key Issue(s) of Discussion by Commission: None
Key Commission Change(s) to Staff Recommendation: None
Outstanding Issue(s) for City Council: None.
Notes:
1 /6/2009
Item 17. Project- Beacon at Southridge
Location: South side of Overland Rd, approximately 1/4 mile west of Linder Rd.
Applications: Rezone from TN- R to TN-C
Highlights of Proposed Development: The subject site was annexed to the City in 2007 as part
of the Southridge project. A Conditional Use Permit (CUP) for an 87,757 square foot assisted living
facility containing 187 residential units was approved for this property and the property directly to the
north on November 18, 2008. The site of the assisted living facility is currently split zoned. As a
condition of approval of the CUP, the applicant was required to rezone the portion of the site zoned TN-R
to TN-C in order to have a consistent zoning for the entire site. A Development Agreement modification
was also recently approved that modified the conceptual development plan for Southridge to allow for an
assisted living facility on this site.
Elevations: Yes, approved with the CUP
Commission Recommendation: Approval at their November 20, 2008 public hearing.
Summary of Commission Public Hearing:
v. In favor: Van Elg (applicant's representative)
vi. In opposition: None
vii. Commenting: None
viii. Written testimony: Van Elg submitted a written response to the staff report.
Key Issue(s) of Discussion by Commission: The rezone of the property will correspond with the
approved use.
Key Commission Change(s) to Staff Recommendation: None
Outstanding Issue(s) for City Council: None
Notes:
1/6/2009
Item 18 Project- Fairview Lakes Request for Council Review
Location: 950 E. Fairview Avenue
Applications: Request for Council Review of Planning and Zoning Commission action and
conditions on a Conditional Use Permit Modification. The request for review is a new hearing
allowing the Council to review the entire development and conditions, if so inclined.
History: Staff approved a CZC for this site. Upon inspection of the site for release of occupancy,
staff noticed that the site & building were not consistent w/the approved plans. Staff advised the
applicant to apply for a modification to the approved CUP to obtain approval for the changes.
'The applicant did so and the Commission approved the CUP modification with conditions. The
applicant is now requesting Council review of the Commission's decision and conditions of
approval.
Commission Recommendation: approval at their October 16, 2008 public hearing.
Summary of Commission Public Hearing:
In favor: Doug Tamura
In opposition: None
Commenting: Ryan McDaniel
Written testimony: Ryan McDaniel
Key Issue(s) of Discussion by Commission:
1. Whether or not to require additional windows to be installed on the west end of the
building;
2. Whether or not to require a stucco (as proposed & approved w/the CUP &CZC) or
alternative finish on the walls of the existing structure;
3. Whether or not the planter at the north end of the row of parking on the west side of
the building should be required to be installed per Staff's recommendation;
4. Discussion regarding the letter of testimony submitted by Ryan McDaniel; and
5. The necessity for changes to plans to be approved by the City prior to construction.
Staff's Recommended Conditions of Approval to Commission:
1.1 The site/landscape plan attached in Exhibit A.2 shall be revised as follows:
a. A planter island is required to be constructed at the north end of the row of parking on the
west side of the building in accordance with the standards listed in UDC 11-3B-8C2.
b. Evergreen trees, minimum 6-feet in height, shall be installed within the street buffer along
Teare Avenue to serve as screening of the rear of the building. The buffer area shall result in
a barrier that allows trees to touch at the time of maturity.
c. A trash enclosure shall be constructed on the site in the location depicted on the site plan in
Exhibit A.2. Said enclosure shall be constructed of like color and materials as the building
(chain link with slats shall not be used). Enclosure shall be incorporated into the overall
design of the building and landscaping so that the visual and acoustic impact of this function
is fully contained and out of view from adjacent properties and public streets, per UDC 11-
3A-12B. Shrubbery and plants shall be installed on the sides of the enclosure to lessen the
visual impact of the enclosure to passersby on the adjacent street and from adjacent
properties.
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1.3 The building elevations included in Exhibit A.6 shall be revised as follows:
a. All wall surfaces, excluding the portion that will abut retail building 3 on the east elevation,
consisting of painted block wall be covered with a 2-coat stucco system.
b. Windows shall be constructed along the entire west elevation in substantial conformance
with those approved with CZC-07-027.
1.4 The applicant shall be responsible to obtain a Certificate of Zoning Compliance permit from the
Planning ,Department for the proposed changes to the site plan and building elevations that
complies with the conditions contained in this report, prior to release of occupancy for Retail
Building 1/2.
Key Commission Change(s) to Staff Recommendation:
1. Modify condition of approval # 1.3.a to require a tex coat on the wall surfaces of the building
instead of a 2-coat stucco system.
2. Strike condition of approval #1.3.b that required additional windows to be installed on the
west building elevation.
Outstanding Issue(s) for City Council:
The applicant, Doug Tamura has submitted a request for Council review of the
Commission's decision on the following conditions of approval:
#1.1.a. A planter island is required to be constructed at the north end of the row of
parking on the west side of the building.
#l.l.b. Evergreen trees, minimum 6-feet in height, shall be installed within the street
buffer along Teare Avenue to serve as screening of the rear of the building.
The buffer area shall result in a barrier that allows trees to touch at the time of
maturity.
#l.l.c. A trash enclosure shall be constructed on the site in the location depicted on
the site plan in Exhibit A.2.
#1.3.a. All wall surfaces, excluding the portion that will abut retail building 3 on the
east elevation, consisting of painted block will be covered with texcoat.
The applicant requests the City Council consider the following alternatives:
1. One additional concrete patio to be installed in front of the west sign panel to
mirror the patio that was installed on the east end.
2. Phase II buildings to be modulated as submitted MCU-08-002
3. Phase II water feature court yard to be increased in size by a minimum of 3,000
additional square feet.
4. Three pine trees to be added to the streetscape along Carol Street in the rear of the
building.
5. Approve the occupancy of the building with the existing trash enclosure. Require
the addition of another trash enclosure as requested by Sanitary services.
6. Approve the existing painted wall surfaces.
Notes:
1/6/2009
Items 19 &ZO Design Review
Applications: Comprehensive Plan Amendment adopting the City of Meridian Design Manual
(design guidelines) and attendant UDC amendments to implement citywide Design Review
Highlights:
Between January and June 2008, Meridian Planning Staff and Design Review Steering
Committee developed draft citywide guidelines. Upon completion of the draft, staff made
presentations on the new process and guidelines to the Economic Development Committee of the
Meridian Chamber of Commerce, Builders Contractors Association, the Developers Council, the
Ada County Realtors Association and the Central Idaho Section of the American Institute of
Architects.
The Council and Planning and Zoning Commission were provided with detailed presentation the
recommended guidelines on September 30, 2008 and the Planning and Zoning Commission
reviewed the proposed amendments at a public hearing on November 20, 2008.
Commission Recommendation: approval at their November 20, 2008 public hearing.
Summary of Commission Public Hearing:
In favor: Casey Huse, Wescott Edwards
In opposition: None
Commenting: None
Written testimony: Letters from the Building Contractors Association & Wes Edwards.
Key Issue(s) of Discussion by Commission: None
Key Commission Change(s) to Staff Recommendation:
The applicable tent for UDC 11-SB-8C.5 has been modified to read:
the administrative design review approval shall be exercised with the approval period of the
underlying permit or the approval shall expire. For example, if the underlying permit is a
Conditional Use Permit, the design review approval will expire eighteen (181 months after approval.
Outstanding Issue(s) for City Council;
At Council's direction, the design guidelines, when adopted will apply to single family detached
residences and duplexes. Currently, these forms of residential development are exempt from
obtaining Certificates of Zoning Compliance (CZC). Without a CZC it is possible that a building
permit for one of these structures could be submitted without design review. Staff recommends
that the UDC be amended to require a CZC for duplexes and single family attached
construction. This issue became apparent subsequent to the Commission hearing and
recommendation, but is incorporated into other amendments Council is considering in the same
UDC section as recommended for approval by the Commission.
Staff initiated a text change to UDC 11-SB-1B removing single family attached dwellings and twa
family duplex dwellings from the applicability provisions for certificate of zoning compliance.
1 /6/2009
Project: Shays Cove (AZ-08-012 & PP-08-009)
Location, size of property and existing zoning: The site is located at 3155 S. Mesa Way, approximately
1/3 of a mile west of Locust Grove Road on the north side of Victory Road. The site consists of 4.45 acres
and is currently zoned RUT in Ada County.
Adjacent Land Use and Zoning:
1. North: Single-family residential lots in Kachina Estates Subdivision, zoned RUT (Ada County)
2. East- Single-family residences in Cabella Creek Subdivision, zoned R-4
3. South: Future single-family residences in Cavanaugh Subdivision, R-8
4. West: Single-family residences in Glacier Springs Subdivision, zoned R-4
Applications: AZ of 5.03 acres from RUT to R-4; PP for 8 single-family residential lots & 3 common lots
on 4.45 acres
Subdivision Plat Information:
1. Residential Lots: 8
2. Non-residential Lots: 0
3. Total Building Lots: 8
4. Common Lots: 3
5. Other Lots: 0
6. Total Lots: 11
7. Gross Density: 1.79 dwelling units per acre
8. Lot Sizes: Buildable lots range in size from 8,625 square feet (s.£) to 39,618 s.f. with an average
lot size of 0.45 of an acre
Summary of Proposed Streets and/or Access: One public street, S. Koi Place, is proposed for access to
Lots 2, 6, 7, 8, 9, and 10 to/from E. Victory Road. Access to Lots 3 and 4 is proposed to be provided from
S. Mesa Way. Staff and ACHD are supportive of the access points proposed.
Landscaping:
1. Width of street buffer(s): 25-foot wide buffer along E. Victory Road
2. Width of buffer(s) between land uses: NA
3. Percentage of site as open space and any amenities: 8%
4. Open space and pathways: No pathways are proposed or required on this site.
Off -Street Parking: Yes
Comprehensive Plan Designation: Low Density Residential
Compliance with Comprehensive Plan: Yes
Compliance with UDC: Yes
Proposed DA requirements: (other than standard)
• Access to Lots 2, 6, 7, 8, 9, and 10 shall only be provided from one public street access to/from E.
Victory Road and direct lot access to Lots 3 and 4 shall only be provided from driveway accesses
to Mesa Way, as approved by ACHD. Any other access points to/from the subdivision are
prohibited. Direct lot access to Victory Road is prohibited.
• South Koi Place shall be extended as a stub street to the north property boundary for future
extension. The Fire Department requests that a temporary turnaround be provided until such time
as S. Koi Place is extended to the north.
Future structures on the site shall substantially comply with the building elevations and
construction materials (i.e. stucco, rock accents, tile roof) shown in Exhibit A.4.
History of Previous Actions: The subject property was previously platted as Lot 1, Block 2, of Kachina
Estates Subdivision in Ada County.
Elevations: Yes
Outstanding Issue(s) for Commission: Staff is requesting that S. Koi Place be extended as a stub street to
the north property boundary for future extension.
Written Testimony: None
Staff Recommendation: Staff is recommending that the subject AZ and PP applications be continued
so the applicant can submit revised plans to City Staff depicting Koi Street as a stub street.
Notes:
Project: Shays Cove (AZ-08-012 & PP-08-009)
—This project was continued from 1012 in order for the applicant to revise the plat to include a stub
street and temporary turnaround at the north property boundary, which the applicant has done. —
Location, size of property and existing zoning: The site is located at 3155 S. Mesa Way, approximately
1/3 of a mile west of Locust Grove Road on the north side of Victory Road. The site consists of 4.45 acres
and is currently zoned RUT in Ada County.
Adjacent Land Use and Zoning:
1. North: Single-family residential lots in Kachina Estates Subdivision, zoned RUT (Ada County)
2. East: Single-family residences in Cabella Creek Subdivision, zoned R-4
3. South: Future single-family residences in Cavanaugh Subdivision, R-8
4. West: Single-family residences in Glacier Springs Subdivision, zoned R-4
Applications: AZ of 5.03 acres from RUT to R-4; PP for 7 single-family residential lots & 3 common lots
on 4.45 acres
Subdivision Plat Information:
l . Residential Lots: 7
2. Common Lots: 3
3. Gross Density: 1.57 dwelling units per acre
4. Lot Sizes: Buildable lots range in size from 11,346 square feet (s.£) to 47,283 s.f. w/ an average
lot size of 21,335 s.f.
Summary of Proposed Streets and/or Access: One public street, S. Koi Place, is proposed for access to
Lots 2 and 5-9 from E. Victory Road. Access to Lot 3 is proposed to be provided from S. Mesa Way. Staff
and ACHD are supportive of the access points proposed.
Landscaping:
1. Width of street buffer(s): 25-foot wide buffer along E. Victory Road
2. Width of buffer(s) between land uses: NA
3. Percentage of site as open space and any amenities: 8%
4. Open space and pathways: No pathways are proposed or required on this site.
Comprehensive Plan Designation: Low Density Residential
Compliance with Comprehensive Plan: Yes
Compliance with UDC: Yes
Proposed DA requirements: (See staff report)
History of Previous Actions: The subject property was previously platted as Lot 1, Block 2, of Kachina
Estates Subdivision in Ada County.
Elevations: Yes
Outstanding Issue(s) for Commission: None
Written Testimony: Applicant submitted a response in agreement w/ the staff report
Staff Recommendation: Approval
Notes: