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HomeMy WebLinkAboutStapleton Cover SheetSTAFF SUMMARY OF PLANNING AND ZONING COMMISSION RECOMMENDATION TO CITY COUNCIL Project Name: Stapleton Subdivision Case No(s).: CPA-03-003, RZ-03-009, PP-03-019, CUP-03-034 Applicant: Wardle and Associates P&Z Commission Hearing Dates: August 7, August 21 and September 18 Recommendation: Approve CPA with two additional text changes Approve RZ, CUP and PP with conditions Summary of Public Hearings: Note: The only action taken at the 8-7-03 meeting was to open and then continue the public hearings on all four subject applications to the Commission’s 8-21 meeting. CPA-03-003  Testimony was received only for CPA-03-003 at the 8-21-03 meeting. The vast majority of the CPA hearing occurred on August 21st, with the final motion for approval taking place at the 9-18-03 meeting after the requested information was received.  At the 8-21-03 hearing, testimony was provided by the following people: - Staff testified in opposition to the proposed CPA. - Mr. Jonathan Wardle, representative for the developer, C-5 Development, LLC, testified in favor of amending the text of the Comp Plan to allow new residential uses with conditional use permits. - Ms. Rhonda Leighton, neighbor, testified that she supports residential uses but is opposed to high density. - Mr. Jake Centers, developer, testified in favor of the application, citing the fact that businesses, not just residential users, would also find the odors a disincentive to locate in the MU-WWTP area. - Mr. Wayne Forrey testified that Boise City uses avigation easements and Salt Lake City uses sanitation easements to inform residents of potential nuisances.  Most of the Commission discussion focused on the actual nuisance generated by the WWTP and methods of informing future property owners about the potential nuisances. For the 9-18 hearing, the Commission requested the applicant provide sample copies of avigation and odor easements and a consent and waiver form for titles.  At the 9-18-03 hearing, the Commission reviewed the pros and cons of the sample easements and re-worded the easement that would be required for all WWTP-area properties.  Mr. Charles Crane, neighbor, testified that he generally supported residential uses but desired low density. He noted his zoning is R-2. RZ-03-009, PP-03-019, CUP-03-034 (9-18-03 hearing)  Mr. Jonathan Wardle provided an overview of the three applications and made clarifications regarding the amenities and plat modifications.  Mr. Charles Crane opposed the density and, specifically, the nine (9) proposed building lots adjacent to Ms. Layton’s single parcel. He also opposes the reduced setbacks and house sizes requested under the PD. He showed several photographs of Berkely Square and the subject site.  Ms. Rhonda Leighton reiterated Mr. Crane’s testimony and her support of residential but opposition to the lot sizes and two story houses adjacent to her property.  Key issues discussed during the hearing included the hammerhead design (e.g. common driveway), the Ustick Road street buffer width, and amenities. Key Commission Changes to Staff Recommendation: CPA-03-003  The Commission disagreed with the Staff’s recommendation of denial and recommend approval of the text amendment. They also recommend amending Chapter VI and VII of the Comp Plan to delete Action 17, Objective A (page 82, Chapt. VI) and Action 8, Objective A (page 105, Chap. VII) RZ-03-009  The Commission changed four of the required findings for the Rezone which staff’s analysis could not find in the affirmative (Rezone Findings A, E, F and L). Since they approved CPA-03-003, the Commission finds the proposed development to be in conformance with the Comprehensive Plan. PP-03-019  The Commission required the applicant to add two (2) common driveways for lots along the east boundary (between Lots 8 and 9 and between Lots 10 and 11).  The Commission added a new condition that the plat include an Odor, Noise, Dust & Lights Easement. CUP-03-034  No changes. Outstanding Issues for City Council: 1. Since Meridian’s Zoning Ordinance and Idaho Code requires a Comprehensive Plan Amendment be approved prior to any rezone being acted upon (if a CPA is required), staff recommends the City Council open the public hearing for only CPA-03-003 to ensure the Comp Plan is formally amended prior to receiving testimony on the other three applications. 2. Review and discuss the Noise, Odor, Light and Dust Easement prepared by Hawley Troxell Ennis & Hawley LLP and which was submitted after the P&Z Commission hearing. 3. Staff has identified an on-street parking concern related to the reduced street sections on Traveler and Tourist Streets which was not discussed by the P&Z Commission. The Meridian Fire Department and ACHD require both of these 29-foot streets to restrict parking to one side. When the 20-foot driveway widths on the north side of Traveler Street are factored in as areas that also function as “No Parking,” this severely limits the amount of available on-street parking. The applicant should be prepared to address how typical on-street parking demands will be accommodated for all of the lots fronting Traveler and Tourist Streets as well as the lots fronting the hammerhead turnaround.