2018-01-04Meridian Planning and Zoning Meeting January 4,
2018.
Meeting of the Meridian Planning and Zoning Commission of January 4, 2018, was
called to order at 6:00 p.m. by Chairman Rhonda McCarvel.
Members Present: Chairman Rhonda McCarvel, Commissioner Steven Yearsley,
Commissioner Jessica Perreault and Commissioner Lisa Holland.
Members Absent: Commissioner Bill Cassinelli, Commissioner Gregory Wilson and
Commissioner Ryan Fitzgerald.
Others Present: C.Jay Coles, Andrea Pogue, Bill Parsons, Sonya Allen and Dean
Willis.
Item 1: Roll-call Attendance
__X____ Lisa Holland ___X___ Steven Yearsley
__O___ Gregory Wilson ___O___ Ryan Fitzgerald
__X___ Jessica Perreault ___O___ 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 Meridian Planning and Zoning Commission on
January 4th, 2018. Let's begin with roll call.
Item 2: Adoption of the Agenda
McCarvel: Okay. The first item on the agenda is the adoption of the agenda. We have
several changes. Item A, Summertown, H-2017-0142, has asked to be continued, as
well as Item E, Turf Farm, H-2017-0149. Turf Farm Subdivision. Those two items have
asked to be continued and they will be open only for the purpose of continuing them.
So, if there is anybody here tonight to testify on those particular applications , we will not
be taking testimony today. And, then, we do have two additions to the agenda . Mr.
Parsons would like to present modifications to the acces sory use permits checklist and
we will have election of officers for 2018. Can I get a motion to adopt the agenda as
amended?
Perreault: So moved.
Yearsley: Second.
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January 4, 2018
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McCarvel: It has been moved and seconded to adopt the agenda as amended. All
those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
Item 3: Consent Agenda
A. Approve Minutes of the December 21, 2017 Planning and
Zoning Commission Meeting
B. Findings of Fact and Conclusions of Law for Approval for
Track Utilities Expansion (H-2017-0141) by Lance Rackham
Located at 305 W Franklin Road
McCarvel: Next item on the agenda is the Consent Agenda and we have two items on
the Consent Agenda. We have approval of minutes for December 21st, 2017, and Item
B, Findings of Fact and Conclusions of Law for approval for Track Utilities Expansion.
All those -- can I get a motion to adopt the Consent Agenda?
Perreault: Madam Chair, I make a motion to adopt the Consent Agenda.
Yearsley: Second.
McCarvel: It has been moved and seconded to adopt the Consent Agenda. All those in
favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
McCarvel: At this time I will 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 with public testimony --
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 and 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 up to 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 make a
recommendation to City Council.
Item 4: Action Items
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January 4, 2018
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A. Public Hearing Continued from December 21, 2017 Meeting for
Summertown Subdivision (H-2017-0142) by 745 W Ustick, LLC
Located at 745 W Ustick Road
1. Request: Annexation and Zoning of 15.13 Acres of Land in
the TN-R Zoning District
McCarvel: So, at this time I would like to open and actually continue the public hearing
for Item H-2017-0142 for Summertown Subdivision. They have requested a
continuance to January 18th, 2018, in order to provide additional information to staff .
Yearsley: Madam Chair?
McCarvel: Commissioner Yearsley.
Yearsley: I make a motion --
McCarvel: Well, let's open it and discuss it. This is the third continuance on this.
Yearsley: Okay.
McCarvel: So, if the applicant is -- I will go ahead and open it. Make a --
Yearsley: Oh, we don't need a motion.
McCarvel: We don't need it -- okay.
Yearsley: I thought we were just going to continue. My apologies.
McCarvel: At this time -- is the applicant here? Okay. I would recommend, since they
were on our agenda December 1st, December 21st, and now January 2nd and they
have asked for January 18th, does staff feel that the 18th is adequate or do we want to
push that farther out?
Parsons: Madam Chair, Members of the Commission, as you mentioned, this is the
third continuance. Staff is still waiting on additional items in order to complete their staff
report and provide a recommendation to you. At this time staff doesn't feel that we will
get that information in enough time to generate a staff report for you for the next hearing
date. So, it would be our recommendation that we either bump them out a month, either
to the first hearing in February, which is February 1st, or February 15th. It's also within
your purview, since this is the third continuance, to have the applicant pay renoticing
fees and get a new public hearing sign up. We have multiple neighbors here in the
audience that keep asking me questions before the hearing as to why this project isn't
moving forward and I think it is prudent that we require they renotice this project, have
them come back on February 15th, we will renotice it in the paper, get that -- get the
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January 4, 2018
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clerk what they need and, hopefully, by that date in February we will have the
information in order to provide our staff report and a recommendation to this
Commission.
McCarvel: So, with that being said --
Yearsley: I -- Madam Chair?
McCarvel: Yes.
Yearsley: I agree. If we have got people in the audience that have been coming for the
last three times, it's not fair to them to have to do that and getting turn down. So, I
agree with staff's recommendation to go to February 15th and have them renotice and
the caveat that after the 15th we may even consider denial based on lack of progress,
just because of the things that we are seeing. So, that is my recommendation.
McCarvel: Okay. So, could I get a motion to continue the public hearing for H-2017-
0142, Summertown Subdivision, to February 15th and require that the applicant
renotice and follow all renoticing protocol.
Yearsley: I move we recommend -- or I make a motion to continue file number H-2017-
0142, to the hearing date of February 15th and require the applicant to renotice and re-
sign and pay for the additional fees associated with that.
Perreault: I make a second to the motion.
McCarvel: It has been moved and seconded to continue Item H-2017-0142 to February
15th. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
E. Public Hearing for Turf Farm Subdivision (H-2017-0149) by
Brighton Investments, LLC, Located off the Northeast Corner
of South Eagle Road and East Lake Hazel Road
1. Request: Preliminary Plat Approval Consisting of 120
Building Lots and 11 Common Lots on 35.35 Acres of Land
in the R-8 Zoning District.
McCarvel: And the other item that requested a continuance tonight is H-2017-0149,
Turf Farm Subdivision, requesting continuance to January 18th in order to work with
staff on changes to the plan. Could I get a motion to continue that?
Perreault: Madam Chair, I make a motion to continue the public hearing for Turf Farm
Subdivision, H-2017-0149 to January 18th, 2018.
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January 4, 2018
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Yearsley: Second.
McCarvel: It has been moved and seconded to continue H-2017-0149. All those in
favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
B. Public Hearing for Escape Room (H-2017-0155) by Samuel
Marvin, LMP Enterprises, Located at 2959 S Meridian Road,
Suite 100
1. Request: Conditional Use Permit Approval to Operate an
Indoor Arts, Entertainment and Recreation Facility in the L-O
Zoning District
McCarvel: Okay. Finally at this time we would like to open H-2017-0155, Escape
Room, and we will begin with the staff report.
Allen: Thank you, Madam Chair. The first item before you tonight is a request for a
conditional use permit. This site is located at 2959 South Meridian Road, within the
Strada Bellissima development, zoned L-O. Adjacent land use and zoning. To the
north are office uses, zoned L-O. To the west are single family residential homes in the
Strada Bellissima Subdivision, zoned R-4. To the south are more offices zoned L-O.
And to the east is South Meridian Road, State Highway 69, and a nursery zoned C-G.
The Comprehensive Plan future land use map designation for this property is office.
The applicant requests approval of a conditional use permit to operate an indoor
recreation facility in a 4,467 square foot tenant space in an existing building in the L-O
zoning district. The purpose of the facility will be for team building and corporate
exercises for the purpose of teaching people to work together. It will also be open to the
general public as well. The proposed hours of operation are Monday through
Wednesday, 1:00 p.m. to 9:00 p.m., but by appointment only. Thursday through
Saturday from 1:00 p.m. to 10:00 p.m. and closed on Sundays. The yellow zoning
district restricts hours of operation from 6:00 a.m. to 10:00 p.m. Access is provided to
the site by a driveway from local streets to the north, West Maestra Street, and to the
south, West Galvani Drive. Direct access via South Meridian Road is prohibited.
Parking is shared between all of the tenants in this development and does meet UDC
standards. Street buffer and parking lot landscaping exists on the site in accord with
UDC standards. No written testimony was received on this application and staff is
recommending approval with the conditions in Exhibit B of the staff report. Staff will
stand for any questions.
McCarvel: Okay. Any questions for staff?
Yearsley: Madam Chair?
McCarvel: Commissioner Yearsley.
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January 4, 2018
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Yearsley: Sonya, do you know if the other buildings on either side are -- are occupied
at this time?
Allen: Commissioner Yearsley, I am not certain.
Yearsley: Okay. Thank you.
McCarvel: Okay. Would the applicant like to come forward. And please state your
name and address for the record.
Richmond: My name is Casey Richmond. My address is 1272 West Deercrest Drive in
Meridian.
McCarvel: Okay. Do you have any presentation for us or are you just he re for
questions?
Richmond: Just here for questions, ma'am.
McCarvel: Okay. Any questions for the applicant?
Yearsley: Madam Chair?
McCarvel: Commissioner Yearsley.
Yearsley: I kind of find this -- you know, the -- what you are proposing is kind of unique
and just a couple of quick questions. What size of groups are you looking? Are you
looking -- not understanding the -- what you're proposing, but you're looking at bringing
in teammates for group building. What size groups are you propose -- planning to
have?
Richmond: There could be two different sets of groups. One if a company comes in we
are looking at -- because we are going to have three escape rooms. Each one will be --
one will be bigger and they have got a couple of smaller ones. We are looking at
anywhere between 20 and 25 participants between all three of our escape rooms for
team building and, then, of course, for -- with it being open to the public we are going to
-- each room will be separate and people can sign up for whichever escape room they
want and so the biggest room being anywhere between ten and 12 people and they can
-- you know, a couple people can sign up and, then, we will leave it open to add two
more people. So, basically, strangers could be working with strangers --
Yearsley: Okay.
Richmond: -- trying to figure this all out.
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January 4, 2018
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Yearsley: Now, are you looking to plan -- having all escape rooms running at the same
time, because that's a lot of people to be trying to park at this facility and my concern is
it spilling over into the other spaces is my concern.
Richmond: Most of the time you're going to find most people do not come in separate
cars, so even if we were at maximum capacity we are not expecting more than probably
maybe eight to ten cars, because you're going to have, you know, people coming in as
groups together, whether it be, you know, dates or just a group of friends coming out
and also due to the hours that we are going to be running most of the businesses in the
complex will already be closed.
Yearsley: Okay. All right. That's all I have.
Perreault: Madam Chair?
McCarvel: Commissioner Perreault.
Perreault: Back to that parking question. So, how many spaces are dedicated to this
particular unit and are they shared with the photography studio?
Richmond: Yes, they are.
Perreault: Okay.
Richmond: The party spots are. And the -- I am not sure. We can get back with you on
that. I am -- I'm not sure between -- ten parking spots? Okay. Somebody else does.
Perreault: It's ten dedicated spaces to that unit?
Richmond: Yes, ma'am.
Yearsley: Do you know if there is any overflow parking beyond just what they are
showing here on the site plan?
Richmond: In that area? Not that I'm aware of. Is there any overflow parking?
McCarvel: You need to come forward to the mic, so --
Richmond: Sorry.
McCarvel: -- we can get it -- get it on the record. And, please, state your name and
address for the record.
Marvin: Michelle Marvin. 320 West Cub Street, Meridian, Idaho. 83642.
McCarvel: Okay.
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January 4, 2018
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Marvin: So, most of the parking is just within that parking spot , but there is some
parking along both -- let's see. I'm not sure what the street is, but it's the one that's
perpendicular or parallel to Victory Road and, then, also it's perpendicular to Meridian.
So, just kind of on the outside of this parking space , but the majority of the parking is
within this large parking lot.
McCarvel: Okay. Thank you. Any other questions? All right. Thank you.
Richmond: Thank you.
McCarvel: So, we have Kelly, Casey, and Michelle signed up, you have just spoken
and nobody else -- is there anybody else in the room who wishes to speak on this
application? Okay. Okay. So, at this time could I get a motion to close the public
hearing for Item H-2017-0155, Escape Room.
Yearsley: So moved.
Perreault: Second.
McCarvel: It has been moved and seconded to close the public hearing on H-2017-
0155. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
McCarvel: I think this just sounds fun. You know, I'm thinking -- it's kind of all that
shared parking and everything, but I think it's the same kind of setup, you know, you
deal with just a little farther north, you know, with the curb and that kind of -- you know,
it's all overflow and they all end up having to share those parking spots. I don't think it
sounds like it will be too intrusive.
Perreault: Madam Chair?
McCarvel: Commissioner Perreault.
Perreault: My guess is that a good majority of -- of the time people will be there will be
after business hours or at least the larger groups will be after business hours and
probably won't conflict with the other professional offices that are in that facility.
Yearsley: No. I would -- Madam Chair?
McCarvel: Commissioner Yearsley.
Yearsley: I agree. I -- you know, starting the 1:00 to 9:00 or -- you know, their hours is
not too bad. So, I think we will be okay and so I'm in favor of it.
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January 4, 2018
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Holland: Madam Chair?
McCarvel: Commissioner Holland.
Holland: I don't see any concerns either. It sounds like there is adequate parking
nearby and with the hours of operation I don't see any concerns.
McCarvel: With those comments are we ready for a motion?
Perreault: Absolutely. Madam Chair, after considering all staff, applicant, and public
testimony, I move to approve file number H-2017-0155 as presented in the staff report
for the hearing date of January 4th, 2018, with no modifications.
Holland: Second.
McCarvel: It has been moved and seconded to approve H-2017-0155. All those in
favor say aye. Opposed? Motion carries. Congratulations.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
C. Public Hearing for Caven Ridge Estates West (H-2017-0156) by
New Cavanaugh, LLC, Located on the East Side of South
Meridian Road, South of East Victory Road
1. Request: Rezone of 15.68 Acres of Land from the R-8 to the
R-15 Zoning District;
2. A Preliminary Plat Consisting of 67 Building Lots and 9
Common Lots on 14.42 Acres of Land in the R-15 District
3. Amendment to the Development Agreement to Modify the
Conceptual Development Plan to Include More Building Lots
for the Development of Patio Homes on the Portion of the
Site West of South Standing Timber Way
McCarvel: At this time we would like to open the public hearing for H-2017-0156,
Caven Ridge Estates. I apologize. Is that Cāven or Căven?
Allen: I believe it's Căven.
McCarvel: Căven. Sorry. I apologize. 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 rezone, preliminary plat and there is also a development
agreement modification, but it does not require Commission action, only City Council
approval. This site consists of 14.42 acres of land. It's zoned R-8 and it's located on
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January 4, 2018
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the east side of south Meridian Road, State Highway 69, south of East Victory Road
and just south of the Ridenbaugh Canal. Adjacent land use and zoning. To the north is
multi-family residential and single family residential uses, zoned R-15 and R-4
respectively. To the east is South Standing Timber Way, a collector street, and single
family residential uses in Caven Ridge Estates East, zoned R-8. To the south is vacant
undeveloped land, zoned R-8, and to the west is South Meridian Road, State Highway
69, agricultural properties zoned RUT in Ada county and single family residential uses,
zoned R-8. This property was originally annexed back in 2006 and included a
preliminary plat that has since expired. The proposed subdivision layout is very close to
what was previously approved for this property. The Comprehensive Plan future land
use map designation is medium density residential, which is three to eight units per
acre. The applicant requests Council approval of an amendment to the existing
development agreement, as I mentioned previously, to include an updated conceptual
development plan as shown, which includes 20 more building lots than was previously
proposed. The concept plan on your left is the existing plan that's in the development
agreement. The plan on the right is the proposed concept plan. And, as I said, this
request does not require action from the Commission. A rezone of 15.6 acres of land
from the R-8 to the R-15 zoning district is proposed for the purpose of obtaining reduced
side yard setbacks from five feet to three feet . The proposed street frontages and lot
sizes are consistent with that required in the R-8 district. A preliminary plat is proposed
as shown that consists of 67 building lots for single family residential detached homes,
some of which are proposed to be patio homes , and nine common lots on 14.42 acres
of land. The minimum lot size is 4,448 square feet, with an average lot size of 5,716
square feet. The subdivision is proposed to develop in four phases as shown. Access
is proposed via a local street from South Standing Timber Way. Direct lot access via
Standing Timber and South Meridian Road, State Highway 69, is prohibited, except for
emergency access. A 35 foot wide landscape street buffer is required along South
Meridian Road, an entryway corridor. Segments of the city's multi-use pathway system
are required within the street buffer along Meridian Road and along the north boundary
of the site adjacent to the Ridenbaugh Canal. And those pathways are shown here in
the thicker line here. There is a segment of the city's multi-use pathway on the
adjacent property to the north along Meridian Road, but there is an approximate 40 foot
long section that is missing and staff is recommending as a provision of the
development agreement that the applicant construct this off -site improvement as a
provision of the rezone. And I will just flip back here. So, that would be in this section
right here, if you can see where my pointer is. A total of 15.5 percent qualified open
space and site amenities, consisting of two segments of the city's multi- use pathway
system and internal pathways are proposed in accord with UDC standards. This
development will also be allowed to use the amenities in Caven Ridge East to the east
of this site across Standing Timber Way. Conceptual building elevations are proposed
as shown. The applicant has stated that all of these homes will fit on 40 foot wide
building footprints. There has been no written testimony submitted on this application.
Staff is recommending approval with conditions. Staff will stand for any questions.
McCarvel: Any questions for staff?
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January 4, 2018
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Perreault: Madam Chair?
McCarvel: Commissioner Perreault.
Perreault: I noticed on the staff report in the preliminary plat section 4-3, there were
several changes that staff had requested the applicant to make and I'm wondering if any
of those have been made or what kind of consideration we should be taking with these
requested changes.
Allen: Chairman, Commissioner Perreault, Commissioners, and those are all covered in
the conditions of approval in the staff report. So, as long as you're in agreement with
those, that's the requirements going forward.
Perreault: Okay.
Allen: Staff has not received a response from the applicant, though. So, they can
address whether or not they are in agreement with those conditions.
Perreault: Thank you.
McCarvel: Anybody else? Okay. Would the applicant like to come forward.
Shrief: Good evening. I'm Wendy Shrief with JUB Engineers and my business address
is 250 South Beachwood in Boise. 83709. And for the most part we are in agreement
with the staff report. Sonya has been great to work with. She always is. I think we
have a better product thanks to Sonya's attention to detail and working through things
with us. I have a couple of things I wanted to bring up and I will just sort of kind of brush
over what -- what we are applying for. This is a property with existing R-8 zoning. We
are applying for a rezone for R-15 zoning. We meet all the dimensional standards for
the R-8 zoning. This is -- we are just requesting a reduced side yard setback because
of the type of homes we are putting in and this kind of relates to the DA modification
where we are requesting -- originally this was going to be a traditional single family
development. We are going to be doing patio homes, marketed towards, you know,
seniors, empty nesters, busy professionals. So, those are going to be homes where --
that tend to be single story and it's a different footprint that's needed and for some of
those home builders it's really advantageous to have that three foot setback. It gives
you the ability to put more square footage on the lot. So, that's where we are going in
and requesting just that reduced side yard setback with the R-15 zoning. We meet all
dimensional standards -- the density standards for the rezoning and we are adjacent to
some R-15 dwelling units to the north. With our development agreement modification
there was a concept plan that was originally approved as a part of the existing
development agreement and we -- Sonya went through and counted our lots and we are
adding lots from what was originally on that concept plan. We still meet the
Comprehensive Plan designation for the area. Still meet the R-8 zoning density, but
because we are proposing some of these smaller patio home lots , we are requesting to
add some additional lots. I think that will be discussed at Council, but it kind of ties in
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January 4, 2018
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with our reduced side yard setback that we are requesting in the R-15. We are propose
-- this will be a high end, single family subdivision. It's a different type of footprint and a
different type of housing stock here for Meridian and I think it's -- it's probably a good
thing to add to the mix to have homes that are marketed towards -- towards active
seniors and professionals and a little different from what you see in north Meridian. I
think it's good to have this -- this product mix out here in south Meridian. Two things I
wanted to address we brought up for the staff report. So, the first one -- and I don't
know if you want to put a site plan up, Sonya, but where we are going to be putting in --
and I just sort of wanted to clarify this for the conditions. Where we will be putting in the
noise attenuation, it will be a combination of a berm and a wall along Meridian Road.
We -- we just wanted to clarify where exactly this is going to be located. We have a --
there is a conflict. There is an existing property, Mussell, down here. Sonya is pointing
to it -- where there is an existing access point that we can't move. It's an existing
access point on Meridian Road and we most likely will be using that as our emergency
access. So, we will not be able to do -- do the berm or have the fence extend to that
access point for the Mussell property. And, then, to the north I just wanted to clarify with
Sonya whether we needed to do the noise attenuation along Lot 27. It's an open space
lot. We are good with the berm. We prefer not to put the wall up there. What do you
think, Sonya?
McCarvel: Sonya, your mic is not on.
Allen: Excuse me. I believe the UDC requirement is for the sound attenuation wall
adjacent to a residential development. I believe. So, we can double check that, Wendy,
but --
Shrief: Okay.
Allen: -- whatever the code will probably be what applies, but --
Shrief: Chairman, Commissioners, yeah, we will meet the code. If there was any
flexibility where that's not a residential lot, we didn't think it made as much sense to
have that wall and, then, noise attenuation next to what's going to be an open space lot,
but we will meet the code. Then I also wanted to address -- and it wasn't -- I don't think
specifically spelled out in the conditions, but where staff is requesting we do the
pathway extension to the north of the site, that's an off-site improvement. I always want
to have the caveat if approved by the neighboring property owner , because we -- we
don't have any control over that, so we need to make sure that that neighboring property
owner is an agreement, because we -- we don't have jurisdiction over that property to
the north or that pathway extension. Is there an existing easement, Sonya, that would
make it to the pathway to the north?
Allen: Madam Chair, in response to the applicant's question, there is not an existing
easement. We would have to include that as part of your pedestrian easement.
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January 4, 2018
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Shrief: So, that -- Sonya, that would -- Chairman, Sonya, that would be as a part of --
we would secure that easement from the neighboring property owner ?
Allen: Yes, if it is on their property. I believe it's in the right of way in that area, so it
would probably be a license agreement with ITD.
Shreif: Okay. And as long as -- as long as the neighboring property owner is willing, we
-- we haven't met with them, so I assume it will be fine, but I just -- I wanted to have the
-- the caveat in there if -- if neighboring property owner is willing.
Allen: Yes. And in response to the applicant's earlier question about -- or comment
about not doing a sound attenuation wall adjacent to the common area on Lot 27, Block
1, staff would be okay with just doing the berm requirement in that area and not the wall.
The berm is required to be ten foot high measured from the adjacent center line . But
yes. If Commission wishes to approve that, I would ask that you make that modification
to the staff report.
Shreif: So, Chairman and Commission, I guess if we could have the option -- I don't
know if in that area if we could -- because we are going to be doing a four foot berm , six
foot wall on the remainder of that -- that area, so I don't know if we could fit in a ten foot
tall berm in the area. But we are going to have -- combined it would be six foot four --
plus four foot.
Allen: You will just have to meet the code requirements .
Shrief: Okay. We will meet the code requirements.
Allen: The wall we can not require that on that piece, but, otherwise, it has to meet
code requirements.
McCarvel: Well -- and I appreciate the conversation going back and forth. I know this
was a tight week with the holidays --
Allen: It was. I apologize.
McCarvel: The staff report came out last night at 5:00, so --
Allen: Yeah.
Shrief: Thank you, Chairman, Commissioners, we have talked a lot --
McCarvel: But we didn't talk about that yet.
Allen: We will get it nailed down.
McCarvel: Okay. All right.
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Shrief: Yeah. We will definitely meet code for that.
McCarvel: Okay. Any other questions for the applicant?
Yearsley: Madam Chair?
McCarvel: Commissioner Yearsley.
Yearsley: Block 27 is an open space lot. What are you anticipating that lot to be,
because it really doesn't have great access, except through a common driveway, which
-- so, I'm just kind of curious what -- your thoughts on access and how that's supposed
to be handled.
Shrief: So, Chairman, Commissioners, that will also -- that will be accessible through --
we think from off -- from Meridian Road. It serves a function as sort of a drainage lot.
We will, of course, meet Meridian standards where it won't look like it's a drainage
facility, but that's kind of the key reason for that being there in that location, was to take
drainage for that part of the site. It will be I guess a great amenity for those lots, 25, 26,
and 28 -- 28 up there, but it is -- I mean it is -- it is an unusual lot. It can be accessed off
Meridian Road and through that common drive. And the common drive is also centrally
located in case we need to get in and do maintenance on those drainage facilities, we
will be able to do it through -- though that common drive. But it's a critical location over
there.
McCarvel: Please don't speak from back there. They can't get you on the record from
back there.
Shrief: Chairman, Commissioners, I don't know if Brady Lasher wants to -- Brady is part
of the development team for this project.
McCarvel: We just wanted to get his comments on the mic.
Shrief: He was commenting it's also accessible from -- from the Ridenbaugh Canal.
We will be putting in a pathway, a ten foot multi-use pathway along the Ridenbaugh
Canal and that runs along the northern edge of that open space lot.
McCarvel: So, if the grandkids need to go play somewhere, they can run down the
pathway and access that open space there.
Shrief: Correct.
McCarvel: And I just -- I did want to make note -- you said the -- I think I read the
density is still just a hair under five units per acre , so we are still -- the density is still
really in that R-8 zone, it's just those lots that back up that you're after, the R-15.
Meridian Planning & Zoning Commission
January 4, 2018
Page 15 of 35
Shrief: And I think a number of projects have come through where they -- they have
requested the same side yard setback and sometimes that's sort of, you know, you
need to maybe look at the code change when you have a lot of people comin g in and
requesting a very specific dimensional -- or rezone for dimensional standard. But it's --
and it's perfectly suited to patio home developments to have that reduced side yard
setback. We would, of course, work with the fire department and building department
on the type of eaves that could extend in or not extended into that reduced side yard
setback.
McCarvel: Any other questions for the applicant?
Perreault: Madam Chair?
McCarvel: Commissioner Perreault.
Perreault: I'm sorry, I have another clarifying question about that Lot 27. So, you said
that it -- what it sounds like is that the homeowners would need to go through the
pathway, which is Lot 16, and walk across the canal path to get to Lot 27, because they
won't be coming through any kind of access on the common drive Lot 26.
Shrief: Chairman, Commissioner, they will be accessible both -- both from Meridian
Road and through the micropath, Lot 16, and the path along the Ridenbaugh Canal.
Perreault: And that will primarily be used as a drainage area, but it will be grass I
assume?
Shrief: Yes. It will be -- it will be grass and landscaping, but it's -- it does get used for
drainage we need in that area.
Perreault: So, then, are you considering Lot 16, Block 3, to be the primary com -- you
know, usable open space for the homeowners?
Shrief: Chairman, Commissioners, yeah, that will be an open space area and I think for
kids playing kickball, Lot 27 is probably better for active open space for kids , as long as
you have parents out there, but this is -- this is immediately adjacent to Caven Ridge
East. They are part of the same HOA and they will be using their open space and
facilities.
Perreault: And what kind of amenities or open space do they have in Caven Ridge?
Shrief: In Caven Ridge? I think I will have Brady jump up here and talk about that, but
it's a pool and clubhouse --
McCarvel: Please state your name and address for the record.
Meridian Planning & Zoning Commission
January 4, 2018
Page 16 of 35
Lasher: Brady Lasher. My address is 3234 North Maple Stone Avenue, Meridian.
83646. So, East has a -- we have a park in East and it's got a pool, it's got a pool
house. We have walking paths all throughout as well, so, yeah we will be able to have
access. Everybody on West will be able to access that as well.
Perreault: And there are walking paths from -- from West to East --
Lasher: Yeah.
Perreault: -- across -- across Standing Timber?
Lasher: Yeah. The Ridenbaugh Canal goes across there and we will have -- that will
connect, basically, both projects together, so --
Shrief: And Caven Ridge East, Chairman, Commissioners, is currently under
construction. The final plat has been approved. So, it's -- it will be built out by the time
Caven Ridge West starts construction.
Perreault: How many phases to the East have been completed? Is it --
Lasher: One is complete and two and three -- well, yeah. Phase -- I guess it's -- yeah.
The center one, the big blue one, has been complete. The yellow and, then, the dark
green one are being completed right now. They should be finished up in about March.
Perreault: And the clubhouse and the pool are phase one.
Lasher: Yeah.
Perreault: Okay.
Yearsley: Madam Chair?
McCarvel: Commissioner Yearsley.
Yearsley: So -- and this may be a moot point, but it's showing a phase four that you are
using a temporary turnaround and easement on through somebody else's property or is
that your property as well? I'm just wanting to make sure that that's acceptable to the
adjacent property owners to have a turnaround on their facility.
Shrief: So, Chairman, Commissioners, there are actually a couple ways to deal with the
emergency access once we get to -- to phase four. We are in conversation with -- with
Mussell. We have approval to -- tentative approval through ITD to access -- emergency
access from -- to Meridian Road through the Mussell property and, then, we have an
alternative access, which would be to work with that neighboring property owner. So,
we have, basically, secured both options just to keep them both --
Meridian Planning & Zoning Commission
January 4, 2018
Page 17 of 35
Yearsley: Okay.
Shrief: But we do have tentative approvals from ITD for the -- for the Meridian Road
emergency access.
Yearsley: Okay.
McCarvel: Okay. Any other questions? Thank you.
Shrief: Thank you very much.
McCarvel: At this time I will open to the public testimony and I believe Wendy's already
spoken. Is there anyone else here that would like to speak on this application ? Okay.
There being no testimony and I believe we have asked the applicant all questions, can I
get a motion to close the public hearing on Item H-2017-0156?
Perreault: So moved.
Holland: Second.
McCarvel: It has been moved and seconded to close the hearing on H-2017-0156. All
those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
McCarvel: Would anyone like to start and think out loud? I think it looks like an
interesting product and -- yeah. Although they have added lots, they are still within,
obviously, the R-8 zone, it's just the R-15 that they are adding to -- asking to add and I
think having the accessibility and being part of the HOA to the next property to have all
those amenities with those homes looks nice.
Yearsley: Madam Chair?
McCarvel: Commissioner Yearsley.
Yearsley: I'm kind of torn with the -- with the offset requirements that we have. Those
-- it will be a sea of homes. There is really no break and that's the concern that I do
have with that, especially to the residents to the north , because I think they sit a little
higher than everybody else that it will look like one big long continuous home and I'm --
you know, because of that and, you know, it's a pretty big change from what they had
initially planned. I'm not quite sure how I play on this one yet, so --
McCarvel: Okay.
Yearsley: -- I would be curious to what others think.
Meridian Planning & Zoning Commission
January 4, 2018
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Perreault: Madam Chair?
McCarvel: Commissioner Perreault.
Perreault: I am in some agreement with Commissioner Yearsley. I'd like to see a little
break, especially on that north side, and I'm not a big fan of how they have set up the
common areas. I realize that there might be access to the other parts of the
neighborhood -- the parts of the east side. However, I -- this is a different product than
what is being built on the east side and probably different needs, different uses for those
homeowners and so I think, you know, as we have talked about in the past, using a
common area as drainage and, then, still trying to say that -- you know, that it's going to
be used for recreational space, I think we have run into challenges with that -- or
concerns about that as a Commission. I personally would like to see one of these lots
on the north side be common area space as well, even though they technically meet the
minimum requirements. It seems like that would make sense to me.
McCarvel: No. We have closed the public hearing. Sorry.
Yearsley: I have a tendency to agree. Did you have a comment or were you going to --
okay.
McCarvel: Yeah. I would -- I would normally -- I would like to see at least that common
area kind of receive the same berming and noise reduction, because that doesn't do
much good -- I mean to have that all open for that Lot 28 and 25 and 24. They are
going to get that noise coming around that corner. But I would normally be opposed to
that lack of open space if it weren't for that they were so close to the pool and the
clubhouse and all the other things. But it is a long row of houses. You're right.
Yearsley: Well -- and I think with that, too -- and I don't know, maybe you could address
the marketability of these. Is that typically who buys these? Because, really, there is --
there is no yard in this facility, so they are going to need additional space for open
space. So, you're putting a huge demand on what was previously approved and done
and, you know, you're adding 20 additional lots on top of that and so I would think that I
almost consider the -- the two lots, 24 and 25, be considered part of that open space
almost and make that a little bit bigger.
Perreault: Madam Chair?
McCarvel: Commissioner Perreault.
Perreault: My guess -- and we didn't ask the applicant this. My guess is that there will
be some sort of small strip of grass behind the homes within there and that they will be
fenced and separated from each other based on -- if it's similar to other patio home
projects in Meridian. So, they may have a small area of their own in the back that they
would use. But -- but my -- you know, if we -- if we are going to consider the amenities
and open space in the other part of the subdivision on the east side, then, you know, do
Meridian Planning & Zoning Commission
January 4, 2018
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we have adequate parking for these additional -- you know, if they are going to -- does
that development have adequate parking to supply the amenities to this section and,
you know, is that going to be a concern of -- are the homeowners in the east side aware
that the homeowners on the west side are going to be using those facilities? So, I
would like -- I would like to see the common areas change, adjusted, whether that's, you
know, opening up 24 and 25 or putting in another area somewhere in the middle.
Again, just -- just a preference based on what we have seen in the past.
McCarvel: So, are you recommending continuing and having them come back with
something else or --
Yearsley: You know, I struggle with the R-15 zoning. From five to a three, that's -- a
three foot setback, that's really close. I don't know if -- I don't think that that fits -- I
understand that this is supposed to be a patio home type situation, but given where it
sits with most everything else, three feet on each side. So, you're twice that. So, I
mean that's -- your homes are like -- you could reach out and shake hands with your
neighbor and for this type of facility I'm not sure if I would -- I like the zoning. I don't
think it's an appropriate zone to have an R-15 zoning with this --
McCarvel: For the patio homes.
Yearsley: For the patio homes. Yeah.
Holland: Madam Chair?
McCarvel: Commissioner Holland.
Holland: Do we have an idea of how much open space was eliminated between the first
original proposal and this current one that we are looking at?
McCarvel: Sonya, do you have -- yeah. Do we remember which of those lots were
open space, Sonya? They were just bigger lots, weren't they?
Allen: Yeah. Chair, no, I do not. I believe that the concept plan on the left there
reflected what was originally approved with the Cavanaugh Subdivision back in '06.
The applicant did mention to me that they would be willing to reduce their request,
basically, for the R-15 zoning to half of the property --
McCarvel: Say that again.
Allen: -- difference. Right now they are requesting a rezone for all of the property to R-
15. They said they would be amenable to only doing approximately half of the property
with R-15, if that makes a difference.
McCarvel: So, I'm guessing they want to keep it -- they are wanting to keep that strip of
little ones --
Meridian Planning & Zoning Commission
January 4, 2018
Page 20 of 35
Yearsley: Well, my opinion is if we do that it would be in front of the -- the apartments
and not in front of the homes --
McCarvel: Yeah.
Yearsley: -- is what I would think you would end up on. Like the phase -- the back
phase.
McCarvel: Uh-huh.
Yearsley: And I think the biggest thing with the open space is we are going from a
medium size lot with more yard to a very small lot with very little yard and that's the
concern that I have.
McCarvel: Yeah. You're looking at going with these lots where all of that open space
there on the south was part of somebody's fenced yard.
Yearsley: Yeah.
McCarvel: So, you have just got --
Allen: Madam Chair, if I may interrupt. If it comes down to the Commission voting to
deny the plat based on the rezone request, the applicant is willing to withdraw the
request for a rezone to R-15. As is the lots comply with the R-8 standards.
Perreault: Madam Chair? I also have the same concerns as Commissioner Yearsley
regarding those three foot setbacks. I don't -- I don't know what the regulations are
requiring -- regarding, you know, the fire department and that kind of thing, but it's -- I --
you know, I'm in real estate, I haven't seen really -- or I can't think off the top of my head
any other areas where even patio homes are set that close together . There may be. I
don't know if the staff has an example of a development where that exists.
Parsons: Madam Chair, Members of the Commission, I do have plenty of examples for
you. One is right off of South Meridian Road called Sobie Subdivision. It's right by --
there is an elementary school behind it and that developer built everything to that three
foot setback and, typically, with those style of developments their lots were a lot
narrower than these. I will go on the record and say that. They were only 38 foot wide
lots, where these are still 50, which is larger than what you can get in an R-8 zoning
district. But what that developer did is they built skinnier homes, so they went vertical,
but what they also did is also granted the property owner to the left or right a -- an
easement to use the other three feet, so you -- that person lives to the right or the left
and gets a little wider side yard. That's kind of the intent or what I have seen with my
experience with the reduced setbacks. But those homes do not have eaves. So, when
they come into the building department, in order to -- there is a couple ways you can get
around it. One you -- those eases have to be fire rated, meaning they have to meet
Meridian Planning & Zoning Commission
January 4, 2018
Page 21 of 35
building code standards in order to get eaves, which adds cost to construction. So, in
that particular case that developer probably found that out and said we are not going to
do eaves and decided to build these tall skinny homes without any eaves . Now, I can
tell you they don't look the best from my professional opinion and there has been --
there is roughly four of those developments occurring right now, but they have been
very successful. They seem to be selling those homes, but that's -- but they are -- these
applicants, they are proposing to do the fire rate eaves, as she testified here this
evening, but just for your information we do have three or four of those developments
occurring now that are taking advantage of those three foot setbacks. But, again, it's
meant to dedicate that additional three feet to your neighbors or they can use it as a
side yard. I don't -- I don't believe that was the proposal by this applicant.
McCarvel: Sonya, did I hear you say they are -- they are really on five foot setbacks
anyway? Did I hear that right? That they are already currently --
Allen: Madam Chair, what I said was that the current lot areas -- lot sizes and street
frontage dimensions -- everything complies with the UDC standards for the R-8 district.
The only reason they are requesting R-15 is for some of the lots to have a three foot
setback. They said they are okay with removing that rezone request if it's a deal
breaker with the plat.
McCarvel: But they could still use the current plat and keep it R-8.
Allen: Yes.
McCarvel: Okay.
Allen: It complies with our dimensional standards.
Yearsley: I will -- and let me back up. I live next door to Sobie and it looks horrible.
The no eaves and the lots are really close together and it is just a sea of homes. It is
not a great looking subdivision. It is selling, because it is actually probably lower than
most of the other homes around the neighborhood , so people wanting to live in the
area, you know, they can't afford to, can live there. And the other way they got around it
is they ended up doing joint homes where they have the two homes split, so -- to make
it look a little bit better. And, again, I don't know if that's an appropriate use in this
subdivision as well. I don't know. I think I would be amenable to approve it without the
R-15 zone.
McCarvel: Yeah. That's kind of where I was leaning after staff comments that I think --
just to keep things clean and neat we leave off the R-15, but the plat itself and the
product I think with the five foot setback is probably a better solution than having --
dividing it up.
Yearsley: Yeah.
Meridian Planning & Zoning Commission
January 4, 2018
Page 22 of 35
McCarvel: -- and saying here and there.
Yearsley: And I guess for -- a question to Council. Where this is altogether, how do we
-- or I guess do we make that recommendation and put the condition that it not be
rezoned? Is that how we make that motion? Okay.
Allen: Madam Chair, I would recommend, with the city attorney's agreement, that either
the applicant officially withdraw the request for a rezone or you make an official
recommendation on that rezone request.
McCarvel: Okay. So, we will come --
Yearsley: So, if the applicant -- I guess the question is the applicant officially withdraws
that rezone, do we have to continue it for them to make that request or -- okay.
Allen: I believe, Madam Chair, that you need to reopen the public hearing --
McCarvel: Reopen the public hearing.
Allen: -- and have them officially withdraw their application --
Yearsley: Okay.
Allen: -- and, then, close the public hearing and make your recommendation.
McCarvel: So, before we do that let's clear -- the other issue the applicant had, in case
we have questions for them on this -- on that berm for the common lot. If you could
bring that plat back up on the Lot 27 out there, they were wanting to just have the berm
and not the wall. Did we find out what the code is on that?
Allen: Madam Chair, the code says that you berm or a berm and a wall combination. It
has to be --
McCarvel: Ten foot.
Allen: -- ten feet from the center line of the adjacent street.
Yearsley: I -- Madam -- or Madam Chair? I -- I agree. I think it needs to be a berm and
a wall. It needs to meet the code and a four foot berm is not appropriate, especially for
kids trying to play there, you get a better buffer for where the Meridian Road -- how busy
it is and it also --
McCarvel: I think it would just look odd.
Yearsley: Yeah. So, no, I agree.
Meridian Planning & Zoning Commission
January 4, 2018
Page 23 of 35
Perreault: Madam Chair, I apologize, perhaps I missed the applicant's reasoning to not
want to do that.
Yearsley: Because it was behind any homes.
Perreault: Because --
McCarvel: Yeah.
Yearsley: It wasn't adjacent to any home.
Perreault: Oh, I see.
McCarvel: They are not -- technically they are not protecting any noise from there,
which is the reason --
Perreault: I understand.
McCarvel: -- for the code, but I just think the -- esthetically -- and I think it would help
block out the noise for all those homes right there in that corner.
Perreault: I agree.
McCarvel: All right. Then at this time can I get a motion to reopen the public hearing on
Item H-2017-0156 for Caven Ridge.
Yearsley: So moved.
Perreault: Second.
McCarvel: It has been moved and seconded to reopen the public hearing on H-2017-
0156. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
McCarvel: Would the applicant like to come forward.
Shrief: Chairman, Commissioners, Wendy Shrief again. So, we will formally withdraw
our request for the R-15 zoning and we will try it again on another project, but thank you
for your consideration. Are there any additional questions while I'm up here?
McCarvel: Any additional questions while --
Perreault: Madam Chair?
McCarvel: Commissioner Perreault.
Meridian Planning & Zoning Commission
January 4, 2018
Page 24 of 35
Perreault: So, you -- you will be able to keep the plat the same, that just means that the
homes are going to have to be a little narrower, is that the idea?
Shrief: We will -- yeah. We will have to --
Perreault: To comply with the --
Shrief: And these -- these are not particularly narrow lots. We just thought with some of
the single story we could have more square footage --
Perreault: Okay.
Shrief: -- with the setback. So, we are --
Perreault: Okay.
Shrief: -- going to formally withdraw the R-15. Thank you.
McCarvel: Thank you. So, at this time can I get a motion to close the public hearing.
Yearsley: So, we need to ask if we have any public testimony, since we reopened that
and -- or do we?
McCarvel: Or can we -- do we just have public testimony on that issue or --
Pogue: Just on that issue.
McCarvel: Okay. Is there anyone that wishes to speak on the issue of removing the R -
15 zone? Okay. So, at this time could I get a motion to close the public hearing for
Item H-2017-0156?
Yearsley: Madam Chair, I -- or so moved. Sorry.
Holland: Second.
Perreault: Second.
McCarvel: It has been moved and seconded to close the public hearing on H-2017-
0156. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
McCarvel: Okay. So, we are taking off the MDA. Okay. So, we want to add -- Sonya,
did you say it was already in the staff report about t hat additional pathway?
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January 4, 2018
Page 25 of 35
Allen: Yes, Madam Chair.
McCarvel: Okay. But we want to add -- I think -- I think that makes sense to add -- as
long as the other property owner approves -- okay.
Yearsley: Do you want to try that or do you want me to do this one?
Perreault: Go ahead.
Yearsley: All right. Madam Chair?
McCarvel: Commissioner Yearsley.
Yearsley: After considering all staff, applicant, and public testimony, I move to
recommend approval of -- to the City Council of file number H-2017-0156 as presented
in a staff -- the staff report for the hearing date of January 4, 2018, with the following
modifications: That the applicant has agreed to withdraw the R-15 zone and that the
condition for the 40 foot pathway to the north -- have the condition added that based on
-- adding -- how do I want to say it? Upon approval of the adjacent property owner.
Perreault: Madam Chair, do we need to address the berm?
McCarvel: That's what I was just reading. How the -- I think the staff report already
accurately describes what needs to be done. Yeah. So, we just need a second.
Holland: I will second.
McCarvel: It has been moved and seconded to approve file number H-2017-0156,
Caven Ridge Estates West with modifications. All those in favor say aye. Opposed?
Motion carries. Congratulations.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
D. Public Hearing for Winco Wells Subdivision (H-2017-0153) by
Dan Zimmerman, TAIT and Associates, Located at 2600 East
Overland Road
1. Request: Preliminary Plat Approval Consisting of 7 Building
Lots of 18.75 Acres of Land in the C-G Zoning District
McCarvel: Okay. So, next on the agenda is to open the public hearing for Item H-2017-
0153, Winco Wells Subdivision.
Allen: Madam Chair, Members of the Commission, the next application before you is a
request for a preliminary plat. This site consists of 18.75 acres of land. It's zoned C-G,
located at 2600 East Overland Road on the north side of Overland Road, west of South
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January 4, 2018
Page 26 of 35
Eagle Road. Adjacent land use and zoning. To the north is Interstate 84 and office
uses, zoned L-O. To the east is vacant, undeveloped property, zoned C-G. To the
south is East Overland Road and various commercial uses, zoned C-G. And to the
west are various commercial uses and an animal care facility, zoned C-G. This property
was annexed back in 1994 as part of a larger 167 acre area that included the property
to the east, along with the interchange, and the St. Luke's property to the northeast. It
was part of their annexation path for St. Luke's. The Comprehensive Plan future land
use map designation is mixed use regional. The applicant is requesting approval of a
preliminary plat, consisting of seven building lots on 18.75 acres of land in the C-G
zoning district. The subdivision is proposed to develop in one phase . The 13 acre lot
on the north end of the site is for the proposed Winco Foods grocery store. No uses are
proposed at this time on the other six southern lots. With development of the
subdivision, East Cinema Drive is required to be extended from the west to the east
boundary of the site and Wells Avenue is required to be extended from Overland Road
along the east boundary of the site to Cinema Drive. Access will be taken from the
proposed local streets. Direct lot access via Overland Road is prohibited. A cross-
access ingress-egress easement is required to be provided between all of the lots south
of Cinema Drive. A 25 foot wide street buffer is required along Overland Road. A 55 --
excuse me -- 50 foot wide buffer is required along Interstate 84 and ten foot wide street
buffers are required along Wells and Cinema, landscaped in accord with UDC
standards. Sidewalks are required along all streets. Detached sidewalks being
required along Overland Road. Building elevations were submitted for the Winco store,
consisting primarily of split face CMU in two different colors and vertical and horizontal
metal wall panels, with smooth CMU banding. All buildings are required to comply with
the design standards in the architectural standards manual. No written testimony has
been received on this application. Staff is recommending approval with the conditions
in the staff report. Staff will stand for any questions.
McCarvel: Any questions for staff? Would the applicant like to come forward?
Zimmerman: Good evening, Madam Chair, Members of the Commission. I'm Dan
Zimmerman, Tait & Associates. 707 North 27th Street in Boise. We have reviewed and
agree with the conditions of approval. So, we are here to answer any questions.
McCarvel: Any questions for the applicant?
Yearsley: Well, except for how fast are you going to get it built?
Zimmerman: That's going to coincide with the Cherry and Linder si te.
McCarvel: Okay.
Perreault: Madam Chair?
McCarvel: Commissioner Perreault.
Meridian Planning & Zoning Commission
January 4, 2018
Page 27 of 35
Perreault: There was some mention in the staff report regarding the area to the south of
Cinema Drive and what was going to happen with those lots and a preference to -- to
have some conceptual plan on that. Has the developer or the applicant done that or do
you have any idea what's going to happen?
Zimmerman: No. Right now there are -- there are no plans for those slots yet.
Perreault: Okay. Any other questions? Okay.
Zimmerman: Thank you.
McCarvel: Okay. And I don't have anybody signed up to testify for this application, but
is there anyone in the room who wishes to do so at this time ? There being no other
questions for the applicant, I would entertain a motion to close the public hearing for
item H-2017-0153.
Perreault: So moved.
Holland: Second.
McCarvel: It has been moved and seconded to close the public hearing for H-2017-
0153, Winco Wells. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
McCarvel: I think it's pretty straightforward. It looks pretty identical layout to the one
that's existing already, with a little more parking on the side. I would just have a
question -- Sonya, you said about the exterior elevation. Do we have pictures of that? I
forgot in the -- yeah. Just the basic --
Perreault: Madam Chair?
McCarvel: Commissioner Perreault.
Perreault: Do we know what -- that intersection of Wells and Overland, how the traffic is
going to flow there?
McCarvel: Sonya, is there a stoplight there or is it a right-out only?
Yearsley: It's actually for a future stoplight.
McCarvel: Future stoplight. Yeah.
Yearsley: There -- it's -- I think even the -- the poles are there, there they just don't
have the mast arms up for the stoplight.
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January 4, 2018
Page 28 of 35
Perreault: Okay.
Yearsley: So, it is planned for a stoplight.
Perrault: That's what I was hoping you would say.
McCarvel: Okay.
Yearsley: I don't have any issues with it either. We have seen the sign up there for a
year and a half now and it's like come on. So, we are excited for it to come in there --
McCarvel: Yeah.
Yearsley: -- and I think it's -- it's a good location. It's on a good arterial street, good
access.
McCarvel: Yeah. And I think all the issues that we had with some others -- I mean this
is -- the receiving area and everything faces the interstate, so I don't -- I mean this is an
ideal location for something like this. Would anybody like to make a motion then, there
being no other discussion.
Perreault: Madam Chair, after considering all staff, applicant, and public testimony, I
move to recommend approval to City Council of file number H-2017-0153 as presented
in the staff report for the hearing date of January 4th, 2018, with no modifications.
Holland: Second.
McCarvel: It has been moved and seconded to approve H-2017-0153, Winco Wells. All
those in favor say aye. Opposed? Motion carries. Congratulations.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
Item 5: Amended onto Agenda: Modifications to the Accessory Use Permit
Checklist by the Planning Division
McCarvel: So, the next item that has been added to our agenda -- we have Mr.
Parsons, a presentation on the modifications to the accessory use permit checklist by
the planning division.
Parsons: Thank you, Madam Chair, Members of the Commission.
McCarvel: We lost our audience.
Parsons: They don't want to hear about boring changes to our checklist. But thank you
for allowing me to come and present this to you this evening . I know it's a last minute
add, but the reason -- the reason for it is the UDC requires that the Commission
Meridian Planning & Zoning Commission
January 4, 2018
Page 29 of 35
approve substantive changes to our checklist. If you recall, approximately a year ago I
brought forth some UDC text changes before you. As part of those changes there were
some modifications to our home occupation standards. The Commission -- at the time
that that was presented to you you felt comfortable with the recommendation of staff.
However, when it got to Council it got roadblocked by some of our residents that live in
Meridian and operate home-based businesses and so staff had to go back to the
drawing board and recreate and draft some new provisions that everyone could agree
to. We actually went back and created a focus group with some of the people -- some
of the residents that came and testified at the City Council meeting about the changes
that we were proposing. Well, with that effort we believe we got all of those efforts -- or
these standards in place to move forward, everyone in agreement, but in order to do
that our home occupation standards now are kind of a three -tiered approach. So, we
have accessory use permit for day cares, home day cares and, then, we have -- we are
going to have accessory use permit home occupations for when you don't have
customers or clients and, then, we are going to have home occupations for lessons of
students with seven students or fewer and so in order to make sure that we can
administer these correctly, we are going to create three separate -- we are going to
modify one checklist and create two new ones and that's what these changes are before
you this evening. I have kind of underlined and struck through the proposed changes
that I have before you this evening and, again, it's really to mimic what has been
approved by our City Council to these -- to the home occupation standards and also to
our day care standards and, again, those are highlighted here and so this evening staff
is recommending that you review this document and we request that you review not
only the revisions to the existing checklist, but also approve the two new ones. So, I will
give you a few minutes to kind of look ove r the strikeout-underlying changes and, then,
if -- I will stand for any questions you may have.
McCarvel: Bill, I have a question on the day care. On the day care, am I reading that
right? It says basically all those additional requirements were scratched out, meaning
they don't have to tell us what the total number proposed children is, employees, and all
that kind of stuff when they come for a -- you know, we have had a couple of ones that
have come before us for a conditional use permit and it just says the applicant shall not
exceed the maximum number of clients. I know we had a couple of them where we kind
of restricted them based on what they were willing and not willing to do as far as
accommodating their structure.
Parsons: Madam Chairman, Members of the Commission, this particular -- the one
that's labeled accessory use day care --
McCarvel: Uh-huh.
Parsons: -- this is the checklist that we use for both currently.
McCarvel: Okay.
Meridian Planning & Zoning Commission
January 4, 2018
Page 30 of 35
Parsons: So, what I have done here is I have struck out that information and I have
actually reorganized it up at the top under the narrative to tell -- if you look under the --
the second bullet point under narrative, the second item required with the -- on the
checklist --
McCarvel: Okay.
Parsons: -- it says narrative fully describing the proposed checklist and include -- so, I
have just basically reorganized that a little bit --
McCarvel: Reorganized. Okay.
Parsons: -- and put it in there, so that we get in front of the applicant sooner, rather
than later. Because now this is becoming a stand-alone checklist, rather than combined
as it currently is today.
Yearsley: Well, I may be a little slow on the uptake, so apologize. The first -- the first --
so, the first one -- excuse me. The first one what -- is what was required initially for
everything and, then, you just modified this other one -- the bottom one? Is that what
I'm seeing? Because the first checklist that you have doesn't have any instructions
behind it and so I wasn't quite sure -- because you have the home occupation
accessory provision, lessons or instructions, which is just basically a quick checklist, but
it doesn't have like any verbiage like the other two behind it associated with it. Is that
the intent or is that --
Parsons: Madam Chairman, Members of the Commission, the -- the two checklists
after the memo --
Yearsley: Okay.
Parsons: -- coincide with the standards for home occupation accessory use statement
of compliance. So, that document is actually two pages and it's labeled as such. Goes
with both of those checklist items and you will note that -- if you look at both of those
checklists, you will note that there is an underlying change or it says the -- right above
the fee on the checklist it says standards for home occupation statement of
compliance --
Yearsley: Yeah.
Parsons: -- that's what they have to provide to us, that signed.
Yearsley: Okay.
Parsons: And those -- and these statements of compliance have been modified to
reflect the code changes that the Council adopted back in --
Meridian Planning & Zoning Commission
January 4, 2018
Page 31 of 35
Yearsley: Okay.
Perreault: Madam Chair?
McCarvel: Commissioner Perreault.
Perreault: So, the main difference between these -- these two checklists is one requires
a neighborhood meeting and one doesn't?
Parsons: Madam Chair, Members of the Commission, two will require a neighborhood
meeting and one doesn't.
Perreault: Yeah. Okay.
Parsons: That's correct. So, the day care -- in-home day care requires a neighborhood
meeting and, then, also if you have lessons --
Perreault: Okay.
Parsons: -- provisions for lessons or instruction, then, yes, that one also requires to
follow the same process and there is two different fees associated with those two,
so --
Perreault: So, when an accessory use where somebody doesn't have customers,
clients involved with their business, then, the neighborhood meeting wouldn't be
required, basically?
Parsons: Madam Chair, Members of the Commission, it's not tailored to customers and
clients anymore. We have removed that.
Perreault: Okay.
Parsons: That's where this tiered approach comes from. What it comes down to is
whether or not -- the impact you have on the neighborhood, I guess --
Perreault: Okay.
Parsons: -- is the best way to say it. If -- again, if it's low impact and it's an office -- if
you go to the statement of compliance and you look at Item B here and it talks about the
allowed uses that you can do as an approved accessory use for home occupation
accessory use. If you meet those standards you don't do the neighborhood meeting.
Some of those. Not all of them. Again, if it's arts and lessons and -- again, you have --
you're training or teaching someone -- yoga in your home or personal training or
whatever the case may be, yes, you would -- you're teaching someone, someone's
coming to your home, then, yes, you -- don't call it customers and clients anymore, but if
Meridian Planning & Zoning Commission
January 4, 2018
Page 32 of 35
someone comes to your home and gets instructions or lessons as part of the allowed
home occupations, then, yes, that would require a neighborhood meeting.
Perreault: Okay.
McCarvel: Okay. Would somebody like to make a motion? Or do we need to do that?
Yearsley: Yes.
McCarvel: Motion to approve.
Yearsley: Madam Chair, I move --
McCarvel: Commissioner Yearsley.
Yearsley: -- we recommend approval of the revisions to the accessory use application
checklist to City Council. Is that correct or do we just -- we just approve it.
Parsons: Just approve it. Yes.
Yearsley: Okay. Then I move we approve the checklist --
McCarvel: City Council has already had it I think.
Yearsley: -- for the hearing date of January 4th, 2018.
Holland: Second.
McCarvel: It has been moved and seconded to approve the modifications to the
accessory use permit checklist by the planning division . All those in favor say aye.
Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
Item 6: Amended onto Agenda: Election of Commission Officers
McCarvel: Okay. One more item. Election of officers for 2018. We need a chair and a
vice-chair.
Perrault: I make a motion that Rhonda McCarvel remain chairman of the Meridian
Planning and Zoning Commission.
Yearsley: Oh, I was thinking Ryan. You know, he was the vice-chair, so he --
McCarvel: Yes.
Meridian Planning & Zoning Commission
January 4, 2018
Page 33 of 35
Yearsley: -- needs to move up to chair, personally.
Perreault: Can we actually vote him in if he's --
Yearsley: Hey, I --
McCarvel: I don't know. I mean I don't know if he wants it. I think it's timewise.
Perreault: I think that he has some concerns about his schedule.
McCarvel: Yeah.
Yearsley: And I -- you know, I guess given that three of the seven of us are gone,
would it be better to move this to the next time when more people would be here to
have a better discussion or do we need to have -- make that decision today?
Pogue: It's supposed to be done at your first regular meeting of the new year, but I
think it's within our purview to postpone it, hoping to have, you know, full body at the
next meeting. You may not, though. There is a motion pending --
Yearsley: Oh, there is.
Pogue: -- to be dealt with.
McCarvel: Is there a second or are we moving forward with a lack of second?
Yearsley: So, I have a question. Does the -- do you mind being the chair again for
another year?
McCarvel: I don't mind. I have the time. I mean I think I probably have the least
demanding job of anybody up here, so -- I mean if that's -- if that's the only issue why
nobody else seems to want it, I would do it again. That's fine. But I'm also -- if there is
somebody else that's wanting to do it, I'm totally open to that as well, so --
Perreault: I think that you are excellent at it and that's the primary reason I made the
motion.
Yearsley: And I would second that motion, if you are willing to do it for another year. I
just like to try to give opportunities to those who might want to --
McCarvel: Absolutely. That was my concern as well, but --
Yearsley: But I will make a motion for that --
McCarvel: All right.
Meridian Planning & Zoning Commission
January 4, 2018
Page 34 of 35
Yearsley: So --
McCarvel: So, it has been moved and seconded that Rhonda McCarvel be chairman
for 2018. All those in favor say aye. Opposed?
MOTION CARRIED: FOUR AYES. THREE ABSENT.
McCarvel: All right.
Yearsley: I think Jessica might be a good vice-chair.
McCarvel: I was -- I move that Jessica Perreault be named vice-chair.
Perreault: I should have stayed home sick tonight.
McCarvel: I think she would be an excellent chair in waiting and I have two meetings
this year that I know I will not be around, so you will have a little training time.
Perreault: I just need some nice little instructional time.
McCarvel: Yeah. I will be able to pass that on.
Yearsley: Are you willing?
Perreault: I'm willing.
Yearsley: All right. I will second that motion.
McCarvel: All right. It has been moved and seconded that Jessica Perreault be named
vice-chair for the 2018 Planning and Zoning Commission. All those in favor say aye.
Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
Yearsley: Madam Chair?
McCarvel: One more.
Yearsley: I move we adjourn.
Holland: Second.
McCarvel: It has been moved and seconded that we adjourn the July -- January 4th
meeting of 2018. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
Meridian Planning & Zoning Commission
January 4, 2018
Page 35 of 35
MEETING ADJOURNED AT 7:21 P.M.
(AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.)
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