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
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July 2, 2015
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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
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July 2, 2015
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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 --
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July 2, 2015
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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
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July 2, 2015
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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 --
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July 2, 2015
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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,
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July 2, 2015
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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 --
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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