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HomeMy WebLinkAbout2021-02-26 Mike and Malissa Bernard To Honorable Mayor Simison, City of Meridian City Council, and City of Meridian Planning and Zoning Commission: Thank you for your service and dedication to the City of Meridian. I hope this finds you all very well, content, and happy. I have read the recent The Oasis CUP H-2021-0004 application after seeing much chatter (pros and cons) on NextDoor. I also attended the Neighborhood Meeting virtually until 6:49. 1 feel the juxtaposition of a nightclub next to a business model already approved is a potential conflict, being the family-oriented business known as VillaSport. VillaSport's youth programs, summer camps, after school models, and so forth is in conflict next to a nightclub business model. I am rather perplexed as to why this location is being sought and considered for this business. I have included some commentary and research below, with links and SNIP'ped maps and photos. Mock-up of the site plan. The Oasis is on a pad shared with Jamba Juice. AFC Urgent Care is to the Southeast of the Wadsworth Sub. The Sadie Creek Drive Thru is another CUP coming forward soon. _ --- USTICK w Future deu 'art OASI S Jamba Villaport _ i +— �riiFFj t6 5ade F cfeek �- Dwe thna cupz I - tene Rt5 �r Tresiclio .- - JACISON SQUARE _ SUBDIVISION R Link to entire Oasis packet https://weblink.meridiancity.org/WebLink/Browse.aspx?id=221749&dbid=0&repo=MeridianC ity&cr=1 The Oasis CUP H-2021-0004 PZ- Narrative Revised https://weblink.meridiancitV.org/WebLink/DocView.aspx?id=223118&dbid=0&repo=MeridianC itV Page 2 of 24 Narrative, revised falsely conceived notion. Just like saying putting in a racetrack will encourage people to speed In the nearby area. fly its own term, a nightclub is nothing more than a social club Just like the already approved VillaSport_ In order to reduce the stigma surrounding the term Itself,we have removed the "nightclub"element from our ongoing publications and building signage plans. Moving forward, we will still utilize the existing printed signage advertising the nightclub portion, but it will not appear on our future advertising material or perms neat signage. PAGE 2 Trying to remove the "nightclub" out of the nightclub. Call it what it is. Page 4 and 5 of 24 Narrative, revised Parking Considerations: Some have mentioned the issue of parking at our facility. Since the beginning of negotiations with the Wadsworth Group, they have understood my intended use for the location, and been equally excited and supportive of my project. I negotiated parking as one of the issues that sometimes surround event centers and venues. We have over 120 parking spaces that can be shared on this development alone. On the most recent revision of the site plan, there are 122 planned spaces. Because two or three other plats on the site are currently pending contracted tenants, Wadsworth Is unable to provide a final site plan that can show the exact tenants and the final number of spaces. In order to meet the threshold of the City of Meridian planning staff occupancy ratios for parking requirements and use unlisted in the city code, the developers have guaranteed that a minimum of 125 parking spaces will be provided in order to meet this occupeney to parking threshold. Our hours of operations, particularly the busy portions of operations. are mostly centered around times both outside of peak traffic in the area:and after the close of business hours for the majority of surrounding businesses_ Being in a well-constructed commercial area,our southwest quad is bordered an both sides by major arterial streets,where the majority of our traffic is, as I mentioned,outside of the peak traffic times.This means there will be no issues with [ongeStion or the briefly increased traffic during Ingress and egress of large events- The other tenant contracted on the site is an urgent care facility with listed hours of operation ending at 5pm_ In addition, a possible pending lease contract will be for a financial institution on the north side of the site, also closing at Spm or Gpm. This means with all information known at this time for the site, all other tenants for the site will have already ended their business hours of operation before our facility opens for business. The hours of operation for the businesses are not accurate. Banking hours, yes....typically 6 pm. AFC Urgent Care locally lists prevalent hours as 8 AM to 8 PM, with the exception of the Nampa Clinic listing hours on Sat and Sun ONLY as 8- 5. Primary Health is 8 AM-8 PM as well. AFC URGENT CARE GARDEN CITY GARDEN CITY PFlOM� OPEN 7 DAYS A WEEK 208-215-79 56 FAX Today's Flours 208-231-7769 Monday.8:00 AM-8:00 PM Tuesday:V00 AM•8:00 PbA ADDRESS Wednesday:8:00 AM-8:00 PM 8965 North G1Enwood Street Thursday.a.80AM-A:00 PM Garden City, ID 83114 FrJdayr.8_U4 AM-6:00 PM GET D I RECTI ONS) saauFday B:uO AM-5 00 PM SW1Gay.8.9u AM-a:00 PM x - � �r02411 Te tn�tf U�r AFC URGENT CARE NAMPA NAMPA PHONE OPEN 7 DAYS A WEEK 208-277-08 53 FAX Tod4 "s Hours 208-203-81 1 5 Monday:5.00 AM-8-00 PM Tuesde}r S:oo AM-8:00 PM ADORE SS Wed„eeeay a-cru AM-a:00 PU 1 610 Caldwell Blvd. Thursday:8:00 AKA-8.00 PI,A Nampa,ID 83 651 FrWay_8_-00 AM-B:00 PM GET DIRECTIONS) saturday 8.0c Are-5:00 PM Sunmay:8:00 AM-5:00 PM Other JAMBA JUICE locations are open in Idaho as late as 11 PM (Jamba Idaho Falls) and 10 PM and 11 PM at other sites such as Pocatello. iclah a tells poceltello 1803 S.2500 E. Idaho Falls.10$3406� 1103 Yrllowslorlr 4vc. P—LePlp-10$3201 (208)542-0231 (208)478-9852 view menu viww menu ■ ortler delivery hours hours today 7.00 om-10:00 Pm todov 7:00 om-70:00 Pm Sunday C1.1—d undoy Close-d mondby 7,00 pm-1000 r>— mpnday 7:00 am-10,00 pm t...doy 7:00 om-10:00 Pm tucsdoy 7:00 am-10:00 Pm wcdnssdaY 7:00 am-10;00 pm wed nesd 0 0 ay 7:00 om-10:00 pm th.�rstlay 7:0 em-10: 0 pm thursdaY 7:0o om-10:00 pm Tridoy 7;00 om-T1:00 pm lridoy 7:00 om-T1:00 Pm $_00 pm-11:p0 pm Saturday 7:00 om-MOO pm Page 5 Buffalo Club, Narrative, Revised For comparison. I performed a parking study on a few similar venues in the Treasure Valley_ Starting with the Buffalo Club,a location that is approximately the same size by square footage as our project,has less than 40 dedicated parking spaces. It then shares up to 120 additional spaces with neighboring tenants. This means t�-rat even at full capacity,as they host canCerts and large events as well,there has never been an issue with finding a parking spot even on the busiest weekend days. The reason for this is the same reason that it is beneficial to have a licensed alcohol CS tabllshment.The majority of the visitors there know they will be co nsuming same type of alcohol, and therefore they carpoo3 with a designated driver,or simply utilize a ride sharing service or a taxi. This is the reason that parking is not an issue at that location. BUFFALO CLUB Not apples-to-apples by any means. Google Maps • r } � *1 I o J - AniR � 4 A , From VillaSport website, Beaverton location https://www.villasport.com/beaverton VillaSport offers many Kids' Programs P q s ++ J. s VILLAKID5 EXEROISE RESOURCES Rolations Aaualles Parent's Highl OuI Group FKemse POD PrQgvams Sptsrt5 CAMPS r *� VIEW ALL KIDS PR13GRAMS ENROLLMENT Ak -T r f JOIN NOW Page 6 of 24 of The Oasis revised narrative am current IV unable to speculate on our maximum capacity until the architects have completed their space analysis. During absolute peak capacity use,the majority of businesses in the area operate on an 0800.1700 schedule,meaning most if not all of Iheshared spaced in this development alone would be available-Having to assume the absolute worst-ca se sce naric based an the above numbers of 40%rideshare use, and an average seating of 5 persons in a vehlde attending such an event,that would equate to approximately 120 parking spaces. Our venue could be filled to absolute peak capacity before exhausting all available parking spaces on the developmeM. With this location and the price of an Uber/Lyft from this location to the Airport being about 25 dollars plus tip, and the additional cost of trying to location-hop that younger people do, the Uber/Lyft costs will be adding up and perhaps there will likely be a prevalent Designated Driver scenario. Five people per car? Unlikely and it is my opinion the ride share percentage is inaccurate and cannot be quantified via this narrative. Most people downtown use the parking garages or use one Uber/Lyft to get there, and one to get back and walk in between. Multiple easy-to-walk-to locations Downtown Boise is a different scenario. Maybe The Village or another location is a better spot for this business model. A point about the AFC Urgent Care employees, Jamba Juice employees, and hypothetical employee counts for the four remaining Wadsworth Sub tenants in addition to The Oasis employees-- they are not likely ride-sharers, and will likely be one occupant per car. We currently do not have a viable transit option in this area. If Jamba has three employees on shift, the AFC seven employees, the bank 5 employees, The Oasis 20 employees on a busy night, and the other three business tenants have 12 total adds up to 47 cars for employees of the Wadsworth complex. 125 spaces less 47 employee slots = 78 spots left. The employees will utilize parking that is not Wadsworth parking, thus trespassing. The applicant is stating in the Narrative he is seeking max capacity of 500 now to meet the parking parameters and to appease the City, though a future new maximum capacity will likely be sought. This investor-based group could ask for the a Modification to the Conditional Use Permit if it is set to 500 maximum to increase it to 1000 persons, as outlined in The Oasis neighborhood meeting stating a sought 900- 1000 persons capacity by The Oasis applicant. (Jan 14, 2021 neighborhood meeting) At 1000 max capacity, if 40 percent use Uber/Lyft (40 percent is 392 total Persons, after twenty employees are subtracted from 1000 or 1000-20= 980, 980 x .40 = 392) and the other 60 percent at 3 per car (average, some 2, some 4 per vehicle= 588 people divided by 3) which is 196 spaces required by driving and parking-the-car patrons, hypothetically. That would be 196 plus 20 cars (196 patrons' vehicles added to twenty spots for employees) for a total of 216 vehicle spots required at maximum capacity without accounting for pickup/drop-off, taking all of 125 spots of Wadsworth parking and 91 spaces elsewhere, just for The Oasis. We must consider the parking needs of the patrons and employees of the other businesses. Again, sort of like the neighbor that has a barbecue or get-together every night and wears on the worn-out graces of neighbors for the noise, the cars all over, and the late hours of 2 AM, and other potential nuisances. This could possibly be deemed Disturbing the Peace every night, and Trespassing, by definition. At 500 max capacity minus 20 employees (480 persons) minus 192 persons at 40 percent ride share (leaving 288 persons), and 3 per car for the remainder (288 persons, 3 per car), that is 96 parking spaces for patrons and 20 for employees, plus a few parking spots for dropping off/ride share...nearly all 125 spaces are taken up at Wadsworth Subdivision for The Oasis business only, and some of that parking is for handicapped parking. There is no room for the other Wadsworth businesses to have adequate access and employee and patron parking options if open concurrently with this venue at either a 500 max capacity or 1000 max capacity. Page 8 of 24, narrative, revised Likewise. I will take you to the Revolution Concert House In Garden City. It also shares a shopping area with several different tenants. Their facility is however, over twice as large as our project. Of dedicated parking for the complex, there are approximately 80 spaces. Calculated per square foot, they have over 330% less, or over 3 times fewer parking spaces per square foot than our facility. Based on the same above reasons of alternative transit, even at that location The Revolution Concert House is at 4983 N Glenwood St. Garden City, ID. Nowhere near family homes, and ample parking, likely due to a subdivision agreement. The Oasis cannot support their parking needs without "borrowing" from others. Goo le maps .: r -- WN ell , f F T j + ! 9 r 5 I� r � . 1 I'� ! • . r� - � ' ■ y N, J r aj S ` } 'r �9 124 Fit Wft JB if ew plain text i Lastly, let's look at our beloved Knitting Factory in downtown Boise-A similarly sized approximately 10,000 square foot location,with absolutely zero parking spaces. Outside of just a Few dedicated parking spaces For the facility, it operates many large concerts a week with full capacity,without any parking spaces whatsoever.There is a parking garage available within walking distance,but many attendees are usually forced to park several blocks away and walk. As demonstrated,we have both identified, and fully mitigated any parking issues related to our operation. Not apples-to-apples with the Knitting Factory. Parking garages and Uber/Lyft pickups and drop-offs, and employees are often directed to park away in designated areas and leave patrons any nearby downtown spaces. The Oasis hopes to mitigate parking issues, but they cannot function at half or full capacities (500 or 1000) without using/borrowing the facilities of others. Google maps 1,74 40 . Y •�f r _ •lam ' _ r Ip The additional Staff. Even with a scenario of Staff posted at all four corners, attendees may behave in accordance to the plan initially, but there will be constant trespassing and utilization of Parking that is not deeded to Wadsworth Subdivision. There will be likely constant trespassing onto VillaSport and Centrepoint parking to the north by Walgreens and across Eagle for overflow. VillaSport will be open later for patrons as well. ^4, R (D 0 Fit wtdth view plain text However, in consideration of parking use during peak occupancy,we intend to schedule additional security staff if needed, to be positioned at the entrance of the parking lot in order to regulate the number of vehicles in the lot at any one time so that gridlock does not occur. Addressing the concern of neighbors,we will additionally create a notice for patrons so that overflow vehicles{if any}do not create an excessive parking situation in the neighborhood to the south. Below: We cannot trust that this will be carried out to the letter. How will this be enforced? The investor group for The Oasis could ask for increased capacity in the future with a modification. L '?- (k (D e rit mcfth 119 V+err plain text venues of a similar size and use.Therefore,our actual maximum occupancy is subject to change,by increase or reduction,based an the finalized build out numbers. In order to ensure safe operations and the availability of parking spaces for all patrons during maximum capacity events,we have worked closely with the City of(Meridian pi anning staff and the Meridian Police Department to determine a workable occupancy number in relation to the proposed assailable parking spaces.Please reference the revised section regarding parking above for the newest parRing space counts.we have reduced our estimated maximum capacity by half.from 200 3 to 5100 persons.This should ensure all patrons have adequate parking and should completely eliminate any parking issues due to an excess capacity figure. Additionally, there is the issue of the circuit from the ride share path will have a frequent traffic pattern close to residents. Lots of activity, extra noise, and headlights. Additionally, let's not forget about the Food Trucks that seem to find these late-night businesses and the extra noise and chatter around the trucks into the wee hours. Source https://weblink.meridiancity.org/WebLink/DocView.aspx?id=221763&dbid=0&repo=Merl dianCity&cr=1 Ride Share Parking Flo.w Plan Cn WAUUG r ` rte; _ y Source Ada County Land Records, Measuring Tool s _ _ rr r�Ll tel In the case of a special event such as a Wedding or one with heavy attendance, all parking is woefully inadequate. Wedding attendees and staff necessary to serve those patrons of such an event will likely be one or two to a car. One wedding reception will take every spot, even if all the surrounding businesses were closed during the special event (and they won't be closed), thus the event attendees will be trespassing into other businesses' parking lots. This application differs greatly from other drinking establishment CUPs before Planning and Zoning as of late. A commercial business such as Good Apple Taphouse, and Loose Screw Brewery are different business models, with limited hours of use. A 9- 10 PM closing time is more compatible to neighborhoods nearby. Twigs, Big AI's, and The Yardhouse hours are suitable for their location, but they are not close to residences as the proposed by The Oasis investor group. O3690 E Monarch Sky Ln Suite 100,Meridian,lb Big Ars-Meridian,ID-Delivered by Grubhub [ 83646 Yard House ORDER NOW•www grubhub.com I Located in The Village at Meridian Thursday 11AM-11:30PM O 1900 N Eagle Rd.meridian,ID$3646 © Open now Friday 17AM-12:30AM Located In:The village at Meridian Thursday 11AM-IOPM © Closed ^ Friday 11AM-11PM Saturday 11AM-12:30AM Thursday 2-10PM Y Saturday 11AM-11PM Sunda 11AM-11:30PM Friday 12PM-12AM Saturday 12PM-12AM Sunday 11AM-10PM Monday 11AM-11:30PM Sunday 12-IOPM Monday 11AM—IOPM Monday 2-IOPM Tuesday 11AM-11:30PM Tuesday 11AM-10PM Tuesday 2-10PM Wednesday 11AM-11:30PM Wednesday 11AM-1DPM wednesday 2-I0PM I am not against concerts, nightclubs, event centers, or fun. I am not in support of this project in this location. I feel this is being shoehorned into this area without ample parking. The late night business model is not congruent or compatible to surrounding uses (all-ages sports, Jackson Square, a bank, a juice bar, urgent care). It is a business that will likely and frequently test the patience and grace of surrounding businesses and the patience of those in nearby homes. The zoning might somewhat fit, but the use doesn't fit in comparison to other business models in close proximity, or the neighborhood nearby. A liquor license for a seasonal pool cabana/indoor juice-combo bar at an all-ages family-oriented business such as VillaSport with children on the premises is a different approach in comparison to a nightclub with 500-1000 maximum attendance; a couple of Mai-Tai's by the pool isn't a nightclub or social club on the same plane. If there is support for a business of this model in the City of Meridian, there is a more suitable location for this nightclub, further from families at Jackson Square or VillaSport patrons, or any neighborhood. This needs to be further from families than the distances measured in the photo above (Ada County Land Assessor Measuring Tool). If area residents are willing to go to Eagle and Ustick, then they would be willing to support this business at a location that is more suitable for this model...they would likely be willing to travel 2-3 more minutes, or walk another '/2 to 3/4 mile. Perhaps spend a little less on the dance floor and the sound/light equipment now and direct this pool of investors to seek a more suitable site for success with their liquor license and 2 AM close time that would avoid many of the conflicts that will likely occur on this particular commercial pad. I feel this CUP should be denied at Planning and Zoning, and again at City Council if a review by the applicant is requested. Again, I am not against music or a venue....this is just not the right spot in relationship to other nearby uses, especially family-friendly VillaSport. Thank you for your time and consideration. Sincerely, Malissa Bernard 4025 N Dashwood PI Meridian ID 83646