2018-10-04Meridian Planning and Zoning Meeting October 4,
2018.
Meeting of the Meridian Planning and Zoning Commission of October 4, 2018, was
called to order at 6:00 p.m. by Chairman Rhonda McCarvel.
Members Present: Chairman Rhonda McCarvel, Commissioner Jessica Perreault,
Commissioner Ryan Fitzgerald and Commissioner Bill Cassinelli.
Members Absent: Commissioner Steven Yearsley, Commissioner Greg Wilson and
Commissioner Lisa Holland.
Others Present: Chris Johnson, Ted Baird, Bill Parsons, Sonya Allen, Josh Beach and
Dean Willis.
Item 1: Roll-call Attendance
______ Lisa Holland _______ Steven Yearsley
______ Gregory Wilson ___X___ Ryan Fitzgerald
__X___ Jessica Perreault ___X___ Bill Cassinelli
___X___ Rhonda McCarvel - Chairman
McCarvel: Good evening, Ladies and Gentlemen. At this time I would like to call to
order the regularly scheduled meeting of the Meridian Planning and Zoning Commission
on October 4th, 2018, and let's begin with roll call.
Item 2: Adoption of Agenda
McCarvel: The first item on the agenda is the adoption of the agenda. We do have one
item that will be opened only for the purpose of continuing and that is Item A, H-2018-
0059, the Residential District Naming convention Text Amendment and that will be
opened to be rescheduled on October 18th. So, could I get a motion to adopt the
agenda as amended.
Cassinelli: So moved.
Fitzgerald: Second.
McCarvel: It has been moved and seconded to adopt the agenda. All those in favor
say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
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Item 3: Consent Agenda [Action Item]
A. Approve Minutes of September 6, 2018 Planning and
Zoning Commission Meeting
B. Approve Minutes of September 20, 2018 Planning and
Zoning Commission Meeting
C. Findings of Fact, Conclusion of Law for Healthy Balance
Pharmacy (H-2018-0086) by Daniel A. Schwalbe, Inc.
Located at 2424 E. Gala Ct.
D. Findings of Fact, Conclusion of Law for Mountain View
High School Addition (H-2018-0089) by Hummel
Architects Located at 2000 S. Millennium Way
McCarvel: The next item on the agenda is a Consent Agenda and we have four items
on the Consent Agenda. So, can I get a motion to accept those four items as
presented?
Perreault: So moved.
Cassinelli: Second.
McCarvel: It has been moved and seconded to adopt the Consent Agenda. All those in
favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
McCarvel: So, at this time I would like to briefly explain the hearing process for this
evening. We will open each item individually and, then, start with the staff report. The
staff will report their findings regarding how the item adheres to our Comprehensive
Plan and Uniform Development Code with the staff's recommendations. After the staff
has made their presentation, the applicant will come forward to present their case for
approval and their application and respond to any staff comments. The applicant will
have 15 minutes to do so. After the applicant has finished we will open to public
testimony. There is a sign-up iPad in the back as you entered for anyone wishing to
testify. Any person testifying will come forward and be allowed three minutes. If they
are speaking for a larger group, like an HOA and there is a show of hands to represent
that group, they will be given up ten minutes. After all testimony has been heard, the
applicant will be given another ten minutes to have the opportunity to come back and
respond if they desire. After that we will close the public hearing and the
Commissioners will have the opportunity to discuss and hopefully be able to make a
recommendation to City Council.
Item 4: Action Items
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A. Public Hearing Continued from September 6, 2018 for
Residential District Naming Convention Text Amendment
H-2018-0059) by DevCo Development LLC
1. Request: A Text Amendment to Change the Naming
Convention of the Residential Districts of R-2, R-4, R-8, R-15
and R-40 to R-A, RB, R-C, R-D, R-D and R-E, and Modify
Other Related Sections in Chapters 1 - 3 of the Unified
Development Code (UDC) to Coincide with the Proposed
Naming Convention
McCarvel: So, at this time I would like to open the public hearing for Item H-2018-0059,
only to be continued to -- requested October 18th for a renotice.
Perreault: Madam Chair?
McCarvel: Commissioner Perreault.
Perreault: I move to continue file number H-2018-0071 to the hearing date of October
18th, 2018.
McCarvel: 0059.
Perreault: I'm sorry. 0059.
McCarvel: Okay. It has been moved and seconded to continue Item H-2018-0059 to
October 18th. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
B. Public Hearing Continued from August 16, 2018 for Verraso
Village North (H-2018-0071) by Chad Olsen, Located at
3471, 3513, 3543 and 3561 E. Tecate Ln.
1. Request: A Conditional Use Permit for a multi-family
development consisting of 64 residential units on 1.698
acres of land in the C-G zoning district
McCarvel: So, at this time we will open the public hearing -- or continue the public
hearing from August 18th, 2018, for Verraso Village North, H-2018-0071 and I think we
will still begin with the staff report.
Allen: Thank you, Madam Chair, Members of the Commission. This project was
previously before you on August 16th. At that hearing the Commission continued the
project for the purpose of reviewing some additional renderings of the proposed
building. The applicant has submitted a revised site plan as shown. Landscape plan
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and renderings as requested. The revisions resulted in a decrease in dwelling units
from 64 to 56, which reduced the density from 38 to 33 units per acre and the outdoor
common area increased slightly. There are a total of 11 additional parking spaces for
guests proposed above the minimum number required by the U DC. So, just go through
the slides here real quick for you. So, this is the -- it's a three story building. This is the
ground floor. Parking is underneath the building. One way drive aisles throughout the
parking area. This is the second and the third floor building footprints. There is an open
area courtyard. You can see here. It kind of divides -- it starts on the second floor and
divides the second, third stories. The plan on the -- the upper left was the one that was
previously shown that's no longer proposed. Instead, like I said, they are doing the
courtyard here. The open one. And these were the original concept elevations that you
reviewed at the previous meeting and these are the proposed elevations , so with that I
will let the applicant give you more details on his proposal. Thank you.
McCarvel: Okay. Any questions for staff at this time? Would the applicant like to come
forward?
Olsen: Chad Olsen. 12790 West Telemark Street, Boise, Idaho. 83713. We are back.
We redesigned some things. We took some of the counsel from this Commission and,
you know, when you come here and you kind of get ready for the meetings and stuff, it's
-- you know, you don't want to hear no sometimes, but this is one of those times I really
feel like that the advice that we were given and the direction we were given from this
Commission was very very helpful for us. One of the items just right off the bat that we
were told is that it looked like such a big building right across the front, so what we were
able to do on that is by lowering our density we were able to turn another -- make the
courtyard go a different direction and in doing so it kind of broke up the building and
gave us a little bit nicer curb appeal. Other than that, basically by just reducing that --
the density that we were using, it just really allowed us to have a little more flexibility on
the site. It gave us, you know, a little extra parking that -- that we needed to gain that
we weren't able to have before. It opened up a couple of different amenities . We now
have a -- like a dog park area and a dog grooming park and it just allowed just a lot
more flexibility from -- from the standpoint and nobody likes to take less, but that's just
how it goes and sometimes these projects turn out nicer as a result. This is the very
final phase of a really nice project that we built and so I'm just really pleased that
sometimes no is the answer you need to hear and I think that's basically most of the
changes that we made. Sonya kind of discussed most of those that we -- we kind of
revamped and revitalized and at this point I stand ready to answer any questions you
might have.
McCarvel: So, this is just -- this is your only proposal now? It's not going to be possibly
different numbers of buildings or something? This is --
Olsen: This is it.
McCarvel: Okay.
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Olsen: Yeah. We were -- what had kind of triggered that the time before was being too
close to the property line of the -- of our property we already owned, but rather than go
back and do a lot line adjustment and, you know, trying to cram it all in there , we were
just able to say, look, let's just back off a little bit, put a little more open space, and I
think that generally, you know, in reality we lost eight units, it's not going to kill us .
McCarvel: Yeah. And I think it's --
Olsen: It's better to have 56 very outstanding nice units than it is to have 64 okay units.
The parking garage, we were able to change that to angled parking, which is ten times
more convenient than it is to have like straight on 90 degree parking . So, just a lot of
different things that came out and it gave us a little more time. Once we kind of
understood what we had, we were able to go and get a nice rendering to show people
what we wanted to do there and make it a little clearer for you, for the Commission to be
able to -- to vote on it.
McCarvel: Any other questions for the applicant?
Olsen: Okay.
McCarvel: Thank you. Did we have anybody signed up for public testimony this
evening?
Johnson: Madam Chair, no one has signed in for this project.
McCarvel: That being said, is there anyone in the room who is here that would like to
testify on this application? Okay.
Fitzgerald: Madam Chair?
McCarvel: Oh. Commissioner Fitzgerald.
Fitzgerald: Sonya, I know this is just a conditional use permit, but these designs go with
this application; correct?
Allen: Chairman, Commissioners, yes, it will be conditions of approval that the applicant
substantially comply with these elevations and site plan.
Fitzgerald: Thank you, ma'am.
McCarvel: Okay. So, at this time could we get a motion to close the public hearing for
Item H-2018-0071.
Fitzgerald: Madam Chair, so moved.
Cassinelli: Second.
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McCarvel: It has been moved and seconded to close the public hearing on H-2018-
0071. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
McCarvel: I think they did a fabulous job. I know -- I thought we all thought it looked
good the first time around, but there was questions on how many buildings and it could
be this, it could be that, but I think if this is what it's going to be I think it looks fabulous.
Fitzgerald: Madam Chair? Hi. Sorry, ma'am.
McCarvel: Commissioner Fitzgerald.
Fitzgerald: I'm joking. I think it -- I think it looks great. I commend the applicant for
taking comments made by the -- or the Commission and taking that to heart and
bringing us a product I think is -- will be well serving the community, but also serving
your customers and so I appreciate the -- the work we can do together to come up with
a design that is -- is a positive for the community and I appreciate it . So, I think it
looks great and will move forward in supporting it.
Perreault: Madam Chair?
McCarvel: Commissioner Perreault.
Perreault: I really like -- I think the height change is great. I like the -- I notice that --
that it's shorter than it was before and I think some of the design -- the architectural
design that -- that you did with -- with sort of the metal work, it just -- it looks really nice,
so --
McCarvel: Any other comments?
Fitzgerald: Madam Chair?
McCarvel: Mr. Fitzgerald.
Fitzgerald: If Commissioner Cassinelli doesn't have any comments, I -- besides -- I will
make a motion, but thank you for putting parking underneath the building . I am so
happy we don't have to see asphalt. So, with that, Madam Chair, I would move -- after
considering all staff, applicant and public testimony, I move to approve file number H-
2018-0071 as presented in the staff report for the hearing date of October 4th.
Perreault: What was that last part?
McCarvel: For the hearing date of October 4th.
Perreault: Second that motion.
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McCarvel: It has been moved and seconded to recommend approval on H -- or to
approve H-2018-0071. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
C. Public Hearing for Smith Rezone H-2018-0097 by Scott
Smith, Located at 1321 & 1323 Main St.
1. Request: Rezone of 0.73 of an acre of land from the C-C to
the O-T zoning district
McCarvel: With that we will open up the public hearing for Smith Rezone, H-2018-0097,
and we begin with the staff report.
Allen: Are we on? Okay. This site consists of .73 of an acre of land. It's zoned C-C,
located at 1321 and 1323 North Main Street. Adjacent land use and zoning. To the
north is commercial office uses, zoned C-C. To the east is North Main Street and
commercial office and residential uses zoned C-C. To the south is a funeral home,
zoned C-C. And to the west is residential and vacant, undeveloped land and a personal
service, beauty salon, zoned C-C. There are two existing structures on this site. Let
me go to the regular view here real quick. The one at the front of the property was
constructed in 1937. The one right here. As a residential dwelling. And was converted
to a commercial structure in 2001. The structure at the rear of the property was
constructed in 1983 and was converted to a commercial use in 2001 . So, this is the
front structure proposed to be converted to a dwelling and, then, this rear structure. A
rezone of .73 of an acre of land is proposed from the C-C zoning district to the Old
Town zoning district. It's requested consistent with the Old Town future land use map
designation. Two existing structures on the site are proposed to remain. The structure
at the rear of the property houses the Calico Cattery, primarily a retail store, with
ancillary cat boarding, and the front structure is supposed to be converted from
commercial back to a residential use. Access is provided for this site via two one way
drive aisles -- drive aisles to and from Main Street. Staff and ACHD recommends these
accesses remain with no changes. And if the property redevelops in the future with a
more intense use, the access may be restricted to a single access and cross -access
easements may be required to adjacent properties , but not at this time. The UDC
requires off street parking to be provided based on the square footage of the residential
structure and the number of bedrooms in the dwelling. Back to this map real quick here.
Based on the square footage of the structure, 1,560 square feet of the commercial
structure and the number of bedrooms, three in the proposed residential dwelling, a
minimum of seven spaces are required. There are currently six paid parking spaces for
the shared use. An additional -- one additional space is required to be provided on the
site in order to comply with the minimum UDC standards. Approval of the proposed
rezone will allow the residential use in the multi -zoning districts. Currently the
residential use is prohibited in the C-C district. There was no written testimony received
on this application. Staff is recommending approval with the requirement of a
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development agreement per the provisions in Exhibit B of the staff report. Staff will
stand for any questions.
McCarvel: Any questions for staff?
Cassinelli: Madam Chair?
McCarvel: Commissioner Cassinelli.
Cassinelli: Sonya, what are -- you just mentioned Old -- Old Town allows for residential.
What are some of the -- maybe some of the other differences between the C-C and the
and the Old Town, other than --
Allen: Well, the --
Cassinelli: What could they -- I guess what could -- you know, what -- what would the
Old Town allow them to do, other than the -- other than use it for residential?
Allen: I will answer you in a round about way, though. The Old Town zoning district
that they are requesting is consistent with the Old Town future land use map
designation. C-C zoning district is more intense than an Old Town zoning district.
It allows higher intense commercial uses. The Old Town district allows residential and a
mix of lower intense commercial uses. So, we are looking at service-type uses,
residential, office, light commercial type uses. If you would like -- if you would like me to
bring up a use table -- I'm not sure if you can read it very good on your screens, but I'm
--
Cassinelli: No. Just that -- just kind of that -- that broad overview is helpful.
Allen: The Old Town district is more -- more consistent with the Comprehensive Plan
and what it is zoned right now.
Cassinelli: Okay.
McCarvel: Any other questions for staff? Okay. Would the applicant like to come
forward?
Smith: I think Sonya hit it pretty good.
McCarvel: Okay. State your name and address.
Smith: Scott Smith. 2286 North Glenfield Way, Meridian, Idaho. 83642. I'm sorry.
83646. Yeah. She hit it pretty good. What I'm looking at doing is turning that front
building there into a residential building for myself and my son and , then, the back
building will stay as it is and be retail and it's the Calico Cat -- I think it's called the
Calico Cattery. So, she's a good tenant. When I bought the property I was very
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impressed with it and the fact that I never thought I would own a cat house. Okay? And
it's legal. Okay? But it's a very -- it's a very polished -- polished place. It's a place that
we can be proud of to have it in downtown Meridian and so will live in the house when
I'm done with it.
McCarvel: Any questions for the applicant? I do have one. Staff recommended that
you have one more parking spot. Are you okay with that or --
Smith: I am. A question to go on that. I thought -- and it's just a confusion, but I
thought I was good with six when we talked that one time, but if it's -- if it's seven I
guess -- and is it very flexible in where I can have the spot? Is it -- can I go on the side?
Can I go on the -- it has got to be paved I assume; right? Is that correct?
Parson: Yeah. Madam Chair, Members of the Commission, yeah, we are flexible on
where you can put that additional parking spot.
Smith: Okay. Yeah. Because I don't -- one nice thing about that -- the business that's
back there, there is usually one or two cars there at any given time and, then, now with
myself there will only be one or two cars of myself and my son. So, if I am able to put
one in the back that would be fantastic.
McCarvel: Okay.
Perreault: Madam Chair?
Smith: Or the side would be good, too.
Perreault: So, is the home currently used as part of the business?
Smith: No.
Perreault: What -- what is the use of the home?
Smith: It will be my house. My residence.
Perreault: It's currently your residence?
Smith: I wish. No, not yet.
Perreault: Okay.
McCarvel: What is it currently being used for?
Smith: Nothing. I'm going to restore it. Fix it up.
Fitzgerald: Madam Chair?
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McCarvel Mr. Fitzgerald.
Fitzgerald: It was a commercial use up until now -- until you bought it; correct?
Smith: Yeah. It was -- I don't know how they did it. It was pretty rough on the inside,
but yeah.
Fitzgerald: Do you have -- I mean is your vision for this to redevelop it in the future or --
that space or is it -- would you want to maintain it -- as we are growing downtown I just
wondered what is your vision for that property.
Smith: I would like to give you a good answer for it. I don't know. You know, right now
what I would like to do is make that thing a top notch place and would like to -- the place
is right to the two left of me right there as you go south are fantastic buildings. One of
them is the realtor's place, Ron -- I forget his last name. And the other one is a funeral
home. Very good looking houses. It will look the same, if not better than the two of
those. What I plan on doing with it right now -- I plan on it being my residents. Now,
five, ten years down the road I don't know. It's a great piece of property. It's on two-
thirds of an acre and that's why I bought it.
McCarvel: Okay.
Parsons: Madam Chair, Members of the Commission, just want to share with you that
we met with Scott during the pre-application meetings. Met with him before he had a
pre-application meeting with staff, actually, and we talked about many different
possibilities for what you could do on this particular property. So, I do appreciate Mr.
Cassinelli's comments on what does Old Town allow versus C-C zoning or commercial
zoning. Now, the reason why we are here for the rezone is because the current C-C
zone doesn't allow residential use and Old Town does. So, that's why we are here
rezoning this evening. So, just keep that in mind, but in -- if he were to redevelop there
is potential for multi-family on this site, more intense, so he can convert, add more units
on the site without having to come back through a public hearing or any of those things
and those are a lot of things that we talked about. So, we talked about many different
scenarios, what those parking ratios look like. So, I just want to go on the record -- yes,
we talked about many different developments and options for this site and if and when
additional parking would be triggered. In this particular case, because he is kind of
changing the use of the residence from commercial to residential, the applicability
section of our UDC does require that we analyze parking for the development and that's
why Sonya had said at least add some more surface parking, not necessarily the two
garage spaces that's required by ordinance . So, something to take under consideration
this evening.
McCarvel: Any other questions for the applicant? Thank you.
Smith: Okay. Thanks, guys.
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McCarvel: Did we have anybody signed up for public testimony this evening?
Johnson: No, Madam Chair.
McCarvel: That being said, is there anyone in the room who would like to testify on this
application? Okay.
Fitzgerald: Madam Mayor?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: I move we close the public hearing on H-2018-0097.
Cassinelli: Second.
McCarvel: It has been moved and seconded to close the public hearing on H-2018-
0097. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
Cassinelli: Madam Chair?
McCarvel: Commissioner Cassinelli.
Cassinelli: I have a follow on question to staff. In the review what's been going on with
the -- you know, the new and updating of the future land use map, Bill, is there -- what --
what's the -- are we going to -- is the desire to keep that stretch commercial like that?
There is a lot of neat old homes down there and just kind of curious what the plan is.
Parsons: Madam Chair, Members of the Commission, great question. We are not into
that portion yet of the update to the Comprehensive Plan, but as Sonya mentioned, we
do envision Old Town here, which would allow some of those homes to remain as they
are. They could remain as commercial or as residential homes. They could be
converted to commercial uses. If memory serves me correctly, I believe this property
was annexed -- or at least rezoned to commercial in the '70s at some point in time
before we even had a Comprehensive Plan and that's why we see it being more of an
Old Town -- like a mix of uses or more intensification on the land use in that area . But I
would also let you know that back in 2008 or 2009 our urban renewal district , MDC,
went through a process of trying to get what we call Destination Downtown plan. It's
kind of an addendum to our Comprehensive Plan and this is part of that Washington
district. So, there is a certain character that we do want to remain in this area . I don't
see us changing much of that at this point in time, but it's certainly something that we
will be looking into or can take under further advisement as we go throu gh -- get further
into that Comprehensive Plan update.
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Cassinelli: Because one thing you mentioned is that in -- in changing this to -- to Old
Town and allowing a residence, it could -- you know, it could become a high density
residential without having to come back to Planning and Zoning, is that what you said?
Parsons: That is correct. Multi-family developments are principally permitted in the Old
Town district.
McCarvel: Any other questions? Comments? I personally think -- you know, there is a
lot of old houses down there and I think he's going to use it for a personal residence and
really bring it back to life. That's probably a bonus for Main Street and the accesses the
way they are, the in and out for that -- the way that lot is arranged for that business in
the back I think works well. I would -- I would be in supportive of it to have this Old
Town if they want to use that as a residence.
Fitzgerald: Madam Mayor?
McCarvel: Mr. Fitzgerald.
Fitzgerald: I have no problem. I think being that it's a commercial use now, it's tough to
take it back to a residential property, but I think with the future land use map it does --
it's all overlay with Old Town now. I don't see that changing in the future and so it does
give Mr. Smith an option -- or some options in the future going forward as that
neighborhood transitions, whether that be more commercial, but I think it does, per
Commissioner Cassinelli's comments, limits how intense that commercial use can be,
so -- and that -- so, it gives us a little bit more I guess control over that as it goes
forward. So, I would agree, even though I heard you go back from a commercial to a
residential use, because everything around it is commercial --
McCarvel: Yeah.
Fitzgerald: -- I understand that's probably not where Mr. Smith will go down the road.
He will probably use that land to develop it into something more bright and shiny
besides his house. But I like that you want to fix it up. So, I have no problem with the
change.
McCarvel: I think if he makes it -- makes it a primary residence all bright and shiny,
maybe it stays. I don't know.
Fitzgerald: Yeah. Maybe so.
McCarvel: Okay. Any other comments? Do we want to hear a motion?
Cassinelli: Madam Chair?
McCarvel: Commissioner Cassinelli.
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Cassinelli: After considering all staff, applicant, and public testimony, I move to
recommend approval to City Council of file number H-2018-0097 as presented in the
staff report for the hearing date of October 4th, 2018, with the following modifications: I
think just the one, the additional parking space, was that correct?
Fitzgerald: I think it's already --
McCarvel: I think it's in the --
Cassinelli: It's already in there, so --
McCarvel: Yeah.
Cassinelli: Okay. So, with no additional modification.
Perreault: I second that motion.
McCarvel: It has been moved and seconded to approve file -- recommend approval on
file number H-2018-0097. All those in favor say aye. Opposed? Motion carries. Thank
you.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
McCarvel: So, at this time we will open -- oh, we are continuing from September 6th
and September 20th, H-2018-0081, EEG Office Building, and we will begin with the staff
report.
Allen: Madam Chair, Members of the Commission, the next applications --
McCarvel: Oh. Westbridge. Sorry.
Allen: The next applications before for you --
D. Public Hearing for Westbridge Subdivision H-2018-0088 by
Jane Suggs, Located at 5745 and 5865 N. Black Cat Rd.
1. Request: Annexation and Zoning of 12.84 acres of land with
an R-4 zoning district; and;
2. Preliminary Plat consisting of 30 building lots and 9 common
lots on 12.71 acres of land in an R-4 zoning district
McCarvel: So, let's try 2018-0088, shall we?
Cassinelli: We are trying to speed this up.
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Allen: The next applications are a request for annexation and zoning and a preliminary
plat. This site consists of 12.71 acres of land. It's zoned RUT in Ada county and
located at 5745 and 5865 North Black Cat Road. Adjacent land use and zoning. To the
north are rural residential properties zoned RUT in Ada county. To the south is future
multi-family residential in The Oaks North Subdivision, zoned R-15. To the west is a
future school site zoned RUT in Ada county. And to the east is North Black Cat Road
and single family residential properties in Bainbridge Subdivision, zoned R-8. The
Comprehensive Plan future land use map designation for this property is medium
density residential, which calls for three to eight units per acre. The applicant is
requesting annexation and zoning of 12.84 acres of land, with an R-4 zoning district and
requests Council approval of a step down in density from medium density residential to
low density residential. Again, medium density being three to eight units per acre and
low density being three or fewer units per acre . The proposed residential use and
zoning is compatible with either the low density residential or medium density res idential
future land use designation. However, the proposed density at 2.4 units per acre is
slightly below the minimum three units per acre desired in medium density designated
areas. The step down in density as requested because at -- excuse me -- adding more
lots will require a secondary emergency access to be provided and only one access is
available to the site and fire flow would need to be addressed differently as well. The
geometry and characteristics of the site, i.e., the location of the McMullen Lateral along
the north boundary and the necessary public streets impact the available building area,
resulting in a lower density than desired in the Comprehensive Plan. A preliminary plat
is proposed as shown that consists of 30 building lots and nine common lots on 12.71
acres of land in the proposed R-4 zoning district. Proposed lots range in size from
8,096 square feet to 13,570 square feet, with an average lot size of 10,060 square feet .
There are two existing homes on the site. The one at the west end of the site will
remain, if you can see my pointer here, on this lot here in the proposed subdivision.
The other home and structures -- accessory structures will be removed. One access is
proposed for the development via North Black Cat Road. Two stub streets are
proposed, one to the north Willowside Avenue and one to the south, North -- North
Oakstone Avenue, for future interconnectivity with the adjacent future developments.
When the Oaks North property came into the south, their preliminary -- excuse me --
preliminary plat did show a stub street to this property that's in alignment with the
proposed stub street. A 35 foot wide landscape street buffer is proposed along North
Black Cat Road, an entryway corridor, in accord with UDC standards. There are
several existing trees on this site that are proposed to be removed that do require
mitigation, as proposed by the applicant. UDC requires a minimum ten percent qualified
open space to be provided with development and a minimum of one qualified site
amenity. A total of 1.6 acres or 12.5 percent of qualified open space is proposed with a
segment of the city's multi-use pathway system, a micro path to the future school site to
the west, and a tot lot with playground equipment in accord with UDC standards.
Conceptual building elevations were submitted as shown for future single family
residential detached homes in this development. Building materials consist of a mix of
siding materials with stone veneer accents. Written testimony was received from the
applicant Jane Suggs. She is in agreement with the staff report and staff is
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recommending approval with the conditions in Exhibit B of the staff report. Staff will
stand for any questions.
McCarvel: Any questions for staff? Would the applicant like to come forward?
Suggs: Good evening, Commissioners. My name is Jane Suggs. I work at WH Pacific,
2141 Airport Way in Boise, and I'm here representing Trilogy Development and also the
Westbridge Subdivision. I'm very pleased to present these applications for annexation,
rezone, and a preliminary plat for Westbridge. I don't have a whole lot to add, because
Sonya did such a good job of explaining this and we have the landscape rendering in
front of you, but just let me remind you that we agre e with everything in the staff report,
the total analysis, and also all the conditions of approval. So, we don't have a whole lot
to add there. As Sonya noted, it's 12.7 acres and being annexed into the city with an R-
4 zone. She talked a little bit about how we are coming in just under the three dwelling
units per acre. Very rarely do I ask for a step down in the Comprehensive Plan, but in
this particular case we do have some geographic reasons, some geometry of the site
that kind of restrict us to a certain number of units and also we wanted to provide the
open space that we are providing on the site and we think that these larger lots , 10,000
square foot minimum -- some are eight -- all of them are over eight. Some of them are -
- too many of them are channeled on the north boundary. We think that that's a real
nice compliment to some of the smaller lots that you will see just south of us and to the
east. I did want to point out, of course, that we do have a separated sidewalk that runs
from Black Cat Road to the potential school site that's on the west. So, we have an
area where it's separated sidewalk and shaded. We are adding a ten foot pathway,
according to the master plan for your pathways . I don't even think it was on the master
plan quite yet when we had our pre-application meeting, but we were asked to put that
in and we will. That's along Black Cat. Again, we are providing significant open spaces.
As you drive in you will see landscape medians and also an open space just to your
right as you drive in. Landscaped. We had a neighborhood meeting in July on the site
and had pretty good attendance. Most everyone there was interested in making sure
we maintain irrigation. You see -- you saw on your map that there were some larger
lots to the north or in the county. One of those lots is heavily wooded and so we want to
make sure that they have their -- the irrigation water that they are required. Of course,
that's a state law that we have to do that and the schedule for development . I think this
is one of those areas where people are anticipating development, knowing that it's going
to come eventually, and I think this is a really good transition, again, from the higher
density to the south and a little bit of a transition to those larger lots as well. So, we --
they may redevelop, they may not, but to have larger lots along that north border I think
is a really good transition for them . In summary, I respectfully request your approval,
annexation, rezone and the preliminary plat for Westbridge and I can stand for
questions.
McCarvel: Any questions for the applicant?
Fitzgerald: Madam Chair?
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McCarvel: Mr. Fitzgerald.
Fitzgerald: Jane, thanks for the information. On the north boundary you have,
obviously, the north lots and I know there is a carbon sequestration lot in Larry Lane,
that huge wooded area. You have a strip back there. Is that common lot and is it going
to be maintained by the HOA?
Suggs: The HOA will have to maintain that. That actually is going to be where the
McMullan Lateral is now, which is a ditch and it will be fully piped.
Fitzgerald: Okay.
Suggs: So, it will kind of be one of those areas -- in fact, you will see on the landscape
plan it shows that we were landscaping with turf closer to Black Cat, but once we are
behind the homes that will be some lower maintenance grasses. So, we won't have
somebody back there mowing all the time . It will be kind of left -- a little bit of the
natural, but definitely maintained by the HOA.
Fitzgerald: No pathway is behind anyone's houses?
Suggs: No. No pathway. We wanted to keep the kids walking in front of the houses
and in a shaded area and on a regular sidewalk. We think that's a little safer than trying
to put them behind the houses. Especially with the wooded areas and actually some
crops in the -- the second -- the western larger lot. So, we thought that was more
appropriate.
Fitzgerald: Thank you, ma'am.
Cassinelli: Madam Chair?
McCarvel: Commissioner Cassinelli.
Cassinelli: Jane, what are the widths of the -- of those lots on the -- on the north side
that are --
Suggs: I think they are 80 -- I think they are 80 foot widths. Of course, I can't read this,
because it's so small. I didn't bring a full size plat with me, but, yeah, I think they are 80
by some.
Cassinelli: Okay. And, then, a couple -- a couple of questions, Madam Chair.
McCarvel: Uh-huh.
Cassinelli: That the -- the cul-de-sac in the middle --
Suggs: Yes.
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Cassinelli: -- that is also a stub street to the south?
Suggs: That -- that will stub to the south, yes.
Cassinelli: Okay.
Suggs: We have -- we have drawn that and designed that so that when that -- and
there is a stub shown on -- and I don't think it was a plat, it was just a masterplan that it
had, it showed that location and that will connect just like a regular street .
Cassinelli: Okay. And -- and, then, the -- at the end of the subdivision, the stub to the
north --
Suggs: Right.
Cassinelli: -- that one I'm very curious about, because that would require -- that would
require complete redevelopment of that subdivision and that property to the north that's
a residential property to put that through. Was that -- that was -- was that an ACHD
requirement?
Suggs: Actually, that was the city hoping that if there was going to be development of
that western lot -- not the eastern lot with all the trees, but the western lot, that we
provided some access to that, so that there would not have to be some other access.
So, that development -- it will -- it will just -- it will -- it will make the location where that
person has to develop, but it's -- that's the connectivity policies of the city to provide
stub streets to properties that could redevelop. So, there is no reason for -- them have
to redevelop that, I mean it just -- just like -- just like when New Oak came in with their
master plan to show where they wanted that southern stub to be, we had to kind of
match that. I mean we didn't have to, but it makes sense to, because they have come
in and shown us something and the city told us about that. So, the city had asked us to
stub to one of the two properties and we stubbed to the western one, because we think
that that will develop, if it develops, before the eastern one. If we don't -- if you don't
want it there we can actually take it out, but as part of the policy of connectivity.
McCarvel: Any other questions?
Fitzgerald: Madam Chair?
McCarvel Mr. Fitzgerald.
Fitzgerald: Sonya, you said to me about connection to The Oaks. Is that somewhere
they are going? Or is that my mistake?
Allen: Madam Chair, Commissioner -- Commissioner Fitzgerald, there is -- I'm sorry.
Did you say school or multi-family?
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Fitzgerald: I said The Oaks. I'm sorry. I --
Allen: Oh. The Oaks is to the south and there is a future multi-family plan there.
Fitzgerald: Got it.
Allen: R-15 zoning.
Fitzgerald: There is nothing --
Allen: There is no concept plan, but they did show a stub street on their preliminary plat
to that -- to this property.
Fitzgerald: Got it. Okay. I was thinking it was to the north, so thank you for the
clarification.
McCarvel: Any other questions for the applicant? Okay. Thank you.
Suggs: Thank you.
McCarvel: Chris, did we have any signed up for public testimony?
Johnson: No sign-ins.
McCarvel: Okay. No sign-ins, but is there anybody in the room who would like to speak
on this application? Okay. Then if there is no further questions for staff or the
applicant, can I get a motion to close H-2018-0088?
Cassinelli: So moved.
Fitzgerald: Second.
McCarvel: It has been moved and seconded to close the public hearing on H-2018-
0088. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
Perreault: Madam Chair?
McCarvel: Yes.
Perreault: I am shocked to see some larger lots.
McCarvel: I know. Start doing cartwheels.
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Perreault: I just -- this looks like a nice little -- it looks like a nice project. I -- I think they
have done a nice job with -- with the landscape plan and I just think it's great to see
some larger lots.
McCarvel: Yeah. Yeah. I don't care what the reason is, if we -- whatever reasons they
had we have larger lots and I'm thrilled. Love to see more of that in Meridian, so -- and,
again, this is trying to foresee the future of a transition between some higher density
and maybe a little lower. So, I think it looks like a great addition.
Cassinelli: Madam Chair?
McCarvel Commissioner Cassinelli.
Cassinelli: Can I -- I'm just -- the street going to the north, I have this vision that it's
going to be stubbed for eternity going into somebody's -- going in their backyard. I
mean -- and if that lot to the north is developed , they have got access on Larry Lane.
Do we need that stub street there?
Allen: Madam Chair, Commissioner Cassinelli, yes, we do. The -- let me just flip over
here to the area on this. Larry Lane is a private lane, so --
Cassinelli: It is?
Allen: -- you know, it's not likely that it will continue in the future. Our city code restricts
access to arterial streets, such as Black Cat Road and requires cross-access and stub
streets to be provided to adjacent properties. Stub streets in the case of residential.
So, the applicant is complying with our code with what they are proposing.
Cassinelli: Is there --
Allen: We also like interconnectivity between developments in the Comprehensive
Plan.
Cassinelli: Can they stub it -- is there a way to stub it, but end the stub at the cul-de-
sac, have that -- have an easement for that and that be a -- that be planted -- be green
for now. See what I'm saying?
Allen: Who is going to pay for the extension? That's the issue we -- we run into with
that kind of situation. The developer is responsible for installing the roads when they do
a development and if it's not installed now it's not likely we will get it in the future.
Fitzgerald: Madam Chair?
McCarvel: Mr. Fitzgerald.
Fitzgerald: Just -- we dealt with that over by Woodbridge going into that existing
neighborhood. It was a disaster. But there was an easement there and everybody kind
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of -- and they fought and fought and fought on actually that road going through and it
became a very bad problem. So, you either got to do it or not.
Cassinelli: Yeah.
McCarvel: And I lived in a neighborhood where there is a stub street to nowhere and it's
going to stay a stub street to nowhere. It doesn't look --
Cassinelli: Good RV parking.
McCarvel: A turnaround for the skateboarders and that kind of thing. It's -- it's not that
big.
Fitzgerald: Build a half pipe there and --
Cassinelli: Other than that I -- you know, I -- I don't think you're going to hear me
complain too often about a -- about a step -- a step down. It is a -- it's a nice transition,
even though the property is on -- to the north are county, they are not city, I still -- I
mean we -- you know, I still want to always -- always respect people that are -- that are
there, especially as we annex we have to -- we have to keep that in mind. So, it's a
good transition I think to -- to those -- to the homes to the north. There is that -- there is
the buffer with the lateral there. It will be a transition to the R-15, I guess, to the south
eventually. I'm -- I'm good with it.
Fitzgerald; Madam Chair?
McCarvel: Mr. Fitzgerald.
Fitzgerald: I agree and I think the last time we looked at this Jane did a good job -- this
-- because the last time we looked at this there was dogs and ponds and I -- it was a --
kind of a nightmare and I --
McCarvel: That's another one.
Fitzgerald: Not this one, but -- but -- yeah. Sorry. But anyway --
Perreault: Similar.
Fitzgerald: It's very similar. Sorry.
Perreault: I did the same thing. I was thinking about that -- it's not the same one, but
it's so similar. I had to go back and look at that again.
Fitzgerald: Sorry. I have been gone. But, anyway, moving on. It's a great project.
Very well laid out and I think you guys have taken your community around you into
account and I appreciate it. I'm in support.
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Perreault: Madam Chair?
McCarvel: Commissioner Perreault.
Perreault: After considering all staff, applicant, and public testimony, I move to
recommend to the City Council File Number H-2018-0088 as presented in the staff
report for the hearing date of October 4th, 2018, with no modifications to the staff report.
Fitzgerald: Second.
McCarvel: It has been moved and seconded to recommend approval on H-2018-0088.
All those in favor say aye. Opposed? Motion carries. Congratulations.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
E. Public Hearing Continued from September 6 and
September 20, 2018 for EEG Office Building (H-2018-
0081) by Chad Slichter, Located at 551 SW 5th Ave.
1. Request: Conditional Use Permit for a 12,825 square foot
office/storage building on 0.993 acres of land in an L -O
zoning
district
McCarvel: Now let's take a stab at H-2018-0081 and we will begin with the staff report.
Beach: Good evening, Madam Chair, Members of the Commission. Before you this
evening is a conditional use permit for what's called the EEG Office Building. The site
consists of approximately .993 of an acre of land. It's currently zoned L-O and is
located at 551 Southwest 5th Avenue. To the north is a multi-tenant office building,
zoned L-O. To the west are single family homes in the Franklin Square Subdivision,
zoned R-8. To the south is a vacant or undeveloped land , zoned C-G and West
Corporate Drive. And to the east is vacant, undeveloped land, zoned C-G and
Southwest 5th Avenue. So, to kind of further clarify why this is coming forward this
evening for a conditional use permit. Typically, this is an approved use in the L-O. The
Troutner Park Subdivision that was approved and annexed in '95 and a plat approved in
'96, required detailed conditional use permit approval for any parcel development within
that subdivision. So, that's why this is before you this evening. The Comprehensive
Plan future land use map designation for the parcel is commercial and the applicant
submitted an application for a conditional use permit for a 9,950 square foot office
building and accessory storage on, as I said, approximately .993 of an acre in the L-O
zoning district. The site plan depicts how the site is proposed to d evelop with the
structure, parking, drive aisles, access, storage yard and internal parking lot
landscaping. The applicant is proposing to have an outdoor storage area as part of the
development and it requires the applicant to comply with the UDC in regards to the
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outdoor storage as an accessory use. We have what are called specific use standards
for that type of use and with a certificate of zoning compliance the applicant shall
provide detail of the required closed vision fencing and gate. Part of a -- part of the
requirement for an outdoor storage area that it be fully screened from view and so the
applicant is showing a gate here and as well as fencing all the way around and we are
just asking that he provide some further details, so we know what that fence looks like.
Storage area as well as to the west of the building shall be paved with asphalt . Access
is proposed to the site via one driveway from Southwest 5th Avenue in this location.
Parking is based on the square footage of the building, which, as I said, is 9,950 square
feet. So, a minimum of 20 parking spaces are required. The applicant is proposing 22.
Bicycle parking is also required, one for every 25 parking spaces. One is -- one is
required. The applicant is providing enough racks to accommodate four bicycles. The
applicant is required to provide a five foot pedestrian walkway from the main entrance to
the proposed building -- to the main entrance of the proposed building rather, to the
perimeter sidewalk along Southwest 5th Avenue. Some of the details aren't shown in
this -- in this site plan or the landscape plan that we will get when they come in for their
certificate as zoning compliance. Landscaping is required to be installed on site. There
is a 20 foot wide buffer required along Southwest 5th Avenue. They are showing that
on the landscape plan. Additionally, with the Troutner Park Subdivision, as you can see
on the west side of the project, there is a 35 foot wide landscape buffer that was
required as part of that development agreement and it's already in place. We are
working with the applicant a little bit on their architectural elevations. There are certain
standards that have to be met with the architect -- the architectural standards manual
we have with the City of Meridian with requires a mixture of materials and we limit
certain types of materials. In this case the applicant, I believe, has some information for
us tonight. Typically -- this seems like a lot of metal to me to meet our code. I have
asked him to provide some detail on what percentage that is of each facade, so that we
can look at that. Typically we get that with the certificate of zoning compliance and
design review, but because this specific subdivision requires, quote, unquote, detailed
CUP approval we thought it appropriate to at least give you some of that detail this
evening to deliberate over and so, as I said, the applicant is required to go forward with
the certificate of zoning compliance and design review once this is hypothetically
approved. Did not receive any written testimony. Staff is recommending approval. This
type of use and the architecture generally for the neighborhood and, as I said, we are
recommending approval and I will stand for any questions.
Perreault: Madam Chair?
McCarvel: Commissioner Perreault.
Perreault: Josh, can you pull back -- pull up the site plan again? So, that blank area
there between the covered parking and the building, that is going to be used for
storage?
Beach: Right.
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Perreault: Okay. And the covered parking is for employees or -- I guess I can --
Beach: The applicant can cover that a little bit better. I'm not sure exactly who is --
Perreault: Thank you.
Beach: -- going to be parking back there.
McCarvel: Any other questions for staff? Okay.
Cassinelli: Madam Chair?
McCarvel: Commissioner Cassinelli.
Cassinelli: I kind of have a random question, Josh. When is Corporate going to be
finished?
Beach: I don't know.
Cassinelli: Okay. We have got a project kind of coming in the area.
Parsons: Yeah. Madam -- Madam Chair, Members of the Commission, a couple things
to update you on. One, as you know, there is a multi-family project under construction
in the area that you guys acted on a couple years ago and that's under construction and
they are constructing a portion of that roadway with that development . So, we will get
that out to at least Meridian Road and in that section that goes over the Ten Mile Creek
and ties back into Waltman Lane, that's an -- if and when that property to the south
along the interstate develops. As you know, an application came before you called
Tanner Creek and that was recommended approval by this body, but it went to City
Council and they had actually recommended denial of that comp plan change. So, that
-- that piece of the puzzle is still up in the air.
Cassinelli: I guess I was -- the -- the part I was looking at was -- by the storage units
there where that multi-family is -- is that project under construction right now?
Beach: So, as soon as they are completed with that -- that section of Corporate will be
constructed and be able to get out to Meridian Road.
Cassinelli: Yeah. Perfect. Thank you.
McCarvel: Any other questions for staff? Okay. Commissioner --
Fitzgerald: Josh, you mentioned a small component of the -- of land that is unusable or
unbuildable. Can you identify that for me, so I -- just so I understand what we are
talking about?
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Beach: Goofy little guy right here. Kind of wraps around here. It's not big enough to
really do anything with it. I think even ACHD owns that. Or maybe they just own this
piece. I can't remember exactly, but --
Fitzgerald: So, one looks like a -- like a storage or --
Beach: Here is some water retention out here --
Fitzgerald: Yeah.
Beach: -- that I know is ACHD and I can't remember if they own this piece here or not.
Fitzgerald: It looks like it's an area like for storing sand or something like that . It's just
-- that's interesting.
Beach: It looks like -- to me it looks like there is a telephone pole.
Fitzgerald: Or that's -- maybe that's -- yeah. Interesting. Well, anyway -- okay. Thank
you.
Beach: And, then, it looks like there is sand and some other things here. I'm not sure if
it's ACHD that owns that and using it as a -- kind of a maintenance or storage area.
McCarvel: Future green area.
Fitzgerald: Do we send them a bill for cleanup?
McCarvel: Getting to that point.
Cassinelli: Madam Chair?
McCarvel: Commissioner Cassinelli.
Cassinelli: Josh, you -- can you go back to the -- the elevations there and the building
materials? Because what I'm seeing just a quick look around at some of the other
buildings in there, a lot of -- a lot of brick. Is that -- is that where you want to -- is that
the direction you want to go, that design review wants to go?
Beach: So, make sure I understand the question. We can't require them to build a brick
building, so -- is that what you're asking me?
Cassinelli: Well, was there -- and was there nothing in the -- in the original -- the
original business park DA that was developed in '95, '96 as far as design standards in
there? Okay.
McCarvel: It's just Meridian's design standard.
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Cassinelli: So, they are just going to have to follow it -- they will just follow Meridian
design standards. Okay.
McCarvel: All right. Would the applicant like to come forward.
Slichter: Good evening, Madam Chairman and Commissioners. My name is Chad
Slichter, Slichter Ugrin Architecture in Boise. 415 South 13th Street.
McCarvel: Yeah. Speak directly into the mic. Sometimes they are -- there you go.
Slichter: Is that better?
McCarvel: Perfect.
Slichter: Did you get my address and all that? Okay. I'm representing the owner and
since this was -- application went in this property was actually sold to the original person
I was representing to begin with, which is Chad McKibben behind me. Could you go to
the site plan real quick? I want to make a couple of clarifications here. There is no
storage in that open area. That was part of the original discussion. So, the parking in
the back is covered for utility vehicles and things of that nature, so their trucks can be
parked there. We don't want to have a bunch of stored materials out in that open
space. So, it's, basically, just maneuvering space for access to the covered parking and
access to the storage component, which is actually in the -- the one story portion of the
main building. Okay? So, on these photos there would be the piece to the -- to the
right. Yep. So, the intention is not to have a bunch of stuff -- pipe and all that kind of
stuff or conduit, whatever outside, it's all to be kept clean and nice. Go back to the -- so
we -- yeah. This is slightly different than the -- the landscape plan. Originally we had a
few things that were different here with the initial staff report, which has been modified
to this drawing and the landscape plan hasn't quite caught up with this necessarily. We
have shifted the two story component, so that north face wasn't totally in line and flat, so
we give a little bit of reveal there. We do need to get a sidewalk in to connect back up
to the -- to the main there on 5th. Part of that staff report also indicated, you know, a
need or -- to have a detached sidewalk, but since it's already there, leaving it in place
and not tearing it out and removing it or rebuilding it. Likewise, we did close up one of
the -- the entrances that currently exist onto 5th Avenue, so -- which this drawing shows
there were two into that parking lot from 5th. So, I think everything is good there. As far
as the building components -- oh, sorry. One more thing. The owner of this property is
also the owner of the track utilities property immediately to the south . So, they have
that entire chunk in the corner there of Corporate, just to be aware. So, we are -- all
those buildings are metal buildings, of course, so not that they are going to look
anything the same, but just some commonality between some of the property
components. So, now if we can go to the elevations. So, I think that originally the
submittal was truly a metal building, not pre- engineered, but metal skin, other than the
entry component and, obviously, the glass and stuff. So, in working through this we
have -- we are working towards, obviously, the architectural standards required by the
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city. One piece of this that is not totally in compliance the way the code reads is if metal
is being used you need to have two other primary field materials. So, just to give you an
idea -- and to be a field material it needs to be 20 percent of the particular facade.
Glass does not typically count as -- as that. However, that being said, we have -- we
have come back through and had -- had several components to the building, some --
some awnings for the south facing glazing. We have added in some wood components
and -- and some of the ribbon wrap arounds that you see on the -- the one story, which
start to mimic what we have on the main entry component and normally -- and we have
also added a base around the -- the two story component, which were shown as
concrete or CMU, to be determined, just depends, you know, cost and those types of
things. And concrete itself as -- unfinished concrete is not something that's normally
allowed either. So, it would be an architectural concrete that we would meet that
requirement. However, it's not big enough to actually qualify as a field material . That all
being said, the entry component -- granted, it is a lot of glazing is -- is beyond what you
would normally see and that component itself we would like to have considered as one
of the field components. We do have enough wood to be considered one of the two
components in the overall facade and adding a third component that is -- meets that
minimum 20 percent requirement, the building is disproportionate, I guess, as far as
materials, because you will have a whole bunch of stuff that's kind of equally weighted
and so that's kind of where we are headed. That's where we are moving towards the
feel of things to me as an architect is -- is good. The proportions are correct. If we put
in three materials that are really field materials, it's going to look disproportionate. So,
that's where we are at. I think we are -- for the intent of the architectural standards we
are definitely close, if not already there. So, I would leave it -- take any questions you
may have.
McCarvel: Any questions for the applicant?
Slichter: And I do have -- I don't know if you wanted actual percentages, but I can give
you those. I did do the calculations if you want to know those.
Fitzgerald: Madam Chair?
McCarvel: Mr. Fitzgerald.
Fitzgerald: Chad, are you in agreement with everything else besides the --
Slichter: Yeah. That's the -- that's the one piece that -- and it's not that we are not in
agreement, we feel that we are meeting the intent already.
Fitzgerald: Okay. Just wanted to make sure I --
Slichter: We did a lot of adjustments to get there. Like I said, when we started it truly
was a metal skin building with no base, no additional accent, other than just their main
entry. So, yeah, I think we feel that we are there.
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Fitzgerald: Thank you.
Slichter: Thank you.
McCarvel: Thank you. Do we have any public testimony?
Johnson: No, Madam Chair.
McCarvel: Okay. Nobody -- oh. Nobody being signed up, is there anyone in the room
who wishes to testify on this application?
Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: I move we close the public hearing on H-2018-0081.
Cassinelli: Second.
McCarvel: It has been moved and seconded to close the public hearing on H -2018-
0081. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: Personally I like this building, so I -- and I think they did modulate different
types of -- different types of architectural components and it sounds like they are doing
the intent of meeting our architectural guidelines. In looking around -- and I think Bill did
the same thing. Looking around the neighborhood, I think there is -- this will be an
improvement to some of the buildings that are around that area. I think it looks very
nice. I think Chad did a great job. So, I would be in favor.
McCarvel: Uh-huh. Yeah. First glance I wasn't sure if it meant architectural standards
or not, just because it seemed like a lot of metal, but in hearing the presentation and
stuff, I think with the mental landscape things, stuff that's around here and the building
being what it is, for a lot of storage and everything, I think it's -- I think it looks okay. But
I would hold it to Meridian design standards and let them figure it out.
Fitzgerald: Yeah.
Cassinelli: I would -- Madam Chair? I would be in agreement there and if there is no --
there was no objection from any of the residences behind, so it is -- it is cool looking.
Most of the other stuff is -- oh, there is a mix back there. Some of the office buildings
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are brick. But, then, there is straight metal skin buildings back there. Industrial
buildings. So, it's a -- it's a good blend.
McCarvel: Commissioner Perreault?
Perreault: Madam Chair, I -- I agree with my fellow commissioners. I don't really have
anything else to add. I think it looks -- I think it looks well done. I really like the glass
work in the front and how they have situated on -- on the property and they have done a
nice job to buffer with residential areas. So, I'm -- I agree. I'm going to agree.
McCarvel: Yeah. I think they said glass isn't usually considered one of the features, but
I think in this case it almost is.
Perreault: Yeah.
McCarvel: Okay.
Cassinelli: Madam Chair?
McCarvel: Commissioner Cassinelli.
Cassinelli: I'm going to make a motion. After considering all staff, applicant, public
testimony, I move to recommend approval to the City Council of file H-2018-0081 as
presented in the staff report for the hearing date of October 4th, 2018.
Fitzgerald: Second.
McCarvel: It has been moved and seconded to recommend approval on H-2018-0081.
All those in favor say aye. Opposed?
Parsons: Madam Chair? You guys are --
McCarvel: We are -- to not recommend approval, but to approve item -- I need to
correct this. Approve H-2018-0081. All those in favor say aye. Opposed? Motion
carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
G. Public Hearing for Meridian High School Auditorium H-2018-
0101 by LCA Architects, Located at 1900 W. Pine Ave.
1. Request: Conditional Use Permit approval to expand an
existing non-conforming use (parking lot); and
2. Request: Conditional Use Permit to expand a public
education
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institution an additional 31,992 square feet in the R-4 zoning
district
McCarvel: Okay. Next on the agenda is H-2018-0101, a public hearing for Meridian
High School auditorium and we will begin with the staff report.
Beach: Madam Chair, Members of the Commission, this is a -- are two conditional use
permits wrapped into this project for Meridian High School auditorium. The site consists
of approximately 33.37 acres of land, zoned R-4, located at 1900 West Pine, which is
the northwest corner of Pine and Linder. Adjacent land use and zoning. To the north is
a baseball field and residential properties in the Vineyard Subdivisions, zoned R-4. To
the west is rural residential agricultural properties, zoned RUT in Ada county. To the
south is the school property, Pine Avenue, and residential properties in Marywood
Subdivision, zoned R-8. And to the east is school property, zoned R-4 and Linder
Road. As you can see -- well, maybe you can't see. There has been a number of
administrative CZC applications on this property since 2001. Each one has
substantially increased the square footage of the property. Additions and portables and
tennis facilities -- lots of things. The Comprehensive Plan land use designation for the
property is civic -- and I should go to the map here, so you can kind of see where we
are talking about and get an aerial view. The applicant requests conditional use permit
to construct a new 31,922 square foot building addition to -- to the school and the
proposed addition will be placed in the existing courtyard . I will kind of zoom in here
and show you. This is the -- this is the existing courtyard at the school and it will consist
of an auditorium, a new lobby, new restrooms, a prop shop, dress, makeup rooms and a
new band room. Because the education facility is expanding, the UDC requires the
approval of a conditional use permit. Public education institutions in our UDC require a
conditional use permit. There are specific use standards listed in the UDC as well. As
education institutions that apply to be proposed -- that apply to the proposed use, if
approved the proposed use is required to comply with those standards . That said, there
are two conditional use permits approved. One is just because it's a school and they
are expanding the school. The second is there is a nonconforming use on the property.
So, Meridian High School has had several additions and improvements made to the site
over many years. Some at the adoption of our current UDC. Due to the number of the
improvements after the adoption of the UDC the landscape ordinance requires some of
the site to be brought up to meet current landscape standards and the staff report kind
of -- the applicant listed the year and how much square footage was -- was added to the
property going back to 1974. So, specifically UDC 11-3B-2D requires compliance with
the landscape ordinance if the building on the site expands beyond certain thresholds .
Because of the number of -- the number of additions after 2005 is approximately 49
percent of the existing structures on the site, perimeter and right of way landscaping is
required to be installed. Several of the expansions to the site the applicant has
incrementally increased landscaping to the site to comply with the UDC. The two areas
that currently do not meet UDC standards or a portion of parking along Pine Avenue --
kind of show you. Typically we require a 25 foot landscape buffer along Pine, along
arterial streets I should say, and it does not exist there. Perimeter right of way
landscaping is required to be installed and so it's the parking along Pine and portion of
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the site on the east boundary north of the bus access along Linder Road and so there is
-- typically we require trees and shrubs as part of that landscape buffer and there is --
there is nothing on this frontage of the property either. Per UDC 11-1B-4, the applicant
has submitted a conditional use permit to allow the school to extend the use of the
nonconforming parking lot along Pine and to maintain the current parking stalls
constructed on the site. As an alternative, the applicant is recommending the following
improvements to the site. They will construct a new 25 foot wide landscape buffer with
39 two inch caliper trees along Linder Road. Construct a new five foot wide landscape
buffer between the parking lot and the adjoining property to the west . The seminary.
Eight two inch caliper trees. And the new trees planted around the new auditorium will
include five inch caliper trees where possible, for a total of 52 caliper inches. Because
the applicant is proposing to add additional landscaping to the site , staff is supportive of
the alternative landscape improvements as noted above. Staff highly recommends
once his parking -- once this parking area is scheduled for replacement, that the school
district reconstruct the parking area and meet UDC standards, which would include that
25 foot landscape buffer along Pine. Additionally, there are quite a number of trees that
are currently located in the auditorium or where the new auditorium will be constructed.
Those will all need to be mitigated for and the applicant will have to coordinate with the
city arborist in determining how many of those and I believe they -- they have already
determined how many caliper inches need to be mitigated for and those will be placed
elsewhere on the property, which in all reality will probably equal some of the trees that
are going out here that will help us meet our section of code . The applicant has
provided a parking analysis to ensure the site has adequate parking in accord with the
parking standards in the UDC. Under the UDC nonresidential uses require one stall per
500 square feet of gross floor area. Currently the site is developed with 894 parking
stalls, which exceed the minimum of 746 stalls required by code. So -- so, some may
think it is not adequate for the number of vehicles that park there , but it does meet UDC
standards. Next is there is a section of our city's multi-use pathway that runs along the
Nine Mile Creek on the north side of the project and subsequent UDC, no requirements
have been placed on the applicant or the school district to get us closer to having a
pathway on the north side. So, the city's master -- master plan includes a multi-use
pathway designated on the south side of the Nine Mile Creek, since at least 2010 when
the pathways master plan was adopted . As I said, we have done several CZCs or
certificates of zoning compliance since that date and have not received any -- no
discussion, actually, on any of the CZCs to a pathway. We brought that at this time and
we have asked the applicant as a condition to -- not necessarily at this time construct a
multi-use pathway, but to get us an easement , so that if a future CZC we are able to get
something there according with Kim Warren who works in the Parks Department, she's
the pathways coordinator, on how that would work and so the applicant, I think, will
discuss that a little bit. They have been in contact with the irrigation district and have
some information for us on that. Go back to the PowerPoint. This is the site plan. You
can see there is a 900 some odd seat auditorium being constructed and there will be
some vegetation planted back in where they want it to be, not necessarily scattered
throughout. So, you can see some trees here, as well as a courtyard and some of the
other rooms and band area there. There are the architectural elevations submitted by
the applicant. Suffice it to say that the architecture will need to mee t the City of
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Meridian architectural standards manual requirements. As you can see -- I'm not sure if
you can, because it's a pretty small text, but the majority of this is metal as well, so we
will have to -- we will have to work with the -- the applicant to make sure that they can
comply with the architectural standards manual. I did not receive any written testimony
on this application. Staff is recommending approval of expansion of an existing school
and it sounds like the school district -- or the high school is in need of an auditorium.
Staff is recommending approval and I will stand for any questions.
McCarvel: Any questions for staff?
Cassinelli: Sure.
McCarvel: Commissioner Cassinelli.
Cassinelli: Since my middle name is parking. You did bring it up, but with the -- with
putting in the buffer along Pine, obviously, it's going to lose some parking, but we are
still going to remain above the minimum.
Beach: I don't know the answer to that question. I haven't done that analysis. So, if
that is the desire and with the future expansion of Pine or with another CZC, they have
to lose some parking, they will have to make up for that somewhere else.
Cassinelli: So, they are not putting in the -- in the landscape buffer at this time? Oh.
Okay. Sorry. I -- I misunderstood that.
Perreault: They are requesting alternatives --
Cassinelli: Okay.
Beach: This is where the -- that five foot landscaping would go along the LDS church's
seminary building, so they will put some landscaping in there and they are going to put
some -- some landscaping out here along Linder. Those are the -- kind of the two with
-- with some trees that kind of a -- what they are doing instead, you know, we can
expand the nonconforming use -- the conditional use permit, which is what they are
requesting this evening.
Perreault: Madam Chair?
McCarvel: Commissioner Perreault.
Perreault: The five foot buffer there on the west side, why that location? What -- is
there any benefits to that, other than that's just an area that they can add landscaping?
It doesn't -- I -- so, I have a Meridian High School student and that drive right there is
already very narrow, so I don't -- just curious why that location? Was that a
recommendation that was made by the school or the staff or -- just wondering.
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Beach: Madam Chair, Commissioner Perreault, they -- they suggested that as
something they would do in place of. Now, you can definitely ask them that question.
Perreault: Okay.
Beach: I'm not -- I'm not necessarily for or against landscaping there. That's just
something that they suggested that they would do.
Perreault: Okay. And, then, the current auditorium, where is it located in relationship to
the new one? Is that -- are they going to keep both and how many seats are in each?
Do we know any of that or is that something the applicant can answer?
Beach: The applicant can answer that.
McCarvel: Any other questions for staff? Would the applicant like to come forward.
Hansen: My name is Scott Hansen with Lombard Conrad Architects at 1221 Shoreline
Lane, Boise, Idaho. 83702. And I was planning on getting up here and just telling you
that I concurred with the staff report, but it sounds like there is quite a bit of questions
for me, so I can go ahead and take you through the design a little bit and , hopefully, just
answer those questions that you have as to what we are proposing for you tonight. The
-- the goal was to create a new auditorium for Meridian High School that would be in a
similar vein to what they have at the other high schools within the West Ada School
District. The existing auditorium seats about 200 people. It is really woefully
inadequate for that size of a high school, where all the other schools have auditoriums
that seat seven, eight, nine hundred seats. So, the goal here was to create an
auditorium that would seat roughly 900 when we started the design process. We are
currently at 780 seats is what the -- the -- the plan has right now. We also wanted to
take the opportunity to fix a number of problems that existed on that school site .
Number one is when any of you visit that school you're probably automatically drawn to
that courtyard thinking that's the entrance to the schoo l. In fact, it's not. When -- when
another firm a few years ago added different classrooms to that site , the new entrance
to the building itself got moved further to the east and you can see that in the elevations.
When you drive up there you can still see that. But it's still -- you tend to gravitate
toward that courtyard, because it just sort of has that natural feel to it . Also within that
courtyard there are about -- well, well over a dozen entrance points to the various
school buildings that are all separate from one another, are only connected by outdoor
breezeways and ramps and catwalks. That is a major security issue that we want to try
to alleviate. By filling that courtyard with a building, what we will achieve is creating one
single point of entrance to a lobby that will serve both the gymnasium and the
auditorium, as well as, then, create an internal circulation path from the academic
buildings, the fine arts building to the north and to the athletic complex to the west. So,
all that circulation will be done internally now, so students don't have to go outside to get
from one building to the next. So, we have done a -- I think a spectacular job in really
taking a hard look at security, which, of course, is important at all schools now
especially. So, like Josh said, the school -- or the auditorium, rather, is going to be
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about 32,000 square feet, seat 780 people. The existing auditorium will remain in place.
It will probably primarily be used for lectures and -- and just impromptu sort of things
that don't require a more intensive use of a full blown auditorium. So, that would be its
goal to do that. With respect to the overall site, I am going to hand out another handout,
because in the electronic presentation it didn't look like all of our submittal documents
got to you. So, if it's okay if I can just pass these out. These were actually part of the
submittal that went in, but on the second page you will be able to see more clearly
where we are planning on putting trees that mitigate the requirement for expanding of
the landscape of the parking lot. So, you want to go to the second page when you get
that handout. The reason why we are looking to extend the nonconforming us of the
parking lot is you could see on that overall site plan there is no buffer and landscaping
along Pine Avenue where the older parking lot is. In that area on -- on the electronic
monitoring that you're looking at where you see all the dirt that is -- that was an aerial
that was taken during construction, but that is now a brand new parking lot that is fully
landscaped. There is a buffer along Pine, but our main concern is that if we had to
landscape along Pine it would take out roughly 40 to 50 parking stalls along that edge
and the school district's biggest concern is that even though technically we have more
parking available to us than is required by the standards, in reality the parking lot is
pretty full most of the time and if we removed 40 to 50 stalls, the only place those
children really have to park now is across the street in residential areas. They would be
parking over there and, then, walking across the street, creating further hazard crossing
back and forth across Pine, not to mention, you know, parking in a residential
neighborhood that we don't want to have happen . So, we feel that the -- the parking
that is out there currently is sufficient for the need. We are not planning on adding more
student body to the high school as a result of this addition, even though it is 32,000
square feet, it's -- primarily that is just an auditorium. So, there are no additional
classrooms. There is no additional function to grow the school as a result of this
addition. I can also hand out to you -- sorry, I should have probably done this -- we --
we don't have that many copies of it. There are two that are not part of the original
submittal, but it gives you a better idea of what the floor plan of the building internally
looks like, so you can see how the corridors will function and connect the fine arts
building to the academic building, into the gymnasium and, I'm sorry, I should have
focused on that first handout that was given to you . When we -- on that second page
we showed all the new landscaping that we are proposing along Linder, we are
proposing 32 two inch caliper trees along Linder. We are also proposing more mature
trees in size of caliper, in the addition of the auditorium itself there in the courtyard and
around that area to give it a m ore mature feel as a replacement to those more mature
trees that are currently residing in the courtyard and your question as to why we are
landscaping that small little buffer between the LDS seminary and the parking lot, we
would rather not do that. That -- that was -- that wasn't staff's requirement, we were
only trying to do that to help mitigate the whole issue with the nonconforming use of the
parking lot. That is an expense that the school district would probably prefer not to have
to do. I don't think it would really serve -- serve to improve the parking lot or the
functionality of that space, but that was just really sort of our attempt on trying to
mitigate some issues. So, we would love that to go away. And with that I will just go
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ahead and stand for questions. And I guess I -- by the way, we accept all the conditions
of approval and the facts and finding of the staff report.
Perreault: Madam Chair?
McCarvel: Commissioner Perreault.
Perreault: Will there be events going on in the new auditorium that will have the public
coming in the daytime, in addition to the students or will any events primarily be
happening in the evenings? The parking lot is pretty full all the time. So, if there is
going to be anything that's going on in the daytime where there are additional parents or
events going on that's going to use the auditorium, is that going to create a parking
issue?
Hansen: I can't speak for how they are going to be, you know, using it over the length
of the life of that building. Generally speaking if there is events during -- and how they
normally use high school auditoriums if there is events during the day they are normally
there for the use of the students.
Perrault: Okay.
Hansen: So, the students that are already there are taking part in that program. The
majority of those kind of uses are after hours, you know, after most of the students have
left. There might be that occasional thing once in a great while that there may be that,
but I can't imagine they would, because there would be no place for the people.
Perreault: Okay.
Hansen: So, it would be a scheduling issue within the school district.
McCarvel: Any other questions for the applicant? I want -- you -- they talked about that
pathway easement. Do you have an idea on where that might go?
Hansen: Well, we spoke to both the irrigation district, as well as the Parks Department
on that. Parks felt that they did want to see the easement on the south side of the
canal. There is already a roadway on the north side . Our initial thought was, well, just
put that on the north and let the driveway that's already there serve as that pathway .
There is obvious issues with -- with that. So, the school district is okay with granting the
easement on the south side of the ditch. There is already a total 50 foot wide easement
on both the north and south of center line of the ditch . So, all we would do is simply
overlay a new easement for the path on the south and there shouldn't be any pro blem
with that.
McCarvel: Yeah. I was going to say I didn't think the irrigation district would be too
happy with the pathway on their road probably. So, yeah, if it was on the south side I
think that would be great.
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Perreault: Madam Chair?
McCarvel: Commissioner Perreault.
Perreault: So, right now the new addition and the -- the old part of the school,
separated by the courtyard, and so the two -- the looks, the materials, are sort of
separated now, but when you add this in now we are going to have the metal right next
to the break. Is there any chance the school might bring that -- the look of that brick and
can -- you know, in conformity with the metal building or is it just going to stay that way?
Hansen: Well, we have done a number of renderings showing how that's going to really
appear and we -- we believe that as it's currently design ed is really the best look. We
have taken a look at trying to bring brick and integrating into that, but it really becomes
apparent that it -- it's sort of a gratuitous effort to try to bring brick into a new design that
doesn't really belong. Additionally, that brick is no longer available. So, it can't be
matched to -- to that degree. So, it would be -- even though we can get something
similar, it doesn't match. So, our -- our efforts in trying to bring brick into that new
design just really didn't -- didn't look very good and I think once you have the
opportunity to see the three dimensional renderings that we have done with this when
we take it through the CZC process, I think the design is stellar.
Perreault: And there isn't any way to bring some of the metal or color elements onto the
brick?
Hansen: There, again, I think that would -- might be -- maybe a little bit of a challenge.
I think it -- it makes sense to have that clearly defined as to what was there before and
what is new. We are really taking the cues from the -- the more recent design
construction of the classroom buildings, bringing it in and -- and really taking more of a
theatrical kind of approach with the vertical metal accents that are kind of representative
of like a keyboard that you would see on, you know, a piano. It's -- it's that kind of
character that we are trying to create for that and the massing of the two buildings.
When you look at the mass straight on in elevation, it looks like everything is right out in
front of you, but, really, what you're seeing primarily is a large glass entrance that is
pronounced and it is significantly further advanced of the two story kind of space that's
behind it. So, there is a lot of three dimensional quality that's going on with that
massing.
McCarvel: I know Commissioner Perreault alluded to that driveway between the LDS
church and seminary and the parking lot. You would rather -- she said it's already
narrow. I don't drive in there ever.
Perreault: It's very narrow.
McCarvel: Is that something -- I mean -- I know you said you would rather not have the
expense of it. What -- is that truly a safety hazard there or what --
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Hansen: Well, no, it's not a safety hazard. That is actually an extra wide area. What
people are doing is they are parking there. Mostly they pick up, dropoff kind of parking.
It's not -- it's not permanent parking. But for the most part, you know, people will find
anyplace to pull up to stop to pick up and drop off . We would prefer that we just leave it
as it currently is, without any modification to that.
Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: Just to follow up on that, if you were to go forward with the proposed adding
trees there, you would bump it out or rip up the current sidewalk to add those trees?
Hansen: It would be pushed out toward the parking lot for the width of that planting
strip.
Fitzgerald: Yeah. Okay.
Hansen: Yes. So, it's not really limiting people from doing anything that they weren't
otherwise doing, it just narrows it a little bit. I don't think it's -- it won't make it any more
or less dangerous. It just is an expensive that we would probably rather not have.
Perreault: Madam Chair? Is there a way to -- to disallow parking? If that's bumped out
can there be -- can that be put in as a no parking zone?
Hansen: I suppose it could be.
Perreault: Okay.
Cassinelli: Madam Chair?
McCarvel: Commissioner Cassinelli.
Cassinelli: Since we are on the subject of trees and plants, it looks like you're going --
are you going over the required number trees along Linder ? Is that to mitigate the trees
that are being removed? Can you address that?
Hansen: Yes, sir. That's -- that's the only reason why we are putting in that many trees
is the mitigation. When we take a look at the total caliper of trees that are within that
courtyard, it's -- it's approaching 90 some odd inches and where we have it right now in
the proposed design is -- is a little more than 50. The issue is a lot of the trees that are
within that courtyard are relatively mature and a lot of them are behind the -- the ramps
and the elevated catwalks, so you can't really even see them from the street, but
because we are filling the entire area with the building, they are having to be taken out.
So, we are hoping that we might be able to work with the -- the city on maybe reducing
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the total inch per inch replacement, because, otherwise, we are going to be looking for a
lot of places to put trees that just don't need trees.
Cassinelli: So, your -- your preference would be to reduce the number of trees along
Linder?
Hansen: We are not asking for that, but it's -- it's more than what would be required
currently in our design.
Cassinelli: If you had it your way you would put fewer in along Linder?
Hansen: Yes.
Perreault: Madam Chair?
McCarvel: Commissioner Perreault.
Perreault: So, that courtyard -- a lot of kids eat there at lunch. It's a place where they
spend time hanging out before and after school. Is -- is there an area that is going to be
replaced for them to do that and spend that time ? Not necessarily landscaped, but is
the lobby somewhere that they can do that or is there -- I guess I'm wondering where
the students are going to go during those time periods. Because it seems to me every
time I have been there, there is -- there is tons of kids in that courtyard.
Hansen: Right. Of course that would be primarily when it's -- whether that's applicable
for doing that -- or favored for doing that. The lobby would be useful for that kind of
activity. It's going to be a nice glazed open area lobby. But also within the new kind of
courtyard that we are creating outside that lobby, we are creating seating, we are
creating a lot of landscape niches and things like that. So, there is still going to be quite
a bit of outside space for them to be able to do that.
Perreault: Okay. Thank you.
Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: Just to clarify. There are additional trees you're putting back into that area.
Hansen: Oh, yes. It will be more nicely landscaped afterward than it is currently.
McCarvel: Any other questions for the applicant?
Fitzgerald: No, ma'am.
McCarvel: Okay. Thank you.
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Hansen: Thank you.
McCarvel: Do we have anybody signed up for public testimony?
Johnson: There are no sign-ins.
McCarvel: Okay. Is there anyone in the room who wishes to testify on this application ?
Okay. Thank you.
Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: I move we close the public hearing on -- something. H-2018-0101.
Cassinelli: Second.
McCarvel: It has been moved and seconded to close the public hearing for H-2018-
0101. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
McCarvel: I think it looks like a really nice addition. I think to put, you know, some trees
out there by Linder to help mitigate that makes sense. I really don't have a feeling one
way or the other on putting trees that we are just trying to mitigate inches along an
already possibly congested area. I appreciate the easement for the pathway. I think it's
a -- probably a badly needed addition.
Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: I agree. Absolutely. I think it's a nice addition. Very well designed
architecture. I think it -- it blends. You look at the whole -- the broad look of the school,
I think it takes that stone to the metal and it kind of provides a nice centerpiece in
between, which I think is great. I do appreciate the security concerns that are mitigated
with this new edition. I like that we are shifting from one courtyard to a nicer more --
maybe better landscaped courtyard, maybe even more seating areas and those kinds of
things. I -- to be totally frank and honest, this parking lot is going to get redone.
McCarvel: Yeah.
Fitzgerald: They are going to rip it out again. So, I don't understand why we are adding
trees that we are going to tear up again. Because I guarantee it's going to happen.
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McCarvel: As well as Pine is probably going to get redone --
Fitzgerald: Yeah.
McCarvel: -- and do some landscaping then.
Fitzgerald: We redid the parking lot in the center and that's been landscaped properly.
So, I think we are kind of adding a band-aid that doesn't need a band-aid for -- just to
mitigate something that I think is being well taken care of with the trees out along
Linder, with the new courtyard redesign and the pathway that they are requesting, I
think we are -- we are balancing that out properly without having to add trees to an area
that doesn't really need them.
Cassinelli: Madam Chair?
McCarvel: Commissioner Cassinelli.
Cassinelli: I'm in agreement with all that. The only other thing I would say that -- that I
brought up -- I don't know that we -- that they really need to be required to put in as
much -- as many trees along Linder. Honestly, I kind of like driving by there and seeing
the football field and everything that's in there and it's going to be a jungle when they
get done with that many trees and if they are just trying to equal inches, I don't think
that's necessary, that, you know, as I stated the trees are mature, so I would -- I would
be comfortable with just whatever the -- the minimum recommendation is along Linder
and I don't know what that is, but if we just went with a minimum --
McCarvel: Of what code currently requires for --
Cassinelli: Yeah.
McCarvel: Yeah. Yeah. I think so, too. Because, otherwise, you're going to end up
with some -- like some of these subdivisions that have had -- had to go in and take out
trees, just because it's so overun -- ten, 20 years down the road, so --
Perreault: Madam Chair?
McCarvel: Commissioner Perreault.
Perreault: Oh, I completely agree. I -- I -- I also like that you can see the buildings and
the -- the fields and so putting those tree there -- trees there is going -- you know, that
field actually, from what I understand, is used for a lot of soccer practice, lacrosse
practice, and so not having the view from the street I think is -- I personally don't think is
great, but I understand why the city is requiring -- requiring that. And as far as the trees
along next to the seminary, I don't see a need for those to go there . I just -- I think, you
know, if they don't create a no parking area , there are cars parked on either side of that
entrance. The parking is -- I -- I understand that they have met code with the parking,
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but the parking is very difficult. Having a senior who parks in the residential area,
because it takes him 35, 40 minutes to get out of the parking lot after school . So,
anything that they can do to keep those driveways wide would be -- would be great.
Beach: Madam Chair? Just quickly. We have a -- just because it seems like you're
going this direction, we have a condition in the staff report , as you can see there, is 1.3
that requires the applicant to comply with the mitigation standards listed in the UDC.
Essentially, it makes them replace caliper per caliper and coordinate with Elory Huff and
the Parks Department on -- on whatever that means. He added 1.4 because those
were the things that the applicant suggested that they would do to help mitigate not
putting some landscaping in along Pine and some of the other things. I don't know that
we need to be that specific. I'm -- I'm comfortable with maybe not having 1.4 in there if
you don't want that to be there, because we are -- he is going to have to do whatever
Elroy requires of him to do based on the UDC and I -- not that it matters, but I kind of
agree with that five foot along seminary building, it seems kind of like they were adding
it just because they thought it was something that they could do . Now, if some of those
trees in that area are required caliper inches, they will need to go somewhere else on
the property, but I don't know that that's necessarily the best spot for them to go. So,
we are covered either way. They are going to have to mitigate based on what the UDC
requires.
Perreault: Madam Chair?
McCarvel: Commissioner Perreault.
Perreault: So, Josh, are you saying that they could choose to put trees in other
locations and not necessarily having to do the 20 foot wide buffer or do they have to do
the -- the buffer on Linder?
Beach: That would make that compliant with code, so --
Perreault: Okay.
Beach: -- that -- that helps us, if my analysis of the staff report -- as they add to the
building they have to be more compliant with code.
Perreault: Yeah.
Beach: That gets them that --
Perreault: Okay.
Beach: So, that -- that we want to have happen.
Perreault: So, it's adding the trees and the compliance with the code that --
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Beach: Correct. Correct. So, they are doing that to comply with code, but some of the
other trees can go elsewhere on the property.
Perreault: Can go elsewhere. Okay. Great.
Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: Just a follow up. Josh, so you're saying we can leave 1.3, let them work
with the arborists, but take 1.4 out and we will still meet UDC standards?
Beach: You got it. The intent there is to -- they asked is what they said they were going
to do, but because the applicant suggested that you might want to do something
different -- I'm not the expert in mitigation and where they need to go, that's Elroy. So,
rather than dictating exactly where they need to go, I think that the best idea is to let
them work with -- with Elroy on -- on that.
Parsons: Madam Chair, Members of the Commission, just for clarification, we -- we do
want the 25 foot buffer along Linder and, then, one tree every 35 linear feet per the
code and that, again, gets that site a little bit closer to compliance, because of the
building expansions that have occurred over the years. So, I think the applicant's
amenable to that. I don't know how much frontage they have there, but it's certainly not
going to total 39 trees. It's probably going to be half of that. Ten or 15 trees at most.
So, really, your biggest concern is -- we can have a condition that they install the 25 foot
landscape buffer -- we can rewrite condition 1.4 to say the applicant shall install the 25
foot wide landscape buffer in accordance with the UDC standards, 11-3B-7, and, then,
the rest can be left alone with 1.3 and they work with Elroy on the mitigation.
McCarvel: Okay. So, eliminate 1.4.2 and 1.4.3 and that .1 just reads the 25 foot buffer
doesn't necessarily have to be 39.
Fitzgerald: That meets UDC standards.
McCarvel: Yeah.
Cassinelli: Strike 1.2 and 1.3; is that what you said?
McCarvel: Yeah. 1.4.2 and 3.
Cassinelli: Oh. Okay.
McCarvel: Yeah.
Cassinelli: So, just leave it 1.41 as 1.4 for one.
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McCarvel: Yeah. But that it just needs to be a 25 foot wide buffer that complies with
UDC -- what Bill said. Along --
Fitzgerald: Scott, unfortunately, the meeting is closed for a second, so --
McCarvel: Yeah. I think we will get there.
Fitzgerald: If you want to talk to Bill, go chat with him real quick.
Perreault: Madam Chair?
McCarvel: Commissioner Perreault.
Perreault: So, I agree with Commissioner Fitzgerald. I -- I really like seeing what they
are doing with this in regard to safety, because that is -- that is an unsafe area. There is
several places where the concrete isn't even -- there is several areas that just -- it's not
-- it is. There is -- there is ramps, there is -- it's -- it's really not great from a security
standpoint or a safety standpoint. So, I think it's progressive of them to -- to go ahead
and use that space for that, instead of trying to add it onto another area of the campus.
So, I think that's fantastic in that regard. And it keeps them inside in the wintertime, not
having to go outside and that kind of thing. So, I think that's a good design in that
regard.
McCarvel: Is there anything you would like to add?
Parsons: Well, I would love for you to get to a decision, but I just had a conversation
with the applicant and he's informed me that Elroy did meet with them on the site and he
is wanting caliper inch per caliper inch to be replaced on the site, which puts us in a little
predicament. However, the UDC does allow for alternative compliance to any section of
the landscape ordinance. So, if that is your pleasure, then, certainly you can make a
recommendation that the applicant submit an alternative compliance with their
certificate of zoning compliance and design review application and we can take that
under consideration at staff level.
McCarvel: Okay. Or is this -- I have got a suggestion -- or is this impossible to track
that some of that mitigation be considered when that portion -- that old parking lot is
redone and landscaping goes in there? Can that be part of --
Parsons: Madam Chair, Members of the Commission --
McCarvel: Is it possible to --
Parsons: -- to mitigate -- right. The difficulty there is that that's -- I love the creativity
there. The difficulty is code is going to require a certain number of trees in mitigation,
so you can't count those trees.
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Meridian Planning & Zoning Commission
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McCarvel: Right.
Parsons: You only count for those that are above and beyond what code is going to
require, so -- and code is going to require a tree and planter island, it's going to require
a certain amount of trees along the buffer. So, really, the only way you could get there
is to add a bunch of trees to this particular property.
McCarvel: Okay. Or go for alternative compliance.
Parsons: Or go through alternative compliance.
Fitzgerald: Madam Chair, I am --
McCarvel: Commissioner Fitzgerald.
Fitzgerald: I am totally okay with -- of letting the staff at that staff level determine what
alternative compliance will make sense --
McCarvel: Yeah.
Fitzgerald: -- and putting trees in front of the seminary building does not make sense to
me.
Perreault: Madam Chair?
McCarvel: Commissioner Perreault.
Perreault: If -- if the -- you know, if it was in the school's best interest I would like to see
some of the trees planted in other areas, just -- there is a lot of blank space where it
would be nice to have some additional trees. But I know that some of those spaces are
used and have purposes, so you can stick a tree right in the middle of a lacrosse field,
but --
McCarvel: Maybe along the future pathway.
Perreault: Yeah. Along with the --
Fitzgerald: Yeah. The pathway line it with trees before it's built.
Perreault: Right. Along the future pathway.
McCarvel: Yeah. I mean there is a lot of places you could put trees. Okay.
Cassinelli: Madam Chair, I'm going to try a motion.
Meridian City Council Meeting Agenda October 18, 2018 – Page 46 of 194
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McCarvel: Commissioner Cassinelli, please do.
Cassinelli: After considering all staff, applicant, and public testimony, I move to
recommend approval -- is it recommend or just approval with a CUP? Okay. I move to
approve file number H-2018-0101 as presented in the staff report for the hearing date
October 4th, 2018, with the following modification: Strike 1.4.2 and 1.4.3 and add in --
well, and order, then, alternative compliance -- to seek alternative compliance in the
CZC for landscape.
Beach: I think you're meaning to say that the landscape buffer along Linder Road meet
UDC requirements.
Cassinelli: Correct.
McCarvel: That works.
Cassinelli: That works.
Fitzgerald: Second.
McCarvel: It has been moved and seconded to -- to approve Item No. H-2018-0101
with modifications. All those in favor say aye. Opposed? Motion carries. Thank you.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
McCarvel: Who would like the honors of the last motion?
Perreault: Madam Chair?
McCarvel: Commissioner Perreault.
Perreault: I move that we close the public hearing for the date of October 4th, 2018.
Cassinelli: Second.
McCarvel: It has been moved and seconded to adjourn. All those in favor say aye.
Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
MEETING ADJOURNED AT 7:50 P.M.
(AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) //
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Meridian Planning & Zoning Commission
October 4, 2018
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