Loading...
2009 09-17Meridian Planning and Zoning Meeting September 17, 2009 Meeting of the Meridian Planning and Zoning Commission of September 17, 2009, was called to order at 7:00 p.m. by Chairman David Moe. Members Present: Chairman David Moe, Commissioner Joe Marshall, and Commissioner Michael Rohm. Members Absent: Commissioner Tom O'Brien and Commissioner Wendy Newton-Huckabay. Others Present: Ted Baird, Nancy Radford, Pete Friedman, Bill Parsons, Scott Steckline and Dean Willis. Item 1: Roll-Call Attendance: Roll-call Wendy Newton-Huckabay Tom O'Brien X Michael Rohm -Vice Chairman X Joe Marshall X David Moe -Chairman Moe: Good evening, ladies and gentlemen. I'd like to welcome you to the regularly scheduled meeting of the Meridian Planning and Zoning Commission for September 17th. At this time I'd like to open the meeting and ask the clerk to call roll, please. Item 2: Adoption of the Agenda: Moe: Thank you very much. Next item on the agenda is the adoption of the agenda. Commissioners, we got a few changes here on the agenda. On Item No. 4, that item has now been deleted from the agenda in its entirety. And, then, Item No. 7, when we get down to that point that one will be continued to the regularly scheduled meeting of November the 5th at that time. And, then Items 8 and 9 will be heard tonight. So, having gone through that, can I get a motion to accept the revised agenda? Rohm: So moved. Marshall: Second. Moe: It's been moved and seconded to approve the agenda. All those in favor say aye. Opposed? That motion carries. MOTION CARRIED: THREE AYES. TWO ABSENT. Meridian Planning & Zoning Commission September 17, 2009 Page 2 of 12 Item 3: Consent Agenda: A. Approve Minutes of August 20, 2009 Planning and Zoning Commission Meeting: Moe: Next item on the agenda is the Consent Agenda. We have one item on that. That would be the approval of the meeting minutes of August the 20th, Planning and Zoning Commission meeting. Any questions or comments, Commissioners? Can I get a motion to accept the Consent Agenda? Marshall: So moved. Rohm: Second. Moe: It's been moved and seconded to approve the Consent Agenda. All those in favor say aye. Opposed? That motion carries. MOTION CARRIED: THREE AYES. TWO ABSENT. Item 4: Request for Withdrawal of Shaylee Estates Application CUP 08-025 by Marc Johnson: Moe: Just another note. I have taken -- Item No. 4 has been deleted off the agenda. Item 5: Continued Public Hearing from August 6, 2009: RZ 08-005 Request for Rezone of 91.09 acres from an R-4 to an R-8 zone for Cavanaugh Ridge by Affinity Bank -located at 4275 S. Locust Grove Road, east of S. Meridian Road and south of E. Victory Road: Item 6: Continued Public Hearing from August 6, 2009: PP 08-010 Request for Preliminary Plat approval for 252 residential building lots and 29 common area lots on 91.09 acres in a proposed R-8 zoning district for Cavanaugh Ridge by Affinity Bank -located at 4275 S. Locust Grove Road, east of S. Meridian Road and south of E. Victory Road: Moe: Items No. 5 and 6, as you can see on the agenda, those have been renoticed for the October 1st, 2009, meeting. Item 7: Public Hearing: AZ 09-004 Request for Annexation and Zoning of 0.98 of an acre from R1 in Ada County to L-O (limited office) zone for The Baby Place by Brent and Coleen Goodwin - 270 N. Linder Road: Meridian Planning & Zoning Commission September 17, 2009 Page 3 of 12 Moe: So, we are now on Item No. 7, which is a public hearing on AZ 09-004. I'd like to open the hearing for the sole purpose of continuing it to our regularly scheduled meeting of November the 5th. Can I get a motion to do such? Rohm: So moved. Marshall: Second. Moe: It's been moved and seconded to continue The Baby Place hearing of AZ 09-004 to the regularly scheduled meeting of November the 5th. All those in favor say aye. Opposed? That motion carries. MOTION CARRIED: THREE AYES. TWO ABSENT. Moe: For the purpose that we don't have a -- well, just as I got ready to say that, we had some people come in. Because we have some that may not have attended a Planning and Zoning meeting, I will just kind of give a brief overview. I will open the hearing. At that time I will, then, ask the staff to go over the information within that hearing. After they are done I will, then, ask the applicant to come forward and the applicant will have 15 minutes to discuss the project and answer any questions that may have come up from staff or give their input as well. After that time is up I will, then -- there is a sign-up sheet in the back, if you're wanting to speak to one of these hearings you can sign up and you will have three minutes to give your comments, want to ask any questions. After the sign-up sheet's finished I will ask one more time if anyone has any other comments and anyone will be able to have three minutes to speak their mind as well. After that I will, then, ask the applicant to come back up and rebut anything that was stated in the public hearings or just give additional information. At that time, then, we will close the public hearings and, then, the Commission will deliberate and, then, vote on that hearing. Item 8: Public Hearing: MCU 09-001 Request to modify the building elevations with the Conditional Use Permit for Locust Grove Plaza for Locust Grove Plaza Assisted Living Facility by Wes Edwards - 1695 S. Locust Grove Road: Moe: So, having said all that, I would now like to open the public hearing on MCU 09-001 for the Plaza Assisted Living Facility, start with the staff report, please. Friedman: Thank you, Mr. Chairman, Members of the Commission. As Chairman indicated, this is a modification to an approved Conditional Use Permit for the Locust Grove Plaza located on the southwest corner of Locust Grove and Overland Road. Just by way of background, the original CUP was approved by the Commission back in February of this year. The approval was fora 30,000 square foot, two story, 54 bed assisted living facility. At that time the design Meridian Planning & Zoning Commission September 17, 2009 Page 4 of 12 review for the site and structure were included in the UDC and those were also approved with that CUP approval, as was alternative compliance to construct the retaining walls in the plaza area within the required street buffers along Overland and Locust Grove Road. A CZC or certificate of zoning compliance was approved for the project on April 24th, 2009, for the first phase and if you have driven by the site you will notice that they are under construction. The reason this is back before you tonight is that under the UDC, the planning director has the latitude to approve certain modifications to approve conditional use permits. However, there is a threshold on that and the requested changes that are before you tonight exceed that threshold, specifically the first change would be the removal of the drive-up canopy and I don't know if these site plans really show you very well where it was located, but it is on the interior portion of the site. So, you have Overland Road to the north and Locust Grove to the east. That drive- up canopy was located in here. They are proposing to move it and just simply have the -- a turnaround as was originally planned there. To give you another elevation view of it, this is what it looks like with the building elevation. The second modification they are requesting is to change the composition of the exterior siding. Originally, the building was approved with a combination of stone, lap siding, and stucco. Subsequent to the approval of the first CUP and design review the applicants came back to us, said we kind of want to change that mix a little bit. Staff worked with them through administrative design review, came up with a plan that we were able to approve at the staff level, but reduced some of the lap siding and replaced it with stucco. When the applicant determined that they wanted to remove the drive-up canopy, they also presented us with another set of elevations that removed more of the lap siding and replaced it with stucco. At that point we said that exceeds what, essentially, we can do. It's a modification of our approved design review and the planning director at that point said let's convene our design professionals committee to review the changes to the -- the material changes to the elevation. So, that committee was convened prior to the recommendation being made to the Commission. They reviewed the changes and they were very comfortable with it. They indicated that there was still -- even though there was more stucco, there was still enough changes in elevation, mix of materials and so forth, that they felt that the proposed changes to the elevations and the material composition met with the spirit and the intent of the design guidelines and they also felt because the drive-up canopy was an interior element that really isn't viewed from the street, that that really did not detract from the overall design that was approved by the Commission. So, they made that recommendation to the director. We have included that in our recommendation to you for approval of the two modifications to the Conditional Use Permit. And for the benefit of anyone here in the audience tonight, we are not revisiting the whole concept of whether or not it's appropriate to have this facility in this location, it's just revisiting a couple of the design elements that were previously approved through the Commission. So, with that said, I'd be happy to answer any questions or wait until you have heard any testimony. Meridian Planning & Zoning Commission September 17, 2009 Page 5 of 12 Moe: Thank you. Any questions? Marshall: A quick question, Pete. Moe: Commissioner Marshall. Marshall: I thought when I was reading this and my copies were a little darker and a little harder to see and now looking at it, this is the -- the latest that they are talking about. Friedman: Yes. Marshall: So, the lap siding there on the second floor above that corner is of the outside corners and so -- and on the inside there isn't any -- there is only one corner on the outside that gets that? Friedman: Yeah. There is only one corner the way the architect felt that kind of drew the upper -- upper floor together. Marshall: Okay. Thank you. Moe: Okay. Any other questions? All right. Okay. Would the applicant like to come forward, please. And state your name and address for the record, please. Halladay: My name is Scott Halladay. I'm with -- address is 2548 Stokesberry, Suite 105, Meridian. Just briefly, I think the staff went over it very well. We did have a public neighborhood meeting and had the homeowners association president show up to the meeting and had several phone calls from the neighbors that abut directly to the property. Nobody really had any concerns. They actually like the idea that the big canopy was being removed, just didn't make the building look as big. As far as changing, having more stucco, they didn't have any issues with that. One of our main reasons for applying more stucco is the longevity maintenance issues of it. Stucco is easier to maintain than painted lap siding and also creates more of a continuous barrier for water -- not allowing water penetration. Other than that, we -- the neighbors were fine with everything. They are pleased with what's going -- the construction process that's going on. We are trying to be good neighbors and that's all I had to present. If there is any questions I'll be more than happy to answer them. Moe: In regard to the stucco, we are speaking of stucco, not an efface product? Halladay: Yes. Stucco. Moe: Okay. Okay. Any other questions of the applicant? Rohm: I have none. Meridian Planning & Zoning Commission September 17, 2009 Page 6 of 12 Marshall: No. Moe: Thank you very much. Halladay: Thank you. Moe: Okay. There is no one else signed up and Scott had signed up here and he's done, so if there is anyone else in the audience that would like to come, you're more than welcome to come up. And I see no one that's ready to come up. So, Commissioners, can I get a motion here? Rohm: Mr. Chairman? Moe: Mr. Rohm. Rohm: I move that we close the public hearing on -- which one are we on? MCU 09-001. Marshall: Second. Moe: It's been moved and seconded to close the public hearing on MCU 09-001. All those in favor say aye. Opposed? That motion carries. MOTION CARRIED: THREE AYES. TWO ABSENT. Moe: I would say I don't really have any problems with the change there. I would hope that that would be the last changes that we go through on this item, so we go from there. So, that's all I would ask. Marshall: I like the fact that it's gone through the design review of the board that was convened by -- Moe: Absolutely. Marshall: -- planning department, so -- Moe: No. I agree. Marshall: I like the fact that they met again with the neighbors and discussed that. That's good. Moe: Uh-huh. Mr. Rohm, you look like you're just dying to do something here. Meridian Planning & Zoning Commission September 17, 2009 Page 7 of 12 Rohm: Yes. Mr. Chairman, I move that we forward on to City Council recommending approval of MCU 09-001 to include the staff report with no changes. Marshall: Second. Moe: It's been moved and seconded to approve MCU 09-001. All those in favor say aye. Opposed? That motion carries. MOTION CARRIED: THREE AYES. TWO ABSENT. Item 9: Public Hearing: CUP 09-008 Request for Conditional Use Permit for 48 multi-family dwelling units on approximately 3.17 acres in an existing R-15 zoning district for Gramercy Apartments by Sagecrest Development, LLC - 2549 E. Blue Tick Street: Moe: At this time I'd like to open the public hearing on CUP 09-008 for Gramercy Apartments and start with the staff report, please. Parsons: Thank you, Mr. Chairman, Members of the Commission. The application before you tonight is a Conditional Use Permit and design review for a 48 multi-family development. The subject site is currently zoned R-15 and is a platted parcel within the Gramercy Subdivision. The site is located approximately a quarter mile west of Eagle Road just south of Overland Road. It is bordered on the north by vacant land zoned TN-R and C-G. To the south is vacant land and Thousand Springs Subdivision, zoned R-15 and R-4. To the west is Mountain View High School, zoned R-4. And to the east is EI Dorado business campus, zoned C-G. Here is an aerial right now. It's a little more developed than that. Like I mentioned, this property was platted in 2006. As part of that approval process this site was designated for multi-family development and so the applicant has come before you tonight to try to get that conditional use approved for that site. Here is the site plan that the applicant's proposing. Staff is generally supportive of the site plan. As you can see here they are proposing three buildings containing a total of 16 units each, roughly average -- ranging in size, each consisting of 15,852 square feet. Also, it's hard to see here, but if you can see my arrow, the office and storage for the site will be located here. The majority of the parking is internal to the subdivision and an access will be taken form two curb cuts -- two curb cuts along East Blue Tick Street and one along East Griffin Street. I'll go back to the aerial real quick. Right now as this is currently platted this is the only public street that provides access to this residential portion of the project. And, again, if you follow my arrow you can see it comes down and you can see the site is bordered by three public streets on each side and all those improvements are in currently. The parking internal to the subdivision will also be covered parking in accordance with the UDC. This site plan depicts some of the amenities that the applicant is proposing. You can see some of the hardscape plaza areas with the meandering pathways to provide Meridian Planning & Zoning Commission September 17, 2009 Page 8 of 12 connection internally to the development, but also to the adjacent public sidewalks and, then, also with Gramercy there was some additional pathways along the Ridenbaugh Canal. There is also Gordon Harris Park that's located in the southwest corner, which is just, you know, a few steps away from this parcel and also the pathway that runs along the western border that connects and provides internal connectivity as well. So, the applicant -- what the applicant tried to do with this site plan is to have some of these amenities that are consistent with that approval in 2006, with the hardscape, seating areas, and, then, fronting those buildings along the streets. Having the parking internal to the project and, then, also having these pedestrian areas or private patio areas that also front the street, which staff has worked with the applicant to try to accomplish those things. One thing staff is recommending is when we were reviewing the site plan it appears that not all the units provided 80 square feet of usable space per code, so staff has made a recommendation that the applicant, with their CZC submittal, that they correct that issue before submitting for CZC. The majority of the concerns that staff had with the project related to the landscaping plan. Basically, some of the landscape islands were deficient of shrubs and hard -- excuse me -- shrubs and ground cover. UDC just doesn't allow rocks and trees in planter islands, so that's been addressed or conditioned. The other concern is right along the eastern boundary is an ACRD storm drainage easement. It terminates -- you can see my arrow here. The easement's located roughly in this area here. This property boundary scales about 340 feet. So, that staff calculation they could have considerable amount of trees and since the easement stops here, staff was recommending that they at least plant some trees located along here and, then, they'd have to submit for alternative compliance. They could either plant those additional trees someplace else on the site or they could ask for that to be mitigated for through alternative compliance. The other thing, too, is because this is an ACHD easement and they are showing improvements within that easement, that more than likely they will have to get a licensing agreement with them to do those improvements. So, staff has notified the applicant that that's something they should check into and if that's the case, then, we would want that agreement in place before we issue the CZC. Here are the elevations that the applicant has proposed. Again, there is a mix of materials. Keep in mind the Gramercy project was really more -- the land use for this site is a mixed use regional and more of an urban feel out there, but staff met with the applicant several -- on several occasions and felt the garden style apartments would be -- would be fine as long as they incorporated some of those other elements that Gramercy has out there and so what the applicant has proposed to do is add three different siding materials on each product -- or each elevation with a mix of stucco, stone, and two different types of wood siding, either board and batten or lap. They also propose to use three different colors. Staff has conditioned the staff report that the applicant comply with this -- with the submittal of the CZC, so we will be looking for that mix out there. One other thing that I also included was some of the elevations. I don't know if Commissioner Marshall was on the Commission at the time, but in '07 we actually did a project out there for amulti-family -- for four parcels out there for multi-family and also Meridian Planning & Zoning Commission September 17, 2009 Page 9 of 12 the townhomes just north of this site and this is one of the elevations. This was the Brownstone elevations that the applicant proposed at that time and you can see these were three story units. Access was taken from the street and, then, was an alley behind these for alley loaded parking and alley loaded access and, then, these were the condo units that the applicant proposed as part of the Conditional Use Permit as well. So, I wanted to at least give you a taste of what was previously approved for a portion of that residential out there, just to see how this would mesh with what the applicant is proposing before you tonight. Staff did not receive any written comments from the applicant or from the public. Staff is recommending approval of the project with the conditions stated in the staff report. And with that I'd stand -- be happy to answer any questions the Commission might have of me. Moe: Bill, can you go back to the elevations of the -- you said that that is exactly -- those are the colors that they are proposing? Parsons: The applicant -- excuse me, Mr. Chairman, Members of the Commission. The applicant did not propose the colors. There is nothing -- the colors aren't called out. This is just what they -- they submitted. So, staff isn't necessarily looking for a red building, but we definitely want to see a mix of three different colors as they have proposed here. Moe: Thank you. I just -- I thought I heard that that -- you say that that was it and I would hope anything but red. Marshall: Bill, could we go back to the townhomes there and was that previously approved, but it has not been constructed yet? Parsons: Mr. Chairman, Members of the Commission, that is correct. However, as part of that approval back in '07 they did amend the development agreement to tie these elevations to that project. So -- so, let me -- if I can go to -- back to the zoning map, you can see where that property is zoned TN-R -- Marshall: Yes. Parsons: And you see the 2116 address, that's where those Brownstones are proposed to be constructed. Marshall: Thank you. Moe: Any other questions, staff? Would the applicant like to come forward? McKay: Becky McKay, Engineering Solutions, 1029 North Rosario, Meridian. I'm representing the applicant on the application before you this evening. I will just kind of give you just a real quick brief overview. In the Gramercy project that we brought through the city, against Overland Road it was intended to be a retail Meridian Planning & Zoning Commission September 17, 2009 Page 10 of 12 area and those retail -- some of those retail buildings have been constructed and there is, I think, a Bank of the West. Then, as we move south into the interior of the project, we had a band of office, multi-story type office. None of those structures have been built at this time. And, then, we transition to a mixture of multi-family, which included some designs of very large multi-family buildings, some Brownstone live-work type apartments or townhomes and, then, more standardized apartments. And, then, as we move south and go towards Thousand Springs, which is a single family residential development zoned R-4, we went to like garden style courtyard type developments or projects. Anyway, with this development it was intended to be, you know, a very nice mixed use project incorporating new styles, new designs, having more of an urban feel. When we processed the conditional use for the Brownstones, those were intended to be about 350,000 dollar units with the -- the residential portion upstairs on the upper two floors and the live-work office at the bottom. Obviously, with the marketplace being what it is, they can't even sell condos downtown Boise for those kind of dollars. So, they have had to, obviously, rethink that. What they -- what they end up building there in the future I'm not sure. They did -- we did agree to those elevations, but, obviously, I anticipated it having to be something a little bit more affordable. What we -- what you see tonight we worked closely with the staff. We met with Bill, Will, Pete on multiple occasions working through the site plan, working closely through the building design, trying to incorporate some of these new urban designs, but yet still maintaining what Bill described as a garden type apartment. With the hardscapes, the pathways, the amenities, the fountain that we incorporated, we think that the appeal from the street, since this is bound by three -- three streets on three sides, when you drive through you see that hardscape, you see the fountains, it kind of -- the buildings we took them as close to the roadway as we could. We couldn't push them right up against the -- the right of way, because of sewer and water stub easements that are already recorded on the plat. So, those are as close to the street as we could get them. We feel that this -- this will be a good start to the multi-family portion within the Gramercy project and it will, obviously, you know, set a nice tone. The colors -- I agree with Commissioner Moe, when I received the colored elevations from the architect I was a little surprised with the red. The earth tones I thought looked very nice. So, I will definitely take that comment back to the applicant and his architect. Can I answer any questions that you may have? We -- oh. We are in agreement with all conditions of approval. Rohm: Is it your intent to build all three structures at the same time or phase it or what? McKay: Mr. Chairman, Commissioner Rohm, I believe their intent was to build the whole facility. Since there are only 48 units that they were going to build it all as one, because we'd end up building the entire parking lot and everything. That was my understanding. Now, when they'd construct it I am not sure. Initially the discussions were that once we obtained approval, they wanted to go into Meridian Planning & Zoning Commission September 17, 2009 Page 11 of 12 construction as soon as possible. With the market being a little bit unstable right now, they have talked about waiting a few months, seeing what the economy is doing, looking at the Meridian Market and, then, making a determination. So, I don't anticipate them making any moves as far as construction until probably spring would be my best guess or summer of next year. Moe: Any other questions? I have none. Thank you very much. McKay: Thank you. Moe: There was no one signed up. Is there anyone in the audience that would like to speak on this hearing, you're more than welcome to come up for three minutes. Well, I see no one that wants to come up and speak as well. Rohm: Mr. Chairman? Moe: Commissioner Rohm. Rohm: I move we close the public hearing on CUP 09-008. Marshall: Second. Moe: It's been moved and seconded to close the public hearing on CUP 09-008. All those in favor say aye. Opposed? That motion carries. MOTION CARRIED: THREE AYES. TWO ABSENT. Moe: Just a couple of my comments. I would anticipate the -- the applicant said it best on what the market's doing these days and for them to at least try and get something moving, I commend them on that as well. I think the changes are such that they still fit within the intent of Gramercy, so I don't see a problem with this at all. Marshall: It seems to be fitting within the intent of the city to see how this builds out, too. I agree. Rohm: Okay. Well, Mr. Chairman, I move that we approve CUP 09-008, to include the staff report and no changes. Marshall: Did we need to include DEF 09-017? Moe: We are only doing the CUP. Marshall: So, I will second just the CUP. Meridian Planning & Zoning Commission September 17, 2009 Page 12 of 12 Moe: Okay. It's been moved and seconded to approve CUP 09-008 as noted. All those in favor say aye. Opposed? That motion carries. MOTION CARRIED: THREE AYES. TWO ABSENT. Moe: Well, Commissioners, there is only one more thing to do. Rohm: Move we adjourn. Marshall: Second. Moe: It's been moved and seconded to adjourn. All those in favor say aye. Opposed? That motion carries. MOTION CARRIED: THREE AYES. TWO ABSENT. Moe: We are adjourned at 7:30. MEETING ADJOURNED AT 7:30 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED DA MOE -CHAT MA DATE APPROVED ATTEST: r _' JA CEE L. HOLMAN, CITY C 6~ r~'GO~PORp~~j~ 1''t ~ 6.: o~raca ~ C`O ~ ~; f ~ If ~~ U4~; wr+v ~ Bi U y'S.,. ' c~ i ~;~ ~ i~ ~~,~ ~ ~'~ T °~ , V~~~~