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HomeMy WebLinkAboutMemo from PlanningRequested Changes to the Agenda: None Item 11 Project: Three Corners Subdivision No. 2 Final Plat Approval ~~~.~ J ~y,jn,~ S i Location: 6380 N. Locust Grove Rd. SEC of Chinden/Locust Grove M ~ `~ .~4,,~ ~a~ ~~ ~~ 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. 1/6/2009 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: Beacon at Southridge RZ-08-008 Applications: RZ of 12.76 acres from TN-R to TN-C Location, size of property and existing zoning: The site is located on the S. side of W. Overland, approximately'/ mile W. of S. Linder. The property consists of 12.76 acres and is currently zoned TN-R. Adjacent Land Use and Zoning: 1. North: Overland Road, rural residential/agricultural land, zoned RUT in Ada County 2. East: Agricultural land, zoned TN-C and TN-R 3. South: Agricultural land, zoned TN-R 4. West: Rural residential/agricultural land, zoned RUT in Ada County Comprehensive Plan Designation: Ten Mile Interchange Specific: Mixed Use Commercial (MUC) & Medium Density Residential (MDR) Compliance with Comprehensive Plan: Yes Compliance with UDC: Yes Proposed DA requirements: None (A DA already exists for the Southridge development in which this property lies. An amendment to the DA was recently approved that tied development of the entire Southridge property to a master concept plan. The master plan depicts an assisted living facility on this site as proposed. Further, the CUP also requires the applicant to comply with the site plan and buildin elevations for the assisted living facility. For this reason, staff is not recommending a DA w/this rezone. g History of Previous Actions: • In 2007, the property was annexed with a DA & preliminary platted as part of the Southridge development. • A Property Boundary Adjustment was recently approved that created the subject parcel. • A CUP was recently approved for this site & the property directly to the north for an assisted living facility • A development agreement modification was also recently approved that amended the master concept plan for Southridge & eliminated the previously approved mega lot concept. Elevations: Yes Outstanding Issue(s) for Commission: None Written Testimony: Response from Applicant in agreement w/staff report Staff Recommendation: Approval Notes: