2023-09-07 Meridian Planning and Zoning Meeting September 7, 2023.
Meeting of the Meridian Planning and Zoning Commission of September 7, 2023, was
called to order at 6:00 p.m. by Vice-Chairman Maria Lorcher.
Members Present: Commissioner Maria Lorcher, Commissioner Nathan Wheeler,
Commissioner Enrique Rivera and Commissioner Mandi Stoddard.
Members Absent: Commissioner Andrew Seal, Commissioner Jared Smith and
Commissioner Patrick Grace.
Others Present: Chris Johnson, Kurt Starman, Bill Parsons, Sonya Allen, Stacy Hersh
and Dean Willis.
ROLL-CALL ATTENDANCE
X_ Nate Wheeler X Maria Lorcher
X_ Mandi Stoddard Patrick Grace
X_ Enrique Rivera Jared Smith
Andrew Seal - Chairman
Lorcher: Good evening. Welcome to the Planning and Zoning Commission for
September 7th, 2023. At this time I would like to call the meeting to order. The
Commissioners who are present for this evening's meeting are at City Hall and on
Zoom. We also have staff from the City Attorney and Clerk's office, as well as the City
Planning Department. If you are joining us on Zoom this evening we can see that you
are here. You may observe the meeting. However, your ability to be seen on screen
and talk will be muted. During the public testimony portion of the meeting you will be
unmuted and, then, be able to comment. Please note that we cannot take questions
until the public testimony. If you have a process question during the meeting, please, e-
mail cityclerk@meridiancity.org and they will reply as quickly as possible. If you simply
want to watch the meeting we encourage you to watch the streaming on the city's
YouTube channel. You can access -- access it at meridiancity.org/live. With that let's
begin with roll call. Mr. Clerk.
ADOPTION OF AGENDA
Lorcher: Thank you. The first item on the agenda is the adoption of the agenda.
Village Leadership Academy, Item No. H-2023-0038, will be open for the sole purpose
of withdrawing the application. So, if there is anyone here tonight to testify on that
application we will not be taking public testimony at this evening. Could I get a motion
to adopt the agenda?
Rivera: So moved.
Wheeler: Madam Chair?
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September 7,2023
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Lorcher: Yes.
Wheeler: Do we need to go ahead and address the consent items yet or --
Lorcher: That's next.
Wheeler: That's next. Okay. So, then, second.
Lorcher: Okay. It's been moved and seconded to adopt the agenda. All in favor say
aye. Any opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
CONSENT AGENDA [Action Item]
1. Approve Minutes of the August 17, 2023 Planning and Zoning
Commission Meeting
2. Findings of Fact, Conclusions of Law for Bridgetower Marketplace
(H-2023-0035) by Cheri Moore, Eckhardt Properties, located at 3149
W. Quintale Dr.
3. Findings of Fact, Conclusions of Law for Klein Home Addition (H-
2023-0037) by Bryan and Carrie Klein, located at 224 W. Cherry Ave.
Lorcher: The Consent Agenda. We have three items on the Consent Agenda and we
have -- we have three items on the Consent Agenda, to approve the minutes of the
August 17th, 2023, meeting. Facts and Findings and Conclusions of Law for
Bridgetower Marketplace and Facts and Findings of Conclusion for Law for the Klein
Family Home Addition. And, actually, I will add a fourth. We will be changing the order
of the agenda, so -- for the purpose of timeliness. Could I get a motion to accept the
Consent Agenda as presented?
Rivera: I make a motion to accept the agenda as modified.
Wheeler: Second.
Lorcher: It's been moved and seconded to adopt the Consent Agenda. All in favor say
aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
Lorcher: At this time I would briefly like to explain the public hearing process. We will
open each item individually and begin with the staff report. Staff will report their findings
on how the item adheres to our Comprehensive Plan and Unified Development Code.
After staff has made their presentation the applicant will come forward to present their
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September 7,2023
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case and respond to staff comments. They will have 15 minutes to do so. After the
applicant has finished we will open the floor to public testimony. Each person will only
be called once during public testimony. The Clerk will call the names individually of
those who signed up on our website in advance to testify. You will, then, be unmuted
on Zoom or you can come up to the microphones in Chambers. Please state your
name and address for the record and you will have three minutes to address the
Commission. If you have previously sent pictures or a presentation for the meeting it
will be displayed on screen and our clerk will run the presentation. If you have -- as a --
if you have established that you are speaking on behalf of a larger group, like an HOA,
where others from that group will allow you to speak on their behalf you will have up to
ten minutes. After all of those who have signed up in advance have spoken we will
invite any others who wish to testify. If you wish to speak on a topic you may come
forward in Chambers or if on Zoom press the raise hand button on the Zoom app or if
you are listening on a phone please press Star 9 and wait for your name to be called. If
you are listening on multiple devices, such as a computer and a phone, please, be sure
to mute these extra devices so we do not experience feedback and we can hear you
clearly. When you are finished, if the Commission does not have questions for you, you
will return to your seat in Chambers or be muted on Zoom and no longer have the ability
to speak. Please remember we will not call on you twice. After all the testimony has
been heard the applicant will be given another ten minutes to come back and respond.
When the applicant is finished responding to questions and concerns we will close the
public hearing and the Commissioners will have the opportunity to discuss and hopefully
be able to make final decisions or recommendations to City Council as needed. Tonight
we are going to go out of order. We are first going to do number six, which is the
withdrawal and, then, we will do the conditional use permit, which is number five and,
then, we will finish up with number four, which is the rezone and annexation.
4. Public Hearing for Village Leadership Academy (H-2023-0038) by
Village Leadership Academy, located at 3006 E. Goldstone Dr.
A. Request: Conditional Use Permit for a public education institute on
0.93 acre of land in the C-C zoning district as required by the
Development Agreement (Inst.#104107403, MI-04-006).
Lorcher: So, I would like to open the public hearing for Item No. H-2023-0038, Village
Leadership Academy, for the sole purpose to accept the request for their application to
be withdrawn. At this time may I get a motion to accept the withdrawal of the
application?
Wheeler: So moved.
Rivera: Second.
Lorcher: It's been moved and seconded to close the public hearing and accept the --
accept the withdrawal and close the public hearing. All those in favor say aye. Any
opposed? Okay. Motion carries.
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September 7,2023
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MOTION CARRIED: FOUR AYES. THREE ABSENT.
5. Public Hearing for Eagle Road Extended Stay Hotel (H-2023-0040) by
KM Engineering, located at 2700 N. Eagle Rd.
A. Request: Conditional Use Permit for a 4-story extended stay hotel
with 124 rooms on 2.77 acres of land in the C-G zoning district
Lorcher: The next item we will open for the public hearing is Item H-2023-0040, Eagle
Road Extended Stay Hotel for a conditional use permit for a four story extended hotel.
We will begin with the staff report.
Allen: Thank you, Madam Chair, Members of the Commission. The first application
before you tonight is a request for a conditional use permit. This site consists of 2.77
acres of land. It's zoned C-G and it's located on the east side of North Eagle Road,
State Highway 55, south of Ustick Road at 2700 North Eagle Road. A little history on
this property. A development agreement exists for the larger property in which this site
is located as shown there on the vicinity map. It does include a conceptual
development plan for a hotel on this site and allows one building permit to be issued
prior to subdivision of the property. A final plat and an amendment to the development
agreement was recently approved for the larger property that has not yet been
recorded. The Comprehensive Plan future land use map designation is mixed-use
regional. A conditional use permit is requested for a four story extended stay hotel with
124 rooms on 2.77 acres of land in the C-G zoning district as required by the UDC,
because the site adjoins a residential district and existing residences -- apartments to
the south. A multi-family development is currently in the development process directly
to the east as well in the C-G zoning district and this property is on the eastern portion
of the subject property that's highlighted here. Access is proposed by an existing curb
cut at the northern boundary of the site for access via Eagle Road through the adjacent
commercial property and a right-in, right-out access driveway via North Eagle Road,
which was recently approved by City Council on the adjacent property to the south.
Two driveways for connectivity between uses and for access via Records Avenue are
proposed to the multi-family residential development to the east currently in the
development process. An access driveway to the south is also planned for connectivity
between uses. Off-street parking is proposed in excess of UDC standards. A minimum
of 102 spaces are required. A total of 139 spaces are proposed, exceeding the
minimum standard by 37 spaces. Bicycle parking is also proposed in excess of the
minimum standard. A north-south pedestrian walkway is proposed within the western
perimeter buffer and walkways are proposed to the east for interconnectivity between
uses. A reduced buffer width of a minimum of five feet was recently approved by City
Council along the eastern boundary of the site to future residential uses. Evergreen
trees should be included in the buffer to achieve a mix of materials and barrier as
desired between commercial and residential uses. Conceptual building elevations were
submitted as shown for the proposed structure. Building materials primarily consist of
EIFS, wall panels in two different colors, with a third accent color. Architectural metal
siding in two different colors as an accent material and pre-finished metal flashing grills
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September 7,2023
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and louvers. The final design of the structure is required to comply with the design
standards listed in the Architectural Standards Manual and will be reviewed for
compliance with these standards with the subsequent designer view application. The
subdivision, which includes this property, is required to be recorded prior to issuance of
certificate of occupancy or the entire frontage improvements along Eagle Road will be
required to be constructed with development of this site. Written testimony was
received from Stephanie Hopkins, KM Engineering, the applicant's representative. They
are in agreement with the staff report conditions. Staff is recommending approval per
the staff report. The applicant is here to present tonight. Staff will stand for any
questions.
Lorcher: Commissioners, do we have any questions for staff? Would the applicant like
to come forward? Hi. If you can, please, state your name and address for the record.
Clark: My name is Lacie Clark. I'm with KM Engineering at 5725 North Discovery Way,
Boise, Idaho. 83713.
Lorcher: Thank you.
Clark: I believe we sent in a presentation.
Allen: Just a moment. Okay. It said shared and it did not. Give me a moment.
Clark: Okay. So, I think a lot of this was probably addressed, but I will give a broad
overview. This on screen right now is the approved preliminary plat for Sessions
Parkway and our hotel will be on the eastern three lots. Once the plat is recorded we
are going to do a property boundary adjustment and we are anticipating that will happen
in the next few months of the plat recording. So, this is a rendering the architects sent.
So, you can see where the building is on the entire site and, then, to the west is the rest
of the Sessions Parkway development pads. Some of the site features on -- this is the
updated site plan. As mentioned there is 139 parking out of the 102 required. Eight of
those will be for electric vehicles and six will be for handicap parking. And, then, the
connectivity -- the sidewalks will connect to proposed uses within the other development
in the Sessions Parkway, as well as to -- on the east The Village apartments that are
being developed. It's 125 rooms and four stories. There is -- it will be open 24 hours a
day. There will always be one staff on site. It's proposed to have four to six full-time
staff and six to eight part-time. With it being open 24 hours the security will be -- there
is four points of access to -- in the north and south stairwells and two on the west and
east access to the lobby and those will be double key card secured. So, you have to
use your key card twice to get in and, then, as far as amenities there is a gym, a laundry
room and vending. This -- these are more renderings, so you can see what it looks like
in the day and at night. This building is what's facing -- the front of this building is facing
the west and, then, the gazebo is a proposed amenity and you can see some of the
pathways here and, then, where the trees are there will be another sidewalk. So, that
about sums it up. I believe your developer might be tuned in, so they can answer any
questions I don't have, but I will stand for questions now if anyone has any.
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September 7,2023
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Lorcher: Commissioners, do we have any questions for the applicant? I do have one.
Clark: Uh-huh.
Lorcher: Does this hotel offer any balcony space for -- I didn't see it on the rendering
from the front of the hotel. Do any of the rooms in the back of the hotel have any
balconies or is it all just enclosed?
Clark: No, I don't believe so. There is no balconies.
Lorcher: Commissioners, any questions?
Rivera: And it's -- you said on the amenities, gym, laundry room. Does it facilitate any
kind of conference rooms or -- or, you know, for outside, you know, to come and use
conference rooms, things like that?
Clark: Not that I know of. I know that there is a lobby, so I'm not sure of any conference
rooms.
Rivera: Okay.
Lorcher: Do you have any of these brands in other cities or is this the first from the
company?
Clark: Yeah. I think it's a pretty new concept. I'm not completely sure if they have
started in other cities yet, but the developers might be able to speak to that.
Johnson: Madam Chair, there is somebody with their hand raised and may be with the
applicant.
Lorcher: Okay.
Johnson: It's Casey Tippins.
Clark: Oh. Yeah.
Lorcher: Hi. If you can state your name and address for the record, please.
Tippins: Casey Tippins. Address is in Livingston, Montana. 5157 Livingston, Montana.
We are the developer and applicant. Just to answer a couple questions, these units do
not have conference rooms. They do not have balconies and just the -- the gym
amenity inside these hotels. It is a new concept that Wyndham is rolling out. They
have announced I think well over a hundred across the country, so these are expected
to do very well.
Lorcher: Thank you. Commissioners, any other questions for the applicant?
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September 7,2023
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Wheeler: Madam Chair?
Lorcher: Commissioner Wheeler.
Wheeler: I have just a quick question. You said that there was some connectivity also
to the south and I'm trying to see where that's at, aside from just the -- the road that's to
the south, but no -- I don't see a drive aisle going down that way. Is there -- did I
mishear something or --
Clark: Are you referring to this south --
Wheeler: South part of the property. I thought I heard something about there being like
some connectivity to the south.
Clark: The sidewalk, as far as I know, is the connectivity --
Wheeler: Okay.
Clark: Yeah.
Wheeler: Okay. So, just the sidewalk, not a drive aisle or anything like south. That's
what I'm seeing. I just wanted to make sure I heard it correctly.
Clark: Yeah.
Wheeler: Okay.
Lorcher: All right. I think we are good.
Clark: Okay. Thank you guys.
Lorcher: Thank you.
Allen: Madam Chair, if I may address that. Commissioner Wheeler, there is a -- a drive
aisle connection to the south that's -- it's off this site, but you can see it on the site plan
there. Just wanted to clarify.
Wheeler: Okay.
Allen: Thank you.
Wheeler: Okay. Thank you.
Lorcher: All right. At this time we will take any public testimony. Mr. Clerk, is there
anybody signed up to speak?
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September 7,2023
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Johnson: Madam Chair, only the applicant was signed up.
Lorcher: Anybody in Chambers would like to speak on this application? I take it there is
nothing else you would like to add? Okay. All right. Can I get a motion to close the
public hearing?
Wheeler: So moved.
Stoddard: Second.
Lorcher: It has been moved and seconded to close the public hearing on File No. H-
2023-0040. All those in favor say aye. Any opposed? Okay. Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
Lorcher: Commissioners, any thoughts about this application for Eagle Road Extended
Stay Hotel?
Wheeler: No. It seems pretty straightforward and it seems like it's in the use. They are
over the parking minimums. These are all benefits and bonuses, so pretty cut and dry.
Lorcher: I will take a motion.
Wheeler: All right. Do you want to go for it?
Rivera: I will take a stab at it, yeah. After considering all staff, applicant and public
testimony, I move to approve File No. H-2023-0040 as presented in the staff report for
the hearing date of September 7th, 2023, with no modifications.
Wheeler: Second.
Lorcher: It's been moved and seconded to approve File No. H-2023-0040. All those in
favor say aye. Any opposed? All right. Motion passes. Thank you very much.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
6. Public Hearing for Windrow Neighborhood (H-2023-0031) by Conger
Group, located at the northeast corner of S. Linder Rd. and W. Amity
Rd.
A. Request: Annexation of 46.133 acres of land with an R-8 zoning
District.
B. Request: Rezone of 19.62 acres of land from the R-4 to the R-8
zoning district.
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September 7,2023
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C. Request: Preliminary Plat consisting of 252 single-family residential
building lots and 40 common lots on 65.10 acres in the proposed R-
8 zoning district.
Lorcher: All right. The next item we have open for public hearing is File No. H-2023-
0031, the Windrow Neighborhood, for annexation, rezone and preliminary plat. We will
begin with the staff report.
Hersh: Madam Chair and Commissioners, good evening. The applicant is here to
present their project for Windrow Neighborhood. The applications that were submitted
were annexation, rezone, preliminary plat and an MDA. The site consists of 65.10
acres of land with 19.967 acres already annexed and zoned R-4, located at the
northeast corner of South Linder Road and West Amity Road. History on the property is
there is an existing development agreement for the portion that was annexed to R-4 as
part of the South Meridian annexation. The Comprehensive FLUM designation is
medium density residential. The summary of the request is the applicant proposes to
annex in four point -- or 46.133 acres of land with an R-8 zoning district. A portion of
the property, which was the 19.967 acres, was annexed into the City of Meridian in
2015 and zoned R-4 to help delineate this property would be developed as residential.
The development agreement that was created as part of this original annexation
dictated that the city would have services available as soon as possible and the rezone
application would be free of charge. The stipulation regarding a rezone application was
made because the annexation was city initiated and the property had no concept plan or
specific development planned at the time of the annexation. The city understood future
development may not match the existing zoning and gave future applicants the
opportunity to propose a different zoning with redevelopment of the property. The
applicant provided legal -- a legal description and map for the annexation area, the
rezone area and the preliminary plat boundary. The -- the proposed preliminary plat
consists of 251 building lots, one existing home, 40 common lots on 65.10 acres and a
proposed R-8 zoning district. Lots range in size for from 4,725 to 10,000 square feet.
The proposed gross density of the subdivision is 3.87 units per acre. The applicant is
proposing -- proposing six phases within this development. Phases one through four
are situated to the west of the Calkins Canal and phases five through six are located to
the east of the canal. Staff recommends that the main entrance from South Linder
Road and the main entrance via West Amity Road be constructed with the first phase of
development. The first phase of development should encompass the construction of
both the ten foot detached sidewalks and the entire street buffers along the frontage of
South Linder and West Amity Road. Staff believes that construction of the multi-use
pathway along the Calkins Lateral should take place during phase four, instead of
waiting until phase six. This modification aims to provide an extra amenity to the
neighborhood at an earlier stage and staff generally supports the phasing plan.
However, the applicant should provide a revised color phasing plan prior to the City
Council hearing and staff did have a meeting with the applicant this afternoon and we
are working together on that phasing plan. Just wanted to add that part that the
dimensional standards for the proposed R-8 zoning district appear to meet -- the
preliminary plat appears to meet those dimension standards required by the UDC.
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September 7,2023
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Access to arterial streets, which is South Linder Road and Amity Road and one
temporary emergency only access is proposed -- proposed via South Linder Road and
a secondary emergency connection is proposed across the northern end of the Calkins
Lateral. One stub street is proposed to the north and west and three stub streets are
proposed at the east boundary of the site for future extension in accordance with the
UDC. Each phase of the development is proposed to have two accesses for
emergency services. The main entrance from South Linder Road and the main
entrance via West Amity Road shall be constructed with the first phase of development.
Staff recommends, again, that the main entrance from South Linder Road be
constructed -- constructed with the first phase to eliminate the need for the temporary
emergency access as proposed by the applicant. Currently Amity Road is approved
with two travel lanes and no curb, gutter or sidewalk abutting the site and Linder Road
is also improved with two travel lanes and no curb, gutter or sidewalk abutting the site.
Linder Road is listed in ACHD's Capital Improvement Plan to widen to three lanes from
Victory Road to Amity Road between 2036 and 2040. The intersection of Linder Road
and Amity Road is listed on the Capital Improvement Plan to be constructed as a dual
lane roundabout with a westbound right turn bypass lane with four lanes on the north
leg, four lanes on the south, four lanes on the east and four lanes on the west leg
between 2036 and 2040 based on ACHD staff report findings concerning the traffic
study. The applicant is advised to construct specific turn lanes at Site A and Site B
access to mitigate traffic concerns. For site access A on Linder Road, a southbound
center left turn lane and northbound temporary right turn lane are recommended. For
the site access B on Amity Road an eastbound center left turn lane and a westbound
temporary right turn lane were recommended. The measures -- measures should be
implemented as an alternative mitigation until the roadways are widened. Street K and
O do not conform to the ACHD policies, so the applicant is required to construct these
streets at 33 foot wide street sections and the applicant should provide traffic calming
design elements for Street A, B, C, J, L and M, N, O, because they are over the 750 feet
in length. And the development of the subdivision is required to comply with the
subdivision design improvements listed in the UDC, including, but not limited to, streets,
common driveways and block face. There are three common driveways proposed and
they all meet the UDC requirements. Block length is required to comply with the
standards listed in the UDC and block faces should not exceed 750 feet in length
without an intersecting street or alley, unless a pedestrian connection is provided, then
the blackface may extend it up to a thousand feet in length. In accordance with the
UDC a block face should not exceed 1 ,200 feet unless a waiver is granted by the City
Council. In certain cases as specified traffic calming regulation -- measures may be
necessary for blocks that surpass a thousand feet in length. Staff finds that street A, B,
C and M each include a pedestrian connection that meets the conditions outlined in the
UDC above. Staff has determined that Street L should incorporate a string connection
and that is on the west side within Block 11 that connects to east to break up the block
length. The applicant has initially proposed a block length of 1,229 feet for Street J and
that is next to the canal in the center of the plat. However, upon verifying the
measurement staff found that Street J actually exceeds the length of 1 ,800 feet. The
applicant is seeking a Council waiver for the block length. However, staff believes in
order for the Council to grant the waiver the applicant should extend a public street
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September 7,2023
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across the northern edge of the Calkins Lateral in the location where the emergency
access is as proposed. So, that is to the north of the street. The applicant has
indicated that the irrigation district wants to limit the number of crossings over the
lateral. However, staff doesn't have any written documentation of such a request. Staff
recommends that the applicant provide written documentation from the irrigation
provider stating that another public street connection is not desired prior to the City
Council hearing. Staff recommends that the application -- applicant incorporate an
additional pedestrian connection and pedestrian -- pedestrian bridge over the Calkins
Lateral from the north side of the road through Lot 46 or Lot 47, Block 7, and that would
be close to this roundabout. Incorporating -- incorporating a pedestrian bridge in the
center of the development enhances accessibility to the open space and amenities
within the area. If the applicant doesn't want to extend the road and install the
additional open space and pedestrian bridge -- bridge as recommended, the block
length for Street J should not exceed 750 feet as required by the UDC and staff did also
talk about this in a meeting -- in a meeting with the applicant and they are actually
working on redesigning the street with some of -- some other details that we gave them
from past projects to look at -- or examples. Sidewalks and pathways. According to the
master pathways plan a ten foot wide detached multi-use pathways required along
South Linder Road, a detached ten foot wide pathway along West Amity Road and a ten
foot pathway is required along the Calkins Lateral. The common driveway is located at
the northwest corner. That would be up here. And the southwest corner of the
development should incorporate micro paths adjacent to the five foot landscape buffers
to enhance walkability within the neighborhood. Staff recommends the applicant revise
the plat and landscape plans to include the dimensions of the pathways and micro
pathways on the plans. The landscape plan does not depict landscaping on each side
of the ten foot multi-pathway along the Calkins Canal. Landscaping is required along
the pathways in accordance with the UDC. The applicant is showing -- let's see. The
applicant is showing 25 foot landscape buffers next to South Linder Road and West
Amity Road. So, those meet the UDC requirements. Fencing. The applicant is
providing six foot vinyl fencing and four foot -- or five foot tall wrought iron. So, those
meet -- both fencing types meet the UDC requirements. The qualified open space is --
for the 65.1 acres requires 15 percent for the R-8 zoning district. The applicant is
providing 16 percent. So, they are meeting that qualification in the UDC. Overall staff
supports the proposed open space and their locations being centralized within the
development for fairly equitable access on both sides of the Calkins Lateral, with fire
access available from the north and the pedestrian bridge across the south over the
lateral. Staff does recommend the applicant incorporated additional pedestrian bridge
and pedestrian bridge over the Calkins Lateral from the north side of Street J, again,
through Lot 46 or Lot 47, Block 7, to align with the cul-de-sac, incorporating an
additional pedestrian bridge in the center of the development would enhance the open
space and amenities within the area. So, the applicant is required to provide 13 points
in amenities for five -- projects five acres in size and over. So, the applicant has
provided 15.5 amenity points that exceed the amenity points required and they do
provide a playground park in phase six, a fenced dog park in phase one. A picnic
shelter on Lot 6, Block 5, and on Lot 3, Block 9 in phase two and five and three
segments of ten foot wide multi-use pathways equaling approximately over 4,000 linear
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September 7,2023
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feet in length in phases one and six. Staff has concerns, even though that they meet
the -- the required amount of amenity points provided across different phases within the
development, staff recommends that the ten foot pathway along the Calkins Lateral
should be constructed with phase four, instead of waiting until phase six. To address
the issue of timing, staff recommends that Lot 10, Block 8 in phase four should include
another qualifying amenity for the northern portion of the neighborhood, ensuring that
residents are not waiting until phase six for the proposed playground on the eastern
side of the lateral. Additionally, in the interest of enhancing the enjoyment of open
space, staff finds that the picnic areas on Lot 6, Block 5, and Lot 3, Block 9, should be
equipped with tables and benches with the proposed shade structures in accordance
with the UDC. According to the GIS imagery, the Calkins Lateral bisects the site and
continues north -- northern boundary and the -- and the eastern part -- bisects the
eastern parcel of the proposed development. The Calkins Lateral runs across the
northeast corner of the site with a 51 foot wide easement. The applicant proposes to
leave the waterway open and improve the area as a linear open space with a pathway,
which is allowed by the UDC. It is presumed that -- there is another lateral, the Carlson
Lateral, is being tiled and relocated as part of construction of this development. The
applicant is required to comply with the UDC and ensure that the irrigation facility
bisecting the eastern property line is tiled or relocated. Staff recommends the applicant
graphically depict the relocation of the easement on the plat prior to the City Council
hearing and the applicant has submitted three building elevations with field materials of
lap siding, stone accents for the detached homes. Overall staff finds the submitted
elevations to comply with the minimum standards, but hopes future elevations depict
more variation in finish materials to help differentiate the building facades along public
streets. Written testimony. There is none. Staff does recommend approval of the
requested annexation, rezone, preliminary plat and MDA applications with the
requirement of a new DA per the approval of the findings in the staff report and this
concludes staff's presentation and I will stand for any questions.
Lorcher: Okay. Commissioners, are there any questions for staff before we bring the
applicant up? Would the applicant like to come up, please?
H.Clark: Good evening, Members of the Commission. Hethe Clark. 251 East Front
Street in Boise representing the applicant and I have a presentation that I'm sure is on
its way, right, Stacy? Okay. So, we are here to discuss Windrow Neighborhood and I
wanted to -- maybe that will fire up. Good. All right. No problems. So, I want to start
out by talking a little bit about the -- the vicinity, kind of give a little bit of context and,
then, also talk a little bit about the -- the history of the project, because I think that that --
understanding where this comes from and what the city has done since 2016 in relation
to this property is important as we -- before we jump into the details. So, the property is
located at the corner of Linder and Amity in southwest Meridian and there are a couple
of really important themes here. First, one is that this completes this square mile. This
is an area -- there is a few annexed -- properties to be annexed just off to the east, but
ultimately this is what completes the -- the square mile, which is developing east to west
from Meridian towards Linder and, then, second, that there has been significant city
infrastructure investment in both water and sewer in this area, all of which followed from
Meridian Planning&Zoning Commission
September 7,2023
Page 13 of 21
that 2016 annexation that Stacy mentioned and that I will go over a little bit more. This
project helps to complete that plan and I will show you how. As we look at the
Comprehensive Plan as a snapshot today, the area is planned as medium density. We
are on the low end of the medium density -- density spectrum, which as you know is
from three to eight units per acre. This is our annexation map. It shows that the portion
of our project on the east is already annexed, with the remainder having contiguity to
the city on the north. Now, that annexation question is very important to consideration
of this application and so back in 2016, as you are probably aware, there was 1,300
acres that was annexed as part of a -- a large annexation for the city. You can see our
property is up on the northwest corner up top, maybe, if the thing is working. Well, you
can see my -- my arrow. I don't -- the computer seems to be lagging a bit. Here is
another view, along with a picture of how this relates to Kuna's growth I will call it on
Meridian's southwest flank. There are a couple of elements of the annexation that are
key, though, tonight. The first was that the annexation was consensual and that it was
arrived at through negotiated development agreements with each of the property
owners, that the city reached out to those property owners, made certain commitments
to the owners and the owners made commitments back as part of that annexation. The
city's commitments included investments in water and sewer facilities in this area, so
that those properties, if they come into the city and -- and took on those additional
obligations, that they would also have the -- the ability to move forward with
development. So, back in 2016 our predecessor signed an agreement with the city.
That included the language that you see on the screen. Among other things it calls for,
quote, advancement of sewer and water infrastructure facilities -- or infrastructure --
utility infrastructure for the benefit of the subject property, the City of Meridian and
adjacent and adjoining properties. So, those benefits would be in the form of these
utility extensions, which were planned out to take place over two phases. There was a
phase that took place in two years and there was a phase that took place in four years
and, then, as that development -- that infrastructure built out, then, those property
owners would have the opportunity to -- to submit development agreements that were
consistent with the FLUM. This is exactly what Stacy said to you a few minutes ago.
So these -- this shows you the -- the two phases of the utility extensions. Phase one in
blue. Phase two in pink. Our property is in phase two and as you could see from the --
the -- the comments during -- in the staff report and from the agencies, Public Works
noted that sewer and water are directly adjacent and have been built out. This is what it
looks like. You can see the city has constructed the water mains that ring the property
in blue. Water does not have to be extended with this project, it's already there. You
can also see that the city has constructed a sewer main to our property line. That's the
-- the red line there on Linder Road. We will take that down to the new lift station that's
located precisely where it's called for on the city's sewer master plan. Here is a -- here
is a snippet from that and you can see on the map I just showed you -- you can -- we
had the lift station on the southwest corner and that's where the -- the city's phasing
plan calls for it as well. So, to summarize what you are seeing here tonight is fulfillment
of this process that the city worked on with this property owner. Both sides lived up to
the bargain. You know, the city's made significant investments in utilities that make the
property ready for development. So, with that background let's look at the site. As -- as
has been mentioned, 64 acre project. We are proposing an R-8 zone, 251 homes, 16
Meridian Planning&Zoning Commission
September 7,2023
Page 14 of 21
percent open space. The proposed zoning and density are consistent with the FLUM.
A couple comments while I have this up. You know, there was a few comments about
block length and in large part the block length is driven by the location of the Calkins
Lateral that I think makes sense to everyone. We will be doing the traffic calming
measures that were called for by ACHD that would largely include bulb outs and -- and
those types of like visual prompts to help calm the -- calm the traffic. Another point I
would make is that the Carlson -- so, this is the Calkins Lateral. The Carlson on Google
Maps looks like it might be on our property, but it, in fact, is not and so that we don't
have to worry about the -- about the Carlson. With regard to open space and pathways,
I like this map, because -- I actually really like this site plan, too. But it -- it really
emphasizes how interconnected the property is going to be and the way that the design
uses the Calkins as a -- as an amenity for the project. But you can see all of the
amenities that are proposed, we have, you know, not -- not one, not two, but three
components of the regional pathway network that are on the property. All of the internal
neighborhood walking loops connect the various half acre and up parks, including the --
the half acre dog park that was mentioned during the initial presentation. The amenities
exceed code. They include a play park, dog park, pathways, seated -- shaded seating
areas. They do include tables, which was one of the points that staff mentioned is that
we will have the tables there. More examples of what it would look like and, again, we
exceed the overall amenities requirement with 15.5. You have seen the home designs.
These are, obviously, the -- you know, the base design. There will be tweaks on this
and there will be variety. Overall -- excuse me. Lot sizes from 4,725 to 10,000 square
feet, with homes from 1 ,350 to 2,750 square feet. So, a good variety and appropriate
for the FLUM designation in this location. So, what's next? We would ask for a
recommendation of approval and to move this forward to Council. We are generally in
agreement with the conditions with -- that have been discussed, but there are -- there is
some work that needs to be done. The -- and -- and this is always the -- the kind of stuff
that happens as you get the staff report and, then, you scramble for -- for the meeting is
that you try to address as much as you can and as you heard we have been meeting
with staff to review a few items and try to improve things and -- and -- and come to a -- a
compromise position on other items. So, we will be following staff's direction to update
the landscape plan. We will be showing the road calming measures as I mentioned
previously. We will be providing a written confirmation from Boise project as to their --
their direction to not have so many crossings on their facilities and the -- the way that
the staff report is set up I think that's appropriate, that if we provide that from the
irrigation district, then, that would address that issue. So, ultimately, I think what -- what
we should be doing and what we would ask you to include in a recommendation is to
work with staff to revise the phasing plan to address the questions that staff raised
about timing for certain of the amenities and for timing of the improvements on Linder
on that frontage. We are -- you know, there are some items there that, you know, there
is going to take a little bit of arm wrestling on, but, ultimately, what we are trying to do
with that revised phasing plan is to move up that timing to -- in order to address staff's
concerns. So, that's what we would be hoping for in a -- in a recommendation. With
that I'm -- I'm happy to answer any questions from the Commission.
Wheeler: Madam Chair?
Meridian Planning&Zoning Commission
September 7,2023
Page 15 of 21
Lorcher: Commissioner Wheeler.
Wheeler: It's Keith, is that right?
H.Clark: Hethe with an H. Yeah.
Wheeler: Oh, Hethe. Sorry.
H.Clark: It's a terrible name for introduction.
Wheeler: No. You are good. Hethe. Can you go back to the conceptual plan that you
had with the city's -- with the streets that -- yeah. Right there. So, you are talking about
like having to bulb some of the -- and I know that the mouse doesn't work super great
for you there, too, but to bulb some of the streets there, how is that going to affect your
lot sizes?
H.Clark: Overall it really shouldn't affect the lot sizes, because what you would be doing
would be working on the edge of the right of way and, Commissioner Wheeler, let me --
wet me point out one item that is likely to occur as part of this conversation and -- and Bill
may have some more to -- to add to this. But one of the things that we can do to try to
address the block length is to reorient this intersection that you see here, because this
is, obviously, the longest of the streets and so if we reorient this, turn it down so that
that connection comes in so it breaks the -- the straight flow through there, it's my
understanding that that would be one example of items that staff would consider as
breaking that block -- block length. Otherwise, on some of those other streets the -- the
bulb outs would primarily occur at like intersections like this. So, it would be,
essentially, extending out into the right of way a little bit.
Wheeler: Okay. Because I'm -- it is that long stretch, obviously, that's the biggest
concern, right, on that and the bulbing and the -- how to mitigate traffic flow on that and
there -- there is not a lot of space there to -- to move within that street and there is not a
lot of places to bulb except for right there or to dead end it or to redirect or something
like that. So, do you have any other sort of thoughts of mitigating some of the traffic
flow on that or any other sort of concepts?
H.Clark: The -- you know, the basic concept -- when we -- when we drafted it the way
we did, one of the -- one of the ideal items of -- of following the dimensions of the
Calkins is that you have that wavy element to it that in and of itself does provide traffic
calming and, then, we would -- again, we would -- we would reorient over here and we
would use the bulb outs at all the -- at the intersections. That's going to be primary --
the primary elements of it. ACHD doesn't want to have speed bumps, for example.
Wheeler: Right.
H.Clark: So -- but we would be working with staff and ACHD to do what -- what they
would approve beyond that.
Meridian Planning&Zoning Commission
September 7,2023
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Wheeler: Okay. On that same -- you said that the irrigation district doesn't want to have
a lot of connectivity going over the top of there or a lot of roads or pathways going over
the top of the canals and you said that you do have that or you could get that in writing,
then, is what you are saying?
H.Clark: Commissioner Wheeler, that's correct and I can -- I can add to that if you would
like. You know, the -- one of the items is -- we do have this crossing here, which is
going to be full trafficked and, then, we have the crossing of the north that is initially
emergency only eventually will not be emergency only, because we will have -- it will --
well, it won't be an emergency crossing I guess I should say. You know, let me -- let me
say that one more time. So, initially, will be emergency and pedestrian. Eventually will
just be pedestrian, because these other accesses will be open and putting in a full
access here due to the topography is extremely challenging, but the main concern is
that Boise Project does not want, you know, what could be three connections with one
of them being very close to yet -- to the main connection down here and -- but we will
work with Boise Project and get written confirmation of that for you.
Wheeler: Okay.
H.Clark: For the City Council meeting, which is the way the staff had it set up in the
staff report.
Wheeler: Okay. And, then, one of the other points you said that you would be willing to
accommodate has to do with the -- the -- the benches and the tables and things. That's
easy for you guys to put that -- accommodate on that.
H.Clark: That's already in the plans.
Wheeler: Perfect. Okay. And, then, there was another thing about the -- the timing
based upon phase four instead of phase six for the pedestrian -- for the regional
pedestrian pathway. Are you guys willing to go ahead and put that -- I mean to -- to -- to
construct that during phase four?
H.Clark: Commissioner Wheeler, that will be part of the arm wrestling with that revised
phasing plan, but part of that will be to address staff's concerns to make sure that that
timing is where staff would like it. But I don't think that the numbering is going to be the
same, I guess is the long and the short of what --
Wheeler: Okay.
H.Clark: -- won't be one through six, it will be some other numbering pattern with more
property in certain phases and less in others. But the -- the goal is to get onto the same
page with staff in terms of the timing of that phasing plan and so that's why we are
asking for you to -- to recommend that we work with them to get that done before City
Council.
Meridian Planning&Zoning Commission
September 7,2023
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Wheeler: Okay. So -- so, the phasing plan that's currently here that's going to probably
adjust the boundaries on how that's going to look?
H.Clark: One hundred percent will adjust.
Wheeler: Okay.
H.Clark: Yes.
Wheeler: So, I can just tell you that from the Commission standpoint, based upon
history, we have been big proponents of not only of just having those pathways, but
getting them operational soon. So, we like the connectivity. We like to see all that kind
of stuff. So, that will be something that we would support that coming on board sooner
rather than -- than later just, as you understand, just --just so you know.
H.Clark: But it's -- it's a -- it's a big selling point for the project, too. So, we -- we want
to -- we want to make sure it's done. We just need to make sure that it's done in a way
that, you know, the project can still be functional -- you know, still be viable.
Wheeler: Okay. And, then, one other question there is this big lot over here in the -- in
the southwest -- or the southeast portion here. That's -- that's just by itself. Yeah. You
are getting there. That's it. Yeah. What's -- what's happening there?
H.Clark: Yeah. Commissioner Wheeler, that's an existing home.
Wheeler: Okay. I think -- I think I'm all done.
Lorcher: Any other questions? I do have a couple of questions. I noticed that you have
got three private drive -- driveways, one at the top north -- I guess west corner and,
then, one at the bottom. Are -- it kind of appears just based on this picture that they
have access to Linder. Is -- will those be through streets?
H.Clark: Commissioner Lorcher, no. So, these are -- these are just common drives up
here. This -- down here this is the temporary emergency that we have proposed, but it
would go away as soon as the access on Linder is -- is done.
Lorcher: Okay. And, then, the -- the Carlson Lateral, the city mentioned that it was your
responsibility, but you are saying it's not. Where is it located?
H.Clark: Sorry, Commissioner Lorcher, didn't mean to speak over you. So, it's -- it is
not on our property. It's east of our property.
Lorcher: Oh, it's east of the property. Okay. And, then, the roundabout for Linder and
Amity and the widening of Linder and Victory between -- and Amity is not until 2036 to
2040. That's a long time and a lot of things can change in the next 13 to 17 years. You
said you have water. You said you have sewer. But what about the -- the rest of it,
Meridian Planning&Zoning Commission
September 7,2023
Page 18 of 21
guess, you know, the -- the fact that, you know, fire can't get there within their proposed
five minutes of time and I know you are going in phases, so it's not like it's next week or
anything like that, but how are you going to, you know, manage the fact that ACHD is
not going to be focused on this area for over ten years?
H.Clark: Commissioner Lorcher, there is -- there is a couple of -- there is several
questions there, so I will -- I will try to pick them off one at a time. So, with regard to
ACHD, ACHD has a capital improvements plan, we are all aware of that. That capital
improvements plan and the five year work plan is a work in progress. They plan those
-- for those improvements when they believe that they are going to be needed. If you
look at the ACHD report, the Linder capacity right now is at about a third, like the --
tinder's capacity is -- Linder is doing fine on capacity. As the city decides to develop in
this area, my expectation is that some of those improvements would move up on the
capital improvements plan, but as it stands right now there is not a traffic capacity
concern and there is not a concern with -- with those intersections that ACHD is
deemed to be a problem for this project.
Lorcher: Okay.
H.Clark: With regard to the service times, you know, we scratched our heads a little bit
at the -- at the fire response time. Here is the map. Google Maps shows a four minute
drive for the typical vehicle from the existing fire station number -- I think it's six and so
from our view in -- and fire is not here to ask, but from our view this is well within the
response time and you also have the new station that's just off to the east that's just
opened as well. So, we don't see this as a -- as a concern in terms of ability to serve
and, in fact, you can see it's pretty much a straight shot and, then, when our access
opens -- when we have an access -- this is the conservative approach; right. This is just
showing our -- our entry on Amity. But when we have our entry on Linder open that will
shorten it up even more. So, we -- we just -- we don't see a -- a fire response issue.
Lorcher: Okay. Thank you. I think that's all I had. Commissioner Stoddard, did you
have any questions for the applicant?
Stoddard: I do not.
Lorcher: All right. Thank you very much.
H.Clark: Thank you.
Lorcher: Mr. Clerk, are there anybody signed up to give public testimony?
Johnson: Madam Chair, there is not.
Lorcher: All right. Can I have a motion to close the public hearing?
Johnson: Madam Chair, I don't know if anyone in person --
Meridian Planning&Zoning Commission
September 7,2023
Page 19 of 21
Lorcher: Oh, I'm sorry. How about all you people? Does anybody in Chambers would
like to come up and speak on this application? Okay. I think we are good. All right.
May I have a motion to close the public hearing? There is somebody there? You are
good?
Rivera: I make a motion to close the public hearing.
Wheeler: So moved -- or second. Sorry.
Lorcher: All right. It's been moved and seconded to close the public hearing. All those
in favor say aye. Any for nay? All right. Public hearing is closed.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
Lorcher: Commissioners, this is a recommendation to City Council. It's a big project in
a place where there is nothing right now. I know I drive Victory on occasion and right
now there are starting to be stoplights, but mostly it's stop signs and that could be, you
know, adding 252 houses -- can't add that fast, but, you know, it's going to be in phases,
so I know it's not all done in one time. But adding 252 houses to an area that doesn't
really have anything going on, but it seems to be a cross ways for people to move
around town, you are -- and no infrastructure for roads for, you know, ten to -- ten years
or so, I'm wondering if that's going to kick us in the butt later?
Wheeler: Madam Chair?
Lorcher: Commissioner Wheeler.
Wheeler: So, for me I like the -- I -- I really like the project in the sense that it's -- it's
keeping some of the natural flows and I like the fact that even on the long stretches of
the street it is following the contour of the -- of the canal. It breaks it up well. It seems
like a lot of these issues that we might -- that we might be contemplating might be able
to be worked out with staff as they are going to adjust some of the phasing plan or the
phasing -- some of the pedestrian walkways even and, you know, we are just
recommending this. Not approving the plan itself. So, it's kind of -- and it's coming
within the -- the zoning that it has and it's on the lower side of it on the density. It -- it -- I
mean it is a lot of homes like you are saying for sure and it does come in with the -- the
roadways, but I mean that's pretty -- I mean that's a pretty well thought out plan. I would
-- I would support this as a -- as a recommendation for annexation based on what they
have presented and knowing that they are going to be working with staff on some of the
-- the finer details of -- of how this is put together and how it ultimately looks within the
UDC.
Rivera: Madam Chair?
Lorcher: Commissioner Rivera.
Meridian Planning&Zoning Commission
September 7,2023
Page 20 of 21
Rivera: So, looking at the map we are looking at now is Oakwood Estates on -- on
Victory, is that already there? Has that already been -- is that existing already homes?
Lorcher: Looking at this map it looks like they are already there, yes.
Rivera: But Brundage Estates is -- it looks like here it just received a second time
extension for that. So, Brundage Estates -- has that been approved already or it's just --
it's on a second extension?
Hersh: Mr. Commissioner, yes. So, the Brundage Estates went through a second time
extension, but the project was already approved through Commission and Council.
Rivera: Okay.
Hersh: And they are allowed one time extension director and a second time is -- goes
to City Council.
Rivera: So, with the -- with the flow that I'm seeing just -- Commissioners, I think it's --
Windrow -- this project, which is kind of slide into that -- you know, that next -- next to
Brundage Estates, I mean I like the floor -- I like the -- that there is already, you know,
existing homes there and it's just kind of the continuation of -- from Victory Road to
Amity Road it will have -- it will be in phases. It will have the -- you know, the access to
Linder Road. Yeah, I would -- it's -- it's a big project, but, you know, in phases it's -- it's
-- it kind of flows with what's going on here. Yeah. I think I would -- I would support the
recommendation to -- to City Council.
Lorcher: Commissioner Stoddard, do you have anything else to add?
Stoddard: No. I just want to say I agree. I think with the staff's recommendations for
modifications -- I agree with those and I -- I think it is a well thought out project. So, I'm
in agreeance with the modifications.
Lorcher: Okay. I would be open for a motion.
Wheeler: So, after considering all staff, applicant, and public testimony, I move to
recommend approval to the City Council of File No. H-2023-0031 as presented in the
staff report for the hearing date of September 5th, 2023, with no modifications.
Rivera: I second the motion.
Lorcher: It's been moved and seconded to approve File No. H-2023-0031. All those in
favor say aye. Any opposed? Motion passes. Thank you. Today's September 7th.
Did you say September 7th?
Rivera: I -- I think it reads September 5th, so it should be, sorry, September -- should it
be September 7th?
Meridian Planning&Zoning Commission
September 7,2023
Page 21 of 21
Lorcher: So, to -- to adjust, the motion will be reading as September 7th as September
5th.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
Lorcher: Can I get a motion to adjourn?
Wheeler: Madam Chair?
Stoddard: So moved.
Lorcher: Yes, Commissioner Wheeler.
Wheeler: I move we adjourn.
Rivera: Second.
Lorcher: All right. It's been moved and seconded that we adjourn. All those in favor
say aye. Any opposed? All right. Meeting adjourned. Thank you very much.
MEETING ADJOURNED AT 7:04 P.M.
(AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. )
APPROVED
9-21-2023
Andrew Seal Commission Chair
ATTEST:
CHRIS JOHNSON - CITY CLERK