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05072008PZminutes CITY OF AMMON PLANNING AND ZONING COMMISSION May 7, 2008 AGENDA: CITY OF AMMON PLANNING AND ZONING COMMISSION May 7, 2008 - 7:00 P.M. I.Pledge of Allegiance: II.Minutes: None III.Public Hearings: 2008-015 Rezone – Wanda St. – R3-A to RP – 2008-016 Rezone and Preliminary Plat – Doves Landing – C-1 to R1-A, R1-A to C-1, R1-A to RP-A, RP-A to C-1, RP-A to R1-A 2008-017 Rezone – 3200, 3210, 3220 Romrell – R-1 to R1-A IV.Action Items: A.Recommendation on Public Hearings B.Amended Plat Walgreens, Division 1, Block 1 th C.Site Plan – Walgreens, D2, B1, L3 - 3415 E 17 Street D.Preliminary and Final Plat – East. ID Commerce D4 E.Site Plan – East. ID Commerce – D4, B10, Lot 2 F.Preliminary and Final Plat – West States Storage D1 G.Site Plan – West States Storage – D1, B1, Lot 2 V.Discussion Items: VI.Reports: A. City Council actions B.City of Idaho Falls Planning and Zoning actions – Cindy Donovan C.Bonneville County Planning and Zoning actions – Tom Hunsaker VII.Call for Adjournment: MINUTES The meeting was called to order by Chairman Tom Hunsaker at 7:04 pm in the City Building at 2135 S. Ammon Road, Ammon, Idaho. Members Present: Tom Hunsaker, Chairman Cindy Donovan Quinn Simmons Scott Wessel Dave Hill Richard Jaussi Members Absent: Rick Butler Greg Maeser Steve Richards City Officials Present: Ron Folsom, Planning Director Gay Leming, Deputy Clerk Lance Bates, Engineer Quinn Simmons led the Pledge of Allegiance. MINUTES: None PUBLIC HEARINGS: Tom Hunsaker explained the procedures for the public hearing process and when the hearings would go before the City Council. Planning and Zoning 5-7-2008 Page 1 A. 2008-015 Rezone – Wanda St. – R3-A to RP: Planning Director Ron Folsom explained where the property is located. The owners would like to sell the property and want to protect the neighborhood from high density by changing the zoning from R3-A to RP. They will then plat and sell it so someone can build one house on that lot. Ron explained this piece is landlocked by ownership. Tom Hunsaker commented that the request does not say yeah or nay about the overlay. Ron explained you can’t see it on the zoning map, but it is legally there. Lynn Goldman, 3615 Wanda – owner, stated when they exchanged the property with Liberty Square it was their understanding this piece was zoned RP. It wasn’t until recently, when they decided to sell the property, that they realized it was not RP. Quinn Simmons inquired if they want to make sure that someone doesn’t put some commercial buildings there. Lynn stated absolutely he did not want commercial there. Tom Hunsaker stated the only written testimony they received was about the density and that it is in accordance with what Lynn is requesting. Lynn explained when they sell the property how it will be accessed. Tom Hunsaker closed the public hearing. Quinn Simmons motioned to recommend approval of the 2008-015 Rezone on Wanda Street from R3-A to RP. Richard Jaussi seconded. All in favor, the motion passed. B. 2008-016 Rezone and Preliminary Plat – Dove’s Landing – C-1 to R1-A, R1-A to C-1, R1-A to RP-A, RP-A to C-1, RP-A to R1-A: Planning Director Ron Folsom explained where the property is located and how each portion is zoned and the requests to be rezoned. The channel location would be changed and this is one of the reasons why there is an increase in the requests for C-1. Troy Burnett, 1515 Midway, gave a presentation showing why they are making the requests. They would like to relocate the flood channel and because of this it made sense to rezone portions of Dove’s Landing to take advantage of that new boundary and therefore revise the preliminary plat. The existing preliminary plat is approved through City Council so the developers could go forward with current approved preliminary plat, however, there are a lot of double frontage lots, lots of roads, narrow commercial pieces and the accesses are tight. These are some of the major things they did not like. Troy explained they wanted to take advantage of some natural boundaries and hopefully improve the plat. He thinks the flood channel has better placement here and explained where the flood channel would tie in. It will reduce the negative impact on downstream property owners. He talked about some right of ways the City has for the flood channel farther down stream and the alignment will tie into that and then go west and cross Crowley Road into the proposed flood channel. Relocating the channel will increase the commercial but they think it is more accessible and increases the safety, as well as, separating the high density from the low density residential. They would like to use the natural boundary to separate the different zones. Troy explained the main reason to revise the preliminary plat is the flood channel will now be owned and maintained by the homeowner’s association. It will be easier to maintain and not owned by individuals and is accessible as a park. It thst reduces the commercial access off Crowley Road and increases the intersection spacing off 17 and 21 Street. They also significantly reduced the amount of roads and they don’t have the double frontage lots. The long term maintenance will be cheaper when it is turned over to the City. They also reduced the number of cul-de-sacs. Dave inquired if it reduces the number cul-de-sacs. Troy explained actually there are the same amount of cul-de- sacs, but it reduces the number of linear feet of streets. Richard inquired what the reduction of linear feet is. Troy stated it looks like about 50%. Troy commented it is quite a bit and they were surprised by that. They gained lots in the center portion but lost some lots in the already approved high density because they had to make wider frontages. Dave inquired what the increase is in the total number of R1-A lots. Troy explained the total increased by about 10 lots. Ron explained they are losing 13 RP-A lots and then changing that 13 to 13 R1-A lots, so they are gaining 13 living units. Tom Hunsaker inquired about Golden Heart Drive and if it is still 300 feet. Troy stated yes it is over 300 feet. Tom Hunsaker inquired about Sheet 4 of 5 and about the sketch of the buildings. Troy explained they were sketches that came with the original preliminary plat. They are indicative of what will be built there, but not the foot print of what will be built there. Lance Bates commented about the street names and they will need to change. Troy stated that was okay. Lance th stated they talked about 17 Street from Crowley Road through what will be the RP-A zone; it will be a collector street status at that point. Once it enters the residential, it will go down to a residential street. It will be a collector to that first intersection th with the commercial, then after it will be a wide street, but residential. It will eventually tie into 55. Troy explained there are portions in the Villas that are already residential. Scott inquired who pays for the traffic light at that corner or will they bond for it. Lance explained they brought that up, but it has not been settled. There have been traffic studies done and it will probably warrant a signal, but has not been settled yet and the City Council will make that decision. thth Tom Hunsaker talked about 17 Street and making it a functional arterial from the West until it gets to 55 East. Lance stated if you were planning on that you would have done different on the plats through the Villas. Tom stated that was the plan. Lance stated it is not a principal or minor arterial. Tom stated we may have to change that. Troy stated part of it is already built. Rick Adolpho, 2605 Stafford, stated he is not for or against, but does not want to see a development like in Idaho Falls that has a lot of track housing. He inquired if there is some way to make sure we don’t get track homes. He talked about the north side with duplexes. He inquired if there is a target of what we are looking for there. Ron explained we cannot dictate the market and tell them the value of the homes they have to put in. The zone they are doing and the size of lots will kind of dictate the value of the homes themselves. Scott inquired if we have minimum house sizes. Ron stated we do and explained what the minimums are. Tom Hunsaker asked Ron to explain the difference between a town home and a duplex. Planning and Zoning 5-7-2008 Page 2 Tom Hunsaker closed the public hearing. The commission discussed the zone change portion and the preliminary plat. No one had problems with increasing the amount of commercial. Tom Hunsaker commented about the old plat and th talked about the rise in the road and it gets rid of the safety danger where the accesses are. Scott inquired if 17 Street lines up. It will and has room for 5 lanes. Richard Jaussi motioned to recommend approval of 2008-016 Rezone for Dove’s Landing – C-1 to R1-A, R1-A to C-1, R1-A to RP-A, RP-A to C-1, and RP-A to R1-A. Cindy Donovan seconded. All in favor, the motion passed. Scott Wessel motioned to recommend approval of the 2008-016 Preliminary Plat for Dove’s Landing subject to technical review by staff. Richard Jaussi seconded. All in favor, the motion passed. C. 2008-017 Rezone – 3200, 3210, 3220 Romrell – R-1 to R1-A: Planning Director Ron Folsom explained where the property is located and they are adjacent to one another. Parcel #1 has an existing duplex on it. The property directly south is an empty lot. They would propose if there is a rezone to convert the duplex to a town house so that they could sell each unit individually and then build a town house on the southern lot. Kevin Murray, 225 Amy Lane, stated he is here representing the Bank of Commerce which is in turn representing the Harold Loveland Trust. They have hired his company to put it on the market. He would like to see it back down to single family dwelling neighborhood. They would like to have the lots capable of having four single family homes instead of a duplex and a single family home. The duplex has been there so long, he believes it is grandfathered in. They are trying to clean it up a bit. It is only one parcel away from Sunnyside. The request allows them to take the duplex to single family dwellings and sell each side for under $100,000. Richard inquired about spot zoning. Ron explained the spot zoning definition from the AIC planning manual that the Commission has discussed adopting definitions from. There are different interpretations, but this is the one they have in their next round of changes to adopt. Scott inquired if we don’t change the zoning, what are the chances of that lot being developed at its present zoning. Kevin stated he feels it is good. It doesn’t matter to the Bank of Commerce. It is taking rentals out of action and putting single family homes into action. It will accelerate the development of the lot. Tom Hunsaker inquired if they approached the two property owners to the south of it that are fronting Sunnyside to see if they wanted to be a part of this. Kevin stated they did not. There is not curb and gutter on that street and we would not require it because we don’t have it platted for curb and gutter. Lance explained the street is only 30 feet wide. There are problems with drainage by doing bits and pieces. It was discussed it is an out of compliance road anyway. Scott inquired if the lot north of these two is vacant. There is a house on that lot. Tom Hunsaker closed the public hearing. The commission discussed the idea behind the change is good and we are getting rid of housing that can only be rentals. It was discussed twin homes are around single family homes, though. There is a lot of mish mash in the old town site. It is nice to fill these empty lots in Ammon. We could eventually do LIDs here. Tom Hunsaker commented about the original plat for Ammon. The County would not consider this spot zoning. Tom commented about the scenario for the neighbors. The proposed buildings in the old town site would enhance the neighborhood. Quinn Simmons motioned to recommend approval of the 2008-017 Rezone for 3200, 3210, 3220 Romrell from R-1 to R1-A. Dave Hill seconded. All in favor, the motion passed. ACTION ITEMS A. Recommendations on Public Hearings: Tom Hunsaker inquired of the Commission if there is a need for an additional public hearing on any of the hearings heard tonight. Ron Folsom commented there has been a change of policy at the Council level and they no longer allow anyone but staff and one P&Z representative to give a report. Staff is charged with reporting the information gathered tonight when it goes to Council with no report from the developer and no input from the floor. When they make the decisions on public hearing recommendations P&Z needs to make sure we have heard all the input needed. Tom Hunsaker inquired to Commission regarding public hearings for each hearing: 2008-015 – No, 2008-016 – No, and 2008-017 – No. No additional hearings were recommended. B. Amended Plat Walgreens, Division 1, Block 1: Planning Director Ron Folsom explained where the property is located. This was amended to fit their building on this lot. Ron explained Benton Engineering is doing the work on this project. Ron talked about a 13 foot gap at the northern edge of Lot 3. The logic in that is the developer owns the property on the north and they plan on master planning the entire thing and they will include that 13 feet in the master plan. They expect Lot 2 to go away and become part of the master plan. There is no one here tonight to represent Walgreens. Tom Hunsaker commented if we accept the 13 foot strip, it would be subject to it being included in the master plan of the rest of the property. Lance stated there are a fair number of technical issues and they will have to come in and do some work on it. Scott motioned to recommend approval for the Amended Plat for Walgreens, Division 1, Block 1 subject to technical review by staff. Cindy Donovan seconded. All in favor, the motion passed. th C. Site Plan – Walgreens, D2, B1, L3 – 3415 E 17 Street: Planning Director Ron Folsom presented the site plan to the Commission. They have the exact amount of parking needed and explained our parking requirements for hardware stores is quite high. Lance commented he is not sure this is the final site plan or not. Ron explained this site plan came to P&Z on the Planning and Zoning 5-7-2008 Page 3 same day he got a 24 X 30 that looks entirely different. This latter one had all the changes they ordered at staff level. Ron stated the parking spaces may not be 20 feet deep, if they aren’t then they are not in compliance. th Cindy Donovan motioned to recommend approval of the Site Plan for Walgreens, D1, B1, L3 at 3415 E 17 Street with the condition that the 13 feet not shown in site plan be included in the master plan for this area and subject to technical review by staff. Dave Hill seconded. All in favor, the motion passed. D. Preliminary and Final Plat – East, ID Commerce D4: Planning Direct Ron Folsom explained where the property is located. Alan Cunningham, 1020 Lincoln Road, explained what the zones were, where the lots lines are, and showed both the preliminary plat and final plat to the Commission. Scott Wessel motioned to recommend approval for the Preliminary and Final Plat for East, ID Commerce D4 – subject to technical review by staff. Dave Hill seconded. All in favor, the motion passed. E. Site Plan – East, ID Commerce – D4, B10, Lot 2: Alan Cunningham, 1020 Lincoln, explained there aren’t sewer capabilities on this piece right now. Richard inquired about the access. Lance discussed the access right now with two buildings is okay, but it may become an issue if it is further developed. He does not think it is an issue right now. Tom talked about future development and a possible bridge. Richard Jaussi motioned to recommend approval of the Site Plan for East, ID Commerce D4, B10, Lot 2 – subject to technical review by staff. Quinn seconded. All in favor, the motion passed. F. Preliminary and Final Plat – West States Storage D1: Planning Director Ron Folsom explained where the property is located. Ron explained that the request for a rezone and comp. map change had gone to City Council and they asked to see the complete proposal before making a decision on the rezone and comp. map change. The developer was asked to submit the preliminary and final plat as well as the site plan to P&Z and at that time the entire proposal will be taken to City Council. The Commission’s recommendation will be contingent on the City Council’s adoption of P&Z’s prior recommendation to approve the rezone and comp. map change. Alan Cunningham, 1020 Lincoln Road, explained they try to tie in as many existing features as they could. He stated they are anticipating that if the comprehensive plan and zone change go through, it would become commercial. They are anticipating putting storage units there. Quinn inquired if it will be asphalted. Alan stated it would. Quinn inquired about drainage. Alan stated it would be underground and underneath the parking. Alan Cunningham presented the final plat to the Commission. There will be a gate controlling access to the storage units. Jason Brown, 11064 Sir Barton Lane – South Jordan, UT stated they have planned to gate off the access from Greenfield Drive with emergency access only through that gate. He talked about subcutaneous (storm water storage) underneath the parking lot. Tom Hunsaker talked about the drainage and geological proportions. Bill Manwill explained gravel will give a percolation rate for underground drainage. Alan stated they will be roughly 8 feet from the surface to the bottom of these chambers. Richard Jaussi motioned to recommend approval of the Preliminary and Final Plat for West State Storage D1 as presented subject to technical review by staff. Quinn Simmons seconded. All in favor, the motion passed. G. Site Plan – West States Storage – D1, B1, Lot 2: Planning Director Ron Folsom explained where the property is located. Alan Cunningham, 1020 Lincoln Road, explained how the site plan is laid out. He explained where everything th would be located. They would anticipate 17 Street to be finished on their side. Scott inquired if curb, gutter, sidewalks and asphalt are all at the owner’s expense. Alan explained how it would figure and where the safety access would be. Scott inquired about the back side of the storage units facing the Greenfield townhomes. Jason Brown explained how the buildings will essentially be a sound barrier. He talked about a pre-cast wall for a buffer. The pre-cast actually becomes part of the building so there is not a gap between them. Richard inquired about the lighting system. Jason stated they will have lighting throughout the complex to accommodate the security system. They do not want people in there at night, they are allowed, but need a special code. There will not be lights going to the adjacent yards; they usually close the doors at 6:00 pm. Ron inquired about what type of lights they have on the corners. Jason stated they will be motion activated and explained how the will be directed. There will be security tapes. Jerry Kershaw, partner of Jason Brown, explained the lights go out and down. The lights are very unobtrusive. Tom Hunsaker inquired about the level of detail that could be seen on the security tapes. Jason explained they are very good. Jerry Kershaw explained there are 26 cameras in there and most have night vision. They also have 4 motion cameras with 48 hour tapes that will pick up motion and they zoom in. It also shows on the scanner when they came in. Tom Hunsaker inquired if there is room for fire trucks to get in. Ron stated the fire department has not looked at it yet. Jason commented that they make them big enough for people to get boats in, etc. and it should have plenty of room for fire trucks. Tom inquired about the street entrances and the distance between them. Lance does not feel they will be a problem. Jason explained one generates more traffic than the other and they constructed it so the one entrance is farther from the intersection. Jason explained they are also doing the road up front. There will not be a lot of traffic with the storage units. Planning and Zoning 5-7-2008 Page 4 Lance commented there are a couple of technical issues that he will address with the developer. It will not change anything per say on the plan. Cindy Donovan motioned to recommend approval of the Site Plant for West States Storage – D1, B1, Lot 2 subject to technical review by staff. Richard Jaussi seconded. All in favor, the motion passed. DISCUSSION ITEMS: st A.Misc.: The Commission discussed a possible work session for May 21. Ron explained the items he would like to st discuss. It was discussed to plan on a work session on the 21 unless Ron contacts them otherwise. Ron talked about form based codes, where you would use them and the class he attended. He would like to discuss them more in the work session. He talked about billboards and changing our ordinance. He talked about alternative energy sources and windmill ordinances. Tom Hunsaker asked Lance to bring us up to date concerning the water disputes. Lance stated the latest news was they did have a preliminary order; it was in our favor and it was recommended for approval. It will become a final order if there is no appeal. It was called a “Petition to reconsider”. Today or tomorrow is the end of that period and he has not heard a petition to reconsider yet. We are right on the verge of actually having the water rights transfer approved by IDWR. REPORTS: rd A. City Council Actions: Ron Folsom talked about the April 3 meeting and they made changes to parks and recreation charges. The CUP for the private Cottages swimming pool was approved. The Council approved changing the maximum number of residents from 8 to 9 for New Beginnings. The Council approved the final plat and development agreement for Oak Ridge Division II. The Council tabled the preliminary and final plat for Maverik and moved further discussion to a work session. The Council approved the annexation for Quail Ridge Phase II, but tabled the preliminary until they show street layouts for the entire property. They awarded the bid for Well #10. They approved some minor code changes. They are going to adopt a tree ordinance. He talked about the fire code sprinkler systems for over 3 unit apartment buildings and that they discussed it in a work session. He talked about the West States Storage at the work session and what the developer could th and could not do on the north side of 17 Street. Ron talked about the summer water rationing and that it will be enforced this year. B.City of Idaho Falls Planning and Zoning Actions – Cindy Donovan: No report. C. Bonneville County Planning and Zoning Actions – Tom Hunsaker: Tom explained they just had a couple plats and a work session. Cindy motioned to adjourn. Richard seconded. All in favor, the meeting adjourned. The meeting was adjourned at 10:00 p.m. ___________________________________________ Tom Hunsaker - Chairman ___________________________________________ Leslie Folsom – City Clerk Planning and Zoning 5-7-2008 Page 5