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HomeMy WebLinkAboutPADS AT HARMONY - PDP - 26-06 - DECISION - MINUTES/NOTESPlanning & Zoning Board October 19, 2006 Page 13 Member Smith asked if the applicant was agreeable. The applicant responded yes Vice -Chair Schmidt stated the second modification would be the percentage of secondary uses increasing from 25% to 41 %, Section 4.21(D)(2) and asked for any discussion. Member Smith responded he felt the modification was acceptable. Vice -Chair Schmidt asked Planner Shepard about requirements in the Harmony Corridor about the type of restaurants that are acceptable. Planner Shepard responded that standard and fast-food (carry -out) restaurants are acceptable, but a drive- in/drive-through restaurant is prohibited. Member Smith moved the Planning & Zoning Board approve the modification of the standard stated in Section 4.21(D)(2) and stated he believed the modification would not be detrimental to the public good, and the proposal would result in a plan that promotes the standard equally well or better than would a plan which complies with the standard. Member Stockover seconded the motion. Motion was approved 4-0. Member Smith moved that the Planning & Zoning Board approve the Project Development Plan for the Pads at Harmony, No. 26-06 as proposed. Member Stockover seconded the motion. Motion was approved 4-0. Meeting adjourned at 10A5 p.m. Cameron Gloss, Director Dave Lingle, Board Chair Planning & Zoning Board October 19, 2006 Page 12 Vice -Chair Schmidt asked about traffic flow. Applicant Chalona responded that Snow Mesa Drive will be a 24-foot wide private drive. They were asked to make it a wider, higher speed thoroughfare to the traffic circle but they wanted to keep it smaller to control speeds. Vice -Chair Schmidt asked if the mobile home park residents enter and exit through Snow Mesa Drive. The applicant responded that it was the main entrance and possibly the only entrance. Vice -Chair Schmidt asked how large the park was. Resident Schaeffer responded that there are approximately 300 to 400 mobile homes in the park. He also stated there are some concerns about safety because the children from the park board the school bus at the entrance to the park. Planner Shepard commented the City could have asked for a 54 foot right-of-way, but that would severely impact the project and would cause higher volume on the street than was intended. The 24 foot drive aisle with head -in parking will calm traffic. Vice -Chair Schmidt also asked if the office buildings were an acceptable use. Planner Shepard replied that office buildings are an acceptable use. Vice -Chair Schmidt stated the applicant said the setback would provide for more building articulation. She wanted to know if the City felt comfortable with that commitment. Planner Shepard stated the applicant said they would exceed the standards of 3.5.3(D) of the Commercial Building Standards that call for a distinct base, middle and top. The applicant also committed on the record that wherever there is a building fapade that is 100' or longer, that the recesses and projections would be no less than 3% of that. Planner Shepard stated that is out of the big box standard. The City will hold the applicant to what he committed to at the time they do the final plan. After the final plan is recorded, there will be a building permit review. Anything that deviates from that would come through the minor amendment process. Attorney Eckman suggested the Board condition the modification on the applicant's commitment to specified articulation or by putting language into the development agreement. Vice -Chair Schmidt stated that would make her more comfortable. Planner Shepard stated that would be acceptable. Member Smith stated he was not in favor of approving the setback modification. Planner Shepard reiterated for clarity that the berming along Harmony Road would not be a solid continuous uninterrupted berm. It will be punctuated by the requirement for some storm water retention, meaning there will be areas that won't have a berm. Member Stockover said the setback modification was probably not necessary. Perhaps the applicant could consider constructing the buildings 10' less deep. He also stated he felt the articulation on the front side was important. The applicant suggested that for any building which is going to be between the 70 foot and 80 foot setback, that the developer would follow the 3% articulation. Member Schmidt felt that was a good solution, and stated this hearing is a good time to get it on the record Member Rollins moved that the Planning & Zoning Board approve the request for a modification of the standards set forth in Section 4.21(E)(1) of the Land Use Code with the condition that any building that is less than 80 feet would be required to exceed Section 3.5.3(D), and would also be required to comply with the big box standard for any building facade length of 100 feet or greater, and there would have to be recesses, projections, or articulations equaling 3% of the length of the building. Member Stockover seconded the motion. Motion was approved 4-0. Planning & Zoning Board October 19, 2006 Page 11 Project: Pads at Harmony, Project Development Plan - #26-06 Project Description: This is a request for a Basic Industrial and Non -Retail Employment Activity Center and a Convenience Shopping Center development on 9 acres located on East Harmony Road at Snow Mesa Drive. This plan proposes 38,365 square feet of gross leasable building floor area (containing bank, medical office, office, and restaurant uses), with 211 parking spaces on 3.95 net acres west of Snow Mesa Drive; and, 35,080 square feet of gross leasable building floor area (containing bank, office, restaurant, and retail uses), with 150 parking spaces, on 3.14 net acres east of Snow Mesa Drive. This property is in the HC — Harmony Corridor Zoning District. Staff Recommendation: Approval Chair Lingle stated he had a conflict of interest with this project and turned the meeting over to Vice - Chair Schmidt. Hearing Testimony, Written Comments and Other Evidence: Chief Planner Ted Shepard stated that this project is in the basic industrial non -retail employment activity portion of the Harmony Corridor Zone. It also includes a convenience shopping center, an affirmative use in this area. It is a nine -acre site, bisected by Snow Mesa Drive. Snow Mesa Drive is signalized at Harmony Road and will continue north into this project for a short segment and will terminate at the Harmony Mobile Home Park. There will be 38,000 square feet of gross building area containing a bank, medical office, and a restaurant on the west side of Snow Mesa Drive. On the east side of Snow Mesa Drive, there will be a neighborhood convenience shopping center. Two modifications are being requested: (1) the amount of secondary use that is permitted in this portion of the Harmony Corridor that exceeds the maximum allowable of 25%, and (2) a reduction by 10 feet to the normal 80 foot setback along Harmony Road. The variance would allow building within 70' of Harmony Road. Staff is recommending approval of the two modifications and the PDP. Applicant Michael Chalona with Land Images, Inc. presented the project. The property owner, Bellisimo Construction, Inc. was also present. He discussed the project as well as the two modifications they are proposing. He stated that the goal was to have a higher standard of architectural character than that set forth in the Land Use Code. Public Participation: Donnie Schaefer spoke. He lives in the Harmony Mobile Home Park and is concerned they will be forced to move. Planner Shepard responded that, although the history of the Pioneer Mobile Home Park is certainly foremost in people's minds, this situation is different in that the Harmony Mobile Home Park is in much better shape and is of higher quality. He did say it is an economic issue, and that he does not have an economic analysis background. The subject is outside of the scope of what can be regulated by the Land Use Code. Chairperson Lingle called the meeting to order at 6:04 p.m. Roll Call: Smith, Schmidt, Stockover, Rollins, Lingle. Members Meyer and Fries were absent. Staff Present: Gloss, Eckman, Olt, Shepard, Jon, Sommer, Maizland, Virata, Bracke, Langenberger, Jackson, Moore and Deines Citizen Participation: None. Director of Current Planning, Cameron Gloss, reviewed the Consent and Discussion Agendas: Consent Agenda: 1. Minutes of the April 20, 2006 Planning and Zoning hearings 2. Resolution PZ06-12 — Easement Dedication for the Arcadia Development Discussion Items: 3. #58-86J Water's Edge at Richard's Lake Project Development Plan 4. Recommendation of the Planning and Zoning Board to City Council — Adoption of the Northwest Subarea Plan 5. #26-06 Review of The Pads at Harmony — Project Development Plan Chairman Lingle completed conflict of interest disclosure statement for the above review ect: Water's Edge at Richard's Lake Project Development Plan, #58-86J Project Description. This is a request for a total of 394 dwelling (single-family detached, single-family attached, m ' mily) on 108.45 gross cres. The proposed buildin be 2 to 2.5 stories in height. Acce the project i from Turnberry Road (County Road 11), Brightw . e in the Richard's Lake Development, and Hearthfire a in earthfire development. This project is loca t the northwest c r of Turnberry Road and ightwater Drive. The propert ' oned UE — Urban Estate and LMN — Low Density Mixed -Use Neig hood. The allowable minimum net and maximum gross densities ' hese zoning districts will be met with this development plan. Approval