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HomeMy WebLinkAboutAugust 7, 2003 P & Z MinutesMeridian Planning and Zoning Commission Meeting Augusl 7, 2003 Page 32 of 104 sentence in the same Paragraph 10 on Page 6 should begin: The Southern Springs Business Association, not Silverstone. Borup: Item Number 9. Did you have a note on that? Zaremba: I'm sorry no, I did not make a note on nine. Did we resolve that? Borup: If I may add -- or have you got that, Commissioner? Rohm: I believe that they wanted it to be a recorded easement, as opposed to added to the plat. Borup: Okay. Yes. Permanent pedestrian easement in favor of the City of Meridian shall be created and recorded adjacent to the Ten Mile Creek. Rohm: Right. There you go. Borup: Or created adjacent to Ten Mile Creek and recorded is probably how I wrote in down. Zaremba: That is also included in my motion. Rohm: I'll second that. Borup: Motion and second. Any discussion? All in favor? Any opposed? Thank you. Thank you all for coming. MOTION CARRIED: THREE AYES, ONE ABSENT Borup: One thing I had intended to mention earlier and I don't know that that affected anyone here or not. Item Number 18 was a Public Hearing for Coffee Kiosk was -- has been asked to be moved to our hearing on the 21St and we are anticipating we will do that when we come to that on the agenda. The other thing I might mention, I don't know -- we are going to have to wait and see, I don't know that we are going to get to the last three items, just for information for anyone here. I guess we will see, but -- Rohm: We are moving pretty slow. Item 5. Public Hearing: AZ 03-016 Request for annexation and zoning of 80.51 acres from R-1 to C-G zones for proposed Silverstone Business Campus by Sundance Investments -southeast corner of East Overland Road and South Eagle Road: Item 6. ,Public Hearing: PP 03-018 Request for Preliminary Plat approval of 49 building lots and 2 other lots on 80.51 acres in a proposed C-G zone for Meridian Planning and Zoning Commission Meeting August 7, 2003 Page 33 of 104 proposed Silverstone Campus Subdivision by Sundance Investments - southeast corner of East Overland Road and South Eagle Road: Borup: Yes. We are going to have to speed things up if we are going to get through. Item Numbers 5 and 6, Public Hearing AZ 03-016, request for annexation and zoning of 80.51 acres from R-1 to C-G zones for the proposed Silverstone Business Campus by Sundance Investment. Accompanying that is PP 03-018, request for Preliminary Plat approval of 49 building lots and two other lots on the same 80.51 acres, again, by Silverstone -- Proposed Silverstone Campus by Sundance Investments. We'd like to open both these Public Hearings at this time and start with the staff report. Hawkins-Clark: Thank you Chairman Borup, Members of the Commission. There are -- I'm sorry, did you open both -- Borup: Yes, I did. Hawkins-Clark. Okay. Thank you. I'll address comments, then, on both Numbers 5 and 6. Number 5 is the request for annexation and zoning. The parcel is designated here on the south side of Overland Road about a quarter mile east of Eagle Road. There are three different existing parcels out there. One of them is approximately three adres in size owned by the highway district and this is intended collect -- serve as a regional storm water facility to collect Overland Road drainage. The others are owned by the -- by the proposed developer of this. The request is to zone all 80 acres to C-G. The Comprehensive Plan designates the property as mixed-use regional and the C-G zoning does comply with the mixed-use regional designation. I have outlined a couple of findings in the staff report that talk about the mixed-use policies that are in the Comprehensive Plan and, as you will see, one of those does ask for residential to be next to major employment centers, it also talks about anything adjacent to a state highway. A couple other findings are in there that address the annexation, that, generally, staff thinks that they do comply primarily only if they submit a Planned Development in order to deal with their use exceptions. We have had a Planned Development application for this property submitted to our department as a result of our staff report, so that is in the loop now. Obviously, it's not a part of this Public Hearing tonight, but I did want to point that out, that I believe about eight different places in the report it talks about a Planned Development needing to be submitted to really comply with the findings and they did do that, a couple of highlights. On the topography around the area, there is Eight Mile -- Eight Mile Creek drain does -- is here on the north -- northern quarter of the property, kind bisects the property. They have been working with the highway district and the Corps of Engineers on mitigating some wetlands that were a part of Silverstone Corporate Center, which is an existing subdivision that has had numerous buildings underway and constructed. The property is, for the most part, pretty flat. In terms of the area of impact boundary, that is another eighth of a mile or so to the east and that's this line here, so there is, basically, just one large vacant parcel to be developed in the future city limits, so it's close to the edge. This is Boise City limits shown here in this platted subdivision near the Ridenbaugh canal. Sutherland Farms Subdivision was approved last year and that encompasses the majority of these large Meridian Planning and Zoning Commission Meeting August 7, 2003 Page 34 of 104 properties here to the south. They have gotten approval on phase one and two of Sutherland Farms, which is taking access from Victory and coming north. The Ridenbaugh canal is here along the -- close to the south boundary of the Silverstone projects. On the annexation and zohing request, we -- staff is in support of their C-G request, now that we have received the Planned Development and some of our concerns about compatible uses can be addressed through that, as well as through the Development Agreement. On Item Number 6, the Preliminary Plat, the Preliminary Plat that they submitted in their application is shown here. They are proposing two new commercial streets that align with the existing residential streets that are on the north side of Overland and these new roads would extend a half mile down to the south, connect up with a street that's currently constructed -- just recently constructed in Silverstone that stubs to this east property boundary here. It would continue that and, then, stub one stub to the east, which is designated for future residential in our Comp Plan, so they have one stub there and, then, of course, the Eight Mile Lateral, which the Comprehensive Plan designates for a pathway, which we are now familiar with that discussion and what the Comp Plan says about those. They are proposing that pathway to be on the south side of the lateral and that is something that we are in agreement with in terms of location and the parks department has also submitted comment to you that says they are in agreement with that location as well. The last finding, second to the last bullet on Page 9 of our staff report, talks about the Comprehensive Plan asking for collectors at all of our mid mile locations. The mid mile here in this section is the east boundary of this parcel and we feel that the commercial street here meets the intent of that Comprehensive Plan policy to ask for collectors. That is a point of discussion for tonight is whether or not the Commission would prefer to see this constructed as a collector and the main different there is that there would be a bike lane on it. As they have proposed it there is no bike lane. You have received a recommendation from the highway district, which had a meeting yesterday on this same project. They did make a comment that the city Comprehensive Plan does show collectors at the mid mile and it shows bike lanes on those collectors. They did not condition that on the applicant, but they did point that out for the city. In order for it to be continuous, they would need to, obviously, connect this street down to their south boundary, so that there is connection all the way through this mile. There is a condition that we have put in our staff report that they construct a new road there that would connect to a future stub from Sutherland Farms and that would be on this southeast lot. Zaremba: Excuse me, Brad. You're not aligning it with what they are showing, you're moving it over to the property line, is that what you're saying? Hawkins-Clark: That's correct. Yes. The highway district staff report that was approved yesterday by the highway district commission said to extend Knapp Avenue. Knapp is the name of the street that's in Sutherland Farms and that would at this point in time be along the property line, right, so that would provide -- you know, help to ease the straightaway there. There is just two items to -- on the staff report to I think point out to you that are corrections. Item Number 5 deals with the easement on the pedestrian pathway and it's the same comment that I had on the last project, that -- because of the Ada County Surveyor. I just ask that that also be changed if you do recommend Meridian Planning and Zoning Commission Meeting August 7, 2003 Page 35 of 104 approval of this, so that would be a permanent pedestrian easement in favor of the City of Meridian shall be created adjacent to the south side of Eight Mile Drain and strike added to the face of the plat. Then, that next sentence it starts with alternatively, a note shall be added, that could also be stricken, and I think we would cover ourselves with that. Then, we are also recommending a new Condition Number 14 be added that -- that requires them to submit a new Preliminary Plat -- a revised Preliminary Plat at least 10 days prior to the City Council hearing. That would be to address their Knapp Avenue extension, that would be to add lots on the east property line that conforms with their revised master plan and I will just point out what that deals with right now. With their application, they did show this Site Plan that is a conceptual layout of buildings. Like the last applicant, they are, of course, looking for the maximum amount of flexibility with the marketplace and they don't know who their users are going to be at this time, so -- but we did talk at some length about this eastern boundary of the subdivision. Since this is going to be residential in the future, we were concerned about some of the sizes of these lots, as well as the uses maybe being too impactful on the neighbors. Here is what they have submitted with the Planned Development application and you have not received this, so just to point that out to you, but they are proposing, basically, two different special use areas. This A, which would accommodate our concerns about having smaller users, you know, eliminating any kind of heavy industrial on that east side and, then, this section B would allow them to attract more industrial warehouse, you know, heavier uses and as a result of that they -- well, I guess I also wanted to show you some of these potential building elevations that are what they are considering for the project. Office buildings on the left, retail buildings on the right. Then, some flex and office buildings and warehouse buildings. Some built up construction, as well as steel frame, which would compliment what they have done on Silverstone that's being built now. Borup: I might just add. Did the Commissioners get notes on the proposed changes that staff had mentioned? Did somebody get that down or do we need that repeated? Zaremba: I got five and 14. Borup: Okay. Zaremba: Did you get -- Rohm: I got five and 14. Borup: Okay. I just wanted to make sure we didn't need that repeated. Hawkins-Clark: Thank you. Borup: Does that conclude? Okay. Any other questions from any Commissioners? Zaremba: I do have one. Just going by any of the plats, which I think on this purpose will be similar, but on the one that we were shown, note four on the plat says that direct Meridian Planning and Zoning Commission Meeting August 7, 2003 Page 36 of 104 access to Overland Road is prohibited, except for Lots 1, 2, 3, 4, and 5 on Block 2. I would wonder if we shouldn't have some internal connectivity to have five driveways onto Overland between those two roads -- Borup: I'm not sure -- I don't think ACHD would approve that. Zaremba: Yes. Well, that's what -- Borup: Yes. Maybe an incorrect note. Is that correct? Hawkins-Clark: Yes. I'm sorry. I forgot to mention that. Yes. The Highway District only allowed three accesses on Overland Road. Zaremba: The two roads and one driveway? Hawkins-Clark: And one drive. Correct. Zaremba: So, they need -- they need interaccess agreements between Lots 1 through 5 of Block 1? Hawkins-Clark: Correct. Zaremba: Okay. Well, as I said, I'm not going by the latest version of the plat so, that's resolved, right? That leaves me with no questions. Borup: Okay. Would the applicant like to make their presentation? Larsen: Good evening, Mr. Chairman, Members of the Commission. My name is Cornell Larsen, address is 210 Murray, and I'm here tonight representing Sundance Investments on the application in front of you tonight. We are in agreement with all of staffs conditions and findings. We have been working with them on trying to clarify some of the issues regarding the Preliminary Plat -- or, excuse me, regarding the PUD that's been submitted. There were several reasons for doing that. One is the use that we wanted to use on the project and also the buffering to the neighborhood that is potentially on the east side along here. We have proposed to shift the road over a little bit from being a straight line road, we have proposed to shift it over and we would be making a connection right there up into Copper Point from the Sutherland Farms project. We did -- in our meeting with the highway district yesterday, they have allowed that access point -- that one and one about right there on Overland Road and if Brad wouldn't mind putting up that special use map again. I would like to -- we have made an assumption that on this frontage part of the next piece that some of that may go commercial, so we left this C-G zone, just the general zone in this area, and did not designate that as a special use area. I wanted you to be beware of that and we assumed that the front of that may actually get some commercial development if it takes any exception or -- on the residential portion. I don't think I had anything else. I would happy to answer any questions that you might have. Meridian Planning and Zoning Commission Meeting August 7, 2003 Page 37 of 104 Borup: Questions from any of the Commissioners? Okay. It looks like you have worked things out. Larsen: We did want to tell you that we did have a neighborhood meeting. There were several neighbors that showed up. I have a sign-up sheet that we had. There may be some other neighbors here that did not come to the neighborhood meeting, but I do have copies of that sign-up sheet for you or Sharon, whoever would like to have that. Borup: Okay. All right. Thank you. That would be Sharon. Okay. Thank you, Mr. Larsen. Larsen: Thank you. Borup: Do we have anyone here that would like to testify on this application? If so, came foreword? Seeing none, that's why we like to have people have neighborhood meetings. Zaremba: Mr. Chairman? Borup: Commissioner Zaremba. Zaremba: I move the Public Hearing on Items 5 and 6 both be closed. Mathes: Second. Borup: Motion and second to close Items 5 and 6. All in favor? MOTION CARRIED: THREE AYES, ONE ABSENT Zaremba: I agree that they seem to have worked out all the issues. Are we ready for a motion? Borup: I think so. Zaremba: Okay. Mr. Chairman, I move that we forward to the City Council recommending approval of Item 5 on our agenda, AZ 03-016. Request for annexation and zoning of 80.51 acres from R-1 to C-G zones for proposed Silverstone Business Campus by Sundance Investments, southeast corner of East Overland Road and South Eagle Road. To include all staff comments of their memo for the hearing date of August 7, 2003, received by the Clerk July 31, 2003. The changes did not apply to the annexation. Rohm: I will second that motion. Borup: Motion and second. All in favor? Any opposed? Meridian Planning and Zoning Commission Meeting AugusV, 2003 Page 38 of 104 MOTION CARRIED: THREE AYES, ONE ABSENT Zaremba: Mr. Chairman? Borup: Item Number 6. Zaremba: I move we forward to the City Council recommending approval of Item 6 on an agenda, PP 03-018, request for Preliminary Plat approval of -- is it still 49 building lots? Do we know if the numbers changed or -- Hawkins-Clark: The number as we have recommended it, if you add the new condition that says that they submit a revised Preliminary Plat -- Zaremba: That will straighten that out. Hawkins-Clark: I think that will straighten that, yes. Zaremba: Thank you. In that case, let me continue. Request for Preliminary Plat approval of 49 buildings lots and two other lots on 80.51 acres in a proposed C-G zone for proposed Silverstone Campus Subdivision by Sundance Investments. Southeast corner of East Overland Road and South Eagle Road, to include all staff comments of their memo for the hearing date of August 7, 2003, received by the Clerk July 31, 2003, with the follow changes: On page eleven, paragraph five, apermanent -- the first sentence. A permanent pedestrian easement in favor of the City of Meridian shall be added to the face of the plat adjacent to the south side of the Eight Mile Drain and the easement shall be recorded. On Page 12, add a Paragraph 14 -- this is still under Preliminary Plat site-specific comments, Item 14 on Page 12 to read: Anew Preliminary Plat drawing will be provided to the Planning and Zoning Department ten days prior to the next Public Hearing. Rohm: I will second that. Borup: Motion and second. All in favor? Any opposed? Thank you. MOTION CARRIED: THREE AYES, ONE ABSENT Item 7. Public Hearing: CUP 03-033 Request for a Conditional Use Permit for a professional dental office in an L-O zone for Millennium Dental by Millennium Dental -south of East Overland Road on South Millennium Way: Borup: Next Item, Public Hearing CUP 03-033, request for Conditional Use Permit for professional dental office in an L-O zone for Millennium Dental by Millennium Dental. It's on -- south of Overland on South Millennium Way.