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HomeMy WebLinkAbout1-6-1994 P&Z MINUTES , . ... .. , .. .. _.......,.:i�A ti _ PLANNING AND ZONING COMNIISSION MINUTES Meeting of January 6, 1994 Present: Chairman Tom Ensley, Phil Frye, Mary Higdem, Terry McConnell, Rick Wells Absent: None Staff: Dennis Crooks, Liz Yeary The regular meeting of the Planning and Zoning Commission was called to order by Chairman Tom Ensley, at 7:15 p.m. in the City Hall Council Chambers. The first agenda item was the reorganization of the Commission. A unanimous vote was cast that Tom Ensley should continue as Chairman. Mary Higdem moved that Phil Frye should serve as Vice Chairman but Phil declined the offer and moved that Mary Higdem should serve as Vice Chair. This was approved unanimously. Rick Wells was approved by nnar,imous vote to serve as Commission Secretary. The next item was approval of the Minutes of the Planning and Zoning Commission meeting of December 16, 1993. Mary Higdem moved and Phil Frye seconded a motion to approve the Minutes as distributed. The motion passed »na�rnously. Under Old Business, the Findings of Fact/Conclusions of Law on the Tuming Point Inc. application for a Special Use Permit were presented for adoption. Dennis explained that at the previous regular meeting staff was directed to prepare Findings of Fact and Conclusions of Law to reflect a conditional approval of a Special Use Pemut for 703 and 709 Belmont. Dennis said that a draft has been prepared and there aze some points of clarification, namely the maximum occupancy figure and the need to comply with the required parldug. Staff also sought clarification on the need for fencing of the playground equipment under item #7. Mary Higdem and Phil Frye assumed that the occupancy was tied to the pazldng availability and Phil stated that in his Motion he had cited the need for other conditions to be met. There had been no testimony demonstrating a reason for the parking to be reduced. If the applicant can provide the required pazking then the occupancy can go up to 25. Teny McConnell added that in his view there is never enough parking. Mary Higdem agreed that they should provide the required pazking spaces. Dennis clarified this stating that at the present time the ma�cimum occupancy would be 21 and if additional off street parking could be provided the occupancy can be increased to 25. Phil Frye then offered a Motion to approve the maximum occupancy of 25 contingent on meeting I the tem�s and conditions stated in the Action Report. Mary Higdem seconded the Motion. ' ROLL CALL VOTE. Those voting yes: Frye, McConnell, Higdem. Those voting no: None. Abstain: Wells. Absent and not voting: None. MOTION C�RR�n MIIVITI'ES PBcZ 1-0�94 Page 1 � � Concerning the supervised play area, Mary Higdem stated that she felt the intent of the Motion was that supervision be provided for children playing outside in the play azea. Therefore, condition #7 was correct and there was no intent to suiround the area with solid fencing. In making a Motion to adopt the Findings of Fact/Conclusions of Law, Mary stated that she could not see anything nussing in the final document which did not reflect the intent of the Commission. Phil Frye seconded the Motion. ROLL CALL VOTE. Those voting yes: Higdem, Frye, McConnell. Those voting no: None. Abstain: Wells. Absent and not voting: None. MOTION CARRIED The next item on the agenda was a public hearing concerning a zone change request from Briggs Eng. on behalf of Phil and Roy Roark for property located at the western terminus of Morrison north of Sunset and Parker. This item was tabled from the September 21, 1993, Commission meeting, where a Comprehensive Plan Amendment changing the Land Use from Low Density Residential to High Density Residential had been forwazded to City Council with a recommendation of approval. The amendment was approved by Council in a 3/2 vote. The reason for tabling the zone change was so that the applicant could make further modifications to the proposal and also prepaze a development agreement. The request has been modified to a request for R-3-15 (High Density Residential; Low to Medium Range) and a preliminary development agreement has been prepared. Dennis stated that some major concerns were the substandard streets in the area, particularly Morrison Street, the Logan and Kunball intersection, the circulation system and the ability to handle more tiraffic. The Cornmission also needed to look at the natural drainage channel, greenway, and the potential for a neighborhood park site. In addition, the Commission should look at surrounding areas and how they might develop especially to the north and west. The applicant had subnutted a draft development agreement with a list of proposed terms. Staff had also itemized a number of concerns that should be made a part of the development agreement. Many of the terms aze consistent with the develope�'s proposal. However, there is a difference of opinion with respect to density. A Development Agreement, when it is drawn up in connection with a zone change, dces allow certain stipulations to go along with the zone change that would not nornaally happen with a more routine change in zoning. The reason for this is because of the unusual circumstances associated with this property and the agreement helps protect both the interests of the City and the developer to come to common ground. Part of the agreement could include limitations on use, e.g. no professional offices or child care centers. Another point would be that the zone change is granted contingent on the developer obtain.ing approval of a preliminary plat and planned unit development with the term of the agreement, i.e. two years. If they are unable to obtain approval of a Plat and PUD the zoning would revert to R-1. Mary Higdem asked Dennis if something were to change within the next year which would make higher density feasible could there be some leeway on density requirements. MIIVUT'ES PBcZ 1-06-94 Page 2 . Dennis responded that staff's recommendation is based on looldng at 50 units and using a vehicle � trip generation factor which is about 6 vehicle trips per unit which translates into 300 vehicle trips per day. A development of 25-28 single family dwellings, which this pazcel could accommodate, would generate more traffic per unit, i.e. 9-10 vehicle trips per unit. The developer might consider extending Sunset to the North and then to the east back to Kimball or extend Morrison Street west out to the potential alignment for Airport Avenue for a link back to Logan. It is difficult to speculate when there is no specific proposal on the table. The Commission unanimously agreed to a testimony time limit of 15 minutes for the applicant and 5 minutes for others. Van Elg, of Briggs Eng, on behalf of the applicant spoke, saying that they have reduced their request from R-3-20 with 80 units to R-3-15 with 60 units which is a 37% reduction. He refened to the Comprehensive Plan which reflects suitable location for infill development where utility extensions and public services are reasonably economical. With less density it becomes less economical to extend those services. Mr. Elg explained in great detail the transportation issues and the results of a study done by traffic engineer, Gary Funkhauser, which demonstrate that the level of traffic at all the subject intersections, including Logan and Kimball, is very light. The original request was for 80 units in a R-3-20 zone but because of hearings and discussions it was felt appropriate to reduce the density to 60. The developer feels he can still make the project work To reduce it any further would virtually curtail the project. In previous hearings a great deal of attention was given to the design. Based on the Commission and Council discussions it was obvious nothing further could be done until the zone change was made. The applicant would still have to come back to the Planning and Zoning Comrnission for a Planned Unit Development with more detail infomiation. He requested the Commission to limit the project to 15 four plexes or 60 single family dwelling units. Joe Frost then spoke, referring to a neighborhood meeting with the developer. He felt that whatever density is agreed upon, the street situation ha.s to be resolved. If the zoning is pernutted then in the agreement streets, curbs and gutters would have to be constructed prior to any constniction. There is another unit planning to develop just west and south of this development which they have no access to get down to Logan. Robert Schaeffer then spoke on behalf of the Oddfellows, citing the need for affordable housing in this azea. He referred to the Friendship Manor development stating that originally it was divided into two parcels, and that he had been informed by the then Mayor that Morrison Street was platted through and the rear portion of the property would be able to ultimately gain access through there. The Oddfellows have received a grant to develop a 40 unit senior housi.ng project which would require a 20 car parking availability. He did not feel there would be a greater burden on traffic because of the development. MINUTES PBcZ 1-06-94 Page 3 , Hal Hogan then spoke as Housing Consultant for HUD and as a neighborhood contiactor for ' HUD. He cited the need for housing, especially senior housing, the �4,000,000 grant for the Oddfellows expansion, and the fact that it would be an asset to the area. Johnnie Milligan then spoke citing t�affic in the area as a problem. He said that some people living on Parker are retired and they purchased those homes because of the quality of life. He felt that an addition of 682 vehicle trips per day would reduce that quality of life, and that is not including the Oddfellows project. He stated that the Oddfellows project which already exists does not have enough pazking, since people park on Logan because there is no space for people coming to visit etc. There needs to be more streets to cany the increased traffic. He had been advised that because of the Logan Park and Oddfellows development and new subdivisions to the west, Logan would be upgraded, but there does not appear to be a plan for that. Mel Sines then spoke stating that no development should begin until Morrison is studied. The impact of traffic would be too great for the area. Sunplot does not want to cooperate with this developer to put in a street. There is danger for small children in the area. Trudi Hines then spoke stating that she lives on property directly next to the proposed site and agrees with all that her neighbors have said regarding traffic. She could not see what would prevent people from usiing Morrison, a substandard street, to reach Parker and Sunset. She had talked to realtors about property values and had been assured that property values in the azea had already been reduced because of the proposal. Van Elg then spoke in response to the testimony. He reiterated his findings concerning traffic counts and factors and said that it was impossible to prepaze a plan until the zone change and development agreement are accepted. The intent is not to use Morrison and the developer is not opposed to closing off Morrison and vacating it. They had contacted Simplot Corp. who were not interested in developing their property at this point. He did not see any way to access Kirnball north of the subject property at ttus juncture. In response to a question from Phil Frye, Mr. Elg stated that he did not see the length of the streets as a problern. In response to a question from Mary Higdem, Mr. Elg responded that they had not studied the Logan and Kimball intersection, but stated that a traffic light or 4-way stop might alleviate any perceived problems, however, he did not feel it carried too much traffic. The public hearing was then closed. Tom Ensley asked Dennis if he l�ew of any plans to upgrade Logan Street Dennis stated that he was not aware of any plans for the next two to three years. There was a workshop with the Traffic Commission in November wherein Logan was one of the streets mentioned for possible widening and improvement over the longer term. The intersection was also discussed, and general agreement was reached that it should be evaluated for possible improvement. All that is some years away. , MIIYUTES PdcZ i-0�94 Page 4 . Mary Higdem commented that the same traffic could be generated with a single family development as with a multi family development and a stated goal of the Comprehensive Plan is to promote 'uifill development of vacant parcels. Additionally this might provide us with pazk or open space. Terry agreed with Mary and with the traffic figures stating that the City will do more with Logan whether or not this development takes place. In response to a question from Phil Frye, Dennis stated that the design would be given much greater analysis when the Plat and PUD come before the Commission for approval. We do need to retain some flexibility to address buffering. Mary agreed with Van Elg that there is a fair number of multiple housing complexes on Pazker and Sunset and dces not see any conflict, except for the traffic concerns. In response to a question from Rick Wells, Dennis stated that the role of the Commission is to recommend approval of the zone change with the proposed development agreement and have in the development an agreement that if the PUD and/or plat are not approved the zoning would automatically revert to the original zoning of R-1. Further discussion ensured concerning the terms of the development agreement. Rick Wells offered a Motion, based on finding that the main concem of testimony was tra,ffic and that that concern can be addressed later, would fit in with the area, specifically taking into consideration thax the property if developed for single family homes would generate similaz traffic, to recommend approval of the zone change to City Council with the Development Agreement as recommended by staff with the exception that the range of units should be between SO and 60 dwelling units and to amend item 4c to be worded as follows: 4c) Development Entitlements: The property owner/developer shall obtai.n approval of development entidements from the City of Caldwell includi.ng a Preliminary Plat and Special Use Pemut for a Planned Unit Development. The Preliminary Plat and Planned Unit Development shall include for the design and provision of lots ��'e��gs-to provide for a harmonious transition between existing low density residential areas and future high density residential azeas. ROLL CALL VOTE. Those voting yes: Wells, Frye, McConnell, Higdem. Those voting no: None. Absent and not voting: None. MOTION CARRIED The next public hearing was a Code Amendment to the Zoning Ordinance to achieve conformance with recent changes to the Sta.te Local Planning Act, Idaho Code, particular reflecting notification requirements to political subdivisions and people having an interest in property, not simply property owners. Terry McConnell recornmended approval of the proposed Code Amendment to City Council. Phil Frye seconded the Motion. MIIVITfES P&Z i-06-94 Page S . ROLL CALL VOTE. Those voting yes: McConnell, Higdem, Wells, Frye. Those voting no: � None. Absent and not voting: None. MOTION CARRIED Dennis reviewed items dealt with by City Council. He advised the Commission that he expects the Mayor to appoint two new members to the Planning and Zoning Commission at the January 18 Council Meeting, but that Reed Taylor had been appointed as the alternate and would be available as a substitute when necessary. He also reviewed agendas for upcoming Commission meetings and the proposed workshop session of February 3, 1994. With no further business the meeting adjourned at 10:30 p.m. I Recording Secretary, Chairman, L� Y�y Tom Ensley MI1HU'TES PdcZ 1-Ob44 Page 6