2017 01-05Meridian Planning and Zoning Commission Meeting Agenda – Thursday, January 5, 2017 Page 1 of 1
All materials presented at public meetings shall become property of the City of Meridian.
Anyone desiring accommodation for disabilities related to documents and/or hearing,
please contact the City Clerk’s Office at 888-4433 at least 48 hours prior to the public meeting.
City Council Chambers
33 E. Broadway Avenue, Meridian, Idaho
Thursday, January 5, 2017 at 6:00 p.m.
1. Roll-call Attendance
__X__ Treg Bernt __X___ Rhonda McCarvel
__X__ Gregory Wilson __X___ Ryan Fitzgerald
__X__ Jessica Perreault __X___ Bill Cassanelli
___X___ Steven Yearsley - Chairman
2. Adoption of the Agenda Approved
3. Consent Agenda Approved
1. Approve Minutes of November 17, 2016 Planning and
Zoning Commission Meeting
2. Approve Minutes of December 15, 2016 Planning and
Zoning Commission Meeting
4. Action Items
A. Public Hearing for Tree Farm Subdivision (H-2016-0128) by M3
Companies, LLC Located at 4740 W. Chinden Boulevard
Recommend Approval to City Council with Modifications –
Note: Correct Date Scheduled for City Council is February 7,
2017
1. Request: Rezone of a Portion of Property from R-2
(10.17 Acres), R-8 (33.84 Acres), R-15 (.24 Acres) to R-4
(44.26 Acres) and Rezone C-C (.27 acres) and R-15 (154
Square Feet) to R-8 (.3 Acres)
2. Request: Preliminary Plat Approval Consisting of 161
Building Lots and 15 Common lots on 61.64 Acres of
Land in a Proposed R-4 and R-8 Zoning District
5. Election of Officials for Chair and Vice Chair for 2017
Rhonda McCarvel – Chair
Ryan Fitzgerald – Vice
Meeting Adjourned at 7:02 p.m.
MERIDIAN PLANNING AND ZONING
COMMISSION MEETING
AGENDA
Meridian Planning and Zoning Meeting January 5, 2017
Meeting of the Meridian Planning and Zoning Commission of January 5, 2017,
was called to order at 6:04 p.m. by Chairman Steven Yearsley.
Members Present: Commissioner Rhonda McCarvel Commissioner Ryan
Fitzgerald, Commissioner Treg Bernt, Commissioner Gregory Wilson,
Commissioner Jessica Perrealt and Commissioner Bill Cassanelli.
Others Present: Machelle Hill, C.Jay Coles, Andrea Pogue, Bill Parsons, Josh
Beach and Dean Willis.
Item 1: Roll-call Attendance
__X___ Treg Bernt ___X___ Rhonda McCarvel
__X___ Gregory Wilson ___X___ Ryan Fitzgerald
__X___ Jessica Perreault ___X___ Bill Cassanelli
___X___ Steven Yearsley - Chairman
Yearsley: Good evening, ladies and gentlemen. At this time we would like to call
to order the regularly scheduled meeting of the Meridian Planning and Zoning
Commission for the hearing date of January 5th , 2017, and let's begin with roll
call.
Item 2: Adoption of the Agenda
Yearsley: Thank you. We would like to recognize our two new Commissioners.
Bill Cassanelli and Jessica Perreault. Grateful for you guys to volunteer for this
commission and nice to have a full complement on the -- on the stand. So, at
this time we have the adoption of the agenda and we have no changes to the
adoption of the agenda. Can I get a motion to adopt the agenda as presented?
Fitzgerald: Mr. Chairman, so moved.
McCarvel: Second.
Wilson: Second.
Yearsley: I have a motion and a second to adopt the agenda. All in favor say
aye. Opposed? Motion carries.
MOTION CARRIED: ALL AYES.
Item 3: Consent Agenda
Meridian Planning & Zoning
January 5, 2017
Page 2 of 22
1. Approve Minutes of November 17, 2016 Planning and
Zoning Commission Meeting
2. Approve Minutes of December 15, 2016 Planning and
Zoning Commission Meeting
Yearsley: Next item on the agenda is the Consent Agenda and we have two
items on the Consent Agenda and that is to approve the minutes of the
November 17th, 2016, Planning and Zoning Commission and the December
15th, 2016, Planning and Zoning Commission. Are there any changes or -- with
that, then, I would entertain a motion to approve the Consent Agenda.
McCarvel: So moved.
Wilson: Second.
Yearsley: I have a motion and a second to approve the Consent Agenda. All in
favor say aye. Opposed? Motion carries.
MOTION CARRIED: ALL AYES.
Yearsley: Before we go on to the next bit, let me explain how this process works.
We will open each item one at a time. We will start off with the staff report. The
staff will -- will present the findings regarding how the items adhere to our
Comprehensive Plan and Uniform Development Code with staff's
recommendations. After the staff has had a chance to comment or make their
presentation, the applicant will have an opportunity to come and present their --
their project and their case for approval. The applicant -- and respond to any
staff comments. The applicant will have up to 15 minutes to do so. After the
applicant has had a chance to testify, we will open it up to the public. There is a
sign-up sheet in the back. Anyone wishing to testify. Any person wanting to
come forward will be allowed three minutes. If they are speaking on behalf of an
HOA or a group of people they will be given up to ten minutes. After the -- the
public testimony has occurred, the applicant will have an opportunity to come
forth and respond to any comments from the public and he will be given up to ten
minutes to do so. After the applicant has had his chance to talk, we will close the
public hearing and the Commission will have an opportunity to discuss and
deliberate and, hopefully, make a recommendation to City Council.
Item 4: Action Items
A. Public Hearing for Tree Farm Subdivision (H-2016-0128)
by M3 Companies, LLC Located at 4740 W. Chinden
Boulevard
Meridian Planning & Zoning
January 5, 2017
Page 3 of 22
1. Request: Rezone of a Portion of Property from R-
2 (10.17 Acres), R-8 (33.84 Acres), R-15 (.24 Acres)
to R-4 (44.26 Acres) and Rezone C-C (.27 acres)
and R-15 (154 Square Feet) to R-8 (.3 Acres)
2. Request: Preliminary Plat Approval Consisting of
161 Building Lots and 15 Common lots on 61.64
Acres of Land in a Proposed R-4 and R-8 Zoning
District
Yearsley: So, with that we would like to open the public hearing on file number
H-2016-0128, Tree Farm Subdivision and let's begin with the staff report.
Beach: Very good. Can you hear me now? Very good. So, to start out, this is
an application for a rezone and for a preliminary plat for the Tree Farm
Subdivision. The subject property consists of 61.64 acres of land. Is currently
zoned R-2, R-8, R-15 and C-C. It's located at 4740 West Chinden Boulevard.
To the north is the Phyllis Canal, rural residential, agricultural property, zoned
RUT. To the east is single family residential property in the Oak Leaf and
Spurwing Greens Subdivisions, zoned R-2 and R-8. To the south is the Jayker
Nursery, which is zoned C-C and R-15. And to the west is agricultural and
residential property, zoned R-8 and a small silver zoned C-C. Some history on
this property. In 2006 the subject property was annexed as the Tree Farm
Subdivision and was granted approval with R-2, R-8, R-15, C-N and C-C zoning
districts, which is why you have the kind of goofy configuration of zoning right
now. Several addendums to the development agreement have b een recorded.
In 2007 the third addendum to the DA was approved and recorded that realigned
the zoning district boundaries consistent with the approved preliminary plat. In
2010 a development agreement modification was approved that approve d the
building elevations and a new concept plan and, then, the most recent
application was one in 2015 for a preliminary plat that was actually withdrawn
prior to coming to the Planning and Zoning Commission for various reasons. So,
the Comprehensive Plan future land use map designation for this property --
there is two. Medium density residential and low density residential. The subject
property is governed by a development agreement, as I said, and as mentioned
earlier, the proposed rezone is generally consistent with the concept plan that
was approved with the Tree Farm annexation and is generally consistent with the
city's Comprehensive Plan. The proposed plat consists of 161 building lots and
15 common lots on, as I said, approximately 61.64 acres of land, which are
zoned R-4 and R-8. As you see here on the site plan, this portion I'm outlining
here kind of in the southwest corner would be the R-8 portion and, then, the
yellow portion would be the R-4 portion. The gross density for the subdivision is
2.61 dwelling units per acre. The R-8 portion of the project is 15.42 acres of
land, as I said, on the west side. This portion consists of 55 single family homes.
The approximate gross density for the R-8 portion of the project is 3.56 dwelling
units per acre, which is under the allowed density for the R-8 zoning district. The
Meridian Planning & Zoning
January 5, 2017
Page 4 of 22
gross density for the R-4 portion of the project, which consists of 106 dwelling
units, is 40 -- on 46.22 acres is 2.29 dwelling units per acre. So, I just wanted to
break that down, so we could see how the density relates to both of those and
how they, again, are generally consistent with the Comprehensive Plan. So, we
had the applicant make a couple of changes of which he has addressed at least
one of them to my knowledge. One being added some -- some common lots
along these two lots here with the understanding that Black Cat Road will be
constructed along that and would require a landscape buffer on their portion of --
on their side of Black Cat. Another being we required that they stub a street both
one to the south for future development of the nursery and , then, one to some
property here that's owned by Mr. Carnahan. So, when that develops in the
future they will have access. Third being he did provide a phasing plan, which I
will show you in just a second here. So, development of this site is required to
comply with the dimension standards listed in the UDC for the R-4 district and the
R-8. Staff has reviewed those and, as I said, are generally consistent with those
standards and the lots to comply with those standards. The plat does comply
with the block length standards. There are some larger blocks, but they do not
exceed the requirements of the code. There are three common drives proposed
and the applicant is proposing several lots take access -- as you can see here is
a common lot here and there is another common lot here, as well as a third in
this location here. The fire department has indicated that if this is sign ed with no
parking that -- that bollards are put up halfway through, this would be approved
for emergency access as well. So, that's -- that's the third. Access to the
development will be provided from West Snow Cherry Street, which is a stub
located in this location here from the east. North Tree Farm Way, a portion of
which has been constructed with the Spurwing Greens Subdivision and the future
construction of North Black Cat Road. The applicant has discussed the
extension of North Black Cat Road and North Tree Farm Way with the adjacent
property owners and with representatives of the highway district. Staff has not
yet received a staff report from the highway district. There is a scheduled
hearing on the 25th of January to discuss the access to this subdivision and, as I
said, we don't have a staff report yet or really a whole lot of comments from the
highway district, so staff's conditions were that -- was that the applicant provide
one or the other. We require that they either construct Black Cat with phase one
or that they construct their portion of Tree Farm Way, as well as the portion that
was not constructed, so that he can get access out to the light there. But, as I
said, I don't know what the highway district's going to decide on the 25th, so kind
of a little bit in the dark as to whether our condition will be agreeable to the
highway district or whether they are going to want it all built now. I really don't
know and so we are -- it's kind of up in the air until they have made their decision.
Sidewalks are required along all public streets. The applicant is proposing 6.17
acres or ten percent open space for the development, which does meet code,
and they are including one amenity, which is a plaza and based on the acreage
of the plat the applicant is required to provide two additional amenities that meet
the requirements of the UDC. The applicant has indicated that they are trying to
achieve -- we allow for 20,000 square feet of qualified open space to be counted
Meridian Planning & Zoning
January 5, 2017
Page 5 of 22
as an amenity. That's in addition to the ten percent that would be required and to
be qualified it needs to be at least 50 feet by 100 feet in size . So, anything
smaller than that doesn't count towards that 20,000 square feet and I don't
believe the applicant can do that with the current configuration and so that is
something that we would like the applicant discuss. There are some existing
trees. The applicant will need to coordinate with the city arborist on their removal
and mitigation. The applicant has submitted some -- excuse me. This is the
phasing plan, so as you see here north is to the left. So, Snow Cherry Way is
here and this first phase as I'm outlining here would be this access here to Snow
Cherry and, then, a portion of Tree Farm Way to access here to the south and,
then, they are proposing, at least on their phasing plan, to construct or provide
access to future Black Cat with phase three. So, they have provided elevations
which appear to meet the requirements of the UDC. Staff did not receive any
comment from the public on this and staff is recommending approval with
conditions in the staff report and I will stand for questions you have.
Yearsley: Thank you. Are there any questions? No? Would the applicant like to
come forward.
Bernt: Mr. Chairman?
Yearsley: Yes.
Bernt: One question. Just -- I'm new. Sort of. What is the normal percentage of
open space in a subdivision normally? There was a recommendation of ten
percent, but what's the norm?
Beach: Ten percent is what's required.
Bernt: Okay.
Fitzgerald: Mr. Chairman, while the applicant is coming up, I just want to let the
-- the board know that I live in Spurwing Subdivision. I feel like I can remain
impartial on this discussion, but I will leave it to the board to decide if that's what
you think I can do, so -- but I wanted to make sure it's on the record that I do live
in the neighborhood, but feel comfortable that I can be impartial, so --
Yearsley: Anybody have issues with that? Thank you.
Tate: Good evening. Thank you for being here tonight. Understand it's difficult
weather and driving conditions. Welcome to the new Commissioners. My name
is Mark Tate. I'm with the M3 Companies. My address is 1087 West River
Street, Boise, Idaho. 83702. And pardon me for being a little bit nasally and
congested. Thank you to Josh for the staff report. I won't spend a lot of time
going through the zoning stuff that I think he's covered very well . Just a little bit
of history on this property and the neighborhood. There is some gentlemen here
Meridian Planning & Zoning
January 5, 2017
Page 6 of 22
tonight that can actually speak to more of the history, but the Cliff's Notes version
is that what's now known as Spurwing Greens was planned as a much larger
community originally when it was started and it was started towards the end of
the downturn and as we all remember things kind of went crashing down from
there. Fortunately, the community did bounce back. It's a very nice community.
I would say one of the nicest in Meridian and this -- this portion of -- or this
property was part of the original approval of what's now known as Spurwing
Greens. There is this piece and there is a number of other pieces -- three larger
pieces -- four if you count the piece here up in front that is yet to be developed.
This is where the nursery is right here. There is another approximately 65 acres
to the west of us that is -- see if I can go backwards here. There we go. Another
65 acres to the west of us that's yet to be developed and you will likely see an
application come through soon. So, we are one piece of the puzzle. The project
-- or the zoning was already approved previously. Our project generally complies
with the vision of the community. It's actually a little bit lower in density -- quite a
bit lower in density than the original plan. Was zoned for R-8, which allows for up
to eight units per acre on the majority of the project. We are actually asking for a
down zone to R-4 on the property and as you can see from this concept plan ,
there is a couple of main collector roads that were envisioned for this area. One
of them to the south is Tree Farm Way, which is the main road as you come off
of the signal there that goes -- does a big arch and, then, runs east and west. It
was actually envisioned that there would be second collector road further to the
north running east and west parallel to Tree Farm. When the -- when the new
developer took over the project that was actually eliminated from the plan , but
there would have been originally quite a bit more connecti vity and a little bit more
traffic back and forth between this property and the other property. Now without
that northern collector road most of the traffic will come to the south and use Tree
Farm Way. Given the density that we are asking for, we have lowered the
density from what was originally envisioned. The development as it played out
was a little bit lower than what was originally envisioned, so I'm not saying that
that wasn't a good decision to remove that collector , but just a little bit of context.
This is the project master plan. I will just kind of walk through a couple of the
highlights. Tree Farm is a collector road to the south. If you come off of Tree
Farm from the Spurwing entrance, it's a very nice boulevard. Median.
Landscaping buffers. There is no front-on housing, which makes it nice to carry
traffic and we are going to continue that design through the property. We will
landscape both sides of the street. Heavy landscaping, buffers, walkways,
sidewalks. As you come into the community you will notice that we have got a lot
of very formal landscaping. When you drive through Spurwing Greens,
especially in the early phases, you will notice very formal landscape patterns.
Grids. Very linear. Kind of reminiscent of the nursery and the tree farm that it
was originally designed around. We are planning to keep a lot of those designs
and utilize them in the community, really tying the projects together from an
aesthetic standpoint. The landscaped medians -- the landscaping on the sides of
the road, very linear. As you come into the project there is a very large central
park. You will notice the large pond on the south side of the park . It's kind of
Meridian Planning & Zoning
January 5, 2017
Page 7 of 22
difficult to see on this scale, but I have got a blow up on the next slide that I will
go into a little more detail there. From the south side there is a ditch that runs
along the south edge of the property. We are actually going to bring that ditch
through the middle of the property and through this open space here -- it will be
open as a -- I will just move on here. As a -- kind of a creek, so -- we developed
the Fox Tail community just to the east along Chinden Boulevard. We did the
same thing there where we have the irrigation ditch , rather than tiling it and
hiding it, we are bringing it out into the open and landscaping it and treating it like
a feature that we think it really can be done . So, that -- that feeds the pond and
what we are going to do with the pond is do a concrete edge and probably like a
stone wall on the north side of it, with lot of walkways, patios, and, then, a large
plaza as part of the park area. In this area we see a lot of retirees -- a lot more
retirees than families. Commissioner Fitzgerald might be able to attest to that,
but we felt like doing a lot more passive open space would fit the community
better. Green areas, walkable areas, you know, landscaping areas that people
can enjoy and look out behind their house or in the central park area. Felt like,
you know, playgrounds and things like that just weren't really necessary for a
community like this. It really is going to target a demographic that might be
mostly empty nesters. So, we wanted to do something really nice as a gathering
place in the center of the community. This actually -- we built this kind of plaza
area in another community that we did in Arizona. It won't look as deserty as --
as the photos here, but it's a similar concept. It's somewhere that families can
meet, have lunch, meet their friends in the summer, hanging out, enjoy the water.
And, then, this kind of odd shaped thing with the trees along it, this was planned
as a water feature, so on the north edge of it we are envisioning like a cistern
fountain flowing down a columnar water -- waterway, basically, flowing down into
the pond and it's very reminiscent of like an irrigation canal or a siphon as it
comes off of a field there -- will be spilling into the -- into the pond kind of the
same way there. One thing I wanted to note -- and I will cover this at the end.
Josh mentioned amenities. We do -- while we listed ten percent open space, we
listed that because we knew that is the minimum. The project actually has 17
percent open space overall and as far as qualifying open space , Josh and I can
kind of sit down and go through exactly where all the qualifying open space is,
but we feel very confident that we do meet the definition of an additional amenity
for the open space that we have there and I can go through an exhibit at the end
if the Commission prefers. But, you know, as far as amenities go, it's kind of an
interesting thing that Meridian City Code is written for -- you know, to check
boxes. You know, your amenities can be a half basketball court or a this or a
that. You know, we are -- we are designing a community that is clearly going to
be very upscale. It's going to be very nice. It's going to fit well with this Spurwing
community and so I don't think anybody has a doubt that we are -- we are
meeting the intent of having, you know, plenty of amenities and plenty of things
to do. You know, the code does allow for other types of amenities outside of
what's listed there and we feel between the -- you know, the water features and
the pathways and the creek that we meet the intent of that. Just to give a litt le bit
bigger perspective, you will probably hear some testimony tonight regarding --
Meridian Planning & Zoning
January 5, 2017
Page 8 of 22
from some of the neighbors and concerns over Tree Farm Way and traffic
coming through the subdivision there. I just wanted to get folks a broader view of
Spurwing. You can see that Tree Farm Way as it arcs around toward our
property, it's only constructed to Sugar Tree Drive. It terminates here currently.
Our plan is to construct it to the property line. It wasn't constructed with the
original development of the subdivision, so we will have to do that and, then, we
will bring it all the way to our entrance is what we are proposing with our first
phase. Josh is right that we -- we haven't received the staff report from ACHD
yet and just for the Commission's information, you know, there will be some
discussion on when Black Cat Road has to get built is that they will put the first
house, which we are not advocating for or can it be built later on and that's
definitely a decision that ACHD is looking at and at the end of the day they are
going to be the ones to make that decision. So, what's in front of you guys
tonight is really just the zoning, the community plan, the plat, the layout, that sort
of thing and ACHD will decide from a transportation standpoint how that will work
and when things will happen and just for the Commission's information, I
mentioned there is four other pieces of property that were part of this original
zoning. Really, all of those pieces are being looked at for development right now,
so there is a lot going on in this area. We are kind of the first one out of the gate
and so, you know, everybody wants all of the roads to be built up front. That
would be ideal. We agree, but to put, you know, all of the roads onto one
development when there is really four large chunks that will all be contributing to
the growth in the area. That's kind of what ACHD is going to have to look at. But
we are very excited about the project. We feel it will be a nice contribution to the
City of Meridian and with that I would stand for any questions.
Yearsley: Thank you. Are there any questions?
Fitzgerald: Mr. Chairman?
Yearsley: Commissioner Fitzgerald.
Fitzgerald: Just to -- so you guys are planning to build out Tree Farm all the way
to the connection?
Tate: We are. So, currently, as you know, Tree Farm -- it's kind of a gravel road
right now. People drive on it all the time. I talked to a gentleman who actually
backs up to the road and he was very appreciative that finally it would get paved,
because he was tired of the dust clouds behind his house. So, while we don't
own that piece of property, we have an agreement with the property owner where
we will be building that with our development.
Fitzgerald: And, then, there is another access off of Sugar Tree; right? That's
their secondary access?
Tate: That would be the secondary access.
Meridian Planning & Zoning
January 5, 2017
Page 9 of 22
Fitzgerald: Just wanted to clarify that, Mr. Chairman. Thank you.
McCarvel: Mr. Chairman?
Yearsley: Commissioner McCarvel.
McCarvel: Can you tell me -- I forget now which map showed the phases, but
which part of this is phase one? Is it that back corner or is it up front?
Tate: It would be kind of the southeast corner. So, this main entry road as you
come into the park --
McCarvel: Uh-huh.
Tate: -- some of the small lots on the west side here and up to this area above
Sugar Tree.
McCarvel: Okay. And, then, phase two is where?
Tate: Phase two is kind of in the middle, finishing out the loop around the park.
Beach: Would you like me to pull up the phasing plan from my presentation, that
way we can kind of look at it. North is to the left.
McCarvel: Okay. Okay.
Tate: So, phase three would include the rest of Tree Farm and Black Cat the
rest.
McCarvel: Uh-huh. Okay.
Yearsley: Any other questions? So, I have one question that I wasn't quite sure
how it got answered. In Josh's staff report it talked about two additional
amenities. So, what you're saying is that you have enough open space to count
that as one amenity and you're hoping that the -- what was the third amenity that
you were proposing?
Tate: We looked at the pond and the wate r features and the creek all as kind of
one large amenity, as it's really one -- one feature and the fountain and all of that
as an additional amenity. We are also, actually, working on agreement where we
will have access to the Spurwing club and would have a swimming p ool and gym
and all of that sort of thing through the homeowners association, which would be
additional amenities.
McCarvel: Okay.
Meridian Planning & Zoning
January 5, 2017
Page 10 of 22
Yearsley: Thank you.
McCarvel: Mr. Chairman?
Yearsley: Commissioner McCarvel.
McCarvel: Can you -- does that include like the access to the tennis courts and
stuff and the next one over and that's all -- okay.
Yearsley: Any other questions? Thank you. I have a few people signed up to
testify. A Drew Eggers. Please state your name and address for the record.
Eggers: Drew Eggers. 2256 North Waggle Place, Meridian, Idaho. Mr.
Chairman and Commission Members, my wife and I own the property in
question. I farmed in the Back Cat Road since 1978, raising peppermint, and I'm
here today to kind of give some history about the property. Mark and staff have
already talked a little bit about that history, but I will go ahead with my short
presentation. In 2006 and 2007 my family signed an agreement to sell the 140
acre parcel of farmland that we farmed at the time to the Tree Farm
Development. This land is north of Chinden Boulevard and on both sides of
Black Cat Road to the Phyllis Canal. Then -- and at that time the land was
annexed into the city limits of Meridian. In 2008, with the -- with the economic
downturn, which Mark mentioned, the Tree Farm Development did not proceed
with their purchase of the property from my family. Since 2008 my mother has
sold off a 60 acre parcel west of Black Cat to another entity and the parcel east
of Black Cat, which is in question, my wife and I purchased from my mother.
Now M3 Company has entered into an agreement with my wife and I to develop
this property, which -- which we support and I appreciate this opportunity to come
and give the history and I will stand for any questions if you have any questions
of me.
Yearsley: Thank you. Are there any questions? Thank you.
Eggers: Thank you very much.
Yearsley: Doug Carnahan. Again name and address for the record, please.
Carnahan: My name is Doug Carnahan. I live at 7270 North Tree Haven Place
in Meridian. Before I make a few more comments, I'd like to make a point that I
do support the project. That's my reason for standing up here today. Why do I
do that? A couple of reasons. One, it is consistent with the master plan. I have
been involved with this project from really day one in one form or another and it --
the master plan is something that -- that we supported at the time. We actually
live in the Spurwing area ourselves and we have seen it evolve and we are
pleased with the proposal and that's why we support it. The other thing I would
Meridian Planning & Zoning
January 5, 2017
Page 11 of 22
like to make -- the point I would like to make it has to do with Tree Farm Way, the
extension. That's an important connection to the existing Tree Farm to this new
development and for one reason -- and I think warrants some discussion, that's
water. Water is not available to that western portion, except through one road --
or one point in the north and they need to have a loop to develop that properly.
That entire development they need a looped system to go through there. The
logical place and the connection place is through Tree Farm Way. So, allowing
early development of that particular roadway provides a collector road
connection, but it also provides water to the west, so that you can get on with the
development of that area. So, again, I didn't have much to add to that, but I'm
happy to answer any questions.
Yearsley: Are there any questions? Thank you.
Carnahan: Okay.
Yearsley: Next on the list is Tuck Ewing.
Ewing: Commissioners, Tuck Ewing here representing All Tech Properties, LLC.
Address 1500 North El Dorado, Boise. We actually have the property -- All Tech
owns the property to the northeast and down the hill from the subject property.
We are for the property. We are in favor of the property. But one concern we do
have and what we would ask this Commission to potentially have staff look into --
there seems to be a little bit of confusion regarding some utility -- mainly sewer at
this point. We -- as part of a different project did the Heron Ridge Estates
project, which is just to the east of -- of this property and extended that North
Jayker Way. We put a pressure sewer main up that extension going down to
service the property to the north, which is the All Tech property. There is some
confusion with the record drawings when we submitted that. The drawing
actually says two different things when we -- when we submitted that and I guess
apparently nobody caught it, but I'm fairly confident we put a six inch force main
in that as a secondary sewer connection for all that property down below the hill ,
with the understanding that there would be a primary sewer connection , which
originally was supposed to go in with one of the phases -- actually over by Mr.
Carnahan's house, that did not happen. So, then, engineering came back and
said, well, potentially, the last time this project went through we would put
another force main up through this project. At this point I didn't hear staff really
discuss it, which I know that's -- that's kind of on the construction drawing side of
things, but I want to make sure that it's on the record that our request is at this
point -- we do not believe that the six inch force main that's going up Jayker Way
is adequate to service the -- all the property down below the hill to the north and
would recommend that -- to whatever capacity this project could implement a
force main where they can tie into a gravity sewer be a requirement on their -- in
their construction, because, obviously, in the future when Black Cat gets
approved, that certainly makes the most sense to make that tie in there , whether
it's gravity, but we do need to have that force main, but we really don't care
Meridian Planning & Zoning
January 5, 2017
Page 12 of 22
where it's at, we just need to get that force main to service that stuff to the north.
I will go back and I have talked to engineering with the city and verify what the
actual size of -- of that force main coming down Jayker is, but, as I said, we put it
in and I'm fairly sure I only put six inch in, not eight. So, with that if you have any
questions.
Yearsley: So, what I understand is you're kind of -- you don't know quite where --
or you're not -- you're not too particular where it goes, as long as it gets in, but it
would make more sense to have it be put in on Black Cat Road, wouldn't it?
Fitzgerald: Yeah. That was my question, Mr. Chairman, as well.
Ewing: Well, you know, I guess it really doesn't make any difference. Looking at
their design, I don't know that they have got any sewer in Black Cat, as far as -- I
don't know how they are planning on getting their sewer out, but it doesn't look
like they are putting any houses along Black Cat, so I don't know if they'd have a
main line gravity. I know the tie in is -- for the main line is Chinden and Black Cat
when it hits the -- when it hits the main roads --
Yearsley: Uh-huh.
Ewing: -- but I guess -- I wanted to bring it up just so that -- obviously, we did
have a meeting with staff, so staff is aware of this. There was just some
confusion and my request of you Commissioners is just to make it a requirement
-- I don't know if requirement is the right word, but make sure that -- that in the
report, whether it's to City Council or whatever, notes that there is still a problem
or a concern with the sewer. Maybe not a problem, but a concern and we
certainly don't want to get into a position where this development goes through
and, then, come to find out we don't have adequate sewer to do all the property
down the hill to the north and we are stuck with already improved roads and
nowhere to put it. Certainly I think with what staff has -- and the applicant have
done creating that Black Cat corridor we are in agreement with. We appreciate
that. That's certainly one hurdle and -- but I just want to make sure that we can
tie that force main into some type of gravity or force -- get it tied in so we know
we have adequate capacity.
Yearsley: Okay. I think that -- I think we can include something for that. All
right. Thank you.
Ewing: Thanks.
Yearsley: I don't have anybody else signed up to testify. Would anybody like to
testify? Please come forward.
Johnson: Good evening. My name is Sam Johnson. 2701 East Pine Avenue. I
am here to represent Hot3, LLC, which owns the property just to the west of this
Meridian Planning & Zoning
January 5, 2017
Page 13 of 22
-- of this proposal. Yeah. Everything around that little odd piece of property we
do not own, but everything else we do and we are currently working on
development plans and preliminary plat layouts. I definitely support this project.
It's -- it looks like a great project and appreciate working with your staff and with
Mark Tate on this. I only have one exception that -- that Mark and I have talked
about, but I just want to at least put it on record and it's more so dealing with the
roads and so I know ACHD will have more to do with this, but at least wanted to
put it on the record here. If you can call up the plat. So, the -- as you see on
Black Cat, Black Cat toward the north end of the property there where the cursor
is, we -- it's showing that Black Cat is going to be completely on our property,
which working with Mark on -- Mark Tate on this -- and really believe that that
should follow the center line of Black Cat -- should follow the section line, as they
commonly do, for collectors. I'm also working with ACHD that they want the
proposed -- the proposed Black Cat alignment when it crosses the Phyllis Canal
will -- will not follow the section line because of the grade and they want to cross
the canal at -- at a perpendicular angle and I don't -- do I have -- here we are.
So, Black Cat about at this point -- this is all sloping naturally currently and that
the Phyllis Canal crossing would be about in this direction, about in that point, but
just wanted to point that out and, then, say my only -- my only exception that I
ask on this plat is that Black Cat be on the -- the center line of Black Car be
following the section line on that north portion of the plat. Stand for any
questions.
Yearsley: Thank you. Are there any questions? No? Thank you. Anybody else
that would like to testify? With that would the applicant like to come forward?
Tate: Good evening. Mark Tate again. I don't have a lot to add. I will just say
regarding the sewer alignment, I'm not familiar with any, you know, plans for
pressure sewer, but I can give a little bit of insight as to what's going on , at least
in our property. We are planning to bring -- so, sewer currently is in the Tree
Farm alignment here and, then, cuts diagonally back down to Black Cat Road
and is already in. So, all of the Spurwing area is actually served by sewer that's
- - that's already in and going through part of this property. We plan to gravity
sewer down to it. We would be bringing sewer up to about this point and as Mr.
Johnson -- Johnson just mentioned, we are still working on exactly what the final
alignment of Black Cat will be on that northern segment and we will get that
figured out with ACHD. But as you mentioned, the road will go to the north on --
on their property there. So, probably the closest gravity sewer would be up there
on that corner somewhere. So, that would get them the closest. But as close as
we would be would be down -- down in that intersection here -- over here with the
sewer and, then, just -- regarding the Black Cat Road alignment, as Mr. Johnson
said, there we will definitely work on that with ACHD. So, I would ask that, you
know, we not necessarily address that tonight and just know that we are certainly
talking to ACHD about that and exactly where that -- that road is going to fall.
We weren't sure how far over it needed to be when we did our layout. That's why
we didn't show anything here. We knew in talking to ACHD that it needed to be
Meridian Planning & Zoning
January 5, 2017
Page 14 of 22
to the west based on the grades and so that's why we showed it going over onto
that property. So, I will definitely work with them to get that resolved. And, then,
I would just ask the Commission, you know, thank you for -- for your time and ask
that we move forward tonight and let us go to ACHD at the end of the month and,
then, onto City Council. Thank you.
Yearsley: Thank you. I guess before you go, was there any other last questions
before we close the public hearing?
Perreault: Mr. Commissioner?
Yearsley: Yes.
Perreault: Mr. Tate, is it -- is it the case that the only access to phase one will be
through Tree Farm Way coming through Spurwing Greens from Chinden?
Tate: That is -- that is correct. Well, there would be two accesses. Both of them
going --
Perreault: Snow Cherry and --
Tate: Yeah. Snow Cherry and, then, to the south and -- yeah.
Yearsley: Okay. Anything else? Thank you very much.
Tate: Thank you.
Yearsley: At this time I would entertain a motion to close the public hearing on
file number H-2016-0128.
McCarvel: So moved.
Fitzgerald: Second.
Yearsley: I have a motion and a second to close the public hearing. All in favor
say aye. Opposed? Motion carries.
MOTION CARRIED: ALL AYES.
Yearsley: Any comments or thoughts before we deliberate?
McCarvel: Mr. Chairman?
Yearsley: Commissioner McCarvel.
Meridian Planning & Zoning
January 5, 2017
Page 15 of 22
McCarvel: I kind of like the amenities as is. Just saying from one of those empty
nesters, a big swing set isn't always the first thing I like to see if I was looking for
a new house. So, I think it fits well with the demographic of that area and it's
beautiful and, you know -- asphalt half basketball court may not be quite as
appealing as just some beautiful landscaped grounds. So, I kind of like their
amenities for the area they are building.
Wilson: Mr. Chair?
Yearsley: Commissioner Wilson.
Wilson: I don't know what to say. I mean it was so not contentious -- I don't
know if I can -- if I should have an opinion. But I would -- Commissioner
McCarvel, I'm glad that there is good support with neighbors and other folks
around that area. And, actually, I agree, I think the amenities look really nice and
fit with Spurwing and Spurwing Gardens and some of the other areas and I
support this project.
Yearsley: Anybody else?
Bernt: Mr. Chairman?
Yearsley: Commissioner -- boy. Bernt. Sorry.
Bernt: You're in trouble.
Yearsley: I am. I struggled --
Bernt: I'm Trent. Commissioner Trent. I'm being funny. I got one question. So,
as far as the look of the homes, are the homes going to be pretty much standard
looking in comparison to what's in the --
Yearsley: So, this is the -- that's kind of what the homes are looking like and
that's part of the development agreement I believe.
Fitzgerald: And, Commissioner Bernt, half those homes are in there . In fact, the
one on the right-hand corner is -- actually is my buddy's house. Some of those
homes are actually in the neighborhood.
Bernt: All right. That was my only concern, make sure that we --
Fitzgerald: So, yes, Commissioner Wilson, I do have friends.
Bernt: -- that question answered. Thank you.
Meridian Planning & Zoning
January 5, 2017
Page 16 of 22
Yearsley: Thank you. Anybody else? I -- I actually like it. I like the look and the
layout looks pretty good. I understand that the amenities are not typical and I
think it works and I think it's something that we should let -- you know, we -- kind
of are governed by the statutes of the law, but I think Council can kind of wiggle
that a little bit and I think that's something that we should send to Council for
them to decide if that's an appropriate amenity or not. I -- I think it does fit the
area and the style as an amenity, so I think that looks good. I am grateful that
you are doing a secondary connection and I think the Tree Farm Way is actually
a better connection than Ustick at this point, because it actually has a light. I
think when they do extend Ustick -- or Black Cat out that it -- it should be in
conjunction with the signal at the same time, would be my recommendation. But
that's something that ACHD will have to determine that process.
Parsons: Mr. Chairman, Members of the Commission, if you recall we recently
updated our code to allow an open space and subdivision amenities to be part of
the alternative compliance process. So, if this is something that you truly believe
fits in with the character of the community you can certainly add a condition that
they go through the alternative compliance process and get this amenity package
approved through that process.
Yearsley: Okay.
Fitzgerald: Mr. Chairman?
Yearsley: Yes.
Fitzgerald: I -- I think Bill's suggestion is a great idea, because I do think there
has been some thought put into this, as I do live there, and it is a -- Mark made a
very good point, there are trees aligned everywhere, everything is kind of
uniform, it's a very walkable community. I think everybody was out there having
snow wars last night with their four wheelers, just trying to get around the
neighborhood. But that's another story. I like the look and feel of this. I think
Spurwing Greens is an empty nester mostly dominant. Some of the famili es live
over in the other portions of Spurwing, but this is -- has a lot of families that have
retired near their -- their grandkids and those kinds of things, so I mean it fits
well. I think I would -- hopefully the applicants -- it sounds like they are already
on this process -- we are taking market and working -- this is going to be
developed quickly and platted fast and so, hopefully, everybody is on the same
page and working together. I don't know what we do to help Tuck's request in
regards to pressurized irrigation -- or pressurized sewer on that connection. I
think it makes sense. I kind of agree with you and lean on your engineering
background to -- that it fits more in Black Cat and that connection across the
canal, but I'm not sure what -- Bill, do you have a direction on -- for us from
Public Works on how to -- I mean we are listing the Black Cat -- the Black Cat lift
station; correct? That's where the crossover comes over? That's where we are
taking in is through that line; right?
Meridian Planning & Zoning
January 5, 2017
Page 17 of 22
Parson: Yeah. There is a -- there is a trunk that runs into Black Cat. It's not a lift
station there. It goes right to the --
Fitzgerald: Oh. Okay.
Parsons: I think it goes -- I think we getting ready to take one off line, actually,
with what Brighton is doing on the south side of Chinden, certainly what we can
do for -- for Tuck on this particular case is, one, we need to square away the
record drawings and make sure it's a six inch pressurized line or an eight inch
pressurized line, because that -- there is a capacity difference there for sure.
Secondly, we need to get in front of our engineering and make sure that they
give us the right conditions in the staff report to reflect what the needs are for
future capacity down the hill. So, my recommendation -- right now we have the
standard condition in the staff report that reads you will size your development
based on what your needs are. Certainly what Josh and I can do is if you just
want to leave it open we can certainly have that discussion with Council and
have that issue resolved before Council and make sure that the condition is in
there adequately that protects the applicant and Tuck's property to the north and,
then, also Hot3, LLC, interest's as well. So, again, there is a lot of prope rty there,
there is a lot of collaboration that needs to happen to make sure that we -- we do
this right. So, I think giving us that latitude to get out in front of engineering one
more time, address Tuck's concerns with them and, then, have that issue
resolved prior to City Council, we are comfortable with that.
Fitzgerald: Okay.
Parsons: But tonight, though, you still have to take into consideration of whether
or not you want this to move forward to City Council without having any direction
from ACHD. So, you still need to take that into consideration as well.
Yearsley: Thank you.
Fitzgerald: Thanks, Bill.
Yearsley: And that was my comment I was going to do is -- I don't know if we
want to put a condition on this that they shall or something, but at least get the
ball rolling with staff to come up with a recommendation to City Council. And Bill
did make a good point. You know, ACHD has not heard this application yet. Are
we comfortable moving this forward without ACHD's comments, you know,
because there is a lot of stuff in play, you know, because ACHD may come back
and say, no, you have to build Black Cat or that and, then, it may change or -- I
don't know. I'm just -- just throwing that out there to see what Council's or --
Fitzgerald: Mr. Chairman?
Meridian Planning & Zoning
January 5, 2017
Page 18 of 22
Yearsley: Yes.
Fitzgerald: My gut -- if they weren't connecting to Tree Farm, which I think has
capacity right now, I would say we put a hold and we will continue thi s. But with
the two connection points -- and that really isn't very busy right now -- it warrants
a dirt road. But that -- that section is pretty tame around the pool and so I think
that being a collector I think you're fine to move forward. And I think you have
phase three built and Black Cat taken either way rea lly quickly before you have
too many homes built. That whole back section is going to be connected to
Black Cat later on. So, I feel comfortable allowing them to move forward and
they can work with staff after the ACHD piece is done, but not hold them up with
the agreement that they may connect into someone else's property, I'm good with
that.
Yearsley: Okay.
McCarvel: Mr. Chairman?
Yearsley: Commissioner McCarvel.
McCarvel: Yeah. I think common sense to me says it should be done no later
than phase three. Obviously, when -- I mean -- and I'm sure that's what they are
thinking as well, but I don't think we need to make it a phase one issue, but I'm
comfortable with letting ACHD work that out. I think common sense will prevail.
Yearsley: Okay. Anybody have -- I guess at this point I have got two that are
okay with it. Anybody have objections about moving this forward? It sounds like
we are all in agreement, so -- and I think with that I think most of the issues are
brought forward and I guess just for staff's clarification, do we need to -- in our
motion to say that they need to apply for alternative compliance? Okay. So,
when we do make a motion make sure we include that we -- that the applicant
needs to do alternative compliance f or the amenities. So, I guess with that, if
there are no other comments, I would entertain a motion.
McCarvel: Mr. Chairman?
Yearsley: Commissioner McCarvel.
McCarvel: One more thing. Did you want -- do we want it in the motion about
collaborating before City Council with the other two developers with the
engineering on the sewer and the -- do we need that in the motion or not?
Yearsley: I don't know -- I don't know if we need that in the motion, no.
McCarvel: No.
Meridian Planning & Zoning
January 5, 2017
Page 19 of 22
Yearsley: I think that's just something that will happen. We will take forward.
McCarvel: Okay.
Parsons: Chairman, Members of the Commission, in your motion if you are
inclined to lean towards the alternative compliance, put a caveat on it, you want it
with the final plat submission, the first phase of the final plat or prior to City
Council? Give us some direction on that if you would, because --
Yearsley: Okay.
Parsons: -- certainly I'm happy with tying it to final plat -- the first phase of the
final plat, if you're comfortable with that. And, then, as far as your comments
going back to ACHD, we left it pretty open-ended in the staff report. In our DA
provisions we recommended that either Black Cat be built with the first phase or
Tree Farm. So, if ACHD goes either way I think the applicant still has -- I don't
think it's going to change your -- the plat or the timing for those roadways in any
way. There is some flexibility there if ACHD wants Black Cat before T ree Farm
Way.
Yearsley: Okay.
Parsons: I just wanted to let you know that as well.
McCarvel: So, we don't need that in the motion?
Yearsley: No.
Fitzgerald: Mr. Chair, I think the future chair should get to make the last motion.
McCarvel: Go ahead. Mr. Chairman?
Yearsley: Commissioner McCarvel.
McCarvel: After considering all staff, applicant and public testimony I move to
recommend approval of file number H-2016-0128 as presented in the staff report
for the hearing date of January 15th -- January 5, 2017, with the stipulation that
they go through the alternative compliance process prior to the first phase of the
final plat. Okay. Yeah.
Wilson: Second.
Yearsley: I have a motion and a second to approve file number H-2016-0128.
All in favor say aye. Opposed? Motion carries.
MOTION CARRIES: ALL AYES.
Meridian Planning & Zoning
January 5, 2017
Page 20 of 22
Item 5: Election of Officials for Chair and Vice Chair for 2017
Yearsley: Congratulations. All right. Next on the list is the official election of
chair and vice-chair. So, I have been on the chair for the last three years.
Fitzgerald: Quitter.
Yearsley: I think it's time to get some -- somebody new and so I would like to
have somebody else -- I think -- well, actually, all three -- Commissioner Wilson,
Commissioner Fitzgerald and Commissioner McCarvel has been on the
Commission long enough and understands what's going on , that all three of
those could actually serve well.
Wilson: But I think there is one individual who is senior to two individuals and
maybe even speaking -- showed herself to be very capable last meeting in
probably the worse meeting -- or toughest meeting -- yes. Strike that. So, I
move -- if we are nominating -- I would be open to nominating her if she will
accept.
Fitzgerald: Mr. Chairman, I would like to officially nominate the good
Commissioner McCarvel to be the chair.
Yearsley: So, you're seconding his nomination?
Fitzgerald: Yes.
Wilson: I didn't nominate. I'm seconding --
Yearsley: Okay.
Wilson: -- his nomination.
Yearsley: So, I guess at that point is Commissioner McCarvel willing to accept
that position?
McCarvel: Yes.
Yearsley: Okay. So, with that being said, we have a motion and a second to
elect Commissioner McCarvel as chair of the Commission for the next year. All
in favor say aye. Opposed? It's unanimous.
MOTION CARRIED: ALL AYES.
Fitzgerald: You didn't vote no?
Meridian Planning & Zoning
January 5, 2017
Page 21 of 22
McCarvel: I don't think it would have mattered.
Yearsley: At this point who would like to be the vice-chair?
McCarvel: Mr. Chairman?
Yearsley: Commissioner McCarvel.
McCarvel: Turnabout is fair play. I nominate the good Commissioner Fitzgerald.
Wilson: I second that.
Fitzgerald: Is there a third?
Yearsley: So, again, is Commissioner Fitzgerald willing to serve as position?
Fitzgerald: Sure, sir. Yes.
Yearsley: All right, then. That is perfect. So, that being said, we have a motion
and a second to elect Commissioner Fitzgerald as the vice-chair. All in favor say
aye. Opposed? Motion carries. Congratulations, guys.
MOTION CARRIED: ALL AYES.
Yearsley: That being said, we have finished our business. We have one last
motion to make.
McCarvel: Mr. Chairman?
Fitzgerald: Mr. Chairman?
Yearsley: Commissioner Fitzgerald.
Fitzgerald: I move we adjourn.
Wilson: Second.
Yearsley: I have a motion and a second to adjourn. All in favor say aye.
MOTION CARRIED: ALL AYES.
Yearsley: We stand adjourned.
MEETING ADJOURNED AT 7:02 P.M.
(AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.)
Tree Farm Subdivision — H-2016-0128
Application(s):
➢ Rezone
➢ Preliminary Plat
Size of property, existing zoning, and location: The subject property consists of 61.64 acres of land zoned R-2, R-8, R-15 and C -C,
located at 4740 W. Chinden Blvd.
Adjacent Land Use & Zoning:
History:
1. North: Phyllis Canal; Rural residential; Agricultural, zoned RUT (Ada County)
2. East: Single-family residential property in the Oak Leak and Spurwing Grove Subdivisions, zoned R-2 and R-8
respectively
3. South: Jayker Nursery, zoned C -C and R-15
4. West: Agricultural and residential, zoned R-8
In 2006, the subject property was annexed as the Tree Farm (AZ -06-004 and AZ -06-050) and was granted approval with R-2,
R-8, R-15, C -N and C -C zoning districts. A Development Agreement (DA) (#106151218) was executed upon annexation of the
property.
• Several addendums to the DA have also been recorded (#107025555 and #107141993). In 2007, a third addendum to the DA
was approved and recorded (#107141993) that realigned the zoning district boundaries consistent with the approved
preliminary plat.
• In 2010, a development agreement modification (MDA -10-004) was approved that approved building elevations and a new
concept plan that included a tennis facility as an amenity within a common lot contingent on the platting of the property.
Comprehensive Plan FLUM Designation: MDR, LDR
Summary of Request: Rezone (RZ): The subject property is governed by a development agreement (DA) recorded as instrument
#106151218. As mentioned earlier, the proposed rezone is generally consistent with the concept plan that was approved with The Tree
Farm Annexation, and is generally consistent with the City's Comprehensive Plan.
Development Agreement (DA): As part of this application, staff is requiring that the applicant enter into a new development
agreement for the property and be required to construct one of two off-site street improvements. These being either N. Tree Farm way
to connect to the existing N. Tree Farm Way that is stubbed to the east of this property, or construction of N. Black Cat Road.
Preliminary Plat: The proposed plat consists of one hundred sixty-one (161) building lots and fifteen (15) common lots on 61.64 acres
of land. The R-4 and R-8 zoning districts are appropriate for the proposed development. The gross density for the subdivision is 2.61
d.u.lacre.
The R-8 portion of the project is 15.42 acres of land on the west side of the parcel. This portion consists of 55 single-family homes. The
approximate gross density for the R-8 portion of the project is 3.56 dwelling units per acre, which is well under the allowed density for
the R-8 zoning district. The gross density for the R-4 portion of the project (which consists of 106 dwelling units on 46.22 acres) is 2.29
dwelling units per acre, which is well under the maximum density allowed for the R-4 zoning district.
The applicant will be required to make several modifications to the plat in order to meet UDC requirements. These changes include the
following:
• Add a twenty (20) foot common lot adjacent to the western boundary of lots in the northwest corner of the plat (Lots 47 and
48, Block 6).
• Stub a street to parcels R7219170210 and S0421449000.
Development of this site is required to comply with the dimensional standards listed in UDC 11-2A-5 for the R-4 district and Table 11-
2A-6 for the R-8 district. Staff has reviewed the proposed plat and found it to be in compliance with the R-4 and R-8
dimensional standards.
The plat is required to comply with the block length standards listed in UDC 11 -6C -3F. Staff has reviewed the proposed plat and
found it to be in compliance with the aforementioned standards.
Common Drives: There are three common driveways proposed. The applicant is proposing Lots 22-24 of Block 1, to take access from
a common driveway, Lots 64, 65 and 67-69, Block 6 to take access from a common driveway, and lots 8, 9 and 26-28, Block 6 from a
common driveway. Per UDC -11 -6C -3D, common driveways shall serve a maximum of (6) dwelling unit.
For any plats using a common driveway, the setbacks, building envelope, and orientation of the lots and structures shall be shown on
the preliminary plat and/or as an exhibit with the final plat application. The applicant shall provide the required exhibits with the
submittal of a final plat application.
One of the common driveways (Lot 10, Block 6) will be used as an emergency access and will have bollards to limit vehicular access to
emergency personnel and will have no parking signs.
Access: Access to this development will be provided from W. Snow Cherry Street, N. Tree Farm Way, (a portion of which has been
constructed with Spurwing Greens Subdivision) and the future construction of N. Black Cat Road. The applicant has discussed the
extension of N. Black Cat Road and N. Tree Farm Way with the adjacent property owner and with representatives of ACHD.
Staff has not yet received a staff report from ACHD. There is a scheduled ACHD hearing for this project that is scheduled for January
25th, 2016. City staff anticipates a staff report from ACHD prior to that hearing. Without the requirements of ACHD, staff feels that in
order to provide adequate access to the development, that the applicant be required to either construct the remaining portion of N. Tree
Farm way (a portion of which is located off-site) or N. Black Cat Road with the first phase of development in order to provide access to
the proposed subdivision.
Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17.
Landscaping, Open Space and Amenities: The applicant is proposing 6.17 acres (10%) of open space for the development. The
applicant is also proposing to include one amenity (plaza). Based on the acreage of the plat, the applicant is required to provide two (2)
additional amenities that meet the requirements of UDC 11-3G and that details of this amenity are provided at the Planning and Zoning
Commission hearing.
The landscape plan also depicts a 20 foot landscape buffer along N. Tree Farm Way and N. Black Cat Road with the exception of the
northwest corner. The applicant shall revise the landscape plan to provide the common lot and required landscape buffer in that area in
accord with UDC 11 -3B -7C.
Existing Trees: The applicant is responsible to mitigate all existing healthy trees 4 -inch caliper or greater that are removed from the
site with equal replacement of the total calipers lost on site up to an amount of 100% replacement in accord with UDC 11-36-10. The
applicant will need to contact the City Arborist if any trees are to be removed.
Fencing: The developer is responsible for constructing fences abutting pathways and common open space lots to distinguish common
from private areas; fencing details should be included with the final plat application in accord with the standards listed in UDC 11 -3A -
7A.7.
Any future fencing proposed for the development must comply with the fencing regulations set forth in UDC 11-3A-7.
Pressurized Irrigation (PI): The City of Meridian requires that pressurized irrigation (PI) systems be supplied by a year-round source
of water. The applicant shall be required to utilize any existing surface or well water for the primary source. If a surface or well source is
not available, a single -point connection to the culinary water system shall be required. An underground, pressurized irrigation system is
required to be installed in accordance with UDC 11-3A-15.
Building Elevations: The submitted elevations depict a mix of building materials, decorative window and door trim, decorative corbels,
covered entries, and stone wainscot consistent with the surrounding developments. Staff is of the opinion the future single-family
homes will complement the existing homes in the area and demonstrate high quality materials (see Exhibit AA).
The rear and/or side of structures that face N. Tree Farm Way and N. Black Cat Road shall incorporate articulation through
changes in two or more of the following: modulation (e.g. — projections, recesses, step -backs, pop -outs), bays, banding,
porches, balconies, material types or other integrated architectural elements to break up monotonous wall planes and roof
lines that are visible from the subject public street. Single -story structures are exempt from this requirement.
Written Testimony:
• None
Staff Recommendation: Approval w/conditions and a development agreement
Notes:
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H-
2016-0128, as presented in the staff report for the hearing date of January 5, 2017, with the following modifications: (Add any
proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2016-
0128, as presented during the hearing on January 5, 2017, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2016-0128 to the hearing date of (insert continued hearing date here) for the following
reason(s): (You should state specific reason(s) for continuance)
Meridian Planning Zoning Commission Meeting
DATE: January 5, 2016 ITEM NUMBER: 3A
PROJECT NUMBER:
ITEM TITLE:
Approve Minutes of 11 / 17 PZ Meeting
MEETING NOTES
4P r-6 rO(
CLERKS OFFICE FINAL ACTION
DATE:
E-MAILED TO
STAFF
SENT TO
AGENCY
SENT TO
APPLICANT
NOTES
INITIALS
Meridian Planning Zoning Commission Meeting
DATE: January 5, 2016 ITEM NUMBER: 3B
ITEM TITLE:
Approve Minutes of 12/15 Meeting
PROJECT NUMBER:
MEETING NOTES
CLERKS OFFICE FINAL ACTION
DATE:
E-MAILED TO
STAFF
SENT TO
AGENCY
SENT TO
APPLICANT
NOTES
INITIALS
Planning & Zoning
Commission Meeting
January 5, 2017
Item #4A: Tree Farm Sub.
Vicinity/Zoning Map
Site Plan
Phasing Plan
Elevations
Meridian Planning Zoning Commission Meeting
DATE: January 5, 2016 ITEM NUMBER: 4A
PROJECT NUMBER: H-2016-0128
ITEM TITLE: Tree Farm Subdivision
Public Hearing - Rezone of a portion of property from R-2 (10.17 Acres), R-8 (33.84
acres), R-15 (.24acres) to R-4 (44.26 acres) and Rezone C -C (.27 acres) and R-15 (154
Square feet) to R-8 (.3 acres) and Preliminary plat approval consisting of 161 Building
lots and 15 common lots on 61.64 acres of land in a proposed R-4 and R-8 zoning
district by M3 Companies, LLC located at 4740 W. Chinden Blvd
MEETING NOTES
CLERKS OFFICE FINAL ACTION
DATE:
E-MAILED TO
STAFF
SENT TO
AGENCY
SENT TO
APPLICANT
NOTES
INITIALS
Tree Farm Subdivision
Meridian Planning &
Zoning
January 5, 2017
Current Property Zoning
Original project master plan –
included in original development
agreement
Northern & Southern
collector roads.
Northern collector road
eliminated leaving Tree
Farm as the only east-
west collector.
The approved plan
includes the subject
property
Tree Farm Subdivision Community
Master Plan
Community Amenities
Over 15% total open space and more than
an acre of additional “qualifying open space”
Area Circulation & Access
Thank you
Open Space Totals
Tree Farm Subdivision Preliminary Plat
Tree Farm Subdivision Preliminary Plat
11-3G-3: STANDARDS:
A. Open Space And Site Amenity Requirement: 1. The total land area of all common open space that meets the standards as set forth in subsection B of this section shall e qual or exceed ten percent (10%) of the gross land area of the development; or provide five percent (5%) common open space if the entire development is comprised of buildable lots, a minimum of sixteen thousand (16,000) square feet, not including landscape buffers along arterial or collector roadways. 2. One additional site amenity that meets the standards as set forth in subsection C of this section shall be required for ea ch additional twenty (20) acres of development area. (Ord. 16-1690, 5-17-2016) B. Qualified Open Space: The following may qualify to meet the common open space requirements: 1. Active Or Passive In Intended Use: Any open space that is active or passive in its intended use, and accessible by all res idents of the development, including, but not limited to: a. Open grassy area of at least fifty feet by one hundred feet (50' x 100') in area; b. Community garden; c. Ponds or water features; or d. Plaza. 2. Additions To Public Park: Additions to a public park or other public open space area.
3. Full Area Of Buffer: The full area of the landscape buffer along collector streets may count toward the required common op en space.
4. Percentage Of Buffer: Fifty percent (50%) of the landscape buffer along arterial streets may count toward the required com mon open space.
5. Parkways Along Collector And Local Residential Streets: Parkways along collector and local residential streets that meet a ll of the following standards may count toward the common
open space requirement:
a. The parkway meets the minimum width standard as set forth in subsection 11-3A-17E of this chapter.
b. The parkway is planted with street trees in accord with section 11-3B-7, "Landscape Buffers Along Streets", of this chapter.
c. Except for alley accessed dwelling units, the area for curb cuts to each residential lot or common driveway shall be exclu ded from the open space calculation. For purposes of this
calculation, the curb cut area shall be twenty six feet (26') by the width of the parkway.
6. Parkways Along Arterials: Parkways along arterial streets that meet all of the following standards may count toward the co mmon open space requirement:
a. The parkway is a minimum of ten feet (10') in width measured between edge of sidewalk and back of curb. Where ACHD is anti cipating future widening of the street, the width of the
buffer shall be measured from the ultimate curb location as anticipated by ACHD; and
(1) The parkway is planted with street trees and other materials in accord with subsection 11-3B-7C, "Standards", of this chapter; or
(2) The parkway contains planter beds which meet the following requirements:
(A) Lawn areas account for no more than fifty percent (50%) of parkway.
(B) Massed shrubs which at maturity provide vertical relief between minimum of one foot (1') and maximum of three feet (3') in height, cover at least twenty five percent (25%) of parkway
area during growing season. Shrubs must be planted as a continuous edge or in a distinct repeating pattern to create vertical visual break between roadway and pedestrian areas.
(C) Planter beds must meet mulching and vegetation coverage requirements listed under subsections 11-3B-5H and N of this chapter.
7. Stormwater Detention Facilities: Stormwater detention facilities when designed in accord with section 11-3B-11, "Stormwater Integration", of this chapter.
8. Open Water Ponds: Aesthetically designed open water ponds and holding areas may comprise up to twenty five percent (25%) o f a required open space area. All ponds with a
permanent water level shall meet the following standards:
a. The pond shall have recirculated water.
b. The pond shall be maintained such that it does not become a mosquito breeding ground. (Ord. 14-1623, 9-2-2014)
•C. Qualified Site Amenities: Qualified site amenities shall include, but not be limited to, the following:
•1. Quality of life amenities:
•a. Clubhouse;
•b. Fitness facilities;
•c. Enclosed bike storage;
•d. Public art; (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
•e. Picnic area which includes tables, benches and a structure for shade;
•f. Additional qualified open space of at least twenty thousand (20,000) square feet; (Ord. 16-1672, 2-16-2016)
•g. Communication infrastructure meeting the following minimum standards: two (2) conduits running side by side to and through the development; each conduit being two inches
(2") in diameter. The applicant shall be eligible for a second amenity where one such conduit includes a communication backbo ne with a minimum capacity equivalent to a thirty
six (36) strand single mode fiber optic cable;
•h. Dog owner facilities meeting the following minimum standards: 1) dog washing station with drain to sanitary sewer system and trash receptacles and bags for dog waste
disposal; or 2) fencing to enclose a minimum of 0.75 acre of open space for an off leash dog park and trash receptacles and bags for dog waste disposal. The open space shall count
toward any required open space; or
•i. Neighborhood business center meeting the following standards:
•(1) The area devoted to the business center shall not exceed one thousand (1,000) square feet.
•(2) The business center shall provide access to high speed internet, fiber optic cable, or communication infrastructure and/o r facilities with a minimum capacity equivalent to a
thirty six (36) strand single mode fiber optic cable.
•(3) The business center shall, at a minimum, provide workspaces for three (3) people, a meeting space for six (6) people, and access to printing facilities.
•(4) The business center may be leased to a private entity for operation and maintenance, however the property shall be owned by the owners' association.
•(5) The business center operator may charge fees for use or membership, however members of the owners' association should be given priority in use of the business center. (Ord.
10-1463, 11-3-2010, eff. 11-8-2010)
•2. Recreation amenities:
•a. Swimming pool;
•b. Children's play structures; or
•c. Sports courts.
CITY OF MERIDIAN
PLANNING AND ZONING
PUBLIC HEARING SIGN -IN SHEET
Date: January 5, 2017 stem #
Project Number:
Project Name:
H-2010-0128
Tree Farm Subdivision
Please print your name
For
Against
Neutral
Do you wish
to testify (Y/N)
V , OL
x
��
CITY OF MERIDIAN
PLANNING AND ZONING
PUBLIC HEARING SIGN -IN SHEET
Date: January 5,2017 Item #
Project Number: H-2016-0128
Project Name:
Please print your name
Tree Farm Subdivision
For I Against I Neutral
Do you wish
to testify (Y/N)