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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 Page 3 of 43 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 Meridian City Council Meeting Agenda February 15, 2018 – Page 6 of 142 Meridian Planning & Zoning Commission February 1, 2018 Page 4 of 43 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, Meridian City Council Meeting Agenda February 15, 2018 – Page 7 of 142 Meridian Planning & Zoning Commission February 1, 2018 Page 5 of 43 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, Meridian City Council Meeting Agenda February 15, 2018 – Page 8 of 142 Meridian Planning & Zoning Commission February 1, 2018 Page 6 of 43 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 Meridian City Council Meeting Agenda February 15, 2018 – Page 9 of 142 Meridian Planning & Zoning Commission February 1, 2018 Page 7 of 43 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. Meridian City Council Meeting Agenda February 15, 2018 – Page 10 of 142 Meridian Planning & Zoning Commission February 1, 2018 Page 8 of 43 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? Meridian City Council Meeting Agenda February 15, 2018 – Page 11 of 142 Meridian Planning & Zoning Commission February 1, 2018 Page 9 of 43 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. Meridian City Council Meeting Agenda February 15, 2018 – Page 12 of 142 Meridian Planning & Zoning Commission February 1, 2018 Page 10 of 43 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. Meridian City Council Meeting Agenda February 15, 2018 – Page 13 of 142 Meridian Planning & Zoning Commission February 1, 2018 Page 11 of 43 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 Meridian City Council Meeting Agenda February 15, 2018 – Page 14 of 142 Meridian Planning & Zoning Commission February 1, 2018 Page 12 of 43 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 -- Meridian City Council Meeting Agenda February 15, 2018 – Page 15 of 142 Meridian Planning & Zoning Commission February 1, 2018 Page 13 of 43 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 Meridian City Council Meeting Agenda February 15, 2018 – Page 16 of 142 Meridian Planning & Zoning Commission February 1, 2018 Page 14 of 43 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 Meridian City Council Meeting Agenda February 15, 2018 – Page 17 of 142 Meridian Planning & Zoning Commission February 1, 2018 Page 15 of 43 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 Meridian City Council Meeting Agenda February 15, 2018 – Page 18 of 142 Meridian Planning & Zoning Commission February 1, 2018 Page 16 of 43 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. Meridian City Council Meeting Agenda February 15, 2018 – Page 19 of 142 Meridian Planning & Zoning Commission February 1, 2018 Page 17 of 43 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 Meridian City Council Meeting Agenda February 15, 2018 – Page 20 of 142 Meridian Planning & Zoning Commission February 1, 2018 Page 18 of 43 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 Meridian City Council Meeting Agenda February 15, 2018 – Page 21 of 142 Meridian Planning & Zoning Commission February 1, 2018 Page 19 of 43 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 Meridian City Council Meeting Agenda February 15, 2018 – Page 22 of 142 Meridian Planning & Zoning Commission February 1, 2018 Page 20 of 43 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 Meridian City Council Meeting Agenda February 15, 2018 – Page 23 of 142 Meridian Planning & Zoning Commission February 1, 2018 Page 21 of 43 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 Meridian City Council Meeting Agenda February 15, 2018 – Page 24 of 142 Meridian Planning & Zoning Commission February 1, 2018 Page 22 of 43 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 Meridian City Council Meeting Agenda February 15, 2018 – Page 25 of 142 Meridian Planning & Zoning Commission February 1, 2018 Page 23 of 43 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. Meridian City Council Meeting Agenda February 15, 2018 – Page 26 of 142 Meridian Planning & Zoning Commission February 1, 2018 Page 24 of 43 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. Meridian City Council Meeting Agenda February 15, 2018 – Page 27 of 142 Meridian Planning & Zoning Commission February 1, 2018 Page 25 of 43 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 Meridian City Council Meeting Agenda February 15, 2018 – Page 28 of 142 Meridian Planning & Zoning Commission February 1, 2018 Page 26 of 43 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. Meridian City Council Meeting Agenda February 15, 2018 – Page 29 of 142 Meridian Planning & Zoning Commission February 1, 2018 Page 27 of 43 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 Meridian City Council Meeting Agenda February 15, 2018 – Page 30 of 142 Meridian Planning & Zoning Commission February 1, 2018 Page 28 of 43 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. Meridian City Council Meeting Agenda February 15, 2018 – Page 31 of 142 Meridian Planning & Zoning Commission February 1, 2018 Page 29 of 43 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 Meridian Planning & Zoning Commission February 1, 2018 Page 36 of 43 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 Page 37 of 43 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 �r JAY --C TY CLERK DATE APPROVED C c � 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 ATTEST; og4oRATEDgLCG C " s� 1� cW C. JAY COL � - CITY ;tyof K LDIA 10A110 yT SF -4L tiw ti o`'bB rRFASUP�V� 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 TECommena T:)�y-ia,l - o CG ON I N 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 Please print your name For Against Neutral Do you wish to testify (Y/N) A/z) C_Jv 1� T n �- No - 1 CidSi n D 1 T, �0 7 L)Ct SUV U r-9 ,/1 CITY OF MERIDIAN PLANNING AND ZONING PUBLIC HEARING SIGN -IN SHEET 1/ - 1 Date: F4 , � U 7 Item # , U Project Number: ap V1 - 01 Project Name: Please print your name For Against Neutral Do you wish to testify Y/N Z)/ Yes I a 0.n J Y� S A Lid( y � 1, S, /")5PN�J J(pi &,,-I krie A- Rv[�l n CITY OF MERIDIAN PLANNING AND ZONING PUBLIC HEARING SIGN -IN SHEET Date: F �1, M 12 Project -Numb / Project Name: b Item # J�✓`r 1, F . ME P ase print rur name For Against Neutral Do you wish to testify Y/N / 6e_�F &2 C 'l' r'V /J L�,✓/.1 (moo l� /` , n LU f q€cJK rJS �r1l� CITY OF MERIDIAN PLANNING AND ZONING PUBLIC HEARING SIGN -IN SHEET Date: Item # Project Number: Project Name: Please print your name For Against Neutral 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 D BEFORE DIGGING, CALL DIGLINE AT 1-800-342-1585 CK ENGINEERING N S W E PRO F E S S I O N A L E N G I N E E R C H A D S . K I N K E L A S T A T E O F I D A H O R E G I S T E R E D 9 4 1 2 C 4 . 0 - K E Y N O T E S - - U T I L I T Y N O T E S - BEFORE DIGGING, CALL DIGLINE AT 1-800-342-1585 CK ENGINEERING C2.0 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