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HomeMy WebLinkAboutApril 7, 2005 P&Z Minutes Meridian Planning & Zoning April 7, 2005 Page 18 0155 Rohm: Yes. Moe: Before we open this next hearing, the company I work for is a construction manager for the school district, so, therefore, I will be recusing myself from this hearing. Item 7: Public Hearing: AZ 05-008 Request for an Annexation and Zoning of 41.27 acres from RUT to R-4 for a new middle school for McMillan and Meridian Middle School by Joint School District No.2 - NEC of McMillan and Meridian Roads: Rohm: Okay. Thank you. I appreciate you bringing that to our attention and with that being said, at this time I would like to open the Public Hearing on AZ 05-008 and I'd like to get some staff comments. Wilson: Thank you, Mr. Chairman, Members of the Commission. The application before you is an application by the Joint School District No.2 for the annexation of 41 acres, currently zoned RUT, Ada County. They'd like to annex that to an R-4 zoning designation and construct a new middle school there. The property is located at the corner -- the northeast corner of McMillan Road and Meridian Road. A few key things to point out. As an annexation we are not able to condition on that -- on the annexation. If there were some outstanding issues, some major issues that need to be dealt with, we would do it with a development agreement. We are not proposing that with this application, so just a few key things to point out is we did recommend that the applicant continue the ten foot multi-use pathway that Saguaro Canyon to the east opted to construct in lieu of a five foot concrete sidewalk. We did ask the applicant to construct that through their project. They have agreed to that, is my understanding. I'll let the applicant's representative address that here in a few minutes, but they have -- they do feel like that's something that they would like to see done and it will be placed on the north side of the Lemp canal with a -- the canal company -- it's my understanding the canal company is requiring a fence along the canal for the safety of the children. Whether it's required by the canal company or not, I'm not quite sure, but they have represented there will be a fence there. So, the path would be separated from the canal by a fence and some landscaping. Something I guess I could mention -- the Lemp canal does run along the north side of McMillan Road, on the entire south boundary of this property, so that's a consideration. The Ada County Highway District has, in their report, their draft report that I reviewed, they did require a signalized pedestrian crossing on the eastern boundary of the property along Meridian Road from the future Paramont Subdivision. A little bit more history. Around this area, around this application, as previously mentioned, Saguaro Canyon has been recently approved directly to the east of this property. Ventana Subdivision, the Commission recently saw it, to the north of this property and there has also been a preliminary plat on the western side of Meridian Road for Paramount Subdivision. A mixture of housing, some office -- and specifically on the corner of McMillan Road and Meridian Road there would be some light office and commercial use. The properties to the south of this property have not developed yet. Directly to the south. To the southwest have not developed yet and, then, to the southeast is Cobre Basin. Staff did raise some issues in the staff report Meridian Planning & Zoning April 7, 2005 Page 190155 conceming the lack of sidewalks in the general area of the middle school. In order to start discussions between the school district and ACHD and City of Meridian, to kind of head off at the pass the problems that we have seen with Sawtooth -. with Sawtooth Middle School. It's kind of a difficult issue. It's kind of the chicken before the egg. In order for proper planning, the middle school needs to be in there ahead of these large developments that are expected in this area and because of that the improvements with those subdivisions haven't been built yet, so you get a middle school that's isolated from surrounding neighborhoods, with no sidewalks for pedestrian access to the middle school that has proved to be a problem at Sawtooth. In meeting with Director Canning and Wendel Bigham, a representative from the school district, we have begun discussions about what to do about that. A couple of things that were mentioned -- and this kind of depends on where the district boundary ends up being, where -- the boundary between who goes to this middle school and who goes to Sawtooth Middle School, which is a mile southwest of here, will kind of influence what happens, but there is some opportunity in subdivisions to the south for the school district to negotiate a temporary construction of a pathway across some properties that would link subdivisions together, specifically from the south -- if we could -- I'll use the mouse here. This neighborhood here, there was some discussion of a temporary path that would connect this neighborhood to this one -- I'm sorry if I speak generally, I haven't been around long enough to know exactly what these neighborhoods are -- would connect these two and, then, bring the students up through this neighborhood and there is a sidewalk connection along there and that would facilitate the movement of students from this -- from these southern subdivisions up to the middle school. Director Canning was optimistic that that was a solution that could work and maybe solve some of the problems that we saw with Sawtooth. To the north and northwest and generally west there are still some large gaps in the sidewalk system and there will be until Paramount and some of those other subdivisions are built out and -- but we do feel that things are moving in the right direction and just -- you know, this time we are talking about it, trying to figure out what we can do about it, instead of getting hit with some problems, you know, later on. And other than that, staff is supportive of the layout of the middle school and with that I will end staff's comments. Rohm: Thank you. Any questions of staff by fellow Commissioners? Newton-Huckabay: Not at this time. Rohm: With that being said, would the applicant like to come forward? Hanson: Mr. Commissioner, Members of the Commission, my name is Scott Hanson with Lombard-Conrad Architects, at 1221 Shoreline Lane, Boise. I'm here representing the Joint School District No.2 and reviewing staff's comments and with our meetings with staff, we take no exception to any of the recommendations in the staff report nor the recommendations of ACHD. With regard to the larger picture of the sidewalks on -- in the public way, I'll leave that to a larger discussion with the school district and the city, as well as ACHD. Obviously, I think Josh touched on that pretty well, is that we have got a lot of areas that are not connected, because they are not yet developed, just like Meridian Pianning & Zoning April 7. 2005 Page 20 of 55 Sawtooth Middle School was. Certainly, as soon as that development occurs, then, we will be -- we have interconnected the subdivision that is being platted right now in this area, as well as Saguaro Canyon here, interconnectivity into the side subdivision -- children in these subdivisions have direct access into the school without going out onto McMillan or Meridian Road and I would imagine, then, the school district will be working with ACHD and the city to try to -- yeah, it's not shown here, but there are development drawings shown for this development that come in and connect -- and that's the same direction we are bringing the sewer is through this area and we are using that -- that easement for the sewer as our pathway in, as well as a pathway through into this subdivision. We are running a sidewalk, as Josh indicated, along this property line that will connect into the circulation of the school district -- or of the school itself. It will be bounded with a fence on the south side to protect the children from accidentally getting into canal and that's their landscape. This drawing prior to our landscaping plan that shows landscaping and everything along this property line, but I will -- like I say, I'll leave it to the school district and the other parties to be here to speak to the larger issue of interconnectivity with the other subdivisions in the area. So, I'll just stand for questions. Rohm: Any question from the balance of Commissioners? Borup: The only thing I had interest on was the sidewalk situation, but I guess maybe it's been said. Rohm: Let me ask just this. So, you're saying that the school district is willing to at least keep that discussion open on the temporary path on the property to the south to get that connectivity -- can you put that other map back up? Borup: Doesn't that come up around the -- the second phase anyway? Josh, is that -- I'm not sure. I thought for some -- I don't know what I saw. I thought it was coming up in the not too distant future, which would kind of solve that problem anyway, wouldn't it? Rohm: And I believe Josh was speaking to some sort of a temporary path -- Borup: Yeah. That's Berney Glen, so that would be phase -- the next phase of that. Probably tie in anyway. Or not probably, there is two stub streets there that will tie in. Rohm: Well, it sounds like -- Hanson: Well, see, I couldn't commit the school district to developing sidewalks on parcels that they aren't responsible for, but I'm certain that they are going to want to work with all the parties that be to make sure that the kids can get to school in a safe manner. Rohm: And I think that's what staff was getting at, is want to make sure that everybody is on the same page, so that the flow of pedestrian traffic, if you will, will be conducive to getting to school in a safe manner. Meridian Piannlng & Zoning April 7. 2005 Page 21 0155 Borup: Which I guess that leads to the question - we're assuming that at least everybody on this map would all be walking to school, they would not be bused? I mean they are all less than a mile away or a half a mile. Hanson: Well, it depends on -- it really depends on what the boundaries are going to wind up being. Borup: I'm just -- on this -- what's on the screen right now would all be walking or -- assuming that there is pedestrian crossings. Hanson: More than likely. But I have seen in some cases -- and I'm assuming this is the case, but there could be a boundary that is right here, possibly. And everyone over here walks to school and these people go to -- Borup: No. I understand that. Hanson: -- Sawtooth. Borup: I have seen that, too. Wilson: Commissioner Borup, just a quick point. In discussions with Mr. Bigham, he did indicate that a mile and a half is the general busing radius. Borup: Okay. Wilson: So, closer to that would typically walk or be dropped off by parents. Newton-Huckabay: Unless there is not the infrastructure there, then, your kids have to get bused, because it's a safety issue. Wilson: Correct. Newton-Huckabay: I'm also confident, being a parent who experiences the joy of Sawtooth Middle School every morning -- and I live only a quarter of a mile away from it, that the city and the school district are all going to want to avoid the issues we have at Sawtooth right now with the new middle school. Rohm: Thank you, sir. Hanson: Thank you. Rohm: Is there anybody else that would like to testify before this Commission on this? Okay. With that, do any of the Commissioners have any other questions of staff or are we ready to move forward? Meridian Planning & Zoning April 7. 2005 Page 22 0155 Borup: I think we are ready, Mr. Chairman. Excuse me. Newton-Huckabay: I was just curious in those discussions, as I said, getting to experience the Sawtooth Middle School, are we going to work to try to create some improvements to that intersection? I know there is something going on at the intersection right now. I believe that's sewer work or -- I mean is that -- I guess it's a question for my own edification. Wilson: Yeah. I'm hesitant to fully represent what Mr. Bigham agreed to, but the general discussion was that improvements specifically along Meridian and McMillan Road are difficult, because ACHD doesn't have the right of way and right now isn't planning for the right of way that would be necessary for those at that intersection. But he was very open to finding other solutions and Director Canning did make it clear that Mayor and Council will want to see some sort of solution. So, the school district is very open to trying to figure something out here. And specific improvements along Meridian or McMillan didn't sound like maybe was -- was what was going to happen, but the idea that something will come up is-- Borup: You know, you got to admire the school district. It's a tough situation they are in. If they wait until there is all the infrastructure, the schools are overcrowded and everyone gets on their -- gets on them for that. If they go out in an area that doesn't have the development and they don't have the infrastructure, but they are trying stay ahead of things -- you know, it's difficult to have it both ways. I think they are doing a good job on trying to keep ahead of things it looks like. Rohm: I think it's suffice to say that the school district has worked well with the city in the past and I don't see any reason why they won't be coming to the table on this one and finding the right solution, so -- Newton-Huckabay: Are we ready to move on? Rohm: Yes. Borup: Mr. Chairman, I move we close the Public Hearing. Newton-Huckabay: Second. Rohm: It's been moved and seconded that we close the Public Hearing on AZ 05-008. All those in favor say aye. Opposed? No opposition. Thank you. MOTION CARRIED: FOUR AYES. ONE ABSENT. Borup: Mr. Chairman, I move we forward to City Council recommending approval of AZ 05-008, with - including all staff comments and staff -- what is the memo date? The one we have before us -- transmittal date of April 1 st for today's hearing date, with no changes. Meridian Planning & Zoning April 7. 2005 Page 23 0155 Newton-Huckabay: Second. Rohm: Recommending approval? Borup: Yes. Recommending approval. Rohm: It's been moved and seconded that we forward onto City Council recommending approval of AZ 05-008. All those in favor say aye. Opposed? Thank you very much. MOTION CARRIED: FOUR AYES. ONE ABSENT. Freckleton: Mr. Chair? While Commissioner Moe is making his way back, I'd just like to make a staff introduction tonight, if I could. You probably saw Mike Cole's name on staff reports -- a couple of staff reports today. Mike has -- he's been an employee with the Public Works Department for about a year -- about a year now and we had a position open up with the reorganization of Public Works and Mike stepped up and he's doing a great job. So, just wanted to introduce him to you tonight. Mike Cole. Rohm: Well, welcome, Mike. Okay. At this time we are going to take a short break, about ten minutes, and we will be back at about 8:25. (Recess.) Item 8: Public Hearing: CUP 05-010 Request for a Conditional Use Permit for a daycare facility for up to 200 children for Nature's Child by Nature's Child, LLC - Parcel B of Lot 4, Block 4, Silverstone Business Campus: Rohm: I'd like to reconvene the regularly scheduled meeting of the Planning and Zoning Commission and at this time I'd like to open the Public Hearing on CUP 05-010 and ask for staff report, please. Wilson: Thank you, Mr. Chairman, Members of the Commission. The application before you is an application by Nature's Child, LLC, for a Conditional Use Permit for a child care center in a C-G zone in the Silverstone Business Campus. The subject property is located on Lot 4, Block 4, of Silverstone, directly across the street from the Citi Group Building. And all the immediately adjacent areas to the site are commercially zoned. They have requested approval for up to 200 children. That puts them in the highest classification of day care facilities that the City of Meridian has. Just some quick background. We classify them from zero to five is allowed as accessory uses in residential areas. And, then, from six to 12 is a Conditional Use Permit. And, then, also 12 and above is a Conditional Use Permit. And this definitely fits in the 12 and above category. Staff doesn't have many concerns with the proposal as submitted. A couple - - just a couple minor outstanding issues. The shared access drive with the property to the south, the fire department will require construction of that to its full width before occupancy of the building for emergency access and in relation to that, the applicant will