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PZ Meeting MinutesMeridian Planning & Zoning July 2, 2015 Page 16 of 35 Yearsley: Well, at that point, if there is not a second, the motion dies. So, I would entertain another motion if someone else would so please. I guess what is your -- your concern? Fitzgerald: I will see if I can help you. Oliver: I just think it's -- it's hard to think that he is going to lose a lot, for the most part. Yearsley: Well, his -- Fitzgerald: Part of the condition is to give him forbearance on that. Yearsley: To remove that condition to make that so he can keep that lot. Oliver: Yeah. That's what I -- yeah. I see his point and I'm also seeing what the staff recommended. Yearsley: Oh. You're thinking to keep the -- yeah. I will go ahead and second it and leave it up to City Council. Yearsley: I have a motion and a second to approve file number PP 15-009, with conditions. All in favor say aye. Opposed? Motion carries. MOTION CARRIED: THREE AYES. TWO ABSENT. B. Public Hearing: CUP 15-012 Verraso by Chad Olsen Located 3491, 3495, 3565 and 3567 Modelo Lane Request: Conditional Use Permit Approval for a Multi -Family Development Consisting of Thirty (31) Residential Units on 2.75 Acres of Land in a C-G Zoning District Yearsley: Next item for public hearing is CUP 15-012, Verasso, and let's begin with the staff report. Watters: Thank you, Chairman, Members of the Commission. The next application before you tonight is a request for a conditional use permit. This site consists of 2.75 acres of land. It's currently zoned C-G and is located south of East Ustick Road on the west side of North Records Way, which is just, basically, at the southwest corner of Modelo, which is a private street, and Records. Adjacent land use and zoning. To the north is Modelo Lane and vacant undeveloped land zoned C-G. To the south is also vacant undeveloped land zoned C-G. To the east is North Records Avenue, which is a collector street, and rural single family residential properties, zoned RUT in Ada County. And to the west is a commercial development. Norco is immediately to the west, zoned C-G. This property was annexed back in 2005 with a C-G zoning district. A development agreement was required as a provision of annexation. This property was later platted as four building lots in Una Mas Subdivision. The Comprehensive Plan future land use map Meridian Planning & Zoning July 2, 2015 Page 17 of 35 designation for this site is mixed use regional. A conditional use permit is requested for a multi -family residential development in a C-G zoning district. This development consists of 31 three bedroom residential dwellings and a leasing office on 2.75 acres of land. The residences will be constructed as attached units in sets of two, with shared common area and amenities. Because the units are not on individual lots, it is considered a multi -family development. Access for the lots on the north side of the MEW is proposed via Modelo Lane, a private street, and access to the lots on the south side of the MEW is proposed via a driveway from North Records Avenue. Grass Crete is proposed along the west side of the site for an emergency access connection Modelo and the driveway. That is this patched area here you see. The specific use standards for multi -use developments apply to development of this site. The proposed plans comply with the private and common open space, as well as the site amenity requirements. A property management office is proposed in one half of the structure at the corner of Modelo and Records Avenue. That is this structure right here, if you can see with my arrow there. A clubhouse and meeting area is proposed within the office, along with veranda and walkways through the MEW, with fountains as amenities for the development. The MEW is proposed to be separated and screened from Records with a five foot tall wall. The wall will have a wrought iron gate on the west end for an open view of the courtyard and pedestrian access gates on the east end on either side of the wall. Here is a concept drawing of what it will look like. The common area is proposed to be constructed concurrently with the adjacent dwelling. The drawing here on your right is, basically, a site plan showing the sidewalk along Records and, then, the gate entrances to the courtyard area. Building elevations were submitted for each of the four types of residential structures as shown, proposed along with an elevation for the combined office and dwelling. Construction materials consist primarily of stucco with cement board and metal or composition shingle roofing. A detail view of the homes from the street and the driveway, as well as from the internal MEW was also submitted that shows the mix of building types as shown. This color drawing shows the view of the homes for Modelo Lane. Staff recommends that all structures incorporate a minimum of two different material types, along with stone or brick accents on the street facing out elevations to enhance design and variety in accord with the design standards and guidelines. Additionally, a cohesive color scheme featuring a minimum of two field colors, a trim color, and a front door color, with coinciding garage colors should be used. Prefabricated steel panels are only allowed as an access material unless otherwise approved through alternative compliance. Written testimony has been received on this application from Chad Olsen, the applicant, in response to the staff report. Staff is recommending approval per the conditions in the staff report with the following exceptions as recommended by staff. A new condition is added that required a cross -access easement to be provided to the property to the south in accord with UDC 11-3A-3, which requires cross -access to be granted to adjoining properties where access to a local street isn't available. The applicant should work with the property owner to the south in determining the location of the cross -access easement. Second, the removal of condition number 2.1.1, which required mainline extensions in Modelo and the private driveway. The applicant is currently working with Public Works on main sizing and routing. Third, at the applicant's request and as agreed upon by staff, modify the following conditions: Remove condition number 1.19, which requires a private street for access to the dwellings along the southern boundary of the site. Planning and emergency service agrees that a Meridian Planning & Zoning July 2, 2015 Page 18 of 35 driveway is sufficient for access and addressing purposes, with the provision of directional address signs off of North Records for these units. And revise number 1.1.10A to allow two mailboxes to be located in a safer area off of Records for the units on each aside of the development, rather than a central mailbox location, accessed via Records Avenue. Lastly, a modification to condition number 1.1.11 B to reflect a provision of 13,906 square feet of common open space in accord with UDC standards. That is all staff has, if Commission has any questions. Fitzgerald: Sonya, when you talk about two mailboxes, that's two clusters, one for each side of the building? Wafters: Yes, Commissioner. Fitzgerald: Thank you. Yearsley: So, that cross -access, can you explain that a little bit? Watters: Yes, Chairman Yearsley, Commissioners. Because Records Avenue adjacent to the site along the east boundary is designated as a collector street, there is no local street access available to the property to the south. Therefore, city code requires that this property provide a cross -access easement to the property to the south for an access off of the collector street. Yearsley: Okay. That makes sense. Watters: We like to restrict access to collectors and arterials. Yearsley: No, I -- Watters: As well as ACHD does. Yearsley: It makes more sense. I was just trying to go through the conditions to make sure I understand them. Watters: Thank you. Yes. Yearsley: Sorry. Are there any other questions? Fitzgerald: No, that was mine, too. Yearsley: Can you go back to the -- the entry feature. Now, is there -- they are proposing a wall along the front and gates on the sides. Is there a sidewalk in front of that as well or do you know? Watters: Chairman Yearsley, Commissioners, yes, there is a sidewalk along Records -- Meridian Planning & Zoning July 2, 2015 Page 19 of 35 Yearsley: Okay. Watters: -- Avenue that will be required, as well as one through the MEW, through the center of the site. Yearsley: Okay. Watters: You can see here the little pathway. Yearsley: Okay. Fitzgerald: Does that one already exist? The sidewalk against the collector? Watters: Along Records? Yes. Fitzgerald: Yeah. Okay. Yearsley: All right. Thank you. Any other questions? Fitzgerald: One more. Can you put on that map right here where that cross -access would go, just so I understand it? Watters: I had left it open for the applicant to coordinate with the property owner to the south. Fitzgerald: Okay. Watters: However, it will probably be between -- there is a canal that's been piped here. It will probably be between this area and this area. Fitzgerald: Okay. Thanks, Sonya. Watters: Unless some -- some work is done to the pipe. Yearsley: Okay. Fitzgerald: Thank you. Yearsley: Would the applicant like to come forward? Please state your name and address for the record. Olsen: My name is Chad Olsen and I reside at 12790 West Telemark Street, Boise, Idaho. 83713. And we submitted this -- this project and it's kind of a unique multi -family project. It's not the traditional one. We have got much more luxurious style units here. Each unit is around 1,700 square feet and it does provide a nice mix, especially given the concentration of the area with the Regency being right there and we constructed a similar Meridian Planning & Zoning July 2, 2015 Page 20 of 35 project across the street on Ustick and Eagle and it was a very good success for us and we enjoyed working through the process on this with staff and found them very reasonable and not just staff, but like public utilities and emergency staff, which is the fire and police, and -- and really start the good spirit of trying to, you know, work on this project to make it a success and I think that our neighbors really enjoyed it at our neighborhood meeting. Our neighbors were very excited to see a multi -family project that was a little bit higher end, that felt a little more residential to them, as opposed to a multi- story structure and, of course, the location -- we really like the location, given the area with all that development. So, I'm here to entertain any questions that you might have and I wish that we could have had that picture that you see on screen now a little larger, but given that's an entire street it was kind of hard to do. We did -- we did lay out each and every building, how it went. It's unique, because you see the back of the houses more than you actually see the front of the houses. So, the backs really had to be, you know, spectacular, because that's what you're looking at. So, without more speaking, if you have any questions, I can certainly do my best. Yearsley: Thank you. Are there any questions? I have, actually, just one. Go back one. Keep going back to the site plan. Sorry. I thought that was one. So, I have to admit I'm a little concerned on I guess two fronts. One is being so close to the back end of Norco with their entry -- you know, deliveries and stuff like that. And, then, Modelo Lane -- you know, from my recollection, that that's a fairly highly traveled access road. Has there been any concerns about people backing onto that private driveway? Olsen: Staff recommended to soften that for us to have a five foot sidewalk along that, which currently isn't there now and we agreed to do that. We also have 20 foot driveways there as well. So, between the 20 foot and, then, the extra five -- 25 foot of being able to -- you know, as you're backing out be able to look. Your first question had to do with the Norco parking lot. So, what you have there with that grass Crete is a really interesting product that allows grass to grow right through it, yet will give support to a big fire truck. So, that's really going to feel, you know, a real wide open space at 20 feet. Now, next to the parking hatch stalls that you see there is another ten foot space of landscaping that was completed by Norco as part of their project. And so you have got a good 30 feet there and, then, the parking stalls. So, it really was -- it may not look as. -- as bounty of a space, it really is quite a large amount of space between that. Yearsley: Are you proposing a fence in there between the -- for screening from lights and stuff like that? Olsen: On that back side we need to have access to that landscaped MEW and so on the back side we do have a wrought iron gate that would allow us to open that up if, you know, something needed to be done. Fitzgerald: Well, I was talking between the parking and the homes along the parking lot. Because if you have got people parking right there you're -- the headlights are right on the homes is what I was concerned with. Is there going to be a fence along that or is that all going to be open? Is that -- Meridian Planning & Zoning July 2, 2015 Page 21 of 35 Olsen: I don't -- I don't -- I'm not opposed to putting a fence there. I have about 20 feet and that's exactly what we need for the fire. But I can definitely look and see, but I actually think it's a good idea and if we need to we could actually put a fence -- if we were permitted to do so. I think it's a great idea. Yearsley: Okay. And you might even talk to Norco, they might even let you put it on their property. Olsen: It's possible. Yearsley: Yeah. All right. I think that's -- I don't have any other questions. Thank you. As you can tell it's getting close to vacation time, so my brain is kind of gone this morning -- afternoon. I have no one signed up. Is there anybody wanting to testify on this application? So, with that -- I don't think we need to have the applicant come forward again. Fitzgerald: Mr. Chairman? Yearsley: Yes, Commissioner Fitzgerald. Fitzgerald: I move that we close the public hearing. Oliver: Second. Yearsley: I have a motion and a second to close the public hearing on file number CUP 15-012. All in favor say aye. Opposed? Motion carries. MOTION CARRIED: THREE AYES. TWO ABSENT. Yearsley: So, you know, I like the design. I like the layout. You know, this one is kind of a unique situation where you're butted up against right at the commercial. Most of the times we will actually have a little bit of a -- like it's on the other side. So, that kind of concerns me that you're right there in the commercial area, instead of like on the -- maybe on the other side of Records, you know, and having a roadway boundary. But -- I don't know. I like the project. I think it looks good. I would recommend a fence along that west boundary, but I don't know if it's something that I -- we can fill the condition if we want to. You know, I don't -- I will let you guys have your thoughts. Oliver: I agree with the idea that -- to fence in -- to agree with it, that they would work together with the developer to put that in. I also like the fact that -- the standards that they have held their buildings to. I think they look very, very nice, as well as they just don't look like something you would see -- well, we see quite a bit of. So, very much appreciative of the design there. I also like the ability -- the fact that, you're right, you may not be further away from Norco, but it's also -- what I think we are trying to achieve is having that residential and commercial where you can walk and they have got access to restaurants, Meridian Planning & Zoning July 2, 2015 Page 22 of 35 other areas right there that they have easy access to to just walk to. So, I think it would be -- it's a compliment to what is already there. Fitzgerald: Yeah. And I would -- and I agree completely. The applicant should be commended, because 1 think it's -- the project's well thought out, well designed. I think -- I mean Norco is a -- mostly it's an 8:00 to 5:00'er pretty much -- I mean they may do some deliveries in the morning, but there is not much going on there at night and so I'm less concerned about that and I think there is a giant parking lot on top of those parking spots that are there that we don't see. I mean there is a pretty big distance, I believe, between there. Yearsley: I know all of their deliveries come in and out of that back end, so they are having a lot of tanks come in and -- Fitzgerald: And I have driven through that and it's pretty big and it's a pretty significant size, but I think in -- and per the applicant's comments, they have done this on the other side of Eagle, they know kind of what they are getting into and I think it's -- it's a walkable community, it's very well designed, I think it's well thought out and -- I mean I agree with you on the fence. If we put that on the property line I think that would be beneficial to everybody. I think it's a good project. Yearsley: And, like I said, I'm a little concerned about it, but it's the other way around, you know, the -- the homes are coming in after the commercial -- Fitzgerald: Yeah. Yearsley: -- so they know what they are getting into if they want to rent there, so that makes it a lot easier to swallow, so -- so, with that, I would -- any other comments? would entertain a motion. Oliver: Okay. Mr. Chairman? Yearsley: Commissioner Oliver. Oliver: See if I can't get this. After considering all staff, applicant, and public testimony, I move to approve file number CUP 15-012, as presented in staffs report for the hearing date of July 2nd, 2015. And I would like to include the fence, so can I add that as a modification? Yearsley: Yes. That would be a modification. Oliver: With a modification that they include a six foot vinyl fencing to the -- the development and Norco. Yearsley: And, then, there were -- staff actually had other comments as stated in the report we got -- Meridian Planning & Zoning July 2, 2015 Page 23 of 35 Oliver: Do I have to list all of those individually or just include the staff recommendations? Including all staff recommendations, then, as well and -- do I have to add -- to recommend the staff to prepare the findings of fact and conclusions of law and order for the hearing date of July 16th, 2015. Fitzgerald: Second. Yearsley: I have a motion and a second to approve CUP 15-012. All in favor say aye. Opposed? Motion carries. Thank you. MOTION CARRIED: THREE AYES. TWO ABSENT. C. Public Hearing: ZOA 15-001 Human Bean by Ada County Highway District Located 1648 N. W. 1st Street Request: Text Amendment to Table 11-2D-2 of the Unified Development Code to Include a Drive-Thru Establishment as a Conditional Use in the O-T Zoning District and a Modification to the Associated Specific Use Standards Listed in UDC 11-4-3-11 D. Public Hearing: RZ 15-010 Human Bean by Ada County Highway District Located 1648 N. W. 1st Street Request: Rezone of 2.08 Acres from the R-4 to the O-T Zoning District E. Public Hearing: CUP 15-014 Human Bean by Ada County Highway District Located 1648 N. W. 1st Street Request: Conditional Use Permit for a Drive-Thru Establishment in the O-T Zoning District Yearsley: All right. Next on the list is the public hearing for file number ZOA 15-0 -- oh, sorry. ZOA 15-001, RZ 15-010 and CUP 15-014. Is that correct on the -- the ZOA? Okay. That one kind of threw me. I apologize for that, so -- and let's begin with staff report. Watters: Thank you, Chairman Yearsley, Members of the Commission. The applications before you next are a zoning ordinance amendment, a rezone, and a conditional use permit. This site consists of 1.17 acres of land. It's currently zoned R-4 and it's located on the south side of West Cherry Lane, between Northwest 1st Street and North Meridian Road. Adjacent land use and zoning. To the north is West Cherry Lane, an arterial street, and vacant undeveloped land zoned RUT in Ada County. To the south are single family residential properties R-4. To the east is North Meridian Road, an arterial street, and Whitewater Saloon, a drinking establishment, and other commercial businesses, zoned C-C and to the west is Northwest 1st Street, a local street, vacant undeveloped land zoned Old Town, O-T, and single family residential properties zoned R-4. This property was included in the Wilson addition to Meridian Subdivision plat that was recorded in 1948