Planning and Zoning - Regular Meeting

All right, good evening. Welcome to the Planning and Zoning Commission meeting for August 20. 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. We also have staff from the city attorneys and the city clerk's office, as well as the city planning department. If you're 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, we cannot take questions until the public testimony portion of the meeting. If you have a process question during the meeting, please email cityclerk at meridiancity.org, and they'll 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 it at meridiancity.org backslash live. With that, let us begin with roll call. Madam Clerk?

Thank you, Madam Chair. Commissioner Del Cimino?

Present.

Commissioner Stoll?

Here.

Commissioner Perot? Here. Commissioner Schiappi? Commissioner Smith?

Here.

Chairperson Larcher?

Here. Also, for the record, based on the roll call, we are welcoming Robert Schaffee to Planning and Zoning Commission, and this is his first meeting, so welcome to our group. The next item on the agenda is the adoption of the agenda. There are no changes to tonight's agenda, although item three, Regency at River Valley has requested a continuance, so we will not be taking public testimony on that application this evening. Could I get a motion to adopt tonight's agenda?

So moved.

Second.

It's been moved and second to approve tonight's agenda. All those in favor say aye.

Aye.

Any opposed? Motion carries. The next item on the agenda is the consent agenda. That includes to approve the middance of the Planning and Zoning Commission on August 6th and fines of facts and conclusions of law for Kitty Academy of Meridian. Could I get a motion to accept the consent agenda as presented?

So moved. Second.

It's been moved and seconded to accept the consent agenda. All those in favor say aye.

Aye.

Any opposed? Motion carries. 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 our unified development code. After staff has made their presentation, the applicant will come forward to present their case and respond to staff's comments. They will have 15 minutes to do so. After the applicant is finished, we will open the floor to public testimony. Each person will be called only once during public testimony. The clerk will call the names individually of those who have signed up on our website in advance to testify. You may come to microphones and chambers or you'll be unmuted on Zoom. 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, It will be displayed on screen and our clerk will help you run the presentation. 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 10 minutes. After all 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, or if you're listening on a telephone, please press star nine and wait for your name to be called. If you're listening on multiple devices such as a computer and a phone, please be sure to mute those extra devices so we don't experience feedback and we can hear you clearly. When you have finished that the commission does not have questions for you, you will return to your seat in chambers and be muted on Zoom and no longer have the ability to speak. And please remember, we will not call on you a second time. After all testimony has been heard, the applicant will be given another 10 minutes to come back to and respond. When the applicant has finished responding to questions and concerns, we will close the public hearing and commissioners will have an opportunity to discuss, hopefully make final decisions or recommendations to city council as needed. We are going to start with item number three, H2026-0010, Regency at River Valley has requested a continuance. Madam Clerk, do we have a date in mind for the continuance?

Thank you, Madam Chair. They are looking at September 17th.

May I get a motion to continue Regency to September 17th?

So moved.

It's been moved and second to continue H2026-0010, Regency at River Valley, to September 17th. All those in favor say aye.

Aye.

Any opposed? Motion carries. The next item on the agenda is H2026-0024, Storm Crest. requests annexation and a preliminary plat on Ustick near McDermott Bypass. I would just like to let my commissioners and everybody else know I live in this area. I'm about a half mile away. I did ask with the city attorney and the other property that is adjacent, Dayspring. I also testified on that property. I have no financial interest in this other than being a neighbor down the street. So I feel comfortable in participating in this discussion tonight. And we'll go with that with Nick.

Good evening, Madam Chair, members of the commission. So yeah, the next item on the agenda is the annexation and preliminary plat for Stormcrest. The applicant is requesting annexation of 11.438 acres of land with R15 zoning district and a preliminary plat consisting of 71 buildable lots and 14 common lots. The site is generally located near the southeast corner of West Eustick Road and North McDermott Bypass. The future land use designation is mixed use community and the current zoning is RUT in Ada County. So the applicant's narrative states that with the inclusion of this development, the broader mixed-use community area will consist of 44% residential uses, which is within the intended residential ratio of 20 to 50% within the mixed-use community designation. Staff did confirm that those percentages are correct. In addition, the proposed density at 6.21 dwelling units per acre, which is also within the allowable density of 6 to 15 units per acre in the mixed-use community designation. The residential lots in the subdivision also provide a variety of housing types in the form of townhomes and single-family detached dwellings. As a result, staff finds the development to comply with the comprehensive plan. The applicant is proposing 22.29% of qualified open space, which exceeds the UDC standards. In addition, they are proposing five amenity points in the form of a picnic shelter, three workout stations, and a 10-foot multi-use pathway along the Sky Pilot drain, which also exceeds the UDC standards. I would like to note the applicant is requesting a City Council waiver to keep the Sky Pilot drain open, and they will enhance the waterway as a natural amenity. Obviously, it will be a City Council waiver, but if you guys do have any comments on that tonight, you can also comment on that. It is also important to note that this development relies on the neighboring subdivision to the west, Dayspring subdivision, which was approved last year for both access and utilities. This is just an overlay. So Dayspring will be this in the white and directly to the west. This is the subject development right here. The developer of Dayspring subdivision entered into an agreement with the city for the extension of sewer down McDermott Road to service their subdivision, Dayspring, as well as other subdivisions in the area, which would also include Durango, Spring Day, and Stormcrest, as well as the future church site across Sky Pilot Drain. As a result, so as a result of the timing being contingent on another development, staff is recommending that the subject development not be able to submit their first final plot until the first phase of Dayspring has been recorded and utilities are available to the site. So access is going to actually be off a collector roadway and it'll come in off that collector right here and there also is a secondary local access on the southern portion of the site that will connect with a future phase of Dayspring. The applicant has also provided stub streets to the property to the east, which has a concept plan on it for future development, including commercial, residential, and a church property. So that would require bridges over the SkyPilot drain. With their original submittal, they were proposed to... bridges or as stubs over the sky pilot drain and an achd staff report they did require the applicant to put a road trust in the form of 101 000 for those future bridges however i did talk with the applicant this week and they would like to only propose a single access over the sky pilot drain i did have a conversation with achd as well and staff is also open to having a single access point on the northern portion instead of on both the northern and the southern We would ask you guys to weigh in on that tonight and see if you would prefer to have both or just a single access point. And depending on what you guys decide will depend on if ACHD amends their staff report or not. So as previously mentioned, the applicant is proposing two stubbed streets across the SkyPilot drain. And the amount here, the total amount for the road trust is $101,530 as it currently sits. And if it does go down to one bridge, it would be cut in half at that point. There is a couple provisions that we would ask you guys to amend. One to add tonight, which is the one on the bottom, to extend that multi-use pathway along the Skypilot drain. I actually did receive some comments from Dayspring today that they will be stubbing it, and we want to make sure that that 10-foot multi-use pathway will continue. And the applicant is in agreement with that. I did talk with them today about that. And then if you are in favor of reducing the bridges over Skypilot from one to two, we would ask you to take the amended. DA provision E as on the top bullet point. So we have not received any written testimony with this application and staff is recommending approval and I'll stand for any questions that you have.

Would the applicant like to come forward? Good evening.

For the record, my name is Kendi Mosman.

Can I have you talk into the microphone? Thank you.

or is this better okay for the record my name is kindy mosman and the address is 868 east riverside drive that's eagle idaho 83616 thank you thank you well good evening commission and welcome new commissioner chaffee i hope that you enjoy your first meeting um I'm here tonight to present Stormcrest Subdivision and our request includes annexation and zoning to R15, a preliminary plat for 71 buildable lots and an open ditch waiver. The 11 and a half acre site sits at Morgan Grove Lane south of Eustick between Black Cat and McDermott in Northwest Meridian. As you can see, the property is infill. The adjoining properties include Ustick Commercial, Durango, and Spring Day subdivisions to the north, Dayspring subdivision to the south, and to the west, the Linder Church of Christ site and Jaden Village subdivision to the east. The commercial requirement for the MUC designation is already here around the site. It's just sitted on parcels that it's better suited for, with Stormcrest providing the residential complement the plan calls for. Here you can see the site plan, which shows, again, the 71 residential lots and 14 common lots, with the SkyPilot drain and pathway corridor along the east edge. The pathway corridor along SkyPilot drain extends the network already planned through Dayspring, and the lot makes steps down in density to match the neighborhoods it borders. So Stormcrest reads as a continuation of what's already going on around it, not a departure from it. In Section 4 of your staff report, Condition 1E, as Nick mentioned, we have been required to step both Storm Creek Road and North Barnstead Place to create those two crossings. And I bring it up now while the site plan is up so you can kind of see where those roads are located. As mentioned, it's our understanding that only one crossing is needed now. Tonight we are asking the Commission to modify that Condition so that the so that only the north barnstead place crossing is required and that's the north crossing. ACHD and city staff have confirmed that they will continue coordination on a single step on the street after this hearing with things to be finalized before the city council hearing. stormcrest provides two and a half acres of qualified open space. or the 22%. This is well above the 15% minimum for R15. Two fencing types are used. We've got six foot vinyl privacy fencing through most of the site and five foot open vision iron fencing near the sky pilot drain and exercise stations. The staff report has some recommendations and revisions to our fencing plan, and we will adjust the design accordingly. One of those comments is to add open vision fencing along sky pilot drain. We have no problems with that, and that will be added in the design as well. Amenities include a picnic shelter, three workout stations, and then the 10-foot pathway system. Stormcrest consists of 48 townhomes, 13 single-family, alley-loaded cottage homes, and 10 single family homes. Here you can see the elevations for each product type. You may have noticed that in the staff report, it mentions elevations for the cottage product have not yet been submitted. We've included them here in the presentation. It's the middle rendering, and those will be sent to city staff right away, definitely before the city council hearing. So just to touch on that fencing, it would go behind those trees there. The open ditch waiver we are requesting keeps the Sky Pilot corridor as a visible community amenity when that residents can use and enjoy. As mentioned, there are three action fit outdoor fitness stations that sit along the corridor Kind of gives you an idea of the equipment that you can find there. A shade structure with picnic table anchors the central common lawn. And this entry monument rendering shows the character intended for the neighborhood entry and will welcome all residents home. And before I close, I just want the commission to know that they have a very talented planning and zoning staff. Just planning staff. They've been phenomenal to work with. And I personally appreciate the patience and the kindness that they show. And for someone who gets nervous, that means a lot. Every agency condition on this project is accepted as written with the exception of the modification request regarding the single crossing condition. We respectfully request that the Commission recommend approval of the Stormcrest application. Thank you for your time and I stand for questions.

We agree with you. Our city planners are very easy to work with.

They are great.

I do have a question for the SkyPilot drain. So what did the irrigation district say about building a bridge over there? They have no objections. They didn't submit any comments about it. And did they have a preference between one or two, or they didn't have a preference either?

I don't believe that the irrigation district had a preference, but conversations with ACHD have included that north direction.

crossing so they're amiable to one yes okay very good that's my understanding right yeah madam chair members of the commission yes so i had a conversation with achd and um their preference they're okay with one crossing preferably because it's less maintenance for them the irrigation district has a similar sentiment when it does come to bridges the less crossings the better because it has less interference with their ditches but ultimately the You guys can decide if you guys would like to amend it to a single crossing or if you'd like to keep both. I can see pros and cons to both, but I did talk with ACHD and from past history with the irrigation district. One is probably they're preferred just for maintenance purposes. It's correct.

Okay. Any other questions for the applicants?

Madam Chair?

Commissioner Smith?

Applicant or staff, I just want to make sure I'm understanding correctly. Reading the provision E, it's requiring that they stop the road, not actually for the bridge, not construct it. Who's actually constructing the bridge? Is it the applicant or is it someone?

The applicant will be constructing the north crossing.

But that is the, that is the.

I'm sorry. Okay. That's not accurate.

It's not accurate. Madam Chair, members of the commission. So they will be putting up a road trust with ACHD. Typically road trusts are good for five years. I had a conversation with ACHD about this. It really, I think, depends on the church parcel to the west, which I know there's been some conversations with them or to the east, I should say. I apologize. The church parcel to the east. I know that they've been waiting for sewer since 2012 when they got annexed. So there has been some conversations with them, not from me, but from the development side. and uh they would be constructed at the time that the church parcel developed because they would have the road trust then they could construct the whole bridge and the church would also pay for their portion of the bridge that's correct so all language regarding construction of a single bridge is included within provision e within the amendment is written correct okay thank you chair

Commissioner Perot.

So going back to the two bridges versus one, how did the two bridges idea come about? Was that something that the applicant proposed and then went through the other entities and they said it wasn't necessary?

It's my understanding that it was included in the ECHD report that was provided to city staff. And I think through further conversation, it was determined that one would be acceptable. All right, thank you very much. Thank you. See, that's why he's so great.

Madam Clerk, do we have anybody signed up to testify?

Thank you, Madam Chair. Yes, we have Kendi Mooseman. Oh, sorry. Erin Speary. Okay. And Lee Mills. Okay.

OK. And then there's nobody's on Zoom. And anybody else in chambers wants to testify in this application? Kenny, did you have any other final comments before we close the public hearing? OK. May I get a motion to close the public hearing, please?

Move to close the public hearing. Second.

It's been moved and seconded to close the public hearing on Stormcrest. All those in favor, say aye.

Aye.

Any opposed? Motion carries. I like SkyPilot Open. It's actually a fairly active body of water. It's a drain as opposed to an irrigation canal. I live behind a portion of SkyPilot drain, and I... I enjoy when the red-winged blackbirds come back every year. There's duck migration and geese migration all through that, and having that tiled would take some of that nature away from this farmland that's turning back into, or not turning back into, but turning into homes. So having that as an open space, especially for those single-family homes, I think would be a nice amenity, and continuing the 10-mile pathway along Eustick as it meanders in and out of these subdivisions working its way over to the fields. So I'm in support of this. It sounds like they've had a conversation with Dayspring, and arrangements have been made for that. The single bridge is fine at It sounds like ACHD is in support of that as well as the irrigation district, which are the two most important. And the mixture of housing will be a complement to the area.

Madam Chair?

Commissioner Smith.

I agree with your thoughts. I think for this specific property, I think... allowing it to remain open seems defined by me. There is just kind of one thought in the back of my head regarding kind of the desire for whether a canal will be tiled or open. And it's a lot of kind of evaporation and water management, things like that. I'm sure whether it's Irrigation districts, or someone has kind of an understanding of the impacts of tiling versus not across the city. I just. I do know this comes up a lot and so maybe I'm just kind of putting it out into the ether of it would be interesting and maybe valuable to this commission for future applications to understand kind of. what is expected to be tiled, what impact should that have? We know it's probably not going to be getting cooler in the summers anytime soon. So our water is really important. So that's just something that, again, not opposed to it here, but it's something that in the back of my mind, I'm kind of thinking about as we're seeing more of kind of, yeah, as we see these requests to allow, you know, drains and canals to remain open. So.

Probably should get some definitions, the difference between canals and drains, because the drain is, fixer seven feet down. I mean, it can fill up quite a bit because everything drains into it. So to tile it, it would be a huge undertaking, not only to put the tubes in, but then to actually have the excavation dirt to be able to bring it up to level. I know that the SkyPilot drain beyond our property is probably six to eight, maybe 10 feet down. So it's quite a drop, but they are also proposing fencing along the way with landscaping and making sure that it's safe for people to be able to walk around. I'm not sure. Commissioner Smith.

Yeah, I think that's fair. I think I'm also reminiscing of the Los Angeles River growing up and seeing all the black balls dumped into it to reduce evaporation. It's something that I think is just, water conservations i think is becoming a little bit more important these days and it's just something that i want to uh and maybe again maybe there's a resource out there i just need to do my reading and do my homework um but i just want to get that out there okay thank you anybody else a motion i'm sure

Mr. Smith.

After considering all staff applicant and public testimony, I move to recommend approval of file number H-2026-0024 as presented in the staff report with amendments to DA provision E to allow the applicant to only stub at North Barnstead Place. and to add a condition of approval to the plat to extend the multi-use pathway along the sky pilot drain through block three, block one to connect with the stub in Dayspring development to the west.

Second.

It's been moved and second to approve Stormcrest. All those in favor say aye.

Aye.

Aye. Any opposed? Motion carries. Thank you very much. The next item on the agenda is H2026-0034. Jason Neenhouse, hopefully I said that right, requests annexation into the city for a commercial building that's already or in the process of being connected to city utilities. And we will start with the staff report.

Madam Chair, members of the Commission, next item on the agenda is the annexation for 2730 East Franklin Road. So the applicant is requesting annexation of 0.675 acres of land with the CG zoning district for the purpose of complying with the terms outlined in the consent to annex agreement for the existing commercial building and property. The site is located at 2730 East Franklin Road. The future land use map designation is commercial, and the current zoning is C2 in Ada County. So the site currently operates as a commercial property with three commercial tenants on the site consisting of different professional services. In addition, there is an approved car dealer lot on the rear of the property. The applicant has indicated they would have no intention of redeveloping the property at this time and would like it to remain as is. Staff would like to note that there are several nonconformities as a result of this developing in Ada County and not in the city, and developed, I believe, in 2006. These nonconformities include deficiencies related to landscape buffer, the landscape buffer along Franklin Road, parking lot landscaping, drive aisle widths, parking location, and an unpaved area currently utilized as a car dealership. At this time, staff is not recommending that all these existing non-conformities be brought into full compliance as a part of the annexation. However, staff does recommend removing the ADA parking stall on the southern portion of the site. That would be right here. and adding three parking stalls in the rear of the site, as well as changing the circulation from clockwise to counterclockwise, primarily the removal of this ADA stall. First of all, they already have one that would comply with the building code regulation, so it wouldn't make them noncompliant with that, and two, There's not enough. This drive is about three feet wide with that parking stall. There's two cars parked there. So it would be impossible for EMS, fire, police, anyone to get in there or customers. So that's one of the remedies that staff is going to be asking for. And I have talked with or emailed with Jason and he is in he is in agreement with that and willing to do that. So the site's main access is off of Franklin Road, and it will remain that way probably for the foreseeable future. However, in the future, staff is recommending or requiring cross-access to the eastern and western parcels so these lots can be consolidated, access points can be consolidated in the future with redevelopment. Staff has not received any written comments on this and is recommending approval, and I'll stand for any questions that you guys have.

Would the advocate like to come forward? Is just are you just what is Jason's family or. I don't mind things online always online. Jason if you would you like to speak.

Do you hear me.

Yes, and you state your name and address for the record, please.

Chair Jason nine house and addresses 1425 Chicago street and nampa with the subject of the address obviously 2730 East Franklin road.

Do you have anything else to add to Nick's comments? You're in agreement with the staff report?

Yeah, I think it's all pretty straightforward. I sent over the revisions on the parking structure for or the parking layout, excuse me. I believe that's been revised or somewhat agreed to. existing landscape buffers, et cetera. I mean, essentially, there's not going to be anything done. From my understanding, at least in our meetings, there's really not going to be anything that's going to be required outside of maybe restriping.

Right. And Nick, you mentioned changing the flow from clockwise to counterclockwise.

Correct.

All right. Thank you very much.

You bet.

Madam Clerk, do we have anyone signed up to testify? Madam Chair, no one has signed up. Jason, did you have any final comments before we close the public hearing?

I don't have any other comments, no.

Okay, thank you very much. May I get a motion to close the public hearing? Oh, wait, is there anybody else in chambers that would like to speak before I do that?

And chair.

Yes.

Just have a quick question for staff.

Sure. So is the applicant going to be required to provide access, East and West. Now is there access now or does it need to be provided now is it just in future development.

Madam Chair, members of the commission, Commissioner Pro, correct. It would be with future development. It's not going to be at this time. We are not requiring him to stub it at this time. However, there would be an easement that would be required. That's correct. So when he has a residential property that's annexed because they're well failed to the west and then the property to the east is still in Ada County, but is a commercial development property. So when those do redevelop, which we anticipate they will at some point, because of the commercial flume designation out there, we will consolidate some access points and make it essentially function as a frontage road along Franklin.

All right. May I get a motion to close the public hearing?

So moved. Second.

It's been moved and seconded to close the public hearing on H2026-0034. All those in favor say aye.

Aye.

Any opposed? Motion carries. Any comments about this application? Seems pretty straightforward. I mean, what's happening is that as old wells and sewer septics fail and it's adjacent to the city, there's been a... trend to access to city services and Ada County's approval process is slightly different than the city of Meridian. So there's always a little bit of crossover there.

Madam Chair, if it's appropriate.

Commissioner Stahl.

I'd like to make a motion. After considering all staff, applicants, and public testimony, I move to recommend approval to the City Council of file number H-2026-0034 as presented in the staff report for the hearing date of August 20, 2026. Seconded.

It's been moved and seconded to approve file number H2026-0034. All those in favor say aye.

Aye.

Any opposed? Motion carries. I'll take one final motion.

Madam Chair.

We got a stereo.

Madam Chair, I move to adjourn. Seconded.

It's been moved and seconded to adjourn. All those in favor.