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HomeMy WebLinkAboutSeptember 21, 2006 P&Z Minutes Meridian Planning & Zoning September 21,2006 Page 52 of 86 Rohm: At this time I'd like to open the Public Hearing on CUP 06-028 associated with Dutch Brothers Drive- Thru, for the sole purpose of continuing this item to the regularly scheduled meeting of Planning and Zoning for the date of November 16th, 2006. Zaremba: So moved. Moe: Second. Rohm: It's been moved and seconded we continue CUP 06-028 to November 16th, 2006. All those in favor say aye. Opposed same sign? Motion carried. MOTION CARRIED: ALL AYES. Item 9: Public Hearing: CPA 06-003 Request for a Comprehensive Plan Amendment to modify the Future Land Use Map to extend future land uses within the City of Meridian south to Colombia Road, west to Meridian Road and east to Eagle Road and to modify some of the existing land use designations on the Map along Amity Road, between Meridian Road and Eagle Road for Southeast Comprehensive Plan Amendment by Bailey Engineers - between Meridian Road and Eagle Road & between Columbia Road to X mile north of Amity Road: Rohm: All right. Moving a little faster here. Okay. At this time I'd like to open the Public Hearing on CPA 06-003 related to Southeast Comprehensive Plan amendment and start with the staff report. Hood: Thank you, Mr. Chair, Members of the Commission. This application is a Comprehensive Plan map amendment, which, again, by state law you can only make a recommendation to the City Council at a minimum -- or a maximum of one every six months, so I'm going to -- I don't want to rush things. I know we spent a lot of time on the last project. This is a huge -- only in land area, but there are huge development projects that are going to be coming before you. In fact, there are two of them that are within the area proposed for amendment in this subject application, but I am going to run fairly quickly through the proposal. Now, we are bound -- part of this area is currently within the city's area of impact and our urban service boundary. The -- let's see. This map's a little bit tough for me to read. There is Eagle. So, right here is our current area of impact boundary. No. I'm sorry. That's -- so we are a quarter mile south. You can see the dashed line there. That's current area of impact. So, two of the properties, which will be the next two agenda items, are currently designated low density residential upon our future land use map today. The applicant is proposing to modify the map with all the areas that are highlighted in the teal blue or whatever color that is. General boundaries, again, are Amity Road -- just north of Amity Road, Eagle Road, over to Meridian Road, and southbound to Columbia Road. There is the aerial. As you can see, it's -- you know, you would expect largely agricultural rural. There are some within the four miles that this generally encompasses. There is a seminary. There is a lineman school for Idaho Power. I think it's one of these. I can't quite make it out Meridian Planning & Zoning September 21, 2006 Page 53 of 86 from here. There is another -- I think a church owns the parcel here. ACHD has a gravel -- I'm not exactly sure what they do back here, but they have some type of a pit back there. There is another -- and it may even be associated with American Paving I think is the company that's right on the corner there, but this is all within the geographical boundaries of the map amendment. Now, the applicant, again, has a direct interest today in what is highlighted. And let me show you the map that they propose to the city to amend our Comprehensive Plan map with and, again, I'm going to focus on the darker highlighted areas. There are these cross-hatched -- it may be a little bit harder to see. The yellow isn't very vibrant and you can definitely make out that that is part of their application. Some -- a thousand acres, around 1,100 acres, roughly, composed of -- I can't remember how many parcels, but there are several parcels that are involved with this. I'm just going to call out the neighborhood center here at the intersection of Lake Hazel and Locust Grove. There is another mixed use area. It does not carry the neighborhood center designation, but a mixed use regional designation shown on Eagle Road. Also potentially shown is another mixed use neighborhood center on Eagle Road at the Amity intersection. A fire station being proposed. This fire station currently on the map is at the half mile. The fire department's okay with moving that designation to this location. The park's department previous discussions regarding parks in this general area thought it would be kind of neat to have a -- I'll call it an alternative park, but there is a -- they are filling in this area now and it would give it some -- it's a bowl almost today and they thought, here, that would be good for maybe sledding or some rock climbing opportunities or -- not your traditional soccer field green space park. So, I'll get to some of my recommendations, but that's in my recommendation for the map. Essentially, to cut to the chase, staff is recommending that everything currently within our area of impact stay with the current designations. I'll jump to that real quick. That area is highlighted a quarter mile south. So, everything would stay as it's currently designated today, with the exception of moving the fire station here, adding a multi-use pathway to the map along the Intermountain Gas pipeline. That's going to be a great amenity, which hopefully you will see here in the next little bit with some of the developments that actually are adjacent to it. And, again, moving the park designation there. But, again, the only real change up here are what I just mentioned and I'm going to jump back to the applicant's proposal real quick. So, that -- that change does affect these two projects. It affects them inasmuch as they are low -- I'll let the applicant actually get up when we get to this project, I think there is some -- I didn't read their letter, but I did see that there is a letter from them talking about the density proposed there. I'm not going to go into that too much, but, generally, leaving this alone, because we -- the city is currently going through looking at the greater south Meridian area and where our future -- our 20 year build out line -- area of impact line should be, essentially, between Kuna and the City of Meridian, Boise, what can we service, what can they service, what are appropriate land uses -- there is a huge study going on right now. Matt Ellsworth in our long range Comprehensive Planning side of things is here this evening if you have any questions about where that study there is. There was a meeting last night regarding just that and getting some stakeholders involved in saying what do you see for this -- this isn't the first meeting, it's ongoing, it's been going on for a couple few months anyways. So, staff felt that it wasn't right to bypass that whole project and, actually, approve everything that the applicant is showing on their map. Now, again, they have an interest Meridian Planning & Zoning September 21, 2006 Page 54 of 86 in the highlighted stuff. I believe that we should let that process take shape and I understand that this map that staff is proposing is probably going to change -- maybe not too substantially. Quite honestly, we are -- from what I have heard -- and it is secondhand -- most folks that do own land down there do want to keep some type of a rural feel to this area. So, designating three-quarters of the land down in this four square mile area as low density residential -- probably is a best guess. I mean, really, I don't see -- I don't see that changing a lot. Now, there could be some more commercial maybe along Eagle Road, maybe even some at the intersection of Amity, as the applicant had shown, and Eagle Road. One of the major changes that I'm -- I don't know if it's major -- one of the changes I'm recommending to the applicant's proposal is that the neighborhood center shown on their plan go from the regional designation to the community designation. That just, essentially, steps it down a notch from being the Costcos or those uses where people will travel from Nampa to come here and make it more community based uses, such as maybe a smaller grocery store or something like that. But you're basically drawing people in from a couple miles around, not a regional draw. Not a Cabelo's. So, that's one of the changes that's been recommended. The other change -- and I'm going to keep my pointer on it right here, if you kind of just look in this general area there. The applicant is showing low density that generally runs right along the ridge and I'll let him talk about the topography, because I have not walked this whole area and I'm sure Kent knows a lot more about the topography. I did read his letter and do know that this is a pretty predominant ridge that runs in this general location. The idea was to have low density, nice views there, kind of make the medium density transition there. Staff has recommended that they move that line essentially on the ridge and make it out a little bit more low to that, still, essentially, keep the same 45 degree angle, if you will. Again, this is a guide, so it doesn't have to fall right there, it -- there is some wiggle room in exactly where it transitions from low to medium or maybe low to medium to high in the future, if that's what the study says, but -- but that would be another change that I'm recommending to their map. And, again, that we, the city, adopt this addendum to our future land use map, with the understanding, again, that it is going to be subject to additional change is six more months when we come before you with that detailed plan saying we are fine tuning even, you know, this area that's low density on this plan even further. I hope that makes sense of everyone, but I didn't feel all high and mighty and want to tell everyone what their land uses should be and really bypass that process that we have hired this consulting team to undertake here and it is -- we are shooting to make the December 15th cutoff and, then, again, we can only bring that recommendation to you or a Comp Plan map amendment to you six months after you make a recommendation. So, the earliest would be March, I guess, if I do that math in my head real quick. April -- to the 1 st of April, I guess, would be the first that we could actually change this map again or recommend changing the map. But in the interim I don't think there is any negative impacts to that. We may get someone here that wants to come in and do a low density subdivision in the next six months before there is that opportunity. We will be able to address that and the best interest question individually and I just thought, again, that we will start at the bottom and work our way up, rather than having some be designated commercial and bump them all the way down to medium density residential or whatever, it makes sense to start low and let's work our way up, rather than starting high and jumble land uses all over the place. So, that's kind Meridian Planning & Zoning September 21, 2006 Page 55 of 86 of my thought process. Hopefully -- again, hopefully, that makes sense to you all. I think that's really -- I did list the changes in the staff report. Those are the major ones, though. I think with that -- if you look at page nine of the staff report, it's something -- the summary and recommendation section, it does list -- you can kind of follow along, you can look at their map and, then, these are the summary and recommendation changes, but through the applicant's proposal, essentially, there were the -- the two modifications of staff -- three, I guess, if you include the change to have the stuff that's currently within our area of impact remain as it is. So, with that I think I will stand for any questions. Rohm: Any questions of staff? Borup: Mr. Chairman, I think I understood, I just wanted to clarify. Basically what you're saying is to keep it a little more basic at this time, more the low density, until the south Meridian plan is adopted, anticipating that -- that this designation would probably be temporary and that the south plan -- south Meridian plan could change that and it would be able to get a little more specific, is that -- Hood: Let me clarify that a little bit. What the applicant has an interest in -- which is, again, this stuff that's highlighted darker -- Borup: Right. Quite a bit. Hood: I don't anticipate that changing -- there may be a tweak here or there -- you know, maybe -- maybe this changes to some other designation, but, really, they have development plans for this property that corresponds to what they are proposing. Borup: Okay. Hood: And they are ready or getting ready to submit those to you. So, I do not see what is highlighted here as amended here changing. It's the green -- it's really the light greens that are not part of this -- they may well look exactly like this when you get through the Public Hearing process, I just do not know that. I think the applicant did a good job of proposing a pretty good transition between their project and adjacent properties and showing some additional commercial and, you know, a lot of residential and -- but we have got market studies going on. We have hired professionals that have looked at Meridian over the past 20 years and trends and are going to throw a bunch of different studies that stake holders and you guys here in six months and they will further amend what the applicant doesn't have an interest in today. So, just to clarify that. Borup: Thank you. Brown: For the record, Kent Brown, 1500 East Iron Eagle, Eagle, Idaho. It's been an interesting process doing one of these plans, trying to get what the city wants and what they had envisioned. I mean just to take something simple like that neighborhood center, I mean the comment was the first time I showed them after listening to their comments is that my circle wasn't big enough. So, we have gone through those kind of Meridian Planning & Zoning September 21, 2006 Page 56 of 86 gyrations, if you will, and we have talked with many of the governing agencies, the school district, the fire department, I have been in many discussions with the irrigation company and the Williams pipeline people to try to work something out that made sense and, realistically, the only part that we have any authority to even recommend that you change is the part that our clients have option agreements or they actually own and so that's why the line is around what we are showing. And yet some of the logic that I used and what I was doing is that you currently had the Ten Mile Creek shown in Tuscany and the developments to the north as a pathway and so I just showed extending that. If you take this and follow it just a little bit further, you're to Boise Ranch Golf Course and it runs along the toe of the slope there along this prominent ridge that we are going to continue to talk about a little bit. The Williams pipeline runs -- well, I brought a project before you off of Black Cat and Franklin Road, the Williams pipeline ran through that property. It ends up being some 80 feet wide between the two pipes that are there. They really don't want houses on top of it. They allow you to cross it with roads and those kind of things. So, it made kind of sense to turn that into a greenbelt and it comes out south of the Boise Ranch Golf Course and heads down to Utah. So, it, actually, makes a pretty good fence. And it cut through the intersection here at Lake Hazel and Locust Grove, which created a -- kind of a different design feature that was kind of unique in the fact that you had this area inside and, then, you have a canal that's located in here that made that kind of unique shape. So, I did go before the parks commission in this overall area. We are proposing a neighborhood park at this location, which the parks commissioner thought was acceptable. It kind of sits off of the existing asphalted road. The green area, the low density portion here, is already being platted as a non-farm subdivision called Black Rock. Those are acre and half acre lots with really great views looking out towards Stack Rock and Bogus Basin, which sit on this predominate ridge that my letter talks about and I -- you look at the areas -- if you look at this mile section from Amity to Lake Hazel, Eagle Road to Locust Grove, you have four lots that were developed here in the Diamond Ridge Subdivision and you have a couple of the estate lots that are in here and, then, a few scattered along Lake Hazel. You have an LDS church that's located on the corner there and, realistically, everything else is just a couple farm houses throughout the majority of that mile section. You're in the same boat here in this section. You have a church site located here, a few farm houses, basically, along here. This was developed as a ten acre subdivision to the south of us and, then, my client owns that upper portion. There is the Bogus Creek Ranch that they do weddings -- that's the only thing I know that they do out there. I don't know what else they do. They got kind of like a little facade of an old frontier wild west town type of deal that is located in this area to the south of our project. In this mile section here you have the gravel pit that's located at -- across from the old chicken coops there and, then, you have the highway district's gravel pit and, then, a few houses across from Mary McPhearson that are going down the ridge and, then, there is a street or two that go in with a few homes sitting on acre or two acres or five acres. This point right here drops immediately off to the gravel pit. I mean that -- it's like a cliff, if you will, at that point. There is a subdivision that my former firm did that's a nonfarm that's located here that's been developed and, then, there is a few five acre homes that are located in this area. This is basically just a couple homes. Most of them my client has purchased. Some of the others that are not highlighted he has options on. There is this non-farm that was Meridian Planning & Zoning September 21, 2006 Page 57 of 86 done down here with these acres and, then, the Baptist church owns the corner and, then, the lineman school, a couple other people have bought in there speculating on commercial development and coming in at the mid mile collector, as you guys have kind of discussed to extend tonight on that road. As we have looked at this, one of the areas that we -- kind of talking with staff and so forth, we recommended that they look at a neighborhood center in this location, mostly because they don't have any shopping south of the freeway and you put these homes in out there, you need someplace for them to go shop and so you have Tuscany Lakes that is right here, Messina Meadows has been approved, most of this section to the north has development in it, residential development, so there really isn't any spaces left. There is a city park that's located here in Messina Meadows project. So, if you're looking for a flat intersection, because you have this ridge that kind of runs through that southwest area, the closest shopping is at Five Mile and Lake Hazel or you have to go over in Boise or you have to go north and we all know how much fun that that is in either Meridian Road or on Eagle Road. So, this made sense to me. One of my clients -- the property owners here does have an option on this piece of property, so I guess I took leave of my senses and said that made kind of sense, so -- but that's -- that's why it was highlighted there. I do have development plans and -- on most of this and what I'm showing matches pretty close to this application that we will be hearing later. The reason I suggested median density next to Amity Road is just using a rule of thumb of what we have done in the north Meridian and that most recent plan is that when you get closer to the road, you kind of expect higher densities. You know, I guess it doesn't rattle me that much if it's -- or if it's low density, because you can ask for the bump up, which I think is a nice option that the city offers that, you know, you're just not locked into that and the projects that we are proposing in that area were less than -- were three or less in our densities, so I'm not overly concerned that staff is recommending that that change. But, to me, that whole area in there that when you're close to Amity Road and I truly believe that they need some shopping centers at an intersection someplace in the southwest. This is at the toe of the slope of the hill. This one is at the toe of the slope -- or, actually, it's on the hillside. This one is flat. But we really -- you know, we are not really thinking that we are going to be the shopping center. We have never wanted to be the regional -- we are fine with staff's recommendation that that be a community. We are thinking that that's what we were shooting for anyway, that TN-R, TN-C zoning is what we were hoping for in there, with some -- just a little -- a nice little neighborhood center. And I actually think that it will work. We have looked at -- in our development plans of making this when you're driving Lake Hazel you really will be able to tell that you have arrived at this location by -- instead of having that center turning lane, because we are developing on all four sides of the roads out there, we don't need turning lanes, except at where we have got streets and so we are talking about putting landscaping in the center, kind of what -- if you have seen some of the Eagle Road plan, putting an island in the center with some landscaping and streetlights and those kind of things are what we are hoping to accomplish there, that you really know that you're come to a destination. We even played with putting a roundabout there and the comments back from the highway district, they are not real excited about having a two lane roundabout yet in Idaho, so we will have to have a stop light. But it's just been an exciting project. It's been kind of fun to do. We also have proposed another seven or eight acre park here in this mile section. Meridian Planning & Zoning September 21, 2006 Page 58 of 86 This will probably be the first -- the parks department is really -- and the parks commission really like the design that we have for this park that's along the pathway. It was a round park. It's circular and, then, it has streets and, then, alleys, and the muses coming off of the other side of the circle, but this park will be round and it kind of gives you a different kind of shape. This park here is located with an elementary school site that we are proposing and just outside or a part of the neighborhood center. I think I have probably talked too much and I'll stand for any questions. Rohm: Thank you. Do you have any questions of this applicant? Zaremba: Mr. Chairman? Rohm: Commissioner. Zaremba: Mr. Brown, would you -- I know you have said you could be comfortable with some of the staffs suggestions. Is there anything there suggesting that -- would give you sleepless nights or -- can we switch to the staffs picture? Anything there that just really scares you? Brown: With the ability to ask for the bump up -- I mean we are really not trying to get over four units per acre in most of what we are submitting here. We have great amounts of open space. This location here with what they were proposing is moving that line a little further than where I think it should be, but I mean my design is done, I'm ready to turn it in, the only thing that we are probably -- is kind of similar discussion that we are going to have at the next hearing is -- you know, is the zone that I'm asking for matching. Densitywise I'm fine with the density, but it's -- your policies -- the way that your policies are required that if I have a certain designation and I don't ask for a bump up to a medium density, then, I can only use certain zones. I think that's basically what -- so that's about the only place that really does give me a little difficulty. Zaremba: Okay. Clearly you have put a lot of thought and work into the amendment that you're asking for in a very large area. Brown: Right. Zaremba: And I think that's great that you can take a big picture like that. The converse is I also agree with the staff that we need to let the committee that's doing the south Meridian plan get some of their ideas out. Brown: Right. Zaremba: So, it seemed to me it's a pretty good compromise to go with their suggestion, with the exception of a spot or two that you really would like to have different. Brown: The low density -- basically what they have done is they have moved it out into the flat and I think that -- I can understand their logic and, truly, the only reason that it -- Meridian Planning & Zoning September 21, 2006 Page 59 of 86 that it, I guess, doesn't really upset me is that you can ask for the bump up. If you did not have that option and if I was just locked in that I had to have -- basically what you're saying when you move the zone is that you're not allowed to have R-8, you have to have R-4 or R-2 and it has nothing to do with density, because I mean what I -- in my development plan for this particular piece of property, I'm close to 25 acres of open space, eight of it giving it to the city as a park, and its paths and other things and so, yeah, we have got smaller lots, so we really didn't want to try to approach it from a -- ask for a PUD. I mean I guess I can ask for a PUD if you go along with their plan, because I more than exceeded -- I mean I probably have close to a mile of pathway on that little project, because we put a path at the bottom of the toe of the slope, trying to make that transition between those two home products, but that's the only part that's kind of difficult. Borup: So, that's the main difference, you'd like to keep the transition at the top of the -- top of the slope? Brown: Toe of the slope. Everywhere else -- we had intended this to be community -- either a miscommunication or me being cheap, because -- I won't touch that one. Caleb will appreciate that, but -- yeah, we are fine with the community. That's what we want there. We don't want regional. We don't want people coming there to shop. Borup: Okay. But are you saying on a project this size you're not going to have any high density areas? Brown: The high density areas would be in this neighborhood -- Borup: Just in the neighborhood, that would be the only place? Brown: And we are proposing a little bit in this regional here that is -- we are hoping this is similar to Silverstone and what's out on Overland next to Mountain View High School, that it's an employment base and that there might be similar uses that you guys have been approving in this area. Borup: I was just thinking, you know, a thousand acres, and there is more than that out there with other properties that some higher density is probably appropriate in certain areas. Brown: And I guess this is about the only area. I mean with the medium density we can reach the numbers that we are looking for and it just didn't really seem appropriate for some of the view lots that we will end up with there. Borup: Questions for staff. Caleb, did you have any concern on -- on moving that area to the toe of the slope? I mean what was your rationale on going beyond? Hood: Mr. Chair, Commissioner Borup, I don't necessarily -- like Kent said, I don't have any heartburn being -- as the applicant proposed. What it's really going to come down to Meridian Planning & Zoning September 21,2006 Page 60 of 86 is when the development's proposed and having the transition be what possibly the City Council may be looking for and that's kind of what my rationale was is -- not directly from the Council, but what I have heard through other avenues that maybe they envision for this area, some more low density and that's why I felt moving it over a little bit should reflect better what actually gets constructed on the ground. Not necessarily represent the zoning, but how many dwelling units are actually constructed per acre up to three with that and not four to eight, so I -- Borup: So, that is how you determine the zoning, though, isn't it? Hood: Somewhat. I mean, again, they can apply for an R-8 zone and have some lots in there that are 5,000 square feet. If the overall density does not exceed three, it's still consistent with the Comp Plan anyways. Borup: Oh. Okay. Hood: So, there is some -- there is flexibility. Again, the map -- it is a guide and that can shift and it's not in exact location anyway, so whether it's here or at the toe of the slope, when that development comes through -- and there is actually lots that are being proposed. That's where staff's going to have some more analysis on we need to see it transition better, not be at the top of the ridge and all the big lots look down on the smaller lots, but have it truly transition from your half acre lots to quarter acre lots, to 10,000 square foot lots and so on. Or something to that effect. so, that line kind of got pushed that way or I'm recommending that that line get pushed that way, so it's clear that we will be looking for a true transition from these new lots, if you will, that next block or maybe a couple blocks -- it should not jump right into -- Borup: I see what you're saying. Hood: -- 8,000 square feet, it's just that they should be 12's as well or-- Borup: I guess I would to see the topography to know if that was -- a 20 foot drop off is a pretty good transition. Hood: And I'm not saying yes, but if you look at lots backing up to lots, you're not going to have your -- you know, it's a different-- Borup: Yeah. Let me clarify on the bump up. That applies to zoning that -- or are we talking the Comp Plan designation? Hood: It applies to both. So, you can bump up -- Borup: So, you can go from low density to medium density? Hood: And you can go from an R-4 zone to an R-8 zone. Most of the time when you ask for an R-8, like the subdivision that we looked at earlier tonight, they were an R-8 zone, Meridian Planning & Zoning September 21,2006 Page 61 of 86 but their density was 4.58. So, just over four. But most of them are in the lower range of medium density. Borup: Right. That makes it easier, I think, for the Commission to approve something when it's -- Hood: Yeah. And I -- Borup: -- when it's close. Hood: You factor in all the open space. Their overall density of the project is going to be two and a half, maybe, something like that. I don't know, but -- Borup: Okay. Well, then, if it's appropriate, the bump up would handle it and, hopefully, the Commission would look at that in an appropriate manner at the time. Brown: It still works. I mean I signed my name in for and -- you know, and it still works, I didn't write a response letter to what Caleb had talked about is still workable. Borup: And I assume you're going to be -- you're involved -- you're going to be involved in the south Meridian study and do input there and that's another option. And that's another opportunity -- that's another opportunity for you to change. Brown: This is another property, but for -- I mean this is moving our property -- the ones that we are involved with right now. Borup: if there is going to be another comp plan change, your property could change again; is that correct? Do I understand that right, Caleb? Hood: Mr. Chair, Commissioner Borup, that's correct. However, they have got an application they are ready to turn in, so in the interim six months we will review that project -- Borup: Okay. Hood: -- if you give them this designation. Now, if you don't make a designation, we can't receive that project -- Borup: Right. Hood: -- because, then, it's not -- we don't -- we don't have designation for it, but-- Borup: No, I -- okay. Hood: It will be reviewed under whatever you forward on tonight, because it's anticipated you will see that in the real near future. Meridian Planning & Zoning September 21,2006 Page 62 of 86 Zaremba: And that project is for a cement factory that's going to run 24 hours a day? Hood: You got it. Yeah. We just rubber stamp everything at staff level. We approve those. Borup: There is a hog farm right there. Zaremba: Yes. Brown: The hog farm is across the street. He has a big sign over here on the Kuna side. They have a big hog farm right over here. The reason that the -- that natural topography to me makes -- makes where the low and the medium density and -- I mean when you look at a north Meridian plan, for example, the majority of it is a medium density and it really does come down to -- and in both of -- basically, what we are looking at is four projects, four different subdivisions. The city wants me to break this one subdivision up into four pieces, because I crossed section line roads, so, you know, it gets a little more complicated, but what -- in this particular portion of what I'm developing there, I think the development community, when you have these large parcels like this and have them together and you have a market that's somewhat been changing, it's nice to have those smaller lots that would be allowed in the R-8, but at the same time maybe have something that's more of an R-2, but just ask for the one zone, instead of having, you know, multiple multiple zones requested for the project and that's kind of why the line that I have drawn is drawn showing more medium density on that piece of property is it's more as to how the streets align and going around the park spaces and those kind of things, so that works -- that works for me. But I can live with -- just have to make another application or write some more letters or something, so -- Hood: I'm sorry, I'm not trying to drag this out too much, but I just had an idea, maybe a compromise, because if this goes low, just another thought, that if these -- if we keep the projects that are parcels that are currently within our area of impact -- and this -- these are all low in here, if you maybe took the designation and made it low here and, then, dropped it straight off or something like that, because you would have -- you would have, medium, low and having a strip of medium between two lows to me doesn't -- so, if you, maybe -- you know, did something like that, because, again, this is going to be low -- or it is low today and what you're proposing here two applications from now is low, having that transition somewhere in there maybe makes some sense, too, but, again, I'm not trying to convolute it too much more, it works either way, but that's -- that probably represents the land uses that we will see a little bit better. Rohm: Anymore questions for the applicant? Brown: Thank you. Rohm: Yeah. Thanks, Kent. There is nobody else that's signed up to speak to this application, but if you'd like to come forward you shall be heard. Seeing none -- Meridian Planning & Zoning September 21, 2006 Page 63 of 86 Zaremba: Mr. Chairman? Rohm: Commissioner Zaremba. Zaremba: Just because of the complication of Comprehensive Plan map amendments needing to be done only once every six months, I would suggest that we continue the hearing on this one until after the 14 -- Rohm: After what? Zaremba: If we decide to move one forward and one not forward -- Rohm: Oh. Oh. Okay. We can close the Public Hearing, but just not vote on it. Zaremba: I would continue it until the end of the meeting tonight, so that we can talk about 14 also. Rohm: Okay. I don't have any problem -- Zaremba: That's just a suggestion. Actually, it was a question, not a statement. Hood: Can I put my two cents in? Sorry to butt in. Zaremba: Please do. Hood: If, in fact, you decide -- it sounds like you may be sending forward a recommendation on this one. If you decide not to send one forward on the other one, 14 or whatever it is, if you don't make a recommendation on 14 and you want to continue it, I would ask you to continue for at least six months, not continue it for a month or two to resolve whatever issues you may find there are that you can't make a favorable recommendation tonight. Either you make a recommendation tonight or you continue any recommendation for six months. And that's my -- the serious implications to that bigger south Meridian area, if you just continue it for, again, a month, even two weeks, puts the squeeze on us for -- Borup: You actually mention in your staff report by delaying this would delay the other plans. Hood: So, I don't think -- if you're comfortable moving this forward, that's fine, the other one's going to be on his own and he either comes along with or he waits six months. I mean that's how I look at it. So, you can still wait on your motion, but I hope it's not because you're not sure if you're going to make a recommendation as a package deal or whatever, but -- Meridian Planning & Zoning September 21,2006 Page 64 of 86 Zaremba: No, it, actually, wasn't even about my opinion whether to go or not go, it was just the thought of keeping them together. So, I withdraw my question. Rohm: Okay. So, do you want to continue it to go together then or -- Zaremba: No. Let's work on it. Rohm: Okay. Then let's -- could I get a motion to close the Public Hearing? Newton-Huckabay: So moved. Moe: Second. Rohm: It's been moved and seconded to close the Public Hearing on CPA 06-003, related to the Southeast Comprehensive Plan Amendment. All those in favor say aye. Opposed same sign. Motion carries. MOTION CARRIED: ALL AYES. Borup: I have only got one question or concern and that's maybe -- well, I guess that's maybe all there is, just the boundaries between the low and medium. I just -- I have always felt that the best -- the best -- maybe the transition or separation, that seems to be what a lot of people -- at least neighbors are concerned about is separation between different densities and that natural topography makes the best separation of anything, I think. Whether it's a canal, you know, a hundred foot wide drain ditch or a -- or a hillside, and, you know, I don't know about -- but the way -- the way staff recommends still leaves that option to do the bump up and -- Rohm: Yeah. I think that the low density throughout, with the option of the bumping up at those transitions as the development occurs, seems to keep us covered. Borup: I agree. Then, the decision can be made on specific -- on specific designs, but -- Rohm: Okay. Keith, would you like to make a motion? Borup: Well, I was still debating on whether I want to change -- but I think maybe the applicant would rather we just move it on. Well, what I want to change I don't think I want to do tonight, because it would be the map, so -- Rohm: Commissioner Moe, did you have something? Moe: Just pretty much answered what I -- I'm fine. Rohm: Okay. Borup: Do we have a motion -- Meridian Planning & Zoning September 21, 2006 Page 65 of 86 Moe: I don't think there is one. Borup: All right. That's what -- I didn't see one earlier. Mr. Chairman? Rohm: Commissioner Borup. Borup: I would move that we recommend approval of CPA 06-003, request for Comprehensive Plan amendment as written in the staff report. Zaremba: For clarification, are you siding with the applicant's original or with staff's adjustment? Borup: I think right now with staff's adjustment. Otherwise, we would need to continue it to have the map redrawn, wouldn't we? Zaremba: I'll second that. Borup: Or -- Newton-Huckabay: Mr. Brown was okay with staff's adjustment. Borup: Okay. Rohm: Did we have a second on that? Zaremba: I seconded it. Rohm: Okay. It's been moved and seconded that we -- Borup: We do have both maps here. Rohm: -- forward onto City Council with our recommendation of approval for CPA 06- 003. All those in favor say aye. Opposed same sign? Motion carried. MOTION CARRIED: ALL AYES. Item 10: Public Hearing: AZ 06-042 Request for Annexation and Zoning of 20.18 acres from RUT to an R-8 zone for Cottswold Village Subdivision by Cherie A. Dalton Living Trust - 2180 E. Amity Road: Item 11: Public Hearing: PP 06-044 Request for Preliminary Plat approval of 62 residential lots and 9 common lots on 20.18 acres in a proposed R-8 zone for Cottswold Village Subdivision by Cherie A. Dalton Living Trust - 2180 E. Amity Road: