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HomeMy WebLinkAbout2018-03-01Meridian Planning and Zoning Meeting March 1, 2018. Meeting of the Meridian Planning and Zoning Commission of March 1, 2018, was called to order at 6:00 p.m. by Chairman Rhonda McCarvel. Members Present: Chairman Rhonda McCarvel, Commissioner Steven Yearsley, Commissioner Bill Cassinelli, Commissioner Gregory Wilson and Commissioner Ryan Fitzgerald, Commissioner Jessica Perreault and Commissioner Lisa Holland. Others Present: Chris Johnson, Andrea Pogue, Jeff Brown, Bill Parsons, Sonya Allen Josh Beach and Dean Willis. Item 1: Roll-call Attendance __X____ Lisa Holland ___X___ Steven Yearsley __x___ Gregory Wilson ___X___ Ryan Fitzgerald __X___ Jessica Perreault ___X___ Bill Cassinelli ___X___ Rhonda McCarvel - Chairman McCarvel: Good evening, ladies and gentlemen. At this time I would like to call to order the regularly scheduled meeting of the Meridian Planning and Zoning Commission on March 1st, 2018, and we will begin with roll call. Item 2: Adoption of Agenda McCarvel: The first item on the agenda is the adoption of the agenda. We have no changes to the agenda this evening, so could I get a motion to adopt the agenda as presented? Wilson: Madam Chair? McCarvel: Commissioner Wilson. Wilson: I move to adopt the agenda. Cassinelli: Second. McCarvel: It has been moved and seconded to adopt the agenda. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. Item 3: Consent Agenda Meridian Planning & Zoning Commission March 1, 2018 Page 2 of 73 A. Approve Minutes of the February 15, 2018 Planning and Zoning Commission Meeting B. Findings of Fact and Conclusions of Law for Pine 43 Apartments (H-2018-0001) by Pine Development Partners, LLC Located North of East Pine Avenue and East of North Locust Grove Road. McCarvel: Next on the -- next item on the agenda is the Consent Agenda and we have two items on the Consent Agenda. We have the approval of minutes for the February 15th Planning and Zoning Meeting and the Findings of Fact and Conclusions of Law for Pine 43 Apartments, H-2018-0001. Can I get a motion to accept the Consent Agenda as presented? Holland: So moved. Wilson: Second. McCarvel: It has been moved and seconded to -- to adopt the Consent Agenda. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. McCarvel: So, at this time I would like to briefly explain the public hearing process for this evening. We will open each item individually and, then, start with the staff report. The staff will report their findings on how the item adheres to our Comprehensive Plan and Uniform Development Code, with the staff's recommendations. After the staff has made their presentation the applicant will come forward to present their case for the approval of their application and respond to any staff comments. The applicant will have 15 minutes to do so. After the applicant has finished we will open to public testimony. There is a sign-up sheet in the back as you entered for anyone wishing to testify. Any person testifying will come forward and be allowed three minutes. If they are speaking for a larger group, like an HOA, and there is a show of hands to show that the -- to represent that group, they will be given up to ten minutes. After all testimony has been heard, the applicant will be given another ten minutes to have the opportunity to come back and respond if they desire. After that we will close the public hearing and the commissioners will have the opportunity to discuss and, hopefully, be able to make a recommendation to City Council. And at this time I would like to let the record show that Commissioner Yearsley is present. Yearsley: Sorry for being late. Item 4: Action Items Meridian Planning & Zoning Commission March 1, 2018 Page 3 of 73 A. Public Hearing for Lasken Annexation (H-2017-0154) by Thomas H. Lasken, Located at 721 E Pine 1. Request: An Annexation and Zoning of 0.99 of an Acres of Land with an R-2 Zoning District McCarvel: Trouble finding a parking spot? Okay. So, at this time I would like to open the public hearing for Item H-2017-0154, Lasken Annexation, and we will begin with the staff report. Beach: Good evening, Madam Chair, Members of the Commission. This is an application for annexation. This site consists of approximately 0.99 of an acre of land, which is currently zoned RUT, located at 721 East Pine Avenue. The adjacent land use and zoning -- to the north, as I said, is East Pine Avenue and single family homes in the Danbury Fair Subdivision, zoned R-8. To the east are single family residential property, which is zoned RUT in Ada county and that is the case for the south and for the west boundary as well. There is no current history on this property, because they are asking for annexation into the city this evening. The Comprehensive Plan future land use map designation is mixed use community. The -- as I said, the Comprehensive Plan future land use map designation for the property is mixed use community. The applicant is requesting annexation to hook up the existing home and outbuildings to city water and sewer services and the site is -- as I said, is comprised of 0.99 acres of land. They have asked for R-2 zoning. As I said, this is part of an overall Comprehensive Plan designated area as mixed use community. We do anticipate that this property will be further developed in the future, along with the other parcels around it. The staff is comfortable giving this property the R-2 zoning designation at this time. Staff is recommending approval and I will stand for any questions you have on this particular application. McCarvel: Any questions for staff? Okay. Would the applicant like to come forward? Is there an applicant? There he is. And please state -- oh. Right here to the podium. Oh. Lasken: Sorry, I don't know what to do. McCarvel: Yeah. Just state your name and address for the record and tell us what you're -- why you're bringing this in. Why you want to bring this in. Lasken: My name is Tom Lasken. 721 East Pine Avenue. And the area I live in is unincorporated Ada county and my septic tank is breaking down and cannot be renewed and I am looking to acquire sewer service when East Pine is completed. McCarvel: Okay. Lasken: That requirement for sewer service means I have to be annexed. Meridian Planning & Zoning Commission March 1, 2018 Page 4 of 73 McCarvel: Okay. Lasken: That's why I'm here. McCarvel: Thank you. Any questions for the applicant? Yearsley: Madam Chair? McCarvel: Commissioner Yearsley. Yearsley: I just -- are you in agreement with the staff report? Lasken: Yes. Yearsley: Thank you. That's all I had. McCarvel: Okay. Thank you. At this time I'm guessing there is nobody -- we will wait for Christopher to find the sign-up sheet, but I'm guessing there is nobody here that's wanting to testify on this application -- Fitzgerald: Madam Chair? McCarvel: Thank you. Fitzgerald: I would move we close -- McCarvel: Mr. Fitzgerald. Fitzgerald: -- the public hearing on H-2017-0154. Cassinelli: Second. McCarvel: It has been moved and seconded to close the public hearing on H-2017- 0154. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: ALL AYES. McCarvel: Any comments, concerns? Cassinelli: We have an agreement with the staff report. Yearsley: It makes sense if it's going to get reconstructed to do it now. McCarvel: Yeah. Meridian Planning & Zoning Commission March 1, 2018 Page 5 of 73 Yearsley: And I wondered if -- with staff if that's something that we may want to send a letter to the other applicants -- individuals that live there, if they want service at this time while that's to be constructed, so -- as a thought. Just -- Beach: I'm not sure if Public Works does that, but we can -- I can definitely run that past them. I know that -- that sometimes they ask folks if they want to stub -- Yearsley: Right. Beach: -- when they are constructing it. I'm not sure if that is the case this evening, but -- so -- Yearsley: Absolutely. All right. McCarvel: Okay. Parsons: Madam Chair, Members of the Commission, just -- I can interject on that real quick. Yes. So, whenever there is a road widening project there is public outreach and those -- those neighbors are afforded that opportunity and they -- they actually pay for that to happen as part of that project. Yearsley: Awesome. McCarvel: Thank you. Cassinelli: Madam Chair? McCarvel: Commissioner Cassinelli. Cassinelli: I'm going to make a motion. After considering all staff, applicant, and public testimony, I move to recommend approval to the City Council of file number H-2017- 0154, as presented in the staff report for the hearing date of March 1, 2018. Wilson: Second. Cassinelli: With no modification. Wilson: Second. McCarvel: It has been moved and seconded to accept H-2017-0154, Lasken Annexation. All those in favor say aye. Opposed? Motion carries. Congratulations. MOTION CARRIED: ALL AYES. Meridian Planning & Zoning Commission March 1, 2018 Page 6 of 73 B. Public Hearing for Baraya Apartments (H-2018-0003) by Schultz Development, Located at the Southwest Corner of South Ten Mile Road and West Franklin Road 1. Request: A Conditional Use Permit Consisting of 240 Multi- Family Dwelling Units on Approximately 12.59 Acres in an Existing R-40 Zoning District 2. Request: A Preliminary Plat Consisting of 13 Multi-Family Building Lots and 3 Common Lots on 12.59 Acres in an Existing R-40 Zoning District McCarvel: So, at this time we will open the public hearing for H-2018-0003 -- okay. Help me out on this -- Baraya? Baraya Apartments? Baraya. Okay. Thank you. Apartments. And we will begin with the staff report. Beach: This is an application for a conditional use permit and for a preliminary plat. This approximate site here -- it's not this entire parcel kind of outlined here. This long funny shape here -- the -- essentially, the R-40 zoned area is the portion this evening being asked for, a conditional use permit and a preliminary plat. So, that site consists of approximately 12.59 acres of land. As I said, is zoned R-40. It's located on the south side of West Franklin Road near the southwest corner of West Franklin and South Ten Mile Roads. To the north is West Franklin and the Ten Mile Christian Church, zoned C- N. To the east is undeveloped property zoned RUT within Ada county. To the south is undeveloped commercial property, zoned C-C and to the west is undeveloped residential property, zoned R-15. This property was annexed and granted preliminary plat in 2006 as -- as Baraya Subdivision. The Comprehensive Plan future land use map designation for the parcel is high density residential. A conditional use permit, as I said, is requested for this property for multi-family within the R-40 zoning district. The multi- family development consists of 240 dwelling units and 13 structures on, as I said, 12.59 acres of land in R-40. They consist of one, two, and three bedroom units. There are specific use standards in the Unified Development Code, 11-4-3-27 that the applicant is required to comply with. A couple items that they will need to address with the certificate of zoning compliance, those being a directory map, a maintenance area, an office and a parcel mail area that was not addressed in the -- the application. So, as far as amenities are concerned, the applicant is proposing a swimming pool, a clubhouse with an exercise room, a 50 by 100 open grassy area and a tot lot as amenities that comply with the UDC standards. Each fall within the quality of life open space and recreation categories as required. Parking for the developments -- off-street parking is required to comply with the standards in the UDC, which requires two parking spaces per dwelling unit, with at least one of those in a covered carport or garage. Based on the 240 units of one, two, and three bedroom units, a minimum of 456 parking spaces are required, of which 240 should be covered. The applicant's site plan depicts that exact number of 456 spaces with 240 covered, with a total of nine additional ADA stalls. For nonresidential uses, such as the clubhouse, a minimum of one space is required to be provided for every 500 square feet. The applicant submitted floor plans for the Meridian Planning & Zoning Commission March 1, 2018 Page 7 of 73 clubhouse, which is approximately 5,400 square feet, which would require 11 spaces. So, require the applicant to ensure that they have provided adequate parking for the clubhouse as well. A minimum of one bicycle parking stall is required for every 25 proposed vehicle stalls, for a total of 19 required. They have also proposed 19. Parking lot landscaping is required and they are also required to provide a 25 foot landscape buffer to be installed adjacent to the commercial on the south. They are also required to install a 25 foot landscape buffer along Franklin and a 20 foot landscape buffer, which is to go along their North Umbria Hills Avenue, which is a designated collector roadway. This is the plat here and there are 13 lots and a better landscape plan, so you can see there are amenities in their landscaping provided. The applicant has also submitted some -- four building types as proposed for the future family -- future multi-family structures. Elevations submitted with the certificate of zoning compliance application should demonstrate compliance with the standards in the UDC, as well as with the architectural standards manual. It will be required to go through a certificate of zoning compliance and design review. As I said, a condition to the conditional use permit they are proposing a preliminary plat for the 13 residential building lots and three common lots on that approximately 12.59 acres of land in the R-40 zoning district. The lots do comply with the R-40 standards. Access to the subdivision is proposed via Franklin Road. This portion of the road -- approximately this location -- has already been constructed with an adjacent subdivision. The applicant will be restricted to 200 units in this development until there is a secondary access provided for the -- for the fire department. There is -- there was not a traffic study required for this project per ACHD. As I said, they are required to provide ten percent open space as well, because this is a subdivision, so the applicant does comply with both the specific use standards requirement for open space and with the -- which is 3-G-3, which is our subdivision code. They are providing 2.97 acres or 24 percent of the site to be an open space and that consists of the clubhouse, swimming pool, and tot lot areas, as well as a portion of the collector landscape buffer and a portion of the arterial landscape buffer against Franklin Road. Staff is recommending approval and I will stand for any questions you have on this particular application. McCarvel: Any questions for staff? Okay. Would the applicant like to come forward. Schultz: Good evening, Commissioners. Matt Schultz. 8421 South Ten Mile, here on behalf of Challenger Development and Schultz Development. This is a piece of property I have been working on for 12 years now. We originally submitted the original Baraya Subdivision of 94 acres back in 2006. We went through a very comprehensive and time intensive planning effort, called the Ten Mile interchange specific area plan. That's why we meet that exactly, because we were involved in that and we designated how we could put the collector through, where the R-40 wanted to go, and there is even an elementary school site over off of Black Cat on 14 acres of the -- of the 94. We have -- single family residential has been ongoing since 2016. Finally. We have been doing time extensions forever -- to get going, because of the downturn from when we first got it approved, but we -- we have stayed current the whole way. We are just dusting this one off, but it's been on the books for R-40 for right around this density is just kind of how it came out. When we first ran it through we knew what density we would get Meridian Planning & Zoning Commission March 1, 2018 Page 8 of 73 generally and there was a traffic study done at that time for -- for the whole master plan. That's why ACHD didn't require one with this primary plat. It adds some lotting and gets into the specifics of the open space, the buffers, the building styles and all those things. We made your code. We exceed your code. We do agree with the staff report. We did submit a revised architectural site plan designating the mailing area and the -- and the signage area and all that earlier today. It's in Josh's e-mail I'm sure. We have just been busy. So, we exceed the parking required. I know everybody wants to talk about that. You know, like seven. I know it may not be enough, but we do exceed it and after every tenth stall will be a landscape island, after trash enclosures, after what turns out to be about 20 percent open space required when you do the 250 square feet of private, plus some R zoning, part of the additional ten percent, so you get -- you get the double, which is fine. We meet it. But there is -- there is just not any room left over that we can see to -- if we could we would put a few more, because its landscaping versus parking -- it doesn't -- it doesn't matter to us. We will put it in if we can squeeze it in. But we go through a very intensive laborious multi-consultant process that takes several months to finally get to this point and we exceed it, we are like, all right, we are good. And to do anything at this point we would have to chop stories off of buildings to gain spaces in a reverse kind of a way. So, at this point we feel like we meet your code, we exceed your code, we have got a great site plan, grade amenities, good size clubhouse, good connectivity. There is going to be a signal on Franklin Road, which just got widened to five lanes. So, we are on an arterial, on a collector. We are within about a quarter mile over to Ten Mile and Franklin intersection and a half mile down. So, we are within three-quarters of a mile to the Ten Mile interchange, so we are -- we are in the right spot. You know, I think you want to put your multi-family -- not always, but if you can it would be nice if you can put it a mile from the freeway ideally to reduce your trips. So, we are meeting all those things and we hope you will pass this on to -- with a vote of approval tonight and I'm here to answer any questions. McCarvel: Okay. Any questions for the applicant? Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: Hey, Matt. So, staff is -- from the size of your clubhouse -- Schultz: Uh-huh. Fitzgerald: -- you're saying that you exceed our code. Staff is saying that you need two more. I'm confused. Schultz: I don't know what staff is looking at, but I know what I'm looking at. Fitzgerald: Okay. Can you give us the discrepancy. Schultz: And I don't know where they came up with that. But, essentially, for the Meridian Planning & Zoning Commission March 1, 2018 Page 9 of 73 apartments we need 456 spaces. Let me put my glasses on here. Fitzgerald: But you have a clubhouse that needs a little more. Schultz: The clubhouse needs more. Eleven. Which puts us at the 467 -- Fitzgerald: Okay. Schultz: -- required and we have 474. So, we are exceeding it with the clubhouse requirements -- Fitzgerald: Okay. Schultz: -- and we have, like I said, thoroughly went through and make sure we hit or exceeded all of your code requirements. Fitzgerald: Madam Chair, can I have a follow up? With this map -- those -- one, two, three, four, five buildings on the -- it would be the west side, where is the trash enclosure for those five buildings? So, on the curve coming down off Umbria Hills there is the -- the monument sign and those five buildings right behind it. On the west side. I don't see a trash enclosure for any of those buildings. So, if you're making those people walk to the other side of the project, that's going to be a problem I would guess for Republic Service and for us trying to explain to the people who live there why that didn't make sense. Schultz: I believe this is -- Beach: North is to the west. Fitzgerald: I know. I'm talking about to the west. Those five buildings. Beach: Here? Fitzgerald: No. Down at the bottom. On Umbria Hills there is not a trash enclosure that I can see that's depicted on there anywhere on that -- Schultz: They are there. They are just not on this color artistic rendering. They are covered up by a tree. Fitzgerald: Okay. So, you got -- Schultz: There is definitely trash enclosures -- Fitzgerald: And there are ones at the top where there -- there is none for those five buildings on the bottom that I can see and you got them depicted on the -- on the rendering, so -- Meridian Planning & Zoning Commission March 1, 2018 Page 10 of 73 Schultz: There is one right here and -- this is so small I can't read the rest of them, but I know they have worked with Republic -- Fitzgerald: Okay. Schultz: -- and gotten feedback from Republic and what we have is what they have approved or with slight little tweaks. So, we were -- we are in touch with Republic. Fitzgerald: Okay. Schultz: But I can't exactly see on this reduced site plan -- Fitzgerald: Josh, can you go back to the -- the rendering? So, I'm just pick -- pulling -- policing them out. On the east side you got one, two, three in the corner, one to the southwest and there is one to the north -- okay. All the way up to the north, but there is nothing on the west side that I can see. Schultz: I think they -- this was a month before we got the comments from Republic -- Fitzgerald: Okay. Schultz: -- drawing and we have added some in -- Fitzgerald: Okay. Schultz: -- so, I -- but we have to pass their approval. Fitzgerald: Got it. Thank you. Thank you, Madam Chair. McCarvel: Any other questions for the applicant? Okay. Thanks, Matt. Okay. On the sign-up sheet there is nobody that's indicated they would like to speak, but is there anyone in the room that would like to give testimony on this application this evening? Okay. We will move on. Any -- any reason for the applicant to come back up? Anybody change their mind on anymore questions? All right. Wilson: Madam Chair? McCarvel: Commissioner Wilson. Wilson: I move to close the public hearing on H-2018-0003. Fitzgerald: Second. McCarvel: It has been moved and seconded to close the public hearing on H-2018- 0003. All those in favor say aye. Opposed? Motion carries. Meridian Planning & Zoning Commission March 1, 2018 Page 11 of 73 MOTION CARRIED: ALL AYES. McCarvel: You know, I think this hits a lot of great points. I mean it's on the arterial, they have got the collector, I know they have still got to do their round -- their turnaround down there for now and they do just pass our parking requirements, all the -- with the collector. There is no overflow parking, so -- the pool looks great. Perreault: Madam Chair? McCarvel: Commissioner Perreault. Perreault: Did I understand staff to say that until that turnaround is put in it's -- they are limited to 200 units? Is that what -- Fitzgerald: Yeah. McCarvel: Yes. Beach: So, Madam Chair, to answer that question, the turnaround is not going to impact the number. They have another way of -- McCarvel: The other exit. Beach: -- entering the property. Right now the only way in and out is Franklin and fire code requires a certain amount of separation between access points and so they don't have that right now. There is a -- a cap at 200 until they can provide that. Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: I -- yeah. I think this is a good location. I mean Ten Mile interchange and that business park area is going to continue to expand. This provides a -- a pretty dense product that got a great open space, good layout. I think it looks good. I know we have to meet code, so my trash enclosure issue can be dealt with on that side of things, so I would be in favor of moving it forward. Holland: Madam Chair? De Weerd: Commissioner Holland. Holland: The only other comment I have is looking at the future land use map. It looks like there is potentially a park to the east side of this, kind of southeast of this parcel, and so I was wondering a little bit about pathways and connectivity into some of those other areas in the future. It looks like it's surrounded by trees and not a lot of pathways Meridian Planning & Zoning Commission March 1, 2018 Page 12 of 73 on the outside edges on the east or the south side. McCarvel: Yeah. I guess it would have to be the sidewalk on the north and, then -- Josh said that there is another roadway going back there on the south side; right? In the future. The east-west roadway. Beach: I can get into a little bit more detail with this. There was a -- there is a master transportation plan that was approved for this section here and I can -- I can show you that if you would like. We didn't put that in our presentation. But there will be a collector roadway on the south boundary of this property that will be constructed with a different development when the property to the south develops. We have added a condition to the -- to the applicant that they provide an access point for vehicles on the south side of the property, so that once that is constructed folks are able to utilize that and that will help with their 200. I anticipate them, you know, further to the west that property is going to develop and it's currently developing, so that will help that. But, yeah, there is -- there is a master transportation plan. I could find that and show you if you would like to see. Fitzgerald: We trust you. McCarvel: Thank you, Josh. Any other comments? W ould anybody like to make a motion? Wilson: Madam Chair? McCarvel: Commissioner Wilson. Wilson: After considering all staff, applicant, and public testimony, I move to recommend approval to City Council of file number H-2018-0003, as presented in the staff report for the hearing date of March 1, 2018. Holland: Second. McCarvel: It has been moved and seconded to approve H-2018-0003. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: ALL AYES. C. Public Hearing for Lost Rapids (H-2018-0004) By GFI-Meridian Investments II, LLC and Brighton Investments Located at the Southwest Corner of State Highway 20-26 (Chinden Blvd.) and North Ten Mile Road 1. Request: An Amendment to the Future Land Use Map Contained in the Comprehensive Plan to Change the Land Use Designation on a Combined 78.33 Acres of Land from Meridian Planning & Zoning Commission March 1, 2018 Page 13 of 73 the Medium Density Residential (61.83 Acres) and the Mixed Use - Community (16.50 Acres) to Mixed Use - Regional. 2. Request: An Annexation and Zoning of 78.33 Acres of Land with R-15 (39.01) Acres), R-40 (6.50 Acres), and C-G (32.83 Acres) Zoning Districts. 3. A Preliminary Plat Consisting of 1 Residential Building Lot, 13 Commercial Building Lots and 1 Other Lot for Dedication of right-of-way on 36.2 Acres of Land in the Proposed R-40 and C-G Zoning Districts. 4. A Variance to UDC 11-3H-4B, Which Prohibits New Approaches Directly Accessing a State Highway to Allow 2 Accesses Via State Highway 20-26 McCarvel: Okay. So, I believe we are to the one everybody has been waiting for. Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: I just want to be for full disclosure to the -- my fellow commissioners. I live in a neighborhood very close to this application, but I feel I can be impartial. Just want to make sure that you don't feel like I need to be excused from the proceedings, so I disclose that and -- and let you make that -- Wilson: You're not going anywhere. Fitzgerald: Okay. McCarvel: You're not getting out of this one. Fitzgerald: Are you sure? McCarvel: Okay. And I would just like to take a moment to -- our citizens here are usually very polite, but I do want to take a moment to just mention there is a lot to get through here and this is a public meeting, not a rally, so, please, no clapping, gasping, shouting out and that kind of thing as we go on and I'm sure anyone who has been here before knows we listen to all parties and we are volunteers and members of the community, just like everyone here, and we do our best every time to do what's right for the city and its residents. So, if we can move on in that spirit. So, at this time I would like to open the public hearing for Item No. H-2018-0004, Lost Rapids, and we will begin with the staff report. Allen: Madam Chair, Members of the Commission, the first application before you is a Meridian Planning & Zoning Commission March 1, 2018 Page 14 of 73 request for an amendment to the Comprehensive Plan future land you map, followed by annexation and zoning, preliminary plat, and there is a variance request, but that is for action by the City Council. Commission action is not necessary on that. This site consists of approximately 69 acres of land. It's zoned RUT and Ada county, located at the southwest corner of South -- excuse me -- State Highway 20-26, West Chinden Boulevard, and North Ten Mile Road. Adjacent land uses and zoning. To the north is Highway 20-26, Chinden Boulevard, and single family residential properties in Spurwing Orchard Subdivision and West Wing Estates, zoned R-4, R-8 and R-15 in the city and RUT in Ada county respective -- respectively. To the east are single family residential properties in Irvine Subdivision and a rural residential parcel zoned R-8 in the city and RUT in Ada county. To the south are existing and future single family residential properties in Bainbridge Subdivision and a church zoned R-8 and L-O respectively. To the west are future single family residential properties in Banbridge Subdivision, zoned R-8. Back in 2008 an amendment to the comprehensive future land use map was approved to change the future land use map designation on the property at the -- the 14.57 acres of land at the northeast corner of this site from medium density residential to mixed use community. The current comp plan designation is medium density residential, 52 acres on the west end of the site and south end and mixed use community 14.57 acres at the northeast corner of the site. The applicant has submitted a request for an amendment to the future land use map contained in the Comprehensive Plan to change the land use designation on a combined 78.33 acres of land from medium density residential, 61.83 acres, and mixed use community, 16.5 acres, to mixed use regional. The staff report includes analysis and conditions of approval based on that request. Since the staff report was issued staff has met with the applicants to discuss the recommended changes to the concept plan, which are fairly substantial, in order to be consistent with the provisions contained in the Comprehensive Plan for the requested mixed use regional designation. Without these changes the proposed development plan is more consistent with the commercial future land use designation. The applicant communicated to staff that they would prefer to develop the site consistent with the proposed concept plan without significant changes. Therefore, both staff and the applicants agree a commercial designation is more appropriate for the eastern portion of the site where the commercial and multi-family residential uses are proposed and that is the preliminary plat area that we will discuss later. The remainder of the site would remain under the current medium density residential designation. The applicant has submitted a letter to the city requesting this change. Staff has submitted a memo to the clerk included in the public record containing revised conditions of approval based on the proposed change. No changes are proposed to the zoning district or the concept plan. Annexation and zoning is 78.33 acres of land with R-15, which consists of 39.1 acres. R-40 consisting of 6.5 acres. And C-G zoning, which consists of 32.83 acres is requested consistent with the existing medium density residential and proposed commercial future land use map designations. A conceptual development plan was submitted as shown that demonstrates how the site is proposed to develop with a mix of single family residential detached and attached, age-qualified units on the west side of the site here. A gross density of five to eight units per acre. A very large 168,652 square foot big box retail building for Costco internal to the development. A fuel sales facility for Costco at the northeast corner of Meridian Planning & Zoning Commission March 1, 2018 Page 15 of 73 the site at the intersection. Ten commercial retail-restaurant-office pad sites adjacent to the state highway and Ten Mile Road and a multi-family residential development consisting of approximately 109 townhome and garden style units in nine structures at a gross density of 18 to 24 units per acre south of the Costco site adjacent to Lost Rapids Drive. It will have a clubhouse and a swimming pool. And this is just another master plan that the applicant submitted that has a little more color to it and landscaping. Conceptual building elevations were submitted, photos and renderings, to demonstrate the general style of development proposed for this site. All structures on the site, except for the single family residential detached units, are required to comply with the design standards in the architectural standards manual. The elevations that are shown here are for the multi-family residential section. The townhome style units are proposed at the bottom right and, then, the garden style apartments are at the top right. Concept plan is shown for the multi-family residential section. The elevations in the left side of the screen here are the single family attached and detached units. They are proposed to the west of the commercial development. And, then, just some examples of building styles proposed in the commercial development. And, then, of course, the elevations for Costco. A preliminary plat is proposed as shown that consists of one residential building lot, that's for the multi-family, 13 commercial building lots and one other lot for a dedication of right of way on 36.2 acres of land in the proposed R-40 and C-G zoning districts. The applicant requests that they be allowed two building permits for the construction of the Costco store and fuel sales facility prior to recordation of the subdivision plat. Staff is amenable to this request. Access is proposed via one access from Ten Mile Road, an arterial street, between Lost Rapids and Chinden Boulevard. I'm going to flip back to the concept plan here. It's a little easier to see. So, that access would be right here where you see the arrow. Two accesses via U.S. 20-26, Chinden Boulevard, a state highway, and those are here and here and two accesses via Lost Rapids Drive, a collector street, and that is right here and right here. New approaches directly accessing a state highway are prohibited. The applicant is requesting a variance to this standard. ITD submitted a letter to the city stating they will approve the proposed access via the state highway with the improvements in spacing outlined in their letter. The applicant's narrative states that primary service access for Costco delivery trucks and other local vendors will be from the driveway access via Ten Mile Road. A driveway access via Lost Rapids Drive is also available when access via the traffic signal at Ten Mile and Lost Rapids is needed. A self-imposed restriction is proposed by the applicant for a no through truck traffic sign to be installed between the Tree Farm Way intersection and the Lost Rapids Drive service driveway access, along with other restrictions as agreed to by the applicant that are contained in the staff report. Improvements to U.S. 20-26 Chinden Boulevard and Ten Mile Road are planned as follows: Phase one. Chinden is to be widened to four lanes with signal intersection upgrades from Tree Farm to Linder. Ten Mile widened to four lanes from Chinden and Walmart and signals at Black Cat Road and Lost Rapids Drive prior to Costco opening. Phase two Chinden will be widened to four lanes from Tree Farm to State Highway 16 within two years of Costco opening. Addition, Costco and the other commercial uses and residential units will pay impact fees in excess of two million dollars to Ada County Highway District for local street improvements. The street section shown on the plat depict Chinden widened to four lanes of travel with two turn lanes within 140 feet of right Meridian Planning & Zoning Commission March 1, 2018 Page 16 of 73 of way and North Ten Mile Road widened to five lanes. The letter states that the western most access via the state highway will be allowed as a temporary right-in, right- out, left-in until such time as the highway is widened to three lanes in the eastbound direction, then, if not before, it will be limited to right-in, right-out. A 550 foot long approximate decel lane will be required. The driveway nearest the intersection will be allowed as a right-in, right-out and another decel lane is required. However, due to the distance between -- excuse me -- distance restriction between accesses ITD may allow for a ten percent decrease of the standard requirement. The multi-family residential development will require approval of a conditional use permit in the R-40 zoning district. Written testimony has been received on this application from Mike Wardle, Brighton Corporation, as the applicant's representative. They have requested, as I mentioned before, to change their comp plan map amendment request from mixed use regional to commercial just for the platted area and leave the remainder of the area the same, which is medium density residential. There have been many letters of testimony in excess of 850 received from the public in favor and in opposition to the proposed development that are included in the public record. Staff is recommending approval of the proposed application with the development agreement and conditions in Exhibit B of the staff report as amended in the memo from staff that is also included in the public record. Staff will stand for any questions. McCarvel: Any questions at this time for staff? Commissioner Cassinelli. Cassinelli: Sonya, with the change to the commercial designation, does any -- nothing changes as far as the proposed development for the townhomes and whatnot and the location of the buildings there; is that correct? Allen: Madam Chair, Commissioner Cassinelli, nothing -- nothing has changed to the site plan or the zoning. That is correct. Cassinelli: Thank you. Yearsley: Madam Chair? McCarvel: Commissioner Yearsley. Yearsley: Sonya, on the -- on the apartments, just wanted to confirm what you said. So, when they get ready to build that they have to come back with the conditional use permit; is that not what I heard? Allen: Madam Chair, Commissioner Yearsley, that is correct. Yearsley: Okay. Allen: This is a conceptual plan only at this point. Yearsley: Okay. Meridian Planning & Zoning Commission March 1, 2018 Page 17 of 73 Cassinelli: Madam Chair, another question for staff. McCarvel: Commissioner Cassinelli. Cassinelli: Right now the way it's -- the traffic flow, the way it's proposed, coming out of that development if -- if somebody wanted to go west on Chinden, can they make a left coming out onto Ten Mile there or will that be right-out only? Because they, obviously, can't make -- they won't be able to make a left onto Chinden anywhere, so if somebody wants to get back out onto Chinden and go westbound on Chinden -- Allen: Madam Chair, Commissioner Cassinelli, yes, they would have to get back out on Ten Mile Road to do that. Cassinelli: Are they going to be able to do that at that -- that middle point or will they have to go to Lost Rapids and come out? Allen: I believe the -- the access on Ten Mile is full access. Yes, they would be able to -- Cassinelli: The one in the middle will be full. Okay. Thank you. Allen: Unless it's restricted in the future by a median. McCarvel: But, then, they could still take a right out on Lost Rapids and there is a tree -- or a light at Tree Farm; correct? Allen: That is correct. And, then, there will also be a signal at the Lost Rapids-Ten Mile intersection. McCarvel: Any other questions for staff? Okay. Would the applicant like to come forward. Wardle: Madam Chairman, Commission Members, Mike Wardle. 12601 West Explorer Drive in Boise. There are other representatives of the property owners, Costco and consultants, that will -- some will participate this evening in our discussion. Let me just go briefly back through some of the information that Sonya has provided concerning the site as noted at Ten Mile and Chinden. The project itself will eventually, at development, be 58 percent residential, 42 percent commercial. The applications before you were considered last night by the Ada County Highway District commission. They recommended, as a recommending body only, approval of the Comprehensive Plan amendment and annexation and zoning and they did specifically approve the preliminary plat in their actions. Sonya has noted that the Comprehensive Plan amendment request has been modified so that the western portion of the project identified as Bainbridge North will remain unchanged as medium density residential and commercial on the balance with no significant change in the proposed concept plan as a Meridian Planning & Zoning Commission March 1, 2018 Page 18 of 73 result of that action. The zoning Sonya also noted there will be R-15 zoning on the Bainbridge North portion and that's primarily to allow the size of the lots and so forth. It's still single family attached and detached with densities not to exceed eight units per acre. The R-40 zoning with the development agreement stipulation of not to exceed 24 units per acre when they come back with the conditional use permit for the apartments in the future and, then, of course, the C-G commercial zone on the corner and the preliminary plat with the noted site plan for the Costco facility specifically. There will be a lot of conversation this evening about the Comprehensive Plan. The original Comprehensive Plan, as noted August 6th of 2002, had a hundred acre bullet -- or bull's eye on the site for mixed use regional. Of course, it was on the westerly portion of the site centered at the intersection of Tree Farm and Chinden. There have been three iterations of the Comprehensive Plan future land use map. The latest one made in October of 2008. You will hear a conversation about the fact that the Comprehensive Plan shouldn't change, but the Comprehensive Plan has changed not only three times on this site, it has changed seven times within the immediate vicinity of north Meridian. So, it seems that the plan is in search of an opportunity and we believe that this is the opportunity for this particular location. Buffers are provided for the benefit of the surrounding neighborhood, significant buffers along Lost Rapids and Tree Farm, depicted at the top left. Bottom right would be the screening between the single family homes and the residential -- should be the apartment units and, then, there will be significant, very wide and very tall landscape buffers between Costco and the residential units to the west in the future. All of those will be subject to future CZC requirements. The roadway system -- and there will be some brief conversation toward the end of our presentation concerning the fact that Chinden will be widened to five lanes through this application. Eventually a seven lane facility. Ten Mile will be widened to five. We currently already have the two lane collector with bike lanes on Tree Farm and Lost Rapids. In the staff memo -- and these items will both be discussed briefly by those that follow me. On the second page of the staff memos that modified the conditions and requirements based on the changed land use designation, we just note the note that on page two, Item B, that talks about shifting the fuel sales facility off the corner, that will be discussed specifically and we will be asking for deletion of that requirement. And, then, Item H that talks about the site access should be encouraged from Ten Mile and Lost Rapids, rather than the state highway, as noted by Sonya ITD has approved the access points on Chinden 20-26 and you will hear from the neighbors a great deal of concern about emphasizing the access via Lost Rapids and so we do support the approved Ten Mile and Chinden access points. I'm going to turn the time now to Costco to talk specifically about their site issues. McCarvel: Thank you. Whelan: Madam Chair, Members of the Commission, my name is Brian Whelan. My address is 2311 West 22nd Street in Oakbrook, Illinois. My role representing Costco is in the site selection process and we typically wouldn't get into this type of conversation in these venues, but as you may know we held two neighborhood outreach meetings and at those meetings there were many questions relative to why did we pick this site, why are you here, why don't you go somewhere else. There was lots of different Meridian Planning & Zoning Commission March 1, 2018 Page 19 of 73 comments. I suspect there will be questions on that tonight. So, I wanted to just briefly share with you some of our thinking and some of our analysis as to how we ended up here. As you know we are a membership based retailer. Consequently, we have very robust data on all of our members. Where all -- where all of our members live, frequency of shops and so forth. With that data we are able to calculate where our primary trade areas are. The map that's in front of you today represents the two primary trade areas for the existing buildings that we have in the greater Boise area. Outlined in blue is the -- is the primary trade area for our Nampa building and outlined in orange is the primary trade area for our Boise building. You can see in the middle where the two trade areas overlap. There is a significant area where those members go to both. It may be the time of the day, the day of the week, what their day has in front of them. But those -- those are the members that go to both locations. When we approached this analysis, you know, from a big picture perspective, our goal was to first and foremost try to better serve those members where there was trade area overlap. We wanted to make sure that we could more directly serve that group of existing members. Secondly, we wanted to make sure that when we selected a location that we did it in a proper spacing manner such that we didn't damage one of our other existing units too significantly. So, what I have shown on this particular map is actually the triangle that you see is the miles and drive time distances of this proposed site to our existing buildings. As you can see the drive times are, essentially, equidistant, 20 to 25 minutes, both to Nampa and Boise from the potential location. So, it really optimizes the spacing while also achieving our goal of better serving those -- those members where there is trade overlap. Lastly, we wanted to position the -- the new location to take advantage of the large population growth that's occurring in this area. As you know, the growth continues. Our research indicates that in the near term significant population growth will continue to occur south of Chinden in this area and the longer term the growth will continue west. So, by positioning ourselves at Ten Mile where we could serve those -- the new population that occurs south -- south of Chinden and at Chinden where we can serve those new residents long term that will be growing in the west, we just felt that this was really an optimal location to meet those needs. So, with that I will prepare to answer any questions you may have now or later, whatever may be appropriate. McCarvel: Any questions for this applicant? Okay. Whelan: Thank you. With that I'm going to turn it over to Peter Kahn, who is going to talk about some other technical aspects of our project. Kahn: Good evening, Commissioners. My name is Peter Kahn. Address 999 Lake Drive, Issaquah, Washington. I work for Costco and responsible for the technical development of this project. The first slide is just some basic information about a Costco, our typical hours of operation. They are fairly limited, 10:00 a.m. to 9:00 p.m., Monday through Friday. 9:30 to 6:00 p.m. on Saturday and 10:00 a.m. to 6:00 p.m. on Sunday. Gas station opens earlier and stays open a little bit later. It usually opens by 6:00 a.m. and closes by 10:00. Most of our employees are out of the building by 11:00 p.m. One of the conditions and one of the things we talked about when we had our community meeting was limiting deliveries. We have agreed to that condition and that's Meridian Planning & Zoning Commission March 1, 2018 Page 20 of 73 currently in the staff report. Just a little bit about employment. Generally a warehouse of this size will employ 250 to 300 people. Typically 125 to 175 a shift, depending on how busy we are. And the average wage of a U.S. warehouse is over 22 dollars per hour, plus benefits. This is our site plan, which you have seen before. It's, basically, a 168,000 square foot building, 781 parking spaces. This shows our truck routes. We expect most of our delivery trucks, at least from the Costco depot in Salt Lake City, to come up Ten Mile and enter into the site. Most of those deliveries come before we open. During the course of the day we have local deliveries. Dog food. Flowers. Milk. Odds and ends that we buy from local vendors in the area. We also have fuel trucks that will deliver to the gas station on the corner. One of the issues that was in the staff report on the conditions was the location of the gas station and we think having it on the corner is the best solution for this site. Principally, if you have ever shopped them, our gas stations are busy. This one is going to be a fueling -- in Boise and in Nampa we have 16 fueling positions. This one has -- will start with 24 fueling positions and be expandable to 30. We also have more queuing depth, which we have increased by approximately 35 percent. One thing that we found, especially in Nampa where it's close to the roadway, and that would be the case if we were to move it to the west or to the south, is that when we are busy and people come into the center, they have to make a decision, am I going to go to the gas station or am I going to go in and just park and buy merchandise. And usually that causes hesitation, causes traffic to back up and get -- and spill out into the public roadways. If we have our gas station up on the corner that allows people to enter into the site and, then, they have a few hundred feet to make that decision as to what they want to do. They may decide the line is too long or they may decide, well, maybe I don't need gas today or maybe I do and go ahead and move toward purchasing fuel. One of the other issues staff brought out was they felt that the intersection where people, in entering the gas station, that was going to be a pinch point. This diagram kind of shows that we believe that that won't be the case since the movements are limited. It's one way in and one way out of all our gas stations. And so the choices people have will be limited at that intersection. And should we need additional queuing here is a plan that shows a plan that we could implement. Our gas stations are manned. We have people out there that can direct traffic, so we can add an additional storage of 17 vehicles and we can have a storage for 65 vehicles to sit and wait. Under the current design, once it's fully expanded to five islands, we can have enough storage for 75 people. Here is a picture of one of the other comments from staff was aesthetics. We put together this perspective. We believe that we can screen it adequately, so you don't see the fueling cars from the highway and our canopy is not very intrusive, it's low profile, and made of high quality building material. Here is a prospectus on our building and with that I'm available for questions or whatever else you might need. McCarvel: Any questions for this applicant? Okay. Kahn: Thank you. McCarvel: Do you have any other presenters? Meridian Planning & Zoning Commission March 1, 2018 Page 21 of 73 Daleiden: Madam Chair, Members of the Commission, Andy Daleiden, principal engineer with Kittelson & Associates, 101 South Capital Boulevard, Suite 301, Boise, Idaho. 83702. I'm the traffic engineer working with Costco on the development team. I want to just provide just one element and that is just that we -- we did have -- we worked with Ada County Highway District and Idaho Transportation Department to do a traffic impact study. Idaho Transportation Department, as staff indicated, has submitted a letter and accepted that traffic impact study and the access on Chinden Boulevard with -- with certain improvements and those improvements are widening Chinden Boulevard from Linder Road to Tree Farm Way and, then, along with signal modifications and signal improvements at the Ten Mile and Chinden intersection. Second, we worked with Ada County Highway District and last night at the Ada County Highway District commission they approved the traffic impact study and conditions for the preliminary plat. On that aspect, the improvements that are proposed are improving Ten Mile Road to five lanes from Milano to Chinden and that would also include a new signal at Lost Rapids and, then, an access as indicated on the site plan. Related to access, just because the question came up earlier, just wanted to share just from a distribution standpoint for the project, trips are expected to the west about -- just a little over 20 percent and so when you take in account that, that's in and out, so that's -- you know, there is going to be two directions. The outbound heading west is actually a pretty low volume in elements and so the access plan that's -- that's identified provides ample opportunities for folks to get onto Ten Mile. We also have provided a U-turn opportunity at Ten Mile and Chinden, so vehicles departing to the north on Chinden would be able to make a U-turn maneuver at the signalized intersection there. You know, that's just providing different -- different options to distribute that traffic that would be heading westbound. With that I will stop just knowing that we are out of time, but wanted to -- McCarvel: There is a lot of information to get through on this application, so we are going through it -- a little lenient on 15 tonight. Wardle: Madam Chair, we would just stand for any questions that you had before testimony. If you have them at this point we would respond or we can wait until later. McCarvel: Questions? Commissioner Yearsley? Yearsley: Madam Chair. On the apartments, just -- just help me understand what -- what your concept plan is at this point. Would you kind of explain that one for me? Wardle: Yes. The intent -- there are two story townhome style apartments fronting Lost Rapids -- facing inward with a berm and landscaping and fencing separating them from the public street. So, you have a two story look along the street. Then you have three story -- three three story buildings that abut the commercial on the east and the Costco on the north. So, you have a step situation without the intrusive elements of a large scale building on the street frontage. That, of course, will come back for a conditional use permit review in the future. Meridian Planning & Zoning Commission March 1, 2018 Page 22 of 73 Yearsley: And, then, in your comment you talked about that you are limiting at 24 units per acre, which I calculate to be about 156 units; is that not correct? Wardle: Madam Chair, Commissioner Yearsley, it could be, but as depicted that's about 109 units and that's less than 20 units per acre. Yearsley: Okay. Wardle: We just -- we just realized that, you know, we want to make sure that people don't anticipate that there is going to be an extremely high density, so it would be capped, but that would be by development agreement. When it comes back the number may vary from what is shown right now, but certainly would not exceed that. Yearsley: Okay. I actually have a couple more questions, but I want to let -- if anybody else has questions I would -- McCarvel: Keep going. Yearsley: In your residential area that you're showing, you're showing a park-like facility and I guess for me -- are you planning to come back for a preliminary plat of that subdivision or are you trying to plat this at the same time? What's your intent on that? Wardle: Madam Chair, Commissioner Yearsley, that's -- that's a concept only. The concept as depicted is, essentially, the same age qualified gated community that we are currently doing in the Paramount project using the term Cadence. So, it does have to come back for a preliminary plat and probably PUD to address variations in setback and so forth. So, that's going to come back in a preliminary plat at the very least, probably a PUD application, which gets into more detail and conditioned type requirements. Yearsley: Okay. And, then, the -- the park to the south, is that for the -- I'm assuming that that's not part of this application and as what's been platted already; is that correct? Wardle: Madam Chair, Commissioner Yearsley, that's actually the Keith Bird Legacy Park. Yearsley: Okay. Wardle: Seven and a half acres that Brighton donated to the city and was opened and completed -- well, this last year it was opened. I would just note, then, that -- so that everybody understands clearly that the Lost Rapids-Tree Farm collector roadway has also been fully improved. It's a two lane roadway with bike lanes and was constructed with the intent to provide backage to the intensity of uses to the north. Yearsley: Okay. I think that's all I have at this point. McCarvel: Any other questions for the applicant? Meridian Planning & Zoning Commission March 1, 2018 Page 23 of 73 Wardle: Thank you very much. McCarvel: Okay. So, at this time we will begin the public testimony. Normally I just kind of go straight down the sign-up list, but I think tonight we would like to start -- is there anybody here that is requesting the ten minutes that has the backing of an HOA or shall we just start with -- yeah. If you do a show of hands and those people don't speak the rest of the evening. So, do you want your three or ten? But you're speaking for the HOA? For which HOA? Why don't you come to the front. Okay. And who is the show of hands of the HOA you're speaking for? McNeil: Do they get to speak or are you saying if -- if they do not get to speak I will not take ten minutes. McCarvel: All we are trying to do is reduce redundancy, if we are going to be speaking to the same issues. McNeil: I understand that. Are you going to take their -- their privilege away to speak for their three minutes? If so I will sit back down -- McCarvel: Okay. McNeil: -- and go through the list three minutes at a time. McCarvel: Put him on for ten minutes and we will go from there. McNeil: So, if I understand, Madam Chair, anyone that wants to speak for their three minutes gets their -- their time to speak, is that -- is that my correct understanding? McCarvel: Yeah. You're going to speak for the HOA concerns; right? McNeil: Yes. McCarvel: Okay. Which HOA and -- McNeil: Spurwing Greens Master Association, which includes -- McCarvel: So, I would say you're not speaking on behalf of your HOA if there is that much discord. McNeil: Can we get a show of hands who is in favor of -- Allen: Madam Chair? And city attorney should probably be chiming in on this, but if -- if a representative is here representing a group of people they are allowed up to ten minutes as determined by the Commission Chair and, then, those folks that they have shown by their -- their hands that that person is speaking for does lose their turn to Meridian Planning & Zoning Commission March 1, 2018 Page 24 of 73 speak. If they choose to speak on their own, then, they shouldn't be raising their hand. McCarvel: I think just on the feeling of the crowd why don't we give you -- why don't you take your three minutes and speak your peace and, please, state your name and address for the record and -- McNeil: Okay. Hi. My name is Tom McNeil. I live at 706 Crestview Drive, Nampa. I am the secretary of the Master Spurwing Greens Association. And, yes, Ten Mile and Chinden is -- was my former address. We just moved, but I still am a member of that board. They were very -- very clear on their design. First of all, I want to say that we are not against a Costco development. Spend thousands of dollars at Costco. I am against the siting. I am against the changing of -- at this site changing of the Comprehensive Plan. There is -- and, yes, I know it's a living document, it's subject to change. However, at this particular site -- if you look at your -- their diagram of the triangle, they are trying to attract business from the north and yet they are sitting on an artery that deadheads. There isn't any way to come from the north. They can come from the west or east or south. And so I have talked with -- with the Costco representative about better -- better sites, but it comes really down to the safety of this issue. We heard a couple of things about how do people go west. Well, you know how they are going to go west? They are going to make a right turn on Lost Rapids, go over to Tree Farm and make a left there where it is -- it has already got a signal. Well, the problem with that ACHD did a traffic study in 2015 that said it's at maximum capacity then with 3,000 cars going through that intersection a day and so we are going to -- we already -- and we already are at or exceed the traffic pattern for that. So, it just -- it's a terrible concept to have it right there. They were better where they first intended, where all of -- you know, when they were at Linder and they did away with that for whatever reason, because that's a four way. They can head, north, south, east or west. I know they want to access because of the Ten Mile interchange on I-84 and that makes sense, but as far as the traffic plan, the changing of your -- the Comprehensive Plan for this particular project -- and I'm speaking specifically about Costco -- it is not a good representation for what we need in that area. I can take you to a better one. It's in the Comprehensive Plan and if you want to go to the Fields -- Highway 16 and Chinden, I'm all there for -- I will work -- I'm a real estate agent, I will work my tail off to get that. So, thank you. McCarvel: Thank you. Okay. Denise LeFever. LeFever: Madam Chair, Commissioners, my name is Denise LeFever. I live at 6706 North Salvia Way, Meridian, Idaho. 83646. And, yes, I am a Spurwing resident. With that said, I see that they made significant changes and it was included on page 14 of the staff report that -- to be able to address what was in the staff report, it would require significant changes and at this point in time with all of these changes and not having a staff report that's clearly gone back through and analyzed these changes, I don't think this is fair to the public to not have a chance to go back and comment and see what the staff has to say about it. That's first. Second is right now we are -- we are living -- right now we are living in an era where job growth is really, really high in our area and Meridian Planning & Zoning Commission March 1, 2018 Page 25 of 73 inventories for real estate is really, really low. On one of the reports from Boise Real Estate Association it says we have less than one month of inventory in December. Pulling out this much R-8 residential in an area that is like one of the most premier areas to live, Spurwing and Bainbridge, is gorgeous. Houses sell quickly over there. Even the houses that are on the corner of Tree Farm Way and Chinden -- two of them right there sold before they were even finished and right here they were talking about going back through and allowing a conceptual plan and not allowing the preliminary plat -- I don't -- it said before that's not necessarily in the best interest of the city to do that. This doesn't give any assurance that they will develop it as said. In addition to that, we have 55 -- 55 plus communities, nine of them, just north of I-84. Five senior living assistance. And this -- this isn't even necessarily all the way complete, because there is other processes that are -- that are happening that aren't updated on here. These are the ones that are absolutely done and ready for -- ready to take reservations or move people in. One of them is Brighton's project a mile and a half down the road. It's a very large project. This need for senior living has already been met and by their own admission part of why they want to have R-15 is to have flexibility a lot and setbacks. The R-8 absolutely matches what's going on around the area and the MUC -- yes, that's nice, I mean it would be nice to have some restaurants and it would be nice to have some areas to go back and service the residents in that area, but to go back through when we have such tremendous job growth and we are bringing in people from the lower 48 -- I mean, excuse me, my slip. People in from Texas and other areas being recruited for St. Al's and St. Luke's that are absolutely looking for this product type, that Bainbridge and Spurwing allows. I would like the -- I would like the Commission to either deny it or allow a continuance so the public can have a chance to take a look at these significant changes. McCarvel: Thank you. Edward Simon. Simon: Madam Chairman and distinguished commissioners, my name is Edward Simon. I live at 4642 West Renhold Street in the Bainbridge Subdivision and the first thing I would like to quickly mention is that I think it was deceiving in the first part for no one for Brighton to mention what they had planned when we sold -- bought our house five months ago. But what I would like to really go into is when we moved in the house in October one of the first things that impressed me was getting outside -- getting outside and hearing cows, hearing horses, and one day I drove around and it was about three-quarters of a mile away, so that, obviously, carries. So, now what we are looking at -- and especially now that I hear about the 75 cars that are going to be idling their engines waiting for gas, we are going to be having diesel trucks jackhammering between 4:00 and 5:00 a.m. to get to Costco or just idling waiting for the place to open, so they can do their business and all that sound is going to radiate through the whole area. That's really going to impact the quality of life and, face it, that's why we all move someplace is the quality of life. So, sound alone is going to be horrific from this. When you get the trucks coming down Chinden and Ten Mile and hitting those jack brakes, that's going to make a lot of noise. At this point I will just yield to someone else. I won't take too much time. But this is absolutely the wrong project for the wrong area. Thank you. Meridian Planning & Zoning Commission March 1, 2018 Page 26 of 73 McCarvel: Thank you. Don Petersik. Petersik: Madam Chair, I'm new to the area -- McCarvel: Please state your name and address for the record. Sorry. Petersik: I'm new at this. Don Petersik. 3378 West Ryder Cup, Meridian. Anything else? McCarvel: That's it. Petersik: Okay. I'm new here. I grew up in Boise. I have been gone a number of years, but come home to retire and I'm going to miss the onion fields. First and foremost, I bucked hay on a lot of this land out here and what I see happening in Idaho is growth and I think it's great. I have moved here from Redmond, Washington, where over the last two years we had a Costco project go up and there were concerns where -- it's a mixed area of industrial, as well as lots of residential. The fears never materialized. Costco was a good neighbor there and it has been an asset to our neighborhood there. So, when we were moving here -- and one of the main reasons I'm here tonight is my wife said you go and tell them Costco is good, because she doesn't like to drive to Nampa and she doesn't like to drive to Boise. That's just one of those things. So, the location for us would be perfect. Now, what I came here for is to learn from our neighbors what their concerns are and I wanted to see how the government works in this area, but from my vantage point a Costco, at least where I come from, was a very good neighbor and they took care of things there. That's all I have to say. McCarvel: Okay. Thank you. Robert Neufeld. Neufeld: Madam Chairman, Members of the Commission, my name is Robert Neufeld. I reside at 3756 West Snow Cherry Court in Meridian. I have had some questions that came up just this evening that I would like to ask the Commission to consider. Apparently there have been some significant changes made to the public proposal or -- not the public -- but to the proposal and as Ms. LeFever commented earlier, the public has certainly not had the time to digest those. The majority of my remarks this evening were directed toward the staff report that was included as part of the public record online. I reviewed those very, very carefully and had many questions regarding what staff was saying in the report as compared to what they are recommending to you tonight. It appears that many of the issues that are being addressed are issues that staff also shares in those concerns and I will give you a couple of the comments and these may be kind of out of sequence now because of the changes that have been made, but staff recommended that in their report that at least a minimum of ten specific items needed to be taken -- action needed to be taken on that -- in the application before staff could approve it. The application as submitted is certainly not consistent with requirements of the City of Meridian for a zoning change to MUR, but, apparently, that has changed also and nobody's had the opportunity to review that. The application Meridian Planning & Zoning Commission March 1, 2018 Page 27 of 73 does not clearly indicate why the city would be better served by having a Costco at that location, rather than within an already adopted MR -- MUR location closer to Highway 16 and the U.S. 20-26 intersection. While this application claims to show north Meridian is underserved and distant from existing Costco sites in Boise and Nampa, neither this or prior studies explain why the community would be better served by a regional project than a community-sized project currently envisioned and these are quotes taken directly from the original staff report. These are not my words. Okay? The staff comments and recommendations included the following -- and, again, this is a quote: The proposed application and concept plan is not -- and emphasis on the word not -- within the report -- generally consistent with either of the proposed or future land use designations. Many more significant issues were also addressed by staff in their 64 page report that you had the benefit of and that was available to the public and those concerns must be addressed before your decision is made tonight. Surely any application that raises so many concerns by staff must also cause great concern for you as Planning and Zoning Commissioners. The application will not serve the betterment of the City of Meridian or their residents. I respectfully request that you listen to the concerns of the staff as addressed in that report and the public in opposition and that you deny the application before you tonight. Thank you. McCarvel: Thank you. David Reyes. Reyes: David Reyes. 5781 North Joy Avenue, Meridian, Idaho. 83646. Madam Chair, esteemed Commissioners, good evening. I have a PowerPoint that I have submitted, if you could, please, bring that up, if you don't mind. For the next few minutes I would like to highlight how this proposed amendment to the Comprehensive Plan and future land use map violates both the goals of the Comprehensive Plan, as well as city ordinance. So, the first slide -- when you guys are already. Okay. I'm going to roll. Slide one. So, how it violates Comprehensive Plan goals. There are many instances of violations of the Comprehensive Plan goals. I'm going to highlight two. The first is to protect existing residential properties from incompatible land use development and adjacent parcels. Secondly, minimize noise, odor, air and visual pollution in commercial development adjacent to residential areas. There are many more. Those are just a few that come to mind. My next slide. As I understand it, according to Meridian municipal code, the criteria for an amendment to the Comprehensive Plan future land use map -- there are eight of them. I have them on the left-hand side of the table that you see here. On the right in boxes I want to highlight several of these. First, consistent with other elements of the Comprehensive Plan, this amendment constitutes a large zoning change that is inconsistent with the Comprehensive Plan. Well, I can see them right here. So, I'm going to move on. Number two. Does not provide public services. Instead it provides a spot zone for the benefit of the developer, not the benefit of the residents. Number four. The UDC prohibits direct access to state highways. Number five. Does not provide sufficient transition between medium and low density housing. Lastly, number seven, the requirement is to provide sufficient area to mitigate any anticipated impact associated with the development of the area. This amendment will exponentially exacerbate the impact of traffic. Next slide. My reactions on this site -- the Genosic properties 2008 ruling -- this Commission concluded two points. This office does not Meridian Planning & Zoning Commission March 1, 2018 Page 28 of 73 support direct access from the property to Chinden Boulevard U.S. 20-26. Number two. Safety and mobility concerns. The access so close to the Ten Mile and Chinden intersection. This amendment proposes a similar access point 870 feet from that very intersection. Next slide. I want to leave you on a personal note. In 2015 my family and I relocated from California to Idaho seeking relief for the results of uncontrolled development. The Comprehensive Plan and future land use map were key elements in our decision to settle in the Bainbridge Subdivision in Meridian. This Lost Rapids application opens the door to uncontrolled development in the north Meridian region. Madam Chair, esteemed Commissioners, I urge you to, please, deny the Lost Rapids application. Thank you. McCarvel: Thank you. Andrea Carroll. Carroll: Madam Chair, Commissioners, good evening. My name is Andrea Carroll. My business address is 714 West State Street in Boise. I was retained by a coalition of Bainbridge and Spurwing residents who are opposed to this application. It's a commonly repeated maxim, the definition of insanity is doing the same thing over and over and expecting a different result. We know from experience that impact fees and other funding sources for transportation is inadequate and does not keep up the pace with a booming economy and a rapid development. That's why we are in this situation where a major corridor, Chinden, needs to be widened based on current -- based on previous growth, based on current needs, and ITD cannot afford to widen it. The previous system has not worked and it's put us in this position. To be clear, widening Chinden alone is not going to fix the congestion and safety issues along that corridor and if you have to approve more growth in order to make that happen. ITD, ACHD, and a traffic impact study is not a guarantee that the proposal will absorb its own traffic impact. Now, Costco -- Costco is a very vehicle dependent venue because their business model is to sell items in bulk, in a quantity that a pedestrian, a bicyclist, or a bus rider would not be able to transport it. All of the residences that you see in the multi-family or other nearby residences would not be going to Costco to purchase those items and, then, take their bicycle back to their home. That's -- that's what a mixed use development should look like. The uses should complement each other, but that's not what you're seeing in this application. Now, Costco is a great company. It sells high quality products, probably most of the individuals in this room go to Costco and each letter of support that you have received represents an exponential number of residents that will be driving to the location from farther and farther distances away, perhaps even Star, because the larger that triangle gets that Costco showed, the more and more residents from outside the current circle will be buying Costco memberships and frequenting their company, which is great for Costco. Is it good for the City of Meridian? The funding issues are, obviously, not the fault of any one developer and certainly not this developer. So, to play Devil's advocate for a second, I would ask is it fair to put it as the responsibility of this developer to solve a regional problem that they did not create. It is fair, because they are coming to you now wanting to build something that will significantly increase vehicle traffic. It is fair, because right now the City of Meridian is not yet under any legal obligation to approve this project and it is fair, because the most legally defensible moment of time for the City of Meridian to hit the brakes on Meridian Planning & Zoning Commission March 1, 2018 Page 29 of 73 development in this area before it gets out of control is before it grants a property owner any entitlement through annexation and zoning. Not for a future CUP permit, it's right now. This is the time where you hold the power. De Weerd: Thank you, Andrea. Carroll: Thank you. McCarvel: Amy Cully -- Cullian? Yeah. Cuhaclyan: Good evening, Madam Chair, Commissioners. I guess what I'm hearing -- McCarvel: Please state your name and address for the record. Cuhaclyan: Amy Cuhaclyan and my address is 5831 North Saguaro Hills Place in Meridian. I guess what I'm hearing tonight is a lot of concerns about growth and I feel a lot of those concerns about growth are being placed on this development and what it seems like is maybe if people had some sort of idea of how we are going to fit infrastructure in to all of that growth is something happening within the next five years, ten years, people might feel more comfortable. It seems like there is a lot of fears over that. There is a lot of nostalgia about what this area should be because of where -- you know, how this picturesque city were more rural than other areas and they want that, but we can't stop the influx of people coming in and we need to prepare for that growth. I used to live in Seattle. I felt like Seattle was a great neighbor. I have had family members who came up in the world working at Costco, like having luxurious lives because they were able to work themselves up from just, you know, a grocery clerk and I think that's amazing. The economic opportunities here are really great and the ability to use this opportunity to plan out the infrastructure and what we want for the future of our city is also great. So, I think this is a really fantastic opportunity. There is pluses and minuses here, but I think the potential has great impact. Thank you. McCarvel: Thank you. Okay. Mike or Peggy Dunlap. Dunlap: My name is Mike Dunlap. I live at 5256 North Cougar Flat. I'm not used to talking to a lot of people. Change is coming. You can't stop it. People sit back and they gripe and they complain. I understand that. The area I moved into, Lochsa Falls -- well, it was pretty well developed before I moved there, so I knew what I was getting, but people out here, the thing -- housing and developments of commercial are going to stop, because they don't like it, are sadly mistaken. Costco is a pretty good company. They pay three times more the wages per hour than the people down the street Walmart. There is a lot of jobs there that some of these people might like to have. Especially the young people coming out of schools right now. It gives them a great opportunity to help pay for their college education and make it on their own. You can't stop progress. It's going to come no matter what you do. You got a choice probably right here. Now, over on Linder we fought to keep apartments out and we won that battle, but if you turn down a commercial property your next applicant is probably going Meridian Planning & Zoning Commission March 1, 2018 Page 30 of 73 to be for a subdivision or it's going to be apartments and I bet it will be apartments. I don't think you want a whole -- how many acres? Eighty acres of apartments or -- with that application will show up. The contractors are probably waiting in the wings right now to see this thing fail so they can get their applications in. You want apartments, fine. If you want something that's commercial, it can help your community with wages, now is the time. You won't have a better time. That's it. Thank you. McCarvel: Thank you. Ken Marshall. Please, no clapping. Marshall: Ken Marshall. 6003 North Exeter Avenue, Meridian. I am a resident of Bainbridge. My presentation tonight is solely focused on traffic. It's not anti-Costco, anti-development, anti-anything. As you see my first slide here basically says that this development is an access constrained location with inadequate ingress or egress traffic access points. I believe that some of these were mentioned earlier. Can I go to the next slide or -- eating up some of my time here. Okay. Next. All right. Thank you. So, anyway, here -- we have seen this, we are pretty familiar with this already. You can see access point A, access point B, both of these are the direct accesses onto Chinden, which, yes, has been approved by ITD. I want to point out that A was listed as a temporary access, meaning that they have the future possibility of eliminating the left end, most likely the right-in, right-out. Also access point C, which was put in by ACHD, is also listed as a temporary medium, that they reserve the right to eliminate the full access out of that thing should conditions warrant that happening there. So, I, basically, wanted to point out. So, I wanted to just state here again on this one, two of the four access points are listed as temporary and I list the details on that on this set over here. I want to give you a part of a quote, because this is in their own words in the application. This project will generate a substantial amount of patron and delivery truck traffic that would be detrimental to the surrounding neighborhoods. There is a little bit more of that quote, but I think that hits the gist of it. So, I also contend that the estimation of the vehicle counts they are going to utilize for West Lost Rapids is flawed. I have pointed out several times that the TIS has a couple of mistakes in it as far as the assumptions go. Basically, they counted on a left turn lane out of access A, which they were not granted. So, the traffic cannot go westbound onto Chinden from that right there and I also believe that the lack of that direct access is going to result in most of the traffic headed westbound, as well as some of it that's coming in because they missed the lights, et cetera, et cetera, onto Lost Rapids, so -- and I have thrown some numbers together there that can be looked at. The next thing I would like to point out here is this is just a quick map of the Costco Boise. The reason I put this here, it shows that there is no nearby residential roads that are required for access. And the last one would be the Costco Nampa, which repeats the exact same thing. There is no nearby residential collectors or anything required for access. So, that should end the show. What I want to, basically, say in my last few seconds here is we are being asked to focus on the grandeur of the mighty Oz and to ignore the details behind the curtains. I want to state that those details contain the truth and the facts that are going to impact this decision for generations to come and I ask that you go against this proposal. Thank you. McCarvel: Thank you. Michael Pataglia. Dave and Hailey Dawson. Meridian Planning & Zoning Commission March 1, 2018 Page 31 of 73 Dawson: Commissioners, Dave Dawson. 7162 North Spurwing Rim Place, Meridian, Idaho. I grew up in the Seattle area. Woodinville. It's neighborhood similar with a Costco and Costco is a great company, it has done a lot of good things for our -- for the community. However, Costco opened a -- one of their locations as a -- in Woodinville where I grew up and what happened is it changed the complexion of our neighborhood and our community and had a real negative impact to traffic flow and it took away from -- it's the residential component and Spurwing, Bainbridge, these are residential communities, that's why a lot of the folks who are in this room are here. We appreciate that aspect of where we live and we want it to stay that way. My ask of you is that you deny Costco coming here. It's a good company, but it's just the wrong spot -- it's the wrong spot for the organization. Thank you. McCarvel: Thank you. Shelley Lupher. Lupher: Good evening. I'm Shelley Lupher. My address is 7030 North Sienna Glen Way. And just for full disclosure, Mr. Fitzgerald is my next-door neighbor. Hi, Ryan. I have not seen him since about the solar eclipse. So, we have not spoken about this issue. We have been hibernating all winter. So, I'm here to speak not only for myself, but for my husband and a number of other residents in my neighborhood who would like to testify but for fear of repercussion against their jobs and their livelihoods, they fear speaking out against this developer's plan, which I find personally disturbing and indicates capture in the market. So -- next slide, please. So, here is the site as it is and has existed since 2008, as Mr. Wardle brought up earlier and how the site is currently being marketed by Brighton for the Bainbridge folks. The area around the site has been developed to low to medium density housing as the comp plan has designated over the years. It's taken a while to get there with the recession, but things have grown out from there just as planned. Access requirements for Chinden have not changed. In fact, they have been tightened. One of the key points that we found is that there has been a significant reduction in access points over the years for Chinden, including the people at Double Eagle Lane directly across the road from this development. Ten Mile Road to the north has not come to fruition and it will not be extended, invalidating the idea that this is a regional center, therefore, inappropriate for a regional commercial business. So, what does this mean? This means that this proposal puts our community at risk. Asking for a 113 percent increase in commercial density from 15 acres to 32 plus acres is a huge step up, as well as the density increase for housing to R-40 and R-15. The application as it stands is incomplete and we learned of changes of it today and this leaves a potential for large expanded commercial to the west, instead of MUC or residential. At this point there is no plan for small -- the small retail plats on the edges and Costco has a history of fighting adjacent retail with lawsuits from other businesses trying to come in and compete next to them. The application has failed 60 percent of the comp plan requirements and 100 percent of the UDC requirements. The staff comments utilizing the words if will be and changes recommended, again, validate that the application does not meet the requirements. The application also fails across multiple critical areas for designing approximate mixed use developments, which may be invalid at this point with the commercial aspect. In addition, no economic analysis Meridian Planning & Zoning Commission March 1, 2018 Page 32 of 73 has been done and as a taxpayer I want to know what I'm getting into for the next 20 years, if they are going for STARS development requests and things like that, that falls upon our backs as taxpayers. So, the staff summary clearly indicates that the proposal does not fit this site. I'm not going to read that paragraph to you, you can read it. Denying this application does not constitute a taking of property rights as currently they are not entitled to any. Denying the application as is or as a straight commercial zoning does not also deny the applicant any property rights, as a request that they are making for that zoning, that they are requesting is a hardship that they are making themselves. At this point the applicant can turn a reasonable profit from the site through a true MUC zoning. At this time we ask that you deny this application in its entirety, enforce the comp plan and protect our community. Thank you. McCarvel: Thank you. Jane Albert. Albert: Good evening. I'm Jane Albert. 6628 North Salvia Way. I'm in Spurwing Greens. I'm before you tonight to comment upon this project, specifically the negative impact on quality of life. The increased density and intensity of land use affects the quality of life for our neighborhoods in a number of ways, such as excessive regional traffic routed to and through our neighborhoods, coupled with increased traffic due to the density of the residential portion of the property. Unsafe pedestrian connections within the proposed projects and lack of a safe access for the Keith Bird Legacy Park. Increased noise and air pollution from the site. Potential exposure to hazardous chemicals. Incompatible architecture of the industrial sized building and adjacent strip malls to the existing neighborhoods. And excessive lighting. These, then, create neighborhood and community concerns for environmental impacts affecting quality of life for our residents. The increased density and intensity of land use and resulting increased traffic will generate hazardous material, such as petroleum and contaminants from brake and tire wear, which leads to runoff of various contaminants into our ground water, which is a depth of 11 to 18 feet, equaling the placement of the tanks of the proposed gas station. The large impermeable surfaces of the parking lots adjacent to the commercial buildings and high density residential units creating additional runoff and water quality concerns, as well as them creating islands. The significant concern of the health dangers associated with a high volume gas station, such as pollution from evaporation and, finally, the outdoor lighting in the parking lots and buildings that increase -- increase night sky light -- night sky light pollution and in particular noise pollution. Noise affects more than quality of life. It's a health issue interfering with cognitive functions, including attention, concentration, memory, reading ability and sound discrimination. The long-term consequences of these effects on children's development is particularly significant. Residential industrial noise conflicts arise not just from increased traffic, but by roof top ventilation systems, power equipment to clean the parking areas and for commercial property maintenance, mechanical equipment, loading and unloading delivery vehicles, heavy truck backup beepers, generators and refrigeration equipment. My hope for the legacy of the Planning and Zoning Commission is that there is less concern about attracting this growth and more concern about managing growth toward a positive and proactive vision as created in the Comprehensive Plan and end state that preserves the enviable lifestyle we have come Meridian Planning & Zoning Commission March 1, 2018 Page 33 of 73 to expect in Meridian. I urge you to deny this application. McCarvel: Robert Friedlein. Friedlein: My name is Bob Friedlein and I live at 3510 West Bay Oak in Spurwing, Meridian. Is it possible to put up the map for the Comprehensive Plan that was on the screen when we started tonight? McCarvel: We will have our technical master over there do that. Friedlein: I think it was larger, showing especially out in the west. While he's doing that, I certainly have no problem with Costco. I think they are a great company and they do I think deliver a good product. My difficulty with this is Costco on that site. If you look at the plans and look at the residential, those concentric circles as you start going out to intersection of Chinden and Ten Mile you will have residential, residential, residential until you get clear down to Linder or to Walmart as you're going down Ten Mile. To change the Comprehensive Plan seems to be to try and fit this monster into a small area and it just -- to me it doesn't make a lot of sense. To give you an example, as was said earlier by the Brighton rep that the Lost Rapids access off of Ten Mile was designed to handle this situation. Well, there is an island right in the middle of Lost Rapids right there where ten wheel semi-trailers is never going to make that turn. They can't do it. They are going to have to jack hammer the sidewalks out or they are going to have to jackhammer the -- the median there. I think if you look at this entire growth area -- or certainly the growth that headed, there is no question. The residential growth is going to produce traffic which is going to augment the Costco traffic, which is going to build on itself and build on itself. Seventy-five hundred cars a day is what we were told by the Costco rep. That doesn't include the truck traffic at all and that the 20-26 corridor just is not ready today, nor is it going to be ready with their proposed changes. So, please, consider these items and either extend this application or deny it tonight. Thank you. McCarvel: Thank you. Sue Fillman. Fillman: Good evening. I'm Sue Fillman. I live at 6550 North Lonicera Way, also in Springwing Greens. Three years ago just about this month the Planning and Zoning Commission and City Council unanimously designed a zone change because it wasn't compatible with our community and this proposal also is not compatible with our community. It sits in the middle, as we heard, in the middle of a large residential area. It's also kitty-corner from a private country club and I am going to speak to the Comprehensive Plan. It requires that any change protect existing residential properties from incompatible land use development on adjacent parcels and I think this change is that incompatible land use. The plan also says that requesting a land use change in the City of Meridian is a big deal and we all agree, the families who live in the adjacent neighborhoods and who have invested hundreds of millions of dollars in that community should have a big voice about this decision. Taxpayers would ultimately repay Costco for the road improvements, the City of Meridian will get additional tax revenues and Meridian Planning & Zoning Commission March 1, 2018 Page 34 of 73 some people might even save a few minutes getting to a new Costco, but the residents will be dealing with the downside of living next door to it and that's the traffic, decreased property values, litter, noise, congestion and there are going to be a lot more car accidents. The future land use designation for this 78 acres was known to the developers when they purchased it. That's the risk developers take. They propose a change to the plan for economic gain, that's what developers do. Sometimes the risk pays off and sometimes it doesn't. Please don't make the residents of Bainbridge and Spurwing Greens pay that price we bought there because we bought city's vision in the Comprehensive Plan. We invested in our homes with the expectation that the Comprehensive Plan meant something. The plan says, quote: Citizens are encouraged to use this document to better understand the city's vision for their neighborhood, their business and the city as a whole. Well, we did. Please deny this application. McCarvel: Thank you. Les Carson. Please hold the clapping. Okay. Roger Nielson. Nielson: I would just like to say -- McCarvel: Would you, please, state your -- I'm sorry -- Nielson: I'm Roger Nielson. I live -- McCarvel: -- please state your name and address for the record. Nielson: Yeah. Roger Nielson. I live at 3998 West Big Creek in Meridian and I would just like to say that our neighborhood was concerned about an Albertson's store and a McDonald's moving into the corner of Ten Mile and Chery Lane and we were really concerned about that and it turns out that our concerns really should not have been a concern at all. Albertson's has been a good neighbor. So has the McDonald's and there was a church that was moved out and a drugstore was put on the corner and, you know, we have had more trouble with -- I think rock trucks building subdivisions driving up and down Ten Mile -- at least 20 rock trucks a day going past that intersection and they really even have not been a problem with us. I mean we have been able to get in and out of our subdivisions and -- and I think what Costco is proposing here or what the developers are proposing I think it's just fine. I think if you look at that map that they have, I don't see any -- not even one residential lot facing on that road that goes close to their residential neighborhood and I think being right there in the intersection -- a major intersection between Ten Mile and Chinden I think it's the ideal spot and I think anybody that bought a house in that area should have known that there was going to be some type of development in there that's not going to be residential. Anyway, thank you. McCarvel: Please hold your comments in the audience. Bob Rock. Rock: Hello. My name is Bob Rock. I live at 4090 West Lost Rapids Drive in Bainbridge and I totally agree with the gentleman that just spoke. The residents Meridian Planning & Zoning Commission March 1, 2018 Page 35 of 73 absolutely should have known about this development, this project before we bought our houses, but we didn't. Is the drawing in front of you there? McCarvel: Yes. Rock: I couldn't help noticing tonight when I saw that triangle. It reminds me a lot of the Bermuda Triangle. I know what I'm talking about, because I have been there. It's a place where things get sucked in and things that we don't expect happen. But I think that's exactly what's going to happen with this. The current two Costcos that we have, as the gentleman from Costco stated, about 18 -- 18 miles apart. About eight miles from Meridian is either location, depending on where you live. Most shoppers split their time between the two. Once we add the third Costco, if it goes in, if you were to draw three circles around those, then, you're going to have about a four mile radius from each Costco of which to choose from. So, if you're within four miles of any of those three Costcos you get to choose. Most people are probably going to go to the new Costco, because it is going to be big and shiny and everybody is going to want to go there. I don't care if I lived down by the Costco off Cole I would probably go to the new one. The new Costco will probably absorb 40 to 50 percent of the business from the other two Costcos. So, on top of the business that this Costco is supposed to bring in, it's going to bring in even more. More traffic through our neighborhoods on roads that everybody that's talked so far has talked about the roadways are not going to be able to handle that. In addition, shoppers to the north, east, and west will converge on this new Costco. They are to be coming eastbound Chinden from Eagle, south on Highway 16 from Emmett and above, west on Chinden to avoid I-84. Years of roads -- road work and construction will just add to the chaos. It's not going to be fixed before that. In fact, last night at the ACHD meeting -- it's probably not in the record, but at least two of the Commissioners were pretty outspoken about why don't you build the roads first and, then, build the stores. So, even they have concerns, even though it didn't show up in their final recommendation. Traffic studies so far are not based on worst case. They do not account for the neighborhood impact. They do not take into account the -- as to the impact on the activity in the two parks that are nearby, especially on the weekends when you have outdoor activities and everybody is also going to Costco. Another thing to consider. Future state. What we like to think about this; right? But what happens if Costco starts moving to more online sales and we already know Amazon's moving that really rapidly and, God forbid, what happens if they decide to close one or two of the other Costcos? It's a very realistic possibility. Where do you think everybody is going to go if they close either one of those Costcos? They are all going to come to the new Costco, if it's still there. So, it won't be the Meridian one that gets closed if that happens. In conclusion I want to say that it may have been lost on everybody here that we are a fairly new neighborhood, we are not built out yet, we have a pretty good showing here. We do not have an HOA, because we pay our dues to Brighton. So, we are not represented by our own HOA. So, we are expecting you all to be our representative. Thank you. McCarvel: Thank you. Megan Rock. Meridian Planning & Zoning Commission March 1, 2018 Page 36 of 73 M.Rock: My name is Megan Rock and I live at 4080 West Lost Rapids Drive in Bainbridge neighborhood. I am a mother and I am a business owner and I have been born and raised in this Treasure Valley my entire life. I have been here longer than most people have, because they are foreign. I have seen the growth. I understand the nostalgia. I'm not here to argue whether or not Costco is a good company. I'm not here to argue whether or not there is a need for another Costco. I'm here to argue that it is inappropriately placed in this neighborhood for a number of reasons. I will let other people tell you those, but I wanted to hit on a couple of points that were brought up. There is a conflict of interest with Brighton being our neighborhood association. Furthermore, if you look at the gas station map that was shown earlier, you can see that the traffic is routed between Costco and the outlying buildings. Yesterday it was stated by the Brighton representative that they are expecting that people will park at Costco and, then, walk to the outlying buildings. So, then, you're putting more pedestrians at risk. Not just the people in the neighborhood, but every single person who comes to Costco and, then, makes a trip to an outlying area. I would also like to see that on Ten Mile -- or, sorry, on Lost Rapids that the road has bike lanes on each side and it's very, very narrow when you have no parking signs and people are parking in the bike lane. You're putting not only pedestrians at risk, you're putting bicycles at risk, you're putting motor vehicles at risk as well and you're opening them up to liability as they are crossing in and out of the lanes where they are supposed to be appropriately placed when people are parking there. We have Heroes Park just across Ten Mile Road. If you have ever driven that on a Saturday during soccer season you will know that Ten Mile is literally flooded, even parking -- parking, sorry, extends even into the Mormon church parking lot across the way, because there is such inadequate parking there. Where are those cars going to go? Where are these kids going to safely cross over to the park to go play their activities? You're putting the community at risk with the current situation there and, then, now you're talking about adding exponential risk on top of that. I would also like to point out -- back to the use of Lost Rapids, which is two of the three main entrances for Bainbridge Subdivision and one for Spurwing Greens. There is already extreme difficulty getting in and out of that subdivision, even with a signal at that intersection. My kitchen window looks directly out at the red barn on Chinden, if you're familiar with that and I see that intersection and it's terrifying to sit in your backyard having a dinner with your family and you're hearing cars running into each other on a regular basis. You go to sleep with police lights lighting up your bedroom windows, even with the blinds, because there are accidents happening on Chinden that are not being properly addressed. Now, we are going to compound the issue. I ask that you deny this application. McCarvel: Thank you. Kim Miles. Miles: Good evening. McCarvel: Please state your name and address for the record. Miles: My name is Kim Miles. I live at 2099 West Martin Creek. That's in the Lochsa Falls Subdivision. And I came here tonight hoping to be educated on the issue, but also Meridian Planning & Zoning Commission March 1, 2018 Page 37 of 73 believing that I had a pretty firm idea of which side I was on. I'm now not so certain. I came in here thinking I have lived in Meridian 20 years or so now. In that time we have seen tremendous change and I think the saying that the only thing that stays the same is that nothing stays the same fits. Idaho is one of the fastest growing -- if not the fastest growing state in the country right now, so we can expect to see a lot more change in our future. With those changes there is going to be increased needs for housing, for jobs, for services. The traffic will increase. All of these things will happen. That's a given. These things are inevitable. Change is going to happen. So, then, what's the best plan? How do we plan now for those changes that are going to happen? What are the best services and the best businesses that our residents need and deserve? At first I was encouraged by the Costco project, one, because Costco is an excellent company. I love Costco. They are an excellent employer. And, yes, I do believe that they are a good neighbor and also I saw hope in the fact that there was direct access via Ten Mile down to the freeway. The proposal to widen Chinden and go on up Highway 16, I thought that was a great plan. I'm not so sure now. I drove the route earlier today. I was not at first aware of the fact that some of Costcos traffic would be directed through -- I don't remember the name of the street. Just to the south -- Lost Rapids. I'm very concerned about that. I don't believe that a few signs put up that says Costco traffic keep out, is going to keep people from going through there. I think their neighborhood and that little park right there are at risk. I don't blame these residents. I was really disappointed when we didn't get the WinCo or the Costco on Ten Mile and Linder, but I have to tell you I understand these concerns and especially tonight hearing that there is a possibly more viable property on Highway 16 and Chinden where we will not impact existing neighborhoods. I'm wondering why that hasn't been done. So, tonight I no longer support this project at this location. I do fully support Costco, but I also support my neighbors. McCarvel: Thank you. Dirk Minatone. Dirk Minatone. Did I get that right? Okay. I will go with what you say. Dirk, why don't you come up to the podium. Yeah. Minatre: My name is Dirk Minatre. I live at 6864 North Pira Avenue in Spurwing Greens. Madam Chair, Commissioners. I think that is -- is a good project for a different area. This is -- again, it's an area where we have -- we already have inordinate traffic problems with this area before we even think about a Costco. I see times when the traffic is back all the way up to Tree Farm on Chinden, blocked at Ten Mile. I see traffic blocked at 4:00 o'clock all the way to Walmart on Ten Mile. This is before we even consider anything else. And this is not even taking into consideration the 50 more homes that are -- townhomes that are going in next to us, the 92 that are going behind us, the expansion of Bainbridge and, then, the expansion of Bridgetower Ten. Where ever that is, because it's just -- that's like a tour and these houses are just -- all these houses are bringing two cars typically and where do they all go. Well, they go on the road and we already have that problem and the state's been remiss in its job of -- of ensuring public safety in terms of -- of giving us adequate infrastructure in terms of this -- this crazy growth that we are experiencing now. Why isn't Costco looking at the different triangle going down toward State Street and Legacy and all that growth there where they have four lane roads available or even as others have mentioned out there Meridian Planning & Zoning Commission March 1, 2018 Page 38 of 73 on 16. You know, this is just the wrong spot for the Costco. It's too much. We can't even bear the traffic we have got. We need to take a deep breath and kind of plan a little bit better for this growth and how we are going to go forward or it's going to be messed up even more and I hope that you can take these thoughts into consideration. McCarvel: Thank you. David Zaremba. Zaremba: Good evening, Madam Chairman, Members of the Commission. My name is David Zaremba. I live at 2540 North Crooked Creek Way in Meridian. Let me make a comment about the Comprehensive Plan first if I may. As you know, the Comprehensive Plan as required by state law and Meridian's was developed with much input from stakeholders and the general public and it's created and finalized at public hearings like this one. Changes to it are made at public hearings like this one. Its best use is as a living document. You use it to make sure that Meridian is keeping a balance. That we have industrial. That we have different kinds of residential. That we have -- that doesn't mean that you can't change a certain use in a certain area. As a matter of fact, it is a guideline and you can make those changes. The best use of the Comprehensive Plan is, okay, if we make this change, we need to make sure we are keeping a balance. If we remove some industrial property, do we need to add one somewhere else. So, that's the use of it is a living document. Let me also comment on -- on traffic. The traffic on Chinden and Ten Mile is going to get a lot worse. We have known for 20 years that it was going to get a lot worse, not having anything to do with Costco. The growth in Eagle and north of Eagle, the growth in Gem county around Emmett, the growth to the west of us in Canyon county, all are going to come on Chinden. In the sixteen years that I served on this Planning and Zoning Commission and on the City Council, we had many, many meetings with ITD discussing the future of Chinden, along with Ten Mile. They understand the growth and the problems that are going to happen on Chinden, but somehow they failed to fund anything to solve it. It's not on the radar. To have Costco step up and say they are going to help with some of this I think is a wonderful thing to have happened. We know the projections for growth in the Treasure Valley are that within the next 20 years, four to five times -- I'm sorry -- three to four times the current population is going to live in the Treasure Valley. During that time the center of that population doesn't move out of Meridian. We will be the center. We will continue to be the center and all that traffic is going to come through Meridian. Dean Willis knows, because he's at every meeting that I was at over those 16 years. But I have often said instead we kicking about the traffic, we need to take advantage of it, find ways for people to stop and leave a few dollars in Meridian. Find a reason for them to come here, not just to come through here. Costco is that opportunity. If you go through the parking lots in the Nampa or the -- or the Boise store you see license plates from Gem county, from Boise county, from Valley county. I believe those people will choose the Meridian store. Many of them while they are here will shop at our other stores and other restaurants and I believe that the whole thing will raise Meridian and help us keep a balance of what is available both for shopping and for employment. So, I urge you to approve it. If you need to make some adjustments or requirements, that's your job. But I urge you to recommend approval to the City Council. Thank you very much. Meridian Planning & Zoning Commission March 1, 2018 Page 39 of 73 McCarvel: Thank you. John Williams. Williams: Hello. My name is John Williams. I live at 5876 North Assisi Way in the Bainbridge Subdivision. Many others have also mentioned that one of the reasons they decided to move here is -- all we can use is the best data that we have available and I think we bought into the promises that were given to us via the Comprehensive Plan of Meridian, as well as the spokespersons for the Brighton Subdivision via their realtors. We also can look at planning that they have provided us in the neighborhood as those buying in the neighborhood, which is a lot in that area and it specifically states future medium density housing. Not planned. Not proposed. But future. Which what that signifies to someone building is this is what the developer absolutely plans to do. If you look at the Bainbridge Subdivision website right now at this very second, if you look at the plat map it says future medium density housing. So, I think where we get a lot of passion is owners that invested in this area and bought into the -- the vision of the Comprehensive Plan, which says to preserve some small town character and charm. And I think that is vital to your residential areas. Adding a commercial area like this in the middle of a residential area is unprecedented in what we can see for the valley. Look at Nampa, look at Boise, it's not in the middle of a residential area, it is in the middle of a commercial planned area. We can't stop progress like it's been -- that's been mentioned. We are going to grow, but I hope as Commissioners that you can help preserve that small town charm and feel and what is such huge draw to Meridian is that feel and slapping this in the middle of that residential area does not preserve that. It affects the quality of life and it goes against the Comprehensive Plan that we bought into and a lot of others have said it lot more eloquently than I have, we are making compromises left and right to try to fill a lack of planning for the infrastructure and, yes, okay, you have Costco coming in and we have -- are we going to maintain that -- that character or are we going to sell our souls to Costco to help bail us out? I feel that's the problem and I will concede the rest of my time. McCarvel: Okay. Thank you. Okay. That's everybody that has signed up. Did I miss anybody? Okay. One more? Okay. Then we are going to go for a break here in a second. Okay. Please state your name and address for the record. Stevenson: Jerry Stevenson. 6040 North Ten Mile Road, Meridian, Idaho. 83646. And I'm also going to request ten minutes, because I represent Canyon county as well. McCarvel: Are they here? Unless you have new -- Stevenson: Well, here is the deal. I live directly across the street. It impacts me more than it does anybody else. I drive to Canyon county as well. I own property -- also farm ground on the other side of Highway 16 and Star Roads. That traffic over there -- what you guys are failing to acknowledge is the impact to the traffic outside of this immediate area. I mean that's a -- that's a real problem. There is bottleneck all the way to Chinden. I drive everyday all the way through and it's a solid line. There is the main arteries. Highway 44, 20-26, and the interstate. Everybody from Canyon county over. Meridian Planning & Zoning Commission March 1, 2018 Page 40 of 73 And I also farm out there in Canyon county as well. That's why I say, you know, I pay taxes over there. I represent everybody over there that's traveling through here that isn't aware of what's going on. They will be impacted as they drive all the way into Boise with this stop and go traffic that they have already seen over the years. When I -- I go back many years. I grew up on Eagle Road when it was a two lane highway. I can speak from experience of what actual people go through. I have lived across the street -- directly across the street from where Costco is proposing this for 30 years and so I'm impacted more than anybody else out here. I can sit down and say, okay, sign in or whatever, nobody's come to me. I have talked to a couple -- I have had to reach out to talk to a couple of brokers, commercial guys, and my property is really going to be significantly impacted, because there is -- nobody really knows what's going to take place here. So, I mean I could be for it and maybe try to hold out for big dollars, but I have lived there all my life and Ada County Highway Department won't even talk to me about what their actual plans are, because if I don't want to sell my property frontage right there I would recommend that this plan be taken down, because you need to plan on Ten Mile Road being extended around what they plan on taking my property over, because I'm not going to let it go, I got five dogs that's buried right there on the berm. I have spent a lot of dollars improving my property. I have had to -- just due to the traffic at Walmart coming in, I have been impacted. They have put a -- a gas relief valve right next to my house. I have had to deal with that issue. And those are things that nobody ever looks at. So, there is a lot of impacted people that aren't even looking at right here. You take a look at Lost Rapids directly across the street from where this is at. There is no bike lane. Everybody parks their cars on the street, because they can't fit them all in the garage and now you're going to have everybody from Lochsa Falls Subdivision trying to use that as a main artery getting to this location right here. You take a look at every Saturday out there, you got the sports annex right there where everybody is parking up and down the streets on Ten Mile across the street. There is a lack of parking spaces. Saturday is probably Costco's busiest day. This is going to impact that -- those events there as well, so -- I mean this is just not the right site. I'm all for development. I have been expecting this to happen, but not Costco. We need to have something where people can walk to, right their bikes. And as everybody knows here, Costco -- everybody has to drive to pack up their stuff, so this is the wrong type of -- it's not a community place. Costco is not a community member. Take a look at their website. They don't contribute any money back into the community for any civic organizations or donations of that sort. So, you tell me -- McCarvel: Will you wrap up your thoughts? Stevenson: They don't do that as well. I mean I could go on and on, but -- but the traffic is bottlenecked all the way up across -- you need to take a look at this -- the traffic outside of the area down -- my renters and -- I can't get out of that place on Chinden over there. And, then, take a look at the plan also. They are not going to -- they are going to open up Costco within two years later, maybe. And I have seen how dates get shifted back and forth through all these things before they extend it out farther. They are going to create more of a traffic jam before they actually fix what they are creating. So, I think this is just the wrong plan. I ask you to reconsider. Let another developer Meridian Planning & Zoning Commission March 1, 2018 Page 41 of 73 come in and do something more fitting for the community. Thank you. McCarvel: Thank you. Okay. So, that was everybody on the list. I think we are going to take -- okay. One more and, then, we are going to take a break. Morrette: High. My name is Michael Morrette. 1805 West Island Green Way. I'm a resident in the area, a business owner in the area and a developer in the area. I support the development. One -- the main point I would like to make to everybody is that a lot of the traffic we see on this road is the result of all of us in this neighborhood traveling to Costco 15 miles away. McCarvel: Please, no outbursts. Morrette: Furthermore, Costco, yes, may not be a walking business, but the businesses it will bring to that area may very well be walking businesses. Like the McDonald's was for my nephew, who I was raising through high school when he needed a job in high school. He rode his bike. He couldn't go anywhere else. Without that McDonald's there, when it was one of the only places, my nephew wouldn't have had a job. Many of us who live in this area will have kids, we will have grandkids who will work in these areas. Okay? Many of us ourselves will work and own businesses in this area. Okay? We can't be just a bunch of houses without services and businesses to cater to us -- to cater to us and it's not fair for anyone -- I live in Castlebury West. My property value, if it's going to go up, if it's going to go down, just as much as anyone else. Okay? It's not fair for me to say my house is worth more than someone down on Ten Mile and that they should be burdened by the businesses I want to visit. It's not fair for us to keep passing our burdens on to everybody else. Every community should shoulder their own burdens. Costco, WinCo, they will bring road improvements a lot sooner than the planned 2021 and without Costco, like everyone else said, something is going to go there, just like my business at the corner of Linder and Chinden, businesses are going to come here whether anybody likes it or not. I like it. Thank you all, Madam Commissioner and Commission, for your time and for everyone else showing up for voicing your opinion, I appreciate it. Thank you. McCarvel: Thank you. And the lady in the gray sweater, did -- and is that it or are we going to -- because I'm going to let her speak and, then, we are going to close the public testimony, then, and take a break. Dawson: My name is Terri Dawson. I live at 3808 West Magic Spruce in Meridian. My -- there is only one Costco in the United States that has -- is in a residential neighborhood and -- can you guys hear me? McCarvel: Yes. Dawson: Okay. It's Lantana, Florida, and it was built in 1991 where -- could I show you the picture? Meridian Planning & Zoning Commission March 1, 2018 Page 42 of 73 McCarvel: It won't be part of it -- it can't -- on your phone it's not part of the public records. You will have to go back and stand and not -- speak into the mic. Dawson: Anyway, it's -- it butts up next to the freeway and there is residential, but the thing is is this Costco was built in 1991 and these homes came in afterwards. Therefore, the residents knew what they were getting into. So, anyway, I think it's -- I say I love Costco. I have been going forever, but I think it's as bad to be in residential. And that's it. McCarvel: All right. Dawson: Nothing. Okay. Thank you. McCarvel: Uh-huh. Do you want to make a motion -- we have got more -- okay. Let's take a break and we will come back to this. Five minutes. (RECESS: 9:57 p.m. to 10:03 p.m.) McCarvel: Okay. We will resume public testimony. Does anybody have anything new to add? Reynolds: Hello, Madam Commissioner and Members of P&Z Council. My name is Sally Reynolds. I reside at 1166 West Bacall Street in the Paramount Subdivision and some of you know me, you have seen me testify before on behalf of a group called Smart Growth For Meridian. So, I stand before today -- I'm concerned, as many people have already said, that Costco is a great company, but that this site might not be the right fit. It is not a referendum on their business practices. It is if their business practice fits at this location, which a lot of us do not believe it does. There have been traffic concerns brought up and one other that I wanted to add to that is because of an application which you have heard me testify on previously, which was recommended for denial to City Council and ended up being continued, it's now going to be remanded back to you, that application down the road -- those road improvements are not moving forward at all. So, I think it's wonderful that the road would be widened here and -- from Highway 16 down to Linder, but from Linder until Locust Grove it will just be a bottleneck and my house looks out right back between Meridian and Linder Road and I just see the cars lined up every single day. So, with that said, that -- I just see that bottleneck getting worse and worse and it is our responsibility -- Chinden is an east- west expressway. It is one of the most vital corridors that we have here in the Treasure Valley and it is our duty to protect it for the commuters who are from Nampa, who are from Caldwell, who are trying to get to work in Boise or Meridian. Another point of traffic -- I know that -- I mean Costco is great. I don't go there really often, but if I have to go I either go to Boise or Nampa, like they said, but I don't go often and when I come back out of that industrial area I just breathe a sigh of relief, because I am happy to be out of that traffic and that congestion and to go back to nice quiet north Meridian. That small town charm that's been referred to here earlier. And so to have all of that in north Meridian does not fit with the Comprehensive Plan or the goals of that Comprehensive Meridian Planning & Zoning Commission March 1, 2018 Page 43 of 73 Plan and I know that that will be revised, but a lot of man hours and expert testimony went into creating that for a reason and the residents did make decisions on that and so I believe that it's the Commission's duty to uphold that. The last item that I will say is if there are a lot of changes that are to the plan, which we have seen with a previous application just recently, I would urge you to at least, at the very minimum, continue it until there is more finality in a plan, because as residents we are going on -- I think nine months now going with an application that you all rightly recommended denial, but, unfortunately, that did not get taken into consideration and because it's been a nightmare process now. So, I urge you to recommend denial to the City Council and, hopefully, Costco can find another location more suitable for their business model. Thank you. McCarvel: Thank you. I think one more. Okay. Winter: My name Paige Winter and I live in the Bainbridge Subdivision at 4113 West Wolf Rapids Street. I -- for me, I know that Lost Rapids Drive -- Street will be used quite a bit. I am a frequent shopper at Craft Warehouse and Walmart and I go from one Craft Warehouse to Walmart back through that neighborhood, because I don't want to go around to Eagle and -- and Fairview and so I know that Costco shoppers will use -- I would if I didn't live -- I would use that road, Lost Rapids Road, to get away from the congestion that will happen at Chinden and Ten Mile. And also I'm wondering for Costco, if they received this much opposition in other places that they try to build, because it seems to me that they -- most of their locations are in more commercial areas than this. This is definitely not a commercial area, this is a residential area and I am not opposed to commercial development at all, I enjoy a neighborhood shop, but not the Costco shops. Huge shop. My son is one of nine boys about his age and they have dubbed them the Bainbridge Boys Club for fun and they run around the neighborhood and they play at different houses -- different neighbors and in the parks and in the Keith Bird Park and for them to -- I let him go, because I feel like it's a safe neighborhood and a safe place for him to be and he -- if this Costco were to come in and more traffic, I would be more afraid. I wouldn't let him go and have that old fashioned nostalgic -- let the boys go run around the neighborhood and play until it's dark and, then, they are supposed to come home, which I have told him to do and he enjoys that. If Costco were to come in, the more traffic like that, I would not allow him as much free rein as I do now, because I would be worried about the traffic and, really, I would be worried about strangers coming on that street and, you know, abducting him -- I don't know. Mom worries. But it would -- the ability to get to my home -- I travel that road two or three, four times a day. The ability to get to my home and the access to my home would be impaired by Costco and the traffic there and the enjoyment of my son and my family would be impaired as well. Thank you for your time, McCarvel: Thank you. Okay. One more. Southam: Yes, Madam Chairman and Commissioners, my name is Lynn Southam. I reside at 6508 North Salvia Way in Meridian. I won't be long, I just find it interesting that everybody thinks Costco is wonderful, but they would like it in someone else's Meridian Planning & Zoning Commission March 1, 2018 Page 44 of 73 subdivision. What I find really interesting is that the one thing we all agree on is why hasn't Costco looked at Highway 16 and Chinden or that area? No one opposes that. Everybody here would be in favor of that and so as you weigh this decision I think you may want to delay your recommendation until maybe Costco gives a response to that question, why not put it in the area that the whole community supports. Thank you. McCarvel: Thank you. I think there was one back -- Dennison: Madam Chair, Commissioners, my name is Kevin Dennison. I reside at 3244 West Salix Drive, Meridian. I know -- it's Spurwing Greens Subdivision. Can I get the -- the before and after comp plan, please. There are many issues on this -- on this proposed Costco and when I first heard about it and took a look at it -- and, by the way, I have been a developer here and one of the groups that started Roaring Springs Water Park, I have -- I have had businesses here and I live here as well and when I first saw the Costco project come in I thought, well, if the infrastructure here supports it, it's something that I could get behind and the more that I have taken a look at it and studied it, I have come to the determination that it just isn't for this area period. There right now are 16,000 trips -- this is Costco's words -- in front of Ten Mile and Chinden. With Costco coming in there will be an additional 17,000 trips and as anybody knows that lives out in that area, if you're coming down Ten Mile at any time of the day and want to make a left-hand turn onto Chinden, you will wait as long as five and six light cycles. Two days ago -- Tuesday at 2:30 I was headed east on Chinden and -- this is 2:30 in the afternoon and from Linder to Eagle Road it took me 27 minutes. So, what the -- the proposition is -- from Costco is the message of just pushing the bottlenecks further up the road. Ten Mile, they are talking about widening that up just until they get to the -- the park and, then, it will go back to two lanes in between McMillan and Ustick, we are back down to two lanes, a huge bottleneck there, and, then, we widen back up to four lanes until we get to the freeway. Same thing on Chinden going east and west. We are going to open it up, just to Tree Farm, or maybe a little past, and, then, eventually we are going to get to Black Cat, but, then, once you get to I-16 going east or going west, we are going to be down to a bottleneck again and it just isn't the right spot for this. In the comp plan, if you take a look at that, there is not one spec of dirt in that entire area that was ever looked at as being commercial. That comp plan was done with taxpayer money and I'm sure the city put a lot of time, effort, dollars towards that comp plan and we all bought into it and now you have basically told us that the comp plan means nothing and by heck we are going to bring in a Costco in a residential neighborhood. Nampa doesn't have it. Boise doesn't have it. Twin Falls doesn't have it. But, yet, you are going to throw it in one of the busiest sections in Meridian. Meridian is a great city. Don't mess it up. This thing needs to be stopped and it needs to be stopped now. Thank you. McCarvel: Thank you. Okay. Anybody else? Okay. Would the applicant like to come forward. Wardle: Madam President, Commission Members, Mike Wardle. I'm going to make just a couple of observations and, then, Mr. Turnbull will conclude. Interesting the comment Meridian Planning & Zoning Commission March 1, 2018 Page 45 of 73 made by the gentleman just up about the comp plan never showed a shove of commercial dirt out here. The comp plan in 2002 when it was first created had a hundred acres of mixed use regional, which would anticipate some very significant commercial. There has been no significant change in the applications. The only change was just the question of what the underlying land use designation would be. In looking at how best to implement the project it became clear that the commercial designation versus the mixed use regional was the most effective because of the unique character of all of the units and proposals on this site, the residential, as well as the commercial. Mitigation will start with this project on both Highway 20-26 and Highway -- or, excuse me, Ten Mile Road. Comment just made about the bottlenecks back down -- Ten Mile Road is currently in design by the Ada County Highway District with anticipation that they will widen the entire roadway from Chinden down to Ustick Road within the next two years. What they will do is hand off their plans to Costco to get that first mile done while they are working on the second mile. So, Ten Mile Road will probably -- coincident with the opening of this project have a five lane facility, if not totally completed with Costco's effort and shortly thereafter with ACHD. With regard to Highway 20-26, they are asking -- they are all suggesting to you this evening that we want more residential without any services. We are willing to drive through everybody else's neighborhoods to get to those services, but we don't want them here. Now, Costco is unique, no question about that. With regard to Lost Rapids Drive, the collector road that Brighton built in advance of any of these development opportunities, it is a two lane collector roadway with bike lanes. It was constructed with the intent that it would provide not only access, but also a separation, just as 20-26 separates Spurwing from the site and -- so, anyway, I'm going to just turn the time to Mr. Turnbull to conclude, but I appreciate your listening to our comments this evening. McCarvel: Thank you. Turnbull: Madam Chair, Members of the Commission, my name is David Turnbull. Office address is 12601 West Explorer Drive in Boise. I appreciate the testimony of everybody here. I really do. And I understand the emotions, some of angst that goes into an application like this. Change can be unsettling. But if you have lived here for a period of time like many of us have, we have seen a lot of change. Over the past several years I get -- there is two questions I get asked the most. Actually, first of all, I will go back to a comment I heard from a planner that came to one of our municipal leadership meetings. He -- and he was referring specifically to U.S. 20-26. He said who in their right mind would develop residential along that corridor and I raised my hand. I mean I think it's a -- it's a great neighborhood. I think we have developed some really great neighborhoods here and I understand the emotions of some of the residents that are here, but over the past few -- few years I get asked two questions more than anything else. When are we going to get Chinden improved, like it's my job, and when are you going to get us a Costco and I'm serious, I get that question all the time. So, I want to make it clear, we never owned this corner, the 15 acres where the -- that the Gossers own. We never approached Costco. They came to us and they assumed we owed that corner and I referred them on to Gossers. They started working on an application. Well, it could have been a Costco with no -- none of the surrounding Meridian Planning & Zoning Commission March 1, 2018 Page 46 of 73 commercial uses. It could have just been a plain Costco with a parking lot and a service station. They came to us and said let me work with you to improve some access, to create some setbacks, so we can get some more commercial retail pads that would be more conducive to an overall project and so we worked with them and we wanted to make the best project possible and, frankly, we have been pretty hard on them about some of the things they wanted to do for some of the things we thought were necessary to see to help protect the existing neighborhood, preserve traffic and the first thing I told them is you're not going to get anything here unless you make some significant improvements to the infrastructure and Costco stepped up to the plate. They are proposing spending 15 million dollars on infrastructure to widen not only Chinden, but Ten Mile Road. So, we are going to see significant improvements here. I have heard some of the comments about existing conditions on -- on Chinden. I have heard some testimony about some of the accidents. I drive back and forth every day. I live out in that area. Almost without exception I -- you know, anecdotally most of the accidents I see are on the two lane stretches. Where we provided the expansion -- we provided the expansion for all of Chinden between Cloverdale and Eagle Road. We developed all that property. We gave the right of way to ITD for the last expansion that they really did. We don't see very many accidents there were it's a five lane facility. I want to talk a little bit just about that -- that corridor, though. Many of you know we developed the Target store there at the corner of Chinden and Eagle and I got to tell you that when we did it we also did some apartments there, the Renaissance Apartments, and the neighborhood was very unsettled about that whole application. Even my own wife -- we live a couple of miles away. She was -- she was -- she didn't like it herself. I said, you know, right now you drive all the way to Milwaukee to get to a Target. You understand that. She said yeah. But we lived in the country and, you know, it's just one of those nostalgic things. So, we had some comments from some people that have come in since this testimony that have said, you know, I lived in that Hobble Creek neighborhood when Target was put in. We were all up in arms about it. But, you know what, they became a great neighbor and I think Costco is doing their level best to be that same way. Fred Meyer is close to our homes as well. I have a lot of neighbors that when Fred Meyer was proposed came out in -- in opposition. I had one neighbor in particular who was at every hearing opposing it. He told me six months later -- he said, you know, I went to all those hearings and I was against it, he said, but I kind of like it and -- so, that's just the -- you know, that's the way things happen. I mean even Rocky Mountain High School, when we put that into our Paramount Subdivision, you know what, it's a big traffic generator and it causes people concerns and do we have issues with some cut-through traffic? Yeah. But that's because we are required to provide connectivity and so we can't -- we can plan for it the best we can, but you're going to have issues whenever you have a traffic generator, but you have traffic generation already. I drive to the Nampa Costco, I drive right by this site and I go all the way to Nampa. So, I just want to reiterate Costco -- is fronting these improvements in -- in advance of them opening their store. So, I think that they have done a good job. I think when it comes down to it on these traffic issues, you have to trust that ACHD and ITD have done their job. This applicant has done it the right way. McCarvel: Please no comments from the audience. Meridian Planning & Zoning Commission March 1, 2018 Page 47 of 73 Turnbull: This applicant has done it the right way. It's done the traffic studies. It's taken them to ITD and you have approved traffic studies and approved sets of conditions in front of you for this Planning and Zoning Commission hearing, unlike one of the previous projects that you -- you had to deal with. So, when this project is completed it will become part of the fabric of the community. Like I said, I don't dismiss your -- the concerns that have been expressed by the neighbors, but I think this application has done a pretty good job. I will tell you that on the balance of the property we gave you a fairly accurate concept plan of what we expect to do with all of the residential area, because I didn't want the neighbors to think that, you know, just leave it blank there and think, well, this could be expanded in the future. We are drawing a line in the sand here and saying this is what it is. So, I will stand for any questions you might have at this point. McCarvel: Any questions for the applicant? Yearsley: Madam Chair? McCarvel: Commissioner Yearsley. Yearsley: So, I guess the big question in the room is why not 16 and Chinden? Turnbull: So, we own both properties. You would have to address that to Costco. They chose the site. They have looked at -- I mean we own the property. Some people have suggested Ten Mile and I-84, too. I see a lot of the comments and everybody has their idea of where it ought to go. You know, Costco representatives and traffic engineers are here to address any of those questions. Yearsley: Thank you. Turnbull: So, if you would like them to come to -- McCarvel: I think so. Yearsley: Actually, I think I would, if you don't mind. Whelan: Madam Chair, Commissioners, my name is Brian Whelan. To answer that question, we -- we have been looking for years for a -- for a site that was acceptable to us in Meridian. And just so you know a little bit about our process, we -- it's not just me who is involved in this -- this decision. We retain local help and in this case we retained Thornton Oliver Keller to help us with, you know, the local questions about how people move -- McCarvel: Can you pull the mic a little bit closer? Whelan: Sorry. Local questions about how people move in the market, perceptions of Meridian Planning & Zoning Commission March 1, 2018 Page 48 of 73 locations, and those kind of things. In addition to that, we have our senior management come visit all our sites, which we did in this particular case. I think the fundamental -- as I pointed out earlier about the Ten Mile site, I think one of the fundamental things that really attracts us to it is -- is the growth. When we looked at the growth, certainly in the near term, the five to ten year growth, it continues to be south of Chinden and what Ten Mile does is allows us to have all those folks filter into Ten Mile, get to the site and to be able to circulate through the site, so that there is access both to Chinden and Ten Mile. It creates a much more effective way to circulate people in and out of the project and serve, we think, the core market much better. If we went to 16 we are effectively having one point of ingress and egress out there, which I'm sure what we -- if we were there that would be the topic. How are you going to go get all these people in and out of here with one point of ingress and egress and -- and those are just some of the fundamental reasons why we considered -- we considered many others, too. This has been a process. Our investment is significant here and we -- we haven't made mistakes and we don't plan to and we really think this is the right spot for us. McCarvel: Commissioner Wilson. Please, no comments from the audience. Wilson: What we a -- we had testimony about just its proximity to residential areas. What do you say about that? Whelan: Well, the testimony was that there is only one Costco in the world that's near residential and that's just false. We -- we have multiple locations that are near residential. For example, Coeur d'Alene is surrounded by -- if you pulled up an aerial of Coeur d'Alene it's surrounded by residential uses. One of -- one of the letters we received through this process from one of our existing members was a member who just moved here from Lehi, Utah, and our building in Lehi, Utah, backs up to some very desirable single family residential and this particular member lived in that subdivision and I could read the e-mail to you if you would like, but she just raved as to how good of a neighbor we were and how that we did not negatively impact the property owners of those immediately adjacent residential properties. There are others. We just completed one in Louisville, Kentucky, where we are surrounded by residential on three sides. I have done projects in Toledo, Ohio, where we are surrounded by residential. There are many examples where we have residential nearby. It really is, you know, a market determinate in terms of -- of what makes the most sense for us. McCarvel: Commissioner Yearsley. Yearsley: I just -- anybody else had questions? McCarvel: Anybody else for the applicant? Yes. Fitzgerald: Overall? McCarvel: Yes. Meridian Planning & Zoning Commission March 1, 2018 Page 49 of 73 Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: Just for Mr. Turnbull or -- either one of you could answer. Just for the record, can you explain the process of timing for road improvement, so everybody in the room can understand, because we have heard about 14 different versions of that tonight. So, I just want to clarify for the record when the roads are going in and what timing and, then, how far they are going to go, so we are all on the same page. Whelan: Yes. Right. So, just -- just as broadly, so we, obviously, have a process to go through here. If we are fortunate enough to be successful, you know, that will take us into the summer of 2018. After -- after that we would acquire the property and, then, begin all of the -- the planning process in terms of the plans that are necessary for the road improvements. That would occur from 2018 to 2019. It's really a two-step process. ACHD already has Ten Mile scheduled to be widened and they have initiated the plans for Ten Mile already, so they will -- they will be completing those plans. We will be completing the plans for Chinden. That planning process in terms of developing those plans and pursuing the right of way will happen between 2018 and let's hope early 2019. Some of these dates with right of way are -- you know, we can't be specific on. And, then, we would start construction hopefully in late 2019 and be able to open the new Costco in 2020, but the roads would be -- Fitzgerald: Can you talk about the roads? Whelan: There were -- there were several allegations or -- and statements relative to the roads. To be clear, the condition that we have from ACHD, as well as ITD, is that we would not be able to open until Ten Mile Road has been widened as proposed and Chinden has been widened from Linder to Tree Farm. There is a second phase that would take the Chinden improvements from Tree Farm to Highway 15. We ideally would like to do that all in one phase. The reason that there are two phases is is that the traffic report and ITD has concluded and agreed that the impacts of our project only would require us to expand it to Tree Farm, but they are asking us to go above and beyond what the minimum requirements are and that would be that last segment from Tree Farm to Highway 15. Again, we would like to all do it at the same time. The practical reality is that right of way gets a little more complicated from Tree Farm to 16. And the other part of Chinden most of the parcels are larger, they have already been set aside, and it's more of an execution in terms of acquiring that right of way. It gets more complicated when you get further out. It would be our hope and desire to do it all at once. We are not in the road building business, we don't want to do it more than once, and consequently if we could do it that way that -- that would be our desire. Fitzgerald: Thank you. McCarvel: Do you have anybody like -- I mean that's come to you and wanting some of those outlying property -- the outlying pads around the gas station and -- Meridian Planning & Zoning Commission March 1, 2018 Page 50 of 73 Whelan: The Gossers will -- will control those pads, so I will let them respond. Gosser: Trevor Gosser. 74 East 500 South, Suite 200, Bountiful, Utah. We haven't gone out and marketed these out parcels yet. We are waiting, you know, to get through the approval process. We don't like to speculate on land and build buildings. Obviously, we -- we need the infrastructure and improvements that come in. So, we have held off on marketing the out parcels until we get approval. McCarvel: And I know the staff report is asking -- recommending that the gas station be moved further to the south, so is that something you -- you would be in consideration of or why -- Gosser: Yeah. We do not agree with that recommendation and you have before you for the site plan now a -- the location of the gas station, as has been pointed out here, they are the busy. So, what -- while we like to be -- full disclosure, we like to be on the corner, we like to have the visibility, but the more important issue for us is making sure that the traffic flow associated with our gas station -- fuel facility works optimally. In this particular case it was pointed out early -- earlier that about 20 percent of our traffic would come from the -- from the west. So, consequently, in the initial stages we think the majority of our members will enter off of Ten Mile and when they enter off of Ten Mile, in order to get to this fuel facility they would make a right-hand turn. The staff is recommending that we pull that fuel facility closer to that intersection. Our experience is is when you're asking people to make a right-hand turn and, then, another quick right- hand turn, it doesn't function properly. By having it on the corner those members can make a right turn and have what I call a runway to have a little distance before they have to make the movement into the fuel facility and by doing that that gives us more spacing to manage that traffic and, then, those folks can get into that fuel is facility with another right turn. So, they are very easy movements. But the critical part is is to not try to burden that intersection with too many immediate movements and for those reasons we think that, you know, moving it further south really doesn't function for the overall project. We don't think it helps the overall project. Perreault: Madam Chair? McCarvel: Commissioner Perreault. Perreault: To that point can you speak to the staff's concern about that -- that right turn, that entrance being so close to Ten Mile and whether that's going to create a traffic issue? Whelan: Are you asking me? Perreault: Whoever would like to respond. Whelan: So, I'm sorry, the entrance -- Meridian Planning & Zoning Commission March 1, 2018 Page 51 of 73 Perrault: The entrance to -- so, just to the west of the -- of the commercial lots as you come to -- you know, off Lost Rapids going north. Whelan: Off Lost -- okay. So -- Perreault: Directly to the east of the townhouses from the entrance from Lost Rapids. Whelan: Okay. So -- yeah. Sorry. I'm going to let the traffic guy help. Daleiden: Madam Chair. Madam Chair, Commissioners, the -- Andy Daleiden, Kittelson & Associates. The question with the access off of Lost Rapids Drive there and that location -- so, there is two elements there. The aspect there that's going to be a signal -- signal on Lost Rapids and Ten Mile and, then, you will have that access there. Separation wise, you know, from our perspective in terms of looking at what the storage needs are for the signal, that there is adequate distance there to have that as a full access at lost -- for the entry off of Lost Rapids. Second, it was -- the location there was to line up with the access that's existing on the south there with the church, so providing that. So, that was part of the site planning there. But, additionally, just on Lost Rapids there, that section would be improved, so there would be a dedicated left turn out heading to -- turn onto Ten Mile. There would be a through lane and, then, there would be a right turn. So, that additional elements that's within the existing curb to curb would be done in that section to be able to help manage that at key length at the signal, which is one of the concerns when you have, you know, maybe a closer spaced access and we -- ACHD has approved that, you know, through -- through our analysis. Perreault: Madam Chair? McCarvel: Commissioner Perreault. Perreault: Will there be dedicated left turn back out onto Lost Rapids from the exit -- entrance-exit? Daleiden: Yeah. On -- Madam Chair, Commissioner, the aspect on -- on the driveway itself for further for Costco and the rest of the development there would be a left turn and a right turn and it would be determined on -- if that's left through or through -- through right for the -- but, yes, there would be that dedication. Yearsley: Madam Chair? De Weerd: Commissioner Yearsley. Yearsley: I guess in your study of this, do you know -- you know, everyone is talking about the bottleneck. I know this is not within our purview, but the bottleneck from Eagle to Linder, do you know if or when ITD is planning to widen that road or have you heard of any -- and I -- like I said, you may not know, but I was just curious if you knew if Meridian Planning & Zoning Commission March 1, 2018 Page 52 of 73 ITD was planning to widen that anytime soon. Daleiden: Madam Chair, Commissioner Yearsley, ITD is in the design phase right now of -- for widening Chinden Boulevard between Locust Grove and Eagle. So, that's in the design phase. I believe it's a 2021, 2022 time period for that to go into construction and, then, the section between Locust Grove and Linder Road, that's being evaluated as part of a separate application with Linder Village, looking at that as a potential fund -- potential improvement package with that project. And, then, this project is looking at, as was indicated, from Linder Road to State Highway 16 widening. So, the planning, you know, potentially, you know, if -- if the development projects and the ITD project that is sometime in 2023, 2024, that whole corridor would be widened to five lines, which is a significant improvement for that. Otherwise, these sections in here would be delayed. That the plans that we have -- in conversations with ITD about their approach to widening is that they will be alternating between Chinden Boulevard and State Highway 44, one mile segments, and doing that from a widening standpoint. So, you can go back right now, thinking about the -- they are starting with Locust Grove to Eagle and, then, the next one would be State Highway 44 and, then, come to Chinden and vice- versa. So, it will take several years for this section to be widened without some of the, you know, project support through development. Yearsley: And, then, the follow on question -- and is State Highway 16, from Chinden to the interstate, even in the books or even projected at this time? Daleiden: Madam Chair, Commissioner Yearsley, the project right now just went out. There as a request for proposals out that Idaho Transportation Department released for the design of that roadway, but it's estimated I believe a 400 million dollar type investment to do that, so it's still a ways out from being able to get the funding for that improvement. But from a design standpoint that is out on the streets. Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: And, then, they haven't even identified or purchased right of way for 16; is that correct? Or your understanding? Daleiden: Madam Chair, Commissioner Fitzgerald, that's probably -- that's out of my purview to be able to address that. Fitzgerald: Okay. Yearsley: Madam Chair? Fitzgerald: Can someone speak to -- we have delivery time set up and in the -- in our staff report and in the requirements for the project. I think we have had a couple of comments about truck idling beforehand. Can you speak to that, just so that we have Meridian Planning & Zoning Commission March 1, 2018 Page 53 of 73 an understanding of what that looks like? You have fuel trucks showing up at 2:00 a.m. and waiting around with their, you know, their engines on for the numerous hours, how does that work for Costco? How do you guys regulate that? Whalen: The majority of our trucks come from our -- we call it the Depot -- it's a cross- docking depot. We operate a little bit differently than most retailers in that we encourage most of our vendors to bring the products to our depot, which in this case would be served out of Salt Lake City and, then, we put those products on our own trucks and deliver them here. So, in this particular case really in response to some of these questions at the neighborhood meeting, we agreed that none of our deliveries would occur between 10:00 p.m. and 5:00 a.m. So, we have agreed to that restriction. That's a condition in the staff report and we find that to be acceptable. That goes for fuel trucks as well, because the -- the majority of these trucks come from our depot, we have the ability to stage them such that -- you know, we don't want them coming when we are not ready for them. So, the objective is -- is that that situation would not exist where they would be idling and waiting, because they are coming from our own depot that we would be able to sequence that such that those deliveries could occur without that requirement. McCarvel: Commissioner Yearsley. Yearsley: I have another question, then, probably for -- for Dave on the -- the residential property to the -- to the west, you're asking for an R-15 zoning, but as I just want to clarify, in the development agreement you're asking to -- to limit that to an R-8 capacity; is that correct? Am I getting it correct? Turnbull: I think in the staff report we have limited the density between five and eight units per acre. The R-15 zone is there primarily to get the dimensional standards. It's been something we have grappled with for a long time, you know, we have talked about these different zoning designations and probably someday the UDC will be modified to where it has more flexible zoning designations in the R-8, but for right now to get this kind of unique patio home type of environment, it's R-15 dimensional standards we use with the R-8, essentially, density limitations. Yearsley: Okay. McCarvel: More green space in -- Yearsley: Oh, no. Absolutely. I just -- I just -- like I said, my concern is -- is if we give them the R-15 density, having them come back in the future and asking for something different, but if they are agreeing to limit that between five and eight I'm more comfortable leaving it that as the R-15, so -- McCarvel: Yeah. It means to stay -- the plan relatively close to this plan. Turnbull: Madam Commissioner and Commissioner Yearsley, we anticipate that Meridian Planning & Zoning Commission March 1, 2018 Page 54 of 73 condition being in the development agreement. Yearsley: Okay. That's perfect. Cassinelli: Madam Chair? McCarvel: Commissioner Cassinelli. Cassinelli: Question for Brian. We were just talking about delivery time periods and I think you said 10:00 p.m. to 5:00 a.m. Whalen: Correct. That none -- Cassinelli: None during those -- those hours. Would you be flexible to widen that to say 7:00 a.m? Whalen: While I would love to be able to say yes, the nature of our business, as you know, our product is -- we don't have a back room. Our product is on the floor in the racks. That's -- that's where we store our product and we do not -- for safety reasons want to put product onto the floor while we are open for business. So, we need to have the majority of our deliveries -- especially the larger deliveries -- occur early, so that we can get that product off the truck and into the racks before we are open. So, it's just not practical for us to -- to agree to that type of delivery restriction. We really reached to get to the 5:00 a.m. Yeah. Dave is suggesting I speak to handling it inside. Again, that product comes off -- off of our trucks and into our racks by 9:30 in the morning, so that it's -- so that it's there before we open. It's the way we do business. We would really like to start delivering at 4:00 a.m. if we could in order to meet -- meet those delivery requirements. Cassinelli: Okay. McCarvel: Any other questions? Perreault: Madam Chair? De Weerd: Commissioner Perreault. Perreault: I have a very specific question about the site plan that -- the area to the east of the R-40 location, what kind of buffer is there between those residences and that drive? Whalen: I'm sorry. Are you saying on the plan or -- Perreault: The east side of the townhomes. Whalen: I'm going to let Mike speak to that. Meridian Planning & Zoning Commission March 1, 2018 Page 55 of 73 Perreault: Or apartments. I think those are apartments there. Yes. That's right. In that little -- Wardle: Oh, so you're just talking about the service drive -- along the west side of that service drive, the commercial on the east, the apartments to the west? Okay. Perreault: That's not just a service drive, that's access for the public -- to the development; correct? Wardle: Yeah. But it's a private -- it's a private drive system. Sonya, help me out. The requirement for the -- the landscape buffer, since we have the residential use on the west side of that drive and commercial on the east, what does the -- what is the requirement for the width? I believe it's 20 or 25 feet, is it not? Allen: Madam Chair, Commissioners, it is 25 feet on the resident -- excuse me -- on the commercial property to the residential uses. Wardle: So, we are not talking about an absolute dimension today, because that has to come back for conditional use and CZC, but we will meet the requirements for the buffering virtually all the way around these other uses adjacent to the commercial and you will see there is a very significant one between the Costco and the proposed patio homes that Mr. Turnbull just mentioned. Thank you. Yearsley: While you are -- while you are there, I know at the last moment we changed -- you requested the change in -- in the future land use map and I know that the staff had gone through and made changes to the staff report based on that condition. Can you -- I know we have got the revised staff reports. I just want to make sure -- there is a lot of stuff that's deleted and then -- and that was deleted because it was not required for the current future land use map designation; is that correct? Wardle: That is correct. Yearsley: Okay. So, really, the staff report really didn't change, it was just -- it didn't have to meet those conditions, so it wasn't required to be in the staff report. Wardle: That is correct. Yearsley: So, I was just, you know, trying to understand, you know, what -- what has changed, what's there, why it has changed. It just helps me understand that a little bit cleaner, so -- Holland: Madam Chair? McCarvel: Commissioner Holland. Meridian Planning & Zoning Commission March 1, 2018 Page 56 of 73 Holland: One more question for you, too. Is there anything else that was in the staff report, aside from shifting the fuel sales facility, that you had issues with or any disagreements with? Wardle: I cited H earlier. I don't have that in front of me. If you would -- somebody would refresh my memory of what H is. Allen: Madam Chair, would you -- McCarvel: Yes, please. Wardle: Oh, yes. Oh, yes. Allen: It sounds like the applicant has it. Wardle: It's right here. It was suggesting that we actually put priority access onto Lost Rapids, with the assumption that there would not be access to Chinden Boulevard. ITD has approved those access points. The City Council will have to confirm those access points in its action when it considers the proposal, but it's clear from the neighborhood concerns that we don't want to do anything that would force more traffic on Lost Rapids and away from the major transportation corridors. That's the issue. Turnbull: Madam Chair, can I just follow up on that briefly? McCarvel: Sure. Turnbull: It was suggested during the public testimony that access restrictions to State Highway 20-26 have gotten more restrictive over time. I have been involved in this for a long time and we actually funded the north Meridian area plan years ago -- I can't remember how many years ago -- where we brought in all the stakeholders and talked about Chinden specifically in great detail and it was decided at that point that -- that signalized access to Chinden Boulevard should be restricted to the half mile points and we have -- and you can see that we have followed that pattern in our Paramount project and in our -- you know, in Bainbridge and Spurwing Greens. We are not proposing any additional signals with this project. However, it is true -- and I sat on the -- ITD convened an access management committee a number of years ago to talk about state highway access requirements, striking a balance in urbanizing areas for access controls and they came up with some very specific requirements and allowances for some additional access points that would promote a balance between safety -- I can't remember the criteria, but it was safety and economic growth and those kind of things. So, it's -- it is actually true that access has become -- not more restrictive, but there are allowances now being provided for just this kind of an instance. However, we stand firm about not having any more signals than at the half mile point. That's something that's been in the plan for a long, long time. Thanks. McCarvel: Any other questions for the applicant? Okay. At this time could I get a Meridian Planning & Zoning Commission March 1, 2018 Page 57 of 73 motion to close the public hearing for item H-2081-0004. Holland: So moved. Fitzgerald: Second. Cassinelli: Second. McCarvel: It has been moved and seconded to close the public hearing. All those in favor say. Opposed? Motion carries. MOTION CARRIED: ALL AYES. McCarvel: I think we have several issues to discuss. Does everybody feel like they have all the information they need to move forward tonight or would we like to discuss that for a while? I think -- yeah. This is a big change on -- I mean the designation has changed, so we do want to give this careful consideration. I think this is a good layout. I mean we just need to discuss, you know, a lot of -- obviously, our main issue is the traffic and just general quality of life was the general opposition, but we had a lot of public testimony via e-mail as well in support. So, I think a couple of the issues -- you know, when I first heard about the Costco going in there was, okay, you put this next to a residential and, you know, you have got these -- the noise at all times, but, you know, I think have made some considerable considerations about delivery times and this is not a 24/7 open facility. And I, for one, think if it goes forward, I -- I like the gas station I think where it is. I think it allows -- they have given it a lot of thought in the stacking and, you know, the one way in and out and everything, I think leaving it on the corner is probably okay. Holland: Madam Chair? McCarvel: Commissioner Holland. Holland: Well, first of all, I want to thank everybody who showed up here, because I know it -- it says a lot about our community that we have citizens who care about the projects that we are seeing. We are all residents as well. I'm born and raised in the City of Meridian. Grew up off of Eagle and Franklin Road, so I'm well aware of some of the development changes that have happened throughout this community. One of the most interesting quotes I think I have heard when you talk about economic development is about growth and you can either design smart growth or you can have growth happen to you and so as we think about, you know, what we -- what we want to see in the city and where we want to have it, we want to have a good mix of residential, but we also want to have a good mix of commercial and employment centers, so that we can really meet the needs of our community and our citizens. The more you have bigger neighborhood pockets and less of those services I think the harder it is for community citizens to get to some of the services. So, a couple of things I thought were interesting reading through the staff reports and some of the things that came in. I know that Meridian Planning & Zoning Commission March 1, 2018 Page 58 of 73 COMPASS did a study -- pull it up real quick -- talking about the housing ratio to employment mix and so when you look at that they say the jobs per housing ratio in this area is about .5 and a good jobs housing balance will be a ratio between one and 1.5. So, in this area, yes, right now it's -- it's primarily been a residential area, but I think it's also a major corridor where there is a lot of people commuting back and forth and typically good growth tends to go along some of those major transportation corridors, so regardless of what goes here, I think we are going to see more development opportunities coming in off of these highways, especially as Highway 16 gets completed and kind of connects into that corridor. I think the developers have done a really nice thoughtful job of thinking through how they could integrate housing in kind of a tiered structure into the Costco, so it wouldn't be as much of a burden to some of those neighboring residential areas. I know we have got a lot of items to discuss here, but I think I'm in favor of the project the way that they have laid out. I agree with leaving the -- the gas station where they have got it up in the corner, because I think they have made some good points about transportation flow in and out of the property. That's what I have got for now. McCarvel: Thanks. Commissioner Yearsley. Yearsley: I would actuaIly prefer Commissioner Fitzgerald go first, but I will take a stab at this. So, the two big things that I think I have heard on this one is the Comprehensive Plan change and two is traffic. Interestingly enough, two to three years ago ITD finished a study identifying that the state has a three hundred million dollar shortfall in transportation funding for the state for locals and for ITD and identified that if we don't do anything, you know, we will continue to have problems. Interestingly enough, the state legislature only gave them a pittance of that 300 million and said you don't need more and then -- and, then, in that what they gave more was only designated to maintenance, not to expansion, and most of the ones who were opponents of funding transportation were actually Meridian senators and representatives. So, you complain about ITD and ACHD for not fixing the roads -- it goes farther than that. It goes to the state legislature. They are unwilling to fund transportation and transportation growth. So, having Costco step in and -- and actually fund a good portion of this growth or expansion, in my opinion, is actually a benefit to our community. They realize the deficit. They can't fix the entire problem, because that's just too enormous. That has to be done on a higher level than just Costco. But I think they have stepped up to try to fix their surrounding problems. They have worked with ACHD, they worked with ITD, to try to come up with how do we -- how do we at least fix my area. So, I do applaud them for that and understanding that growth. I have heard a lot of people asking for services in this area, you know, because a lot of them when they have moved out here, you know, they had to go back to Boise or to Eagle Road for services, now we actually can actually bring services to them, so they don't have to travel very far. I know it might be an inconvenience for a few, but I think as a whole I think this is actually a good area and, in fact, I would actually be amenable to having commercial all the way to Tree Farm, but they decided not to go that route, because they didn't want to be too much commercial. But I think there needs to be some commercial corridors in this area to service the locals and I think if you look at the Comprehensive Plan that when it was Meridian Planning & Zoning Commission March 1, 2018 Page 59 of 73 done it was in 2008. Many of the homes out that way were not even out there in 2008 and so we have all contributed to that traffic and that growth and -- and, you know, they are talking to not allow this to stop growth. How do you -- you know, where do you draw that line? Do you draw the line now? Do you draw the line in the future? Should we have drawn the line before you got here? Those are always tough decisions to make on how do you do that. But, you know, I think for this application, the applicant has actually put limitations on themselves for what they are asking for. Regarding the -- the apartments, everyone is concerned about apartments. They have actually limited them to a smaller number than what they could potentially be allowed. Regarding the zoning for the homes, they are limiting themselves smaller than what they could be allowed. I appreciate those limits and, actually, having those steps. So, I actually -- I believe I am in favor of this application. I am in favor of the gas station at the corner. I think it makes more sense and I think it will help with traffic congestion in that area. So, that's all I have for right now. McCarvel: Next? Cassinelli: Madam Chair? McCarvel: Commissioner Cassinelli. Cassinelli: Question for staff. Just a clarification. Currently it is mixed use community; correct? And we are looking to go to mixed use regional and now to commercial; is that correct? Allen: Madam Chair, Commissioners, currently if you will look there at the map on your top left, the yellow area is medium density residential and the small corner area, the brown area, is mixed use community. The applicant's original request was for the entire property, the medium dense residential, as well as the mixed use community, to be mixed use regional. Their change has gone from -- gone back to the -- excuse me. They are now proposing for the medium density residential that exists today to remain on the western portion of the property and, then, the eastern portion of the property to go to commercial. Cassinelli: Okay. Thank you. Fitzgerald: And, Sonya, can you keep that up? Madam Chair. McCarvel: Commissioner Fitzgerald. Fitzgerald: So, I -- this one is a hard one, obviously, because I have my fellow neighbors in the audience and -- and it's tough. But I -- I have taken numerous positions on this Commission that I got to follow what I normally do and so you look at the map, Spurwing was originally designed to have commercial in it. It was designed to have -- it was -- Tree Farm was done by Derek O'Neal and it was originally looked -- supposed to look like Valen Crossing and so that was restaurants and commercial and Meridian Planning & Zoning Commission March 1, 2018 Page 60 of 73 it was walkable, but it was also -- it was supposed to be commercial. That and so things have shifted with the changes in times and a down -- the downturn in the economy. So, there was commercial supposed to be there and I think services were a piece of that and a piece of this hard corner. This was also a state highway. It's going to be seven lanes eventually and we hope to God that the 800 people that wrote letters to all of us and to the City Council, will send letters -- go home tonight and send letters to your legislators and tell them it's ridiculous that we are waiting this long to get highway funding. It's crazy. And so one of the conversations I have had with legislators down there is public-private partnerships may be the only way we can get our state highways funded and so this is a hard corner. I have -- it's where commercial makes the most sense. It also comes with houses aren't built in certain parts of it yet and there are buffers between the houses that are there currently and what's coming in the future. So, I -- I tend to lean towards what Commissioner Yearsley and my fellow Commissioners have said, this is -- I think Costco has done a good job of trying to defuse what issues are out there, while also providing some significant capital into the game to help us with our infrastructure issues and I do agree that the fuel station should probably stay in that corner. McCarvel: Yeah. I tend to agree. I mean even though it seems as a big leap going to the commercial designation, I think as a commercial designation goes that even though the Costco will, obviously, generate a lot of traffic, it's -- just in how they do business I think it -- it's not as commercial as it could -- you know, as the designation makes it sound. I mean -- Fitzgerald: Have three story apartments. Please, folks. Cassinelli: Madam Chair? McCarvel: Commissioner Cassinelli. Casinelli: Can I take a swing? First of all, I think we all know that -- that Brighton does a -- a first class job in -- in their developments and Costco is willing to invest 15 million in the roads that we may not see for a long time. That said, my issues with this are -- I feel that this needs to go somewhere in the half mile mark where there can be a light onto Chinden directly from Costco. Trying to get out onto -- onto Ten Mile, will the current layout shows access to go left onto Ten Mile and, then, left or right onto Chinden, that may be restricted in the future and most likely will be. There is no left turn available onto Chinden. I think there is going to be -- what's going to wind up happening is a lot of traffic being routed through a residential collector distributor that is not made to handle that, going past a park, so I see a lot of -- a lot of issues with that. Also in going from the mixed use community, the retail limitation there on building size is 30,000 square feet. Now, we are going five times that size is what they are pushing for to one to -- over 168,000 square feet. I look at Boise and Nampa and those -- those are surrounded by commercial. They develop commercial around -- the Boise Costco was there before I came here, but, you know, when Nampa was built there was no residential. There is residential to the north, to the east, and being developed to the Meridian Planning & Zoning Commission March 1, 2018 Page 61 of 73 west there. So, I -- with that I have an issue with that, too. It's just -- it's coming in after the fact, into existing homes and I think we have got to -- you know, it's our responsibility to take a look at -- at the surrounding areas and it's -- you know, we are not bringing residential up to an existing commercial facility, it's going the other way around. So, I think that really needs to be looked at and the biggest concern that I have, again, is -- is that traffic flow getting out. It's going to -- it's going to take people through the Lost Rapids, it's going to -- on that corner -- and isn't the fault of -- of the development, it's not the fault of Costco or anyone, it's just -- it's the way that these roads are laid out and access points. If there was a -- if there could be a light that would allow traffic to go left or right onto Chinden right out of -- right out of Costco I would like the project. As it stands, because of that, I'm not in favor of it. If it were at the half mile point it would have the light and I would be happy with it. Yearsley: So, can I follow up with your thought? So, if they swap this you would be in favor of the project? Cassinelli: Put it down -- put it down at Tree Farm? Yearsley: Yeah. Cassinelli: Well, I think that it's a little late for that, isn't it? Yearsley: No, I'm -- I -- Cassinelli: If it were there and the project were originally -- the entire development were already set up for that and the homes that were there and going in around it knew what was happening, I would have a -- I would have a different outlook. As it is I look at a map and I -- you know, a mile down the road between -- between 16 and Black Cat -- you can do it. Yearsley: Yeah. I was just posing it -- just a question -- McCarvel: Quiet, please. We have heard you all. Yeah. I see Ten Mile -- the access out there as being a lot like what happened -- what Cole is right now to the Costco out there. When I first started going to Costco there you could take a left or a right out of that -- not the Lost Rapids one, but the other one up north and now, you know, they put the barriers there and you can only take a right going out of that particular entrance and they have got the light down farther to the south, which is exactly what's going to happen here and that's -- you know, it's just -- it's pulled all the traffic down there, so you -- and you can go out left or right pretty easily at that mark and I would have to agree that the majority of the traffic going out onto Chinden is probably going to be going to the east, you know, at this point, so -- Cassinelli: Can I add one more thing on that? McCarvel: Commissioner Cassinelli. Meridian Planning & Zoning Commission March 1, 2018 Page 62 of 73 Cassinelli: What I see if people could only -- they come out of that -- that southern drive by the commercial and came out on Lost Rapids and can only turn left and go out to Ten Mile and then -- and, then, go that way, it would look a lot different, but the fact is they can go through Lost Rapids -- they can take Lost Rapids and go over to Tree Farm and out that way and if -- if I was driving out that way that's how I would do it. I'm trying to look at this from a -- I'm trying to look at this as a -- from a -- from a neutral aspect. I don't -- I don't live in that area. I'm about three miles away. Personally Costco -- the closer it is would be more convenient, but I'm trying to look at this as the big picture and what this is going to do to the city, what this is going to do to the -- the residents of Meridian that have already bought homes there and that live there and to me -- and my views here, that's -- that's always -- that’s the position I have -- that I have taken is what's there first and how do we incorporate the things around it. Again, it's that traffic flow. To me that's -- and it -- I just see a lot of traffic going through -- cutting through, going through Tree Farm. I mean I see -- people are going to be backed up on Ten Mile going north. I have already been in a situation where I have been backed up. Of course, it's one lane and you do sit through a couple of cycles. People are already going to be making that -- that cut off now. Obviously, when Ten Mile -- when that intersection gets -- gets improved and you will have two left turn lanes, it will be a lot smoother and I don't think people go through that way, but I think coming out of Costco to go out to Chinden that's what's going to happen and with -- with the number of residential homes in there, with kids and there, I -- in the park, I don't like it. McCarvel: Anybody else? Commissioner Wilson? Wilson: Yes. So, rather than bash on the legislature, which I would love to do, or even talk about how I think that -- you know, I think this does fit what we are looking to do in Meridian in terms of having more economic development and good commercial development, because I think that's what Costco is. I mean just looking at that corner, again, with the Comprehensive Plan -- I mean we heard a lot about -- well, this is how we understood or, excuse me, the future land use map. This is what we understood it to be. We are making some kind of leap. I just don't -- I don't just think that's the case. Again, I mean that corner is mixed use commercial -- you know, the only thing -- I mean mixed use commercial, sample uses, personal and professional offices, schools, parks, residential, retail office, high density residential dwellings, community grocery, garden centers, hardware stores, restaurants, banks -- again, I don't think we are making a leap here in terms of our discretion in -- in allowing this Costco here. I think we are -- I think we are using a degree of discretion, but we are also following what the comprehensive -- or the future land use map tried to look forward to. Again, it was made 11 years ago. That was pre-recession. That was pre the spectacular growth that we saw -- have seen in Meridian. So, in many ways I just don't see us making a gargantuan leap here and we have a development that I think -- I mean it's a great development and I think I'm supportive of it. Perreault: Madam Chair? Meridian Planning & Zoning Commission March 1, 2018 Page 63 of 73 McCarvel: Commissioner Perreault. Perreault: Unfortunately, I disagree with Commission Wilson. I -- I think it's a big leap from mixed use community to commercial. I believe the intention of mixed community is to increase pedestrian traffic to -- to make it more of that neighborhood feel and I don't think that -- that the commercial designers as it is will do that. Now, that's not to say that mixed use community still fits that location. That's just what the plan is at this -- at this moment. I do wholeheartedly agree with Commissioner Cassinelli about the traffic. I have concerns about how the traffic flows within the development, how it -- Chinden, the right-in, the right-out, not being able to turn left from Chinden into the -- into the development with a light. So, those are my main concerns are traffic flow within -- within the development and going around that -- that corner of being a state highway and definitely see opportunity for traffic issues, just with -- you know, if somebody's in that -- that left hand lane heading west and if people are coming from the east -- west to the development and, then, you know, they are slowing down in that straightaway left turn lane to get into -- or the straightaway lane to get into the left turn lane, they are slowing down and, then, they are sitting in a left turn lane stopping and how many people have you seen that pull out into a left turn lane, so that they can sit there for a minute to get into the opposite direction of traffic. I just -- I see there being a lot of traffic issues just having a left turn lane with no lights coming in and out of Chinden. Holland: Madam Chair? McCarvel: Commissioner Holland. Holland: So, looking at the -- the transportation issues, I agree there will probably be a little bit more of a strain on Lost Rapids and Tree Farm Way than I would like to see as well, but I think if you have got people that are heading westbound on Chinden, if they turn left on Ten Mile at that light there, they can turn right into Lost Rapids. I think the challenge will be if they are trying to head back westbound again on Chinden, getting out of the complex, that's probably the biggest sticking point I think all of us are seeing here. At the same time I think it's really generous that Costco is willing to put up so much money to help enhance these road improvements coming earlier than what ITD or ACHD would be able to do. Whenever you have got a developer that's willing to invest in putting in some of the infrastructure, I don't think that will come along every day that we would see the ability to put in some of those infrastructure needs now, so that we can move forward in getting some of this development underway. So, I think there is kind of a double edge sword there, too. There is certainly some challenges with -- with how that Tree Farm and Lost Rapids flows, but I think enhancing those corridors so we can get people moving faster through those spaces -- good thing. McCarvel: Any other comments? Suggestions? Cassinelli: Madam Chair? McCarvel: Commissioner Cassinelli. Meridian Planning & Zoning Commission March 1, 2018 Page 64 of 73 Cassinelli: I just want to kind of reiterate my comment -- the one comment earlier that said in the zoning changes proposed we are going from a maximum of 30,000 square building to 168,000 square foot. So, that is -- this is a big jump. I also wanted to piggyback on something that Commissioner Fitzgerald said and that was up -- he brought up Brown Crossing and, boy, I would love to see something like that somewhere in this part of Meridian and, again, just reiterating my comment that there is so much residential already there to the north, to the east and it will be west and south -- which came first and in other locations Costco came first and not in this one. So, that's -- again, I just wanted to reiterate those comments. Thank you. McCarvel: Okay. We all still thinking? I will give you a moment. Fitzgerald: Madam Chair, question for staff. McCarvel: Commissioner Fitzgerald. Fitzgerald: Sonya, so -- a couple things for -- if this was to go forward -- so, we have 109 units we are tying this to for the high density residential, the R-8 max to the -- on the medium density residential and all the renderings and those that we have are -- all going to a DA; is that correct? Allen: Madam Chair, Commissioners, that is correct. And you can find that in Exhibit B of the staff report. Fitzgerald: Thank you. McCarvel: So, are we at the point for a motion or would we like more discussion? Have you had enough time to -- Cassinelli: Madam Chair? McCarvel: Commissioner Cassinelli. Cassinelli: Turn on my microphone. I'm willing to throw out a motion and see what happens. After considering all staff, applicant, and public testimony, I move to recommend denial to City Council of file H-2018-0011 on -- on the grounds of issues with -- with the traffic layout, with ingress and egress to the complex and also opposition to a zoning change from mixed use community to commercial. Perreault: I second that motion. McCarvel: We have a second. It has been moved and seconded to recommend denial to the City Council for H-2018-0011 -- or, sorry, 2018-0004. All those in favor say aye. Opposed? Meridian Planning & Zoning Commission March 1, 2018 Page 65 of 73 Wilson: No. Yearsley: No. Holland: No. Fitzgerald: No. McCarvel: Motion to deny is denied. Fails. Thank you. MOTION FAILED: TWO AYES. FIVE AYES. McCarvel: Would we like more discussion or a different motion? Holland: Madam Chair? Just one more comment. I don't know if I'm -- I'm ready to make a motion, but I would say if -- if the biggest concern we have is trying to figure out how we do the commuting patterns, I don't see justification enough to deny the project. I don't know that I want to continue it either, but I think they have done a really nice job of trying to plan some smart growth here, trying to make sure that they have -- they have taken in a lot of consideration. We have gotten a lot of public testimony, a lot of people speaking in favor of the project, as well as those speaking opposed. I don't know if there is any other solutions we can play around with for how we help with the transportation issue around that Tree Farm and Lost Rapids and I don't think we should deny it based on just that issue. Yearsley: Madam Chair? McCarvel: Commissioner Yearsley. Yearsley: I have a tendency to agree and the -- the interesting thing about this is ACHD has reviewed this -- they have reviewed this traffic report and they made a motion to approve it. ITD has reviewed the traffic report and has agreed to it and -- and has agreed to the conditions. You know, we may see -- you know and -- you know, there may be some more traffic onto Tree Farm and Lost Rapids. Interestingly enough, one of the applicants -- or individuals who testified already commented that she cuts through the neighborhood. I mean it's going to happen. People do it now. They will continue to always do it. There will be some traffic impacts to this area because of the growth no matter what we put in this development here, either high density residential, which that's kind of what they are talking about is apartments on this corner, you could have four to five hundred units potentially here with similar traffic patterns, because that's what -- if you're listening to Commissioner Wilson's comment is high -- you know, that mixed use community is high density residential and looking at the plans -- I mean they are talking big high density. So, I think it's a good mix. I don't know -- I think they try to do the best they can. I'm not sure what else to do, except for maybe another access out onto Lost Rapids, which they were not wanting to do, because they are listening to the neighborhood. So, I think they are trying to be sensitive, but yet try to move their Meridian Planning & Zoning Commission March 1, 2018 Page 66 of 73 application forward, so -- McCarvel: Yeah. I think more access to Lost Rapids just increases the traffic out there and I just think Costco, as a commercial entity, with their business hours, is, you know, more limited than most other retailers. I think that balances some of the impact as far as the noise and that kind of thing and especially, you know, the overnight -- some of the issues you have with other types of retailers going in. Yearsley: And a lot of times you won't get the a.m. commute traffic. McCarvel: Right. They don't even open until 10:00. Yearsley: 10:00. McCarvel: Yeah. Wilson: Just -- Madam Chair? McCarvel: Commissioner Wilson. Wilson: I don't know of this is additive, but I mean I do think -- we, obviously, hear a lot about traffic when we are dealing with these big developments, but I don't -- I don't know if it's necessarily linked to the development or it's just the reality of the growth that's occurring across this area and, again, I think -- I think if -- if we think about whatever is -- that area is going to develop and whatever develops in there is going to have a significant traffic impact and, obviously, we read in the staff report that Chinden is going to be -- I mean it is already -- it's a state highway, it's going to expand to seven lanes, and just looking at that astronomical growth that's going to occur in terms of car trips to 2025 and beyond, I mean that was eye opening, because I had never thought about it. That really has nothing to do with -- if we put a Costco in here or if we put in another 400, you know, houses. The traffic -- the development is coming. We are looking -- before us we have -- I think we have a very solid proposal that I think fits with the community, that fits with what -- how we want, you know, Meridian to grow and I think I'm basing that with my support. Yearsley: Madam Chair? McCarvel: Commissioner Yearsley. Yearsley: Just a question to Sonya. So, if we make a motion for this to approve, do we need to accept Brighton's recommendations -- or requests and also -- I'm trying to figure out how do you make this motion with -- with all the changes that's happened. Accept Brighton's request, modify versus your memorandum that you put together, plus the other conditions? Is that how we need to kind of phrase this? Allen: Madam Chair, Members of the Commission, I would refer to the memo from Meridian Planning & Zoning Commission March 1, 2018 Page 67 of 73 staff -- Yearsley: Okay. Allen: -- and if there is any changes that you want to make from that document, state them on the record. Yearsley: Okay. So, your memo from -- your memo includes Brighton's request to make that change; is that correct? On the -- the -- the future land use designation change. Allen: Yes. Yearsley: Okay. Allen: Yes. Yearsley: And then -- Allen: My memo reflects the -- the applicant's change to commercial and how that impacts the staff report, so -- Yearsley: Okay. Allen: You have it there before you if you would like to reference it. Yearsley: Okay. McCarvel: Yeah. And I think the thing we do need to reference in the motion that I think we were -- everybody was in agreement, if this were to go through -- is Section B, the -- B, the fuel -- fuel sales facility staying where it's at. Yearsley: Madam Chair? McCarvel: Commissioner Yearsley. Yearsley: After considering all staff, applicant, and public testimony, I move to recommend approval to City Council of file number H-2018-0004 as presented in the staff report for the hearing date of March 1, 2018, with the following modifications: To accept changes to the staff report per Planning and Zoning's memorandum, dated March 1st, 2018, with the removal of Section -- Section B to shift the fuel sales to the corner -- off the corner and to leave the fuel where it's at. Wilson: Second. McCarvel: It has been moved and seconded to approve item number -- recommend Meridian Planning & Zoning Commission March 1, 2018 Page 68 of 73 approval to Item number H-2018-0004, Lost Rapids. All those in favor say aye. Opposed. Cassinelli: Nay. Perreault: Nay. McCarvel: Motion carries: MOTION CARRIED: FIVE AYES. TWO NAYS. D. 2018 UDC Text Amendment (H-2018-0011) By City of Meridian Planning Division 1. Request: A Text Amendment to Certain Sections of the UDC Pertaining to Uses Allowed in Table 11-2A-2; Standards for Portable Signs; Daycare Facility Specific Use Standards; Provisions to Allow Multi-Family Private Open Space Standards to be Eligible for Alternative Compliance AND Modify the Subdivision Street Names Standards to Align with Newly Adopted Title 8, Chapter 2, Uniform Street Name and Addressing Number Code McCarvel: We do still have more meeting to get through, so if we could -- if you would be quiet as you exit. At this time we would like to open the public hearing for Item H- 2018-0011 -- no. Item H-2018-0011, the 2018 UDC text amendment. And in just a moment well begin with the staff report. Parsons: Where did everybody go? Are we ready? McCarvel: We are ready. Parsons: All right. Well, at least a couple of members stayed in the audience, so I do appreciate them sticking around. So, let's kind of wrap up this evening on a positive note and we will get through the last item and get you guys out of here, so you get home to your families. So, the last item on the agenda this evening is the 2018 UDC text amendment application. Again, this is citywide. So, these -- the application before you this evening really is -- a lot of them are primarily clean-up items. You have my staff report, but there are a couple that I do want to touch bases with you on tonight, just to kind of loop in and let you know where we transpired on some of these and how they have come about. So, in my presentation to you this evening I have some of these strike out underlying changes of those modifications to the UDC here and I would let you know that we did send -- as in the past we have always informed you that we do have a UDC focus group and we tend to circulate this information to them, along with the BCA, which is the Building Association of Southwest Idaho. Because these are minor changes this evening before you, I did send out the changes to the -- to those two Meridian Planning & Zoning Commission March 1, 2018 Page 69 of 73 groups. Received e-mails from two members, one from Becky McKay and the other from Cornell Larsen. Cornell didn't have any issues with the changes before you this evening and Becky had inquired about some of the changes that we were proposing to the reduction in the balcony private open space requirements for the multi- family development. So, I answered her questions and told her that she needed to refer her to the alternative compliance section and that would help explain what the changes are moving forward. So, I just wanted to at least go on record and let you know we -- we didn't receive anything formally from those groups, but we did have two members reach out and say they were -- they were okay with the changes this evening. And so in -- in going through the first slide here you can see -- currently we do not -- and I think this Commission has seen a lot of changes over the last -- a lot of daycares from people in the last couple of months, with daycare groups in particular and currently the way the code is written those aren't allowed in the R-4 zoning district. So, now we are proposing with this change that we allow those as a conditional use in the R-4 zoning district to kind of marry up with what's allowed in the R-8 and R-15 zones. The next item is portable signs. Currently in our downtown area business owners are allowed to have those, but it was tied to a specific use and you can see here in the strikeout version only a retail use, a restaurant use, a drinking establishment and a personal service use could take advantage of getting a portable sign. A lot of the business owners downtown were upset with that code change. We conferred with our Legal Department and we realized that that may be illegal, so we just had -- it would -- to avoid some lawsuits in the future we probably should remove that from code. Keep in mind that portable signs aren't allowed throughout any other zoning district but the Old Town zoning district and that is not changing. So, only in the Old Town zone are you allowed to have a portable sign with this proposed change. Next page. I probably won't spend a lot of time on this. It's just more of a clean-up. Currently when you want a daycare facility within the City of Meridian, typically Planning and Zoning can't allow them to get occupancy -- or allow them to even get their certificate zoning compliance until we have confirmation of their background check and that seems to kind of bog down the process for people who want to start a business for daycare. So, this particular change has cleaned it up, so it pushes it down the road that prior to us giving them occupancy we want to make sure that that process is completed. Next item is one that came before you a couple months ago with the TM Creek project and at that particular time the applicant came forward with a UDC text amendment for the TM Creek Apartments. At that time the applicant was proposing to change the multi-family specific us standards to change the -- the patio requirement from 80 square feet to 60 square feet. At that time, as we went through that public hearing process, we realized that staff realized -- in working with the applicant we realized that we didn't want to make that 60 square foot requirement across every multi-family project, we wanted to make sure that it's -- if we were going to do that that would do it or allow it through what we call an alternative compliance process. So, basically, saying we will look at that on a case-by-case basis and determine whether or not that development is in the right context to allow for smaller patio or less private open space. In advice with our attorney, because it wasn't noticed the correct way, moving it from -- it being part of the multi-family standards to it becoming an alternative compliance standard, legal felt we should go back through that process and bring this forward to you with the correct change and that's really what this Meridian Planning & Zoning Commission March 1, 2018 Page 70 of 73 is this evening. So, basically, Council gave us -- the developers a blessing to move forward with that change, but now it's on staff to come back and bring that for you -- before you and share it with you, that we are, in fact, making that change based on the direction and I think this Commission supported it and also the one that Council ultimately gave us the direction to do. So, that's -- what this basically does -- it says, yes, we'll look at this, but you have to go through the alternative compliance process. So, to make it very simple, all multi-family development still have to provide that 80 square feet of private open space, unless they seek alternative compliance. And, again, that would be a director's level decision alternative compliance. So, this slide and the next change -- again, just kind of marry the two up and ties this private use -- usable open space standard to the alternative compliance section and under that section you have to meet certain criteria and certain findings in order to grant that exception to that standard. Again, that would be director level. And, then, the last item that I want to touch bases with you is -- and you're pretty familiar with this, but recently City Council just approved a street naming ordinance -- a new code, essentially, and so what this last slide does it marries that UDC document with that newly adopted document by the Council. So, just what -- FYI, for your information, street name changes, if there are appeals or any issues with that, they will be coming before you for a recommend -- or for approval. Fitzgerald: And we have final or the City Council? Parsons: Yes, you would have final approval. And, Andrea, if you would like to chime in or add anything to this, I would open it up to you, but -- Pogue: No. This is -- this is just a clean up. Parsons: It was a clean up. And so other than that -- other than the two -- applicant or two -- group members, they gave me comments, staff did not receive any additional information -- or any additional comments on this application. I will conclude my presentation and stand for any questions you may have. McCarvel: Okay. Any questions for staff? Cassinelli: Madam Chair? McCarvel: Commissioner Cassinelli. Cassinelli: Bill, on the -- allowing daycare in an R-4, typically R-4 is going to have larger homes, therefore, in daycare you have more capacity and that, more traffic. Was that -- was that considered? Could that potentially be an issue or is that just something we will take on a case-by-case basis with -- with the application? Parsons: Madam Chair, Members of the Commission, there is a lot of things to consider here. In our code we have three different daycares that you can apply for and that's what you see on -- in that table. So, we have a daycare family, which is six or Meridian Planning & Zoning Commission March 1, 2018 Page 71 of 73 fewer. We have a daycare group, which is between seven and 12. And, then, we have a full blown daycare center, which is a commercial business. If you look at this graphic here, you can see -- you can actually have a daycare center in an R-4 district through a conditional use permit. So, you can have a commercial business in an R-4 zone, which makes sense. Now, the other interesting piece here is -- is how the building code plays into this. Under our current buildings -- the adopted building codes that we have in effect in the City of Meridian, a single family home still is considered -- you can have up to 12 kids in a daycare center in a residential neighborhood or in a home and still be considered a single family residence. There is no need for you to change your occupancy from a residential status to a commercial status. So, this allows you to kind of stay within what the building code allows without changing occupancy, but the other reason why we are taking this into consider is just for what you said, you get a bigger lot, so you have the ability to possibly watch more children, but you have more area in your backyard to do that. You will have -- I don't want to say you will have a bigger home. In Meridian these days you seem to have a bigger home on an R-4 lot than you are in an R-8 lot. You have a bigger garage, more parking. By leaving it a conditional use permit, again, that gives you the ability to say whether or not 12 is an appropriate in a neighborhood based on the public coming and testifying on an application. I know the recent ones that you guys have made recommendations on, some of them you agreed with the 12 and others you capped it at eight, because you didn't feel they had adequate parking or you thought it was a disruption to the neighborhood. So, that still gives you that level of scrutiny, but that's kind of staff's rationale why is it good in an R-8 zone, but why are we limiting it in the R-4 zone. And, really, there really isn't much difference between a residential district and our eyes, so why not just open it up. We have sent a lot of neighbors -- or a lot of customers that come to the counter, they have applied for six and they want the ability to go 12. So, we told them we were going to process this change and move forward and maybe see more of these if -- if you support this change, but, again, if you don't like it you can certainly make that recommendation to City Council and we can remove that from this round of the UDC changes. Perreault: Madam Chair? McCarvel: Commissioner Cassinelli -- Perreault. Perreault: So, if I'm understanding this correctly, currently the daycare family is permit -- or they would apply for a conditional use permit, but not the daycare group in the R-4 zone? Parsons: The daycare family requires an accessory use permit, which still requires a neighborhood meeting, but it only requires them to notice the property that's a hundred foot radius and with a conditional use permit you have to go out 300 feet. Perreault: Okay. Oh, I see. Parsons: It's just an administrative process. It doesn't require a public hearing, but it still requires them to hold a neighborhood meeting and inform the neighbors. Meridian Planning & Zoning Commission March 1, 2018 Page 72 of 73 Fitzgerald: Madam Chair, I just want to know if I can start naming streets in -- oh, sorry. Wilson: Ryan Way. Ryan Street. Fitzgerald Boulevard. Perrault: Madam Chair, I have another question for staff. McCarvel: Absolutely. No more from Commissioner Fitzgerald. Perreault: Is there a concern with -- with the portable signs in Old Town, that it will -- I mean just if everybody sticks a sign out on the sidewalk, one business after the other after the other after the other -- I mean that becomes a situation where it's intrusive to pedestrian access. Is that a concern? I mean am I way off base on -- Parsons: Yes and no. The good thing about a portable sign is that you can take it in and out during the day. That's why it's portable. Right? You move it in and out. In our downtown area if you would ever look at a map in our GIS system, a lot of the buildings are right up to ACHD right of way, so even though the sidewalks are part of ACHD right of ways and so a few years ago the city went through a process and we entered into a master license agreement with ACHD to allow for pedestrian activities to happen within the right of way and we control that through what we call a use -- it's a use permit in the right of way. Those signs have to remain outside of the pedestrian zone. So, they -- they have to -- again, that's the thing is you can move them and they don't -- they are not permanent. They are considered a permanent sign, but they are in and out -- going in and out every day. So, yes, that has been addressed under a different process. That's a different section of code that we use to apply those rules. McCarvel: Any other questions? Besides Commissioner Fitzgerald. Okay. We had a few people sign up for this for public testimony, but I think that they thought they were signing up for Lost Rapids. So, is there anyone here that wants to testify on this application? Fitzgerald: Commissioner Zaremba wants to talk. No. McCarvel: I thought I told you to be quiet. All right. Fitzgerald: Madam Chair, I move we close the public hearing on H-2018-0011. Cassinelli: Second. McCarvel: Do we need to approve this formally or -- yeah. How about a different motion. Fitzgerald: We have to close the public hearing first. McCarvel: Oh, close the public hearing. Okay. It has been moved and seconded to Meridian Planning & Zoning Commission March 1, 2018 Page 73 of 73 close the public hearing on H-2018-0011. All those in favor say aye. Oppose? Motion carries. MOTION CARRIED: ALL AYES. Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: After considering all staff, applicant, and public testimony, I move to recommend approval to City Council of file number H-2018-0011 as presented in the staff report for the hearing date of March 1st, 2018. Wilson: Second. McCarvel: It has been moved and seconded to recommended approval for H-2018- 0011. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: ALL AYES. Wilson: Madam Chair? McCarvel: Commissioner Wilson. Wilson: I move to adjourn for the evening. Cassinelli: Second. McCarvel: It has been moved and seconded to adjourn. All those in favor say aye. Opposed? Motion carries. Good night. MEETING ADJOURNED AT 10:15 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED _____________________________________ _____|_____|_____ RHONDA McCARVEL - CHAIRMAN DATE APPROVED ATTEST: _____________________________________ C. JAY COLES - CITY CLERK