2018-02-01
M ER I D I A N P L A N N I N G A N D
Z ON I N G C OM M I SSI ON
M EET I N G A GEN D A
C ity C ouncil Chambers
33 E ast B roadway Avenue
M eridian, Idaho
T hursday, F ebruary 1, 2018 at 6:00 P M
Item 1:Roll-Call Attendance
__X__L isa Holland __X __S teven Yearsley
__X__Gregory W ilson __X __Ryan F itzgerald
__O__J essica P erreault __X __B ill Cassinelli
__X__Rhonda McCarvel
Item 2:Adoption of Agenda
Adopted
Item 3:Consent Agenda
Approved A.Approve M inutes of the J anuary 18, 2018 P lanning and Zoning
Commission M eeting
Item 4:Action Items
A.Public Hearing for Hickory Apartments (H-2017-0165) by M idway
Investments, L L C L ocated at 1789 North Hickory Way
1. Request: A Rezone of 2.11 A cres of L and from the L -O to the R-
40 Zoning District
2. Request: A Conditional Use Permit for a Multi-Family
Development Consisting of 40 Dwelling Units on 1.97 Acres of
L and in the R-40 Z oning District
Recommend Denial to City Council - Schedule for M arch 6, 2018
B.Public Hearing for Whistle Stop (H-2017-0167) by Biltmore
Company Located at 1297 West P ine Avenue
1. Request: A Rezone of 5.73 Acres of L and F rom the L -O to the R-
15 Zoning District.
2. Request: A Conditional Use Permit for a Multi-Family
Development Consisting of 68 Residential Units on 5.7 Acres of
L and in the R-15 Z oning District
3. Request: A Combined Preliminary and Final P lat for 16 Building
L ots and 3 Common L ots on 5.7 A cres of L and in the R-15
Z oning District
Recommend Approval to City Council - S chedule for M arch 6, 2018
C.Public Hearing for S eyam East S ubdivision (H-2017-0159) By
Volante Investments,L L L P, Located on the North Side of East
F ranklin Road and East of North Touchmark Way
1. Request: Amendment to the Future L and Use Map Contained in
the Comprehensive P lan to Change the L and Use Designation on
14.82 A cres of L and from the MU-R (Mixed Use Regional) to the
I ndustrial Designation.
2. Request: An Annexation and Zoning of 18.33 Acres of L and with
an I -L Z oning District.
3. Request: A Preliminary P lat Consisting of 10 B uilding L ots on
22.98 A cres of L and
Recommend Approval to City Council - S chedule for M arch 6, 2018
Adjourned 8:26 p.m.
Meridian Planning and Zoning Meeting February 1,
2018.
Meeting of the Meridian Planning and Zoning Commission of February 1, 2018, was
called to order at 6:00 p.m. by Chairman Rhonda McCarvel.
Members Present: Chairman Rhonda McCarvel, Commissioner Steven Yearsley,
Commissioner Gregory Wilson, Commissioner Bill Cassinelli, Commissioner Ryan
Fitzgerald and Commissioner Lisa Holland.
Members Absent: Commissioner Jessica Perreault.
Others Present: Charlene Way, Andrea Pogue, Bill Parsons, Sonya Allen, Josh Beach
and Dean Willis.
Item 1: Roll-call Attendance
__X____ Lisa Holland ___X___ Steven Yearsley
__X___ Gregory Wilson ___X___ Ryan Fitzgerald
______ Jessica Perreault ___X___ Bill Cassinelli
___X___ Rhonda McCarvel - Chairman
McCarvel: Good evening, ladies and gentlemen. At this time I would like to call to order
the regularly scheduled meeting of the Planning -- Meridian Planning and Zoning
Commission on February 1st, 2018. Let's begin with roll call.
Item 2: Adoption of the Agenda
McCarvel: Thank you. The first item on the agenda is the adoption of the agenda . We
have no changes to the agenda, so --
Wilson: Madam Chair?
McCarvel: Mr. Wilson.
Wilson: I move to adopt the agenda.
Cassinelli: Second.
McCarvel: It has been moved and seconded to adopt the agenda. All those in favor
say aye. Opposed? Motion carries.
MOTION CARRIED: SIX AYES. ONE ABSENT.
Meridian City Council Meeting Agenda February 15, 2018 – Page 4 of 142
Meridian Planning & Zoning Commission
February 1, 2018
Page 2 of 43
Item 3: Consent Agenda
A. Approve Minutes of the January 18, 2018 Planning and Zoning
Commission Meeting
McCarvel: The next item on the agenda is the Consent Agenda and we have just one
item on the Consent Agenda, the approval of the minutes for the January 18th Planning
and Zoning Commission meeting.
Cassinelli: Move to approve the Consent Agenda.
Wilson: Second.
McCarvel: It has been moved and seconded to approve the Consent Agenda. All those
in favor say aye. Opposed? Motion carries.
MOTION CARRIED: SIX AYES. ONE ABSENT.
McCarvel: 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 report 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
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 to public
testimony. There is a sign-up sheet in the back as you entered for anyone wishing to
testify. Any person testifying will come forward and be allowed three minutes . There is
a timer on the screen at the podium, so you can keep track of your time. If they are
speaking for a larger group, like an HOA, and there is a show of hands to represent that
group, they will be given ten minutes. After all testimony has been heard the applicant
will be given another ten minutes to have the 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 for Hickory Apartments (H-2017-0165) by
Midway Investments, LLC Located at 1789 North Hickory Way
1. Request: A Rezone of 2.11 Acres of Land from the L-O to
the R-40 Zoning District
2. Request: A Conditional Use Permit for a Multi-Family
Development Consisting of 40 Dwelling Units on 1.97 Acres
of Land in the R-40 Zoning District
Meridian City Council Meeting Agenda February 15, 2018 – Page 5 of 142
Meridian Planning & Zoning Commission
February 1, 2018
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McCarvel: So, at this time I would like to open the public hearing for Item H-2017-0165,
the Hickory Apartments and we will begin with the staff report.
Beach: Good evening, Madam Chair, Members of the Commission. This is an
application for a rezone and for a preliminary plat. The site consists of approximately
1.97 acres of land, which is currently zoned L-O, located at 1789 North Hickory Way.
The subject property is primarily surrounded by developed and undeveloped
commercial and residential properties, which are zoned RUT in Ada county, R-8 and
C-G. The Comprehensive Plan future land use map designation for the property is
commercial. The subject property was originally annexed into the city in 1992 as Angel
Park Subdivision and granted this current L-O zoning. In 2001 Council approved a
resubdivision of Lot 1, Block 1, of Angel Park Subdivision under the name of Mallane
Commercial Complex. The final plat for Mallane Commercial Complex was approved in
2003 and, again, in 2003 Council approved a rezone for the property. The applicant
tonight is, as I said, applying to rezone 2.11 acres of land from L-O zoning to the R-40
zoning district. Staff believes the proposed zoning designation is consistent with the
policies in the Comprehensive Plan. The applicant proposes also to develop 40 new
multi-family dwellings in three buildings, as shown on the site plan. A conditional use
permit is requested for the development of multi-family residential uses on the subject
property, which, as I said, is 1.97 acres, with the proposed R-40 zoning. The UDC
requires a conditional use permit for multi-family developments within the R-40 zoning
district. The multi-family residential development is proposed to consist of 40 dwelling
units, a three two -- three two story and one three story building on 1.97 acres. The
units will consist of one and two bedrooms containing between 500 and 800 square feet
for the one bedroom units and eight to twelve hundred square feet for the two bedroom
units. There are 20 one bedroom and 20 two bedroom units. The applicant is
proposing a play structure, a plaza, and a covered sitting area as amenities for the
subdivision. The applicant is required to comply with the -- with all of these specific us
standards for the site as set forth in the UDC. Total number of parking spaces required
for the overall development in 70. The applicant has proposed to provide 76 parking
spaces, which meets the requirements of the UDC. The applicant is also proposing 40
covered stalls for the development, which also meets the requirements of the UDC.
Additionally, bicycle parking is required. That's based on the number of proposed
vehicle parking spaces. So, that number comes to four. The applicant is proposing four
to meet that standard as well. Staff had some discussion with -- internally and with the
applicant, concerns that we may have with the number of parking spaces for the
development. So, staff's recommendation is that parking be increased by either
including more parking stalls or by eliminating units or both. Staff is of the opinion that
the development should reduce the number of units to 36 in order to provide sufficient
parking for the development. An additional eight parking stalls will help with the concern
about the lack of parking in the surrounding area. A five foot wide detached sidewalk
exists along North Hickory Way. Additionally, all sidewalks along -- around buildings
shall be a minimum of five feet in width . The applicant is proposing one access from
North Hickory Way for the development. As previously -- as previously mentioned
development has cross-access to the adjacent commercial development to the south
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Meridian Planning & Zoning Commission
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and has connectivity to East Fairview Avenue. Any fencing proposed to be constructed
on the site shall comply with the standards in the UDC. Trash enclosures and other
service functions are required to be incorporated into the overall design of buildin gs and
landscaping, so the visual and acoustic impact of these functions are fully contained .
The applicant has revised their plan since the staff report, to include the two parking --
or, excuse me, the two trash enclosures that will be required . The applicant is going to
circle back and coordinate with Republic Services to ensure that's exactly what they
need, but they have modified their site plan to include an additional trash enclosure .
Details of the trash enclosures should be submitted with the certificate of zoning
compliance application. The trash enclosures should also accommodate recycling
containers. Here is a landscape plan. So, if you see a landscape plan here where my
mouse is indicating, this would be up against the Dove Meadows Subdivision. The
applicant has provided a 25 foot landscape buffer, as well as a considerable number of
trees. It is not required by the UDC, but the applicant is proposing to do that. Typically
when we have a commercial development, which -- which this won't be, but if it were
that would be required to be a 25 foot landscape buffer and, then, one tree for every 35
feet. In this case the applicant has provided -- doubled the number of trees that would
be required if this were commercial and also providing that 25 foot landscape buffer for
those neighbors. These are the conceptual building elevations proposed by the
applicant. As you can see on the left here this is the two story and on the right would be
the three story proposed. If you go back to the site plan I can indicate which are the two
and which is the three story. These two up closer to Dove Meadows would be the two
story units. This would be the three story unit as proposed by the applicant, just so
you're aware. Building materials are proposed to consists of Hardy board, metal and
stucco. Prior to submission of the certificate of zoning compliance the applicant shall
provide details of the carports. I have that in here, but did receive that information from
the applicant this evening. It's in the public record. So, a certificate of zoning
compliance and administrative design review application are required prior to obtaining
a building permit for this -- if approved. Did receive written testimony from Shirley
Moon. I apologize if I butcher the last name. Jesse Vycital and Wallace Kimball. Staff
is recommending approval and I will stand for any questions you have.
McCarvel: Any questions of staff? Would the applicant like to come forward?
McKay: Thank you, Madam Chairman, Members of the Commission. I'm Becky McKay
with Engineering Solutions. Business address 1029 North Rosario in Meridian. I'm
here on behalf of Midway Investments representing them on this application that's
before you this evening. Josh, can -- you can see it? The applications that are before
you this evening is a rezone from L-O to R-40 and a conditional use permit. As Josh
indicated, the particular project before you has three buildings for a total 40 units. There
are two buildings that are two story, with eight units per building and, then, we have one
three story building that has 24 units. Be nice if I could see my PowerPoint. It makes it
a little harder. If you can bring it up. I can kind of go over the uses in this -- in this
particular corridor we find that there are multiple -- they are multiple uses. The corridor
itself is designated on your Comprehensive Plan land use map commercial and, then,
there is a variety of uses in the -- in the general vicinity, which includes townhomes,
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Meridian Planning & Zoning Commission
February 1, 2018
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single family dwellings, commercial, office and industrial to the south. The blue light's
on. It was on. Yeah. The blue light's on. In your Comprehensive Plan unde r the
commercial designation it does allow for a variety of uses. It encourages a variety of
uses, which are retail, office, and multi-family. In looking at this piece of property,
obviously, it was rezoned and annexed to an L-O designation approximately 26 years
ago. They platted it as Mallane Subdivision 17 years ago. The property is owned by
the owner of Louie's Restaurant. It has sat vacant for many years in a -- but it is platted.
There is central sewer and water that is available to the site . W e did meet with Public
Works. There is adequate capacity for the project that we are proposing and this
particular -- as far as the water there is an eight inch water line that loops from Hickory
out to the Fairview trunk line and can provide adequate fire flow. In looking at this
particular site, obviously, we wanted to make sure that we could provide some
transitioning since we do have Dove Meadows just on our northern boundary. In our
particular site plan -- I don't know if Josh is changing -- I don't know what you're looking
at.
Beach: I'm showing the rendering. Maybe you can see the reflection of the glass back
there. The screen? Got your rearview mirror on?
McKay: There we go. Yeah. I don't have my rearview mirror on. That's a -- that's kind
of an aerial rendering of the site . As you can see, we -- we wanted to, obviously, create
a good buffer from those single family dwellings. So, it was my recommendation that
we have our open space and our amenities located there and , then, the two story
buildings. They are kind of oscillated there, so we don't create a linear effect. There is
an existing five foot masonry wall that was constructed by Louie's Restaurant when they
put in this -- the development originally. It's approximately five feet high, runs along
the Dove Meadows northern boundary and it's offset approximately seven feet from the
boundary. So, in our planning what we wanted to do was go in and install a nice tree
line in that seven feet with a drip line and, then, we still provide, obviously, the 25 feet of
landscaping and buffering between our structures . The two story buildings, as far as
the height, they are 26 feet. That's to the top of the parapet. If you want to switch to the
next page. The amenity page. Yeah. Your ordinance requires basically 50 percent of
the open space that we are providing. We have .46 acres of open space, which is
approximately 23.35 percent of this project. So, that is double what the UDC requires.
As far as our amenities, we are proposing a plaza sitting area, a covered picnic area, a
playground facility and, then, obviously, landscaped buffers adjacent to Hickory Way
and open space areas. If you want to go to the next -- that shows you kind of a
rendering of the plaza sitting area. It would be a gathering place. It's internalized within
the development, located centrally. It would be -- we have outdoor furniture. Obviously,
there would be covered areas where people could gather, chat, and just kind of chill. If
you want to switch it to the next one. That shows a playground that we are proposing.
It's, obviously, located in the open space that is adjoining the Dove Meadows
development. You can see the -- the buildings -- the two story buildings that -- in the
background. So, that kind of gives you a perspective of what those buildings would look
like in that primary play area. As far as the covered picnic area, it would be just off to
the west of the play area. So, parents could sit there in the shade, watch the kids play,
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eat lunch and enjoy themselves. If you go to the next one, this gives you kind of an
overall perspective of what the project looks like . We have 20 foot of landscaping that's
existing along Hickory. We will retain that landscaping where there is a condition that
mandates that we retain and protect that landscaping and , then, we would be adding
additional landscaping and green space to the project . The parking we have kind of
internalized within the development and we think the way we have it stru ctured we have
got excellent circulation through the project. We don't have buildings that are all lined
up. They are, obviously, angled in different ways, so that it cuts down on the -- the bulk
or look of the building. As far as the two story buildings, they are roughly about 4,600
square feet. So, the footprint is 2,000 and some -- 2,300 square feet. So, you know,
you will find that a large single family dwelling -- two story detached single family
dwelling would be a best size and -- and bulk. So, we think, you know, from a
compatible -- compatibility perspective, we think that -- that was a good choice on our
part and, then, we have the three story building, which is 37 feet to the top of that
parapet and that would be up at the southern -- furthest southern end of the project,
adjoining in the parking lot for the Louie's Restaurant. As far as the density is
concerned, the density that we are proposing is 20.3 dwelling units per acre. Obviously,
the city only has two multi-family zones. We have the R-15 and we have the R-40 and
that's always the way it has been and so R-15 is what we typically would use for, you
know, like townhomes, four-plexes. For multi-family apartment-type structures we
always typically go to the R-40 in order to give us the densities that are necessary in
order to make the project feasible. In the -- in the two story buildings we have 12 one
bedroom units. They are about 703 square feet and there is 22 square feet of enclosed
exterior storage and, then, they have an 80 square foot exterior deck or patio,
depending if they are on the first or the second floor. Then we have 12 two bedroom
units. They are 954 square feet of living area, with 25 square feet of storage and 80
square foot patio or deck. In the -- those are the three story -- three story buildings.
Sorry. In the two story building those units are 745 square feet for the single story and
954 square feet for the -- for the two bedroom units, instead of the one bedroom units.
It's hard when I don't have my PowerPoint. One of the things that the staff asked is --
as far as management, there will be an on-site manager -- would create an exterior
office door in the three story building -- would be a manager that would take care of it.
As far as maintenance of all of the open space and facilities, that would be done by a
management company where they bring in their equipment and facilities to take care of
all of that -- the mowing and trimming and so forth. The building directory -- one of the
things the staff brought up is we had the building directory in the middle of the project .
We did relocate that out to the exterior as requested . We had art as one of our
amenities and they recommended that we change that to a covered -- like sitting area,
which we did. The buildings themselves, if you want to kind of switch over to the next
one. As far as -- the TAO Architects designed these buildings. They created quite a bit
of modulation, which creates visual interest, shadow lines using a variety of materials
where they use stucco, they use a Hardy backboard. They use metal, variation of color
schemes, so that the buildings, you know, look aesthetically pleasing and we don't get
any wall effect. That's -- you know, the intent of your design guidelines is to create
visual interest and so that, you know, regardless of which side you're on on the
buildings, that we are getting some type of modulation and, obviously, relief at the same
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Meridian Planning & Zoning Commission
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time and that's -- that articulation is basically created by the patios and the different
materials and colorings. The parking drive aisles, they vary between 25 and 26 feet in
width, which meets your fire code. All of our radiuses meet the fire code. As far as the
parking, we have 76 parking spaces. The staff did have us make some changes to the
site plan, adding some additional islands -- landscape islands at the ends of some of the
blocks, which we did comply. So, as far as the site plan, that is before you this evening.
It is in compliance with the UDC. As far as parking is concerned, your ordinance
requires 1.5 spaces for a one bedroom and, then, two spaces for a two to three
bedroom, for a total of 70 spaces for the 40 units. We have 76 spaces and that's after
making the addition of the six islands that the staff reques ted. So, we, basically, initially
we had 77, we have 76. So, we have six additional spaces. So, a parking ratio of
basically 1.90. As far as our building coverage, we are around 20 percent building
coverage and as far as the landscaping of the site is concerned, we are at almost 48
percent of the site will be landscapable area and 30 percent is -- consists of drive aisles
and parking. Hickory Way is a collector roadway. It's a signalized intersection at
Fairview Avenue. Ada County Highway District has reviewed the project, they have
indicated that there is approximately 3,957 vehicle trips per day on Hickory Way.
Typically a residential collector like that can handle up to around 6,000 vehicle trips per
day. It says it operates --
McCarvel: Please, no shouting out.
McKay: They say it operates at better than a level of service D, which is acceptable
level of service. So, as far as the transportation network, there is capacity. If we
incorporate our p.m. trips we will basically generate 19 p.m. peak trips on Hickory Way,
for a total of -- there are 243 p.m. trips right now, according to Ada County Highway
District. We generate in a total day 264 vehicle trips. On Fairview Avenue, it's a major
arterial. There is 30,921 vehicle trips per day. It's operating at a level of service better
than F and we will, basically, increase that traffic at less than 0.85 percent. So, as far
as Ada County Highway District's staff report is concerned, there is capacity on both the
arterial and the collector to accommodate this particular project. And, Josh, if you want
to -- can you go back to the aerial photo , which would be the -- aerial view. Third slide.
So, as you can see the Louie's Restaurant is located right there along the Fairview
corridor and, then, you can see there is a curb cut right at Fairview. That curb cut --
there is cross-access between all of these lots. So, there is -- the curb cut and there is
cross-access with speed bumps and goes back to Hickory Way, if you go due north
and, then, it intersects and aligns with the public street there to the north. There is also
another cross-access that goes to the east where there is an approach that aligns with
the church. So, there is multiple ways out of this particular property and in the
subdivision plat of Mallane there is cross-access between all of these particular parcels
that were created. Obviously, providing for them alternative ways of entering and
exiting this site. So, it's not like there is only one approach that is available to this site. I
did look at it from the perspective of L-O. Obviously, you know, transportation -- I read
one of the e-mails that came in and that was one of the items that they brought up and,
you know, in looking at it from a transportation perspective if this were to develop as
L-O with the same square footage, it would generate 118 more vehicle trips per day.
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So, it's a higher generator -- traffic generator as L-O than it is as multi-family. One of
the -- one of the things -- I will conclude. I assume that was my ding. I will conclude.
McCarvel: We had a few technical issues at the beginning, so --
McKay: Okay. Thank you. From a planning perspective when we are looking at
locating multi-family sites, we are looking for areas that have developed and provide a
mixture of services and where people can potentially bike , walk, or at some point in time
we have mass transit available to them. So, obviously, Fairview -- this is within the --
you know, almost the downtown city core. It is a smaller site. We are talking 40 units.
A lot of these multi-family projects that we are seeing that have been approved or on the
books are 200, 300 units. I had some of those myself . Obviously, you know, there are
places for those units or for projects of that magnitude, but as far as the smaller
projects, they are -- fit a nice niche where they are providing diversity, where people can
walk to a restaurant, walk to a service, maybe they work at the adjoining office, they
have a church available. We found out the Silver Oaks Apartments that my firm did,
that they utilize a lot of the services at Ten Mile Christian Church, because a lot of the
churches provide daycare and different -- a variety of services. So, the churches find
them to be a good neighbor and it provides, obviously, an alternative mix, alternative
type of living for the residents of Meridian. Right now the number of rental units
available out there is at an all-time low and rents are continuing to rise and so we are
trying to meet a demand and we are trying to , obviously, locate them in areas, like I
said, where we are closer to the urban core, so that they can have fewer vehicle trips on
the transportation network. We think we have got a great project. We worked really,
really hard with the architects as far as the renderings, you know, to give the city a good
perspective of what we are proposing. I disagree with the staff wanting to reduce the
number of units from 40 to 36 when we already exceed the parking requirements and
meet all of the UDC. This particular project -- I mean, you know, it needs the 40 units in
order to be a viable, economically feasible project and I ask that you support it. Thank
you.
McCarvel: Do you have any questions for the applicant? Thank you.
McKay: Thank you.
McCarvel: At this time we will begin public testimony. The first one I have on the sign-
up sheet that indicates they would like to testify is Scott Tiffany. Please state your
name and address for the record.
Tiffany: Madam Chairman, Members of the committee -- Commission. Sorry. My
name is Scott Tiffany. My address is 2721 North Lapis Avenue. I am one of the
homeowners in the area that would be negatively imp acted by this project should it be
approved and as I'm speaking tonight and as you're listening to my colleagues behind
me speak, I want you to think about is this a project that you would approve in your
backyard. Would it enhance your neighborhood? Would it enhance your quality of life?
Would it enhance your property values? How is that?
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McCarvel: Yeah. Just pull the mic closer to you. You have to be real close.
Tiffany: I'm a little too tall for the mic.
McCarvel: There you go.
Tiffany: So, to begin with, I'm no great orator. I will get that out of the way up front. On
a good day I might get lucky and say one thing of small importance. I hope you
overlook that shortcoming and hear the message I have prepared for you tonight. Karl
Marx once wrote: Religion is the opiate of the masses. While I begin with that quote,
I'm not here to debate the concept of atheism. I want to offer a parallel euphemism.
The tax dollar is the opiate of the politician . I know you're not officially politicians and
that's one of the reasons I'm here. I have more hope that this body can act in the
interest of the citizens than I do if it gets into the hands of the elected officials. I stand
before you, as I mentioned as a homeowner who would be negatively impacted by this
project. I have owned my home in the area for over ten years. High density residential
construction is already occurring to the north. Traffic and congestion on the surrounding
roadways is already troubling and I have got to say Hickory Way, despite what you
might have been misled to believe a few minutes before, can't handle an additional
traffic volume. It's just not accurate. I have objection to development on the property
and the purpose for which it's currently zoned, but I do strongly object to additional high
density apartments in the area. I feel if approved this proposed change would represent
a government sanctioned action that would reduce my property value , increase my
commute time and increase crime in th e area, just because of the congestion and
compaction of the people. When I purchased my own I did so with the understanding
this property was zoned for light office purposes. Surely, there are other properties out
there that could suit the developer's needs that are already zoned for the density they
are looking for. I'm also told that one of the homeowners most immediately impacted
was listed on the developer's application as not opposed to the application. I'm hopeful
that individual communicates his true feelings to the board. I understand he certainly
opposes it at this point and ask the Commission to consider that reference on the
application and how it represents to me of those with power and wealth will construe
silence to be acquiescence to their interests when it suits them. If the developer uses
such tactics to obtain such approval, approval shouldn't be granted. Real quick.
Finally, I understand this property has come up for rezoning before this Commission
before. I implore you to stand fast for the rights of the existing homeowners as existing
commission members have done and vote no on the project.
McCarvel: Thank you.
Fitzgerald: Hey, guys. We don't need any clapping. This is a public hearing.
Everybody gets to say their peace. The applicant gets to say their peace. We don't
need shout outs or clapping. Okay? We appreciate your patience. We have a long
night ahead of us night and everybody will get a chance to talk. Okay. I think we are
good. Thank you, sir.
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Meridian Planning & Zoning Commission
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McCarvel: I think we had -- there was -- no. There was another -- something else was
beeping. That first beep. Okay. All right. Okay. Okay. Next on the list who indicates
they would like to speak is Pete Kruger.
Kruger: Hello. My name is Pete Kruger. I live at 2612 East Clarene Court. I live in the
neighborhood. Actually, with that aerial map, that is exactly what I wanted to address.
If you look at it, the building on the left, the orange top building, is Louie's Restaurant.
The one to the immediate right of that is D.L. Evans Bank and the one to the right of that
is a paint store. I can't remember the name of it off the top of my head. If you look at
that, that is all parking spaces. Those are not roads. And the reason why I know this is
because I actually do cut through Louie's parking lot getting home from Fairview. That
is not a road you can use to get in and out -- well, there are a number of very large
speed bumps on that road and that is the case . The only viable way out of that
apartment complex, based on that map, is Hickory Road and just like the guy before
me, Hickory Road is a zoo at -- in the mornings to come out and in the night to come
back in. There are also on Sunday with the church being there, it is even worse. It
feeds three subdivisions. The Solterra Subdivision that I actually border on, because I
live in the cul-de-sac area, the second one above. There are a lot of people there.
There -- it also feeds Packard Subdivision. There is only one other way out of Packard
Subdivision and that is going up Chateau, cutting through another subdivision. So,
typically Packard cuts through Dove Meadows to get to Hickory and out they go. That is
the case -- that is my only gripe is that the only viable access out is Hickory Road. If it
was to cut out on Fairview I would be much happier. But with Hickory Road it's not
doable. Thank you. That's I have to say.
McCarvel: Thank you.
Kruger: Any questions?
McCarvel: Next on the list is Wally Kimball.
Kimball: I'm Wally Kimball. 2624 East Apricot Court. I guess my question -- I have
more questions than comments. What I didn't hear is -- I don't know why we need this.
I don't know why the city needs this project. I didn't hear any comments as to other
options for this project. Do we need this additional high density dwelling in Meridian.
And if we do need it, are there other options. And I haven't heard whether that was
addressed or not. I don't understand the need to rezone this area. I guess that's my
question. I haven't heard the pros and cons, what's -- from -- from Planning and Zoning
what's -- what's positive about this, why should we have it and the cons, why shouldn't
we have it. I am up here saying I don't think we should have it, but I don't know all of
the issues. I know how it affects me. I think the traffic is going to be an issue , too. But
the -- evidently Ada county has addressed that. But, anyway, I think the traffic is going
to be pretty heavy, but what are the other issues involved? I haven't heard any answers
to those. I would have to oppose the project I guess in short, because I don't think we
have enough information as to whether the city really needs this project here. Thanks.
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McCarvel: Okay. Thank you. Dawn Bergheim.
Bergheim: Good evening. My name is Dawn Bergheim. I'm at -- reside at 2056 North
Josie Way in Meridian, which is in the Packard Estates Subdivision. So, similar to some
of the other folks who have been testifying, I have concerns about property values --
decreasing the value that we have already personally sustained from the building of the
Solterra Subdivision, which backs up directly to our house. The apartment complex
proposed would have further negative impact on our personal property, decreased
values of our single family homes in the area, also brings forward concerns that the
properties in our neighborhoods will increase in rentals and transient occupancy , which
we have already experienced on our own street. The high density rentals would likely
increase our crime rate, which is of concern. On the traffic, that's already been
discussed -- concerns about that apartment complex and that folks will start parking on
the side of Hickory Way. It's a curvy road. It's nicely landscaped currently. Concerns
that cars go too fast around there and it could cause a safety hazard for folks who are
walking that. So, folks do take advantage of that five foot sidewalk and some do walk
for exercise, as well as walking their pets. Also, the street that I live on goes into the
elementary school and we actually in the mornings and afternoons when the kids are
walking to school, there is quite a few folks who drive their kids to that school and they
go pretty fast. We have requested speed bumps on our neighborhood street in the
past, but that was declined due to the need for emergency service vehicles to be able to
access the houses more rapidly and concerned about this additional traffic coming from
the apartments going into the school creating a safety hazard for our children. And,
then, in addition to that is can the schools handle the increased -- the increase students
that would be coming with this complex. Thank you.
McCarvel: Thank you. Shirley Moon.
Moon: Madam Chair, Commissioners.
McCarvel: Please state -- yeah. Right into the mic and give your name and address for
the record. Thank you.
Moon: My name is Shirley Moon and I am in the Solterra development and I think that's
all I need -- oh, my address.
McCarvel: Yes.
Moon: It's 2834 East Clarene. And I'm here -- I have been a homeowner in that area
for six months and the potential for future development, besides what we are even
discussing here tonight, is huge, because there is a huge lot where they grow seed --
grass seed. That's open for future development. But I want to get back to our area,
because something that hasn't been mentioned yet is Solterra and Hickory, the way we
get into our unit is the same way we get out, directly across our driveway, if you look at
the map, it goes straight into the development and the person that presented the
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information said there is lots ways to get through this and one gentleman said it 's speed
bumps, it's private property, it's businesses. If we cut through there the way it is now, I
would think we would be breaking the law, you know, so it's not -- it's just a driveway.
It's not a street. There is no streets. It's all driveway, so -- and, then, when it -- directly
across from the Solterra Way that leads into our development is the proposed
development and sometimes when I sit at the light -- I might be number ten car, the light
does not let that many cars go. So, sometimes it takes four or five or six minutes just to
get to the light and get through it. Then, if I'm going eastbound to Eagle there is another
five minute wait. So, commute time is really horrendous. It's very frustrating. And I
would like to challenge ACHD to say would you, please, do a recount, because the
traffic is horrendous and on Sunday when -- if you are out and about, I have no
complaints about the church, it's really an asset to our community, but the traffic --
probably 500 cars, I'm guessing, but they have a huge parking lot that is totally full and
they use the -- the back part of the parking lot connects to our neighborhood and it 's
horrendous for them to try and get out of the parking lot. Plus us to go if we want to do
something on Sunday. So, this proposal right directly across from us, that has not been
mentioned and it appears by the plot map that a lot of that traffic would come to Hickory
Way and there we are trying to get out of our neighborhood . We only have one
entrance, one exit. It is totally the same. And it's -- it's wonderful right now, because
there is no -- no cross-traffic. We have a beautiful little neighborhood. It's nice and
quiet. Dove Meadows, I butt up to Dove Meadows and I love my neighbors. It's a
beautiful, quiet neighborhood, but with the increased traffic and school and apartments
and who knows what, it just seems like there is a nightmare occurring -- or going to
occur. So, I would like to say -- I recently read in the newspaper -- is that --
McCarvel: Can you conclude? Yeah. Are you concluding?
Moon: The Meridian Press -- Council Woman Genesis Milam -- I'm not sure she's still
here, but she encouraged the developer to listen to what the people have to say during
the hearing and take everything into consideration and she said -- and this is what
touched me, because it gave me hope and it says make this happen in a way that is
kind to the neighbors. Well, that development would not be kind to our neighbors. And
I would like to challenge the amount of traffic for a business versus homeowners and
the amount of cars are 70 -- probably 70 cars -- 70 spaces. That's a lot of traffic and I
would like to challenge that amount for the business also. There is a lot of things that
just do not make sense. The pictures look beautiful, but when you get -- when you live
in the community it is not like its picture.
McCarvel: Thank you.
Moon: Thank you.
McCarvel: Okay. Somebody is going to have to help me out with this. Boyden --
sounds good to me.
Bogdan: I have nothing much to -- not a lot to say, but I live over there --
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McCarvel: Please state your name and address for the record.
Martsenyuk: Oh. 2593 East Apricot Court.
McCarvel: And your name for recorder over there.
Martsenyuk: Name?
McCarvel: Yes.
Martsenyuk: Bogdan Martsenyuk. I live almost 23 years over there and I, of course,
that project -- first of all, I live right across the street. It's kind of -- we have Solterra --
Solterra. Lady was here. It's too much traffic, too much density. Plus I don't
understand why we have to have so high building across our houses. I didn't buy
houses for the -- I never tell the apartment coming. I bought house 1996. I totally
oppose the -- the project and city should consider that opposing to do that project .
Thank you.
McCarvel: Thank you. Henry Dirken. Okay. Thank you. Craig Randall.
Randall: Good evening. I'm Craig Randall. I am living at 2528 East Meadowwood
Court. That's in the Packard Subdivision. And just a couple of things. We have heard
a lot tonight and I appreciate the efforts of the developer to state their case. Two things
I want to challenge as well. The 3,400 plus trips, units, whatever they are called on
Hickory, that was the ACHD number. That is actually about three times the amount of a
normal collector road, if I -- if my research is correct. So, we already are triple capacity.
And I appreciate the total capacity. Might take into account the average of 12:30 a.m. to
5:30 a.m., but that doesn't affect anybody. So, we will throw that out. And, again, the
driveway through Louie's is not a road. The only access to the outside world, so to
speak, would be on Hickory and, again, that's already overtaxed. That's -- those are all
cosmetic things. I think the one thing that I wanted to point out is the UDC states in
Section 11-1-2F that the responsibility of developments and the -- your roles as a
Planning and Zoning Commission in the state, is to -- or, excuse me, in the community
is to protect property rights and enhance property values. This will not do that. The
average property value hit to a home that is within striking distance of a high density
subdivision, such as is planned here, is about 15,000 dollars. The starter homes or the
smaller homes that are in Dove Meadows are impacted at that degree. Those of us that
live in Packard -- I don't want to -- and I'm -- this is going to come out wrong, but the
property values -- the homes are a little bit larger, the hit is greater. It's an average of
30,000 dollars and that's not what I signed up for when I bought in 2006. I bought a
home to raise my family, which I'm doing, my four kids, and I did not sign up for a
30,000 dollar hit, because somebody decided they wanted to make some money off a
development that does not belong in this community. So, again, I urge you to address
the UDC in that section of protecting property rights and enhancing property values .
This would not do that. This subdivision would not do that. In addition, they jump from
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right to zone to R-40 from the current zoning is more than one step. I believe that does
not -- also does not follow policy per the Comprehensive Plan. Density can only be
changed one step. I think we are skipping a step here. I realize it has already been
rezoned once. Just because you did something once doesn't mean it needs to be done
again, okay, and I don't think we should do this here. I know that there is much more to
be said. I will cede the rest of my time to whoever comes after me. Thank you.
McCarvel: Okay. Thank you. Paloma Aderman. Please state your name and address
for the record.
Aderman: Good evening. I'm Paloma Aderman. I'm at 2836 North Lawson Way and
as a mom of three and homeowner in Packard Estates, my biggest concern is a loss in
quality of life. My family -- family and I live in Meridian because it's a clean, safe,
friendly place to live and I think by adding on this project, just like so many more being
added to the city -- we are trying to squeeze more and more residents into every
available piece of land in an already pretty densely populated area and I think that's just
unwise and irresponsible. I believe that you as city planners have the responsibility to
stand up for the best interest of our community and limit our growth, protect our
neighborhoods, and avoid overcrowding. My husband and I sold our previous home --
partly because we were burglarized and we didn't feel safe in our own neighborhood
and it was a very scary experience that left us feeling very violated. We also dealt with
issues of delivered packages being stolen from our neighbors' front steps, vandalized
mailboxes and I think that's what starts to happen with overcrowding and why we left
and why we are happy to be in our current neighborhood. Crime increases with
overcrowding. The desirability to live decreases and like it's been mentioned, property
values decrease. My family and I love Meridian. We love living here. We want to be
here as long as possible and we want to see it remain a safe, friendly community and
while I understand that providing additional housing is necessary, I urge you to be
thoughtful in our growth, rather than deplete our current neighborhoods of their space
and their value. Thank you.
McCarvel: Okay. Thank you. Eric Buehler.
Buehler: My name is Eric Buehler. I live at 2104 North Josie Way and I want to read --
well, one comment from ITD and, then, a little bit others. The city is reminded that the
SH-55 Eagle Road -- Eagle Road corridor is already congested. This project will
increase the number of vehicle trips in the corridor. While this individual development is
not large, the accumulation of developments across the state highway system at the
SH-55 North Eagle Road-Fairview Avenue intersection is creating additional congestion.
As the city continues to add additional trips to this corridor through development, the
congestion will worsen until the roadway system ultimately is overloaded and fails . And,
then, also just a couple notes on a lot of what's already been said. Hickory Way is really
busy. It's very congested already. I believe this would really add to that congestion,
especially when parking starts to happen on Hickory Way. Also, if you're coming out of
the Solterra Subdivision, if you have to make a left-hand turn and somebody else is
coming directly across from you, I'm not sure how that -- the road is not wide enough to
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accommodate those types of turns. It's just going to decrease our values. This is a
mature neighborhood, mature homes. When we bought the homes we weren't planning
on high density coming into these places and also it's going to increase the crime in our
neighborhood. Thank you for your time.
McCarvel: Thank you. Brittany Buehler.
B.Buehler: Hi. My name is Brittany Buehler. I live at 2104 North Josie Way. My family
and I live in Packard Estates and we are concerned about the rezoning change and
subsequent proposal to build apartments on Hickory Way. Rezoning the proposed
location from L-O to R-40 will place undue hardship on my family and neighborhood by
decreasing the property value of our homes , increasing crime and increasing traffic. I
urge you to oppose the rezoning change and keep the lot zoned as light commercial.
We bought our homes knowing that this plot of land was zoned as light commercial. I
have spoken with real estate agents who have confirmed that building apartments in a
settled neighborhood will decrease property values and increase crime . When people
are renting, instead of owning, there is less ownership, less sense of community. They
move more often. They are not invested in our neighborhood. All established
neighborhoods, not just mine, have homeowners who spend hours volunteering for their
HOAs or their local schools or scouts, sports programs and they do it for their families
and to create a sense of community. I do that. We invest our lives into our homes and
our schools and our neighborhoods for our families and the well -being of our children.
Throwing an apartment complex into this or any mature neighborhood would -- would
ignore the wishes of homeowners and devastate neighborhoods . Additionally, if the
zoning is changed and 40 apartments are built, then, 40 to 80 more cars will be driving
on Hickory Avenue every day. Children walk home from our neighborhood school. It's
an elementary school. They walk through Packard Estates, Dove Meadows, and
Solterra. They filter out of school onto a very curvy Hickory Avenue. Our children won't
be safe walking home from school with less invested busy drivers who drive too fast to
save time and are trying to avoid Eagle Road. For cars that will head south to Fairview,
traffic already builds up at this intersection. Making Hickory Avenue a thoroughfare for
even more cars would be a mistake. I walked through my neighborhood and I collected
44 signatures on a petition to oppose this zoning change . We have a total of 119
signatures. Many of my neighbors may be here tonight, but many couldn't make it. I,
along with my neighbors, urge you to deny the zoning change and keep the parcel
zoned as light commercial. Do you know that of the 44 homeowners -- homeowners I
spoke with not one wanted the project to go through . Every single one said that they
wanted to oppose the project and urged me to do my part , as I suggested they do
theirs, to ask you to, please, not rezone that parcel of land. Thank you.
McCarvel: Thank you. Scott Ingraham.
Ingraham: Hi there. I'm Scott Ingraham. I'm the vice-president of Dove Meadows
HOA, as well as a resident there at 2606 East Clarene Court. I'm, basically, going to go
through some of the same points -- one thing I would like to point out, though, is it was
indicated that there are three access routes to Fairview. I welcome anybody to drive by
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Fred Meyer -- at least three accident, T-bones there, between -- by Locust Grove and
that we would probably just end up with more of those between Locust Grove and
Hickory at that point. Same thing. I'm opposed to it. I have already spoken to a realtor
in light of this, if it does go through, and the realtor I did speak with did confirm that
housing values do go down. Again, with rentals crime increases. I have been through
this once already before about six years ago. That's why I moved to this home in
Meridian from Ogden, Utah, and so I have already seen this. I know it's all facts. We
had a survey conducted of a hundred -- we had 110 responses. Ninety-seven percent
of the responses are against the project. Reasons included traffic, which I will talk
about a little bit more. Property value. I mentioned this to my assistant today what I
was coming to do tonight at City Hall. She's 25 years old and her first statement to me
was, well, won't your property value go down? She rents a house with her young family.
So, she was quite aware of that already. I was quite surprised. Again, visual appeal of
neighborhood, housing density, and crime. All of the above are important to the
residents of Dove Meadows as far as why they are opposed and if the level of
neighborhood appeal decreases family -- families move to a more desirable area
resulting in less self-policing and increase in crime. This type of high density housing
typically attracts young, low level income. I was there once. And all of the associated
issues which have already been mentioned. High turnover. Increased noise.
Speeding. Lack of respect for property and with theft and crime increasing, policing
costs are going to increase with that, too. As far as traffic goes, traffic -- we have
already discussed will increase. The points I have are decreased safety for all that use
Hickory for access to their current homes. Decreased safety for the children that go to
school and cross Hickory already with speeding cars. Getting on school buses and
stuff. Increased cars parked on the road will decrease visibility. It's already tough on
Sundays. You can only get one car through there. I drive a big truck. I can only get a
truck through if somebody else has to wait when church is in session if cars are parked
on both sides of Hickory. Kids crossing -- again, through -- to get to the school bus.
The one corner, it picks up, won't be visible, especially in the morning right now when
it's dark at 6:00 a.m. and they are going to have to cut between cars and stuff and
increased wait times on Hickory. I'm -- I'm up and down, I'm in and out. My office is five
minutes from the house. I have waited up to four lights -- that was mentioned.
Somebody had to wait two lights. I have waited up to four lights to get through Hickory.
Currently we are three times the traffic use that was mentioned . Three thousand hits an
average neighborhood. In researching stats I found around a thousand for our area and
Hickory is not only serving Dove Meadows, it's serving the four subdivisions behind us.
So, that's it. I welcome you guys to come out on a Sunday and checkout the church
traffic and as well check the accident report on Fairview.
McCarvel: Okay. Thank you. Dave McDonald.
McDonald: Thank you. Dave McDonald. 2579 East Grapewood Drive. I have been
asked by the HOA to speak on behalf of the HOA. I don't know if I get the ten minute
clock or not.
McCarvel: I think we have had plenty of speakers.
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McDonald: Okay.
McCarvel: Yeah. That's in lieu of other speakers, so -- yeah.
McDonald: That's fine. Well, we do have that presentation --
Beach: I don't know exactly where it is. Is it on a thumb drive?
McDonald: It's just on the root drive. It's a pdf file. It's on that thumb drive. So, if you
can go ahead and just show maybe the first four slides for -- so, the next slide that has
-- I'm sorry. Can you hear me now. I spent all of the time helping to collect the surveys
and the results and I realized all of you are volunteers and some of you actually serve
on HOA boards. I appreciate your time and I don't want to bore you with repeating the
data.
McCarvel: You need to get real close to that mic. Sorry.
McDonald: Oh, I'm sorry. I'm a little taller than other people, but long story short, we
have been at no less than four previous zoning commissions. One of the previous
zoning commission -- commissioners, Bill Nary --
McCarvel: Yeah. There you go.
McDonald: -- and he made a comment about how many times this property had been
rezoned. The six point --
McCarvel: Pull it right up to you.
McDonald: So, this 6.85 acres was -- was subdivided so that they could actually sell the
properties along Fairview as commercial zoned properties, with the intent of keeping
this property that abuts my home and our subdivision as L-O as the buffer. That's what
we all bought into and that's the exact statement that Bill Nary made on a previous
zoning commission. I believe he is now our city attorney. If we move this goal post it
will benefit one and hurt many. That's what we are really opposed to is we want to keep
this within the confines of an L-O zone. Now, people have already mentioned -- they
talked to realtors and one of those realtors is here tonight that I actually interviewed in
my survey and compiled the data -- I'm the who compiled the data on homes that have
coexisted with apartments for more than ten years. That allows at least one-third of the
properties to go through one transition to a new homeowner. That's how you can prove
loss of ownership. I'm a numbers guy. I measured homes 2,500 feet in this comparison
neighborhood that actually was impacted and the number is 15 percent for homes even
2,500 feet away from the entryway homes. Like mine that abut that the number is much
higher and, you know, it amounts to a very decent car. We have limited time, so I will
just summarize. There are -- the code statements that have already been stated in our
-- our plan. 11-1-2F says we are supposed to protect property rights and enhance
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values. This may protect property rights and enhance values for one, but we want it to
be good for all, not just one. Moving this goal post and telling a developer that of the
6.95 acres that they originally purchased, no longer has to be -- even the last portion
that we said would be our buffer is not going to be an L-O office, we are opposed to
that. This same developer is actually building a Sagewood Commons light office. We
would love that. I'm not opposed to zoning. We are just saying that we want it to be
those types of developments that we all bought into. Thank you.
McCarvel: Thank you. And the last person I have signed up here is Bill Eames.
Eames: My name is Bill Eames. I live at 2410 East Clarene Street in Dove Meadows. I
have lived there for 17 years. And I -- the traffic issue has been beaten to death. Those
of us who have fought that battle for 17 years, it -- it took us about six years to get the
traffic light in and it took another many years to get ACHD to regulate the timing of it and
it still takes three minutes for a timing change during the daylight hours. If you happen
to be the first one in line to make a left turn, you will wait at least three minutes before
the light will change and if you're tenth back in the line on a -- at 7:30 in the morning, it
sucks. But the traffic's been kicked around and beaten to death, so my other primary
opposition to this project is the design. The fact that the three story building -- the two
stories are bad enough. We have some two stories in Packard and we have some two
stories over in Solterra and they were designed to kind of fit the area. They aren't
higher than the church for one thing. A three story building is 37 feet tall -- is not in
keeping with the area and would stick out like a lighthouse in fog. Plus that the exteriors
that they show in those renderings -- the architect must have taken a class in how to
make things stand out instead of blend in. They are not earth tones. They are not the
kind of materials that are prevalent in the area , particularly in the residential areas, and
for these reasons I think the project should be denied. Thank you.
McCarvel: Thank you. That's all we have signed up. Is there anybody that has
anything new that they'd like to offer that they feel they need to say? The gray
sweatshirt right here.
Gregory: Douglas Gregory. I live at 2413 Clarene Street, Dove Meadows. I have been
there since 1970 -- or 2009. I'm sorry. And we have had a lot of talk about traffic,
access, not access, everything that's going to be good about -- about the project they
are projecting. Nobody's talked about -- if you will excuse me, I will back up just a little
bit. About the --
McCarvel: You can't speak from back -- he can't get it on the recorder.
Gregory: -- southwest of this project that currently has nothing on it, it's open land.
What happens when it develops? Are we going to have another high rise subdivision --
or apartment house of some type? And it won't help the traffic on Hickory unless you let
people access Eagle Road from there and if you do, then, you got -- pardon me --
Fairview Avenue from there. Then if you do you have got another Eagle Road with too
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many accesses and too much traffic. I think this project should be taken where it's
already zoned R-40 and let them build it. Thank you.
McCarvel: Thank you. And we have -- anybody that needs to say something other than
traffic and -- come on up.
Balkowski: My name is Clare Balkowski. 2199 North Chandra Place. I just bought into
the property -- I bought my house and moved in a year ago to the day. Obviously, this
isn't what we planned or signed up for. My biggest problem is when you look at the
rendering that they are giving you, yeah, it's a nice looking building. You're not seeing
all the apartments, how they have all the covered parking spots and how it's going to
actually look. You're just looking at what looks almost like an office-type building. It's
going to bring down the whole look of the area just with that apartment look of the lower
income type community that it's going to bring through. Thank you.
McCarvel: Thank you. Okay. I think the Commission at this time understands we have
concerns about traffic, the property values, dislike of the rendering itself and the three
story building. Have anything else? Come up.
Anderson: I just had a quick question.
McCarvel: Yes. Please state your name and address for the record.
Anderson: My name is John Anderson. I live at 2564 East Bernice Drive in Packard
Estates and I have been here since 2002. I have been in the subdivision since 2002
and like a lot of the homeowners here, I bought here because I want to live -- we moved
from out of state here. I didn't want to live in Garden City. I still don't. And this is an
awful lot like Garden City to me and so it doesn't help us very much. But I'm wondering
-- I had two questions. In the project -- it wasn't mentioned that we use a lot of codes
and stuff I guess in housing. Is HUD -- is this HUD housing in any way? Is HUD funds
used for this at all? Is there any --
McCarvel: We will ask the applicant.
Anderson: Pardon me?
McCarvel: We will ask the applicant when they come back up.
Anderson: The other just -- would you, for the group that are here, it would be great to
know -- because I think right at the beginning you said that the recommendations of the
staff were to go ahead with the rezoning. Am I correct in that or did I mishear that?
McCarvel: Yes.
Anderson: Okay. So, it would be great if you would tell us why you think it's a good
idea. You have heard a lot of us. I mean we are here and have to live here every day
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and we will have to live with this eye sore. But I'd like to know what you decided in your
decision process what's so good about this for the City of Meridian and also for us.
That's all I had.
McCarvel: Okay. Any last comments?
Kenny: Thank you. Sean Kenny. 2201 East Apricot Drive. You didn't mention safety.
I think safety is an issue. People today do cut through by Louie's. You're going to be
having people going out where there is no light, turning onto Fairview. That's not going
to be safe. So, I think that's going to be another issue.
McCarvel: Thank you. Okay. Come on up.
Eells: Amelia Eells. 2525 East Clarene Court . My family walks twice a day. Safety is
a huge concern. We walk all over the neighborhood. We recognize everybody. We
love our neighborhood. We walked to Fred Meyer. We ride our bikes. We used to cut
across to Hastings when it was there and now I go there to shop for my kid -- kid again.
Safety. I will not feel safe. It's too small for that much development.
McCarvel: Okay. Thank you. Okay. Name and address for the record.
McCarney: Katie McCarney. 2460 North Bullock Avenue. I know that we are not
supposed to talk about traffic, but I don't know what else to talk about. We have -- this
-- I have been here before begging you to allow me to get out of my subdivision and
someone was kind enough to tell me that you approved housing -- what's been going in
in our neighborhood in your own subdivision. But we have had multiple housing units
like that go in. I don't have a problem with the people. I love the people. I have an
issue with the density. I have been here for 13 years. I want and expect the right to get
in and out of my neighborhood. The things that you have been given that I accessed
from the city website are complete -- not -- they are not true at all. This -- of the traffic
on Hickory is from July 12th, 2016, and as the sweet woman who spoke who live --
moved in -- moved into Solterra said -- she's been there like nine months or something
-- that wasn't even full yet. So, it's super convenient that the traffic report comes from
before lots of the people came into the neighborhood . I am telling you we will not be
able to get in and out. And, beyond that, you have all received a statement from the
Idaho Transportation Department reminding you -- reminding us that the intersection of
Eagle and Fairview is full. When I come home I sit through that light three times while
people go around us and cut in to get in before us and whatever else from the third lane
and they say as the city continues to add additional trips to this corridor through
development, the congestion will worsen until the roadway system is ultimately
overloaded and fails. That's how I get in and out of my neighborhood and it is going to
fail. Don't just think about what we can handle right now. I begged you a year ago. I
beg you now. There is an open lot across from this lot. There is a lot by Sonic and
there is a giant lot at the corner of Eagle and Fairview that is currently a farm. We have
all of these people coming in the next few years. So, 40 apartments might not make a
big difference to you, it's huge to us. If we have to sit through this being worse -- this is
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a person trying to get out of the little business across the way. They got tired of waiting,
so they just pulled out and blocked off our traffic coming into the neighborhood. That's
already happening. So, we cannot handle more. The intersection of Eagle and
Fairview is 528 yards away from this. So, after we sit through this light three times, we
sit through that one three times and once we do this we can't undo it and there is a lot
more growth around us to come. That's all we are asking for. This is not a not in my
backyard issue, this is an issue of -- we beg you to be aware of what is going in around
us. To the north of us, the Blakeslee Place, 64 more little houses going in there. An
open field next to that. We are getting full and we have tons of growth as you are all
aware of in the next few years around us. Please help us keep our access to our home.
That's all we are asking. Thank you.
McCarvel: Thank you. Okay. At this point -- yes, sir.
Middleton: My name is Chris Middleton. I live at 2303 North Hickory Way in Packard
Estates. I won't talk about traffic. I promise. I do have two other considerations. One
is the transition. So, we are going from what are now two or three story buildings, which
has already been noted are incongruent with the area, into single family dwellings.
There is no real transition there. It's going to be a very abrupt view for people moving
through the neighborhood, looking to the properties, which, again, reflects on property
values. The other consideration which I have seen firsthand and I haven't heard
addressed is parking for visitors in the apartment complex. I have heard about parking
for the residents, but not for visitors and that presents overflow into the streets, the
businesses, and other areas around there. Thank you for your consideration.
McCarvel: Okay. Thank you. Okay. It looks like we are ready for the applicant to
come back forward.
McKay: Thank you, Madam Chairman, Members of the Commission. I will try to
address some of the questions that have arisen. As far as traffic, there is not one
project that we do that doesn't increase traf fic on our street network. Everything -- all
growth increases traffic. Now, Ada County Highway District, ITD, obviously, they are
the governing agencies that plan as far as what capacities exist and where that traffic is
directed and in the past we have segregated a lot of uses, created situations -- what
they call now urban sprawl where we are requiring vehicles to travel additional miles in
order to get basic services or buy goods. Go to the store. So, over time -- I have been
a planner in this area for 27 years now, we have refocused -- everyone's redone their
comprehensive plans, redone their ordinances, and looked at balance -- creating
balance, providing multi-family, single family, industrial, commercial, office, trying to
create situations where we have a mixture of uses that are in areas that are, like I said,
within the urban core. I built an office off of Pine and I have been there 11 years, so I
drive Hickory and I drive Pine to Eagle and the Eagle-Fairview intersection multiple
times a day, just like everybody else, and as over the past 11 years my office has been
there, we have seen the traffic ramp up, especially when The Village went in, that
impacted the transportation in that area significantly and it extended the high peak times
because of the theaters and so forth. Obviously, there have been mitigations that have
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been taken place as far as additional lanes have been added , they have been working
on different systems for timing of the signals and so forth , to, obviously, maximize our
traffic. Now, we have a small parcel here in a highly developed area and I read an
article not too long ago where it talked about discriminatory zoning and how some areas
by keeping out multi-family from certain areas it was driving up home prices, rent prices,
and trying to find a balance and I think that's what we are asking you to do. We have a
parcel here that's been vacant for many, many years, we have taken into consideration
the transitioning from the multi -- or the single family by going with the two story, the
small eight unit type building, no taller than a two story home. Putting the majority of
our open space next to them. Keeping the masonry wall. We are going to be
landscaping along Hickory Way. They brought up the elementary. The elementary is
clear up off of River Valley, which is northeast. So, I'm trying to -- I guess I'm trying to
picture those kids as they are walking from River Valley, the elementary there, into
these different neighborhoods, they are not even going to be coming by our project.
McCarvel: Please don't shout out.
McKay: And so I'm -- you know, I'm trying to visualize, you know, what -- what their
concerns are. Now, if Josh could put up the aerial photo, which I have, the aerial view.
On the aerial view, the cross-access easements are all established on the plat and so
many people said, well, your property doesn't have any right to use these other cross -
accesses that have different outlets both to Fairview and, then, over eastward to
Hickory Way across from the church's approach. Yes, it does. We have recorded
cross-access easements on a plat on the document . We reviewed it. So, this property
does have the right -- we will not be cut through traffic. We do have the right to utilize
those private drives. They do have speed bumps that were installed and talkin g to one
of the business owners, he said the speed bumps were installed because they were
getting some cut-through traffic to the subdivisions, because it made for an easy straight
shot and a right in off of Fairview and so they wanted to slow the traffic down. Another
issue that was brought up is the collector capacity. A local street handles up to 2,000
vehicle trips a day, an existing local street. New local streets we design up to a
thousand vehicle trips a day. So, there is no way in the world that this -- that Hickory
Way, which is a collector, which is no parking, no front-on housing, signalized
intersection, is not able to handle the traffic that's being generated. Now, there may
need to be adjustments to timing and, obviously, there have been comments about the
turn lanes. The turn lanes -- sometimes those timers are short. I talked to ACHD and
ITD about revising the timing at Pine when Scentsy came on, because the turn lanes,
obviously, weren't allowing enough cars to go through. So, one can communicate with
those transportation agencies in order to alleviate some of those problems . As far as
property values, it's always -- anytime we have a multi-family project within a mile radius
of anyone who owns a single family dwelling, they are always -- the main thing that is
brought up is it is going to impact our property values . I have read a lot of information
from the American Planning Association who says that is not correct, that they do --
they -- that they don't have any empirical evidence that shows that. As far as density
issue, this is 20 dwelling units per acre, but you have to remember we have got 48
percent of the site that we have in landscapable area. So, it's not like it's going to be
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tight and dense. Someone brought up the fact about the carports. Now, there are
different types of carports that we can use. Some are almost like disappearing car parts
that have a very low profile, flat roof. Others we can go ahead and make them look like
little garages, so that you put a peak on them. So, there are different things depending
on the architectural style that you can do to, obviously, make -- or build aesthetically
pleasing carports. One of the other things that's brought up is crime. I mean crime
exists in our society. It's there. I don't think you can say renters are criminals or versus
homeowners. I mean we have it in our society. There is a definite need for rental units.
These are not HUD units. These are not entry level. They are trying to create a niche
and we have done quite a few of these 40 unit, 36 unit type projects adjacent to -- one is
over by Settlers Park. We did big house -- big house units over there next to Cedar
Springs. Ended up complimenting the area. The buildings look great. They were on a
collector also. We had the same concerns. In fact, I talked to some of the homeowners
after it was built, they said it looks great. They did a great job with it and what we found
was some of the residents -- parents moved into those rental units, so they could be
near their kids and have some assistance from their kids and we are a mobile society
now. Our home ownership is down to record lows and so we are seeing that more
people are renting, because that's the lifestyle they choose and we need to be able to
try to accommodate that and where better place to put it where we have services and I
asked the Commission to look hard at this, because I think this is a good use, it
complies with the Comprehensive Plan and these are great looking buildings. They are
building a high end project. They are not trying to compete with the 300 units over their
next to The Village, they are trying to build a unique product on a small scale and we
have seen it happen with these luxury units , people want them and they are a nice
addition. Thank you.
McCarvel: Thank you. Any more questions for the applicant? All right. Thank you.
Fitzgerald: Madam Chair?
McCarvel: Oh.
Fitzgerald: Becky, before you leave. So, you -- just to clarify to make sure we are clear,
is staff's recommending a reduction in units and you are not in agreement with that ,
because it makes it financially unviable; correct?
McKay: Madam Chairman, Commissioner Fitzgerald, that is correct. We don't see why
-- why reduce by four units when we meet all the requirements -- exceed the parking
requirements. We also have cross-access for parking, because Louie's has an overflow
parking lot that is next to us.
Fitzgerald: Thank you.
McCarvel: Please don't shout out. We are not going to answer your question anyway
for just shouting out.
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McKay: Louie's owns this lot.
McCarvel: Right. Thank you. Any other questions for the applicant? Thank you.
Wilson: Madam Chair?
McCarvel: Commissioner Wilson.
Wilson: I move to close the public hearing on file number H-2017-0165.
Holland: I will second.
McCarvel: It has been moved and seconded to close the public hearing on H -2017-
0165, Hickory Apartments. All those in favor say aye. Opposed? Motion carried.
MOTION CARRIED: SIX AYES. ONE ABSENT.
McCarvel: Who would like to jump off the cliff first? Commissioner Fitzgerald. Because
we missed you.
Fitzgerald: This is what I get for not getting voted for.
McCarvel: No. For backing out.
Fitzgerald: So, this one is a tough one for me. I will be totally frank. And I tend to look
at the Commission in a recent month we can -- transitions have been a huge deal for
us. I think -- and I -- a two story apartment right behind a single level house is tough for
me and I think -- to play on a couple things that you guys brought up, property rights
goes two ways. So, these people have a definite -- if Louie's Pizza wants to sell this lot
and they want to develop on it, they have a right to do that and I -- and I understand
that. And the collector -- ma'am. We are done, so let us help you understand what we
are trying to work through, okay? This is how we get to work through these things. Our
Commission is very deliberative and we try to work through -- get your take and ours, as
well as what our code says. The street -- we have to utilize what -- the tools that we
have and ACHD and ITD tell us we have the ability to put traffic trips on that road. I still
go back to -- is this the right spot for it? Is it certainty? What people thought they were
going to get when they moved in there. I don't know. And so that's my challenge. My
two things I think are transition, one, certainty, two -- and I do -- and you guys know I
tend to think this is close to services and these are the in-fill things we are going to have
a tough time dealing with as we move forward. So, love to hear some additional
thoughts.
Yearsley: Madam Chair?
McCarvel: Commissioner Yearsley.
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Yearsley: So, this one is kind of an interesting deal. So, I'm going to go and weave,
just -- so, I -- you know, if you look at an area and we are trying to achieve a difference
in housing types and adjacent to services, I think this site can fit well f or an apartment
type condition, because we are close to amenities, we are -- it kind of fits the need -- the
things that we like for apartments. But what keeps coming back to me is this is a
rezone and -- and I just want to ask a question, how -- how many here are for this
application tonight? Would you, please, raise your hand? So, whoever is here to -- to
listen to this application just raise your hand. I'm just curious to see how many people
are here regarding this application. So, pretty much most everybody here is here for
this application and they are against it. To me that weighs a lot for a rezone. So, at this
point I hear their issues with traffic, I think whatever goes in is going to affect traffic. I
don't know --
Fitzgerald: Agreed.
Yearsley: -- how you're going to fix the traffic issues. But I also -- to me it all comes
down to the rezone and to the R-40. I -- I can't justify the rezone at this point and at that
point the apartments become inviable, so personally I'm against this project because of
that.
McCarvel: I personally -- we have had -- you know, it takes a conditional use permit,
even -- even though it's an allowed use under the current zoning and they are wanting
to rezone because -- just to kind of clean up to make it fit really what they are asking for
and -- but this is a -- a use that they can ask for, but it -- there is a reason they have to
ask for it. Normally, like I said, I -- I feel like this -- the surrounding area is where we
would normally like to put a higher density, just because it is closer to the roads and
everything, but I also think that sometimes common sense has to jump in and take a
look at the statistics that are offered and say, well, how is this really working in real life
and I think that -- that road, from what we have heard and what I have personally
experienced -- I don't live there, but I have gone by there often enough and tried to use
some of those businesses in the front and I agree, there is -- it's got its limitations there,
just because of the way it pulls out and the other intersection -- the other massive
intersection is fairly close, so -- other thoughts?
Holland: Madam Chair?
McCarvel: Commissioner Holland.
Holland: I agree. I mean I think this is a hard one, because, obviously, there is some
traffic implications for Hickory Road coming in there. I know there is definitely a need
for additional residential units and especially in the rental market as the last couple of
years we have seen an increase in people moving here. Idaho got ranked as one --
number one fastest growing city per the Census Bureau. We know growth is coming.
We know that the rental market is -- is a tough one and that there is not enough units
out there right now to meet the needs of the community, but I think my challenge goes
back to the same as Commissioner Yearsley, that it was originally intended as an L-O
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and the rezone itself is challenging to change it to an R-40 and I see some of the same
challenges that have been presented here.
McCarvel: Commissioner Wilson or Cassinelli?
Wilson: Well, I will weight in -- I mean just briefly, because I think everything --
everything is mostly been covered. I mean I'm -- I'm, obviously, looking to the residents
and, you know, I think -- I think the standard by which Commissioner Yearsley kind of
set makes an awful lot of sense that, you know, you have to -- when you're making a
leap like that you do have to listen to the residents and you want the developers to be
working with those residents to try to get an acceptable development there. You know,
that being said, you know, I -- I want to make clear that, you know, that's kind of a
standard by which I'm going to oppose it. I think some of the issues of traffic and
property, I think you hit the nail right on the head that, you know, we -- it's a balancing
act and when you look at the Comprehensive Plan and we try to make the best call we
can and we use our discretion as a Commission to make a recommendation and that's
what we are doing here. But, you know, ACHD, they made a call on traffic and I -- you
know, rather than looking at -- or hearing anecdote, I do believe their traffic study and
that, you know, we are going to have a traffic issue no matter which way we go and
potentially a greater traffic impact if we go commercial. That being said, too, I think
overall this development, if it were to have -- if it is to go in or is not, I mean it's a good
looking development. I don't think it's going to bring crime. I don't think it's going -- I
mean I think that -- I think that it's going to be older folks who are going to move to this
area and, again, people who want the high quality of life that we have in Meridian, who
want to live in these kinds of communities, so that being said, again, using
Commissioner Yearsley's standard, I think it is -- I think it is quite the leap to make
considering the opposition.
Cassinelli: I -- most of my thoughts are in with the rest of -- of the Commission. The
biggest thing that I saw jumped out to me from the get go was going from R -8 to R-40
and I realize we are going from -- that's -- that's medium to high. That's an allowable
step, but I just look at that and I don't think it's -- I don't think it's a respectable buffer. I
don't think it’s a wise buffer. There is a lot of things I like about the looks of the project,
but I -- it's not one that in this location that I could support.
Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: Without any further comment, I will make a motion. After considering all
staff, applicant and public testimony, I move to recommend denial to the City Council for
file number H-2017-0165 as presented during the hearing of February 1st, 2018, for the
following reasons: We don't -- with the R-40, the lack of transition, and certainty of the
L-O, I think we -- it just doesn't fit in this spot and I think it's -- something may come
along that makes sense, but this doesn't.
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Wilson: Second.
McCarvel: Okay. It has been moved and seconded to deny H -2017-0165, Hickory
Apartments. All those in favor say aye. Opposed? Motion carried.
MOTION CARRIED: SIX AYES. ONE ABSENT.
Yearsley: Madam Chair, can we take a break?
McCarvel: Yeah. Okay. Let's be five minutes and give everybody time to clear the
room.
(Recess: 7:45 p.m. to 7:50 p.m.)
B. Public Hearing for Whistle Stop (H-2017-0167) by Biltmore
Company Located at 1297 West Pine Avenue
1. Request: A Rezone of 5.73 Acres of Land From the L-O to
the R-15 Zoning District.
2. Request: A Conditional Use Permit for a Multi-Family
Development Consisting of 68 Residential Units on 5.7
Acres of Land in the R-15 Zoning District
3. Request: A Combined Preliminary and Final Plat for 16
Building Lots and 3 Common Lots on 5.7 Acres of Land in
the R-15 Zoning District
McCarvel: Okay. At this time we would like to continue our regularly scheduled
meeting and we would like to open the public hearing for Item H-2017-0167, the Whistle
Stop.
Allen: Thank you, Madam Chair. Members of the Commission. The next applications
before you are a request for a rezone, conditional use permit, and a combined
preliminary and final plat. This site consists of 5.7 acres of land. It zoned L-O, limited
office, located at 1297 West Pine Avenue. Adjacent land uses and zoning. To the --
excuse me. I'm not on the right -- am I?
McCarvel: Yeah. I just --
Allen: Okay. Sorry about that. Didn't mean to scare you there. All right. This site
consists of 5.7 acres of land zoned L-O, located at 1297 West Pine Avenue. Adjacent
land use and zoning. To the north are multi -family residential uses, Tramore, zoned
L-O. To the south are railroad tracks and industrial uses, zoned RUT in Ada county and
I-L respectively. To the east are multi-family residential uses in Rock Creek, zoned R-
16 and to the west is an assisted living facility Sabra, zoned L-O. In 2004 a conditional
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use permit was approved for a multi-family residential development on this site. The
developer installed the underground improvements, including the bridge over the Nine
Mile Creek, and all of the water and sewer mains and pressurization systems, but never
commenced construction of buildings. In 2007 another conditional use permit for a
multi-family residential development was approved , but no further development
occurred. Previous preliminary plats were also approved, but a final plat was never
recorded. Comprehensive Plan future land use map designation on this property is high
density residential, which is over 15 units per acre. The applicant is requesting Council
approval of a step down in density from high density residential to medium high density
residential, which is eight to 15 units per acre, with a rezone of 5.73 acres of land from
the L-O, limited office, to the R-15 zoning district. A site plan was submitted as shown
there on the left that depicts how the property is prop osed to develop with 15 four-plex
structures and one eight-plex structure, containing a total of 68 multi-family residential
units for a gross density of 11.92 units per acre in accord with requested step down in
density to medium high density residential. Since approval of the previous multi-family
developments on this site, the UDC has been revised and no longer allows such uses in
the L-O district. Therefore, a rezone to a residential district is necessary to develop the
site in accord with the residential future land use map designation. A conditional use
permit is requested for a multi-family development consisting of 68 two story residential
uses in the R-15 zoning district. The units will be contained in ten townhome style four-
plexes with the living room downstairs and two bedrooms upstairs . Five traditional four-
plexes with two bedrooms downstairs and two bedroom units upstairs and one eight -
plex with four one bedroom units downstairs and four one bedroom units upstairs . The
project is proposed to be constructed in one phase. And there as you can see on the
left are the traditional four-plexes, the townhome style four- flexes and the eight-plex at
the bottom there. Access is proposed via an existing driveway from Pine Avenue, which
you can see right here, which also provides access to the adjacent multi-family
residential development to the north, a connection to the driveway stub at the east
boundary of this site and that is right in here, is proposed for interconnectivity. Parking
is proposed in accord with UDC standards with five extra spaces. Carports are
proposed to meet the covered parking requirement . Qualified open space is proposed
as shown on the plan on the right in excess of UDC standards. Proposed site amenities
consist of a ten foot wide segment of the Rails With Trails pathway along the railroad
tracks in accord with the pathways master plan . A tot lot with children's play equipment,
a community garden with raised planter beds, covered bicycle storage and a pathway
along the south side of the creek are also proposed as amenities . Three different types
of building elevations were submitted as we discussed earlier for the townhome style ,
the traditional four-plexes, and an eight-plex, all are two stories in height and consist of
a mix of horizontal, with board and Batten and shake siding, with cultured stone accents
and architectural composite roofing. Final design is required to comply with the design
standards in the UDC and the architectural standards manual. A combined preliminary
and final plat is also proposed consisting of 16 building lots and three common area
lots. Landscaping is proposed in accord with UDC standards. There has been no
written testimony submitted on this application and staff is recommending appr oval with
conditions. Staff will stand for questions.
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McCarvel: Any questions for staff? Would the applicant like to come forward.
Cassinelli: I do have a question.
McCarvel: Oh. Sorry.
Cassinelli: What is the percentage of open space to -- in here? Do you have that?
Allen: I think it's five percent, I believe. It is in the staff report, Mr. Cassinelli.
Cassinelli: Okay. Thank you.
Amar: Good evening, Commissioners. Kevin Amar. My address is 1548 West Cayuse
Creek Drive, Suite 100, here in Meridian. We are here t onight to present Whistle Stop
Subdivision, a third try on this project, although my first try. This project was largely
developed, I believe, in 2004 or 2005. That's when most of the utilities or all the utilities
that are in the ground today are in the ground. We are here tonight to simply do a
rezone and complete the project as -- as was contemplated then, as all the utilities are
in the ground now for -- and just to finalize the project. In order to do that, obviously, we
now have to rezone. At the time L-O allowed multi-family. It does not allow multi-family
now and so we do request a zone change. We are not requesting -- we do need to step
down -- or are requesting a step down in density from the Comprehensive Plan and that
is simply to utilize the existing infrastructure that's in sewers and water. Pressurization
is in. Storm drainage is in. In fact, sewer is being used currently by the city. There is
sewer running through these lines. The majority of these lines currently. And so that is
the reason we are asking for that zone change. We did have a neighborhood meeting.
There wasn't anyone present at that neighborhood meeting. I don't believe there is
anyone here tonight for this hearing. We do believe it will be an enhancement to the
project. We know in meeting with staff and with -- I see you looking confused. I see --
there were people that signed up on this, but I believe they were signing up for --
McCarvel: Yeah.
Amar: -- the other project. We did meet with the fire department. We met with all the
facilities. We are going through testing. One of the requirements is to test the existing
utilities that are in and make sure that they are working properly. We have gone
through that -- part of that project -- or process now. We will continue that process, but
we feel it will be a pretty quick process that we can continue this and develop it and for
that reason we are also able to ask for preliminary and final plat, because there is really
-- other than streets to put in and to do testing, there is no major infrastructure to put in.
We have to, obviously, put in the streets, we have to put in the sidewalk, we have to put
in the landscaping. It does not account for any ACHD right of way or any ACHD
approvals. They gave us no comments, because there was no comments for them to
give. So, with that I will stand for any questions and we ask for your support and
approval this evening.
Meridian City Council Meeting Agenda February 15, 2018 – Page 32 of 142
Meridian Planning & Zoning Commission
February 1, 2018
Page 30 of 43
McCarvel: Okay.
Amar: Oh. No. One other thing. There is one item. Item 6.1 under landscaping,
contemplates under part -- yeah. 6.1. Sonya, can you go to the photos, slide number
one. I believe it's a Google map.
Allen: It's on there.
Amar: What's that?
Allen: It's already on there.
Amar: Okay. Thank you. So, that shows where this project is situated in the -- in the
world today. If you go to picture -- slide number -- what am I on? I'm trying to do it off
my phone. Five. One of the pictures. So, this is currently the road that is constructed
and this is the access for the project. Parks has requested a pathway on the west side
of that road to connect back out to Pine. In order to put that pathway in, one, it doesn't
-- it doesn't provide any additional access onto Pine, because there is already a
sidewalk on the east side of that road and to put that sidewalk on the west side of the
road would also need to remove all the trees. It really is not a benefit for the project.
So, although we agree with most of staff conditions, there is just that one condition that
we would like to have it removed as not to have a pathway there . We are providing
pathways on both the north and the south of this project along Nine Mile Creek and,
then, along the railroad tracks and we will continue doing that. So, with that I will stand
for any questions.
McCarvel: Any questions for the applicant?
Yearsley: Madam Chair?
McCarvel: Commissioner Yearsley.
Yearsley: Sonya, can you go back to that pho to? So, help me understand where that
property line is on that side or is an access easement for -- that you guys have or what
is -- is that part of your property?
Amar: It is part of our property. Sonya, if you could go to the slide right before that it
might -- it's the preliminary/final plat. So, that -- sorry. Commissioner Yearsley, that flag
portion that goes out to Pine --
Yearsley: Uh-huh.
Amar: -- that is part of our property.
Yearsley: Okay.
Meridian City Council Meeting Agenda February 15, 2018 – Page 33 of 142
Meridian Planning & Zoning Commission
February 1, 2018
Page 31 of 43
Amar: That sidewalk that is there currently is on this property.
Yearsley: On your property.
Amar: Yeah. So, that drops -- sorry. Not to interrupt, but that also provides access to
the Tramore assisted living. It's a cross-access agreement for both projects.
Yearsley: All right. So, you own about that same amount of space on the other side ?
I'm assuming basically -- because I'm assuming that back of sidewalk is probably the
edge of that property line; is that not correct?
Amar: The back of those trees are where we own to . So, there is -- there is maybe a
foot or two past that.
Yearsley: Okay.
Amar: But that road is not built directly center of that flag portion of that lot.
Yearsley: Okay. Because I was wondering as an alternative could we widen that
existing sidewalk a little bit to give it a little bit of a pathway as an option to not do the
sidewalk on the other side.
Amar: Yeah. And, again, it's not -- this pathway is not even contemplated on the city's
pathway plan.
Yearsley: Well, I understand that. But it allows for better -- more -- more access for
your residents out to Pine if they want to ride or bike or walk or something like that was
my only thought, so --
Amar: Got you.
Yearsley: Okay. That's all I have.
McCarvel: Okay. Okay. We think we don't have anybody signed up. We will ask is
there anybody in the room that wishes to testify on this application? Okay. All right. I
would entertain a motion, then, at this time to close the public hearing for Item No. H -
2017-0167, Whistle Stop Subdivision.
Fitzgerald: Madam Chair, so moved.
Wilson: Second.
McCarvel: It has been moved and seconded to close the public hearing for H -2017-
0167. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: SIX AYES. ONE ABSENT.
Meridian City Council Meeting Agenda February 15, 2018 – Page 34 of 142
Meridian Planning & Zoning Commission
February 1, 2018
Page 32 of 43
McCarvel: I just think this is 180 out from the one we just heard. Similar request on
paper, but I don't -- I really don't see a problem with this and especially just going to the
15 instead of the 40, obviously, it's more open space and there is not near the traffic
issue already in place.
Wilson: The aerial shot says it all. There is -- you know, it fits there and -- well, I mean
it makes sense as a development surrounded by what's there and I will be supporting it.
Cassinelli: And if we are going down the line here, yeah, R -15 -- we are stepping down.
Everything is two story. It's like this is -- this is -- this is a nice one to deal with. My only
comment -- there is only five extra parking spots I think than what's required and that's
-- it's always an issue. If you could -- there is plenty of open space it looks like. I mean
if you could squeeze a few more out of there -- you are meeting minimum requirements.
That would be one of my comments. The only other comment I have is one of the listed
amenities is bike storage and I'd like to see other amenities. But other than that I'm
totally supportive of -- of this project. It fits with everything that's around there. I like it.
Fitzgerald: Madam Chair. I agree. I think my only comment about the parking as we
get into these types of things is the aerial view it does paint the picture and there is so
much big asphalt with no cars in it, that if this is the direction that the Commission wants
to go, then, we need to talk to staff about changing the requirements, because we are
giving the developer a set of rules. We are the ones telling them what -- but we keep
going over and over and over this thing. So, if we are going to want to -- if that's the
constant conversation we are going to have, then, we need to talk about having staff
change the standards. So, I -- because I am -- I start having heart palpitations, because
I just see giant asphalt parking lots that are empty and so I -- this makes total sense to
me. It's something that's already in the ground and so I'm on board.
McCarvel: Yeah. I think our concerns with parking normally come into play when there
is just nowhere else to go.
Fitzgerald: Yes. No. I agree with that.
McCarvel: Yeah. And so maybe there is a set of conditions that we can formalize for
that, because that seems to be coming up in front of us --
Fitzgerald: All the time. Yeah.
McCarvel: Because they cannot park out on that street.
Fitzgerald: No. It makes sense.
McCarvel: So --
Meridian City Council Meeting Agenda February 15, 2018 – Page 35 of 142
Meridian Planning & Zoning Commission
February 1, 2018
Page 33 of 43
Yearsley: Madam Chair? Yeah. You know, given the surroundings around it, it is very
complementary to what's already there. It's back far enough that it's not very visible to
the people on the street, kind of the area. So, I think it fits very well. I guess for me I'm
-- there is not a great path for pedestrians to get out to Pine if they wanted to walk or
bike and that's -- that's my only concern. I'm having heartburn. Do I want to tear out
trees to put in pathway. I do like the idea of potentially putting curb and gutter on the
other side of the street to clean it up a little bit better, because I don't like the look of the
entrance road, but that's my only --
McCarvel: I would agree. I like the curb and gutter idea and, then, your suggestion to
just widening the existing pathway instead of taking out those trees I think is an
excellent idea.
Yearsley: Okay.
Holland: Madam Chair?
McCarvel: Commissioner Holland.
Holland: I'm wondering is there any pathway that goes on the Nine Mile Creek area and
maybe that could be another compromise of connecting that neighborhood over to
where there is some additional sidewalks?
Yearsley: Well, the biggest problem I think with that is -- Madam Chair -- is they can't
construct a pathway on somebody else's property. That's the -- the problem -- the rub
that comes with that, so --
Fitzgerald: Isn't there a pathway right there?
McCarvel: That's what I was saying. It looks like there might be a pathway already
existing at the top of the -- of the Ten Mile Creek to the northwest.
McCarvel: All right. Somebody like to open the public hearing?
Fitzgerald: So moved.
Yearsley: Second.
McCarvel: Come on up.
Amar: Sorry.
McCarvel: No. That's great.
Amar: So, on the -- so, on Nine Mile Creek we are installing a pathway on the south
side. Currently on the north side of that there is also a -- I believe it's a five foot
Meridian City Council Meeting Agenda February 15, 2018 – Page 36 of 142
Meridian Planning & Zoning Commission
February 1, 2018
Page 34 of 43
pathway, but it's just for the length of that Tramore Assisted Living past back to the east
or west there is no additional pathway.
McCarvel: Okay.
Amar: It goes through Rock Creek.
McCarvel: Okay.
Amar: It doesn't go west. Rock Creek is the multi-family project directly east of this.
Thanks.
McCarvel: Thank you.
Fitzgerald: Madam Chair, I move to close the public hearing.
Yearsley: Second.
McCarvel: Thank you, Commissioner Fitzgerald. It has been moved and seconded to
close the public hearing. All those in favor say aye. Opposed?
MOTION CARRIED: SIX AYES. ONE ABSENT.
Yearsley: I will go with what everyone else thinks. I just -- I have been on the parks
and rec commission long enough that I like pathways and so whatever we can do to
promote pathways --
Wilson: Interconnectivity; right? Isn't that the word?
Yearsley: Yeah.
McCarvel: Yeah.
Fitzgerald: I mean I think they are trying at the south -- or at the south, too, but it just
doesn't connect to anything else besides the dirt trails that are there. It looks like the --
there are wheel tracks.
Yearsley: Well, I think in the future, you know, those may con nect.
Fitzgerald: Yeah.
Yearsley: So --
Fitzgerald: I think they are trying in that situation, but -- I understand your point.
McCarvel: Would someone like to make a motion and address 6.1?
Meridian City Council Meeting Agenda February 15, 2018 – Page 37 of 142
Meridian Planning & Zoning Commission
February 1, 2018
Page 35 of 43
Fitzgerald: I would probably make a motion that Commissioner Yearsley wouldn't
probably agree with, but -- because I don't think -- I -- you have mature landscaping or
-- that's destroying current sidewalk that's already there. It does have access to the -- to
Pine, it's just not as wide as we would like it to be. I don't know. I just -- I'm not a big
fan of yanking out mature landscaping for twig trees either. So, if we were talking about
curb and gutter, that's the only thing I would probably be in favor of that to clean it up.
Yearsley: Well -- and the only thing that I see is those trees are really too close to the
roadway, but they are going to tear out the roadway in the next five years. It is what it
is.
Fitzgerald: No. I understand.
Yearsley: So, you know, you're going to tear it out now or later and we can get a
pathway in there, so -- because if you look, I mean that -- those are really close.
Fitzgerald: Yeah.
McCarvel: Yeah.
Yearsley: And as those trees it will tear up that roadway. You know, I have lived in my
subdivision and for ten, 12 years the trees are now starting to impact the sidewalk
significantly just within that ten years, so I am actually in favor of getting rid of the trees
for the pathway at this point. Madam Chair?
McCarvel: Commissioner Yearsley.
Yearsley: After considering all staff, applicant and public testimony, I recommend
approval to City Council of file number H-2017-0167 as presented in the staff report for
the hearing date of February 1, 2018, with no modifications.
McCarvel: Do I hear a second? All right. There being no second, we will go back to
discussion. I happen to agree. I think those trees are -- I mean looking at that picture
from that angle they are, what, about a foot, two foot off the road. Yeah. And 6.1 -- I
have it here. Okay. It says construct a ten foot multi -use pathway to provide a
pedestrian connection from the proposed sidewalk at the western parking lot edge north
to West Pine Avenue, west of the existing road access. Provide fencing and landscape
consistent with the standards of the code and pathway taper ed to match sidewalk width
where it meets the parking lot. Do we want to leave that in there? I was going to say,
how --
Allen: Madam Chair?
McCarvel: If they don't own ten feet, how can they construct a ten foot pathway --
Meridian City Council Meeting Agenda February 15, 2018 – Page 38 of 142
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February 1, 2018
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Allen: Madam Chair, I was trying to get a hold of the pathways project manager before
this meeting and I was unable to make connections, but the path -- the condition
appeared a little wonky to me and I'm not sure if that was the intent. The pathways
master plan does not show an extension out to Pine. It just shows the pathway along
the north side of the creek. So, I was wanting to just confirm with her that that was her
intent.
McCarvel: Okay.
Allen: But definitely will touch base with her prior to the Council meeting to confirm that
was the intent or not. Yeah, there doesn't appear to be sufficient width along the west
side and -- and like it was pointed out already, there is already a connection, just small
-- not as --
McCarvel: Yeah. If they don't own enough property to make that, I don't see the point
of putting a sidewalk right on the street.
Allen: Yeah. I just wanted to point that out. Thank you.
McCarvel: All right.
Yearsley: All right, Ryan.
McCarvel: Commissioner Fitzgerald.
Fitzgerald: So, the question becomes now -- what page is that on? Does it -- are we
pulling the whole section out? Or the whole 6.1? Are we comfortable with that?
McCarvel: Yeah.
Fitzgerald: Okay.
McCarvel: On page 32.
Fitzgerald: I come back and I get hazed for having to make all the motions? Well, you
tried.
Yearsley: I tried. Mine got failed, so --
Fitzgerald: I'm just joking. Madam Chair, I would make a motion. After considering all
staff, applicant, and public testimony, I move to recommend approval to the City Council
of file number H-2017-0167 as presented in the staff report for the meeting of February
1st, 2018, with the following modification: With the removal of 6.1 regarding
landscaping --
Wilson: Second.
Meridian City Council Meeting Agenda February 15, 2018 – Page 39 of 142
Meridian Planning & Zoning Commission
February 1, 2018
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Fitzgerald -- and buffering.
McCarvel: It has been moved and seconded to approve H-2017-0167, the Whistle
Stop, with the aforementioned modification. All those in favor say aye. Opposed?
Motion carries.
MOTION CARRIED: SIX AYES. ONE ABSENT.
C. Public Hearing for Seyam East Subdivision (H-2017-0159) By
Volante Investments, LLLP, Located on the North Side of East
Franklin Road and East of North Touchmark Way
1. Request: Amendment to the Future Land Use Map
Contained in the Comprehensive Plan to Change the Land
Use Designation on 14.82 Acres of Land from the MU-R
(Mixed Use Regional) to the Industrial Designation.
2. Request: An Annexation and Zoning of 18.33 Acres of Land
with an I-L Zoning District.
3. Request: A Preliminary Plat Consisting of 10 Building Lots
on 22.98 Acres of Land
McCarvel: Okay. At this time we would like to open the public hearing for H-2017-
0159, Seyam -- did I say that right, Sonya? Seyam?
Allen: Seyam.
McCarvel: There you go. East Subdivision. We will begin with the staff report.
Allen: Thank you, Madam Chair, Members of the Commission. The next applications
before you are a request for a Comprehensive Plan map amendment, annexation and
zoning, and a preliminary plat. This site consists of 23 acres of land, zoned I-L, light
industrial, in the city and R-1 and RUT in Ada county, located on the north side of East
Franklin Road, east of North Touchmark Way. Adjacent land use and zoning. To the
north are the railroad tracks and industrial property, zoned I-L. To the east is
agricultural property, zoned RUT in Ada county. To the south is East Franklin Road and
vacant and developed property zoned L-O. And to the west is industrial property,
developed and undeveloped, zoned I-L. The west parcel that's shown there in gray on
the map on the left was previously annexed and preliminary platted as part of Seyam
Subdivision. The Comprehensive Plan future land use map designation on the west
parcel is industrial and it is mixed use regional on the east parcels . The applicant is
requesting an amendment to the future land use map in the Comprehensive Plan to
change the land use designation on approximately 15 acres of land from mixed use
regional to industrial. The proposed change will extend the existing industrial
Meridian City Council Meeting Agenda February 15, 2018 – Page 40 of 142
Meridian Planning & Zoning Commission
February 1, 2018
Page 38 of 43
designation south of the railroad tracks from Touchmark Way and North Guadians
Avenue to the east and will eliminate approximately half of the overall mixed use
regional designated land in this area. If Commission and Council approve of the
proposed change, staff recommends the remaining mixed use regional designated land
to the east is also changed to industrial in a subsequent map amendment . Annexation
and zoning of 18.33 acres of land with an I-L zoning district is requested consistent with
the proposed amendment to the future land use map to industrial. A conceptual
development plan was not submitted for this site . However, photos were submitted that
represent what future buildings on this site will look like. Because building constructed
along the frontage of this site will be highly visible from Franklin Road, an entryway
corridor into the city, staff recommends these buildings comply with the design
standards for commercial buildings in the architectural standards manual. This was
also a requirement for the adjacent properties to the west in Seyam Subdivision. Staff
recommends the existing development agreement for Seyam be modified to include the
subject property. A preliminary plat is proposed as shown that consists of ten building
lots on approximately 23 acres of land in the proposed I-L zoning district. There are two
existing homes and accessory structures on this site that are required to be removed
prior to city engineer's signature on the final plat. The proposed plat depicts the
extension of East Lanark Street, an industrial collector, from the west through the site to
the east boundary and a new local street via Franklin Road that intersects with Lanark.
A 35 foot wide landscape street buffer is required to be provided along Franklin Road, a
20 foot buffer is required a long Lanark, and a ten foot buffer is required along Parkdale.
These buffers are required to be in a common lot or on a permanent dedicated buffer
maintained by the property owner or business owner's association and are required to
be constructed with each phase of development. The Evans Drain runs along the north
boundary of the site and as a natural waterway is required to be left open and not be
piped and should be improved and protected. Any other ditches on the site should be
piped. Written testimony has been received from the applicant's representative Brad
Miller and he does have a request that I will let him go into with his presentation. Staff
is recommending approval with conditions.
McCarvel: Any questions for staff? Okay. Would the applicant like to come forward?
Thanks for hanging in there with us.
Miller: Brad Miller with -- representing Volante Investment and also Ron Van Auker.
3084 East Lanark in Meridian. I just have to tell you, Madam Chair, it's an odd
subdivision name, but when we went to the county on the first subdivision they would
not let us use the name Mayes, which is the name of the people that we bought the
subdivision from and so we just reversed that and so that's Mayes spelled backwards
and the county -- the county surveyor accepted it, so -- we are industrial guys. That's
the most creative thing we have done with this project. Everything else is just a bunch
of square lots, so -- we have -- over the period of time we have accumulated quite a bit
of land in there. The R.C. Willey project on the corner of Eagle and Franklin was ours.
We sold that to them and, then, where De Meyer Furniture is. So, we own everything
but -- but about 15 acres out there. There are three five acre lots and it's our objective
to obtain those at such time that the people are ready to sell and convert those to
Meridian City Council Meeting Agenda February 15, 2018 – Page 41 of 142
Meridian Planning & Zoning Commission
February 1, 2018
Page 39 of 43
industrial as well. We are industrial developers. We -- we build big warehouse
buildings. So, if you have tires on your car, it came out of one of our warehouses. In
fact, one of our warehouses in Nampa if you eat tortilla chips they came out of a
warehouse that we have in -- over off of Linder. If you eat -- if your dog eats dog food it
comes out of one of our warehouses. So, we are essential -- our buildings are essential
to the economy here and we appreciate the opportunity to do business in Meridian and
we would ask for your support and approval of this project. Stand for any questions that
you may have.
McCarvel: Any questions for the applicant?
Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: Brad, do you want to keep some of the -- or the houses? Is that our
understanding?
Miller: Commissioner Fitzgerald, yes. My reasoning for that is we have a home on
there and we also have a trailer on there and it's not because I want the rent 350 dollars
a month to keep coming in, but those people it would be a real hardship when we have
to have them relocate. They actually own the trailer, but they don't have any money to
relocate it, so if we are not disturbing them I'd like to leave it in place as long as we can
until we develop that lot.
Fitzgerald: Is there a time frame?
Miller: There is really not. I mean we have owned -- we have owned some of that
property for over 20 years. I would imagine that once we put the roads in that we will
probably want to develop it out relatively quickly, but -- but we also when we build
buildings we own and manage them ourselves. We typically don't sell buildings off or
sell lots. So, we will continue to own that for years to come . But I would like to be able
to keep those people in place as long as I can.
McCarvel: You're in agreement with the staff report to have those buildings that are on
the outer edge have the commercial appeal in the exterior?
Miller: Yes, ma'am. That's the same condition we have on the other subdivision to the
west. So, yeah, we are fine with that.
McCarvel: Okay. Any other questions?
Miller: Thank you.
Meridian City Council Meeting Agenda February 15, 2018 – Page 42 of 142
Meridian Planning & Zoning Commission
February 1, 2018
Page 40 of 43
McCarvel: Thank you. And I'm guessing we have no one in the room who would like to
comment on this application. So, at this time could I get a motion to close the public
hearing from item H-2017-0159?
Holland: So moved.
Wilson: Second.
McCarvel: It has been moved and seconded to close the public hearing on H-2017-
0159. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: SIX AYES. ONE ABSENT.
Cassinelli: I have a question. With keeping those -- the homes and the trailer and their
access to Franklin, with this being developed, is there an issue from ACHD with keeping
their -- their access onto Franklin?
Allen: Madam Chair, Commissioners, their -- the access will go away once the property
redevelops and that's -- that's how long the applicant is asking for them to be allowed to
remain.
Cassinelli: But approval of the --
Allen: But, no, there is concern with that with ACHD.
Cassinelli: ACHD doesn't -- isn't going to want to come along as soon as this is
approved and, then, have an access --
Allen: As far as I know, no, but if they do the applicant will have to comply with any
requirements ACHD has.
Cassinelli: Okay.
Yearsley: Madam Chair?
McCarvel: Commissioner Yearsley.
Yearsley: I think that this is a good fit for the area. I think it makes sense and I think it
makes sense to just continue the light industrial all the way to the property -- not
boundary, but our -- you know, within our -- oh, I can't even think of the name. Yeah.
Those other three lots to be put into -- because you have the map adjustment to go to
both be light industrial as well. I am on the fence on the house. I don't want to be a --
be mean, but yet also -- I don't know what to do on that one . I will just be honest with
you.
Meridian City Council Meeting Agenda February 15, 2018 – Page 43 of 142
Meridian Planning & Zoning Commission
February 1, 2018
Page 41 of 43
McCarvel: Yeah. I would agree. I mean normally we do it as -- it's time to clean it up
when this starts happening, so --
Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: Sonya, can you -- what would be a reasonable time frame? It's just plat
signature -- I mean when -- when would you want those to be removed per your -- I
mean -- because I think -- I understand trying to relocate families, because there is
challenges, but what would your recommendation be if that's where we wanted to go, if
we wanted to keep them from --
Allen: Madam Chair, Commissioner Fitzgerald, Commissioners, the typical condition is
they need to be removed prior to signature on the final plat by the city engineer.
Yearsley: And that's typically within two years, unless they ask for an extension;
correct?
Allen: Correct.
Fitzgerald: Okay. I think that's reasonable.
Yearsley: So, at that point we wouldn't make any modifications to it.
McCarvel: No. It's -- that's the way it's written in the staff report.
Yearsley: Okay.
McCarvel: Okay.
Fitzgerald: Madam Chair, I would agree with Commissioner Yearsley. I think the -- I
mean I think the Van Aukers have been exceptional builders in regards to providing
great space for our businesses in that area to grow. I know they have half of Scentsy if
they don't -- on their own campus. So, I think that the industrial going across that with a
plat amendment -- I mean -- I'm sorry. A map amendment eventually would be a wise
move.
Holland: Madam Chair, I agree as well. I think that we need more opportunities for light
industrial and for light manufacturing and this gives a good opportunity in a good
location for it.
Wilson: Madam Chair?
McCarvel: Commissioner Wilson.
Meridian City Council Meeting Agenda February 15, 2018 – Page 44 of 142
Meridian Planning & Zoning Commission
February 1, 2018
Page 42 of 43
Wilson: After considering -- I don't know why I don't have this memorized. After
considering all staff, applicant and public testimony, I move to recommend approval to
City Council of file number H-2017-0159 as presented in the staff report for the hearing
date of February 1, 2018.
Cassinelli: Second.
McCarvel: It has been moved and seconded to approve file number H-2017-0159. All
those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: SIX AYES. ONE ABSENT.
McCarvel: Commissioner Wilson.
Parsons: Madam Chair?
McCarvel: Oh.
Parsons: Sorry. Before you adjourn I just want to remind the Commission that -- of the
joint meeting on the 13th of February. So, please, if you can attend that -- have that on
your calendars. Did everyone get that meeting invite that I forwarded onto you?
McCarvel: Yes. Dinner at 5:30?
Parsons: That is correct. All right. Thank you.
Cassinelli: Madam Chair?
McCarvel: Commissioner Cassinelli.
Cassinelli: I move that we adjourn.
Yearsley: Second.
McCarvel: It has been moved and seconded to adjourn the meeting of February 1st,
2018. All those in favor say aye. Opposed?
Meridian City Council Meeting Agenda February 15, 2018 – Page 45 of 142
Meridian Planning & Zoning Commission
February 1, 2018
Page 43 of 43
MOTION CARRIED: SIX AYES. ONE ABSENT.
MEETING ADJOURNED AT 8:26 P.M.
(AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.)
APPROVED
RH NDA McCARVEL - CHAIRMAN
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DATE APPROVED
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Planning and Zoning Commission Meeting
Meeting Date: February 1, 2018
Agenda Item Number: 3A
Project/File Number:
Item Title APPROVE MINUTES FOR 1-18-18
Meetina Notes
Meridian Planning & Zoning Commission
January 18, 2018
Page 33 of 33
McCarvel: Commissioner Yearsley.
Yearsley: I recommend that we approve the modification to the plan -- planning
development landscape plan modification checklist.
Perreault: Second that motion.
McCarvel: It has been moved and seconded to approve the final plat landscape plan
modification checklist. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
McCarvel: Commissioner Wilson.
Wilson: Madam Chair, I move we adjourn for this evening.
Yearsley: Second.
McCarvel: It has been moved and seconded to adjourn the meeting of January 18th.
All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
MEETING ADJOURNED AT 7:28 P.M.
(AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.)
APPROVED
RHOINDA McCARVEL - CHAIRMAN DATE APPROVED
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Planning and Zoning Commission Meeting
February 1, 2018
Item #4A: Hickory Apartments
Vicinity/Zoning Map
Proposed Site Plan
Landscape Plan
Conceptual Building Elevations
Planning and Zoning Commission Meeting
February 1, 2018
Item #4A: Hickory Apartments
Vicinity/Zoning Map
Proposed Site Plan
Landscape Plan
Conceptual Building Elevations
Item #4B: Seyam East
Plat Boundary FLUM Amendment &
Annexation Boundary
Existing & Proposed
Future Land Use Map
Preliminary Plat & Landscape Plan
Conceptual Building Elevation Photos
Item #4C: Whistle Stop – Zoning & Aerial Map
Qualified Open
Space Exhibit
Site Plan
Bicycle Storage
Community Garden – Raised Planter Beds
Conceptual Building Elevations
Traditional 4-Plex Townhouse-Style 4-Plex
8-Plex
Preliminary Plat
Final Plat
Landscape Plan
Changes to Agenda: None
Item #4A: Hickory Apartments — RZ, CUP (H-2017-0165)
Application(s):
➢ Preliminary Plat
Size of property, existing zoning, and location: This site consists of 1.97 acres of land, zoned L-0, located at 1789 N. Hickory Way,
in the SE % of Section 5, Township T.3N., Range 1 E.
Adjacent Land Use & Zoning:
The subject property is primarily surrounded by developed and undeveloped commercial and residential properties, zoned RUT (Ada
County), R-8, and C -G.
Comprehensive Plan FLUM Designation: Commercial
History: The subject property was originally annexed into the City in in 1992 as Angel Park Subdivision and granted an L-0 zoning
designation.
In 2001, Council approved a resubdivision of Lot 1, Block 1 of Angel Park Subdivision under the name of Mallane Commercial Complex
(PP -00-021).
The final plat for Mallane Commercial Complex was approved in 2003 (FP -03-001). Also in 2003, Council approved a rezone for the
property (RZ-03-001). Per the recorded plat, all lots within the subdivision were required to obtain CUP prior to construction
commencing on the lots.
Summary of Request: The applicant has applied to rezone 2.11 acres of land from the L-0 zoning district, to the R-40 zoning district.
Staff believes the proposed zoning designation is consistent with the policies in the Comprehensive Plan.
The applicant proposes to develop 40 new multi -family dwellings in 3 buildings as shown on the site plan.
A CUP is requested for the development of multi -family residential uses on the subject 1.97 acre property in the proposed R-40 zoning
district. The UDC (Table 11-2A-2) also requires CUP approval for a multi -family development in the R-40 zoning district.
The multi -family residential development is proposed to consist of 40 dwelling units within (3) 2 and 3 -story structures on 1.97 acres of
land. The units will consist of 1 and 2 -bedrooms containing 500-800 s.f. for the 1 -bedroom units and 800-1,200 s.f. for the 2 -bedroom
units. There are 201 -bedroom units, and 20 2 -bedroom units.
The applicant is proposing a play structure, a plaza and a covered sitting area as amenities for the subdivision.
The applicant is required to comply with all of the specific use standards for the site as set forth in UDC 11-4-3-27.
The total number of parking spaces required for the overall development is 70. The applicant has proposed to provide 76 parking
spaces, which meets the requirements of the UDC. The applicant is also proposing 40 covered stalls for the development, which also
meets the requirements of the UDC.
The applicant proposes a total of 4 bicycle parking spaces in bicycle racks dispersed throughout the site in compliance with UDC 11-
3C -5C.
Parking lot landscaping is required to be provided in accord with the standards listed in UDC 11-313-8C.
Parking could be increased either by the installation of more parking stalls, or by eliminating units. Staff is of the opinion that the
development should reduce the number of units to 36 in order to provide sufficient parking for the development, The additional eight
parking stall will help lessen the concern about the lack of parking in the surrounding area.
A 5 -foot wide detached sidewalk exists along N. Hickory Way, per UDC 11-3A-17. Additionally, all sidewalks around buildings shall be
a minimum of five feet in width.
The applicant is proposing one access from N. Hickory Way for the development. As previously mentioned the development has cross -
access to the adjacent commercial development to the south and has connectivity to E. Fairview Avenue.
Any fencing proposed to be constructed on the site shall comply with the standards listed in UDC 11-3A-7.
Trash enclosures (and other service functions) are required to be incorporated into the overall design of buildings and landscaping so
that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets.
Safe access and adequate lighting should be provided in these areas in accord with UDC 11 -3A -12B.
One trash enclosure is depicted on the site. The enclosure and location should be approved by Bob Olson, Republic Services.
Republic Services has indicated that one additional trash enclosure will be required for the site. This will impact the site design. Prior to
the Planning and Zoning Commission hearing, the applicant shall provide a site plan showing one additional trash enclosure.
A detail of the trash enclosures should be submitted with the Certificate of Zoning Compliance application(s).The trash enclosures shall
also accommodate recycling containers.
The conceptual elevations incorporate architectural features designed to provide articulation and variety such as windows, and
offsetting walls. The main entrances should be designed as focal points of the buildings through architectural treatments and lighting
and should provide weather protection. Roof forms should be distinctive and include variety and detail when viewed from the street —
sloped roofs shall have a significant pitch and flat roofs should include distinctive cornice treatments. Building materials are proposed to
consist of hardiboard, metal, and stucco. Prior to submission of a Certificate of Zoning Compliance, the applicant shall provide details
of the carports.
Administrative design review is required with the Certificate of Zoning Compliance application(s) to ensure final design of structures
comply with this requirement and the design review standards and guidelines in effect at the time of development. Building elevations
were submitted for the multi -family structures.
Certificate of Zoning Compliance: The applicant is required to obtain approval of a Certificate of Zoning Compliance application for
establishment of the new use and to ensure all site improvements comply with the provisions of the UDC and the conditions in this
report prior to application for building permits, in accord with UDC 11-5B-1.
Design Review: The applicant is required to submit an application for Design Review concurrent with the Certificate of Zoning
Compliance application in accord with UDC 11-5B-8. All structures built on the site are required to comply with the City's design
standards.
Written Testimony: Shirley Moon, Jesse Vycital and Wallace Kimball
Staff Recommendation: Approval w/conditions
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-
2017-0165, as presented in the staff report for the hearing date of February 1, 2018, 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-2017-
0165, as presented during the hearing on February 1, 2018, for the following reasons: (You should state specific reasons for
denial)
Continuance
I move to continue File Number H-2017-0165 to the hearing date of (insert continued hearing date here) for the following
reason(s): (You should state specific reason(s) for continuance)
Item #4B: Whistle Stop — RZ, CUP, PFP (H-2017-0167)
Application(s):
➢ Rezone
➢ Conditional Use Permit
➢ Preliminary/Final Plat (combined)
Size of property, existing zoning, and location: This site consists of 5.7 acres of land, zoned L-0, located at 1297 W. Pine Avenue.
Adjacent Land Use & Zoning:
North: MFR (Tramore), zoned L-0
South: Railroad tracks and industrial uses, zoned RUT in Ada County and I -L respectively
East: MFR (Rockcreek), zoned R-15
West: Assisted living facility (Sabra), zoned L-0
History: In 2004, a CUP was approved for a MFR development on this site; the developer installed the underground improvements,
including the bridge over the Nine Mile Creek and all of the water & sewer mains and pressure irrigation systems but never
commenced construction of buildings. In 2007, another CUP for a MFR development was approved but no further development
occurred. Previous preliminary plat's were also approved but a final plat was never recorded.
Comprehensive Plan FLUM Designation: HDR (over 15 units/acre)
Summary of Request: The applicant is requesting Council approval of a "step" down in density from HDR to MHDR (8-15 units/acre)
with a rezone of 5.73 acres of land from the L-0 to the R-15 zoning district. A site plan has been submitted that depicts how the
property is proposed to develop with (15) 4-plex structures and (1) 8-plex structure containing a total of 68 MFR units for a gross
density of 11.92 units/acre in accord with the requested step down in density. Since approval of the previous multi -family developments
on this site, the UDC has been revised to no longer allow such uses in the L-0 district. Therefore, a rezone to a residential district is
necessary to develop the site in accord with the residential FLUM designation.
A CUP is requested for a multi -family development consisting of (68) 2 -story units in the R-15 zoning district. The units will be
contained in (10) townhome style 4-plexes with the living room downstairs and 2 bedrooms upstairs; (5) traditional 4-plexes with 2 -
bedroom units downstairs & 2 -bedroom units upstairs; and (1) 8-plex with (4) 1 -bedroom units downstairs and (4) 1 -bedroom units
upstairs. The project is proposed to be constructed in one phase.
Access is proposed via an existing driveway from W. Pine Avenue which also provides access to the adjacent MFR development to the
south. A connection to the driveway stub at the east boundary of this site is proposed for interconnectivity.
Parking is proposed in accord with UDC standards with 5 extra spaces; carports are proposed to meet the covered parking
requirement.
Qualified open space is proposed in excess of UDC standards; proposed site amenities consist of a 10' wide segment of the rails with
trails pathway along the railroad tracks in accord with the Pathways Master Plan; a tot lot with children's play equipment, a community
garden w/raised planter beds, covered bicycle storage and a pathway along the south side of the creek.
Three different types of building elevations were submitted for the townhome style 4-plexes, traditional 4-plexes, and an 8-plex; all are
2 stories in height & consist of a mix of horizontal, board & batten and shake siding with cultured stone accents and architectural
composite roofing. Final design is required to comply with the design standards in the UDC and the Architectural Standards Manual.
A combined preliminary & final plat is proposed consisting of 16 building lots & 3 common lots.
Written Testimony: None
Staff Recommendation: Approval w/conditions
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-
2017-0167, as presented in the staff report for the hearing date of February 1, 2018, 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-2017-
0167, as presented during the hearing on February 1, 2018, for the following reasons: (You should state specific reasons for
denial)
Continuance
I move to continue File Number H-2017-0167 to the hearing date of (insert continued hearing date here) for the following
reason(s): (You should state specific reason(s) for continuance)
Item #4C: Seyam East Subdivision (H-2017.0159)
Application(s):
➢ Comprehensive Plan Map Amendment
➢ Annexation & Zoning
➢ Preliminary Plat
Size of property, existing zoning, and location: This site consists of 23+/- acres of land, zoned I -L in the City and R-1 & RUT in Ada
County, located on the north side of E. Franklin Rd., east of N. Touchmark Way.
Adjacent Land Use & Zoning:
North: Railroad tracks, industrial property, zoned I -L
East: Agricultural property, zoned RUT in Ada County
South: E. Franklin Rd. & vacant/undeveloped, zoned L-0
West: Industrial property (developed & undeveloped), zoned I -L
History: The west parcel was previous annexed and preliminary platted as part of Seyam Subdivision.
Comprehensive Plan FLUM Designation: Industrial (west parcel) & Mixed Use — Regional (east parcels)
Summary of Request: The applicant requests an amendment to the FLUM in the Comp Plan to change the land use designation on
15+/- acres of land from MU -R to Industrial. The proposed change will extend the existing Industrial designation south of the railroad
tracks from N. Touchmark Way/N. Gaudians Ave. to the east & will eliminate approximately half of the overall MU -R designated land in
this area. If Commission & Council approve of the proposed change, staff recommends the remaining MU -R designated land to the
east is also changed to Industrial in a subsequent map amendment,
Annexation & zoning of 18.33 acres of land with an I -L zoning district is requested consistent with the proposed amendment to the
FLUM to Industrial. A conceptual development plan was not submitted for this site; however, photos were submitted that represent
what future buildings on the site will look like. Because buildings constructed along the frontage of this site will be highly visible from
Franklin Rd., an entryway corridor in the City, staff recommends these buildings comply with the design standards for commercial
buildings in the ASM — this was also a requirement for the adjacent properties to the west in Seyam Subdivision. Staff recommends the
existing DA for Seyam be modified to include the subject property.
A preliminary plat is proposed that consists of 10 building lots on approximately 23 acres of land in the proposed I -L district. There are
2 existing homes and accessory structures on this site that are required to be removed prior to City Engineer signature on the final plat.
The proposed plat depicts the extension of E. Lanark Street, an industrial collector, from the west through this site to the east
boundary; and a new local street via Franklin Rd. that intersects with Lanark. A 35' wide landscaped street buffer is required to be
provided along Franklin Rd., a 20' buffer is required along Lanark, and a 10' wide buffer is required along Parkdale. These buffers are
required to be in a common lot or on a permanent dedicated buffer maintained by the property owner or business owners' association
and are required to be constructed with each phase of development.
The Evans Drain runs along the north boundary of this site and as a natural waterway is required to be left open and not be piped &
should be improved and protected; any other ditches on the site should be piped.
Written Testimony: Brad Miller, Applicant
Staff Recommendation: Approval w/conditions
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-
2017-0159, as presented in the staff report for the hearing date of February 1, 2018, 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-2017-
0159, as presented during the hearing on February 1, 2018, for the following reasons: (You should state specific reasons for
denial)
Continuance
I move to continue File Number H-2017-0159 to the hearing date of (insert continued hearing date here) for the following
reason(s): (You should state specific reasons) for continuance)
Planning and Zoning Commission Meeting
Meeting Date: February 1, 2018
Agenda Item Number: 4A
Project/File Number: H-2017-0165
Item Title Public Hearing for Hickory Apartments
by Midway Investments, LLC Located at 1789 North Hickory
Way
1. Request: A Rezone of 2.11 Acres of Land from the L-0 to the R-
40 Zoning District
2. Request: A Conditional Use Permit for a Multi -Family
Development Consisting of 40 Dwelling Units on 1.97 Acres of
Land in the R-40 Zoning District
Meeting Notes
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CITY OF MERIDIAN
PLANNING AND ZONING
PUBLIC HEARING SIGN -IN SHEET
Date: Feb, 1. 20 Item # i
Project Number: H - 201] - O 165
Project Name: x1
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CITY OF MERIDIAN
PLANNING AND ZONING
PUBLIC HEARING SIGN -IN SHEET
Date: Item #
Project Number:
Project Name:
Please print your name
For
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Do you wish
to testify (Y%N)
Allo
Planning and Zoning Commission Meeting
Meeting Date: February 1, 2018
Agenda Item Number: 413
Project/File Number: H-2017-0167
Item Title Public Hearing for Whistle Stop
by Biltmore Company Located at 1297 West Pine Avenue
1. Request: A Rezone of 5.73 Acres of Land From the L-0 to the R-
15 Zoning District.
2. Request: A Conditional Use Permit for a Multi -Family
Development Consisting of 68 Residential Units on 5.7 Acres of
Land in the R-15 Zoning District
3. Request: A Combined Preliminary and Final Plat for 16 Building
Lots and 3 Common Lots on 5.7 Acres of Land in the R-15
Zoning District
Meeting Notes
fi pp r -o ve- u)) mca ��cakioR5
HICKORY APARTMENTS LLC
FEBRUARY 1, 2018
MERIDIAN PLANNING & ZONING COMMISSION
Public Hearing
Hickory Apartments – Vicinity Map
Hickory Apartments – Aerial View
Hickory Apartments – Site Plan
Hickory Apartments – Aerial Rendering
HICKORY APARTMENTS – AMENITIES
A total of 0.46 acre of open space
(23.35% of project area)
Plaza Sitting Area
Covered Picnic Area
Playground equipment
Landscape buffers adjacent to Hickory
Way and open space area
Hickory Apartments – Plaza Sitting Area
Hickory Apartments – Playground
Hickory Apartments – Perspective
Hickory Apartments – 24-plex Elevations
Hickory Apartments – Eight-plex Elevations
Hickory Apartments - Hickory Way Access
Hickory
Apartments
– Existing
Buffer Area
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Planning and Zoning Commission Meeting
Meeting Date: February 1, 2018
...._.....
Agenda Item Number: 4C
Project/File Number: H-2017-0159
Item Title Public Hearing for Seyam East Subdivision
By Volante Investments, LLLP, Located on the North Side of East Franklin Road and East of North Touchmark Way
1. Request: Amendment to the Future Land Use Map Contained in the
Comprehensive Plan to Change the Land Use Designation on
14.82 Acres of Land from the MU -R (Mixed Use Regional) to the Industrial
Designation.
2. Request: An Annexation and Zoning of 18.33 Acres of Land with an I -L
Zoning District.
3. Request: A Preliminary Plat Consisting of 10 Building Lots on
22.98 Acres of Land
Meeting Notes
CITY OF MERIDIAN
PLANNING AND ZONING
PUBLIC HEARING SIGN -IN SHEET
Date: e1h Item # y C
Project Number: SqQtYI
Project Name: �)Puan-) EaaL
Please print your name For Against Neutral Do you wish
to testifv (Y/N