2019-10-24Meridian Planning and Zoning Meeting October 24, 2019.
Meeting of the Meridian Planning and Zoning Commission of October 24, 2019, was
called to order at 6:30 p.m. by Commissioner Ryan Fitzgerald.
Members Present: Commissioner Rhonda McCarvel, Commissioner Ryan Fitzgerald,
Commissioner Lisa Holland and Commissioner Andrew Seal.
Members Absent: Chairman Jessica Perreault, Commissioner Bill Cassinelli and
Commissioner Reid Olsen.
Others Present: Andrienne Weatherly, Andrea Pogue, Bill Parsons, and Dean Willis.
Item 1: Roll-call Attendance
__X____ Lisa Holland _______ Reid Olsen
__X___ Andrew Seal ___X___ Ryan Fitzgerald
__X___ Rhonda McCarvel _______ Bill Cassinelli
________ Jessica Perreault - Chairman
Fitzgerald: Good evening, ladies and gentlemen. At this time I would like to call to order
a special meeting of the Meridian Planning and Zoning meeting for the date of October
24th and let's start with roll call.
Item 2: Adoption of Agenda
Fitzgerald: Thank you, ma'am. First item on the agenda is the adoption of the agenda.
We have two items that have been requested to be continued. So, if you are here for
Skyward Subdivision, the application for that, or Silverstone Subdivision, those are both
being continued tonight, so we are -- we will open them up only for the reason for
continuing them to a later date. So, if you are here for those, we will be continuing those
tonight. Can I get a motion to adopt the agenda as amended.
Seal: So moved.
Holland: Second.
De Weerd: I have a motion and a second to adopt the agenda for the Planning and
Zoning hearing of October 24th. All those in favor say aye. Nay the same. Thank you.
Motion passes.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
Item 3: Consent Agenda [ Action Item]
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A. Approve Minutes of October 3, 2019 Planning and Zoning
Commission Meeting
Fitzgerald: I have one item on the Consent Agenda, which is the approval of minutes for
the October 3rd Planning and Zoning Commission meeting. Can I get a motion to accept
the Consent Agenda?
Holland: So moved.
McCarvel: Second.
Fitzgerald: I have a motion and a second to accept the Consent Agenda. All those in
favor say aye. Motion -- nay same. Motion passes. Thanks again.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
Fitzgerald: At this time I would like to 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 the findings regarding how the item adheres to our Comprehensive Plan and
Uniform Development Code with the staff's recommendation. After the staff has made
their presentation the applicant will come forward to present their case for the approval of
their application and respond to any staff comments. The applicant will have 15 minutes
to do so. After the applicant is finished we will open the floor to public testimony. There
is an iPad in the back. Please take a minute, if you haven't, and put your name in there
for the application you would like to be heard on and we will make sure you guys get to
testify. If there is any individual -- I don't think we have a huge group tonight. So, if there
is any individual speaking on behalf of an HOA we will give you a little bit more time. But
the folks that they will be speaking on behalf we will ask them not to present their case.
So, they will be giving up their time to the HOA representative. They will have ten minutes
to give their testimony and, then, we will close the public hearing. I'm sorry. We will give
the applicant opportunity to come back up and rebut any comments made by the public
and, then, we will close the discussion. At that time we will have the Commissioners an
opportunity to deliberate and make a recommendation to City Council -- or, hopefully,
make recommendations to City Council or make a decision on the application.
Item 4: Action Items
A. Public Hearing for Skyward Subdivision ( H- 2019- 0087) by The
Land Group, Inc., Located east of S. Eagle Rd., approximately ¼
mile south of E. Lake Hazel Rd.
1. Request: Annexation and Zoning of 80.46 acres of land with
an R-8 zoning district, and
2. Request: Preliminary Plat consisting of 268 building lots and
17 common lots.
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Fitzgerald: So, with that I would like to open the public hearing on No. 4-A, Skyward
Subdivision, which is H-2019-0087. The applicant has requested a continuance of this
application to November 21st. So, can I get a motion to -- or, I'm sorry, can we get a
motion to continue that application until November 21st.
Seal: Mr. Chair?
Fitzgerald: Commissioner Seal.
Seal: I move to continue file number H-2019-0087 to the hearing date of November 21st
in order to revise the plan based on discussions with staff.
Holland: Second.
Fitzgerald: I have a motion and a second to continue H-2019 -- 2019-0087, Skyward
Subdivision. All those in favor say aye. Any opposed? Opposed nay. Awesome. We
are good to go.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
B. Public Hearing for Silverstone Apartments ( H- 2019- 0104) by
Dave Evans Construction, Located at 4107 E. Overland Rd.
1. Request: Modification to the Conditional Use Permit
(H-2016-0060) to increase the number of dwelling units in the
multi-family development from 112 to 204, increase the
acreage from 5.61 to 10 acres, and update the development
plan for the site.
Fitzgerald: So, we will move on to Item 4-B, which is the Silverstone Apartments, H-2019-
0104 and that applicant is requesting a continuance to November 21st in order to have
more time to review and work with staff. They are analyzing the staff report and, hopefully,
making recommendations that the staff has given them. So, can I get a motion to continue
the -- the public hearing on H-2019-0104?
McCarvel: Mr. Chair?
Fitzgerald: Commissioner McCarvel.
McCarvel: I move that we continue H-2019-0104 to November 21st in order to give the
applicant time to review the staff report.
Seal: Second.
Fitzgerald: I have a motion and a second to continue the public hearing on H-2019-0104.
All those in favor say aye. Opposed same. Thank you all.
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MOTION CARRIED: FOUR AYES. THREE ABSENT.
C. Public Hearing for Adera Storage (H-2019-0094) by Chad Olsen,
Located at 1680 W. Ustick Rd.
1. Request: Conditional Use Permit for a self-service storage
facility consisting of 300+/- units on 4.61 acres of land in the
C-C zoning district.
Fitzgerald: Okay. Let's move on to C, which is the public hearing for Adera Storage, H-
2019-0094, and we will start with the staff report. Bill.
Parsons: Thank you, Mr. Chairman, Members of the Commission. It's a pleasure to be
with you this evening. The first item that you're going to be hearing this evening is the
Adera Storage conditional use permit. The site consists of 4.61 acres of land, currently
zoned C-C and is located at 1680 West Ustick Road. To the north we have single family
residential or rural ag zoned RUT, west is vacant, undeveloped property approved for
single family residential, zoned R-8, Ustick Road and Ada County EMS on the south,
zoned C-C, and to the east we have vacant undeveloped land, zoned RUT and C-C.
History on this property. It was annexed in 2009 with a development agreement. At the
time that the developer was before you they had envisioned commercial uses on the
property and they were required to come back and amend that development agreement
when they actually had a development plan. Back in 2017 this Commission also saw a
plan for some multi-family units on this property. Your recommendation to City Council
was for denial. Prior to City Council hearing that application the applicant withdrew their
CUP request and the project essentially died. They didn't move forward with it. Until just
recently the Council -- this applicant went forward before City Council and had a new
development agreement recently approved that depicted the storage unit and some retail
uses on it. So, conceptually, Council approved the layout that you are seeing tonight and,
then, procedurally the -- the UDC, the zoning ordinance, requires them to follow up with
that conditional use permit approval with you this evening. So, again, the CUP is
requested for a self-storage facility in the C-C zoning district. The project will contain 424
units, ranging in size from eight by ten and 20 by 10. Additional building for interior
storage containing approximately 36 ten by ten units may be developed in the northeast
corner of the site and as an alternative the applicant would like the flexibility to either allow
that to be indoor storage or allow it to be a retail component, which is consistent with the
concept plan that the City Council approved recently. One temporary full access is -- or
excuse me. One full access is from North Linder Road into the site here and, then, the
secondary access per the specific use standards will be from Ustick Road located on the
south boundary. UDC requires 25 foot landscape buffers along both Ustick -- Ustick Road
and Linder Road and, then, also because its commercially zoned property adjacent to
residential properties to the west, the applicant is also required to do a 25 foot landscape
buffer there as well. The applicant did submit conceptual renderings -- elevations for this
particular property. You can see here that the interior of buildings are your typical storage
buildings, but what the applicant's done differently here is that they have made the exterior
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portion, which is primarily required by design review, he has made it more look like a store
front than your typical storage facility and these are the same elevations that were tied to
the development agreement that City Council acted on. So, staff has analyzed the project
in conformance with the specific use standards in the UDC and we find that it does meet
those requirements. I would also mention to the Commission that because this facility
abuts a residential district they are limited in their hours of operations between the hours
of 6:00 a.m. and 11:00 p.m. Staff did receive written testimony from Chad Olsen in
agreement with the staff report and with that I will conclude my presentation and stand
for any questions you may have.
Fitzgerald: Are there any questions for staff?
Holland: Mr. Chair?
Fitzgerald: Commissioner Holland.
Holland: Bill, can you share anymore about the retail aspect that they would consider?
That's -- that's a potential? That's not something that's included in this?
Parsons: Mr. Chair, Members of the Commission, the development agreement, the way
it's structured -- it's not recorded yet and that's one of the conditions, they have to record
that, too, before they can start construction on this, but if you can look at the concept plan
in the upper left-hand corner you can see the retail buildings along Linder, just north of
this. So, conceptually they are allowed to do retail, but the retail component doesn't
require a conditional use permit, that's a principally permitted use, and -- on this particular
property. So, I think the flexibility the applicant would like is either do the indoor storage
or retail, but if you support that, then, I would encourage you in your motion to state that
that can -- you wouldn't have to come back with another CUP to expand and -- to that
portion. You could just say either/or -- if you are approving it to have indoor storage and
retail consistent with their development agreement.
Holland: Thanks, Bill.
Seal: Mr. Chair?
Fitzgerald: Commissioner Seal.
Seal: Just further elaboration on that. The way I understood it was just the one building
was going to be indoor storage or retail, not anything north of that; is that correct?
Parsons: Chairman, Members of the Commission, this site plan doesn't show the entire
four point -- the entire site.
Seal: Correct.
Parsons: Yeah. There will be more retail in this location and at some point there is a
road that will come -- bisect the property and stub to the north as well and that will either
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be single family -- a couple single family homes on that side of the road or another office.
I don't think the applicant -- when the development agreement modification was before
City Council they showed some townhome multi-family units on the site and Council didn't
support having additional multi-family in this area, so that was removed from the concept
plan and the development agreement per Council's direction. So, again, the applicant
hasn't further defined his concept plan yet, but the intent is to have primarily a mix of
commercial uses on the site. Retail, office, and the storage facility.
Fitzgerald: Bill, in regards to the retail space, does that change the parking dynamic in
regards to spaces if they add a store there?
Parsons: Yeah. Yeah. Mr. Chairman, Member -- it does. Certainly for a retail component
you are looking at one parking stall for every 500 -- for every 500 square foot -- per 500
square feet of gross floor area. For the storage facilities our parking counts are only
based on the square footage of the office, which is located here and central to the -- the
project. So, this is the leasing office, if you will. But the -- the applicant has plenty of area
to add parking to -- if there are two commercial buildings constructed on this property.
Fitzgerald: Any additional questions?
Seal: Mr. Chairman?
Fitzgerald: Commissioner Seal.
Seal: On the pathway designation, the staff recommendation was to -- instead of having
that a ten foot sidewalk -- essentially what staff is recommending is to continue that
regional pathway and not connect that to the existing sidewalk; correct?
Parsons: Mr. Chairman, Members of the Commission, the way I'm reading it in the staff
report it -- they are actually going to replace the sidewalk and construct a new sidewalk
so it is ten feet. So, right now the pathway is stubbed and is constructed to this point and
there is an existing sidewalk here and the applicant's agreed to widen that to be ten feet
to get the connections at the intersection.
Seal: Okay. Thank you.
Fitzgerald: More questions? Thanks, Bill. Would the applicant like to come forward.
Please state your name and address for the record, please.
Olsen: Chad Olsen. 6142 North -- North Queensbury Court, Boise, Idaho. 83713. So,
I just was listening to a little bit of the dialogue and wanted to maybe answer some of the
questions -- maybe about the retail building. So, when we came here roughly three weeks
ago and we discussed this, we had some neighbors come out -- and, of course, you heard
earlier -- and you already know that a year ago this was proposed as a bunch of
apartments, but the impact was just too great to that intersection with parking and with
schools. So, what we did is we kind of revamped it and came back and what we heard
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from our neighbors at that meeting was that they would like to see some retail uses and
maybe more than what we had and so what we wanted to do is have that ability to -- with
that one building that you see there, there is actually another building across from it, but
we ghosted that out or we didn't submit that at this point, because we didn't want you to
think that that had -- you know. Well, conceptually it's all been approved, but we wanted
to be able to have that flexibility if we do have a retail use that we can use and do retail
there, that seemed to be a little bit more cohesive with our neighbors around us and so
that's -- that's why there is that for -- for that part of it on the retail building or storage,
either/or. Commissioner Fitzgerald, you mentioned about the -- the parking. So, that's
more than enough just for that use right there without even going to the north even more.
As Bill mentioned it's one per 500 and we are way over that. So, that can go either way.
We kind of already planned for that. And, then, Commissioner Seal, with regards to that
pathway at the bottom -- yeah. That's always been something -- they wanted us to extend
that from seven foot to ten foot to extend that out, so that we could continue the regional
pathway. I kind of felt like -- you can't see the north part, but I think we have really worked
well with staff trying to create a community center there. As Bill mentioned, the Council
did not want any multi-family there and opted just to have commercial only. So, basically,
that gives us a nice mixed use of having some storage unit. Probably the biggest thing
that I would like to brag about this project is -- is that it doesn't look like a storage unit.
Our intent was to disguise it, if you would. But it's a need and people need storage and
it does really limit impact to our schools and to our traffic, especially on that corner. That's
a tough piece, because it's so -- it's not a large piece and it's in the hard corner of Ustick
and -- and Linder -- or, excuse me, Linder and Ustick there and so it's got some -- some
kind of hang ups that go along with the road, you know, trying to get out onto that road
and being so close to the intersection. We were able to work with ACHD and have them
permit that full access for us, even though it's just a little bit under their policy. So, anyway,
I stand here ready to answer any questions you might have of me.
Fitzgerald: Any question for the applicant? Commissioner Holland, go right ahead,
ma'am.
Holland: No.
Fitzgerald: Oh.
Holland: I'm good for now.
McCarvel: Mr. Chair?
Fitzgerald: Okay.
McCarvel: I think you -- in the written in testimony you are -- there was a whole lot of bold
in the staff report. So, you're agreement with every -- everything that they have got in
here?
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Olsen: Yeah. I did see a lot of that bold there in that staff report and -- but it was things
that we had agreed to. They are --
McCarvel: Yeah.
Olsen: -- basically the UDC stuff and -- and, you know, one thing to be said about that --
we are not actually requesting any -- any exceptions from the UDC at this point. The --
the 25 foot on both Linder and Ustick and, then, also the west boundary, because it abuts
to a residential, we just complied with all of that.
Fitzgerald: Additional questions for the applicant? Thank you, sir, very much.
Olsen: Thank you.
Fitzgerald: Madam Clerk, do we have people who have signed up to testify?
Weatherly: Mr. Chairman, we have three people who signed in, two of which wish to
testify. Carl Wibel being the first.
Fitzgerald: Mr. Wibel, you want to come forward? Thank you for being with us, sir. State
your name and address for the record.
Wibel: Okay. Thank you, Commissioners. My name is Carl Wibel. W-i-b-e-l. My address
is 3045 North Springtime Way. That's in the Tumble Creek Subdivision, which is due
south of this parcel and this project. Number one, I do not represent Tumble Creek
Subdivision or our HOA. I'm here on my own. The first thing was just -- and this was for
Mr. Olsen. There was -- there were two meetings, one on April 25th and July 23rd for
residents in the area and I would just like when he comes back if he could explain how
that was advertised, because my neighbors that I have talked to, no one knew of those
meetings. The first one said no one attended and the second meeting on the application
said one person attended in July. So, curiosity was how was that put out as notice for us
to just come and communicate with the developer with Mr. Olsen. The only other thing
that we -- I have is the timeline for the possible construction of the townhomes that he's
talking about in the application in the future, is I just do have a question as what would
the timeline be, because there is nothing here. So, are we talking three months, six
months, a year? Because this area has not been developed and as homeowners in the
area, we are still hoping for some additional commercial development, which is in concert
with all the subdivisions there. Someplace where families could go. A restaurant,
something that could be used within the neighborhoods for some retail and commercial
development. So, we are just curious to know as if that is something in the near future
or is this going to be beyond our lifespan. So, that's the only questions I had. And we do
appreciate what you guys are doing on the Commission. Thank you very much. And we
are hoping for this area to be developed in a very positive way. So, thank you very much.
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Fitzgerald: Thank you, sir, very much. Mr. Wibel, we will -- we will have Bill address one
of your questions and, then, I will let the applicant take care of one, too. Andrienne, who
was next on your list?
Weatherly: Thank you, Mr. Chairman. The next person that signed up is Chris.
Williams: Good evening. Chris Williams. 1762 West Canyon Ranch Street in Meridian.
I am in the Watersong Subdivision. I am not representing the HOA. Just on my own. A
few comments on there that I wanted to hit on and I apologize this is no particular order,
but, me personally, I don't think the storage units belong there. I appreciate them trying
to -- what I would consider put a wall around them trying to disguise the storage units.
We have residential all around there, you know, as the staff report shows on that. We
have residential undeveloped right behind it that's zoned residential. You know, we hope
one day that gets there. I know it's been a while on that. But I'm just thinking, you know,
even about them, you know, moving in and the property values on that as well, just in the
immediate area on that is a concern having that. W ith that said, I want to be clear I'm not
anti-development. I'm all for it. I have been to past hearings, you know, for the
development, but smart growth, smart development. You know, maybe the applicant has
better information than I have, you know, on this. I recently in the last couple weeks called
around some immediate storage units to just kind of try to get an idea on that as far as
indoor storage. I can honestly say all the ones in that immediate area within about a --
probably about a two and a half to three mile radius is as far as I went -- all have plenty
availability as far as storage units. So, as far as a need, I disagree with that. Not to
mention I can't even -- you guys probably know over there on McMillan in between Linder
and Ten Mile, the massive storage units that are going in over there already. I have no
idea how many units, but I'm sure we have an abundance of storage units in this area.
You know, the last gentleman that just spoke here, you know, wasn't planning on saying
-- you know, but I wasn't aware that there was a neighborhood meeting either. Never
heard of the first one. Never heard of the second one. I was out of town for work when
the last one was with the City Council a few weeks ago. Unfortunately, I wasn't able to
attend that. Also one thing, unless I missed it, that they didn't address, there is a single
family home immediately to the north of where they want to, you know, develop this. You
know, I know it's kind of odd that that guy's owned the land there forever and, you know,
to have that backed up -- again, I don't know that individual, but I'm just thinking. You
know, the retail -- again, I have been excited to have this developed when I purchased
my home. You know, I knew that it could be retail. I was excited for it. Again, something
that we can use around there. Something whether we walk or drive, you know, it's close
enough to the neighborhood, to BridgeTower, to Watersong, Tumble Creek, you know,
restaurants -- I don't know, maybe a nail salon, you know, whatever it is, just -- you know,
some type of retail. But we are not sharing what that retail is, you know, or potentially --
I really don't have tenants. I'm not saying that. But just something that's in there, you
know, and, then, if I'm understanding tonight maybe retail, it may want to be indoor
storage units. You know, we -- if it does have to pass, you know, I ask -- you know, again,
I appreciate, you know, the attempted wall around it, but, I don't know, maybe we can see
some more -- you know, some more landscaping if it has to pass, you know, on -- as it is.
I would also like to maybe try to see some better, you know, pictures or structures of the
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retail to see exactly what they are going for. We just have a tiny little peek on here, you
know, from the south side and that's it. If you guys have any questions for me I will stand
for any questions.
Fitzgerald: Thank you, Mr. Williams. Appreciate it, sir.
Williams: Thank you.
Fitzgerald: Is there anyone else in the audience? Ma'am, do you want to come forward.
Thank you for being here.
Pullman: Hello. My name is Janie Pullman. I live at 5030 North Goddard Creek Way.
And I'm actually here for the next one, but I saw this on there and I hope my poor graphics
do not make you not listen to what I have to say. I apologize. So, I'm up here by this
McMillan Storage and we were here a couple years ago fighting against what we are
fighting against tonight, the apartments that will be next, but -- so, we -- we are looking
here at one square mile and if this storage unit goes in, we -- this will be our fourth storage
unit in one square mile. I'm beginning to feel like we live in a warehouse district or
something. I mean literally four storage units in one square mile. I really would ask you
to, please, consider the people that live in the area and what is being put on these vacant
parcels. We have plenty and maybe it's -- that parcel could be used in a better way for
our -- our community at large. That's all that I have on this one. Thank you.
Fitzgerald: Thank you, ma'am. Is there any -- anyone else who would like to testify on
this application? Would the applicant like to come back and close the discussion, sir?
Olsen: Chad Olsen. 6142 North Queensberry Court, Boise, Idaho. 83713. First of all,
the meeting was noticed twice. We had a meeting two different times. What we do is we
get a 300 foot radius of the property. I -- I'm just thinking back in my mind. I think I saw
one or two Tumble Creek, but I didn't -- you know, you have to live within a certain
distance to -- to see that. This is the -- to answer the first question for the first gentleman,
the townhomes were stricken from the development agreement. So, there are no
townhomes being put in at all. But one thing that you did hear is you heard the neighbors
mention additional retail and commercial and that's, again, why we want that option for
that inside storage. The next set of questions was Mr. Williams. So, residential was
proposed. It was proposed a year ago and it was denied. The neighbors came out in
mass on that and said we do not want residential, because that's more people using the
roads and that's more people taking up school seats. So, no, residential is not the best
option for this corner piece. We did a lot of studying, a lot of research on this piece, and
residential is the worst thing in the world for this piece of property. Landscape. He asked
about additional landscape. We are actually following the UDC. This is what's designed
in the code for this exact type of application. Again, we are not asking for any exceptions
on that. He mentioned about data -- having data. Well, there is data. People visit their
homes one to three times a day. The resident -- or commercial use is even higher than
that and storage units are one to three times a year. So, it's about impact here. Again,
he also mentioned having some additional retail and I say the same thing, we could have
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come in with even -- let's just say more retail, but we have to really balance that in that --
in that already congested neighbor -- or intersection. And the last lady. She said that it's
slowly looking like a warehouse district, but that will not look like this corner. This corner
will look like a retail district. So, they can have as many storage units as they want to
have in all the corners of all the places, but ours doesn't look like a storage unit. We are
spending extra money to ensure that. She said there must be a better solution. If so
what? As I mentioned earlier, houses increase more traffic. Houses take school seats.
And I looked at every letter that came through from every person who wrote and I literally
tallied up every single complaint about that project -- and this is the best solution for that
corner. There is no other really good solution. And while we only have three people here
tonight, at the Council meeting we had a lot more. And, again, we stood up here and we
said, okay, what can we do to -- to mitigate impact in that -- in that corner, what -- what
can we do in a sprawling city to relieve some of the pressure and what you see before
you is -- is our solution to that and if you have any questions I can ask answer those.
Fitzgerald: Any additional questions?
Holland: Mr. Chair?
Fitzgerald: Commissioner Holland.
Holland: I wonder if you could expand a little bit more -- again, the same question I asked
Bill on the -- the retail component of what your intention is there. I mean giving the option
of doing interior storage or retail, I would just like a little bit of clear direction of what --
what kind of retail you are anticipating, if you have got any -- anything in mind there.
Olsen: Well, I -- I don't know that -- I have been approached by one person that was a
daycare for the back -- the back of the section that you don't see. That only gave us
flexibility. Our intention was primarily to do a storage unit and an interior climate controlled
storage unit. After we left that last meeting we said, well, hey, maybe there is a -- maybe
there is a win-win here for us to come back and make that a little bit more retail. So, all
we were really -- we didn't have anything in mind. All we were doing is basically trying to
be a good neighbor and offer more of the retail. Again, we have to kind of balance that
with the traffic impact that will make and so, basically, what you see is that option to either
do it or not do it. I mean, obviously, a storage unit would be very -- a lot less impact than
a commercial. But, at the same time, if -- if our neighbors want a little more commercial,
then, maybe we can be a good neighbor and do that.
Fitzgerald: Additional questions?
Seal: Mr. Chair?
Fitzgerald: Commissioner Seal.
Seal: I just want to know if he could touch on the timing of construction question.
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Olsen: Oh, yeah. Sorry about that. So, I thought I touched on that when I said that the
construction of the townhomes will not take place, because there are no townhomes
allowed. The Council was very clear about limiting the use to commercial only in that --
in that part. So, there were originally eight townhomes planned and there will be none.
As far as the storage unit construction, we were hoping that maybe we can get going on
it right away. That would be an idea that we would have to, you know, have our civil plans
approved and our construction plans approved and stuff. So, I would say maybe two to
three months if we had an approval.
Holland: Mr. Chairman?
Fitzgerald: Commissioner Holland.
Holland: One more follow-up question. So, it was said this storage facility doesn't
represent the full parcel and that there is some other components of it. What percentage
of the full parcel does the storage represent on that development plan?
Olsen: I would say that it represents 80 percent. What you could see just north of that is
you would see another retail building, the same interior storage go right there and
depending on what happens in that back corner, that's the part that really had some
heartburn for our neighbors, because that's right up -- and it didn't matter that we had 25
feet. That was the part that really gave them some heartburn is what the use was going
to be right next to that specific parcel and so the daycares reached out to us on that back
corner, but I -- I would have to -- you know, the offices are permitted use now. So,
conceivably we could come in tomorrow and just get a building permit for parts of that.
The conditional use is only for the storage unit parcel portion. So, I would say that there
could be maybe two more offices over there. Three is kind of pushing it. But, then, that
gives us that flexibility for that other piece that you do see there of being able to make
that retail as well. If that ends up being a win-win.
Holland: Mr. Chair, one more following comment.
Fitzgerald: Go ahead.
Holland: I know in my experience a lot of retailers tend to like having the hard corner
visibility. Was there consideration in your site plan to model and have that retail actually
have retail fringe all along the Linder Road towards Ustick and kind of hide the storage in
the back part of it?
Olsen: Absolutely. ACHD nixed that plan. ACHD has a rule that says that no arterial
can come into an intersection less than 660 feet from center line to center line. Our
property is 601. So, basically, it was put your road at the very top or you are not doing it.
And, in fact, we did the Adera Project 18 times -- 18 different redesigns. The 18th was
caused by ACHD at the last moment saying that will be a right-in, right-out only entrance
onto Linder. There was no way. For this parcel to be real commercial, it needed to be
double in size. It needed to be able to have an ability to -- to go in. There is some certain
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constraints on the south part there with the canal and the regional pathway, it's just kind
of tucked in there and it's not really conducive to a full on retail parcel. So, what we did
is we went back and said, okay, let's put some retail where we can and that's kind of what
you see before you.
Fitzgerald: Additional questions? Any follow up? So, Chad, is there -- the stub street on
Trade Winds, is -- are you using that or is it going to be stopped and blocked off?
Olsen: We cannot -- it cannot come through.
Fitzgerald: That's right. That's -- okay. Just wanted to make sure that was clear.
Olsen: ACHD was very clear about letting residential neighborhoods pass through. So,
right now we are just kind of in like limbo on exactly what to do and when Commissioner
Holland asked about that upper area, that's why I was a teeny bit vague is because that's
kind of got to be a juggle act with ACHD and City of Meridian staff about what we do there.
Fitzgerald: Additional questions?
Olsen: Let me follow up one thing and say, though, that the development agreement that
was approved only permitted commercial or retail use in that corner. So, Commissioner
Holland, I want you to know that no matter what happens it's going to be one of those two
items. Okay.
Fitzgerald: Good? Thanks very very much.
Olsen: Thank you.
Fitzgerald: Any questions for staff or other thoughts, comments, before we close the
public hearing? Sir, you already had your time. Sorry. Appreciate it. Can I get a motion
to close the public hearing?
Holland: So moved.
Seal: Second.
Fitzgerald: I have a motion and a second to close the public hearing on H-2019-0094.
All those in favor say aye. Opposed same.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
Fitzgerald: Thoughts?
Seal: Mr. Chair?
Fitzgerald: Commissioner Seal.
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Seal: I'm just looking at the layout overall and I like what they have done for storage units.
I mean the presentation is something that's -- it's not going to catch your eye and say, oh,
those are storage units, it's going to look more like retail. That said, it's -- they are still
storage units, so reading through the -- some of the public testimony in there, there was
-- there was mixed views on what this should be used for. I mean some people went back
to, you know, why are you putting storage units in here, why don't you put townhouses in
here, which was already struck down. So, I think it's kind of no matter what goes in on
that corner it's going to be highly contested by one group or another. So, I'm just trying
to keep that in the back of my mind as we go through this process. The other thing I
would like to comment on is there is a lot of commercial development that's been done
on -- up in the McMillan area. McMillan and Linder. There is a lot of commercial
development that's going in there. A lot of restaurants. A lot of businesses and things
like that and with the completion of Linder Road there is a lot of bike paths, walking paths
and things like that as well. So, it's a little bit further up the road, a little bit more of a hike,
but at the same time there is a lot of commercial development that's going in there. So,
I'm sure that's something that -- we want to make sure that we don't have a glut of any of
that going in as well. You know, if business kind of goes in we want to make sure it's
going to have every -- every opportunity to be successful. But I do like the concept of this
overall.
Fitzgerald: Commissioner Holland, do you have thoughts?
Holland: I do. Didn't know if I wanted to go next. I -- I struggled when I read the
application on this one. I struggled when I read the public testimony on this one, because
I think there is a lot of storage that's been coming in and it's not just Meridian, but the
entire valley has been seeing an influx of storage and that's because we are gluttonous
people that like to keep stuff and don't have enough room in our garages. So, that is what
it is and there is certainly a need for storage. I struggle with where the location of this is,
because it's on that hard corner and -- I always like to see storage that's tucked back a
little bit behind something, so that you can keep that visibility and that frontage. So, if I
was -- you know, I don't have the opportunity to redesign this, but I would prefer to see
more retail uses along that frontage, even though there is -- there is some challenges with
ACHD on that site. I'm not opposed to having maybe a smaller portion of storage back
behind it, but I mean looking at the top left picture that we have got here where it shows
a couple of those retail units, if -- if it was like that the whole way across Linder I would
probably be much more in favor of the way that this is laid out. I don't -- Bill, one
clarification question. Did ACHD tell them that they couldn't even do a right-in, right-out
off of Linder? Was that pretty much vetoed completely?
Parsons: Yeah. Chairman, Members of the Commission, yeah, the staff report from --
from ACHD said you get one access to Linder Road, one full access, and, again, as the
applicant testified, didn't want them to tie into the local street that's on the west boundary.
So, what we did is in the concept plan -- I'm happy to pull up the other concept plan, too,
if you want to see it as part of the DA, but join that road connectivity, but they, essentially,
working with the applicant -- typically with mixed use we want integration; right? This is
mixed use community, we want that to all be integrated, but because of ACHD policies
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-- again, we can work with ACHD and possibly make that open section, but they required
it to be emergency access only to the local street that will be constructed at a later date.
But staff worked with the applicant and said, well, if we are going to do that we will leave
-- that's where this open space is going to go per the mixed use standards. So, you don't
see the entire picture before you this evening, because, really, your purview is the
conditional use permit. But with the DA mod we talked about the access. We limited
now -- we limited multi-family on the site from happening. We didn't specifically state that
residential wasn't allowed to occur on the property. So, there is a -- there is a distinction
there. Council just didn't like his elevations, three stories, modern look, that just didn't fit
in with the neighborhood. That was the intent. So, again, I think the applicant has some
flexibility, just no multi-family on the site and, then, as part of the DA we recommended
that he create some kind of central usable open space as an amenity to complement the
office retail component of that. Again, you don't see that, but those are things that were
tied to the development agreement. So, we are trying to get some of that neighborhood
feel, some of that integrated development, just not getting it connected with the road or a
residential component at this time anyways.
Holland: So, just to confirm, Bill, they can't even do a right-in, right-out on Ustick?
Parsons: ACHD will not give them another access.
Holland: Okay.
Parsons: Yeah. Ustick, no. They said emergency access only.
Fitzgerald: My thoughts -- and just to share. I -- the challenge I think -- we are used to
making recommendations to take to Council and Council kind of almost -- not put us in a
box, but they kind of already made the decision and that's the challenge I think here is
because the DA is already there, we are just -- they have agreed to the majority of the
concept of this at Council level and so we are going in reverse of normal and we are
approving the CUP after the Council has already acted in this stead. So, I'm -- we are
taking -- agreeing with Commissioner Seal's comments. I think -- I think it looks good. I
think making a retail front much -- looks much better than a normal storage unit. As we
are taking our cues from City Council, it's hard for me not to go in line with what they have
already agreed to. So, that's my challenge. I think it's -- I agree that there is -- I think we
are getting a little heavy on the storage units in that area. I live over there and I think we
see a lot of them. But I think this corner is hard. I think we have seen this -- Rhonda and
I have seen it at least three times, maybe four times, and so -- sorry, Commissioner
McCarvel. We have seen it a number of times and so I -- I'm struggling and if the Council
has made a decision, this is the direction they think is the best use for that property, I
have a tough time trying to second guess them. But I would love additional thoughts from
my co-commissioners.
McCarvel: Mr. Chair?
Fitzgerald: Commissioner McCarvel.
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McCarvel: I have got to agree, as many times as we have seen this little piece of property,
it does have some constraints and I wish it wasn't the last corner to be done here and that
there weren't some of the other storage units close, but I think to keep the traffic down on
that corner and the restrictions of access, just -- it's a -- it's tough to get a whole lot of
commercial on there, but I would like to see as much as possible and if they are talking,
you know, a daycare center it would probably be a highly sought after --
Fitzgerald: Or a coffee shop.
McCarvel: A coffee shop and that kind of stuff in there -- I think as much retail as you
can, but I realized that corner just -- it's not conducive with the access. So, like you said,
it just -- it needs to be twice the size to be able to have the access it needs, so -- I think
with all the other options that have come before us on this piece of property, this is the
least impact and I do think they have done a nice job of trying to disguise it as not your
average storage unit from the outside.
Fitzgerald: Additional thoughts?
Holland: Mr. Chair?
Fitzgerald: Commissioner Holland.
Holland: I still am struggling a little bit, because I -- if we -- if we make a recommendation
-- or if -- we are virtually the voice at this point of the conditional use permit. So, if we
approve that and we say that -- we give them flexibility to do additional retail or the indoor
storage, I don't know that it will come back before us either. If we were to move forward
with the recommendation I would want to strongly suggest that additional internal storage
wouldn't be allowed, but there would be a retail or office use that would be there. I would
prefer that they would carve out even a little bit more of the frontage on Linder and have
another pad available for retail use there and minimize some of that frontage there. I
don't know that that's something that the applicant would be open to doing, but I -- I would
prefer to see three -- three or four lots there that have, you know, some -- because I know
they can't come down all the way, because there is no access off of Ustick, but if we can
still maximize the frontage that we can get there for some additional retail uses, maybe
we could get two or three different retail uses there. That's my thoughts.
Fitzgerald: And I would agree, I mean I think retail -- maximizing the retail there to
compliment the neighborhood, to give them a walking -- something they can walk to that
they can utilize, I think -- I understand the need for that, so -- Commissioner McCarvel.
McCarvel: I agree. I like your thought there. Just saying, yes, it needs to be retail instead
of the option.
Fitzgerald: Yeah. So, what are our options in regards to -- I mean -- it's a conditional use
permit, so we can -- we have the -- the carrot and the stick I think in regards to what we
can -- can we say we want more pads? I mean I think we can definitely say that we can
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-- we would like to have the two pads to be retail, but can we go beyond that and say we
would like to see three or four? That's outside of the applicant's -- or application, but --
can you give us some guidance?
Parsons: Yeah. Absolutely. Mr. Chair, Members of the Commission, so currently this is,
essentially, the site plan that's going to be tied to the development agreement. So, you
can see here it says future indoor storage and, then, this is the layout that you are -- this
is the layout that you are looking at. So, essentially, the applicant has this layout. Now,
what you could do is if -- if the applicant is open to it -- certainly reopen the public hearing
and see if he's amenable to removing the interior storage component and making that
retail. Again, he is not violating his concept plan, but he is agreeing to reduce the amount
of storage on the site and allow it to -- allow that indoor storage building to be -- to be
either retail or office or something in the future other than storage. But that would be my
recommendation to see if he has an appetite for that and, if not, then, more than likely
you need to stay with what the applicant's proposing this evening with interior storage.
Holland: Mr. Chair. One more question for Bill. Do we have the ability to ask them if they
would be willing to consider adding another commercial parcel there or would that alter
the site plan too much where it would have to go back to Council for the DA?
Parsons: Certainly Member -- or Chairman, Members of the Commission, I mean we give
the applicant latitude to change the site plan to some discretion. So, if he wanted to
reduce his storage footprint this evening and you wanted to see that and he was open to
that, I would just say maybe continue this out, get a revised plan and bring back something
for you to see. That would be easier and that way the -- the findings are clear, the record
is clear, we have an updated site plan and at least you have a visual of what you hope to
see occur on the site.
Fitzgerald: Would you be amenable to reopening the public hearing to hear from Mr.
Olsen?
Holland: Mr. Chairman?
Fitzgerald: Commissioner Holland.
Holland: I move that we reopen the public hearing for the purpose of hearing from Mr.
Olsen some additional thoughts on our deliberation.
Fitzgerald: I have a motion to reopen the public hearing. Do I have a second?
McCarvel: Second.
Fitzgerald: I have a motion and a second to reopen the public hearing on H-2019-0094.
All those in favor say aye. Opposed same?
MOTION CARRIED: FOUR AYES. THREE ABSENT.
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Fitzgerald: Mr. Olsen, can we chat with you, please, sir.
Olsen: Chad Olsen. 6142 North Queensberry Place, Boise -- Boise, Idaho. 83713.
Fitzgerald: Commissioner Holland, do you want to --
Holland: Mr. Olsen, I think you heard some of our conversation back and forth and I don't
know if you would be amenable to looking at adding some additional commercial pads if
you were to reduce the block length of that frontage on -- on Linder to add even one more
commercial pad. I think --
Olsen: Commissioner Holland, with all due respect, no. We want the option to add the
front one. There are two or three more over there. As Commissioner Seal pointed out,
there is a lot of retail that's already being built just a mile away. It's easy to say that we
can have retail, but there has to be people to come that want to rent it, too. This is a good
balance. We came to the Commission with the idea to change the future into -- into retail,
but I'm under the understanding that it's already approved under the idea of a future
interior storage. We wanted the flexibility to add more and I might be wrong. Bill, am I
wrong?
Fitzgerald: I would, Bill, can we get clarification on that, so we understand where we --
where we land there.
Parsons: If I'm understanding you right, Chad, are you saying that this is the concept
plan that was submitted with the MDA. It says interior storage; right? And I believe in the
staff report I said two future commercial sites; right? Or did I say one?
Olsen: You said -- well, in the staff report I thought you said one and -- but I think that
was to the north piece, that commercial piece.
Parsons: The one right there. Yes.
Olsen: Yeah. So, in reality, I'm asking to change the plan to do more commercial, but
this idea of doing three or four pads along there, there is no way it will work.
Parsons: Well, I think the Commission is asking if you are even willing to consider just
this retail, instead of the interior storage, as a multi-tenant building.
Olsen: Well, I heard two or three pads mentioned.
Parsons: It was -- it was a combination.
Fitzgerald: I think we asking for -- we have multiple questions. First, are you -- are you
willing to change the interior storage concept to a commercial pad. And, then, I think
Commissioner Holland's thoughts were is there a potential we could change the site plan
for additional commercial pads. Those are two separate questions.
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Olsen: Okay. So, let me answer the second question first. No. The first question -- well,
it just -- it doesn't make sense. It really doesn't. I mean it's a great idea. It really is. But
it just -- that piece you cannot wind back down in and expect to have safety trying to wind
your way back out. You have to have two entrances. That is what the police department
and the fire department require. It doesn't work. As far as that piece right there on the
corner, the only problem I have ever had is that -- as I have mentioned, we have a full
access right now. If you want to see that access go away, put a lot more people on it
trying to travel across two lanes. What I wanted was the flexibility to add it later, not to
be put into a corner to have -- on the spot say I will do it, because by doing that it could
take that access and create it to a right-in, right-out only, basically ruining that corner
piece of property. So, the answer to question one is I would like the flexibility to add it to
-- as retail if it makes sense for the entrance and the egress and ingress and the traffic. I
want to be sensible about it.
Fitzgerald: And we appreciate that. I think the balance is is its highest and best use;
right? I mean that's the -- you have a bottom line and you have a pro forma you got made.
We are trying to think about what's the best for the neighborhood and so it's that balance
point.
Olsen: Well, it's not even really -- I actually probably make more money renting it retail
than interior storage. Thirty-six units, 80 bucks, 4,000 dollars. I could probably get more
for that as a nice retail location than that, but if it jeopardizes that right-in, right-out it will
kill that little piece of corner property and when there is enough wrecks, then, you will see
what you see all over Meridian and Boise, you will see all the yellow cones go up where
they just shut the access off. Bill will tell you that in that report where they gave us full
access, it says -- the keywords are up to a time, under ACHD discretion. They can take
it away at any time. You jam pack that little corner, it's over. They will shut that corner
down. It would be nice, because we are the Commission; right? And we are the City of
Meridian. But they got the control on that road. We can't do anything on that. As Bill
mentioned, the access onto -- onto Ustick, they just basically said no. This is the only
thing we could do. I mean I'm -- I'm under the impression that if this doesn't get approved
in this way, this is non -- nondevelopable. We come back as residential -- okay. Too
much traffic, too much schools, they should be taken. So, I guess we build a park,
because that's what it is. The corner is too tight and that's the way it is. So, I hate to be
obstinate. I'm not an obstinate person. But I just have done this thing about 18 times.
So, I have pretty good intimate -- I met with ACHD three or four times on this. Bill will tell
you I met with the City of Meridian at least five times. This is what we have.
Fitzgerald: So, I -- and I appreciate that and --
Olsen: Sorry.
Fitzgerald: -- I will open the question -- and I understand where you are coming from.
The only pushback I will say -- and I will -- is that there are -- there is vacant land and
several acres above you to the north. So, I mean I -- it's not like we are -- this is being
put into a box forever, but I mean -- so, there is --
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Olsen: You mean combine the property? Oh. Yeah.
Fitzgerald: I mean that's -- and I have no idea timelines, but I mean -- so, it's not locked
completely as a --
Olsen: Sure. Sure.
Fitzgerald: But I understand -- I understand where your -- the situation you're -- your
current property.
Olsen: All the property to the north is zoned RUT. It's not zoned this way. So, yeah,
other than that, yes.
Fitzgerald: I would guess that we could float that, but I understand what you're saying.
Any additional questions for Mr. Olsen? Thanks very much, sir. We appreciate it.
Parsons: Chair, Commission, Mr. Williams asked if he could address you one more time.
I asked him I would -- I told him I would ask if you were open to that, since you have
reopened the public hearing. But keep in mind the applicant --
Fitzgerald: Mr. Williams.
Parsons: -- the applicant gets the last word.
Fitzgerald: Yeah. I would allow -- I will allow that. I will allow Mr. Olsen to come back up
if he wants to --
Williams: Yeah. No. That's fine. First of all, thanks for reopening the public comment.
From previously when the applicant was up here I want to be clear. I thought I was.
Maybe I misspoke due to nerves, so -- so, I apologize. Residential on there I don't think's
a good idea. Just to be clear on that. I'm not saying we should have residential on that
corner. I -- I have been in all the past hearings. I will say listening to your guys' discussion
as far as maybe adding another pad or two for commercial, I really like that idea. Even if
they could potentially, you know, scale down the -- you know, the storage units a tiny bit
to allow some more room, I think that's a great idea. I think it's a good compromise. As
far as the last thing I will leave with as far as -- if this doesn't, you know, go through, that's
the end of it, I have heard this -- you know, what have we been here, two, three times
before over the years. I have been here for seven years. I have heard that before. Every
applicant says the same thing. And I will leave it at that. Thank you.
Fitzgerald: Thank you. Mr. Olsen, do you want to respond? May have to buy you new
shoes later from wandering back and forth.
Olsen: Chad Olsen. 6142 North Queensberry Court, Boise, Idaho. 83713. As mentioned
before, there is no way that we can do another pad in there. Mr. Williams points out that
some other developer will come and he will take it and he will do new things with it.
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Everything's been done that can be done, short of combining it with other parcels above
it. To the left you are pretty much strung in because of the creek right there and there is
a lot of easements from Nampa-Meridian Irrigation District. This property has been just
amazing to me. I don't actually own it. I have never developed a parcel -- piece of parcel
of land that has had more interest than this little corner in my entire life. This is by far the
hardest piece of land I have ever developed. I have even looked at Bill and Bill and I
have just both shook our heads and said, well, rezone? What I'm offering is the least
amount of impact to our roads and to our schools. I am offering some retail. I am trying
to incorporate that component in. It is a mixed use component designation right there
and I think we have done an outstanding job and if you have any more questions I'm here
to answer them.
Fitzgerald: Any additional thoughts, questions for the applicant? We do appreciate it, sir.
Olsen: Thank you.
Fitzgerald: Thank you so much. Can I get a motion to re-close the public hearing on H-
2109-0094.
Seal: So moved.
McCarvel: Second.
Fitzgerald: I have a motion and a second to close the public hearing. All those in favor
say aye. Opposed same.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
Fitzgerald: Okay, team.
McCarvel: Mr. Chair?
Fitzgerald: Commissioner McCarvel.
McCarvel: I am inclined to be in support of it as is and move forward. I agree this has
been a difficult little piece of land and I -- I agree that this is -- we can try to tweak it for a
long time, but I -- I would have to admit I acknowledge the reasoning of that access could
get taken away with too much in and out of there. It's just a difficult little piece of land and
at some point, you know, the owner has got the right to develop, he can't wait for
everything.
Fitzgerald: Commissioner Holland.
Holland: Mr. Chair, I -- I'm still struggling with this corner and I know -- I want to say I
appreciate the applicant's patience in working with the city and coming forward with
multiple proposals to try and figure out what the best use is for this piece and, you know,
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with -- with not having the cooperation of ACHD to allow a Ustick access, I can see how
they are handicapped in the way that they develop the site. I do appreciate that they are
willing to spend the extra cost to make it look a little nicer than most storage units, so that
it doesn't become an eyesore on that corner. I still struggle, though, because I want to
think about the highest and best use for the future of Meridian, where we are going to be
in 20 to 30 years and I think I could come to some sort of compromise, but I mean ideally
I would love to see more on Linder, but I understand what the applicant is saying and if
their full access is taken away, that -- it would be challenging for retailers in there, unless
that piece to the north develops at some point in the future and integrates in. But I think
at a minimum I would like to see the future interior storage become a commercial pad,
instead of being left to be either -- either/or. That's where I would be at. So, that there
would be two commercial parcels there.
Fitzgerald: Commissioner Seal, do you have thoughts or are -- you're gathering?
Seal: I haven't seen this before and it's still a struggle, understanding businesses and if
they do take that -- that -- that full access away on the street it definitely hobbles it. It is
-- for me personally it's -- it's made my choice easy in some businesses, whether I
frequent them or not, just by the access that's provided. So, when they put that in it makes
it incredibly, you know -- or if they take that access away I should say it makes it incredibly
difficult to get in and out. The fact that this is very close to a school and we do want to
reduce impact to that school as far as student count, as well as driver count or car count,
vehicle count, I mean a storage unit makes sense from that standpoint. The retail portion
of it, again, because of some of the neighbors that are there, it makes that tricky as well,
where, you know, the school is going to also regulate what kind of retail can be there as
well. So, they have some constraints that they have to comply with as far as that goes
as well. So, I -- I mean I struggle with it. I like the concept. I mean as far as the storage
-- storage unit facility. I like the concept of it. I like the layout of it. It's just tough at this
point.
Fitzgerald: Well, as someone who has seen it four or five times on the other side, I think
I tend to agree with Commissioner McCarvel. And I agree with you, too. I think it's -- I
struggle -- it's not easy and I know that there is a balance -- a balance between being
able to develop and being able to finalize a pro forma that makes sense. But I think that
your comments about taking access away I think is very very strong, because I -- I do the
same thing, I make decisions based on what I don't want to go to on Eagle Road, because
I don't want to put the U-turn to figure out how to get back. So, that is a big deal. So, I
think I would agree that -- I would -- my only thing would be to strongly recommend that
they look at the -- the commercial on both pads -- or the retail space on both pads. I'm
not sure how to phrase that, but -- do I have a motion? I can't make motions, so it's all
you guys.
McCarvel: Mr. Chair?
Fitzgerald: Commissioner McCarvel.
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McCarvel: After considering all staff, applicant and public testimony, I move to approve
file number H-2019-0094 as presented in the staff report for the hearing date of October
24th with no modifications.
Holland: Mr. Chair, really quick. I just noticed there was one typo in the staff report, so I
just wanted to point it out for staff. It was on page four, number G. There is a lingering
the at the end of that sentence. I just wanted to point that out to have that corrected on
the record, too.
Fitzgerald: Okay. I have a motion. Do I have a second or comments or questions for the
motion maker?
Seal: Mr. Chair?
Fitzgerald: Commissioner Seal.
Seal: The motion I think would be more -- better received I think if we -- I don't want to
necessarily remove the option for commercial, but I think we want to strongly recommend
that they look for a commercial use for that, instead of doing the interior storage. I think
some kind of wording along those lines would be in order, because there is -- I mean --
and I -- I think the feeling is if there is something that can fit there, then, they should move
forward with that and that's, essentially, the feelings.
McCarvel: I accept the amendment to the motion. You want me to restate it?
Fitzgerald: Yeah. Can you restate your motion with the changes, ma'am. For the record.
McCarvel: After considering all staff, applicant, and public testimony, I move to approve
file number H-2019-0094 as presented in the staff report for the hearing date of October
24th, 2019, with the following modifications: That we strongly recommend exhausting all
options of retail for the existing interior storage.
Fitzgerald: Or in lieu of?
McCarvel: Or in lieu of.
Fitzgerald: Bill.
Parsons: Mr. Chairman, Members of the Commission, there is a condition of approval in
the staff report that gives the applicant that flexibility, so I just wanted to let you know it's
actually condition number six. It says flexibility shall be granted for the future interior
storage depicted on the site plan at the northeast corner of the site to be converted to
retail if desired by the applicant. So, we have it covered for you.
Fitzgerald: Highly recommended -- recommended.
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McCarvel: Highly recommended.
Fitzgerald: So, I have a motion. Do I have a second?
Seal: I second.
Fitzgerald: I have a motion and a second to -- to approve file number H-2019 with
modification -- or 2019-0094 with modifications. All those in favor say aye. Opposed nay.
Same.
Holland: Nay.
Fitzgerald: Motion passes. Thank you very much.
MOTION CARRIED: THREE AYES. ONE NAY. THREE ABSENT.
D. Public Hearing for Verraso Village North (H-2019-0105) by Chad
Olsen, Located at 3543 E. Tecate Ln.
1. Request: Modification to the Conditional Use Permit (H-2018-
0071) to reduce the number of dwelling units in the multi-
family development from 56 to 36 and update the
development plan for the site.
Fitzgerald: Okay. Moving on to open the public hearing on H-2019-0105, Verraso Village
North and start with the staff report.
Parsons: Thank you, Chairman, Members of the Commission. Next item is the Verraso
North conditional use modification. This site consist of 1.7 acres of land zoned C-G and
is located at 3543 East Tecate Lane on the west side of North Records Avenue, south of
East Ustick Road. Adjacent land uses. We have Les Schwab and Culver's restaurant
zoned C-G to the north. To the west we have retail and restaurants, zoned C-G.
Townhome style multi-family to the south and to the east is a collector road, which is East
Records Road. Last -- in 2018 a multi-family development -- excuse me -- a conditional
use permit was approved for a 56 unit multi-family development on the site, which is the
site plan that's in the upper left-hand corner for you. It was tucked under garage parking
and, then, it had the units above it, for total of 56 units. The applicant is here this evening
to modify that conditional use permit to reduce the number of units on the site from 56 to
36. The previous elevations were -- was all one structure and this particular revised site
plan that you see on the left hand -- the right-hand side consists of more four -- or four
townhome style apartments with tuck under garages for the three stories with garages
accessed from a shared driveway off Tecate Lane and, then, there is also an emergency
access just off to Records per the fire department requirements. So, the applicant is
required to provide open space for the multi-family standards. You can see the areas
highlighted in green is the open space that's proposed for this site. This applicant was --
or this -- this project was put on hold, so the applicant could further define and process
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their design -- or further to refine their design and so originally the applicant had one
additional unit and it was -- this was one long building and per the recommendation of
staff they actually separated the buildings and created some more green space between
them to add and enhance the open space and amenities for -- for this particular
development. If you read the staff report, staff has recommended -- currently there is a
sidewalk that's going along this -- or the applicant wants -- I don't know if there is an
existing sidewalk or sidewalks being proposed by the applicant, but there is pedestrian
connections along this side of the street and you can see here there is some landscaping
that projects into the walkway that could prevent pedestrians from entering -- not only into
the units, but also into the commercial development that this shares -- the property is part
of and so staff actually recommended that these -- this entire building gets shifted down
to the south and that these parking pads be removed, so that we actually get additional
green space in between the street and the buildings to add more of that pedestrian
element and some more open space to the development. The other caveat to this
particular plan is that it's over parked for UDC standards and I know this Commission
takes that -- with multi-family we are always curious about the parking count for this site.
So, really, the only required parking are the two car -- two car garages that's proposed
tucked under the -- I don't have that here for you, that exhibit, but -- and these parking
pads are additional parking for the unit. So, they are not required by code, but the
applicant is, again, trying to emulate a townhome style development and complying with
the multi-family standards. So, this -- this side or this bank of townhome units will not
have a parking pad, but they still meet UDC standards and, then, the rest of the site,
again, will -- does exceed UDC requirements for multi-family parking standards. Here are
the elevations that the applicant provided. You probably saw the upper -- the ones on
the left -- upper left-hand corner you saw in the previous rendering with the Adera site.
This is the townhome units that were proposed with that project that Council nixed and
here are some additional of the elevations that the applicant is proposing. Further
refinement is going to be needed and the applicant is going to have to comply with the
architectural standards manual. So, the applicant hasn't really decided on what the
design will be for these structures. At this point we know that they are going to be a
townhome look, of modern design, with parking in the rear of them. So, again, the
applicant as they go through the certificate of zoning and design review process with staff,
we will make sure that the elevation is with those standards. If the Commission has a
preference this evening, certainly you can say which one you prefer and we can remove
one from the staff report and say one is preferred and one's not preferred or unapproved
and the one approved, whichever one you want to see on the site, which you have that
ability through this conditional use process. The applicant did provide written testimony
in agreement with the conditions in the staff report and we are recommending approval
and I will stand for any questions you might have.
Fitzgerald: Thank you, Bill. Any questions for staff? Thank you, sir. Mr. Olsen, would
you like to join us again, sir.
Olsen: Take you up on the shoes. Chad Olsen. 6142 North Queensberry Place, Boise,
Idaho. 83713. So, why would we come in here and want to reduce units? We felt like
as we got back in there after having this condition approved with 56 units, that as we got
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in there and we looked at it a little bit closer and we felt we were a little bit too tight. What
we did is we traded a general parking garage for individual private garages and as a result
we reduced to 37 units originally and, then, under staff's recommendation for more green
space we omitted a third or the last unit down to 36 units. We did this primarily to just
open it up a little bit and have a little bit higher end. It's probably more conducive to the
other Verraso projects that we developed and built. Those are a little bit higher end,
higher caliber, and so we thought, well, keeping that same -- same theme, let's just make
these a little bit nicer and to do that it required reducing the number of units. So, that's
what we did. Why the two renderings? Well, at the beginning we wanted to make this
easy for Commission. We wanted to get a rendering that looked most like the one that
had already been approved and that came with those metal accoutrements on top and
you can see those -- those metal -- that metal -- oh, horrible, if you would, at the top there.
But when we got it done we didn't like it as much as we thought we would like it. It worked
really well on the other project that we had submitted to you that you had approved. It
looked really good. But sometimes too much is too much and so we started going, well,
let's go back to our original design, which is the one that you see in the bottom right-hand
corner, which is a little more simplistic in its designed and it really emulates a modern
Brownstone and, of course, the Brownstone design is very very popular all over and we
kind of wanted to put a new modern spin on that. Of course, the Verraso project has been
very successful and we -- we didn't want to do anything that would tear away from that
and we wanted to keep that whole Records Road looking awesome and so that's maybe
some of the reasons why we did what we did. I stand here for any questions that you
might have.
Fitzgerald: Any questions for the applicant?
McCarvel: Mr. Chair?
Fitzgerald: Commissioner McCarvel.
McCarvel: Bill, what is your plan for that fourth building that they have recommended no
pads for at this point?
Olsen: Well, I -- I saw that in the staff report and, then, I saw the one part about the
amenity and, then, I think that got handled with the park, but I wasn't sure. There was
actually a sidewalk on the other side in the beginning, but I think -- if I think what we need
to do there -- I think I have got a couple considerations. First of all, the pads there are 20
-- or are 20 foot and to be a recognizable or an official parking spot it can be 19. So, there
might be a little bit of ability for us to -- to move those pads a little bit shorter and do that,
but if -- if it has to come to it, that's what it has to come to. I felt like, you know, a great
relationship with staff and very sensible and looks at each project the way that someone
would want to live there. It's one of the things that I really appreciate about staff is that
-- I think it's all fun and games right now, because there is a lot of people moving to Boise
-- or to Meridian, but at the end of the day if it slows down I won't have a product that we
can -- we can market and that will be a nice product for someone to live in and so there
is still a two car garage and even if that had ended up being reduced, we might be able
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to even get a third spot in there may be in a parallel fashion or something like that. So, I
just knew that there was some flexibility there in moving around to make that happen.
Originally we weren't required to put the sidewalk on our side, because there is a sidewalk
on the other side -- a fully -- a full sidewalk, so -- but, yeah, I'm in compliance with that
agreement from staff. We will sit down and we will figure out what -- what's the thing to
do there.
Fitzgerald: Additional questions? Thank you very much, sir. We appreciate it greatly.
McCarvel: Mr. Chair?
Fitzgerald: Oh, Commissioner McCarvel.
McCarvel: I know you have got the big park and everything on the other side, but just in
-- I mean it does feel like a lot of concrete back there when you are driving through some
of those places. What is the amenity or green spaces in between the buildings there?
Olsen: It's a little park. It's a teeny park. So, that as you are coming in the road -- but
this is really characteristic of all our designs at Verraso and we all -- we all pretty much
had that same format that you see there and I -- personally when I drive down it I don't
think there is too much concrete, but I think Bill was right and Bill will take -- he should be
taking credit. He said, hey, look, when you're driving in I want to be able to see something
that's green. I don't want to have to, you know, forget about it. Once I have entered into
the inner core of that I want to be able to see green spaces when I'm coming in and I
agreed with that and I thought that was a good idea. So, I said let's --
McCarvel: Is it just -- I mean it's driveway, just a private street, it's just concrete right up
to the buildings.
Olsen: Yeah. Yeah. Yeah.
McCarvel: Okay. Thanks.
Fitzgerald: Thank you very much.
Olsen: Thanks.
Fitzgerald: Madam Clerk, do we have some signed up for this application?
Weatherly: Mr. Chairman, no one signed up for this project.
Fitzgerald: Is there anyone in the audience who would like to speak on this application?
Let the record show that no one came forward. Mr. Olsen, do you have any other
additional thoughts? We are good? Okay. Thank you. Can I get a motion to close the
public hearing on H-2019-0105?
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Seal: So moved.
McCarvel: Second.
Fitzgerald: A motion and a second to close the public hearing. All those in favor say aye.
Opposed same. Thank you. Motion passes.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
Fitzgerald: Thoughts?
McCarvel: Mr. Chair?
Fitzgerald: Commissioner McCarvel.
McCarvel: I like the -- just -- for the record I like their second option better. I do think --
Fitzgerald: Oh, on the bottom?
McCarvel: Yeah. All that stuff --
Fitzgerald: Those -- I agree.
McCarvel: Leave that for the birds.
Fitzgerald: I totally agree. I had that exact -- we had conversation literally today.
McCarvel: I can picture pigeons sitting up there.
Fitzgerald: Yeah. I think that would be a mess.
McCarvel: And the one on the bottom just does give a little -- a little more homey feel to
what is just a lot of concrete on that side of the street. I realize there is a beautiful open
park on the east side, but -- so, I think it's -- it's in concert with everything else that's going
on back there and it's nice to have less units.
Holland: Mr. Chair?
Fitzgerald: Commissioner Holland.
Holland: I would echo the same comments, that I like the photo better on the bottom right
than I do the one on the top left, because I think it's got good architectural elements to it.
It shows -- I like the diverse colors. I like the diverse styling of it, but it looks a little more
homey and I would agree, we don't need bird's nests above people's front doors. So --
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Fitzgerald: I would completely agree. I -- I like the Brownstone feel, I think it gives it a
great job, the undulations in the building and we really appreciate the applicant working
with staff as close as they do. That -- breaking that building face up on the backside of
buildings on the south side, I think that was great input from staff and we appreciate Mr.
Olsen working with them, because I think that breaks that building face up and gives them
a little bit of that green space and park to live to. But I agree that the Brownstone look is
definitely better than the -- in the area.
Seal: Mr. Chair?
Fitzgerald: Commissioner Seal.
Seal: Yeah. Generally speaking if somebody wants to reduce I'm over that -- that's
something I always like to see. That said, this area is made for and has a lot of -- of high
residential and so to see it reduced in an area that's made for it is a little bit concerning,
but I understand the -- what the applicant was going for here as far as making something
at the end of this that's going to be a little bit higher end for the people that want to -- want
to pay a little bit more to live -- you know, have a little bit more space that's provided. I
am concerned about the -- removing the parking pad, just because I -- I think that might
end up causing some issues in that area as far as where people are going to park. It
would be really really nice if we lived in a society where people didn't put a thousand
dollars' worth of stuff in their garages and park 20,000 dollars' worth of cars outside of it,
but it's not that way sometimes. So, I just see that that might cause some problems in
the future. So, I mean with the suggestion the applicant made of maybe reducing the pad
size and still trying to squeeze that green space in there, is that something that staff would
be willing to work with or is that -- does that look like something that would be a realistic
concept -- concept in order to still provide that pad space?
Fitzgerald: Bill, do you have any thoughts?
Parsons: Yeah. Chairman and Commissioners, the way the condition is written currently
is you need to get five more feet to the drive aisle, which is only 20 in that area, so we
would need 25 there. So, that's already cutting into that pad to 14 feet and, then, you pull
the building back to make sure there is clearance for -- I almost like the little green strip
in front of the sidewalk to have a parkway, so you give that much separation from the
drive aisle and the sidewalk. That gives pedestrians comfort as they walk into the site.
So, I'm envisioning no more than a five foot pad -- parking pad behind those units by the
time this thing is redesigned by staff working -- in working with the applicant, so there is
no wiggle room in code to have a reduce parking pad. It's nine by 19. So, that's why my
-- my recommendation to you and the condition the way it's worded it's remove the pad.
We won't accept anything more than a five foot parking pad there, so we don't have
people parking behind the units and blocking the drive aisle for the fire department. That's
the intent behind that and that's -- that's why I'm -- it's all or nothing is kind of how I see it
working at this point. We have to be able to have pedestrians walk -- now with Trader
Joe's in there it's going to have a lot of synergy there. I was there this weekend -- the
past weekend, it was -- it was packed and I drove through the existing Verraso project
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and the roads are narrow, it -- and there is a lot of concrete and it -- it feels like you're
driving through an alley. So, what I think we should learn from our past mistakes, move
this one forward, have him shift that building back -- that pedestrian scale on that -- create
that safe passageway so those residents that are going to walk to Trader Joe's and lose
some parking on this site. I -- yes, those might be harder to rent in the future, but there
is still a two car garage and that's an amenity when you -- you either buy or rent apartment
space. My professional opinion on that.
Seal: Is there parking on the Tecate Lane?
Parsons: No. No. It's a private street. Not allowed to have parking on it.
Fitzgerald: If it was the whole project I would be more concerned. I think there are people
who don't have as much, so I think you -- the market will drive which units they purchase
or rent or whenever it's going to be. So, I think if it was the whole project I would be more
concerned than I -- but I -- I think what Bill is going for is right, if you don't eliminate them
completely you got people trying to park halfway over and you got a fire truck that has to
drive through, it's going to be a real problem. So, I -- I would rather go that direction of
eliminating them and -- and giving that drive aisle up front an additional green space.
McCarvel: Mr. Chair?
Fitzgerald: Commissioner McCarvel.
McCarvel: I would agree. I use -- when I frequent the retail that's in front there I use it
and I see a lot of people come through back there to get to Records instead of going out
and have to do a U'ee on Eagle and so I think the more we can make that the obvious
place to go, instead of people cutting through all those little drive -- those driveways, that's
a better situation. I would be in favor of removing the pads from them.
Fitzgerald: That's already in the staff report; correct, Bill? Thank you. Commissioner
Holland, do you have any thoughts?
Holland: No. I think I'm in agreement with what staff recommend there.
Fitzgerald: Without additional thoughts or comments, I would entertain a motion.
Seal: Mr. Chair?
Fitzgerald: Commissioner Seal.
Seal: After considering all staff, applicant, and public testimony, I move to approve file
number H-2019-0105 as presented in the staff report for the hearing date of October 24th,
2019.
McCarvel: Second.
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Fitzgerald: I have a motion and a second. All those in favor say aye. Opposed same.
Motion passes. Congratulations. Thank you.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
E. Public Hearing Continued from October 3, 2019 for Goddard
Creek Townhomes (H-2019-0068) by SI Construction, Located at
the NW Corner of W. McMillan Rd. and N. Goddard Creek Way
1. Request: Rezone of 5.03 acres of land from the R-4 to the R-
15 zoning district, and
2. Preliminary Plat for the Re-subdivision of Lot 2, Block 1,
Goddard Creek Subdivision Consisting of 4.62 Acres of Land
into 44 Building Lots and 8 Common Lots.
Fitzgerald: Okay. We will move on to open the public hearing on Item 4-E, Goddard
Creek Townhomes, file number H-2019-0068 and Bill will start with the staff report, sir.
Parsons: Mr. Chairman, Commission, before I start the presentation I -- I want to just
share with you -- I had a chance to look at some of the public testimony before I came in.
As we all know tonight is parent-teacher conference night and we had a couple of
residents say they can't attend because of that happening. So, they have asked for the
Commission to continue this particular item so that they will have a time to come and
testify and present at -- during the public hearing on this project. I bring that up to your
attention to see if you are amenable to that request. If not, I'm certainly prepared to go
forward this evening. I will leave it in -- just wanted to share that with you as -- as we get
moving forward into this project.
Fitzgerald: What is the will of the Commission before we get started, because I don't want
to walk into this and have to redo it over again. Is there comments?
Seal: Mr. Chair?
Fitzgerald: Commissioner Seal.
Seal: Reading through the public testimony there is a lot of negative comments on,
essentially, this and there were a lot of people that did put in there that they couldn't --
they wouldn't be able to make it. If I were in that position I would definitely want my voice
to be heard out loud, not necessarily in -- in -- in the form of an e-mail or something along
those lines, so I -- I would be okay with a continuance.
Holland: Mr. Chair?
Fitzgerald: Commissioner Holland.
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Holland: I would agree. I would be open to a continuance, but I don't know if we want to
-- there is some folks who stuck it out with us for a couple hours. I don't know if we would
want to hear perhaps the staff report and, then, open it up for some of the testimony here
and, then, continue it and for additional testimony.
Fitzgerald: I think that's where I was leaning as well. Commissioner McCarvel.
McCarvel: I would agree with Commissioner Holland. And this is another piece of
property --
Fitzgerald: That we have seen --
McCarvel: -- that's been around for a while --
Fitzgerald: -- numerous times.
McCarvel: -- and heard and heard and heard and so I feel -- I mean I think I know what
the will of that neighborhood is, but, yeah, let's get through -- I think let's get through as
much as we can, but I certainly want everybody to feel that they have been heard, so --
Fitzgerald: So, Madam Clerk and Bill, I think -- and when we -- depending on the will of
the Commission, but also on -- I think it's on Silverstone, we need to make sure we re-
publish that -- or repost that -- I think it is or re -- what do you call it? Renotice. Thank
you very much for helping me. Renotice the -- the Silverstone Apartments project. I know
Chris and I talked about that earlier. We need to make sure we re -- repost -- re-notice
the Silverstone one specifically and I think we will probably do that with this tonight, if
that's the will of the Commission, so -- so, Bill, let's kick off -- let's have a staff report
discussion and we will take comments from the folks in attendance and, then, we will talk
about what we do next.
Parsons: Thank you, Chairman, Members of the Commission. Next item on the agenda
is Goddard Creek Townhomes. The applications before you are -- is a rezone, preliminary
plat, and development agreement modification and the director has approved the private
street application and the alternate compliance application. The site consists of 4.62
acres of land currently zoned R-4 in this city. It's located on the northwest corner of West
McMillan Road or North Goddard Creek Way. Adjacent land uses. To the north we have
the Selway Apartments, zoned R-4. To the west we have a storage facility that's currently
under construction that was approved with the previous application on this -- for this
portion of this site in 2017. McMillan Road on the south and, then, East Goddard Creek
is on the east boundary. So, this particular lot does not have access to Goddard Creek
-- direct access to Goddard Creek, it -- there is actually a platted common lot that touches
the eastern boundary of this particular property. So, the applicant is here this evening to
discuss -- or excuse me. The history on this site. I think we are all aware of it. So, in
2002 this project came through as part of the Lochsa Falls development. The PUD
granted office uses on the site, even though you see R-4 zoning on it. So, that's been
some of the confusion around the public history -- the public comments on this particular
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property. Everyone remembers the PUD, but it has residential zoning on it and
sometimes neighbors and applicants -- not applicants, but residents get confused as to
what can actually occur on the property, but I can assure you right now office uses are
allowed to develop on that property if the DA mod is not approved and, then, in 2017 the
comp plan amendment came through that included the self storage component and a
multi-family component. As that project went through the public hearing process the
applicant was asked by this body to reduce their unit count, because they didn't like the
density on the site or the amount of open space -- space that was provided for that
particular project. So, the applicant modified their plan, went from 82 units down to 76
units, trying to gain favorable approval from you. You ultimately recommended approval
of a multi-family component and the storage facility as it went to Council, but because of
the pushback from the neighbors, the applicant with -- based on the public hearing at the
City Council meeting the applicant was saying that the Council didn't have an appetite for
additional multi-family on this particular property or the density and they requested the
Council to acknowledge the withdrawal of the CUP application. So, that Goddard project,
the self storage and the comp plan amendment and the rezone to the C-C zoning district
occurred with that piece and this particular property remained R-4 subject to the PUD and
the development agreement, which allows office uses. As I mentioned to you, the -- this
-- this particular property is mixed use community and so, again, with that land use type
we envision three specific land uses within the area. Noted that this has been broken
down into the last four acre piece. A viability of having three different land use types on
this property isn't going to work. So, what we do typically, if that occurs, we look at the
adjacent properties and see what's happening in the area and, then, trying to make that
nexus of whether or not we have adequate commercial and residential and office uses in
the area and just to the west of this site there is vacant commercial and office uses, along
with the storage component, along with the multi-family and the single family and the
school in the area. So, certainly we can find a nexus that this is consistent with that mixed
use community land use designation and an R-15 zoning is appropriate -- is the -- is one
of those preferred zoning requests for this property as well. So, the applicant is asking
for a rezone from the R-4 zoning district to the R-15 zoning district and the DA modification
is to remove this property from the Lochsa Falls DA, have it rezoned to R-15 so they can
develop the plan that's before you this evening. The plat itself consists of 41 single family
lots with a mixture of single family attached and townhome units. The color graphic that
you see here has -- well, this particular property is under five acres in size, so it's not
required to meet the open space and amenity requirements of the UDC, but the
applicant's gone out of his way -- in looking at the surrounding residential developments
with Lochsa Falls and Kelly Creek, they certainly have abundance of open space in those
developments. So, I think the applicant's intent here was to emulate what's occurred in
that area. Yes, it is a compact development, but he is offsetting that with additional open
space, which is approximately 20 percent and three amenities, which, again, is not
required by code. The only required landscaping for this site is the 25 foot landscape
buffer along McMillan Road. So, to me this is something unique. as I mentioned to you
it was originally 76 units on this, now reduced down to 41 for sale townhome units. So, a
stark difference. The density of that previous project I believe was around 15 units to the
acre and this density on this particular project this evening is within range of that six to 15
units. This comes in at 8.87. So, we are just slightly above the minimum desired in this
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land use designation. So, if you had a chance to read through my staff report, staff had
recommended some changes to the site plan and plat that you see this evening and I will
point this out quickly for you. So, you can see here the -- and I appreciate the applicant's
symmetry on the -- on the design of the plat, but we think currently there is a water and
sewer stub that is stubbed right in this location of the property, which would cause the
applicant to jog it over at a 45 degrees angle and, then, bring it in through the site. So, in
looking at the design and working with our Public W orks Department, we felt it may be
prudent to actually shift the common lot over to the east. So, take these units, which are
labeled 18 -- or 19 and 20 and attach those here and have a four unit townhome here and
shift the open space over and connect it into the dog park. That way you can facilitate
efficient expansion of city utilities, you consolidate open space a little bit better, and, then,
because the applicant's over 30 units fire department is going to want an emergency
access and, then, rather than having this shared driveway being the shared access, they
may be able to create a pathway -- a wider pathway and tie into the sidewalk into McMillan
Road as an amenity where it can serve as the maintenance road for our Public Works
Department and serve as an emergency access for the fire department. So, to us there
is a win there by shifting that over for everyone involved. Had a discussion with the
applicant and he was in agreement with those changes and that's been reflected as a
condition in the staff report. So, if you had a chance to read the staff report as well, you
can see that there is actually multiple product types proposed with this development,
single family attached townhomes, and typically when we -- private streets are not the
preferred method for providing access to single family developments or townhome
developments. Our -- our preference is to have public street connectivity. In this
particular case the applicant -- and both city code and ACHD do not want to grant another
access to McMillan Road, because it's an arterial, but when the apartment complex to the
northwest went in we actually had a private street go in with that application and this
provided cross-access to this particular property. So, in this case, because we have an
arterial street, access is limited to this property and we have cross-access with the
apartments, staff -- the director agreed to approve the private street application, so it's all
a 24 foot wide street section, but in order to support private streets for single family, we
need to -- you need to have either a gated community or a MU lot -- or MU development
and typically what a MU is a linear open space, but the units are supposed to front on the
MU, not the back of the units on the MU. So, one of my recommendation -- recommended
conditions of approval was that the -- the townhome unit -- units internal to the site, which
are these internal lots here along the MU, actually want the applicant to reorient the front
of those units onto the open space and that would be the primary focal point for those
units and, then, the garages, again, will access off the public streets. So, really nothing
changes in the site design, the layout. It really comes down to the design of the units and
that also predicated a condition that I want to have three distinct elevations for the
development as well. So, the applicant was nice enough to provide those for me this
evening and I will share those with you as well. So, again, all of the units are pretty similar.
Here is the -- here is the single family attached townhome and, then, the larger townhome
units in the middle. Then here is kind of an example of a product type mix throughout the
development for you. But, again, as I explained earlier, these units will be combined with
this or some version of that. He doesn't necessarily have to combine them, he just needs
to shift them or if he wants to keep them in twos, I'm fine with that, too. But I think just
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shifting this open space here and having that focal point into the development is going to
make it a lot nicer. The one other item that you would note on this site plan, too, is typically
we don't allow parking on private streets and we have heard from this Commission time
and time again there never seems to be adequate parking for developments. So, in
working with the applicant he was amenable to adding these 16 overflow guest parking
stalls along the private street and in case that's come to this development, I think that's
-- that's a wise -- even though he has the parking pad and the two car garage per unit,
which meets code, having this overflow parking does help the project as well. So, overall
staff is supportive of what the applicant is doing here this evening. Staff did receive written
staff report -- or written agreement from the applicant with all conditions in the staff report.
and, then, if you had a chance to read the public testimony there were nine applicants
that testified -- again concerned with traffic density and parking within the surrounding
area. Staff is recommending approval with conditions in the staff report and I will stand
for any questions you may have.
Fitzgerald: Any questions for staff? Thanks, Bill. Would the applicant like to come
forward. Please state your name and your address for the record, please, sir.
Noriyuki: Commission. Scott Noriyuki. Northside Management. 6810 Fairhill Drive,
Boise, Idaho. 83714. Thank you. First of all, I want to thank Bill. We had a lot of complex
items we had to work with on this project. I think it far exceeds City of Meridian code and
expectations. I think it blends beautifully between the existing R-4 and the existing Selway
Apartments, as well as the mini storage and the arterial road from a standpoint of there
is plenty of R-4, single family detached -- detached dwellings, in Kelly Creek and, then,
of course, to the north there is plenty of rental. This provides a blend -- a step up product,
if you will, for people who are young professionals or single parents or what have you to
go from the rental situation to their first purchase that's more affordable, because a lot of
people are getting priced out of Ada county right now. So, we feel like this is a nice natural
progression. I don't have a whole heck of a lot to add aside from we are really proud of
this. We have got a lot of good amenities in there. This is in high demand. We have
covered a hundred percent of the parking. We have covered all the traffic. We have
covered everything with the fire department and the police department. With planning.
Not to be anti-climactic, but I think we nailed it. I think my only -- my only concern is I
don't feel it's necessary to continue this. I think it can be taken up at City Council. We
have had three neighborhood meetings. I noticed one for last night at Willow Creek.
Nobody showed up. So, I think we have done our diligence. With that said I will stand
for any questions.
Fitzgerald: Scott, do you -- these are all individually platted; correct?
Noriyuki: Absolutely. These are all for sales. These are not rentals.
Fitzgerald: Is there any questions for the applicant? Thank you very much. We
appreciate it.
Noriyuki: Thank you.
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Fitzgerald: Adrienne, what do we have for folks who would like to testify?
Weatherly: Mr. Chairman, we do have eight people who signed in, but none of them
indicated a wish to testify.
Fitzgerald: As the first two -- well, ladies first. Ma'am, do you want to come forward and
testify? Let's put it on the record, please, ma'am.
Pollman: Janie Pollman. 5030 Goddard Creek Way. I was going to ask if this is
continued, then, should I make the same presentation or, no, I don't need to?
Fitzgerald: I think we will make sure it's on the record. We would love to hear your
thoughts, so --
Pollman: Okay. So, again, I apologize, I'm going to have not very good graphics, but I
am a visual person and --
Fitzgerald: And, ma'am, just while you are looking, I think it's -- it's the purview of the
Commission whether they want to vote to continue it or not. I think the applicant has
stated his thoughts about a continuance or not, so let's make sure we get your thoughts
tonight if that would be okay.
Pollman: Okay. Thank you. I do have -- these are just Google Maps that I brought up,
that I gave to the clerk. I guess they are trying to find them. Two concerns that I have.
So, we are starting here over on Meridian Road, all the way down to Ten Mile, to get your
bearings a little bit, and this is the number of units that are in our area. So, we have got
the big one down here at Prelude. Then we have got over here on Linder that's behind
the Sonic and, then, of course, here Selway, 171 units. Then over here -- over there by
that we have the Sawtooth Village. So, in a two mile radius -- or, excuse me, strip of
McMillan we have 631 units. This is a lot like what I was saying about the storage units.
I live right across the street. I mean I look out my bathroom window and the Selway
Apartments are right there. I -- and I just bought my home five years ago. The apartments
have been there a long time. I am not opposed to multi-family units. I'm not a person
that is going to come before you and say we can't have this, because we just don't want
apartments, but the saturation is a little much and I think that's what the neighborhood is
saying, is that Selway is there and -- and as far as -- I have had no problems, but it's so
-- just a little much, this high density in our area, except for the large unit Prelude, our
neighborhood is impacted the greatest in that area with all of these high density housing
and that's -- that's a big concern for us and, then, down here by Walmart I think it's R-15
over there. Apartments are going to go in over there. So, that's my one concern. Could
I have the other page, please? The other concern -- and I understand and realize that
you cannot control the roads. I totally get that. But I did want to point something out to
you, please. Right here at the proposed rezone at that intersection is a T intersection and
across the road is that -- is the big canal. A hundred and twenty-five is another T
intersection for Hunter Elementary. So, in 125 feet we have all of this traffic coming out
from our neighborhood. At the top of my -- my map Goddard Creek is used very much to
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get to Rocky High School to avoid Linder over there and also to get to Willow Creek
Elementary. We also have bus stops for each one of those -- or, excuse me, no bus for
Rocky Mountain High School. I'm sorry. But there is right on -- my time is up.
Fitzgerald: If you could wrap up your thoughts real quick, ma'am.
Pollman: Pardon me?
Fitzgerald: If you could wrap up your comments real quick.
Pollman: Okay. So, I was just going to say a lot of buses come out of Hunter Elementary.
It's just really a -- a -- in a short period -- or, excuse me, a short amount of space for
driving, it's a lot of cars dodging each other coming -- we have no lights, no, you know,
any of that kind of stuff and it's difficult to see how this is going to work in -- in our area.
It will be difficult if this passes for us. Thank you very much.
Fitzgerald: Thank you, ma'am. Sir, if you want to come and join us.
Fisher: Good evening. Dan Fisher. 2382 West Apgar Creek Drive. I live in the last
house right -- where Goddard Creek and this development -- so, thank you very much for
your service and thank you for what you do for our city to make it more livable. Two years
ago we came before this body and when the -- when another developer wanted to change
the development -- the Kelly Creek development agreement to put in another similar high
density project and the -- your body chose to honor the Kelly Creek development
agreement and we very much appreciated that and we would ask that you would, please,
honor the Kelly Creek development agreement as it stands. And another point regarding
the light office. The -- I don't know the technical term for what allows the light office, but
we all as the neighborhood came and we -- we see the light office with some traffic during
the day for maybe a dental clinic or a law office would be perfect, because most of the --
most of the traffic comes after that is cleared out. As far as parking goes, I cannot park
in front of my house. I realized that I don't own that clearly, but if I have guests that I want
to come to my house, I cannot park in front of my house at any time. The Selway
Apartments -- the parking overflows onto Apgar Creek Drive on both sides, so that my
guests cannot park in front of my house. So, this is just -- it's too much. It's too much on
this corner and so I would ask that -- that we stick with the -- the use that was approved
two years ago with the light office, the R-4 zoning, and I appreciate your time.
Fitzgerald: Thank you, sir. We appreciate it.
Fisher: Oh. May I also comment for the record that we, please, would ask for a
continuance. We very strongly would like to have the neighborhood be able to come and
express their -- their views to you as a body. Thank you.
Fitzgerald: Appreciate it. Thank you, sir. Anyone additional that would like to testify?
Mr. Noriyuki, would you like to come back up and close your thoughts, sir?
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Noriyuki: Thank you, Commission. Scott Noriyuki. 6010 Fairhill Place, Boise, Idaho. So,
I'm going to kind of just address the comments of her directly. Number one from a traffic
standpoint, this entire area was originally master planned and approved by ACHD. ACHD
has submitted the staff report. They have reviewed the project. There is capacity within
the roadway system. So, we are completely in conformance. As far as schools, if there
is any comments that come up regarding that, I personally spoke with the school district
assistant superintendent as far as five new -- well, one new high school, Owyhee, which
you're all aware of that's going to be complete in 2021. Pleasant Valley Elementary,
which will be completed in 2020. Mountain View High, which is getting a major expansion
complete in 2020. Star Elementary complete in 2020. And Mary McPherson Elementary
currently under design. So, there is capacity and it's been calculated that we will add
roughly 35 additional students. So, I just want to assure you that -- that by the time we
are complete with this project, which will be in 2020, that relief will be there. So, we are
not going to be a burden on the system as far as education. We are not going to be a
burden on the system as far as traffic. I do want to speak very specific to this development
agreement. Your body has already modified this development agreement originally to
allow for the mini storage going in. So, all we are doing is now we are all just adjusting,
if you will, and, then, from a parking standpoint, I want to ensure that we have got parking
covered. These units have full two car garages with 20-by-20 minimum parking pads that
can handle a total of four cars, as well as the 16 overflow. With that I will stand for -- oh.
And in closing I see no necessity to continue this. We have given plenty of opportunity
for the neighbors and also we also have a City Council hearing. So, with that I respectfully
request we proceed. Thank you.
Fitzgerald: Any additional questions for the applicant? Thank you, sir, very much. We
appreciate it.
Noriyuki: Thank you.
Fitzgerald: A motion to close the public hearing on H-2019-0068.
Holland: Mr. Chair?
Fitzgerald: Yes, ma'am. Commissioner Holland.
Holland: Perhaps before we make a motion to close the public hearing we talk about
whether or not we want to continue it.
Fitzgerald: That's probably a good call.
Holland: Stay open if we are going to continue.
Fitzgerald: Thank you for your guidance. Council? Appreciate that. So, do you have a
comment you would like to make around that?
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Holland: Mr. Chairman, I think there is -- I don't know if we want to dive into comments
about the application itself, but I think there was enough public testimony that makes me
have pause to want to make sure we give residents the opportunity to come before this
body and share their comments. So, I probably would still be inclined to continue it.
Seal: I would agree with that.
Fitzgerald: Commissioner McCarvel, do you have --
McCarvel: Am I saying this right? I mean we have 12 -- there is three pages of comments
I think.
Seal: There is 12 in there. I was just confirming there is 12.
McCarvel: There is 12 and some of those are -- I'm just -- I mean I guess my question is
are we going to hear anything more than what's in the public comment -- I mean already.
For as large as that neighborhood is to have -- they are not all at teacher conference I
guess. I mean I'm -- I'm willing to go forward with the majority of the panel here, but I'm
-- I'm looking at seven people. I guess I would feel different if it was seven pages of
people that couldn't be here.
Fitzgerald: I -- I tend to trust our staff in regards to comments that -- that they have
received and I think it's been -- Bill wouldn't have brought it to our attention if it wasn't an
issue to take in account. So, I -- the applicant -- I appreciate where he's going, but we --
they have another opportunity to go to Council and have that conversation, but we are
supposed to help that process before it gets to Council, so I think we need to have all the
information in front of us to make a good decision. So, I don't have a problem continuing
this a little bit longer just to make sure we get public comment.
Seal: And I mean to add to that, I think a continuance to allow for more public comment,
if we get -- again, if we only get the folks that are -- that have written comment in here,
that -- that might change my mind as far as, you know, what I'm thinking on this project
already. So, I just want to make sure that we get -- we see what the actual public comment
is and allow those people to come in.
McCarvel: Mr. Chair?
Fitzgerald: Commissioner McCarvel.
McCarvel: I -- for this piece of property with as many times as it's been in front of us and
as many voices as we have heard, I think one more shot is just fine.
Fitzgerald: That's kind of where I'm going, too.
Holland: Mr. Chair, before we make a motion to do anything else here, is there any
comments of anything we want the applicant to address before it comes back before us
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again? I would say it would be nice to see the -- the change that staff recommended
about the allocation of green space shift to the right, just so the map is -- the rendering is
up to date. But I don't know if there is anything else we want to ask them to work on with
staff before they come back.
Fitzgerald: Thoughts, Mr. Seal?
Seal: I mean -- I'm looking at the agency comments, I mean I'm looking at the West Ada
School District and I mean every school that they list on there is over capacity at this
point. I understand they are opening other schools, but if I lived in this area the last thing
I want is for my kid to be bused somewhere else and that seems like that's what -- what's
being offered as a solution to that is that the -- the capacity will be there, but we are going
to have to bus some kids out. And as far as the ACHD report, as I'm reading it -- maybe
I'm reading it wrong -- we have got better than D listed in both of these, which is 425
vehicles per hour. McMillan is already at 501. And, again, we are getting some
information in these reports that's pretty old. I mean if you look at the -- the traffic count
-- and we are basically almost a year and a half off on the traffic counts, we have got
McMillan at 4,900 and, then, we have got -- excuse me -- Goddard Creek Way at 33, so
-- and that's the older set of data. So, it looks like almost all the traffic that's coming off
McMillan is almost traversing Goddard Creek Way. So, I mean to me those two things
right there cause me enough pause to go, whoa, how many more things do we want to
be putting in here. That said, a continuance might offer, you know, the ability for the
applicant to, you know, dig deeper into that and get more information from -- from the
agencies as far as some kind of written testimony from them as well or written input or
even somebody to come and testify on behalf. That would make me feel a little better
about, you know, the application that's put in front of us.
Fitzgerald: Okay. Additional thoughts? I mean we can get into the merits if we want to.
I'm not sure if it's necessary at this time, if we -- depending on where we want to go,
because I have had -- I have looked at this project -- or this property at times, I have seen
much more dense and more challenging projects for that and I think the chat -- or than
the one we are looking at right now and diversity of -- of product in the area I think is --
especially on an ownership project or ownership side -- I can't talk. The ownership side
-- it's refreshing and there is not a single family home right up against it, which is another
-- so, there is -- there is components of it that I think are well thought out, especially with
the green space, because it's not a requirement, and so there are positives in my opinion
on this project that they have done a good job of working through, so --
McCarvel: Mr. Chair?
Fitzgerald: Commissioner McCarvel.
McCarvel: I would agree and I do have a question for staff. Did I hear it was -- the density
was 8.8. So, just -- other than the setbacks, this is pretty darn close to an R-8, instead of
an R-15.
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Parsons: Mr. Chairman and Commission, that's correct. Yeah. The R-15 is for the
dimensional standards as you mentioned, for the townhomes.
Fitzgerald: Six to 15; is that right?
Parsons: Six to 15 in that -- with that land use designation, yes. That's the target
densities.
Holland: Mr. Chair, one more questions for staff.
Fitzgerald: Commissioner Holland.
Holland: On the west side of this property do we have any knowledge of what would
happen with that other blank canvas there?
Fitzgerald: Storage units.
Holland: Is that the storage units?
Parsons: Yeah. Mr. Chair, Commissioners, that's the storage unit and they had to put in
a 25 foot landscape buffer up against this R-4 piece. So, the applicant is going to have
their 12 foot setback, plus a 25 foot setback on that boundary. So, there will be adequate
separation there as well.
Fitzgerald: Additional thoughts?
Holland; Mr. Chair, I think I -- we have seen lots of different applications on this specific
piece of ground over the years and I would agree that there could definitely be more
density that someone else could provide here, so I -- I like that they have kind of taken a
thoughtful look at having a product that wouldn't put as much strain and adding the
additional parking always makes us happy as a commission, so I appreciate the green
space that they didn't need to meet code in there, but they were top one, adding a dog
park and some extra open space. I don't know, again, that we are deciding on one thing
or another, just throwing out some comments. I think it -- the biggest challenge is traffic
for sure and how do we make sure that that doesn't overload Goddard Creek Road on --
Fitzgerald: Absolutely. Based on our previous comments, I would entertain a motion to
continue this, if that's what the will of the Commission -- so, if that's where we want to
head. Does someone want to make that motion or is there additional thoughts we want
to share?
Seal: Mr. Chair, what -- do we want to ask what dates are available?
Fitzgerald: Yeah. Bill, can you give us an idea of where we are headed on dates, so I
can make it as less of an impact for Scott, if that's where we go.
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Parsons: Yeah. Chairman, Commissioners, you know, I appreciate your willingness to
continue this out. Certainly I don't -- my preference, to be honest with you, is to move it
to the next available hearing, which is the 7th, and the reason why as we have gone
through the presentation, the neighbors asked for that, so let's give them a week to
regroup and come back and see what happens here. I don't think the applicant should
have to renotice and repost the site just for a week -- a couple weeks continuance.
Fitzgerald: Okay.
Parsons: One, we can't meet the noticing requirements of the code to do that anyways,
if we had to do -- we would have to bump them out a month, so that's not fair to the
applicant. And, again, I want to be respectful to the neighbors. They asked for that. I
appreciate -- again, I'm appreciative of what the Commission is doing. But, again, let's
-- let's move on to the next date. The 7th. Let's get this thing moving forward. Let's hear
what the additional testimony is and we will see -- we will go from there.
Fitzgerald: Mr. Noriyuki, are you available on the 7th? Does that work for you?
McCarvel: Mr. Chair?
Fitzgerald: Commissioner McCarvel.
McCarvel: And, Bill, can we get it at the top of the agenda?
Parsons: Absolutely. We can make it the first item on the agenda if you would like.
Fitzgerald: That would be great.
Weatherly: Mr. Chair?
Fitzgerald: Yes.
Weatherly: As a note I just wanted to let you know, even though we wouldn't be noticing
-- renoticing in the newspaper or on postcards, we would have a renotice of continuance
on our website and we can also post it again on NextDoor as a continuance as well.
Fitzgerald: Thank you very much. I think that's important. I appreciate it. With all that
information we have, do I have a motion?
Seal: Mr. Chair?
Fitzgerald: Commissioner Seal.
Seal: I move to continue file number H-2019-0068 to the hearing date of 11/7/2019, so
that we can hear specific input from the neighborhood.
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Fitzgerald: I have a motion --
McCarvel: Second.
Fitzgerald: And a second. All those in favor say aye. Opposed nay -- same. Motion
passes. Thank you.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
Fitzgerald: Thank you all. We appreciate you being here tonight and I need --
Holland: Mr. Chair?
Fitzgerald: -- a motion. Yes, Commissioner Holland.
Holland: I move we adjourn the Planning and Zoning Commission meeting.
Fitzgerald: I have a motion for adjournment. Do I have a second?
McCarvel: Second.
Fitzgerald: All in favor say aye.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
Fitzgerald: And we get to go home. Thank you.
MEETING ADJOURNED AT 8:33 P.M.
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