2018-06-21Meridian Planning and Zoning Meeting June 21,
2018.
Meeting of the Meridian Planning and Zoning Commission of June 21, 2018, was called
to order at 6:00 p.m. by Chairman Rhonda McCarvel.
Members Present: Chairman Rhonda McCarvel, Commissioner Steven Yearsley,
Commissioner Ryan Fitzgerald, Commissioner Bill Cassinelli and Commissioner Lisa
Holland.
Members Absent: Commissioner Gregory Wilson and Commissioner Jessica Perreault.
Others Present: Chris Johnson, Andrea Pogue, Bill Parsons, Sonya Allen, Josh Beach
and Dean Willis.
Item 1: Roll-call Attendance
__X____ Lisa Holland ___X___ Steven Yearsley
______ Gregory Wilson ___X___ Ryan Fitzgerald
______ Jessica Perreault ___X___ Bill Cassinelli
___X___ Rhonda McCarvel - Chairman
McCarvel: All right. 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 April 21st, 2018, and let's begin with roll call.
Item 2: Adoption of Agenda
Johnson: Thank you, Madam Chair. For the record it's June 21st.
McCarvel: What did I say?
Johnson: April. But that's okay.
McCarvel: Thank you.
Johnson: Start over. My apologies.
McCarvel: The first item on the agenda is the adoption of the agenda. We have no
changes, so can I get a motion to adopt the agenda?
Holland: So moved.
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June 21, 2018
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Cassinelli: Second.
McCarvel: It has been moved and seconded to adopt agenda. All those in favor say
aye. Opposed? Motion carries.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
Item 3. Consent Agenda [Action Item]
A. Findings of Fact, Conclusion of Law for Paramount Self-
Storage
H-2018-0033) by Brighton Corporation, Inc. Located at the
North
Side of E. Archerfield St. West of N. Meridian Rd.
B. Approve Minutes of June 6, 2018 Planning and Zoning
Commission Meeting
McCarvel: Next item on the agenda is the Consent Agenda and we have two items on
the Consent Agenda. We have the approval of minutes for the June 2nd -- 6th meeting
and Findings of Fact and Conclusions of Law for Paramount Self Storage. Can I get a
motion to accept the Consent Agenda as presented?
Fitzgerald: So moved.
Holland: Second.
McCarvel: It has been moved and seconded to adopt the Consent Agenda. All those in
favor say aye. Opposed. Motion carries.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
McCarvel: So, 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 and -- to present their case
for approval of their application and respond any staff comments. The applicant will
have 15 minutes to do so. After the applicant has finished we will open to public
testimony and there is a sign-up sheet and -- iPad in the back as you came in 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 and a bell will ring at the end
of your three minutes. 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
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June 21, 2018
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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 Continued from May 17, 2018 for Cherry
Blossom Subdivision (H-2018-0018) by Jayo Land
Development Company, Located at 615 W. Cherry Lane
1. Request: A Rezone of 10.74 Acres of Land from the R -4 to
the R-8 Zoning District; and
2. Request: A Preliminary Plat Consisting of 47 Single-Family
Residential Building Lots and 11 Common Lots on 10.25
Acres of Land in the Proposed R -8 Zoning District
McCarvel: So, at this time we will continue with the first item on the agenda, which is H-
2018 -- Cherry Blossom Subdivision and we will begin with the staff report.
Parsons: Thank you, Madam Chair, Members of the Commission. This is the first item
on the agenda this evening, which is the Cherry Blossom Subdivision, as you
mentioned, and I would also let you know that it has been continued from the previous
two hearings and so tonight for those in the audience we are actually going to hear this
this evening. It was my understanding that the developer went back to the
neighborhood, reduced some of the lots, and tried to ease some of the tension some of
the neighbors had based on their public testimony that they presented on the public
record. So, some of the history on this property. The applicant is here this evening to
discuss rezoning the property and getting approval of a preliminary plat. The site
consists of 10.25 acres of land, currently zoned R-4, and it's located at 615 West Cherry
Lane. The surrounding land uses. We have to the northwest Cherry Lane and single
family properties, zoned L-O and west, south, and east we have single family residential
property, zoned R-4 and R-8. And some -- a little history on this site. This property was
annexed in 1959, so it's -- it's been R-4 for quite some time. The Comprehensive Plan
designation for this particular property is medium density residential and as you all know
that -- basically in that -- in our Comprehensive Plan medium density residential is three
to eight dwelling units to the acre is the anticipated density that we could see develop
on this particular property. So, the summary of the application. The applicant is
proposing, again, to rezone 10.74 acres of land from the R-8 -- or, excuse me -- the R-4
zoning district to the R-8 zoning district, consistent with the future land use map
designation for medium density residential. Concurrently they submitted a preliminary
plat that consists of 47 single family residential lots and 11 common lots on 10.25 acres
of land. Gross density for the development is 4.6 dwelling units to the acre, which falls
within that anticipated density range of that future land use designation. Homes in this
development are proposed to be single story and develop -- and the entire project is
proposed to develop in a single phase. So, the previous version that staff was working
on a couple months ago before the continuances had several more lots. The applicant
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has gone back to the drawing board and this is, again, a revised plat and the developer
has decreased the number of lots. Their previous application did indicate 51 residential
lots and, again, the plat before you this evening does contain 47. Access to this
property is proposed from West McFadden Road -- or Avenue, a stub street at the
northeast corner of the site, and we also have access to Northwest 7th Street here, if
you can see my cursor. And, then, there is three lots here in the southeast corner that
don't directly have access to 4th Street, because there is an adjacent parcel or single-
family home in -- in lieu of that blocking them from getting access, but the applicant
does have a recorded easement for a single lot to have access to 4th Street. So, the
application before you this evening shows three lots. So, staff has a condition in the
staff report that requires them to gain cross-access from the adjoining property and that
is a condition that they provide that to us with their final plat submittal. Because this site
does -- is over five acres in size, they are required to provide the ten percent open
space per the UDC. The plat before you this evening depicts a total of 1.1 acres or 10.8
percent qualified open space and the code also requires that they have one amenity.
So, currently the only amenity that they are proposing is a segment of a multi-use
pathway, which is basically a ten foot wide attached sidewalk along this portion of the
road. And because this is a rezone and we feel there should be some more amenities
as part of this development, staff is recommending that the developer provide an
additional amenity as part of the rezone application. We have suggested a tot lot or at
least something comparable to that style amenity, if it's -- if Commission is in agreement
with that condition this evening. As you all know and as I alluded to in the opening
rebuttal or opening testimony this evening, I did let you know that we have received
quite a bit of opposition -- or testimony in opposition of this project and, hopefully, a lot
of those concerns have been addressed with the revised plat. Because his property is
consistent with the proposed R-8 zone as far as a lot and dimensional sizes and does
comply with the Comprehensive Plan density requirements, staff is recommending
approval of the rezone and the preliminary plat that's before you this evening. I will
conclude my presentation and stand for any questions you may have.
McCarvel: Thank you. Any questions for staff? Okay. Would the applicant like to
come forward? And, please, state your name and address for the record. Hold on. Is it
-- okay. Just got to get real close to it. No, it's not working. Try the other one.
Breckon: John Breckon. Breckon Land Design. 6661 North Glenwood Street, Garden
City. So, like Bill was saying, we initially had proposed more lots in the development
and that was met by some opposition by the neighbors and so since, then, we have --
we had another neighborhood meeting and presented two options. One it was an R-4
and one was an R-8. The larger lots and the smaller lots. And discussed options for
single story versus two story homes. And, then, after that I had another meeting offline
at my office with some of the folks from the -- from the neighborhood and we discussed
the options as well and, then, there was another meeting with the developer and some
of these folks and so we have kind of -- I think we have gone through and tried to
address all their concerns to be good neighbors. I -- I really don't have much more to
add than what -- what Bill said there. I would stand for questions.
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McCarvel: I guess if you could address staff concern on the additional amenity and
where you plan to put that.
Breckon: Yes. Be glad to add an additional amenity. I have not had a chance to talk to
staff about what that might be. A tot lot was -- was in the report. If that's -- that would
be acceptable. I guess a question -- there may be something else, but that's fine.
McCarvel: Any other questions for the applicant?
Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: I know this is -- at least the renderings look a lot like Mr. Jayo's project over
off of Locust Grove -- or off of Meridian. I'm sorry.
Breckon: Yes. For --
Fitzgerald: Is that -- is it kind of a concept for an older community or in regards to a tot
lot and those kind of things or is there another -- is that where you guys are headed in
your --
Breckon: That's a great point. So, maybe just to speak to that. Yes, this is modeled
after La Mirada --
Fitzgerald: Thank you.
Breckon: -- if you're familiar with that development. The intent is to build a similar --
similar type homes. As you can see, you know, these -- and for them to be single story,
that was one of the concerns, two story homes adjacent to the neighbors would, you
know, shade and be too close to the fence and so one of the concessions was to -- to
land on the single story. They would be -- you know. And as such the single story --
now, this is just based on what's been -- how La Mirada has -- has been built out and --
and the -- the people who have purchased those homes -- typically it's people that are
55 and older and why it's not -- while it's not specifically designated 55 and older, 55
and older folks typically downsize and, then, want to buy a single story home or it may
be a young couple who doesn't have a family. Two story homes are -- are typically
purchased by families who have children and so we -- we expect with the type of homes
that are intended to be built that the majority of folks purchasing these will be 55 and
older demographic.
Fitzgerald: Madam Chair, follow up.
McCarvel: Yeah.
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June 21, 2018
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Fitzgerald: So, as in La Mirada are you taking care of all the landscaping as they do in
that neighborhood or --
Breckon: Well, I don't know for sure if -- if all the landscape around -- you know, they
will be -- that hasn't been landed on, but, yeah, it's -- the common space will be and --
Fitzgerald: And you're okay with adding the one story into a development agreement
or --
Breckon: Yes.
Fitzgerald: So, you're -- so there is certainty among the neighborhood. Okay. Thank
you.
McCarvel: So, I'm wondering if the anticipated demographic of this is 55 and over, is a
tot lot the best amenity for that or --
Breckon: That would be my question.
McCarvel: Yeah.
Breckon: I would agree. I would be open to suggestions, but be glad to provide an
additional amenity
McCarvel: Okay. Yeah. I think something more or comparable to your anticipated
demographic would be --
Breckon: Maybe some exercise equipment, a gazebo or --
McCarvel: Yeah. Commissioner Fitzgerald thinks a Bocce ball court.
Cassinelli: Madam Chair?
McCarvel: Commissioner Cassinelli.
Cassinelli: What are the proposed sizes -- home sizes?
Breckon: I believe they are in the 1,800 to 2,200 square feet, but I am not a hundred
percent sure about that. I -- actually, I brought with me some of the examples of the
homes, which are -- it looks to be the same as -- as what's on the screen and I believe
there may be -- let's see what we have here. Well, that one is 2,500 square feet. That
one is 2,000. You know, I think we can safely say there is a three to four bedroom, two
bath. This one is 1,987. This one is 1,800.
McCarvel: Okay.
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June 21, 2018
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Breckon: So --
McCarvel: Any other questions for the applicant? Okay. Thank you.
Breckon: Thank you.
McCarvel: So, at this time we will take public testimony. You want to go ahead and
read the names?
Johnson: First is Howey Long.
McCarvel: And, please, state your name and address for the record.
Long: Howey Long. 1205 Northwest 4th in Meridian. On the corner of Washington.
McCarvel: Okay. Go ahead.
Long: Can you hear me okay?
McCarvel: Yeah.
Long: All right. I will go ahead. There is the timer. I want to appreciate you all being
here and the volunteer service you give. I think that's really cool. And I appreciate that
the neighborhood finally gets voice to express their concerns. I think that's nice of you
to give us that time. I'm going to take an unpopular stance here and stand in affirmation
-- firm affirmation of this plan. I want to tell you why, then, I want to talk to the audience
a little bit. But first of all, I could say that the developer and the owner of the property
has met with us several times, once in the beginning of this, once with the neighborhood
where they brought forth two plans, an R-4 and R-8 to show the neighborhood what was
going to happen. They have also met with me privately and four or five people from the
neighborhood. They have always been very cordial, accepting of us, and they answer
all the phone calls and e-mails I have made. They have made plenty of concessions
going from high 60s, to 50, now 40 homes and I just think a lot of them. One of the
things that we did -- I held two public -- or we had two public meetings at a church in the
neighborhood and we discussed it and one of the things the neighborhood said if we get
an R-8, similar to this neighborhood -- can you see where I'm pointing here -- that they
would be happy with this, because we were worried about high density population there
in the neighborhood and we did that and we are grateful for that. Let me just check my
notes here real quick. I have also spent a lot of time there in La Mirada just looking
around, because I want to make sure when I represent these people -- I have an e-mail
list of over 50 people I talked to you and ten to 15 people I talk to consistently. Not all of
those are in favor, but I have that voice with them and when I have been to La Mirada.
The demographics that the developer is saying is true. I see how many cars are parked
there. I see people come into their houses and I know that people at this level are going
to do demographics and marketing to know who they are selling to. So, going forward
with that, I appreciate what they have done. I appreciate that they have given us a
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smaller -- less houses. Single story was one of our big concerns. That fences all along
the borders to our neighborhood is really cool and they also talked about the traffic,
helping us with ACHD and the traffic. So, I appreciate the steps they have made. They
have always given us concessions with our voice and that's really great. Now, I just
need to talk to the neighborhood with the few seconds I have left here. Going forward
there is a lot of things that we wanted for this property that the developer could not give
us. It wasn't in their ability, it wasn't their legal right. But they talked to me about where
to get that and we as a neighborhood need to work together in the politically correct way
to talk to ACHD. We need to continue this discussion, so that those other amenities can
happen. So, I feel the developer has done what they needed to do and supported us in
our actions. The neighborhood supported each other. We came together as a
neighborhood and I know that as we go forward with the City Council, with the other
development plans for the other entities, power, gas, ACHD, that we can continue to
work as a city and as a group to make these things happen. I appreciate my neighbors.
McCarvel: Sir.
Long: We have got a lot of good people here and we are grateful for what you do, too.
Any questions I can take from you?
McCarvel: We are good. Thank you.
Johnson: Wyatt Dryden.
Dryden: I know it looks like I wrote an essay here.
McCarvel: Please state your name and address for the record.
Dryden: My name is Wyatt Dryden. I live at 1324 West 7th Street. Nobody paid me to
say this, but I just wanted to say that I think Doug Jayo and John Breckon have been
pretty fair with us. They have been respectful and -- and listened to us when they didn't
need to and they have been real cooperative against us neighbors in the opposition to
this proposal and I know they are just doing what's best for them, but like those of us in
the neighborhood are doing what's best for our neighborhood and our children and
families. Most of our concerns is the increase in traffic and how that will impact --
impact our area and if this passes I would hope that everybody involved would
participate with our -- our communication with ACHD and help us get a -- possibly a
three-way stop on 7th where the crosswalk is and the entry to the development and that
is already a dangerous area and this is just going to make it worse and even though the
developer and builder want to be -- put the nicest HOA money can buy in here, I just
want those voting for this that represent Meridian to realize that this development will be
built in the middle of a historical neighborhood of Meridian and these HOAs are -- they
are everywhere in town and I just hope the city does not one day regret how this will
forever change the character of original Meridian. That is all I got.
McCarvel: Thank you.
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Dryden: Thank you.
Johnson: Ingrid Dryden.
I.Dryden: Hello, Commissioners. My name is Ingrid Dryden. I live at 1324 West 7th
and I just wanted to ask you one simple question. Have you ever looked at a picture
and noticed that something looks off or wrong? Because if you have, then, you know
how I feel about this development, the development happening in -- in our
neighborhood. I feel like it's out of place and I want to read my two biggest concerns.
Number one. This development is not taking into consideration the vibe and feel of our
neighborhood. This is your typical HOA. Six feet tall vinyl fence in between our homes
and same siding with some stone accents. That's what magically makes the HOA plan
in our neighborhood. Additionally -- and this is the one that gets me the most I think.
It's almost every house that surrounds this field has large mature trees. It makes me
sad that this development only has nine trees in this. Trees is what gives the character
to our neighborhood. Bring more people. More cars. More pollution. But not trees
makes me really sad. Number two. Our roads are not meant to take a lot of traffic.
That is why a lot of areas in the neighborhood don't have sidewalks. This development
will create increasing traffic with no change in road infrastructure that I know of. This
will be a formula for disaster in my opinion. More traffic. The safety. It's not fair for our
families, nor for the school children that use our streets every day. To make matters
worse, the proposal shows an entrance almost right in front of the school crossway.
These can be safe and remember safety always first. As a neighborhood we only have
a voice in this matter, but you as our city representatives have the power to make a
difference with your decision. All I can do is hope you take into consideration our
petitions, letters, calls, e-mails, testimonies and assistance to these and the two
previous hearings that were postponed. I'm not against growth. All I ask for is a
development belongs. Let's keep our traditional neighborhood. Similar lot sizes to the
houses that originally started it all. Thank you.
McCarvel: Thank you.
Johnson: Camilla Dryden. Okay. Thank you. Debra Nicholson.
Nicholson: Hi. My name is Debra Nicholson. I live at 634 West Washington. I will
have two and a half of these houses behind my property and I brought a little visual aid.
This is my house. This is looking out at my backyard. These are the houses that will go
up. They are scheduled to be 24 foot tall. My house at the chimney, the highest part, is
15 feet. This is -- these are actually -- if I can pass this around.
McCarvel: Please only speak when you're at the microphone, because, otherwise, he
can't --
Nicholson: The area in between the back fence is my backyard. I sit on .38 acres and I
enjoy my backyard. But if I go out and I'm looking at the backs of two and a half to three
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homes and they are blocking my view of all that beautiful -- beautiful skies, it's going to
be miserable for me and I knew that this would come. I knew that this could happen.
That's why I planted the Arborvitae back there to help block this, but I did not know that
they would be 24 foot tall homes and the other thing that I have to say is Meridian is a
Tree City USA and you're going to lose Tree USA if we keep putting in more and more
of these developments that do not have trees. I have a sycamore, a pin oak and I also
have a maple tree on my lot. That's three on .38 acres. There are going to be nine
trees on 10.25 acres and I just think that this is crowding in in a historic neighborhood
and we don't need it. Thank you.
McCarvel: Thank you.
Johnson: Todd Hansen.
Hansen: As you can see I'm really prepared. My name is Todd Hansen. 1247
Northwest 4th. We are the property in the three -- three houses are opposed to -- on
4th and West Cherry Avenue. Our understanding are -- there is two -- two property
owners that our properties meet at the end of -- at the end of this proposed property and
I guess I really want to -- want to know whether there is an easement to the -- those
three lots. We are in the process of looking into that. As far as the rest of the
development, there is some work to be done in my -- my -- my eyes. So --
McCarvel: Okay.
Hansen: -- appreciate the opportunity to speak.
McCarvel: Okay. Thank you.
Johnson: Marjorie Williams.
Fitzgerald: One question. Mr. Hansen, can you answer a quick question for me? Do
you have road -- do you have a curb and gutter and sidewalk in front of your -- you
don't. Is there a connection -- yeah. Sorry.
McCarvel: Wait until he gets up to the --
Fitzgerald: Sorry, guys.
Hansen: There is a private drive -- private concrete drive and, then, there is a gravel
drive, which is adjacent to another family that lives right there on the corner.
Fitzgerald: And, then, it goes into a neighborhood that has a sidewalk? Okay.
Hansen: It's -- our property -- I do have a print of our property if you --
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Fitzgerald: I can bring it up. I just was wondering. Okay. I -- thank you for answering
my question. Appreciate it.
Williams: I'd like to offer -- I am hearing what the neighbor has to say. So, I am
Marjorie Williams. I live at 1251 Northwest 4th Street. It's those three houses at the
bottom. So, I'm going to I guess add onto what Todd has to say. So, it's basically just a
field and our driveway that leads in there and on the map they actually listed our
driveway as West Cherry Avenue. It's not a street. It's a driveway. It's a private
driveway. And so just even doing that -- I mean it's like he's trying to -- trying to change
our address to add a whole different street where our driveway exists. And we have
gone back and forth with ACHD and the Planning and Zoning and we have been told
that there is no easement -- that way his easement -- if you look at the property, it's the
two accesses coming to the back end and he's blocking his easement if he puts the
houses in that way and it would landlock it and, then, once it's landlocked I am
concerned that it will get kind of bulldogged into having to use that area. So, I'm asking
you to not propose this plan as written, just because I just feel like I'm getting bullied by
a large development to turn my driveway into a street and the other neighborhood when
there is no access. I'm also concerned about the historic area and this neighborhood
does not slow at the historic neighborhood that exists. I feel like a development should
be consistent with the existing properties. These are not like any of the houses in the
surrounding area. We value our neighborhood, our trees, our lifestyle and this would
significantly decrease our quality of life, building this type of neighborhood. There is so
many new retirement neighborhoods that are older neighborhoods being put in, like La
Mirada in our area, so I don't think it's necessary for this to be put in like this. This is a
special area. It's not even -- you know, it's an odd-shaped lot. I just ask that the
development -- and I understand that they want to put houses and development, but just
keep it consistent with the historic neighborhood and, then, to just reiterate that that's a
private driveway, not a street and so I ask that you keep it R-4 and not R-8 and I guess
make sure -- I'm asking to make sure we are not bullied into like giving up our private
driveway. Thank you.
McCarvel: Thank you.
Johnson: Justin Williams.
J.Williams: Justin Williams. 1251 Northwest Fourth Street. So, again, I'm one of the
owners of the property where the three houses are. So, he's going to have to buy up --
or take up between 20 and 30 feet of two different people's yards. So, 15 feet on either
side to put that in, where he could easily access it from the other side. I understand he
doesn't want to do that, because it's going to cost him two lots to get three, but I know
I'm not the one that sold him the property. When he bought it we talked to him several
times about buying it and he keeps stressing over and over that he has an easement. I
can't find an easement anywhere or an access. He lists that as an access aisleway. Is
there any way you guys can give us like what his actual easement is?
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McCarvel: I was going to ask you, Bill, can we go over that easement again? It seems
like we have got a lot of questions about that -- the easement for those three lots and it's
really just -- he's got an easement for one, unless --
J.Williams: I don't even think he has an easement for one.
McCarvel: Okay.
J.Williams: So, he literally has to drive over somebody's yard.
McCarvel: Okay.
Parsons: Madam Chair, Members of the Commission, sir, as part of the application
process we asked Doug Jayo, the developer, to provide us a copy of that easement.
Staff has given a copy of that easement to our legal team to verify that it is legitimate for
an access to that particular property. They have done so. And we also gave that
easement to our GIS department to map it in our mapping system, so that we have
record of it moving forward. So, currently, it's my understanding the way the easement
is written is it's access for one lot currently and so the developer is going to have to
work and modify that easement. That's why I mentioned to you in the presentation
tonight that he's going to have to obtain a cross-access easement from the adjacent
property owners in order to do more than one lot.
J.Williams: Do you know when that easement was filed? Like how long ago?
Parsons: We do not.
J.Williams: Because like I have looked up over and over and over and I can't find it
anywhere.
Parsons: If you give us your e-mail address we will make sure to send you a copy.
J.Williams: Okay. Perfect. Thank you.
Johnson: Madam Chair, that is the list of who has checked they want to testify.
McCarvel: So, we have no one else who has signed up to testimony -- to testify tonight,
but is there anyone else in the room who would like to do so? Sure. Come forward.
Elliott: Thank you. Jamie Elliott. 1485 North Crestmont Drive. I -- I don't know much
about developments, but this looks like a really nice one, but it -- it isn't conducive to,
you know, the area. You know, my lot is a quarter of an acre and, you know, I'm looking
at two houses in my backyard as well. My biggest concern is my irrigation rights. I -- I
access that from -- I don't know -- it would be the south end of this. Don't know how to
point that out to you guys. What is that called? Something drainage. Anyway, you
know, with all these houses, excuse me, going in I'm not sure what he has in mind for --
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for conduits or whatever is going to be necessary to get my water all the way down to
the beginning of this subdivision. Right now it's -- it works just fine. What else? That's
good. That's all I have. Thank you.
McCarvel: Thank you. Anyone else in the room? Okay. Sir.
Luke: Hello. Bill Luke. I live on 7th Street and --
McCarvel: What's your home address, please?
Luke: What?
McCarvel: Your home address for the record.
Luke: 1529 West 7th.
McCarvel: Thank you.
Luke: I'm sorry, I'm a little hard of hearing, but --
McCarvel: That's okay.
Luke: -- I don't know what all was said up here. But on this place that they want to build
houses, it's been a field, which you all know, and I have seen it as high as ten to 15 to
20 kids come out of the middle school and go through the ground to get home. Instead
of walking down Washington Street where there is a lot of cars and there is cars parked
there, there is kids walking down the street and it's a wonder somebody hasn't been hit,
killed, or whatever. So, they -- Nampa irrigation has a ditch that we get our water
through and it comes right down through that property that they want to build houses on.
So, I would like to see a walkway from the streets east for the kids to walk on and cross
7th Street and go through the lead away to 8th Street, which is already built, to get to
school. So, this is what I would like to see, because I -- I see a lot of kids walk up and
down Washington Street in the middle of the street. I have seen everything. And they
need a place there for their safety that these contractors ought to look into instead of
building houses and thinking about money. That's all I got to say. Thank you for
listening.
McCarvel: Thank you. Okay. Anyone else? Okay. Would the applicant like to come
forward again. Okay. Okay. Go ahead.
Breckon: I would like to speak a little further about some of the comments. We have
had many discussions about lot size and alignment fences and such. One thing you will
note is on the east side -- in particular you can see that the lots align with the lot lines to
the east. The other topic seems to be of great interest and we have had many
discussions on this traffic and -- and discussions on traffic, pedestrian circulation and --
and the like, that as you know we are -- we will also have to meet ACHD requirements
Meridian Planning & Zoning Commission
June 21, 2018
Page 14 of 49
as part of the development. ACHD will weigh in and -- and provide comment on the
connection to 7th Street and we are more than willing to comply with those
requirements, if it be a crosswalk or, you know, turn -- providing a three way stop or
whatever is necessary there. We also discussed I think willingness to pay for speed
bumps in 7th Street if -- if need be, since, you know, that's kind of a straight shot there
and, then, there is an S curve on -- it would be on the west side and, you know, to
provide some traffic calming to address those concerns. On the plan you see there it's
just a color version of this, but the reason I handed that out is to show the aerial photo
and particularly of the -- the existing development to the -- the existing homes to the
east and you will see that there are, in fact, curb, gutter, sidewalk on those streets and
so I just wanted to clarify that, you know, one of the big -- one of the big comments is
that there are no curb, gutter, sidewalks and that area is to the south, as well as on -- on
7th Street and, you know, I guess we expect and plan to provide sidewalk on our
frontage on 7th as part of this and anticipate to receive those comments from -- from
ACHD. The other item that was mentioned was the irrigation. Provide a little
clarification there. There is -- the main connection to the irrigation is at the end of the
southeast corner of the property where there is the three lots that were discussed and
there is a canal that parallels the south property line and it -- for the most part is in the --
the neighbors' yards to the south and we are -- you know, fully intend to comply with
irrigation district requirements and, you know, not touch that and I don't think there is
any reason to. We have a separate connection there at that southeast corner that is
used to go to some ditches that run through the field right now to irrigate the farm field
and, then, there is another ditch that -- actually, Bill, can you pull up that other plan that
shows the pre-plat? I think that it actually depicts it on there. On the west side -- yeah.
On the west side -- let's see, how can I explain this. There is the -- the lots -- the
existing lots that front on 7th Street and at that -- that little corner there you can see a
line that kind of protrudes through the -- through the proposed lots and goes down the
south, that's an irrigation ditch that provides water to those -- those lots along 7th and
our plan is to pipe that ditch through and to ensure that those folks all retain their -- their
water rights as they are supposed to. There was also some questions about -- there is
a -- there is a piped ditch that's in the -- runs through the lots on the east side and what
we are -- there, again, we are not planning on doing anything there. You know, our
intention is to utilize our water -- water rights on site, provide a pump station and a
pressurized irrigation system for -- for these -- for the new development. The three lots
there at the -- kind of the oddball access easement condition there, the southeast
corner. You know, we were calling it -- calling it Cherry Avenue, only because it aligns
with Cherry Avenue to the -- to the -- further to the east. There was no intention there of
stepping on anybody's toes. What we are depicting there -- trying to depict is a -- is a
driveway access that would utilize the easement. Of course, you know, it's -- if we can't
do that, then, we can't do that.
McCarvel: Just have one big lot there.
Breckon: That may -- maybe what happens. That's all I have.
Meridian Planning & Zoning Commission
June 21, 2018
Page 15 of 49
McCarvel: Okay. I did have one question. Just -- and I think a couple of questions
from the public testimony was concerned about numbers of trees and I'm guessing that,
yes, there is only -- the trees that you show in the common areas, but are there CC&R
requirements for these homes to have trees -- a number of trees in their yard or --
usually there is one or something in the front, something like that.
Breckon: I'm sure there will be. We haven't gotten to the CC&R stage yet, but, you
know, there again about all I could do is refer to La Mirada and what's been done there
and that it would be of that nature as their HOA, CC&Rs and to maintain --
McCarvel: The landscape requirements.
Breckon: Yes.
McCarvel: Any other questions?
Yearsley: Madam Chair?
McCarvel: Commissioner Yearsley.
Yearsley: And I don't know if you know this, depending on how the piping of the area --
or the irrigation, are you trying to -- planning to get rid of all the trees on the site or are
you trying to maybe try to keep some of them?
Breckon: That's a great point. We are planning on retaining all the trees on site at this
time. There is -- you know, the old farmhouse was on Cherry Lane and that has been
removed, demolished, all those structures. There are some nice trees there where that
adjacent -- or right along the property line and those we are planning to keep. We have
met with Elroy Huff, the city arborist, to assess those trees and make sure we are in
compliance and -- and not -- you know, he's been out there and looked at it.
Yearsley: Thank you.
McCarvel: Thank you. Any other questions for the applicant? Okay. Thank you.
Breckon: Thank you.
McCarvel: So, at this time could I get a motion to close the public hearing for item H-
2018-0018, Cherry Blossom Subdivision?
Holland: So moved.
Cassinelli: Second.
McCarvel: Thank you. It has been moved and seconded to close the public hearing on
H-2018-0018. All those in favor say aye. Opposed? Motion carries.
Meridian Planning & Zoning Commission
June 21, 2018
Page 16 of 49
MOTION CARRIED: FIVE AYES. TWO ABSENT.
McCarvel: I happen to think this is -- it looks like a good plan. I think they -- just for the
number of times it has been continued and for the reasons it's been continued is to
continue working with the neighbors, I think they have done an excellent job with that. I
think with this odd piece it's -- it's a good layout. Probably a little more work to do with
ACHD and -- and controlling a little bit of that corner and, obviously, working out some
details on that easement. I guess that as long as the applicant is okay that the
easement may result in just one lot down there, I would be in support of it. Any other
comments?
Holland: Madam Chair?
McCarvel: Commissioner Holland.
Holland: I would agree that it seems the applicant has done a good job communicating
with the -- the surrounding community and making some compromises to try and make
this a -- a project that would be -- that would fit the neighborhood. I know there is still
some concerns. Lot 16, 17 with that easement would be a challenge. I know the other
comment was about the trees, but it sounds like they are doing a good job to try and
preserve the -- the older trees that were on the parcel and there will be some
landscaping plans because of the HOA. So, I would kind of be in favor of the project as
well.
Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: I -- I tend to agree. I think, you know, there is some concern about safety
and connecting -- having people walking through the field. I think adding curb, gutter
and sidewalk may add some safety there, where it isn't before, and I think working with
ACHD and the neighborhood, we can get some additional safety to get kids to the
school safer than they are right now. So, I think it looks good. Think there is -- there is
a newer neighborhood right to the east that have curb, gutter and sidewalk that has,
obviously, been built in the last 15 to 20 years and so that -- I know there is a concern
over mixing different types of homes, it's challenging when you have an in-fill
development like this, but I think La Mirada will tell you that I think Mr. Jayo does a good
job of -- of building nice communities and I think this will be an addition to the
community.
McCarvel: Okay.
Cassinelli: Madam Chair?
McCarvel: Commissioner Cassinelli.
Meridian Planning & Zoning Commission
June 21, 2018
Page 17 of 49
Cassinelli: It's tough, I -- you know, I sympathize with a lot of the homeowners around
and having something that's been vacant -- you know, an empty piece of land like that
or, you know, what -- what was a farm years and years ago, obviously, now being
developed. It's going to be developed. I think this is a -- I think a pretty good layout.
Some of the lots are tight, yes. They are on the low end of the -- of the spectrum in
terms of the number of lots per -- lots per acre. I think the -- I think the homes will fit in.
I mean I do see that the developer has -- has gone above and beyond to -- to go in
there with single story homes to -- to keep the height down within -- you know, within
reason. It's different architectural styles than what's to the west, but not necessarily to
the east. It will I think tend to blend in a little bit more on the east. It is tough to see. I
mean the city is growing and -- and there isn't a whole lot of -- there is not a whole lot of
land that -- that's left and what is is going to turn into something. So, I think with that --
that it's -- it's a good -- I don't know that I would give it a great, but I think it's a good
development and I think it will work in there.
Fitzgerald: Madam Chair, I do want to give kind of credit to the neighbors and to the
developer and the applicant for working together to come to something that was better
than what we saw the first time and to compromise on the single level homes. I think
that's something that we don't see very often --
McCarvel: That's a huge --
Fitzgerald: -- and it's something -- and for the neighbors we -- we see these types of
projects come in a lot and that's something that there are -- not very many developers
are willing to give up is that two story home concept. So, that's a pretty -- pretty nice
thing to be able to try to compromise with you, because I know that it's making an
impact on your guys' quality of life, so --
McCarvel: Okay. Anyone want to make a motion or do we have more discussion?
Fitzgerald: Commissioner Yearsley, are you weighing in or --
Yearsley: Oh. No. I'm -- I -- Madam Chair? I kind of agree with Commissioner
Cassinelli. It is a good development. I think it's -- it -- you know, there might be a
couple of things that they could do to maybe make it a little bit better, but overall I think
he's made some pretty deep concessions. Reducing the number of lots was pretty
significant and I think a smart move in -- in his -- his court. Adding the extra open space
and the pathways through that property like it's kind of been used before in the past.
So, no, I think it's good. I think it -- you know, it -- it is hard with change, you know. I
guess this has been a farm for -- it's been in the city since 1959, so, you know, it's kind
of been a stable that this has always been a field and -- and, then, all of a sudden it's
going to change and to -- I'm trying to feel what that's going to be like. It's kind of scary
in some ways. But I think he's tried to do his best to alleviate a lot of the concerns. You
know, this sounds like not all of them are -- are there, but I think they are close and in
doing so -- so, I think it -- I think it will -- I think it is a good design.
Meridian Planning & Zoning Commission
June 21, 2018
Page 18 of 49
McCarvel: I would -- I would have one thought on that amenity that they --
Fitzgerald: Oh. Okay. Yes.
McCarvel: -- give some serious thought to does this really want to be a tot lot if our -- if
the demographic is --
Fitzgerald: I think -- Madam Chair? If I was going to make a motion I would probably
ask them to work with staff to come up with a reasonable additional amenity, because I
do agree that there needs to be something there, but I don't think it needs to be a tot lot.
Give staff flexibility to come up with something that -- that would fit with the community,
the final version of what it's going to be. So, Sonya, based on that do I need to -- I don't
need to make any changes, because -- to give you direction to go work with the
applicant to come up with a -- a proper additional amenity for the neighborhood.
Allen: Chairman, Commissioners, I believe that's sufficient.
Fitzgerald: Okay. Are we done? Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: After considering all staff, applicant and public testimony I move to
recommend approval to the City Council of file number H-2018-0018, as presented in
the staff report for the hearing date of June 21st, 2018, and allowing the staff to work
with the applicant on the additional amenity and what that is before we move forward to
Council.
Holland: I will second.
McCarvel: It has been moved and seconded to approve Item H-2018-0018, Cherry
Blossom Subdivision. All those in favor say aye. Opposed? Motion carries.
Congratulations.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
B. Public Hearing for Sodalicious (H-2018-0046) by 10th &
Fairview, Located at 1035 E. Fairview Ave.
1. Request: An Annexation and Zoning of 0.36 of an Acre of
Land from the RUT to the C-G Zoning District
McCarvel: Okay. At this time we will open the public hearing for H-2018-0046,
Sodalicious, and we will begin with the staff report.
Meridian Planning & Zoning Commission
June 21, 2018
Page 19 of 49
Allen: Thank you, Madam Chair, Members of the Commission. The next application
before you is a request for annexation and zoning. This site consists of .36 of an acre
of land. It's zoned in Ada county, located at 1035 East Fairview Avenue. Adjacent land
use and zoning. To the north is East Fairview Avenue and commercial uses, zoned C-
G. To the east is commercial properties, zoned C-G. And to the south and west is a
vehicle sales lots, zoned C-G. This property is currently receiving city water and sewer
service. The terms for provision of sewer service are contained in the agreement for
extension of domestic sewer service outside Meridian city limits on file. A drive-thru
restaurant was recently approved in Ada county to operate on this site. The
Comprehensive Plan future land use map designation is commercial. The applicant
proposes to annex .36 of an acre of land into the city with a C-G zoning district,
consistent with the commercial future land use map designation for this property.
Access is provided to this site by East Fairview Avenue. A cross-access easement
exists to the site from the property to the east. Staff is recommending a reciprocal
cross-access easement is granted to the property to the east in accord with UDC 11-3A-
3A2 as a provision of the development agreement. However, it may not be feasible at
this time to utilize the cross-access due to the location of the billboard sign. What that
means is staff is not requiring the cross-access to be constructed at this time, we are
only requiring the provision of the easement, so that at some point in the future, if the
billboard does come down and the access is needed, that it can be constructed and no
further means necessary to come back. Additionally, there may not be an application in
the future that we would be able to tie that cross-access easement to. Because parking
for this site is located at the northwest corner of the site along the west boundary, staff
is not recommending a cross-access easement is provided to the west, only to the east.
There is an electronic billboard that exists along the east boundary of this site that was
permitted -- was a permitted use under Ada county ordinances. Upon annexation the
billboard will be considered a nonconforming sign, as billboards are prohibited within the
city. As such the sign is allowed to remain subject to the provisions for nonconforming
signs set forth in UDC 11-1B-6. Repair or replacement of LED digital faces on the sign
does not constitute replacement or removal of the sign or the sign structure as
described in UDC 11-1B-6 and noted in the agreement for extension of domestic sewer
service. The Council did agree through that agreement to let the billboard remain on
the site, so that has already been annexed -- acted on by the city. Written testimony --
no one has submitted written testimony on this application. Staff is recommending
approval with a development agreement contained in the provisions in the staff report.
Staff will stand for any questions.
McCarvel: Okay. Any questions for staff? Okay. Would the applicant like to come
forward.
Clark: Members of the Commission, my name is Hethe Clark. 251 East Front Street in
Boise. I'm with the law firm of Spink Butler, representing the applicant and I won't
belabor this. We are in agreement with the terms and conditions that are identified in
the staff report. The only clarification that Sonya mentioned is just on the -- the cross-
access easement. We have already initiated conversations with city legal about what
that cross-access easement is going to look like. It will include a contingency that if the
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June 21, 2018
Page 20 of 49
-- the billboard is ever voluntarily removed, that that -- that cross-access -- the cross-
access easement will, then, come into place. So, with that I don't know that it's worth
belaboring the point any further. I'm happy to answer any questions that you might
have.
Fitzgerald: Madam Mayor, this may be for staff or maybe for the applicant. Is there -- is
there a time frame that we are working under to get rid of that sign or is there a desire
for you all to get rid of the sign? Is that -- is there a lease problem or is there a reason
that it's going to stay around?
Allen: Madam Chair, Members of the Commission, the Council agreed to let it remain.
There is no sunset clause on it.
Fitzgerald: Thank you.
McCarvel: Okay. Any other questions for the applicant? Thank you. It appears we
have no one signed up to testify on this application, but is there anybody in the room
who chooses to do so now? Okay. And I'm guessing the applicant would not like to
come back forward. So, can I get a motion to close the public hearing for item H-2018-
0046, Sodalicious.
Fitzgerald: So moved.
Holland: Second.
McCarvel: It has been moved to close the public hearing on H-2018-0046. All those in
favor say aye. Opposed? Motion carries.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
Fitzgerald: Madam Chair?
McCarvel: Mr. Fitzgerald.
Fitzgerald: I think -- I mean it's an existing location that's -- they are utilizing it as a
building that's already built and I think it -- it's exciting to see Sodalicious on Fairview
instead of what's there now. Is that fair?
Holland: That's fair.
McCarvel: Okay. Any other comments?
Fitzgerald: Madam Chair --
Holland: I would -- I would agree. I would be in support of it.
Meridian Planning & Zoning Commission
June 21, 2018
Page 21 of 49
McCarvel: So, if you are -- we are ready for a motion, that would be great.
Fitzgerald: Since I'm making motions -- after considering all staff, applicant and public
testimony, I move to recommend approval to City Council of file number H-2018-0046,
as presented in the staff report for the hearing date of June 21st, 2018.
Holland: Second.
McCarvel: It has been moved and seconded to recommend approval on H-2018-0046.
All those in favor say aye. Opposed? Motion carries. Congratulations.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
C. Public Hearing for Graycliff Estates (H-2018-0054) by Star
Development, Inc. Located West of S . Meridian Rd/S.H. 69, on
the South Side of W. Harris St.
1. Request: A Development Agreement Modification to Reflect
an Increase of Building Lots and Change in Open Space
Consistent with the Proposed Preliminary Plat; and
2. Request: Preliminary Plat Consisting of 136 Building Lots
and 9 Common Lots on 52.46 Acres of Land in the R-8 and R -40
Zoning Districts
McCarvel: Next we will open the hearing for item H-2018-0054, Graycliff Estates, and
we will begin with the staff report.
Allen: Thank you, Madam Chair, Members of the Commission. The next application
before you is a request for a preliminary plat. This site consists of 52.46 acres of land.
It's zoned R-8 and R-40 and is located west of South Meridian Road and State Highway
69 on the southside of West Harris Street. Adjacent land uses and zoning. To the north
are future and existing single family residential properties in Biltmore Estates
Subdivision, zoned R-4. To the east is agricultural property, zoned RUT in Ada county,
as well as to the south and to the west, actually, also is agricultural properties, zoned R-
4. In 2015 this property was annexed and a preliminary plat was approved, which is still
valid for this site. The Comprehensive Plan future land use map designation is medium
density residential for 30 acres of the site and high density residential for 22.5 acres.
The applicant is requesting a modification to the existing development agreement to
increase the number of building lots from 120, which is shown with the existing
preliminary plat, to 136 lots, as proposed with the current plat, and qualified open space
increased from 7.95 to 8.85 acres, consistent with the new proposed preliminary plat.
The development agreement modification does not require Commission action, only
City Council. The proposed plat as shown consists of 134 single family residential
building lots, two multi-family residential building lots, nine common lots, and two other
lots, for a city well lot and a common driveway on 52.46 acres of land in the R-8 and R-
Meridian Planning & Zoning Commission
June 21, 2018
Page 22 of 49
40 zoning districts. Proposed lots range in size from 6,800 square feet to 11,634
square feet, with an average size of 7,873 square feet. The property is proposed to
develop in five phases. The multi-family portion of the site will come in later with a
conditional use permit. A 75 foot wide easement for the Williams gas pipeline bisects
this site and you can see that right here where the proposed R-40 designation is and
the -- the pathway. All development within that easement must adhere to the most
current standards in the Williams gas pipeline developers handbook. The Sundial
Lateral bisects the western portion of this site and is proposed to be relocated and piped
along the west boundary of the site. The Tumbler Lateral runs along the northeast
boundary of the site and is also proposed to be piped. A 20 foot wide landscaped street
buffer is required along Harris Street and South Redwater Avenue, both collector
streets. A total of 8.85 acres or 16.87 percent of qualified open space is proposed
within the development, consisting of parkways along local and collector streets, street
buffers along collector streets, open space corridor where the Williams pipeline is
located. Micropath lots, internal common areas, and 1.77 acres of land designated for a
city park. The applicant proposes a ten foot wide multi-use pathway through the
common area where the Williams pipeline is located. Children's play equipment and
yard shuffleboard are also proposed as amenities in accord with UDC standards.
Access is proposed via the extension of West Harris Street, a collector street at the
north boundary of the site, that provides access via South Meridian Road and State
Highway 69. Stub streets are proposed for future extension to the west, east, and
south. A north-south collector street is proposed off site along the west boundary of the
site in accord with the master street map, which will eventually extend south to Amity
Road. The applicant has submitted sample photos of single family residential homes
proposed to be constructed in this development, along with a conceptual drawing of a
typical multi-family structure. Building materials for the single family units consist of a
mix of horizontal and vertical lap siding and stucco, with stone veneer accents. The
apartment structure appears to be stucco with stone veneer accents as well. The
apartments will require design review approval. There was no written testimony
submitted on this application. Staff is recommending approval with the conditions in the
staff report. Staff is requesting that Commission make one modification to staff report
condition number 1.2.1B, that pertains to shifting the north-south collector street along
the west boundary of the site to the east side of the Sundial Lateral. This was
inadvertently left in from a previous ACHD report. Staff will stand for any questions.
McCarvel: Any questions for staff?
Cassinelli: Madam Chair?
McCarvel: Commissioner Cassinelli.
Cassinelli: Sonya, do you know when that -- was it -- was the zoning there originally R-
40 with the -- it's surrounded by R-4? Was that -- was that -- was that changed?
What's the history of that; do you know? It seems like an odd sliver to be high density in
the middle of R-4.
Meridian Planning & Zoning Commission
June 21, 2018
Page 23 of 49
Allen: Yeah. Madam Chair, Commissioner Cassinelli, the -- the zoning follows the
Comprehensive Plan. It was zoned in 2015 when it was annexed into the city with the
original Graycliff Estates plat.
Cassinelli: Follow up on that. What -- what's zoned to the -- to the east, towards
Meridian Road?
Allen: It's zoned in the county right now. I believe it's RUT.
Cassinelli: What's the future --
Allen: Future land use designation is mixed-use.
Cassinelli: Okay.
Allen: Regional, I believe.
Cassinelli: Okay. Thank you.
McCarvel: Any other questions for 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, Meridian. I'm here
representing Star Development, Mr. Centers. Lee Centers. To kind of answer
Commissioner Cassinelli's question, Hawkins Company had that property to the east
optioned and they did a Comprehensive Plan change to mixed use regional and they
were intending to have a major retail center with office combination and, then, multi-
family next to where we have the R-40 and so that's how that R-40 designation came
about as far as the Comprehensive Plan. As Sonya indicated, we brought this project
through in 2015. I had three projects for Mr. Centers. We brought through Biltmore
Estates, which is located north here. That's an R-4. The square footage in the Biltmore
Estates runs between nine and ten thousand square feet. Then we brought Graycliff
through and with the Graycliff plat we had the R-40 designation and, then, the
remainder is R-8 based on the medium density designation in the Comprehensive Plan.
The original average lot sizes in the Graycliff was around 9,000 square feet. Excuse
me. And, then, we came in and brought in what is called Brundage Estates, which is
the remainder of Mr. Centers' property that goes clear to Linder. We also zoned that R-
4 and, then, we have it approved for preliminary plat when those lot sizes -- the average
lot size is around 10,000 square feet. So, over the past three years, obviously, we have
seen significant changes in the real estate market. Prices have continued to escalate.
Mr. Centers has been building out Biltmore Estates relatively quickly and we have
worked with the city to establish Well 32, which should come online here within probably
the next six to nine months. The test wells are down and they have been doing all of
their work through IDWR. The city also extended a 12 inch water main down Highway
69 and down Harris Street, which we, then, tied into where this new well will be located.
From a transportation perspective Mr. Centers came in and, then, constructed a
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June 21, 2018
Page 24 of 49
southbound turn lane into Harris Street. We put that in last year. We also widened
Harris here, so that we could have a left turn bay and, then, a right turn lane. Until this
property right here develops, Harris Street can't be widened on that south side, but
where we pick it up we build it as a full collector. ACHD also had us grant an easement
or a deed restriction that Harris Street will eventually connect to Linder, because that is
the mid mile collector. One of the things that we worked with with your parks
department as far as a neighborhood park in this -- in this section, your Comprehensive
Plan has an asterisk here for a neighborhood park, so as part of Biltmore -- here you
see the well and, then, we -- we have a portion of the Biltmore Estates project that will
be part of the city park, then the well. This is the multi-use pathway that runs along the
Williams pipeline. That will be part of the city park and, then, we have an area right
here that will be part of the city park and, then, the last segment is kind of a composite
park. We will bring it up to over seven, almost eight acres in the Brundage
development. We will be entering into like a cooperative agreement with the parks
department. We have been before the parks board. They were supportive of this
neighborhood park at this location. Mr. Centers agreed that once the third component is
added in, then, he will install sprinklers and will turf it and get it green for the parks
department and, then, as their budgets allows, as impact fees come in, then, that park
could develop over time, which was very similar to what we did at Champion Park that I
was involved in off of Ustick. So, really if you -- if you look at the overall project --
getting excited here. I can't find the preliminary. Sonya, do you have -- do you have the
preliminary?
Allen: Yeah.
McKay: It's not popping up on here.
Allen: You will get knocked out of yours, though.
McKay: What's that?
Allen: I will have to knock you out of yours.
McKay: Okay. Knock me out of mine. What Mr. Centers was concerned with with his
Biltmore Estates project was he was getting a lot of potential home buyers and they
didn't want a nine or ten thousand square foot lot, they wanted a lot that was more
around like 7,000 square feet and so he came back to me and said, you know, what if
we took a look at this plat. I really like the layout that was originally approved by the
City Council and supported by the staff and so I don't want to change that, I just want to
change my lot widths. So, we came in and we made these lots 60 by 115, whereas in
this particular plat, the previously approved one, they were 65 by I think 130 and that
brought us up to 15 additional lots and he said, you know, I just need to provide some
diversity, because the prices are getting so high in Biltmore that I need -- you know,
there are -- not everyone can afford a 350 or 400 thousand dollar home and so that's
why we are here before you with a new preliminary plat and a development
modification. Now, one of the things that this original plan was criticized for by the
Meridian Planning & Zoning Commission
June 21, 2018
Page 25 of 49
neighbors was -- our primary open space was kind of up here at the collector roadway
and one of the neighbors that's located to the south of us said, you know, I think you
ought to have a central open space down here in the southern end with a playground.
So, when we redesigned this we designed it with this large open space lot, big pocket
park here and, then, we have micro paths that come down to the south and, then, go
out to the east and, then, obviously, we have connections here to the west and we have
playground equipment. We still have an amenity up here in our northern open space
along the Williams pipeline. So, you will have the multi-use pathway. We had benches
so people could rest and, then, here we have open space and, then, we have a yard
shuffleboard. What we didn't want to do was compete with the neighborhood park, so
we figured, you know, we -- we don't want to have any redundant amenities, but we will
add amenities that will be just unique to this neighborhood. So, right now what's before
you is 3.23 dwelling units per acre, which is on the low end of that medium density
residential of three to eight. The previous gross density was 2.87. So, we weren't even
at the three as far as the single-family portion is concerned. We up'd the open space
from -- it's up to 8.85 acres or 16.87 percent open space. So, kind of as a trade off to
add additional lots we did add open space. It's a good project. It's, obviously, a
continuation of this Harris Street collector. Also the south collector will be built with
Brundage Estates. It will be coming south and eventually that will connect to Amity. So,
this whole particular section will have interconnectivity through Kentucky Way to Victory
and Harris Street from Meridian Road to Linder and, then, this south -- southerly
collector to Amity. So, it will be a very well interconnected section that we don't see
very often in the Meridian area. Can I answer any questions?
McCarvel: Any questions for the applicant? Okay. I guess not.
McKay: Thank you.
McCarvel: Thanks, Becky. Do we have anybody signed up for testimony?
Johnson: There is no one signed up.
McCarvel: Okay. We have no one signed up for public testimony, but is there anybody
in the room who would like to do so on this application? Okay.
Yearsley: Madam Chair?
McCarvel: Commissioner Yearsley.
Yearsley: I move to close the public hearing on file number H-2018-0054.
Fitzgerald: Second.
McCarvel: It has been moved and seconded to close the public hearing on H-2018-
0054. All those in favor say aye. Opposed? Motion carries.
Meridian Planning & Zoning Commission
June 21, 2018
Page 26 of 49
MOTION CARRIED: FIVE AYES. TWO ABSENT.
Yearsley: Madam Chair?
McCarvel: Commissioner Yearsley.
Yearsley: So, I was involved with the initial annexation of this property. You know,
initially I was a little concerned why come back for more property. I kind of wondered if
that was the case as -- as Becky had mentioned. I'm actually pleased to see that they
didn't take all that into additional lots, that they added some more open space. I think
where they are adding that open space I think is -- is a great asset to that facility -- to
that -- that subdivision and -- and I, you know, commend him for not being so greedy
and to allow that additional open space. So, you know, overall the property I think is a
pretty good -- you know, is a pretty good layout. Growth is happening out that way, so I
would be in favor of this project -- or the preliminary plat.
Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: I absolutely agree. I think listening to the testimony from previously, moving
that common area and -- and amenity into the middle of the community made it -- made
a ton of sense. I think as we go through a Comprehensive Plan review and redo I think
we are going to hear a lot more about diversity in homes and I think Mr. Centers knows
what his -- what he will be selling to and how it needs to work in the future and that it --
we don't hear it very often where you want to have smaller lots, so I think the original
concept is -- this is just taking the original concept and making it -- making it little bit
better. So, I agree with Commissioner Yearsley's comments and would be in support as
well, ma'am.
Holland: Madam Chair?
McCarvel: Commissioner Holland.
Holland: I tend to agree with the comments that have been made here. I really
appreciate that they have the park area down in the southern part of the complex. One
question -- I'm sorry if I missed this. Tonight we are only looking at those -- those
bottom phases in the future multi-family. We need to come back for a conditional use
permit; is that correct?
Fitzgerald: That's my understanding. And design review.
McCarvel: Okay.
Fitzgerald: Bill.
Meridian Planning & Zoning Commission
June 21, 2018
Page 27 of 49
Cassinelli: I like the fact that they moved to -- brought some more green space down --
down to the south end with that park. So, as far as the changes there I'm in support.
McCarvel: Yeah. I remember this application as well and I remember the heartburn
over that common space being right up there next to the park anyway and so I do like
that the open space has moved. I hate seeing the bigger lots getting made into smaller
lots, but in general I would be in support of it if that's what they feel they need. I don't
think it's that huge of a change to make a big enough difference to argue it, so --
Holland: Madam Chair?
McCarvel: Commissioner Holland.
Holland: I would be happy to make a motion. Before I do I just want to make sure that
-- I don't think there is any concerns with the staff's recommendation to strike condition
1.2.1, unless any other --
McCarvel: No. It was left -- it was in there by accident, so --
Holland: All right. Then after considering all staff, applicant, and public testimony, I
move to recommend approval to the City Council of file number H-2018-0054, as
presented in the staff report for the hearing date of June 21st, 2018, with the following
modification: That we strike condition 1.2.1B that pertains to shifting the north-south
collector street along the west boundary of the site to the east side of the Sundial
Lateral. This was inadvertently left in from the previous ACHD report.
Cassinelli: Second.
Yearsley: Second.
McCarvel: It has been moved and seconded to recommend approval on H-2018-0054
with a recommend -- with modification. All those in favor say aye. Opposed? Motion
carries.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
D. Public Hearing Continued from June 6, 2018 for Keep
Subdivision (H-2018-0043) by Jack L . Hammond Located at
the SW Corner of E. Lake Hazel Rd. and S . Eagle Rd.
1. Request: Annexation and Zoning of 60.55 Acres of Land
(7.07 to R-8 and 53.47 to R -2) to the R-2 and R -8 Zoning
Districts; and,
2. Request: A Preliminary Plat Consisting of 59 Single Family
Meridian Planning & Zoning Commission
June 21, 2018
Page 28 of 49
Residential Lots, and 10 Common Lots on Approximately
53.47 Acres in the Proposed R-2 and R -8 Zoning Districts
McCarvel: Okay. Looking through -- at this time we would like to open the public
hearing for H-2018-0043, Keep Subdivision. Or I guess we are continuing this, aren't
we. Okay. Continue Item H-2018-0043 and we will begin with the staff report.
Beach: Madam Chair, Members of the Commission -- excuse me. So, this, as you
said, was continued from the June 6th hearing. I don't have the -- I apologize, I don't
have the previous version of the plat on my slide as an oversight. The previous version
of this -- essentially the changes that were made were that there was a pedestrian
pathway added -- this street is indicated by my mouse -- up to Lake Hazel to kind of
break up that block length and if you remember there was a cul-de-sac here and the
issue was -- it was too long to meet code, so working with the applicant literally the next
day sent me a revised plat and landscape plan showing that they had worked with the
highway district and the highway district made an exception to their policy to allow them
to have access to Eagle Road and so that's -- that's what they are showing here. They
are also adding a common lot on the south side of that connection to Lake Hazel, up
against the church's property. Other than that, their plat is essentially the same. Staff is
recommending approval with -- with those changes. I can go into further detail, but --
with the staff report or answer any questions if you have them, but we are -- as I said,
we are in favor of recommending approval. This is the landscape plan that has been
modified to reflect the changes in the plat. Nothing too drastic has happened. And,
then, as you remember the conceptual elevations. A little bit bigger than my house, but
-- but not by much.
Holland: Madam Chair?
McCarvel: Commissioner Holland.
Holland: One question for you. I know the last time we heard this one they were -- we
were talking about what additional amenities they might be able to apply. Have we
heard any more insights from the applicant?
Beach: I remember some discussion with the applicant. We can ask them that
question. I believe that they -- that they had mentioned to me that they were going to
provide an additional amenity, I just don't remember what that was, so --
Holland: Thank you.
McCarvel: Any other questions for staff? Okay. Would the applicant like to come
forward.
Lakey: Thank you, Madam Chair. Todd Lakey with Borton Lakey Law. Address 141
East Carlton, Meridian, Idaho. Madam Chair and Commissioners, I think Josh covered
it pretty well. Following the last hearing we met with ACHD and modified our plan.
Meridian Planning & Zoning Commission
June 21, 2018
Page 29 of 49
There were some sight distance challenges and additional elevation challenges on Lake
Hazel, so we relocated that portion to the --
McCarvel: Could you move your -- the mic closer to you, so --
Lakey: Is that better?
McCarvel: I think so. It sounds good.
Lakey: I will try to lean into it.
McCarvel: Much better.
Lakey: Okay. As I said, Madam Chair, we relocated our access to address both the
access site distance and elevation challenges we were facing on Lake -- Lake Hazel,
but also addressed that cul-de-sac distance that was contrary to the Uniform
Development Code. Dissatisfied with ACHD, we are now on the same page with ACHD
as far as their conditions of approval. Also in agreement with the conditions of approval
from staff. Our modified landscape plan also increased the amount of open space as
part of our design and we added a tot lot, but I need to confirm with my client where that
tot lot is, but that's the additional amenity that we added and with that, Madam Chair, we
-- as I said, we have addressed the issues of concern. We are in strong compliance
with the Comprehensive Plan as far as a low density designation where it is 1.1 gross
dwelling units per acre. You saw the pictures of the homes. Maybe a little bigger than
mine, too, but we are talking about a high quality development that is from half acre to
one acre plus lots and this is going to be a high -- a high quality project that will be a
great addition to the City of Meridian and we would ask for your approval. I would be
happy to answer any questions if you have them.
McCarvel: Okay. Any questions for the applicant?
Yearsley: Madam Chair?
McCarvel: Commissioner Yearsley.
Yearsley: And maybe you can help me. I know on the previous meeting we had you
were asking for a condition of a pathway to the church to be stricken. Did that actually
get pulled out of the staff report or do we still need to add -- include that in our motion?
Beach: Let me pull up that condition. I have got it on the other screen here. Give me a
second to switch it over here. The original condition was that they would move the
pathway through where their cul-de-sac is to the west side of that church boundary and
the discussion, again, at the last meeting was the church was not in favor of that, they
are worried about vandalism, so --
Meridian Planning & Zoning Commission
June 21, 2018
Page 30 of 49
Yearsley: Okay. I just want -- I want to make sure that that was still the case. And
ACHD is acceptable with the -- the new access onto Eagle Road? That is what I
understand.
Lakey: Mr. Chairman, Commissioner Yearsley, yes, that's correct. They granted a little
bit of an exception to their policy, but it was within the director's discretion to do that
and, as I said, we are all on the same page.
Yearsley: Great.
McCarvel: Okay.
Cassinelli: Madam Chair?
McCarvel: Commissioner Cassinelli.
Cassinelli: The question of the amenity was brought up. The tot lot, do you -- do you
see that as fitting with the -- with the homes that are going to be in there? Were there
other amenities that were discussed? Considered?
Lakey: Mr. Chairman and Commissioner Cassinelli, I think that's what we have looked
at. We -- we are fairly open to -- to talking with staff if they feel like there is a different
amenity that might be more appropriate. When you have larger lots, folks have a lot of
room. That's probably what you're thinking is to play on their own lot, so to speak. But
it would provide a little bit of a community gathering area for mothers and things to go
take their children to if they wanted to socialize in a common location.
McCarvel: Okay. Any other questions for the applicant? Okay. Thank you.
Lakey: Thank you, Madam Chair.
McCarvel: Do we have anybody signed up? Okay. We have no one signed up for
public testimony this evening, but is there anyone in the room who would like to do so at
this time? Okay. Questions for the applicant? Do we need him to come back forward?
No? Okay. All right.
Cassinelli: Shall I do a motion?
McCarvel: Yes. A motion to close the public hearing.
Cassinelli: Close the public hearing for Keep Subdivision, Item No. 4-D, H-2018-0043.
Fitzgerald: Second.
McCarvel: We have a motion and a second to close the public hearing on H-2018-
0043. All those in favor say aye. Opposed? Motion carried.
Meridian Planning & Zoning Commission
June 21, 2018
Page 31 of 49
MOTION CARRIED: FIVE AYES. TWO ABSENT.
McCarvel: Well, I think we got our issue answered. I mean that was pretty quick and
easy. I mean I think we are all in favor of the subdivision. If we could get -- worked
around that long cul-de-sac and the access to it also I would say that we could move
forward with it.
Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: Kudos to the applicant for you guys turning around -- we were giving a
couple of outside different dates to shoot for, so we will give you 24 hours to respond
and good job coming back with what we were asking for. We appreciate it.
McCarvel: Any other comments?
Yearsley: Madam Chair?
McCarvel: Commissioner Yearsley.
Yearsley: After considering all staff, applicant and public testimony, I move -- move to
approve -- this is to approve or to go on to City Council? Recommend approval to City
Council of file number H-2018-0043 as presented in the staff report for the hearing date
of June 21st -- am I on the right one? I am. Okay. June 21st, 2018, with the following
modifications: That 1.1.3D be stricken from the -- the report -- or from the staff report.
Fitzgerald: Second.
McCarvel: It has been moved and seconded to recommend approval on H-2018-0043
with modification. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
Cassinelli: Madam Chair?
McCarvel: Yes, Commissioner Cassinelli.
Cassinelli: Before moving on to Item E I'm going to go ahead and recuse myself.
McCarvel: Okay.
Cassinelli: As discussed, I have a conflict, so I'm going to step down at this time.
McCarvel: Okay.
Meridian Planning & Zoning Commission
June 21, 2018
Page 32 of 49
Yearsley: Madam Chair?
McCarvel: Commissioner Yearsley.
Yearsley: Can we take like a five --
McCarvel: Yes, we can.
Yearsley: Thank you.
McCarvel: Let's take five minutes and, then, we will come back for the last item.
(Recess: 7:33 p.m. to 7:38 p.m.)
E. Public Hearing for Compass Charter School (H-2018-0048) by
Bouma USA, Located at the northeast corner of W. Franklin
Rd.
and S. Black Cat Rd.
1. Request: An Amendment to the Comprehensive Plan Future
Land Use Map to Change the Land Use Designation on
25.05 Acres of Lane from Medium-High Density Residential and
Park to Mixed Employment; and
2. Request: Annexation and Zoning of 21.93 Acres of Land
from
RUT to the ME (Mixed Employment) Zoning District
McCarvel: Okay. We would like to continue on with our meeting this evening. Thank
you for allow the stretch and we are now ready to open H-2018-0048, Compass Charter
School, and will begin with the staff report.
Beach: Get my presentation back loaded here. Okay. So, before you this evening is
two-fold application, one for annexation and zoning and another for our Comprehensive
Plan map amendment. This actual site of the school consists of 21.93 acres. It's
currently zoned RUT. It's located near the northeast corner of West Franklin and South
Black Cat Roads. To the north is single family residents, zoned RUT in Ada county. To
the east are -- it's a commercial business, zoned RUT within Ada county. To the south
is vacant property zoned RUT within Ada county. Single family residential zoned RUT
also within Ada county on West Franklin Road. And to the west are single family
residential properties zoned RUT and C-2, both in Ada county and South Black Cat
Road. There is no current history on the property. We are going to annex this property
into the city. The Comprehensive Plan future land use map designation for the property
is medium high density residential and a park designation. So, the -- there is -- as I said
to two applications before you. The applicant proposes to amend the -- the future land
Meridian Planning & Zoning Commission
June 21, 2018
Page 33 of 49
use map contained in the Comprehensive Plan to change the land use designation on
approximately 25.05 acres of land from medium high density residential and park to
mixed employment. You can see here on the -- on the top here is the existing land
uses. Medium high is the orange color. The Williams pipeline actually bisects the area
here and the park designation is on the south side of that. I will say that the parks
department doesn't have any plans for making that a park and this is just kind of a
placeholder. There is a -- there is a -- some sort of a power station here on the -- on the
hard corner and they weren't sure what to do with the area between the pipeline and the
power infrastructure there. So, they -- regardless. So, you can see on the south here
this is the -- the proposal is to change the whole area, excluding the hard corner, to the
mixed employment designation that would accommodate a school. So, the
comprehensive plan amendment is our staff thinking to develop the parks with a private
-- a private school or charter school and annexing the property with a landscape
business approved through the county. So, the landscape business is located on these
two parcels as indicated by -- by my mouse. The -- the school is attempting to purchase
the back half of that property, which would in the future necessitate a property boundary
adjustment to line those property boundaries up and, then, the landscape business
would stay where they are with some improvements to their property, which I will go
over in a minute. So, that's because there is two different entities here, the school and
the landscape business. Staff is recommending that there be two, instead of just one
development agreement, which has to do with an annexation and we do two would
make it easier for both if -- if and when they choose to amend their development
agreement, specifically the landscape business. If something else were to go in there it
would be easier than -- than trying to modified just one development agreement, so
there is a purpose to do that at the outset. Had several concept plans with this
application. The site plan -- concept plan on the left shows the entire area to be
included in the Comprehensive Plan map amendment, so it's impossible to include the
site plan in that development agreement, so this -- this slide on the left shows how the
parcels along Black Cat could potentially develop. We have worked with the applicant
to include several cross-access points to the parcels along Black Cat, so that we can
see how they would develop in the future. Those are not part of the annexation, though
they are part of the Comprehensive Plan map amendment. And as you can see the
concept plan also includes the school -- or, excuse me, the landscape business. Move
over to the right you can also see that there is a -- there is a parcel between the
landscape business and the church -- or in the school's property that is not supposed to
be annexed with this application, so we would require them -- both the school to provide
a cross-access to their west boundary and the landscape business to provide a cross-
access to their east boundary so when that property does annex in and redevelop we
will get cross-access all the way across there. I will say that we have a condition in the
staff report that indicates that there are several cross-accesses being proposed, but not
specifically defined in the concept plan and we will get those further defined as we get
to the certificate of zoning compliance portion, to make sure that all of the -- the
properties that -- that need access -- we will be able to -- to get that from the internal
drive aisle for the school. Moving on. The future use of the site must comply with the
specific use standards for their specific use. The school and the landscape business
each have separate standards that shall be met. As I said, there is specific use
Meridian Planning & Zoning Commission
June 21, 2018
Page 34 of 49
standards for a school and there is also specific use standards for what we call a
dispatch center for mobile services, which is what the landscape business would be.
The Commission should be aware that the school is a principally permitted use with the
mixed employment zoning district, so any expansion of the school will only require a
certificate of zoning compliance and design review application to move forward and
there would not be a conditional use permit required for this and so any future approvals
will be -- will be through the certificate of zoning compliance, just -- just through the
staff. And the dispatch center for mobile services use is considered a conditional use
within the mixed employment zoning districts, so any expansion of that use will also
require a conditional use permit, but not at the outset with the annexation. As I said, the
property boundary adjustments will need to be processed and approved through the city
in order to configure the landscape business in the north portion of the school -- of the
landscape business to go to the school, so those -- those property boundaries are in the
correct spots. Separately, because the landscape business will be located on a
separate property from the school, once the property boundary is finalized staff is
recommending that the school and landscape business be placed into separate
development agreements as I mentioned. So, we will go to the conceptual elevations
by the applicant. We will say that we require that -- first off these are conceptual. At the
outset they don't appear quite to meet what our design standards would be and so we
will work with the applicant, again, with their administrative design review application to
make sure that the -- the structures meet -- meet our standards. There are so -- as I
said, there is two separate development agreements for the property and one just for
the school and, then, there is one separately for the -- for the landscape business. But
staff is recommending approval. Went through that fairly quickly, so let me know if you
have any questions.
McCarvel: Any questions for staff? Okay. Can you go back to the -- the overall plan
there. Okay.
Fitzgerald: Actually, Madam Chair?
McCarvel: Yes, Commissioner Fitzgerald.
Fitzgerald: On your last slide my understanding is when the landscaping -- if and when
the landscaping project -- or business does redevelop, they lose their access to
Franklin; correct?
Beach: Correct. Some of that depends on whether or not there is a -- the ability to
access --
Fitzgerald: A cross-access to the -- to the --
Beach: The property to develop and there is still limited -- limited ability for them to get
over to existing access points. And I failed to mention that we are asking that the
landscape business make some improvements to their property. They will have to
asphalt and stripe their -- their parking area. Their landscaping out front appears to
Meridian Planning & Zoning Commission
June 21, 2018
Page 35 of 49
generally meet our requirements, so we are not going to push too hard on that. We will
-- we will get the required buffer that we need when and if the property redevelops.
Their plan here -- as I'm showing on the right here indicates that there are two access
points to Franklin. There are not. They will not be granted that second access point on
the right. The only access point they currently have is the one indicated by my mouse.
They are also required to -- or their outdoor storage area, we require that to be fully
screened from view and, then, obviously, we will have to work with them on the locate --
the location of the cross-access easement with a certificate of zoning compliance. It's
kind of put them in a spot that kind of makes sense for the business. It doesn't
necessarily line up with the cross-access from the school. I will also mention one thing
that I have spoken with the applicant about is -- is we have some concern with the bus
access being the -- only a right-in, right-out and how that would function as far as
potentially taking a left. The school site wouldn't be allowed, so they have indicated that
they can modify their bus routes to accommodate that. I think the applicant will cover
that a little bit. We had some concerns initially with that, feeling that getting the buses
up to the intersection of Black Cat and the future collector would make more sense as
far as getting buses where they need to go. As I said, I am not an expert on charter
schools or schools in general, so the applicant can cover that a little bit more. This is a -
- this is a first phase of their project. As indicated, the second phase would be here as
indicated by my mouse. The collector will stub further to the east and not shown on --
on this specific plan on the right is they are -- they are also annexing in this large parcel
here, which I don't believe is part of their first phase. I will stand for any questions.
McCarvel: Josh, with that collector street, what's the -- is that -- it's going to be a light
there or what's there?
Beach: I don't believe from ACHD that there is a current plan for a signal at that
intersection. Now, it may warrant that in the future --
McCarvel: Because that's already a jammed up street. I mean you got the railroad
tracks right there and, then, Pine is just north of that. There is no left out of there. It's
not feasible without a -- okay. Any other questions for staff? Okay. Would the
applicant like to come forward.
Bierlein: Hi. Paul Bierlein with Bouma USA and this is --
Hadlock: Bill Hadlock with Paradigm Design of 550 Three Mile Road, Grand Rapids,
Michigan.
Bierlein: My address is 445 Pettis, Grand Rapids, Michigan.
McCarvel: Okay.
Bierlein: First of all, we would like to thank the staff for working with us through the
process. We really don't have any challenges with the conditions that were put on the --
or the conditions that were put on us, because we have been working through them with
Meridian Planning & Zoning Commission
June 21, 2018
Page 36 of 49
Josh pretty closely. We do have one -- one condition that we think we can improve
upon that we would like to talk about today and we would also like to address the
question of the bus traffic coming in and out off of Franklin. So, first off, the collector
street, there was one condition of having two drives coming off the collector street and
one being in only and one being out only and we think that we could make that condition
better by making that just one drive approach versus two and I think that it would also
help by getting one of the drives away from the future cross-traffic drive that would go
into the future development along the -- those residential lots that are there right now.
So, we would like to request that as one change to the conditions that were noted.
Fitzgerald: Josh, which one was the --
Beach: I'm not sure.
Fitzgerald: Or do you guys know which --
Bierlein: 7.17.16.
Beach: Those are the -- the condition in seven are from the Ada County Highway
District, so those are conditions that you will have to coordinate with them on. We can't
-- we can't waive their -- their specific conditions.
Bierlein: Yeah. Their report that they had was -- this was one option and the other
option was to eliminate them. They actually would prefer us to eliminate the two drives.
So, we want to work with you and ACHD to do that. We have to do this, because we --
Beach: Yeah. So, we can -- we would -- we can figuring out how to do this, because it
seems like these are our conditions. They are not. So, we can work with -- with you
and talk with ACHD and facilitate a meeting, but we can't -- this body -- can't -- can't
change that condition.
Parsons: Madam Chair, Members of the Commission, we -- it's something that we
could address with Council when we get there. Just make sure we have that condition
lined up for you, so that we are clear as -- as to what you are going to do. We are all for
eliminating access points on collector roadways.
Bierlein: Yeah. That -- I mean that's fine. We can definitely live with it the way it's
drawn, but we would like to make it even better if we could, so --
McCarvel: Okay.
Bierlein: The second, regarding the bus traffic in and out, our intention was to try to
keep the bus traffic and the car traffic separated, so that's why we have the bus loop
going in and out off of Franklin and the car traffic going in and out, looping around the
parking, and out onto a Black Cat. So, it was done intentionally. The school has six
buses that they run and they can design the -- the bus patterns to turn right out of there
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and, then, if they have to go the other way down Franklin to basically go around the
block, but they can design their bus routes to -- to work with that pretty easily and it
makes the site safer by not having the buses commingling with the cars, coming in and
out of the Black Cat entrance.
McCarvel: Josh, can you go back to that screen that has the layout on there.
Beach: Absolutely.
McCarvel: Okay. So, what are those two accesses there on the left, right -- not the one
on the back side -- would be shut off.
Bierlein: Yeah. Okay. Yeah. The first topic we discussed that would be potentially
taking these two down to one and this is where the cars will come in and out off of Black
Cat and down here is the bus loop. The buses will come in, loop around the outside,
and, then, back down and, then, they will turn right and, then, you know, where ever
their route takes them to go from there. But that keeps the buses completely separate
from the car traffic.
McCarvel: And have you had any discussions with ACHD on a traffic signal on that
collector road there for Black Cat?
Bierlein: Yeah. We have spent a lot of time with ACHD and the way we have got it laid
out and designed actually shown on here is what the requirements are and signalization
was not part of the requirement, nor did they feel it was needed. We do have some
improvements of widening Black Cat out in front of our right of way there, so in the
future when the other lots to the north and to the south do develop it will mesh in with
their master plan of the expansion of Black Cat itself.
Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: I know -- and with a charter school it's a little different. We don't have kids
as much walking, but is there -- was there any discussion of a signalized crosswalk --
not necessarily a stop light, but a crosswalk there to get -- to get kids across the street?
Bierlein: No. There was not. I don't anticipate a whole lot of foot traffic. There was
discussion of crosswalk and beacons and such to the north in the future with phase two
as Josh suggested there with that track and field to get the students to the north and,
actually, we are not expanding parking up there, so that will be something that will be
addressed with ACHD. In the future that is a concern, but it is more the connectivity
north and south across the new collector then actually bringing in the students off of
Black Cat. I think 60 percent or so of the students are bused, got some drivers, and
then -- and, then, there is parking here and, then, the remainder of this is a drop for
parents.
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Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: And the landscaping company is okay with all the proposed updates and --
yes, upgrades to their facilities?
Bierlein: Yes. As long as they don't have to pay for them, so -- we are going to take
care of that. Yes.
Fitzgerald: That makes sense.
McCarvel Any other questions for the applicant? Okay. Anymore --
Bierlein: No. Nothing on the --
McCarvel: Okay.
Bierlein: Thank you.
McCarvel: Any public testimony this evening?
Johnson: Madam Chair, five people signed in. Only one indicated they wished to
testify, Jane Byam.
McCarvel: Okay.
Byam: My name is Jane Byam. I live at 6050 West El Gato Lane. First of all, I would
like to start with a question and that is should we have received something in the mail
about the proposal. I know that when they were -- when the county was proposing the
change at the Black Cat-Franklin intersection we received constant mailings and
updates, but we received nothing about this. I contacted every single one of my
neighbors on El Gato today and there is approximately 20 homes and only one
individual, other than myself, had seen the sign and they didn't see it until today. So, I
would like to request, if possible, that any decision on the charter school proposal be
delayed until other residents on El Gato have an opportunity to review that proposal, so
that they could come address you as well, if that would be possible.
McCarvel: Josh, you have the mail list --
Beach: I'm getting to it right now.
McCarvel: Okay. Because I'm not sure what the -- I'm sure the improvements from
ACHD -- they may have had different requirements on where they mail --
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Fitzgerald: A thousand feet versus 300.
McCarvel: Yeah. For this kind of event it's 300 feet and not a thousand, so they
anticipate that you would see the signs, because those have been up for -- two weeks?
Yeah.
Byam: Okay. As you -- as you mentioned, Madam Chairman, that is a -- Black Cat and
Franklin there is a very congested area, a lot of traffic. Where the sign is located it's
difficult to see it. It's, you know, a difficult place to stop and read it and see what it says,
but, you know, I saw it because my husband mentioned it, so I did go specifically to look
and read it -- actually took a photo of it, so I could review the information on that sign. I
know I can't probably legally speak for my neighbors, but everyone that I did speak to is
concerned about the changes. I must say I'd much rather have a charter school in that
location than the possibility of 40 dwellings per acre, but we are quite concerned about
the traffic. Since the intersection changes at Franklin and Black Cat took place when
the construction started there, our -- prior to that we lived on a quiet street. Everyone
has approximately five acres. There is a lot of horses on this street, it's an agricultural
area. A lot of people walk down the street, they ride their bicycles down the street and
we ride our horses on the street and since that construction project started at that
intersection and traffic was diverted to El Gato, now everyone knows that it's a way to
get from Black Cat to McDermott and we get constant speeders. I have seen people
speed passed a stopped school bus with the stop signal out. I have had to get off the
road while riding my horse because of somebody exceeding the speed limit doing at
least 50 miles an hour and as was mentioned if the school goes in at -- on that location
and has an entrance into the school off of Black Cat, you got the stop sign at the
railroad tracks, now we are talking about a traffic signal for the school entrance, we
have got the traffic light at Franklin and Black Cat, more traffic coming down the road,
that traffic is going to back up and it's going to drive traffic onto El Gato and -- and
change our lifestyle and way of life, make it hazardous for people who like to enjoy, you
know, walking down our street and -- and so, you know, we have a lot of concerns. Is
the dinging telling me my time is up? Sorry, I didn't -- okay. Well, thank you.
McCarvel: Thank you. Is there any other -- anyone else? No one else has signed up,
but -- certainly. Anyone else in the room? We will let her go first.
Storrs: Hi. My name is Cheryl Storrs. I live at the corner of -- the southwest corner of
Black Cat and Franklin. That's --
McCarvel: Can you get closer to mic.
Storrs: That's kitty corner to the proposed school being put in. My mother is a property
owner at that corner and the area to the west and south, as far as I know, is agricultural,
not single family, and so I wanted clarification on that, that you're showing single family
when everyone around us is -- has acreages and is agriculture, growing crops and hay,
animals, and things like that. And I have the same question whether we should have
received notification. Apparently her -- she's not 200 yards -- I think she is, but there
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was no notification received by her at the southwest corner of Black Cat and Franklin.
She owns the hard corner, plus another almost eight acres -- well, eight acres total. So,
I don't know, I didn't get out and measure it, but I'm wondering if we should have -- or
she should have been able to receive something. Also I was curious -- I was another
one -- I drove down and took a picture of the sign, because I had driven passed it, but
as far as I know my neighbors aren't aware of it also. I have, first of all, I want to say a
great respect for the Compass charter school model and I did have a question on the
accesses on Franklin and on Black Cat, what are the yards from the center of the
intersection to the accesses, can someone answer that?
Fitzgerald: We will have the applicant --
McCarvel: We will have the applicant --
Fitzgerald: -- respond to you when he comes back up.
Storrs: So, my concern is a huge increase in traffic on Franklin and Black Cat and the
intersection right there. Right now concrete barriers necessitate that to turn -- make a
U-turn to be able to go east or go south at that intersection, so you're not able to turn
without making a U-turn in the middle of the intersection. So, Franklin has also been
discovered and it is now a major east-west corridor with heavy traffic and as far as I
know -- and if you will clarify this for me -- as far as I know if it's a school zone you're
going to put down -- you're going to put 20 mile per hour speed limit during certain times
of the day with flashing lights. Well, right now the purpose and the reason that Ada
county did -- what Ada County Highway District did what they did was to take traffic off
of other arterials, other roads, and to have something that could carry a lot of traffic.
They worked for years on this. My mom received notice probably now almost six or
seven years ago that this is something they wanted to do. They were keeping track of
how many cars were going from which direction and so right now it's -- it's doing its job.
It's taking a lot of people's -- or a lot of people down those roads -- or down Franklin
right now. It started -- it really kind of was not discovered, but now people are getting off
of Garrity and taking Franklin to go east and -- east and -- or -- and, then, getting off at
Ten Mile to go west. So, it's carrying a lot of traffic and if we -- if the school zone is put
in, the purpose of lightning that load of traffic will be diminished and it will also bog it
down and reduce the speed -- the speed zone, because this is -- this is literally if you
want to take a look, this is what's happening. Also Black Cat tapers down. It's two
lanes only for a short distance. It actually tapers down to one lane prior to the access
that is showing on your -- on the chart -- or on the diagram and so there is not two lanes
to handle in and out traffic right there.
McCarvel: Could you wrap up your thoughts.
Storrs: And, then, also what would having a school kitty corner to my mother's property
keep her from doing in the future. So, she -- at some time in the future she's going to
want to sell her property or develop her property, but what would this -- what would be
the restrictions for her if there is a school there. And so I propose that the decision be
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delayed until neighbors are notified and there can be more impacted and more
consideration on the Council's part. Also the same thing that was mentioned about the
stop sign at the railroad tracks and if a light were put in at Pine and El Gato, then, you're
having more congestion, you're going to have traffic backed up all the way to Cherry
Lane and all the way down to Franklin. Thank you.
Yearsley: Actually, ma'am?
Storrs: Yes.
Yearsley: I have a quick question for you. Sorry for standing. My -- my back's hurting.
So -- now where did you say your -- your mother lives then? Is she --
Storrs: She owns the property. She lives -- still lives in Meridian and owns that
property.
Yearsley: Now, is it within the area that is being rezoned or is it -- are the future land
use change --
Storrs: No. It is the southwest corner. So, it's kitty corner -- directly kitty corner to the
power -- the substation --
Yearsley: Okay. Okay. All right. That's what -- I just wanted to make sure I was -- to
clarify that.
Storrs: Yeah. The southwest corner, the hard corner, plus almost eight acres.
Fitzgerald: And -- sorry. Go ahead.
Yearsley: No. That's fine.
Fitzgerald: I was going to say, ma'am, the reason they are saying the houses are going
to be -- or it's zoned for housing, it's the future land use map. So, it's what's going to get
-- what could go there in the future.
Storrs: Okay.
Fitzgerald: It's not zoned there yet.
Storrs: I was thinking right now you were saying that it's single family homes and it's
agricultural.
Fitzgerald: Yeah. It's -- it's just a future land use map, but it's not zoned for -- it's
agricultural RUT land in Ada county. So, we don't have any zoning for it yet.
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Storrs: Okay. Yeah. And I wasn't saying that, I was just thinking you were saying that
it was single family homes, but it's --
Fitzgerald: No, it's just -- it's just for the future look would be --
Storrs: Okay.
Fitzgerald: -- conceptually.
Storrs: Okay. Thank you.
Fitzgerald: Yeah. Absolutely.
McCarvel: Thank you. Okay. Sir.
Janoushek: I'm Steve Janoushek. I live at 44 -- 4540 West Franklin Road. And, you
know, everything sounds great, except I can point out problems that they are going to
have and you guys are going to have, which you already heard about, especially that --
up there at Black and the railroad crossings. And in and out on the buses on Franklin
Road, that's good in the morning, but it's bad in the afternoon. In and out for car traffic
is bad in the morning and bad in the afternoons to get in and out of Black Cat. My main
concern is -- well, like the first question was why nobody was notified. Just a certain
amount of people were notified about this charter school going in is my first problem.
The second problem is what -- what are they planning on doing about the irrigation
system, because I'm on that irrigation system and what it -- what it looks like to me they
are going to block off that seven and a half or ten and a -- yeah. I mean seven and a
half or nine and a half acres where the soccer field is supposed to go, supposed to bring
-- the ditch all the way down to the corner and bring it back over. How are they going to
get water from our irrigation system to the log cabin people, the five acres out there. I
just -- I don't understand any of this stuff here.
McCarvel: Yeah. I'm sure they would have to work with the irrigation district. We will
let the applicant respond to that, but usually they will pipe it somehow and they couldn't
-- they won't interfere with your water rights.
Janoushek: And when this comes into effect are you going to -- do you guys got any
plans on changing the landscaping of the Franklin Road?
McCarvel: That would be ACHD --
Fitzgerald: Or as it develops. As it develops it will slowly -- as it develops we have
requirements for landscape buffers and landscaping strips along the frontage road, but
it's as the property is developed is -- the change will be made.
Janoushek: That's about all I got there. All right. Thank you.
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Fitzgerald: Thank you, sir.
McCarvel: Anyone else in the room wishing to testify? Would the applicant like to come
forward again. Name and address for the record.
Bierlein: Paul Bierlein. Bouman USA. 445 Pettis. I guess the -- we are required to do
a 300 foot radius for notification, so I'm pretty sure that's what we did. We are kind of
relying a little bit -- we were working with Josh on that and I -- so, I don't know if --
Beach: Happy to answer questions if you have them.
McCarvel: Okay.
Bierlein: So, I think we have done that. The school conducted a neighborhood meeting
to everybody that was on that list within 300 feet. Had very good response. Talked with
all the neighbors that are adjacent to our site where we are purchasing property in the
vicinity of and I have had a lot of positive feedback from them. So, we have been trying
to do as much as we could to reach out to the neighbors. We haven't gone really past
the 300 foot radius, though. We also have been working very hard with ACHD to make
sure all traffic concerns are met and we can -- we will continue to do that. We have
been working with Josh and ACHD on those -- on that subject. Black Cat. We do have
to widen that. We recognize that and, you know, there is rules that we have to follow,
so we will do what ACHD says that we have to do to make sure that everybody is safe
and that the road is widen enough to accommodate traffic. We have had a traffic study
done. The traffic study -- you know, again, requires us to do this and that, so we are
trying to play by the rules of what the traffic study says, ACHD says, and -- and make
sure that the project works. We don't want to create any kind of issue at the
intersection.
McCarvel: And could you address the gentleman's concern with the irrigation, what are
the plans for the ditch there -- back there on that --
Bierlein: Yeah. We have been working with the Nampa drainage for some time, as well
as, you know, ACHD, as Paul mentioned. Yeah. I mean keeping -- throughout this site
there is a lot of piping and channels to keep the irrigation -- the ditches intact. I mean
where they are going to convey through our property -- as a matter of fact, we have to
keep some of the ones that serve our property for the landscape irrigation and so on, so
that's all inside the plan is to -- to maintain the irrigation rights for all.
McCarvel: Okay.
Bierlein: And I think there was another question about the driveways and I believe the
distance to the driveways from the center line -- the one on Franklin, I believe it's 450
feet or so to the east and, then, one off of Black Cat is about 1,100 feet I think up to the
north, if I recall.
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Yearsley: Madam Chair?
McCarvel: Commissioner Yearsley.
Yearsley: Are you anticipating a school zone on Franklin or Black Cat to be required?
Bierlein: We are not sure of that yet. As we work through with ACHD they are actually
more right now of the physical improvements that need to happen out there. I believe
we will have to do some sort of signage work out there, but I'm not sure -- we will
continue to work with ACHD, obviously, for our final approvals and will meet the
requirements that they have for us.
Yearsley: Okay. So, the traffic study didn't identify that you needed to have a 20 mile
an hour speed zone on those two arterials, did they?
Bierlein: Not that I recall, no.
Yearsley: Okay.
McCarvel: I guessing with not a lot of pedestrian -- kids walking -- yeah. It's going to be
mostly car traffic.
Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: Doesn't current Compass school have a school zone? It's on Cherry Lane;
right? I'm pretty sure it does.
Bierlein: They do. Yes.
Fitzgerald: Okay.
Holland: Madam Chair?
McCarvel: Commissioner Holland.
Holland: Just to help clarify, can you say what the hours of operation would typically be
and what time buses would be arriving, what time they would be leaving and that might
help alleviate some of the concerns about transportation.
Bierlein: So, we are going off of memory here. The school might be able to answer
that. They are here, but -- would you like them to answer that?
McCarvel: Sure.
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June 21, 2018
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Bierlein: Okay.
McCarvel: And please state your name and address for the record.
Trudeau: Kelly Trudeau. 11581 West Creek Rapids, Star, Idaho.
McCarvel: And get real close to the mic.
Trudeau: Okay. Do you need me to repeat that?
McCarvel: Yes, please.
Trudeau: Kelly Trudeau. 11581 West Creek Rapids, Star, Idaho. We -- this -- our
phase one is sixth grade through 12th grade and school begins at 7:40. Students can
arrive at 7:20. So, then, that's the same time the buses may arrive. They won't all
arrive at that time, but they can start arriving at that time and, then, school is out at 2:30.
McCarvel: Any other questions for the applicants?
Yearsley: Actually, Madam Chair, sorry.
McCarvel: Commissioner Yearsley.
Yearsley: So, you have the vacant -- the one property that you kind of split. Did you
reach out to that -- that homeowner and did she -- or they have any concerns with what
was being proposed? The one between the landscaping business and your driveway.
Or is that a business as well?
Bierlein: I think it's a fencing -- I believe it's a fencing business.
Yearsley: Okay. Okay. I just wanted to make sure that no one was missed, so -- thank
you.
McCarvel: Okay. Any other questions for the applicant? All right. Thank you. Okay.
So, at this time could I get a motion to close the public -- or any other questions for staff
you're thinking of? Okay. At this time could I get a motion to close the public hearing
for Item H-2018-0048?
Yearsley: So moved.
Holland: Second.
McCarvel: It has been moved and seconded to close the public hearing for H-2018-
0048. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
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Beach: Madam Chair, fairly quickly. Chris and I both looked up those who were sent
notifications and we have a little map as well. The woman who lives on El Gato Lane is
about 4,600 feet away from --
McCarvel: Okay.
Beach: -- the project, so she would not have received a notification. The other woman
who spoke, her mother who lives on the southwest corner, is about 315 feet away, so
she would not -- neither one of them would have received a notice.
McCarvel: Okay. All right. Thank you. Yeah. I love the idea of the school there. I just
think -- I do think there is some challenges to be worked out with the traffic. And I just --
I don't want to see it turn into the Franklin and Cole where it's so dangerous to have the
school there that it can't be there anymore. So, I think there is something to -- and this
is further off the road, obviously, than that, but -- it's -- it concerns me that there is not a
plan for a traffic signal or -- I know it's close to that intersection, but we have both
Franklin and Black Cat -- it be right only pretty much. I mean because the left is not
possible I think a lot of times a day or in the mornings at least.
Holland: Madam Chair?
McCarvel: Commissioner Holland.
Holland: And I would note that right now I live across the street from where the current
Compass Charter School is and I haven't noticed a huge impact of traffic for me when
I'm driving into work. Like they said, they don't have a lot of buses that come in and
they don't have a lot of buses that come out. They only have a few routes. I haven't
seen a big impact on traffic to my neighborhood and we directly line up across the street
from where they are. Obviously, this is an expansion for them, so that they can grow
the school a little bit more. They have been a good neighbor as far as where they are
located currently.
Fitzgerald: Madam Chair?
McCarvel: Commissioner -- yeah. Commissioner Fitzgerald.
Fitzgerald: You know, I -- the master planning of -- on the left, the concept I think is
great. I -- I mean I think that's how you would like to see it built out. I also -- there is a
lot more impactful things than a school. I will -- especially on a hard corner like this
where you have -- and, obviously, you don't have the full hard corner where the utility
area is, but this is going to be a challenging location to develop anytime and so I -- I like
the idea of the opportunity for them to expand. We need more schools and -- and that
opportunity is positive for me. I think the conceptual plan of the school is very good
looking. The track being back -- and the outdoor recreation area in the back is also --
that is a great expansion. Obviously that will come back for us to look at. I don't think
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you could put a light there with a stop sign next to the trailer track, so that's an ACHD
issue that we are always going to face and so I -- I tend to think that this is a positive
expansion and something that can help our community and the impact would be a lot
less than the likelihood of what will go there if this doesn't develop there.
McCarvel: A mixed use with a high density.
Fitzgerald: And I think you have a lot of options with the landscaping company there.
They have got area to grow with this and expand, hopefully, that kind of outlier parcel in
the middle would work with them to -- maybe that's the next opportunity for them to, you
know, change their entry point. I do like the separation between buses and cars for
safety for kids and, obviously, the interconnect between all the different parcels is going
to be something they have got to work out. It's never fun. But I -- you know, my kids go
to school -- it's similar. It's on a hard corner on Chinden and Meridian and so it's not
very easy all the time to get in and out, but it hasn't made a huge impact, except for
about 15 minutes in the morning and about 15 minutes in the afternoon and so -- and I
would guess that it's similar in size and impact to the area, so --
McCarvel: Yeah. And I think with only six buses -- you're, obviously, going to allow for
some of the older kids to be driving themselves anyway, but -- or parents dropping off.
Parsons: Madam Chair, Members of the Commission, I just want you to deliberate on
one item. I was sitting here thinking about the applicant's comments about the access
to the collector road. Certainly we are requiring a development agreement, so if that's
something you want to restrict through a DA provision, that -- that's certainly within your
purview that they combine the two access points from their parking lot into one as
proposed this evening and have them work with ACHD on that.
Fitzgerald: And, Madam Chair, I think I would agree with that. I like the single access
points. You don't have cars going back and forth.
McCarvel: Yeah.
Fitzgerald: It's a safety issue.
Yearsley: Yeah. I agree.
McCarvel: Trying to take two lefts out of that --
Fitzgerald: Yeah.
McCarvel: Okay.
Holland: Madam Chair, one more question for staff if I can.
McCarvel: Uh-huh.
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Holland: In your agency comments it says on 1.1.2.E, the current parcel is granted a
single access point to West Franklin and the parcel will lose direct access to West
Franklin upon further development of the parcel. Yeah. So, it's not going to impact their
bus route, though, coming in here? It would just impact their neighboring parcel; is that
correct?
Beach: Let me make sure I understand the question. I believe that's in reference to the
landscape business losing their access point, not the school's, is that what you're --
Holland: Yes. Thanks for clarifying.
Fitzgerald: It's only when they redevelop it.
Yearsley: Madam Chair?
McCarvel: Commissioner Yearsley.
Yearsley: A couple things I wanted to address. I know we had quite a few people
complain about not being noticed. You know, this being a -- kind of a rural area, 300
feet doesn't go very far and -- you know. And so it is unfortunate that -- that that
happens, but that is our legal requirements set forth in our code and that's why we
actually have the signs as well. For the lady who commented about the additional traffic
on El Gato, I would actually reach out with ACHD and -- and explain your -- your
concerns and see if they can actually do some studies to try to help mitigate some of
that and I know we have had issues with that in our subdivision and -- and so, you
know, you might reach out to them and see if they can provide some assistance as well.
I think the -- the school, you know, is back far enough off of both roadways that I think
it's a good location and -- and if there are hours of -- you know, the school is going to,
you know, start at 7:40 -- or 7:20, you know, that's a lot times earlier -- before a lot of the
major rush hour starts and they are going to leave before a lot of the major -- major
evening rush hour starts, so --
McCarvel: Please no shouting out.
Yearsley: So, I do think that there is some benefits to that as well.
McCarvel: Yeah. I think it might be a little tighter in the morning than the afternoon.
Yearsley: It is. And, you know, I used to -- I take my daughter to the Mountain View
High School early in the morning and, you know, there is some traffic, but it works.
McCarvel: And it is -- it's just -- I mean it is getting worse. I live between Black Cat and
Ten Mile, a little farther south, and people have discovered Black Cat, there is no doubt
about it and with the busier Ten Mile gets, the more it backs -- people will naturally find
a path -- thank you. Path of least resistance. But they are public streets and that's what
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they are there for. We just got to keep working with ACHD to recognize where demand
is increasing --
Fitzgerald: Yeah.
McCarvel: -- and that's just a problem we have with the amount of growth that we have,
so -- any other comments? Would somebody like to make a motion?
Yearsley: Madam Chair?
McCarvel: Commissioner Yearsley.
Yearsley: After considering all staff, applicant, and public testimony, I moved to
recommend to City Council approval -- recommend approval to City Council for file
number H-2018-0048 as presented in the staff report for the hearing date of June 21st,
2018, with the following recommendation: That the development agreement be
modified to only allow one access off the collector street into the parking lot and access.
Fitzgerald: Were there any other modifications?
Yearsley: I don't think there was.
McCarvel: Josh, did you need anything else in there?
Fitzgerald: Was there anything else you needed, Josh?
Beach: You did reference the condition about the bus.
Fitzgerald: That's ACHD.
Beach: We had one as well. I apologize, I will have to look and see which one it is. I
can't remember.
Fitzgerald: Well, barring any additional comments from Josh, I second the good Mr.
Yearsley's motion.
Beach: We don't have a condition in there, so --
Fitzgerald: And it's mostly ACHD -- working with ACHD on -- on a couple of issues we
got. I think he's good.
McCarvel: Okay. It has been moved and seconded to recommend approval on Item H-
2018 -- let's see. I put my stuff away. Dash 0048 with modifications. All those in favor
say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
Meridian Planning & Zoning Commission
June 21, 2018
Page 50 of 49
McCarvel: Who would like to do the honors? I don't think we have any --
Holland: Madam Chair?
McCarvel: Commissioner Holland.
Holland: I would like to make a motion that we adjourn the meeting for June 21st, 2018.
Fitzgerald: Second.
McCarvel: It has been moved and seconded to adjourn the meeting. All those in favor
say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
MEETING ADJOURNED AT 8:28 P.M.
(AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.)
APPROVED
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