2015 08-20Meridian Planning and Zoning Meeting August 20, 2015
Meeting of the Meridian Planning and Zoning Commission of August 20, 2015, was called
to order at 6:00 p.m. by Commissioner Rhonda McCarvel.
Present: Commissioner Rhonda McCarvel, Chairman Yearsley (by phone), and
Commissioner Ryan Fitzgerald.
Members Absent: Commissioner Patrick Oliver Commissioner Gregory Wilson.
Others Present: Machelle Hill, Andrea Pogue, Bill Parsons, Sonya Watters, Joshua Beach
and Dean Willis.
Item 1: Roll-Call Attendance:
Roll-call
______ Gregory Wilson _____ Patrick Oliver
___X_ Rhonda McCarvel __X__ Ryan Fitzgerald
__X___ Steven Yearsley - Chairman (via tele)
McCarvel: Good evening, ladies and gentlemen. At this time I would like to call to order
the regularly scheduled meeting of the Meridian Planning and Zoning Commission on
August 20th, 2015. Let's begin with roll call.
Item 2: Adoption of the Agenda
McCarvel: Okay. First item on the agenda is the adoption of the agenda. Could I get a
motion to adopt the agenda.
Fitzgerald: Madam Chair, I would move for adoption of the agenda.
Yearsley: Second that.
McCarvel: It has been moved and seconded to adopt the agenda. All in favor say aye.
Opposed? Motion carries.
MOTION CARRIED: THREE AYES. TWO ABSENT.
Item 3: Consent Agenda
A. Approve Minutes of July 16, 2015 Planning and Zoning
Commission Meeting
McCarvel: Next item on the agenda is the Consent Agenda and we have one item on the
Consent Agenda. Could I get a motion to accept the Consent Agenda?
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August 20, 2015
Page 2 of 24
Fitzgerald: Madam Chair, I'd move for acceptance of the Consent Agenda as presented
by staff.
Yearsley: Second that.
McCarvel: It has been moved and seconded to adopt the Consent Agenda. All in favor
say aye. Opposed? Motion carries.
MOTION CARRIED: THREE AYES. TWO ABSENT.
McCarvel: Okay. At this time I would like to briefly explain the public hearing process for
this evening. We will open each item individually and, then, start with the staff report. The
staff will present their findings regarding how the item adheres to our Comprehensive Plan
and Uniform Development Code with the staff's recommendations. After the staff has
made their presentation the applicant will come forward to present their case for the
approval of their application and respond to any staff comments. The applicant will have
15 minutes to do so. After the applicant has finished we will open the public testimony.
There is a sign-up sheet in the back as you enter for anyone wishing to testify. Any
person testifying you come forward and will be allowed three minutes. If they are
speaking for a larger group, like an HOA, and there is a show of hands to represent the
group, they will be given ten minutes. After all testimony has been heard, the applicant
will have -- will be given another ten minutes to have an opportunity to come back and
respond if they desire. After that we will close the public hearing and the commissioners
will have the opportunity to discuss and, hopefully, be able to make a recommendation to
City Council.
Item 4: Action Items
A. Public Hearing: AZ 15-009 Creason Creek Subdivision by CS2,
LLC Located Near Southeast Corner of N. Linder Road and W.
Ustick Road Request: Annexation of 16.08 Acre of Land from the
RUT Zoning District to the R-8 Zoning District
B. Public Hearing: PP 15-014 Creason Creek Subdivision by CS2,
LLC Located Near Southeast Corner of N. Linder Road and W.
Ustick Road Request: Preliminary Plat Approval Consisting of
Fifty-One (51) Single Family Residential Lots and Eight (8)
Common Lots on Approximately 15.75 Acres in a Proposed R-8
Zoning District
McCarvel: Okay. At this time I'd like to open the public hearing for Item AZ 15-009 and
PP 15-014, Creason Creek Subdivision by CS2. We will begin with the staff report.
Beach: Good evening, chair and commissioners. Josh Beach, associate planner with the
Community Development Department. This application here is a -- as you said, an
annexation and rezone and a preliminary plat for Creason Creek Subdivision. It's an
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August 20, 2015
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annexation of 16.08 acres of land from the county's RUT zoning district to the R-8
proposed, which is the medium density residential zoning district. It's a preliminary plat
consisting of 51 single family residential lots and eight common lots on approximate ly
15.75 acres of land and, then, the third thing is alternative compliance to the landscape
standards, which were administratively approved. So, the subject property has a land use
designation of medium density residential, as I said, and civic on the Comprehensive Plan
future land use map. The medium density residential designation anticipates densities
between three and eight units -- dwelling units per acre. This proposed subdivision fits in
that with a gross density of 3.24 dwelling units per acre and it's consistent with the future
land use map designation for medium density residential. A couple of things with this
subdivision that we want to bring to the attention of the Commission. First being the block
length of 13 -- Northwest 13th Street. It exceeds the 750 foot maximum block length as
set forth in the code, but the subdivision directly to the east was approved with a longer
block length and the pedestrian connectivity was not required. Staff is proposing that the
applicant provide some traffic calming measures on Northwest 13th Street to -- to help
mitigate that in coordination with ACHD. Access to the site will be from that southwest
subdivision on Lowry Street and Pebblestone Drive and direct access to Linder and Ustick
is not permitted as part of the development. As you -- as I have noted, the -- the area that
is to the west along Linder is in the flood way, in the flood plain, so there is no
development that's permitted along that area and, as I mentioned earlier, the applicant
requested alternative compliance to provide some landscaping elsewhere on the site to
help mitigate that. As you can see on the landscape plan here, he's proposing to plant
some additional trees along the proposed ten foot pathway that staff is recommending
along the Creason Lateral that will go from the west here all the way along towards the
east. The amenities that the applicant is proposing to provide are a picnic area, a tot lot
play structure, and he's proposing a dog park and, then, the -- the area to the west along
Linder -- and, as I said, it's not developable, so the applicant is proposing to install some
five foot pathways through there and to seed that with fescue seed or native grasses that
will be maintained and watered by the -- the homeowners association. As you can see
the Ten Mile -- or Five Mile Creek is along Linder and, then, the Creason Lateral, it kind of
compounds the area not being able to be developed there and so there is 4.56 acres of
open space on the site, as I mentioned, with those amenities that I have mentioned.
There are some elevations here that the applicant has provided that the applicant will be
held to in the development. Mix of materials. Staff is recommending -- with that staff is
recommending approval with the provided conditions. Are there any questions?
McCarvel: Any questions by the Commissioners?
Yearsley: I have no questions.
McCarvel: Okay. Okay. If there are no questions at this time by the Commissioners,
would the applicant like to come forward? And when you reach the mike, please, state
your name and address for the record.
Unger: Good evening, Commissioners. My name is Bob Unger. I'm with ULC
Management. Address 6104 North Gary Lane, Boise, Idaho, and I represent CS2, LLC,
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August 20, 2015
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who is the applicant on this project. Okay. I see there is a few people signed up to testify.
Staff and I have worked pretty -- pretty in-depthly on the layout of this project and the
improvements that we are proposing. The staff report, as presented by staff and the
conditions of approval, are all acceptable with us and to keep things short, be more than
glad to stand for any questions you might have.
McCarvel: Okay. Any questions? Okay. Steven -- or, Commissioner Yearsley. Sorry.
Yearsley: I have no questions.
McCarvel: Okay. I don't either at this time, but -- okay. So, you have -- nothing further?
Unger: I don't believe we have anything additional to add to it. I think staff's covered it
very well. As usual.
McCarvel: Okay.
Parsons: Madam Chair, Members of the Commission, before the applicant steps away, in
our staff report we did ask the applicant to bring forth some materials for you to take under
consideration this evening and I don't know if he has anything to present to you as far as
what the amenity package is going to look like for the development and staff had also
recommended that he show us how the homes would be oriented on Lots 13, 14 and 15
of Block 1. I know he sent something over to Josh. Apologize that it wasn't in -- in the
exhibit -- or in the presentation this evening, but certainly maybe Mr. Unger can elaborate
on some of those items, at least give you some clarification or at least provide you some
information on that to see if you have enough information to make a recommendation on it
tonight.
McCarvel: Yes. If you could, please, elaborate on those lots down at -- how -- how that
drive -- do you have anything to present to us on those this evening?
Unger: I apologize, I did not see that on the -- on the conditions of approval that they
needed that for this evening. Typically I do get those to the staff earlier. I was out of town
until late last night, so -- I can elaborate a little bit on those. First of all, let's just -- let's talk
about that the -- the park area that's in the hundred year flood plain where we have -- we
are proposing some pathways and a crossing over the lateral. We want to develop that
into a nature park, so we -- along the pathways -- on either side of the pathways we will
have some nice groomed grass and some benches, but the rest of it is going to be more
of a -- a natural state where we have like red fescue and, then, some natural, you know,
flowers and things like that.
McCarvel: Uh-huh.
Unger: More so -- you know, to really kind of enhance it and encourage wildlife habitat
there. And, then, the -- the main common area we are proposing a commercial grade
gazebo, which is our covered picnic area. The playground equipment will be commercial
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August 20, 2015
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grade equipment. It's not going to be -- nothing against Lowe's or Home Depot or any of
those guys, but it just -- that equipment doesn't last long, so it will be commercial grade.
All of the park benches will be commercial grade and as will the picnic tables. And we
probably -- we will probably put in somewhere in the area of -- oh, my goodness, at least a
half dozen park benches throughout the project and maybe more, you know, within the --
the dog park area, which is over in the southeast corner. Probably a couple of benches
there. Probably a couple of benches along the -- the pathway that parallels the lateral and
two down in the nature park.
McCarvel: Okay.
Unger: But they will all be commercial grade equipment . We went with the cheaper stuff
years back and we found out that we had to replace it all. So, it will be high quality
amenities.
McCarvel: And what is the -- how do you get across that lateral there back to those three
lots?
Unger: We will have -- we will have to pipe the ditch with 72 inch pipe, concrete pipe. We
are going to put in about 40 feet with retaining walls and, then, that will all be paved back
to the lots. It's a common driveway.
McCarvel: Okay. Just as a common -- okay. Okay.
Yearsley: Madam Chair?
McCarvel: Yes, Commissioner Yearsley.
Yearsley: I did have one question. On Northwest 14th Street, the cul-de-sac is actually
on somebody else's property. Is that homeowner -- is that property owner acceptable to
have that cul-de-sac on his property?
Unger: Madam Chair. We have discussed that with him. We have not gotten an
easement from him and we are going to pursue that further once -- once we have
entitlements or assuming we get entitlements, then, we will finish that discussion with him.
If -- if for some reason he balks on that -- which I don't believe he will, but if he balks on it,
then, we will have to -- we will have to use the building lot directly next to his property for a
turnaround and, then, that is -- and that is in the ACHD report.
Yearsley: Okay.
McCarvel: Okay.
Fitzgerald: So, can I -- Madam Chair?
McCarvel: Yes.
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August 20, 2015
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Fitzgerald: So, the lots that are up next to the park, there is kind of a triangular one and
you have a common drive, two lots that are sitting back on the other side of the lateral,
how would you -- are those -- how is that kind of arranged in a way that -- I mean you kind
of back up to the neighborhood to your south. How does it fit? How are they arranged?
Unger: The orientation on those three buildings will be east-west orientation.
Fitzgerald: Okay.
Unger: The fronts will be facing the common drive.
McCarvel: Okay. And is there room enough back there -- I mean big driveway, although
there is going to be nowhere to -- there is really not any street parking for those lots; right?
It's just more of a -- that's more of a common driveway, rather than a -- really somewhere
that they could park an extra car; right?
Unger: That's correct. The common driveway is solely a common driveway. There would
be no parking on the common driveway. But code requires that there be two parking
spaces in addition to our garage.
McCarvel: Okay.
Unger: So, there should be sufficient parking.
McCarvel: Okay. Anymore questions?
Yearsley: I don't have any.
Fitzgerald: No.
McCarvel: I have got one more. Staff had also mentioned that there needed to be some
traffic calming along Northwest 13th. What's the proposal for that? Is it just --
Unger: Well, it's actually located -- at the intersection -- there is a knuckling right at the
intersection.
McCarvel: Okay.
Unger: And that's been reviewed and approved by ACHD also.
McCarvel: Okay. Okay.
Fitzgerald: Josh or Bill, can you answer a quick question for me? Is there discussion on
commercial product, picnic tables and benches and play structures being -- could that be
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August 20, 2015
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part of the development agreement as we discussed it, as we are not see something
today, so can that be something we are guaranteed in the development agreement?
Parsons: Madam Chair, Commissioner Fitzgerald, absolutely. That's something that you
can forward onto City Council with a recommendation that that be incorporated that the
amenities be commercial grade.
Fitzgerald: Thank you, sir.
Unger: Madam Chair, I'm comfortable with that.
McCarvel: Okay.
Unger: And I apologize for not getting them to you sooner.
Fitzgerald: Appreciate it.
McCarvel: Okay. All right. One last call. Anymore questions? Okay. All right.
Unger: Thank you.
McCarvel: Thank you. At this time we will take public testimony. We have a sign-in sheet
with several names on there. Is anybody speaking for the group or did you all want your
three minutes? Not a group. Everyone wants their three minutes. Okay. We will start
with Randy and Sandra Birch. Oh. Okay. Nobody has testimony or comments? Yes.
Sure. Approach the microphone. And as you reach the microphone, please, state your
name and address for the record.
Birch: My name is Randall Birch and I live at 2909 Northwest 12th Drive. My backyard
will be two backyards in this new subdivision. We would just like to know who the builder
is.
McCarvel: Okay.
Birch: Do you know who the builder is?
Fitzgerald: Sir, we could probably have the applicant respond to that when he comes
back at the close.
Bird: Okay. Great. Thank you.
Fitzgerald: Thank you.
McCarvel: Okay. So, nobody else on the sheet wants to speak? Okay. Okay.
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August 20, 2015
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Buckius: City Council, my name is Michael Buckius. I live at 2944 Northwest 12th Drive.
One of the concerns that I think that -- that I have is the irrigation system that we have
now is powered through Crossfield and it seems like that there is quite a few instances
where the -- the water pressure is extremely low. We are wondering how they are going
to tie into that and who is going to actually irrigate not only the common areas, but also
the private homes.
McCarvel: Okay.
Fitzgerald: My guess -- and I'd let staff handle this question, but it would probably be the
ditch -- the irrigation company that -- in charge of that. That's not something we can
determine, because that's owned by them and the subdivision will be required to be
hooked up to pressurized irrigation. But, Bill, I can probably defer that question to you
guys. Or to Josh if you guys want to take that.
Parsons: Madam Chair -- Chair Person, Commissioner Fitzgerald, the applicant is going
to have to design a system and address that and maintain irrigation water to the adjacent
property. So, I think it's probably a question better for him, but certainly he can either -- it
can be an irrigation owned system or it can be an HOA owned system, it just depends on
what the applicant is going to do with it. So, maybe a better question for him.
Buckius: Do you know how the Crossfield irrigation system is on?
Parsons: Sir, I do not.
Buckius: You don't. So, I assume we could contact Nampa-Meridian Irrigation District
and find out?
Fitzgerald: That would be the first call I would make.
McCarvel: That would be the call.
Buckius: And, then, would they have some idea of how they are going to plan this
irrigation then?
Fitzgerald; And the applicant could probably address it when he comes up, but, yeah,
absolutely. Regards to kind of weir status and who is getting water at certain times, those
kinds of things, that's definitely a question for them.
Buckius: Okay.
Fitzgerald: The applicant will definitely have to work with them to build whatever they are
going to do and time it correctly, so there is not low pressure.
Buckius: So -- I understand what you're saying. So, when you say work with them, what
you're saying is is that they would take into consideration that Crossfield takes a major
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August 20, 2015
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portion of the Crossfield pump. We share -- at Southwick we share a very minor portion.
And, then, the new development would share what percentage of that portion?
Fitzgerald: That's for the -- the irrigation company to deal with.
Buckius: All right. And so once we -- once we address that with the irrigation district,
then, would we refer to you to find out if that meets city guidelines or would it even fail in
that jurisdiction?
Parsons: Follow up? Certainly we can -- as part of our subdivision review the city does
require not only -- the applicant will have to go back to the irrigation district, get his plan
approved by them and, then, as far as them getting sign off from the city as part of their
subdivision approval they will have to provide a letter from the irrigation district saying that
the plan has been approved.
Buckius: And how would we find out about that? That transaction?
Parsons: We scan in all of those documents into our -- into our database that we have on
-- you know, that we have for the citywide. You can certainly view that online and see
where it is in the process. But my recommendation is probably call Nampa-Meridian and
see if Crossfield is even capable of supporting this development and it may be the end of
the line and Mr. Unger may have to just develop his own PI system and not even share it
with Crossfield. We just don't know that at this point.
Buckius: Since we are in the middle we want to know. It's sort of like -- we get water from
Crossfield. Where else do we get water from?
Parsons: Yeah.
Buckius: And, then, one of the questions I had -- and I apologize for taking a little longer
than allowed. We just need the traffic patterns. I'm assuming you have done a study on
that that shows the in flow and out flow of traffic patterns during the normal work hours
and, then, return from work hours.
Parsons: Madam Chair?
McCarvel: Yes.
Parsons: Commissioner Fitzgerald: We -- this project is only 51 lots, so it does not
require that a traffic study be done. So, in our staff report from ACHD it's clear that the
roads that are built now and what they are proposing to construct meets their standards,
so they have taken that in consideration with their conditions of approval.
Buckius: Great. Thank you very much for your time.
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August 20, 2015
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McCarvel: Okay. At this time would the applicant like to come forward and address any
questions?
Unger: Madam Chair, Commission Members, Bob Unger once again. To answer Randall
Birch's question, we do not have any specific builders designated for this project. The lots
will be developed and they are for sale. We do anticipate identifying a half dozen builders
that we will allow to build within our project, because we do want to control the quality and
the standards of the development itself. So, I guess I really can't identify the builder at this
point. But, like I said, we will be using -- and, like I said, approximately maybe six builders
in the project and a lot of development is going that way where they will pick up a few
builders and those are the only builders allowed in there. Certainly we want this to be a
quality development and if you look at the size of the lots, these are all large lots in
comparison to a lot of what's been going on lately. So, we really want to put together a
good development and, really, we could put a lot more lots in here, you know, and we are
giving up almost five acres in common area and after we put in the roads I think we are
down to -- we are down to about eight acres that we can actually put lots on. But we do
want it to be a quality development. So, I think -- I think the neighborhood will be happy
with what we put in. Okay. On the irrigation, we -- I have met with Nampa-Meridian
Irrigation District. They brought up the possibilities of tying -- of our tying into the
Crossfield pump station, but they were going to have to look into it and see whether they
had enough capacity for our development. I have my doubts. Not just -- I mean there is
our -- there is our development, but there is also the hard corner yet to be developed by
someone, be it us or be it anybody. And that's probably going to be a mixed use where
you're going to have some -- maybe some townhouses, maybe some four-plexes and,
then, commercial development itself. So, I don't think they can supply water for us and
that development. That would be the logical thing. One -- there were two other things
that we discussed was the possibility of us installing an additional pump at that station of
theirs, the Crossfield station. So, that's something that we are all -- we are going to look
at and see whether that's something we can do to increase the flows and the pressures. If
that cannot be accomplished, then, we will install our own pump and pressurized irrigation
system for the project and, then, we will build it sufficient or large enough capacity to bring
on the additional undeveloped area.
McCarvel: Okay.
Unger: Traffic. Yeah. ACHD has reviewed this. You know, the bulk of our traffic is going
to -- going to get out to Ustick the easiest way they possibly can. So, they are going to go
-- they are going to take the northern access -- yeah. Pebblestone. Because that is --
that gives them direct access to Ustick without having to drive through the neighbor -- the
neighborhood.
McCarvel: Uh-huh.
Unger: So, the bulk of our traffic is going to go right up there and out and I think ACHD --
the capacities in the neighboring subdivisions are -- are very, very low and have more
than sufficient capacity for our vehicle trips.
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August 20, 2015
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McCarvel: Okay.
Fitzgerald: Thank you very much.
McCarvel: Thank you.
Unger: Anything else?
McCarvel: No.
Unger: Okay. Well, thank you very much and we ask for your recommendation of
approval.
McCarvel: Okay.
Unger: Thank you.
McCarvel: Okay. At this time, if there is no more questions, can I get a motion to close
the public hearing for item number AZ 15-009 and PP 15-014?
Fitzgerald: Madam Chair, I move we close the public hearings.
Yearsley: Second.
McCarvel: Okay. It has been moved and seconded to close the public hearing on item
numbers AZ 15-009 and PP 15-014. All those in favor say aye. Opposed? Motion
carries.
MOTION CARRIED: THREE AYES. TWO ABSENT.
McCarvel: Okay. Discussion? Commissioners, do we feel like we have -- do you have
any comments? Commissioner Yearsley?
Yearsley: Madam Chair, I have had a chance to review the documents and I'm actually
looking at the Planning and Zoning PowerPoint presentation. The project looks pretty
good. Pretty straight forward. You know, he does have some issues to be take n care of
with the irrigation and the cul-de-sac, but other than I think it looks good and I'm okay with
the project.
Fitzgerald: Madam Chair?
McCarvel: Okay. Commissioner Fitzgerald.
Fitzgerald: And I would agree. I think it's a difficult piece of land without that hard corner
and it's -- it's kind of in fill and we are not -- and Meridian is not used to that as much, but I
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August 20, 2015
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think they have done a good job of trying to mitigate certain problems with the laterals and
Ten Mile Creek and other things they are dealing with there. I think I would recommend
that we put the commercial grade benches and picnic tables and the play structure in the
development agreement, as well as I think -- as per the neighborhood's request that we
put some kind of a -- I think it's already in there, what we expect to have as elevations in
there and so that would be my only request . I think the issues with the -- with the
pressure irrigation is going to get dealt with by Nampa-Meridian, so I think that's -- and I
think we understand what's going to happen if they can't get an off site cul-de-sac,
because there is not going to be approval with Fire and ACHD if we can't. So, I think
those issues are all dealt with. I think we are just going to add some things to the
development agreement.
McCarvel: Yeah. I think we also need to have in there that -- with the staff
recommendation on the lots in the back corner there on east side of the lateral. Okay.
Okay.
Fitzgerald: Madam Chair -- Commissioner Yearsley, do you have anything else to add,
sir?
Yearsley: I don't have anything to add, no.
Fitzgerald: Okay. Madam Mayor?
McCarvel: Could I get a motion?
Fitzgerald: After considering all staff, applicant, and public testimony, I would move to
recommend approval of file number AZ 15-009 and PP 15-014 as presented during the
hearing on August 20th, 2015, with the following additions, that I think we include the
commercial grade play structure, benches, and picnic tables and that we utilize the staff
recommendations on the -- I guess the location of the housing -- or the houses on those
lots -- and do I need to give the lot numbers? Bill, can you give me the lot numbers?
Okay. And that we have the elevations included in the development agreement as well.
McCarvel: Okay.
Yearsley: I will second that.
McCarvel: It has been moved and seconded to approve AZ 15-009 and PP 15-014, with
the aforementioned modifications. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: THREE AYES. TWO ABSENT.
C. Public Hearing: AZ 15-012 Graycliff Estates by L.C. Development,
Inc. Located Southwest of W. Harris Street and S. Meridian Road
Request: Annexation and Zoning of 52.46 Acres with R-8 (36.66
Acres) and R-40 (15.8 Acres) Zoning Districts
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August 20, 2015
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D. Public Hearing: PP 15-012 Graycliff Estates by L.C. Development,
Inc. Located Southwest of W. Harris Street and S. Meridian Road
Request: Preliminary Plat Approval Consisting of 120 Building
Lots, Nine (9) Common Lots and One (1) Other Lot on 52.46
Acres of Land in the R-8 and R-40 Zoning Districts
McCarvel: Okay. At this time I would like to open the public hearing for item AZ 15-012
and PP 15-012, Graycliff Estates by LC Development.
Watters: Thank you, Madam Chair, Members of the Commission. The next application
before you tonight is a request for annexation and zoning and a preliminary plat. This site
consists of 52.46 acres of land. It's zoned RUT in Ada County and located southwest of
West Harris Street and South Meridian Road. Adjacent land use and zoning. Property to
the north is approved for development of single family residential homes in Biltmore
Estates Subdivision, zoned R-4 and the property to the east, south, and west is currently
farmland, zoned RUT in Ada County and R-4. In 2008 an amendment to the future land
use map was approved for the northeast portion of this site to change the future land use
designation from medium density residential to high density residential. The
Comprehensive Plan designation for this property is medium density residential and high
density residential. The applicant has applied for annexation and zoning of 52.46 acres of
land as shown there on the Overhead, 36.66 acres of which with an R-8 zoning district
and 15.8 acres with an R-40 zoning district, consistent with the associated future land use
map destinations. The applicant proposes to develop 119 new single family residential
detached homes in the R-8 district and 224 apartment units in the R-40 zone. The multi-
family portion is proposed to consist of five structures with a combination of two and three
stories and 18 and 24 units in each structure. You can see a conceptual layout of the
multi-family portion right here. A conditional use permit is required for approval of the
multi-family development. The preliminary plat as shown consists of 119 single family
residential building lots, one multi-family building lot, nine common lots, and one city well
lot. The minimum property size of the single family residential lots is 7,049 square feet,
with an average size of 9,177 square feet. The subdivision is proposed to develop in four
phases as shown on the preliminary plat. The applicant has submitted a revised plat
since the staff report was written and it is as shown on the overhead. A 75 foot wide
easement for the Williams pipeline bisects this site. You can see it's the green area right
here with the pathway running through it. All development within the easement area must
adhere to the most current standards in the Williams gas pipeline developers handbook.
The Sundial Lateral bisects the western portion of the site and is proposed to be relocated
and piped along the west boundary of the site. The Tumbler Lateral runs along the
northeast boundary and is also proposed to be piped. A 20 foot wide landscape street
buffer is required along Harris Street and South Red Water Avenue, both collector streets.
Harris is the street along the north boundary that comes down and, then, is going to go to
the west here. Red Water Avenue will continue to the south. A total of 7.95 acres or
15.16 percent of qualified open space is proposed within the development, consisting of a
1.77 acre park and that's shown here on the northwest corner. Parkways along local and
collector streets. A 75 foot wide open space corridor where the gas pipeline is located.
Meridian Planning & Zoning Commission
August 20, 2015
Page 14 of 24
Micropath lots and open space areas. A ten foot wide multi-use pathway is proposed
through the gas pipeline corridor in accord with the pathways master plan. A bocce ball
court or horseshoe pit area and park benches are proposed as site amenities in accord
with UDC standards. A city well lot is proposed within the park area at the northwest
corner of the site. A 99 year lease will be provided to the city and the well lot will be
deeded at the time of final platting. Access is proposed via the extension of West Harris
Street from the northeast and when Biltmore Subdivision develops to the north access will
be available via South Kentucky Way and that comes down here from Biltmore. Stub
streets are proposed for future extension to the west, east, and south. A north-south
collector street is proposed off site along the west boundary of the site in accord with the
master street map, which will eventually extend south to Amity Road. A traffic impact
study was submitted to and reviewed by ACHD. As recommended in the study, ACHD is
requiring, if allowed by ITD, a dedicated southbound right turn lane and an eastbound left
and right turn lanes at the State Highway 69 Meridian Road, Harris Street intersection
prior to plan approval or signature on the first final plat. Becky McKay has submitted
written testimony in response to the staff report. Staff is recommending approval of the
proposed application with the conditions in the staff report. Staff also recommends the
following conditions are modified as requested in the applicant's response to the staff
report as follows: Conditions number 1.1.1A, number 1.1.1K, number 1.1.2D, number
1.1.3C, number 1.1.3I and Section 7 will be updated based on the revised ACHD report.
The staff further recommends the following conditions are deleted from the staff report, as
they have been included in the revised preliminary plat. That is condition number 1.1.2A
and number 1.1.2C. That's all staff has. If the Commission has any questions.
McCarvel: Okay. Thank you. Are there any questions from the Commissioners for the
staff?
Yearsley: I don't have any at this time.
McCarvel: Okay.
Fitzgerald: No. Thank you, ma'am.
McCarvel: Okay. Would the applicant please come forward. And when you reach the
mike, please, state your name and address for the record.
McKay: Thank you, Madam Chair, Members of the Commission. My name is Becky
McKay, I'm with Engineering Solutions. My business address is 1029 North Rosario in
Meridian. I'm representing the applicant on this application, Mr. Centers, under his Star
Development, Inc., company. To kind of give you a feel for where this property is located,
it's just west of State Highway -- State Highway 69. Harris Street is an existing collector
roadway. It is going to be the half mile collector, which will service this section. Rumple
Lane, which is to the east of it, will also be a Harris Collector as it extends eastward into
Cavanaugh Ridge and Reflection Ridge Subdivision. It is anticipated in the future that
there will be a signal located at Harris and State Highway 69. The subject property you
see is located right here. The -- Mr. Centers also owns this property located just north of
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August 20, 2015
Page 15 of 24
this. We came through the city as Biltmore Estates, number -- phase one and two have
been constructed. Phase one is recorded and there are homes going up. Mr. Centers
also owns property that goes on out to Linder Road. We have kind of broken these
projects into segments. However, we have at all times been looking at the big picture and
the reason being is the way the properties sewer. The sewer was brought up -- the sewer
was brought up through Mr. Hansen's property right here. It comes into Biltmore and so
this area sewers that direction down into Bear Creek sewer main lines. Water was
brought up, extended in Kentucky Way. We will end up in Biltmore, building Kentucky
Way up so that it T's in with Harris Street. Harris will eventually come through and exit to
Linder, so we will have a half mile collector. Also ACHD's master street map shows
eventually there will be a half mile collector that goes to the south that will feed the traffic
from this particular section. Back in 2008 this particular piece of property was controlled
by another developer. This adjoining property here that goes clear down to Amity was
brought through the system as a Comprehensive Plan land use -- or map amendment
under Hawkins Company and it was redesignated as mixed use regional. My client at the
time owned this property and so looking at the potential of more intensive commercial type
regional uses that were anticipated on the Hawkins property to the east. He had us bring
in a Comprehensive Plan land use map amendment and in talking with the city planners
and looking at how this particular section would develop , the Williams pipeline bisects this
property and goes on in a northwesterly direction. The city has always anticipated that
those would be corridors that they would have opportunity for a ten foot multi-use pathway
and that those pathways would, then, connect to different city neighborhood parks,
regional parks, et cetera, and almost be like a greenbelt. There is a 75 foot clear zone.
We cannot plant any trees, install any structures. We can do grass, shrubs with approval
from Williams with someone on site if they are doing any type of irrigation facilities, but it is
a clear zone. We will be placing that in a separate lot that the -- is not part of this
easement of theirs -- the 75 foot easement will not be a part of any lot. It will be a lot in
itself. So, one of the things that was discussed in conjunction with the multi-use pathway
was we need to have some higher density residential along that corridor, especially if we
are going to have mixed use regional. So, the pipeline became a really good kind of
dividing line where we could separate from a higher density residential use to a single
family use. So, we kind of came up with a rough conceptual. We are not asking for
approval of these structures at this time or in this particular site plan. It's conceptual in
nature only. But we did have to annex and ask for a zoning on the entire property. So, a
conditional use permit will eventually be submitted on that multi-use site. Obviously, that's
down the road. We just don't see that happening until this area develops more, the
signals go in, we get some commercial uses, office uses, so we are kind of looking down
the road and just preparing for it. We will be extending Harris Street. We are taking it
down and, then, it will go on, like I said, to Linder. So, part of it will be built with Biltmore,
part of it will be built with this Graycliff Estates. We also show the southern collector,
which we will build half plus 12. Mr. Centers owns the property over here. And in working
with ACHD it was determined we will build it to that intersection? One of the things they
looked at is they are always trying to guess whose parcel south of us may develop first.
So, they want to leave the door open so that collector could drift to the west or could drift
to the east. So, in meeting with ACHD they are revising one of the conditions that says
we will construct to this point, provide right of way and sidewalk -- ten feet of additional
Meridian Planning & Zoning Commission
August 20, 2015
Page 16 of 24
right of way and sidewalk on our 40 foot landscape lot to accommodate that. Let me
switch over to this one. This is a landscape plan that was done before we received
comments from ACHD and from the city. So, it is a little bit different, but it gives you a
little bit better view of what we are looking at. In the comprehensive land use map there is
a park -- a neighborhood park shown in this section. So, one of the things that we looked
at was, you know, working with parks, where would that park be. They wanted it in the
center of the section. So, we are kind of doing what we call a component park. Part of it
is coming in with Biltmore Estates. This part will come in with Graycliff. And, then, the
remainder of Mr. Centers' property will have to, obviously, provide additional land so that it
meets the seven acre minimum. Now, the Parks Department wanted me to qualify to the
Commission that only the City Council can make a determination if they want this to be
public or private. In the event the Council decides that they want to put their park dollars
in the regional park out at Amity versus this neighborhood park, then, I ask the staff to add
a condition that says that the 1.77 acres that's shown as public open space will be private.
So, that was one of the changes in my letter that was provided. One of the things that
ACHD asked us to do is they asked us to take Harris and, then, T in the collector from the
south, which we have made that change to the preliminary plat . This particular landscape
plan doesn't reflect that. In doing our design one of the things that I had to work with was,
obviously, configuration of that single family. We didn't want to just create long blocks, we
want traffic to have to T in at different points to slow that traffic down. This property kind
of lends itself to making great big long blocks, so by turning the blocks kind in a
northwesterly direction and, then, rotating them straight north, then, we were able to -- as
you can see the traffic has to stop and, then, turn to go out and we minimize -- we have
some intersections, but we minimize these block lengths. We have pedestrian
connections through the property and we have significant open space at our entryway
here where our collector roadway comes in. We are proposing -- like I said, one of our
amenities, we are going to do a multi -use pathway with proposed benches, either like a
bocce ball or having some type of horseshoe pit. We didn't want to duplicate play
equipment or anything that was going to be within the neighborhood park. So, we don't
want to, obviously, create amenities that compete with that. ACHD and the city asked for
a stub street to the east and we have provided that . We will have cross-access between
the subdivision and the multi-family and we will also provide cross-access to the property
to the east. The multi-family will have its own access to the -- oops. It's right here. Sorry.
The collector roadway Harris and Kentucky Way comes in over in a different location, so
we did not put any of our accesses in alignment with Kentucky Way and that was
intentional, because when I took Biltmore through the process that was one of the
requests that Kentucky Ridge residents had. They didn't want to see Kentucky Way go all
the way from Victory to Amity and just be this complete straight shot that becomes a
racetrack and intrusion of traffic into their neighborhood. So, by T'ing Kentucky Way into
Harris and, then, offsetting these other intersections will make a difference in the long
term. As far as the type of homes, Mr. Centers and his son, they build houses, they have
put a nice builder team together. He's provided some elevations, kind of gives you an
idea of what these homes will look like. They are, obviously, the single story, two story
craftsman style. They are concerned with, you know, the -- the roof lines, mixture of
materials. They are getting good modulation. They have d one a real nice job out there
and I think it's going to be a benefit to this section. We have got a really good project. We
Meridian Planning & Zoning Commission
August 20, 2015
Page 17 of 24
have got a mixed use component, but it is going to be down the road. So, staff, obviously,
will have the city attorney prepare the development agreement to pin that down as far as
the density and how that will be handled and making sure that the application comes back
before this body and is thoroughly reviewed at the -- down the -- down the road. Do you
have any questions that I could answer?
McCarvel: Commissioners, any questions?
Yearsley: Madam Chair?
McCarvel: Commissioner Yearsley.
Yearsley: Just so I understand at this time that the apartments are not proposed to be
platted; is that correct?
McKay: Madam Chairman, the apartment lot will be platted as one lot, but it -- it will not
be developed with the single family.
McCarvel: The details on that will come to us at a later date.
McKay: Will have to come back for approval. Yes, sir.
Yearsley: Okay. And, then, at this point it looks like you're only showing one access out
of the apartment area; is that correct?
McKay: No. Sir, we have -- we have -- let's see. Let's go to -- oops. We have one
access to -- we have one access to Harris. We have an emergency vehicle access into
the subdivision. This is a paved access. And we have another cross-access that will stub
to the east.
Yearsley: Okay.
McKay: They will have to meet International Fire Code for two points of ingress and
egress.
Yearsley: Well, I was just thinking that's a lot of homes -- or a lot of apartments coming
out of really one access.
McCarvel: It looks like it will be two. Yeah. Because the one going into the housing area
is for emergency only; right?
McKay: It is. And, then, we have another one to the east.
McCarvel: The one going out to Harris and, then, one going east --
McKay: To the east.
Meridian Planning & Zoning Commission
August 20, 2015
Page 18 of 24
McCarvel: -- where there is no road yet.
McKay; Right. And I think when a site specific plan comes in, all those issues will have to
be addressed. At this time we just provided a rough conceptual just to demonstrate that a
multi-family component would work on the site based on the ordinance standards.
Yearsley: Okay.
McKay: As far as all the details, those -- or all the T's will have to be crossed and all the
I's dotted when that conditional use comes in.
McCarvel: All right. But at this time we go ahead and get it zoned so everybody around
there knows what's going on.
McKay: Yes. That is correct.
McCarvel: Okay. Okay.
Fitzgerald: I'm good.
McCarvel: Any other questions? Okay. Thank you.
McKay: Thank you.
McCarvel: Okay. At this time I'd like to take public testimony. Let's see. Vickie Laidlaw.
And as you reach the mike please state your name and address for the record.
Laidlaw: Madam Chair, my name is Vickie Laidlaw and I own the parcel to the south. So,
I'm the border on the southern border.
McCarvel: Okay.
Laidlaw: So, it used to be my property. I knew when I sold it it was going to be
developed. My only concern right now is -- I didn't see it, but I did talk to Becky. We have
a drain ditch that comes off of our farmland that has to go -- I don't know how you use this
thing, but it went right through the middle, really, and, then, down through into Kentucky
Ridge. So, Becky said that would be piped, but I just wanted to at least mention it, so --
McCarvel: Okay.
Laidlaw: My other concern is I do have sheep, my neighbor has horses, and we wanted
to make sure there was a fence on that border against us that would accommodate
animals and accommodate non-kids into our farmland. I know kids. And we have said
that -- he's thinking about a six foot vinyl fence. Well, six foot is good. Vinyl isn't really
great with animals. I'm not quit sure how that would do. So, that's one of my concerns is
Meridian Planning & Zoning Commission
August 20, 2015
Page 19 of 24
how we divide animals, farm, and kids. And I was kind of curious about the time table that
all of this would go, but, really, that's just about it, just clarification on those things.
McCarvel: Okay.
Fitzgerald: Thank you very much.
Laidlaw: Thank you.
McCarvel: Okay. Is it Michael -- oh. Vickie, could you, please, come back to the mike.
Wait until you get up there. He has got to hear you.
Laidlaw: Vickie Laidlaw. One thing I talked to Becky about several times is where the
park is and where these houses are. So, the park is in the northwest corner. The
southeast corner -- you know, these are going to be probably younger families with little
kids. That's a long ways to go for any kind of a park and she said they have identified a
little corner piece down here that could be put -- you know, a simple playground for kids,
because that's a long way to go for young families to go to that park. This park looks
great. It's just a long ways to go for young families an d I was hoping they would address
that, some kind of playground for kids.
McCarvel: Okay. Thank you. Okay. Michael Burns? Who is the second -- I have -- I'm
sorry, I can't read the writing on the -- nothing close to a Michael? Okay. Gordon
Hamilton. Okay. And as you approach the mike, please, state your name and address for
the record.
Hamilton: My name is Gordon Hamilton. My address is 3496 South Arcaro Way and,
Madam Commissioner, and other Commissioners -- Madam Chair and other
Commissioners, if possible I would like to address from two different standpoints. I am the
operations manager for Williams pipeline and I'm here to address the pipeline.
McCarvel: Okay.
Hamilton: But I'm also a resident of the Kentucky Ridge Estates and Colleen Cole, the
president of the association, asked me to address something on -- when I was here.
McCarvel: Okay.
Hamilton: So, first I would like to speak on behalf of Williams pipeline and I want to state
that the applicant has taken into account our concerns and is working within our
recommendations in terms of the developers handbook. Just a little bit about Williams.
The pipelines that are out there have been out there since about 1956. There is two large
diameter pipelines, one is 24 inches in diameter, the other is 22 inches in diameter. They
operate at about 850 psi and they supply the natural gas for basically all of southern
Idaho, a large part of Oregon and also most of Washington. Approximately 500 million
cubic feet of natural gas through those pipelines on a peak day, which is part of 3.6 billion
Meridian Planning & Zoning Commission
August 20, 2015
Page 20 of 24
cubic feet of natural gas that Northwest Pipeline can deliver on a peak day. Overall,
Williams, along with the sister companies, provides about 15 percent of all the natural gas
transportation in the country. I just bring that up , because I really want you to understand
how critical that pipeline is to the region, how critical it is to our customers, Intermountain
Gas and also Idaho Power. One of the things that I had requested through staff of the
applicant was information on the finished grades that they expect to have in the area that
our easements are and that could have a significant effect on -- on what the costs are
associated with -- with developing it into a path. Anyway, we were quite willing to work
with the applicant at anytime to work through any of the issues that go with development
around the pipeline.
McCarvel: Okay.
Hamilton: That's all I really had in regard to Williams.
McCarvel: Okay.
Hamilton: And, as I mentioned, Colleen Cole, president of the Kentucky Ridge HOA, did
want me to come and address specifically the concerns about Harris Street -- and this
may not be a concern in the future, maybe Harris will have developed by then, but if you
were to take a look at Harris Street right now it is woefully inadequate to carry traffic for
Biltmore or traffic for this proposed subdivision. It's -- I was glad to hear that the applicant
is taking into account the desire of the -- the homeowners association to see Kentucky
Ridge not turned into a straight shot through and -- and I think that that is a -- a good
proposal by the applicant. That concludes my remarks.
McCarvel: All right. Thank you. Are there any questions? Okay. Thank you.
Hamilton: Thank you.
McCarvel: Anybody else whose name I didn't call wish to speak? Okay. All right. At this
time would the applicant like to come forward.
McKay: Thank you, Madam Chair, Commissioners. Becky McKay. To kind of -- I will
address Vickie's comments. The question she had concerning the ditch, there is a drain
ditch that serves her property that goes through -- oops. Through this subject property
and it goes -- oops. How come it's doing that. It goes --
Watters: Sorry, I didn't --
McKay: Sonya's playing games.
McCarvel: That's why.
McKay: She's getting me back. It goes through --
Meridian Planning & Zoning Commission
August 20, 2015
Page 21 of 24
Watters: I don't know why it's not doing it, Becky. Let me put yours up.
McKay: Yeah. Yours won't stop -- switch. So, there is a drain that comes from her
property, goes through Biltmore and it kind of goes this way and we have already piped a
portion of it and it's piped -- the pipe goes through Kentucky Ridge and it exits and out
flows at the Ridenbaugh Canal on the north side of Victory Road. We intend on piping it.
We have to continue that drainage on, so that's not going to be a problem. Concerning
the fence line along the south, Mr. Centers intends on putting a six foot vinyl fence all
along the south boundary. We will run it across that stub street, too, so that we keep,
obviously, the kids away from Vickie's animals or from trespassing on her property. Mr.
Centers said that he will provide like a hot wire on the exterior of that fence if she could
provide the power to run the system, which, then, that will keep the animals from leaning
on the vinyl one and knocking it over or breaking those panels. Concerning the
playground, we have this lot located right here. Vickie's concern was that the kids may be
attracted to her property, since the amenities are located more at the northwest corner.
Mr. Centers indicates that he will put some type of swing set, little playground, jungle gym,
something there, especially like for the littler kids, who parents may not want to walk to the
larger park, that want them to be close. So, he is in agreement with her on that. Mr.
Hamilton from the Williams pipeline, we have been consulting with him as we have gone
through this planning process. Gordon is great to work with. His suggestions we did take
into consideration to make sure that -- that we comply with the pipeline's handbook. We
minimized our street crossing of the pipeline. We intersected at a 90 degree angle. We
have provided a 75 foot wide common lot. I made these lots 130 feet deep to just give us
a little bit more separation from the pipeline. We will comply with all requirements of the
Williams pipeline. We understand that is a major artery and that there is, obviously,
significant danger if one is to dig near it. So, we take that very seriously and we will work
closely with them. Thank you.
McCarvel: Thank you.
McKay: Oh, Harris Street. I forgot to address Harris. Harris Street is a substandard
collector. It's half plus 12. What ACHD is asking us to do is we will be widening out the
intersection to create a left turn bay. There is enough right of way to do that. We will also
-- if ITD allows it, create a right turn decel coming off Meridian Road. We will be building a
full collector roadway all across our frontage. If Hawkins comes in with their development,
then, they will have to build the south half. I anticipate that Harris is going to be
completely tore up when the city extends a water line that will come down to about this
point here. So, it will get a new pave job. But it is half plus 12. I talked to Hawkins about
potentially, you know, what -- their timeline, do they think that they would dedicate right of
way in -- you know, in advance of their development? They said that -- that probably
would not happen, but they are -- that was one of their development agreement conditions
was their half. I can't build what I don't have right of way to, but I assure you we will make
all of our improvements and this project -- it's -- we are going from Biltmore and, then,
working our way south. So, we are, obviously, anticipating a couple years out and the
sewer is coming from the north, working its way south, and, then, we will, obviously, start
working on the western portion, because the sewer has to come from Linder and go east.
Meridian Planning & Zoning Commission
August 20, 2015
Page 22 of 24
It's in two different sewer sheds. So, if you have any other questions I would be glad to
answer them. Other than that we think we have got a great project. We are in
compliance with the comp plan and we ask that you approve it. Thank you.
McCarvel: Thank you. Any other questions from Commissioners?
Yearsley: I have none.
McCarvel: All right. At this time can I get a motion to close the public hearing for Item AZ
15-012 and PP 15-012.
Fitzgerald: Madam Chair, I move --
Yearsley: Madam --
Fitzgerald: Sorry. Go ahead, Commissioner Yearsley.
Yearsley: Madam Chair, I make a motion to close the public hearing.
Fitzgerald: Second.
McCarvel: Okay. It has been moved and seconded to close the public hearing on Item
AZ 15-012 and PP 15-012. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: THREE AYES. TWO ABSENT.
McCarvel: Okay. Discussion. Commissioner Yearsley?
Yearsley: Madam Chair, I think this is a pretty decent subdivision. I like the city park and
the amenities there. I do understand that they are wanting to do their development to the
south first and move up into this, so, hopefully, Harris Street will actually get built prior to
this and hopefully we could get a signal there at Harris and 69 prior to this project being
completed or started. I always hate having the apartments come in last in a subdivision,
just because it seems like we always get people come out and complaining about it in the
after fact, but that is not up to our purview, so other than that I think it looks good.
McCarvel: Okay.
Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: I would agree. I think it's very well laid out. I think that the applicant and
Becky is doing a great job in putting together the comments that the neighbors and the
surrounding landowners have, especially the properties to the north that have a lot of
issues that they have seen growth around them and they are dealing with that now and so
Meridian Planning & Zoning Commission
August 20, 2015
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I think it's very well thought out and it's angled in a way that I think it -- it does -- it has
community -- like pocket parks, but doesn’t allow for giant drag strips and so I think you
have a difficult challenge with the Williams pipeline, but you guys did a great job and so I
think it looks great. I do agree with Commissioner Yearsley that the apartment situation is
hard to bring later, there is always going to be people that don't want in their area, but I
think you're -- we are dealing with as it comes. So, I think it's great.
McCarvel: Yeah. I agree. The apartment situation is always one that nobody wants it in
their backyard, but, obviously, I think zoning it and approving that idea this far ahead of
time -- if people want to know they -- they should -- they should know. Yeah. And I agree
with the thought process and all this and the thinking into the future looks very well
planned out and -- do you have anymore items? Anymore comments?
Fitzgerald: Well, I appreciate working with the applicant, we appreciate that, and, Becky,
thank you for working with the neighbors to get everything done. Thank you.
McCarvel: Yeah. Okay. Okay. So, if there is no further comments, at this time I'd like to
get a motion.
Fitzgerald: I have to make a motion? I should let Commissioner Yearsley do it. Okay.
Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: After considering all staff, applicant, and public testimony, I would move to
recommend approval to the City Council of file number AZ 15-012 and PP 15-012 as
presented in the staff report. I don't think -- Sonya, I don't need to make any changes,
because you have them all included in your comments. So, I think as presented by the
staff.
Yearsley: Second.
McCarvel: Thank you. It has been moved and seconded to approve Item No. AZ 15-012
and PP 15-012. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: THREE AYES. TWO ABSENT.
McCarvel: Okay. Could I get one more motion, please.
Fitzgerald: Madam Chair, I would --
Yearsley: Madam --
Fitzgerald: I will let the good Commissioner Yearsley do that.
Yearsley: Madam Chair, I move that we adjourn.