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Z - Planning and Zoning Meeting Minutes for March 16, 2017 Goddard DiscussionMeridian Planning & Zoning Commission March 16, 2017 Page 41 of 71 Beach: -- you could modify that one. I think those are the only ones that need to be addressed. Wilson: Madam Chair? McCarvel: Commissioner Wilson. Wilson: So, I will be more specific if I were to make a motion, but it sounds like, just based on what I'm hearing -- I mean that -- that was, essentially, the motion that I made, that the paved -- the paving of that would be triggered if -- McCarvel: No. I think what the other Commissioners are saying is they don't want the 12 period and that we have got clarification that we can have the eight and if she's just going to have the eight that's not going to generate more trips, because it's from the same family. So, we are striking 1.1 and modifying 1.7 to be eight -- eight children on the premises. Wilson: Madam Chair? McCarvel: Commissioner Wilson. Wilson: After considering all staff, applicant, and public testimony, I move to approve file number H-2017-0015 as presented in the staff report for the hearing date of March 16th, 2017, with the following modification: Striking Condition 1.1 and revising Condition 1.7 from 12 to eight. Cassanelli: Second. McCarvel: It's been moved and seconded to approve file number 2017-0015 with modifications. All those in favor say aye. All those opposed? Motion carries. Congratulations. MOTION CARRIED: FIVE AYES. TWO ABSENT. McCarvel: Okay. At this time -- does anybody need a break? I was going to say Commissioner Yearsley is gone, so -- okay. We will take a break before we hear Goddard Creek. Five minutes. (Recess: 7:59 p.m. to 8:06 p.m.) C. Public Hearing for Goddard Creek (H-2017-0007) by Brian Porter Located at 2780 W. McMillan Road 1. Request: Rezone of 12.38 Acres of Land from R-4 to the R-40 (5 Acres) and the C-C (7.38 Acres) Zoning Districts Meridian Planning & Zoning Commission March 16, 2017 Page 42 of 71 2. Request: Amendment to the Comprehensive Plan Future Land Use Map to Change the Land Use Designation on 12.38 Acres of Land from Office and High Density Residential to Mixed-Use Community 3. Request: Conditional Use Permit for a Self- Storage Facility Consisting of Ten (10 Buildings on Approximately 7.38 Acres of Land in the Proposed C-C Zoning District 4. Request: Conditional Use Permit for a Multi- Family Development Consisting of Eight-Two (82) Dwelling Units in the Proposed R-40 Zoning District on Five (5) Acres of Land 5. Request: Preliminary Plat Approval Consisting of Twenty-Two (22) Building Lots and Five (5) Common Lots on 12.38 Acres of Land in the Proposed C-C and R- 40 Zoning Districts McCarvel: Okay. At this time I'd like to open the -- or I'm sorry. Please. At this time I'd like to open the public hearing for Item H-2017-0007, Goddard Creek. We will begin with the staff report. Beach: Can't get these microphones figured out. So, as you said, this is -- the applicant is Goddard Creek. It's an application for -- several application types. I will go through them. Comprehensive Plan map amendment. Conditional use permit for multi-family development in an R-40 zoning district. Conditional use permit for a self-storage facility in the proposed C-C zoning district. A rezone. A preliminary plat. And a development permit modification. So, the subject property consists approximately 12.38 acres of land, which is currently zoned R- 4, located at 2780 West McMillan Road. To the north we have the Selway Apartments, which are zoned R-4. To the east is residential property with a home, which is zoned L-O. To the south is West McMillan Road and single family homes in the R-4 and R-8 zoning districts. And to the west is vacant commercial property, which is also zoned L-O. This property was granted annexation, preliminary plat, and a conditional use permit as part of the Lochsa Falls Subdivision back in 2002 and has a development agreement. The conditional use permit allowed for 11 office buildings to be built within the R-4 zoning district and the subject property is one of those properties that was to have an office use, which is part of the reason why we are before you tonight for a -- or before Council, but as part of this -- for a development agreement modification. So, the Comprehensive Plan future land use map designation for the property is high-density residential and office. So, the applicant -- for the Meridian Planning & Zoning Commission March 16, 2017 Page 43 of 71 rezone the applicant requests approval to rezone 12.38 acres of land from R-4 to R-40 and I'm going to pull up the site plan, so you can kind of see -- so, it's Comprehensive Plan here, as I mentioned. It shows high density residential on the north side and an office and they are wanting to change that to mixed use community and I'm going to the -- going to the site plan for the landscape plan I think is probably the best way to go about this. The applicant is proposing to rezone five acres to R-40 and 7.38 acres to mixed-use community. The applicant has submitted a site plan that includes 82 attached structures. The proposed R-40 zoning district will accommodate the proposed multi-family development, with a gross density of 16.4 dwelling units per acre. The proposed self-storage facility with a total square footage of 143,964 will accommodate the entire project on that western portion of the site. The legal description submitted with the application shows the boundaries of the property proposed to be annexed and zoned. The property is contiguous to land that has been annexed into the city and is within the city's area of impact. So, moving down to the development agreement modification. A modification to the existing development agreement is requested to remove this property from the existing development agreement, which is the Lochsa Falls Development Agreement, and enter into a new development agreement with the associated concept plan, site plan, and, then, elevations. The existing development agreement approved for the property does not reflect the current owner's desires for the property's development. In order to accommodate the proposed development the app licants request and staff's recommendation is that the proposed development be placed in a new development agreement, as I said, with the associated zoning designations, elevations, and concept plan. The preliminary plat. The applicant proposes a new preliminary plat consisting of 22 residential building lots, one commercial lot, and five common lots on 12.38 acres of land in a proposed C-C and R-40 zoning district. Access to the streets is required to comply with the standards listed in the UDC. The applicant is proposing access off of West Apgar Creek Lane and which was required to provide cross-access back with the Selway Apartments and they are also proposing an emergency access in this location here from the proposed multi-family development down to McMillan Road. ACHD has -- has approved those access points and, as I said, the multi-family development's access is proposed off of West McMillan and they have also proposed an emergency access to a stub street to the Selway Apartments. A traffic impact study was not required by the highway district for this development. Street buffer landscaping is required to be provided along collector streets and arterial roadways. A 20 foot -- 25 foot wide landscape buffer is required along West McMillan Road. A minimum of ten percent of the multi-family portion of the site is required to consist of what we call qualified open space . A total of 1.56 acres of qualified open space is proposed, consisting of half the landscape buffer along West McMillan Road, storm water retention facilities, a 50 -- 50 by 100 foot area that is also called out as a storm water retention area and internal micropaths consistent with the UDC standards. In order for the storm water retention area to count towards the qualified open space, they must meet the design standards listed in the UDC. A minimum of one qualified site amenity that meets the Meridian Planning & Zoning Commission March 16, 2017 Page 44 of 71 required -- requirements of the UDC is required to be provided within this development, in addition to those required. Just -- just to clarify that a little bit, there were some specific number of amenities required by one section of the UDC for multi-family developments and there is a separate section that requires a certain number of amenities based on the acreage for developments . So, in this case it's -- four are required for the multi-family, in addition to one required by the subdivision of the property based on that -- that acreage that they are proposing. So, just to clarify that. So, a tot lot and the public art piece are proposed as amenities. The applicant shall provide details of both of those amenities this evening to make sure that they meet the -- the standards set forth in the UDC. A six foot tall fence is depicted on the landscape plan along the western boundary of the storage portion of the project. All the fencing should comply with the standards listed in the UDC and staff's condition that the applicant provide fencing around the 25 foot northern required landscape buffer up against the Selway Apartments from the storage facility and the applicant will discuss some proposals for that. As it currently stands, we were -- there was some concerns that with the current fence between the Selway Apartments and the current vacant property, that there would be a narrow area there that would not be able to be seen and some -- and staff sees issues -- site issues with having that be a screened area being landscaped, but no one was -- no one had eyes on, because there is no public street through there and you wouldn't be able to see anything. So, that's why that condition is in there. Sidewalks are required to be provided with the development in accord with the standards in the UDC. Micropaths shall be placed in a common lot or an easement -- need to be in place, indicating who is responsible for those maintenances. Staff's condition is that the applicant also provide a sidewalk from the existing W est Apgar Creek Lane down to West McMillan Road. The landscape plan presented by the applicant shows a 25 foot landscape easement through this area and so staff felt it appropriate to provide some greater connectivity to -- to the corner -- to the west for the Selway Apartments, as well as these residents here, so that folks don't have to walk all the way out to Apgar Creek and, then, all the way back west to the corner. So, moving on to the conditional use permit for the multi- family development. It does require a conditional use permit. There are 82 dwelling units, consisting of 12 townhouse buildings, each unit containing between two and three bedrooms. As I said, there are some specific use standards, just -- on some highlights. An on-site property management office is proposed within one of the units. Site plans submitted with the certificate of zoning compliance application should depict the exact location of the maintenance storage area, directory map for the development are two other requirements in the specific use standard section. Another condition is because homes on lots that back up to West McMillan Road, West Apgar Creek Lane, North Goddard Creek Way and the required pedestrian pathway within the landscape easement, as indicated by the preliminary plat, will be highly visible, staff recommends the rear or sides of structures on those lots incorporate articulation through changes in material, color, modulation an architectural elements. I will show you the elevations proposed by the applicant. Also Meridian Planning & Zoning Commission March 16, 2017 Page 45 of 71 includes some -- some areas that would be internal and that they have increased the architectural elements in those areas to add some interesting elevations within the development as well. So, as I said, a secondary emergency access is proposed via North Three Links Lane, which is north to the Selway Apartments, was proposed and the staff recommends the applicant connect to the existing 30 foot cross-access easement on the west boundary of the site that was approved with the Verona Subdivision No. 4 and so the Verona Subdivision -- which you can kind of see here on the -- this plat here is a 30 foot easement here. Staff thinks it's appropriate that we maintain that easement by providing an additional emergency access out to the west for the -- potentially both the storage units and for Selway Apartments. For the multi-family development, off-street parking is required in accord with the standards of the UDC based on 82 units, two to three bedroom -- two to three bedroom units. A total of 164 parking spaces are required for the development, 82 of which are required to be in covered carports or garages. The site plan depicts a total of 205 parking spaces, 94 of which are enclosed garages and 94 in parking pads. This -- to the front of the garages, 88 parking stalls are also required and 13 other stalls located throughout the development are proposed. For nonresidential uses, such as the property management office, a minimum of one space is required to be provided for every 500 square feet of gross floor area. Based on the roughly 100 square feet -- 100 square foot office a minimum of one parking space is required to be provided for that office, which the site plan does comply with. In commercial districts -- let me see here. In addition to this one bicycle parking stall is required to be provided for every 25 vehicle spaces in compliance with the standards . The submitted site plan shall include one -- one bike stall. This is -- I apologize for the multi -- excuse me -- for the storage unit portion of the project that does comply with the parking standards, but there is concern that they need to comply with the one additional bicycle parking stall. There are existing trees on the site. The applicant is required to comply with the mitigation standards of the UDC and they are required to comply with -- or contact Elroy Huff, the city arborist, prior to removal of any existing trees from the site and a tree mitigation plan should be located on the revised landscape plan that was submitted with the first certificate of zoning compliance application for this project. So, staff recommends that with submittal of the certificate of compliance the applicant provide the revised elevations and we will strike that, because the applicant has provided additional elevations that were revised prior to tonight's hearing. The applicant is required to obtain approval of a certificate of zoning compliance application for establishment of both of the new uses and to ensure that all site improvements comply with the provisions of the UDC and the applicant is also required to comply with the design review standards set forth in the architectural standards manual. With that staff is recommending approval of the number of applications. Apologize for being long-winded, but there was a lot to get through there. As I said, staff is recommending approval and will stand for any questions you have. McCarvel: Okay. Thank you, Josh. Are there any questions for staff ? I guess not. Okay. Would the applicant like to come forward. Meridian Planning & Zoning Commission March 16, 2017 Page 46 of 71 Parks: Good evening, Chairman and Commissioners, my name is Shaun Parks with TO Engineers. And my address -- the TO Engineers address is 2471 Titanium in Meridian. Thank you very much for your consideration for our application at Goddard Creek here tonight . Josh has done a very good job of reviewing the applications before you. We -- after receiving really good comments from staff in two pre-application meetings and also comments from neighbors in two different neighborhood meetings, we have thoughtfully designed a project that includes a storage facility on 7.3 acres with access onto West McMillan. I'm just going to pull up my presentation here. Beach: Which of the two is there? The lower one? Parks: It's the lower one. Yes. Goddard Creek. Thank you. And, then, also a multi-family unit -- element of four-plex -- four-plex townhomes of 82 unit -- residential units on five acres with access from and onto West Apgar Creek. The design team has worked really hard to create a project that fits well into the existing surrounding neighborhood. The primary features that are being used to make this subdivision attractive are well-designed architectural facades with stone clouding in neutral colors, nice landscape buffers with berms, sidewalks, and seasonal attractive plants and well-placed access locations and circulation. We believe that the land uses fit well into -- and I'm just going to jump to the next slide here if I can. How do I go to the next slide, Josh? Ups and downs? Beach: Should just be the arrows left and right. Parks: Left and right. Beach: Not working for you? Parks: There we go. Thank you. This just shows the adjacent land uses. We believe the overall project fits well within these different adjacent land uses. Moving north into the Selway Apartments, obviously, we have got multi-family along Goddard Creek, moving towards that higher density and then -- and, then, moving west from Goddard along with McMillan to the storage units, eventually to an office use and, then, finally, to the commercial uses on Ten Mile. The subdivision is fronted by West McMillan Road and it has a 50 foot offset right-of- way that is planned for three lanes, a center turn lane, plus bike lanes, and we are widening a portion of this section of roadway and , then, each of the land uses will have their own access as we -- as mentioned before with the storage access coming off of McMillan and we are moving the access off of -- for the -- for the multi-family off of Apgar. I'm going to talk just a little bit about -- in detail about the multi-family residential units and, then, I'm going to invite Tim Alatorre to talk about the storage facility. The site proposed for the -- for the residential storage unit fourplexes sits here on the corner of Goddard Creek Way and McMillan and one of the strong elements of -- of this particular multi-family feature is its strong Meridian Planning & Zoning Commission March 16, 2017 Page 47 of 71 street presence. All of the units in -- all around the -- the development are fronting on major streets and so -- and as you will see here when we go to -- if this will advance for me. Thank you. The street view and the overall plan -- landscape plan for the four-plex units, down at the bottom here you see a view from Goddard Creek Way into the development and that shows how all of the units are fronting onto the landscape buffer and into -- onto the street itself. With an articulation and heights and colors and materials that we believe is -- is very attractive. That's true also for the frontage onto McMillan, which has a much wider landscape buffer, and also on Apgar. Internally right off of the entrance from Apgar is the -- the office and parking would also accommodate some -- some bicycle parking. And a simple circular loop around the site that -- that accommodates not only the parking for each of the units off of the drives, but we have provided some additional guest parking. Tried -- tried to be conveniently located, kind of dispersed throughout the site, for guests in addition to what was really required by code. One of the things that you will see here on the far -- on the far west side is our 25 foot landscape buffer, which we are encroaching in with some -- thank you -- with some parking and also possibly one trash enclosure element. A couple reasons that we would like your consideration of that is, one, because of the storage units themselves create -- have -- really create a solid enclosure between the two uses and so there is really no reason for a buffer in that case. They are completely buffered by the wall of the storage units themselves and so there is no use views or smells or noises that are crossing between one use to another and it still allows for 18 feet of landscape buffer space, which is plenty to soften the walls and so forth from an internal perspective. We really do feel that that -- that that parking on that side and also the storage -- or the trash enclosure facility are -- are necessary to accommodate that portion of the site. Just to address a couple of the items -- condition -- conditions of approval -- I'm trying to -- Beach: It's not working for you? Parks: No. It's just -- it's just slow. Trying to come back here. Well, maybe it's not working. Beach: What would you like to go to? Parks: This one is great. That just kind of shows one of the conditions of -- of this north-south sidewalk that Josh alluded to that was his suggestion to make a connection from Selway Apartments down to -- to McMillan and we have provided that -- along that buffer that we just discussed. And I'd like to advance to the next one if I can. Thank you. This just shows some of the renderings of the units themselves and Josh already showed you that we have also, as part of the conditions, made some adjustments to the backs and the sides to increase articulation and materials for that internal view. We have also changed a little bit the amenity package from what was earlier stated. We still have the 50 by 100 field that was in there previously and also the playground tot lot, but we have Meridian Planning & Zoning Commission March 16, 2017 Page 48 of 71 changed the art piece to a community garden, which was another accepted use, and, then, added -- and, then, we have the pathway system that was -- was always a part of the development and I have added in that fifth element that Josh suggested as part of the conditions of use that -- that we add some bike lockers, too, around the office area. So, we have added those as an amenity as well. And I do have here at the end -- Josh, if we can advance to that. I don't know why this is -- just an image of the -- the bike lockers that we are suggesting, as well as the tot lot that is proposed for this particular site. The developers and the design team, we just would like to request your approval of the subdivision and rezoning as it's shown. We would also like to request consideration -- for you would -- that we could apply for an application for building permit prior to final building permit for these particular units and with that I would like to just open it up for questions before I maybe bring Tim before you and talk about the storage units. McCarvel: Okay. Thank you. Do you have any questions to do you want -- shall we listen to -- continue on -- Beach: Just to clarify, Shaun -- Parks: Yes. McCarvel: Hold on. Josh. Beach: You had -- he had mentioned that you want to building permit prior to final plat being recorded. Parks: Final -- Beach: In our draft report. Parks: That is correct. Final. McCarvel: Yeah. I thought I heard that slip in there. Yeah. Okay. Parks: I'm sorry. Cassanelli: Madam Chair? Do all the -- all the proposed units in the residential all have garages? Parks: Yes, that is correct. They all have garages and all have driveways as well. If we go back to -- obviously, these are all three story units. They all have a single garage for each unit and a single driveway parking spot. The two -- on this unit that you're seeing before you now on the two story -- on the ends with the three story in the middle, those have double garages on the two -story units on the ends and a two open parking -- open parking stalls on the driveways as well. Meridian Planning & Zoning Commission March 16, 2017 Page 49 of 71 McCarvel: Anymore questions? Okay. You said you had more presentation from -- Parks: Yes. McCarvel: Okay. Alatorre: Well, good evening, Madam Chair, Commissioners. Thank you for your time this evening. It's been -- it's been an eventful -- an eventful night. My name is Tim Alatorre. I am the architect for the storage facilities. Our company is Domum. And, unfortunately, I am not a resident of Meridian. I'm from Rockland, California. But I have family that's been long time residents here in the town that if they had their way I will be here soon living here. But we had the privilege of working with city staff and the community in putting together this proposal for the storage facility project and, as Josh mentioned and also in the staff report, we are on the western side of the property here and I guess, Josh, I will just have to give you the thumbs up on when to proceed -- quick again. So, just to walk you through the -- the project here, if you will click one. We are proposing to try to develop in two phases. Phase one will be the buildings highlighted here in orange and the remaining parcels or Buildings D and F will, in the short-term, be open parking storage and in addition phase one we will also have a manager's office and onsite residence down there off of the access to McMillan Road and that will be -- that is that resident has a two car garage for them and we also have those landscaper buffers that -- that we were talking about and they are -- we are providing nice screening along McMillan and also to the east next to the -- the proposed residential and also to the north where we have the -- the existing multi-family housing and for phase two -- if you will hit that, Josh -- we will then -- hopefully this fills up quickly and business goes well and, then, we will build those remaining buildings there, eliminating the majority of the -- the on-site parking storage. And next slide there. So, we are proposing our primary access off of McMillan Road and with the storage facility we don't anticipate a high volume of traffic and it tends to be during the day and -- but we are proposing additionally, as in the plan, Josh, the emergency access off of the north -- if you will click on that for me, Josh -- and click again and we are open to the -- the access off of the west. We don't have a problem with that at all. We think that enhances connectivity for all the -- the neighborhood. Just to give you a rundown. The main storage buildings are going to be metal buildings and, you know, a typical -- a grid as you see here and the manager's office -- downstairs will have a display area and covered -- covered walkways protecting the entries, as well as a break room and a public restroom and upstairs we have a two bedroom apartment for our manager. The architecture, we -- in response to the neighbor comments, we have really stepped up the articulation and -- and we have tried to -- to make it appealing from all sides. Click again. You will notice we have some tower elements and a plan view as those towers wrap the corner there, those towers will appear as -- as one entity. They are not going to appear Meridian Planning & Zoning Commission March 16, 2017 Page 50 of 71 as some planted on architecture, but it will feel solid and as part of the -- the entire building. We are proposing metal buildings, as I mentioned, for the main storage facility and, then, for the two story manager's office and residence that will be stick frame with the stucco finish. Everything will have a textured feel to it. We are not going to have metal panels visible from the street. All those -- all that metal building will have a stucco texture to it to make it feel more solid . Finally, we have a couple renderings here of what it would look like . This is a view from the main access point off of McMillan and, again, facing east on McMillan and this is from the corner of the residential facility and you see the little person there standing by the tower, that's approximately where the path will, then, continue up through the residential portion and I'm -- if you have any questions I would be happy to answer them. McCarvel: Okay. Any questions for Tim? Okay. Thank you. Oka y. At this time we will take public testimony. Had several signed up to testify. Oh. Shaun Parks, you're -- yeah. Okay. It's like that name looks familiar. Okay. And, Tim, you just spoke. All right. We don't have as many as I thought. All right. I don't have anybody else signed up to testify, but is there anybody here that would like to -- oh, I have only got no's on there, so -- it doesn't matter. It just says do you wish to testify and there is all N's by the rest of them, so -- but you're more than welcome. And state your name and address for the record, please. Tolman: Sheryl Tolman. I live at 2695 West McMillan Road, directly south of -- south? McCarvel: Right. Tolman: -- of this facility. First of all, I thought we were required to -- they were required to send out notices for this meeting and we did not receive one. We didn't receive any. Sorry. Neither did the other couple that was here. So, I am not sure that people are aware of this meeting, other than if they pulled off McMillan Road to read the sign. They talked about the neighborhood meeting and how people were supportive of it. At that time the storage unit was where the apartments are and they talked about assisted living across the street from me, which I was great with. The other neighborhood meeting they had was December 22nd, which was really close to Christmas, wasn't nearby, it was here and we were trying to get a daughter home from college, so I was unable to attend, but I tried to call, it was Christmas break, couldn't get a hold of anybody, tried to look up the plans online, didn't have any luck, and it wasn't until I read the sign and Googled it that I finally, after hours, found the 97 pages that talked about these changes that we were unaware of. Traffic is already bad in this neighborhood. Ten Mile often backs up when people are trying to turn into the storage unit. I come across that often. There is not enough turn lane to turn into Goddard Creek as it is, let alone adding 84 or 82 or how many ever more -- more houses -- apartments to turn in there and I really do not like the fact that the entrance to the storage unit is directly across the street from my little lane . I have Meridian Planning & Zoning Commission March 16, 2017 Page 51 of 71 major safety concerns with that and I'm also wondering if this emergency access up there, is it going to be completely gated so pedestrians from the apartments will be able to go through there to the apartment -- to the storage units onto my lane. We already have issues with -- there is not supposed to be right of way across my lane, because there is not sufficient pedestrian view, it's a total blank corner, and we have had some near misses. Even with my trash can, walking, I almost hit somebody that came running out and I don't want to see more peo ple coming through my lane. I don't want more traffic. I don't want the traffic right there by me. There is my children's bus stop right there. I see that as a major concern. And I am completely against these changes and this current plan. I think if people had known about this you would see more people here to also oppose the change, because assisted living we were okay with. More apartments, no, we don't need more traffic, we don't need more residents to that extent. So, I want to go on record as being opposed and I believe my husband is, too. McCarvel: Okay. Thank you. Anyone else? Okay. Please state your name and address for the record. Fisher: Daniel Fisher. 2382 West Apgar Creek. So, I live right on the corner of Apgar Creek and Goddard. I also agree we didn't receive any notice that they were going to change to a multi-family plan. It was supposed to be storage units on one side and, then, senior living on the other side. So, now all of a sudden we have 80 some odd apartment units. The part -- let me get my list out here. The first thing is the parking. We already have on Apgar Creek, because of the apartments across the street, we already have guests parking Saturday night, Sunday night across the street is terrible . You get people -- doors opening and closing all hours of the night. So, if you add another 80 or so units that's only going to multiply. Go out in the morning, got to pick up all the dog mess. I mean it's -- I don't think it's a good thing to be adding another 80 or so of housing units right on that corner. There is a small little road that comes out of the Selway, it's not very big, and, then, you're going to have an entrance going into the -- the townhomes right where people are going to -- are trying to get out of Selway onto Goddard. I just don't think it's a -- it's just not a good plan. I would also second what was said about the -- the turn lane from McMillan onto Goddard is very short. You add more housing units right on that corner, because they are going to be -- they are going to be backing up at the corner of Apgar and Goddard to turn into those apartments, because they are going to have to turn into those apartments, but, then, also make a quick left to get into the new townhomes. So, you're going to get back up on two different sides and it's not going to be a good plan. One other major concern that I have is a height restriction on three stories. We live right across the street. You add a third story in those townhomes you're going to be looking right down into my daughter's bedroom. So, every other house in that neighborhood is two stories. The person that's in that third story is going to be able to look right -- right down into my six year old's bedroom and there is no way to prevent it. It's right across the street. So, I have a major Meridian Planning & Zoning Commission March 16, 2017 Page 52 of 71 concern with three stories. I would like to see, you know, if we continue on with the -- the multi-family right on Goddard Creek I'd like to see a height restriction of a maxim of two stories to fit in with the -- the nature of the neighborhood. Okay. McCarvel: Thank you. Okay. Anyone else wish to testify? Sure. Twenty seconds. Fisher: If it's possible I would really like to see this meeting continued so that we can have discussions with the neighbors. I, again, agree the neighborhood meetings were not wonderful discussions of this plan. So, I'd like to see this meeting continued without the change to the zoning, so that we can get the neighborhood involved in really coming here and giving you our opinions. Thank you. McCarvel: Thank you. Okay. Would the applicant like to come forward. Alatorre: Hi. Tim Alatorre. Domum. I will just respond to gate access and, then, Shaun can respond to the other comments. So, for the storage facility, that will be entirely gated and secured. Those emergency access points to the north and the west are knocks boxes, so the fire department can get through, but the public will not have access to those points. Because of the secured nature -- so, the question was is it going to be a solid gate or is there going to be something underneath it that kids can crawl under. Because of the nature of the storage facility and wanting to keep it secure, we will -- those will not be easily accessible gates, except for an emergency situation. McCarvel: Okay. Parks: So, there was a question about emergency access. Those -- those emergency access locations would be gated into both facilities, so we'd have bollards or gates to prevent daily traffic from going through those. Also I did want to address that. Traffic issues, of course, we did mention that we -- that we would be providing some widening of McMillan Road, so that hopefully will help out with some -- some turning opportunities providing the center turn lane that is currently not existing, at least in this section of -- of McMillan. It kind of necks down through this portion of the property. So, that's one thing that would be provided. On the height issues, obviously, Selway Apartments to -- just to the north of us are all three story and we do have -- McCarvel: Please don't shout out. Parks: So -- and then -- and also we do have significant landscape buffers around to -- you know, to help screen and buffer views from -- from the -- from those third story units. And to the most part we have -- what we have tried to do is place the units that have two stories on the ends also towards the corners and around places where we really thought that it was a good -- to transition from a Meridian Planning & Zoning Commission March 16, 2017 Page 53 of 71 lower height to a bigger height as well. I also did want to bring up -- there was -- there was an issue and a question from staff about the fencing just north of the storage facilities and adjacent to Selway Apartments. I think there was originally a thought that the -- oops. That the -- that the Selway apartments were backing onto those storage facilities. But, actually, in that case they -- they are fronting on and there is a small walkway in that location and so we are open to working with -- with Selway and the HOA in that regards. In some ways it would be better to actually open those all the way up to the backs of those storage facilities, because it does provide a wall and it's just a landscaping buffer that would be in that area and it would -- without the fencing, obviously, we wouldn't have that kind of, you know, no man zone in between the backs of storage and, then, fence itself. But, again, we are open to working with the neighborhood in that regard and the HOA to figure out what -- what exactly their -- their needs and wants are. So, with that I'd like to open it up for any questions. McCarvel: The noticing and the community meeting. Parks: The community meeting. McCarvel: Uh-huh. Parks: So, yes, initially we did have -- we started with a plan which we had -- these are for the storage on -- on board and there was some good suggestions by staff just because of access. We were starting working with different users. We didn't have a user for the multi-family at the time and we were suggesting some kind of multi-family use, whether it was assisted living or something else at that first meeting and we had a great suggestion by staff as we came back later with an actual user that wanted to do these townhome -- multi-family fourplexes and staff suggested because of access issues and traffic and other concerns that we look at actually flipping those two uses and so at that time we decided to actually have a second neighborhood meeting, although it wasn't required, to just get the people involved in that decision and giving them an opportunity to voice any concerns that they might have as well and it did -- it did end up being a bad time of year. We were trying to work it in at a -- you know, as kind of a last minute as we were trying to work through plans and get everything approved , so -- questions? Perreault: Madam Chair, I have a question for the applicant. McCarvel: Commissioner Perreault. Perreault: Can you go over again the -- the turn lanes on McMillan? You said that there would be a center left turn lane put in at -- at the applicant's expense? Is that what I'm understanding? And, then, is there going to be a right turn -- turn lane also into that entrance? Meridian Planning & Zoning Commission March 16, 2017 Page 54 of 71 Parks: We are actually just doing some of the widening and -- Perreault: Okay. Parks: -- I think that's up to ACHD to -- to finish some of those things off as far as the lane work. Perreault: Okay. So -- Parks: And I can have John Carpenter, who does more of the engineering part of that, come and address that, but we will be widening the road and providing new shoulder and, obviously, the sidewalk and landscape buffers. Perreault: Okay. McCarvel: Josh, can you go back to the layout where it shows how m uch room is to the storage units and why don't you both come up, so we can ask you both questions at the same time. How much distance is it from McMillan to the access gate where people have to stop and go through into the storage units. Parks: You're talking to access the storage units? McCarvel: Yeah. Parks: Seven hundred and fifty feet. McCarvel: Oh. Okay. Okay. And, then, I also had some questions about parking at these apartments. I mean it -- it just seems like there is really not enough parking for guests and I get it that, you know, it's -- the overall parking complies with code, but usually that overall parking is a flow of parking, I mean just in my experience with parking in apartments, and these seem to have -- you're going to have two dedicated spots, one inside the garage and one outside, that nobody else can park in. So, your guests parking is -- it seems really tight. I mean where are we expecting these people to park? Parks: Yeah. Well -- and, again, you know, we are really far exceeding the parking requirement, because also in addition to just the singles, the two -- for the three storage units, the two-story units have four -- four parking places and yes -- and it's true that, you know, a lot of the guests are going to have to park on the driveways themselves. In addition to that, we did also come through and provide some of those guest parking space s kind of distributed throughout, just because we just didn't feel that the driveways and the garages were enough, even though even just that alone exceeds the code issue. Meridian Planning & Zoning Commission March 16, 2017 Page 55 of 71 McCarvel: Right. I think -- I mean when they are not so dedicated you have room for flow and guests come and go and the residents come and go, but where these spots are already -- Parks: Right. McCarvel: -- I think a consideration needs to be made that these spots are already designated for their occupants, where -- where the guests go. I mean -- Parks: That's why we put in those extra spots, you know. McCarvel: Okay. Were there ten? Nineteen? And several of those are encroaching on the need to get an exception to put them in the landscape; right? The landscape buffer? Beach: That is correct. McCarvel: Okay. Perreault: Would you mind -- Madam Chair? McCarvel: Yeah. Perreault: Would you mind quickly going over the location of the amenities again? Parks: Oh, yes. Josh, if you could get the plan -- yes. That would be wonderful. Before Josh gets to the plan here, m ost of -- most of those are located in the central green, in the very central portion of the site. And as soon as we get a plan up here I can show you. There is a large -- just south of the office there is a large open space that includes a 50 by 100, you know, play field feature. Right next to that is the playground itself. Down at the other end where there was an art piece, now we have changed that out for community gardens and so there will be four to six plots I think that are rentable and have some fencing and hose bibs and so forth around that to -- Perreault: If that falls into any kind of disrepair who is going to be overseeing that? Parks: Well, again, we do have an office on site, so there is -- there is an HOA that kind of -- Perreault: So, maintenance -- Parks: So, maintenance will be -- and, then, we also do want to provide some landscaping and fencing around that, so that even at off times of the year when Meridian Planning & Zoning Commission March 16, 2017 Page 56 of 71 the gardens, you know, are more fallow and there is just not much going on inside them, at least there is a perimeter landscaped edge around it to make it look nice. And, then, the -- the bicycle parking itself is going to be right up adjacent to the office and the cluster mailboxes and all of those other things. Pathways, of course, are distributed throughout. McCarvel: Okay. And am I seeing those open fields -- so, you have got nothing -- it's just grass area and it's also the -- was it drainage area? I can't see. Beach: Are you referring to these -- that I'm pointing to with my mouse right now? McCarvel: We are not seeing -- Beach: What are you seeing? Okay. We are still figuring this computer system out here. How about now? McCarvel: There we go. Beach: Okay. So, you're referring to these areas I'm pointing to with my mouse? McCarvel: Uh-huh. Beach: Okay. Their landscape plan indicates those as seepage beds, as well as open space. And if they are designed a certain way, as I mentioned in my presentation, they -- they can be included as qualified open space if they are designed according to the UDC. Parks: And so that largely all of that work or -- essentially occurs underground. So, there is -- they are not necessarily heavily recessed so that the -- so that the surface is seeing a lot of water, it's -- it's all subsurface. Meridian Planning & Zoning Commission March 16, 2017 Page 57 of 71 Cassanelli: Madam Chair? McCarvel: Commissioner Cassanelli. Cassanelli: Clarification on that. So, that is a -- that will be a level park-like field that is not a -- Parks: Yeah. McCarvel: Storm drain. Cassanelli: It's not a storm drain, it's not -- Parks: There will be a very slight depression in those just to make sure that water -- all the water is kind of going to the center of that bed, but it's going to be for the most part flat. McCarvel: Okay. Any other questions for the applicant? Comm issioner Trent. Commissioner -- or -- I keep wanting to combine your -- Bernt: Treg Bernt. McCarvel: I know. I want to combine it all. You're good? Okay. Any more questions for the applicant? Okay. All right. Thank you. Parks: You're welcome. McCarvel: At this time can I get a motion t o close the public hearing on H-2017- 007, Goddard Creek. Bernt: So moved. Wilson: Second. McCarvel: It has been moved and seconded to close the public hearing on item number H-2017-0007. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. McCarvel: Comments? Bernt: I have one right off the bat. McCarvel: Go for it. Bernt: Madam Chair? Meridian Planning & Zoning Commission March 16, 2017 Page 58 of 71 McCarvel: Commissioner Bernt. Bernt: I haven't been doing this very long, a couple months -- two, three months, but this seems to be a really big development. This is by far the biggest presentation made to us from staff since I have been a member of this Commission. I think it's positive. There is only two families sitting out in the -- in the public. I think that's weird. I mean we have had smaller subdivisions and smaller proposed, you know, applicants come forward with proposed subdivisions and this entire chamber has been full of people an d so I -- I have a huge concern with the big change from this applicant requesting to rezone 12.3 acres of land from R-4 to R-40. That's massive. That's a really, really big change -- and I'm not saying I'm for or against, I'm just saying that I feel it's just -- something doesn't smell right to me. I'm just being honest. McCarvel: Commissioner Bernt, I think part of the -- they kind of just flipped where the density was. I mean they had -- I don't know if -- because it was up closer to Selway Apartments. It was zoned for the high density and so they -- they are kind of moving that over to the right as far as the zoning . But I still -- and so they can have the storage units in one part and having the apartments also looking out onto McMillan. So, the total zoning, it's kind of -- on paper looks like it's a big change, but I think it's kind of just moving it to the right, instead of having it on the north, but -- you can see the orange is what was high zone -- high-density zone there anyway and so they kind of just taken that acreage and put it over there, dropped down more into the square on the right and made the purple all the way up. But be that as it may, I still don't know that what they have done fits into that space. I mean I agree, I think it's very congested, I think it's -- like I said, the parking to me, having -- and it's been a while since I have had -- that I have parked in apartments, but I know my -- my son does and there is -- the parking spaces are to code, but it's -- there is a flow of those parking spaces that everybody is pulling in and out of all day. These -- most of them are spoken for, even though nobody may be parking there and it's like where do the guests go. I mean -- and you know there is going to be guests. So, I just have an issue with that. I also have an issue with how close that does come -- I think there is just -- there needs to be a plan with some -- I just think with some more access to it, because, I agree, it's just going to -- it's going to pile up there getting out onto Goddard and, then, having the mailboxes and everything -- when the mailboxes are right there at the entry as well and even to get the guest parking spots they are talking about, we have to allow the -- you know, the reduction in the landscape buffer just to get those -- those in. And I guess for that many townhomes I'm not overly impressed with the amenities . There is my two cents. Beach: If I could really -- really quick, just to answer maybe Commissioner Bernt's question about public hearing notice, when we were -- when the city sent the notice out and to whom we sent the notice. I have some information here I can -- I can provide for you to help clarify that. Whether that makes you Meridian Planning & Zoning Commission March 16, 2017 Page 59 of 71 comfortable or not is another question. But bear with me again here. Okay. So, this is a notice here. It was sent out -- got you. So, the checklist here indicates when the city sends notices to other agencies for comment, when the vicinity notices are mailed, which would be the notices sent to the surrounding neighbors and when we published it in the paper. Okay? So, those -- those are the dates for those three items there. Moving forward again we also have in this -- if I can find it -- the property owners list, which are the individuals the notices were mailed to. Okay. So, both of the individuals that came up here indicated they did not receive a notice. One was sent to them in the mail. Both of those addresses are on here. I don't know whether or not the -- one of them specifically was 2393 West Apgar Creek. That one on the corner of Apgar Creek and Goddard Creek. This is Pamela Lynn Fiscus. That one was meant -- was sent and the other one was 2695 I think, which is here, and Steven Tolman. So, those two specifically were sent notices in the mail. We have had issues with folks calling with concerns that they didn't receive a notice and as far as -- I think Andrea can speak to this as well -- as far as legal is concerned our responsibility is to make sure that those get sent in the mail. We don't have control over -- past that whether the mail gets to those individuals. Our responsibility is to send the notice out. And so as you can see on the list here we sent to all of the property owners that we were required to send to and -- quite a while ago. Bernt: Thank you for that clarification. McCarvel: Any other comments? Discussion? Perreault: Madam Chair? I have got some concerns about the -- about the amenities. The elevations, this -- on these townhouses are beautiful. Look like they are going to be very tasteful. It looks like the amenities are lacking. McCarvel: I agree. Perreault: Both in space and in usability. I don't know that we are going to have a lot of people biking through here. There isn't a continuous sidewalk along McMilIan where somebody would be biking along McMillan. So, I don't -- I don't feel like some of amenities are applicable to the type of development and that they are really in line with the type of tenant or owner that's going to be in the -- in the complex. Wilson: Madam Chair? McCarvel: Commissioner Wilson. Wilson: My brief two cents -- because it is 9:00 o'clock -- I agree with you. I mean I'm -- based on what I see of the process, I mean they were going one direction, they changed course -- there seems to be a lot of outstanding questions about whether that fits your question. I think the amenities kind of Meridian Planning & Zoning Commission March 16, 2017 Page 60 of 71 point to that, that this might have, you know, maybe not been thought through completely or there is some component -- outstanding components that still need to be hashed out in order for it to fit in that community and I think -- I'm not seeing us maybe get to a place where we could make conditions in order to get this where it needs to be in order for us to recommend approval. Perreault: Madam Chair? McCarvel: Commissioner Perrault. Perreault: I also still have concerns about the traffic there on McMillan and accessing the storage units and I'd like to see more detail on how that's going to be expanded. How that -- how the applicant intends on widening that and what ACHD's plans are for that -- for that area in front of the storage units. McCarvel: Okay. Beach: I guess to clarify on that, Commissioner Perreault, what's -- I mean just -- it's not clear to me, what about -- what specifically are you looking to find out from ACHD? We have a staff report from them that included conditions of approval for the project. We can -- we can kind of go through that if you would like. Perreault: I did look through it -- Beach: Okay. Perreault: -- in the packet. I didn't -- and perhaps I missed it. I didn't see anything that actually showed any kind of drawing or layout of what that's going to look like. Was there -- was there one in there that I missed? Beach: I guess to clarify, what are you meaning -- what it looks like. Are you talking about the shoulder of the road -- Perreault: Specifically my concern is is there a left -- is there going to be a left turn lane and a right turn lane into that entrance? That's my main concern. A dedicated left turn lane, so that we are not stopping traffic as somebody's turning left and so that -- because people are going to be turning right on Goddard Creek so you're already going to have -- I don't know if there is a dedicated right turn onto Goddard Creek from McMillan, but if there isn't you're going to have people slowing down there to turn right into Goddard and, then, slowing down again to turn right into the access to the storage units. So, maybe I'm not understanding entirely. Beach: Sure. Sure. Just trying to clarify. Meridian Planning & Zoning Commission March 16, 2017 Page 61 of 71 Parsons: Madam Chair, Members of the Commission, if I can interject here for a moment. Keep in mind the applicant was not required to do a traffic study. So, some of the things that you're asking for clarification on ACHD has been silent on. They are not going to require a turn lane off of Goddard as a traffic mitigation for this project, because they haven't required a traffic study. What McMillan Road will be in the future is a two lane road with a center -- center turn lane. So, there will be at some point in and out. It's -- we have that under construction currently on Meridian Road -- at the Meridian intersection. I think the developer there has built out some of that McMillan Road. So, that's what the ultimate build out is going to be. It's going to be a three lane road, so two ways of traffic and a center turn lane. So, that will happen. This developer won't be responsible to do as part of their subdivision. They are required to dedicate additional right of way for that to happen when it's warranted. I don't have that information in front of me, but ACHD staff report speaks to when the timing of those improvements are to be done and maybe Josh can pull up that staff report and we can let you know when that roadway is expected to be widened to its full potential. But as part of this development the applicant will be responsible to do the sidewalk. So, you will get that continuous improvement along that street and, then, also we have required additional connectivity through that multi-family development. So, per our mixed use standards we want that interconnectivity between development s, so that we aren't having people go onto major arterials to get to -- to other amenities out there. Now, what staff told you when -- and we were doing our staff report, we did entertain the possibility of having the applicant revise their site plans, so that the storage facility and the multi-family development would share a single access point to McMillan Road. That would give them another way in and out, not to use -- go onto Goddard or go through that other multi-family development. We didn't necessarily land on that, because typically when you have a storage facility you have moving truck s, you have trailers, you don't want those conflicts with one another, but that's certainly within your purview. You can continue this out, ask for a revised site plan. If you're not happy with the amenities in your recommendation to City Council you can propose they add a pool, a clubhouse, a fitness facility. That's within your purview. If you don't like the multi-family development, they are in for a rezone and a comp plan change, you can deny that conditional use permit and keep the one -- if you like the storage facility you can recommend approval on that conditional use permit . So, there is many options for you this evening as to how you want to deliberate on this. My recommendation, if you want to see that amenity package, you want to know how that additional access to McMillan Road could work in conjunction with the storage facility, you can continue it out, give us some -- in your continuance give us the specifics you want addressed and we can bring it back to you to just address those items that you leave us -- you want to see as part of the continuance. Or you can move it forward as this and see what Council wants to do with it. McCarvel: Thank you, Bill. Yeah. I think where I'm at is I'm okay with the storage unit. I think -- and I'm not opposed to the high density in theory, but I Meridian Planning & Zoning Commission March 16, 2017 Page 62 of 71 think this high density -- I don't know that we have seen enough -- I think that we are causing a big backup to happen with only that one access into those apartments. Right there at that corner. That's -- that's my two cents. I'd love to hear everybody's else's. Cassanelli: Question for staff. What's the -- what's the zoning on the Selway Apartments? How many units are there right now? Do you have that -- Parsons: Madam Chair, Members of the Commission, I do. I worked on that project. One of the first ones I had with the city, so I'm very familiar with it. The property -- as Josh mentioned in his presentation to you, Lochsa Falls has a planned unit development. As part of that approval that apartment -- that property -- that ten acres where Selway is developed was vested with 171 residential multi -- multi-family dwelling units and so I think it's about 17, 18 dwelling units to the acre, if I remember right. Staff had recommend -- recommended that that be rezoned to match what the current density is on that property and City Council denied that rezone and said, no, we are going to leave it R-4. This particular piece has the same approval on it. It's R-4 currently today, but it's allowed to develop with office use s and that was the rules in place at the time that that came through. They got what's called a use exception. So, you see residential zoning on the property, but it's allowed to develop with an office use. Beach: We don't do that anymore. It's a bad idea. Parsons: Yeah. And that's -- that can get -- I can tell you from my experience with Selway it was very contentious and there was at least five or six hundred neighbors here in opposition of that project, because they did not want that in that area. So, I'm with you, Commissioner Bernt, it's odd that I don't see the neighbors out here. I was expecting a lot more this evening. But with that said, everything that we see in our files, a proper notification, a property sign posting, everything was done in accordance with our UDC and the law. So, I'm not sure why neighbors didn't come out. Maybe they -- they liked it or -- I don't have an answer for that. But I know Selway was very contentious. McCarvel: Okay. Anybody else? Cassanelli: Madam Chair? McCarvel: Commissioner Cassanelli. Cassanelli: As a thought. Because I haven't shared them. I think the traffic -- it's a lot of units coming out onto Goddard. I don't -- I think if there was an entrance to the residential units off of McMillan you have got -- you would have two access points with Goddard and -- and that too close together along with the -- you know. And, then, a driveway going into the -- to the -- to the storage units. It's Meridian Planning & Zoning Commission March 16, 2017 Page 63 of 71 currently not McMillan -- it pinches down there right where the entrance to the units are. There is not a -- McMillan doesn't have a center lane all the way down. McCarvel: Yeah. I don't know that an entrance onto McMillan is the answer. Cassanelli: No. McCarvel: I just -- I mean there is -- it's so close -- that entrance is so close to Goddard Road. I mean if that -- what's that, Apgar -- Cassanelli: Apgar. McCarvel: It disappeared on me. That Apgar Road. I mean that comes out so close there that there is just no room I don't think -- I mean you're going to have people trying to turn left into that right there from that corner . So, I just don't know that this layout -- I think we are asking for problems. So, like I said, I'm not opposed to the storage units and I'm not opposed in theory to the high density, I just don't know that this is the plan -- Cassanelli: And that's -- that's my gut feel. The units themselves are -- they are nice looking. McCarvel: Beautiful. Yeah. Cassanelli: Nice looking units. I just don't think this is the -- this is the location that sets those. McCarvel: Yeah. I mean even if -- Cassanelli: In the current -- you know, everything else that's around it. That's -- that's my feel. McCarvel: Okay. So, we have four different -- five different parts to this that we can approve or deny I guess. You have the rezone, which I think was, in theory, not opposed to, because really all we are doing is taking that zone that's already high density and just kind of flippin g it to that square area, instead of the long narrow area, which -- Pogue: Madam Chair? McCarvel: Yes. Pogue: If you would move on the Comprehensive Plan map amendment and recommended denial of that, then, you don't proceed with the -- each individual item. Meridian Planning & Zoning Commission March 16, 2017 Page 64 of 71 McCarvel: Okay. But that would mean -- I mean we are opposed to everything about it, which I don't think we are, so -- but I don't know how to -- I guess -- and somebody else is going to have to make the motion, but now we would have to open the public -- no. I guess we deny the preliminary plat as proposed or just flat out continue the whole thing and request that they come back with a different layout? Okay. Well, somebody gets to make that motion then. Wilson: Madam Chair? McCarvel: Commissioner Wilson. Wilson: I move we continue -- let me get on the right page. I move to continue file number H-2017-0007 to the hearing date of -- McCarvel: March 16th. Wilson: Well, no, it's -- McCarvel: Oh. Wilson: I'm continuing it I guess. I looked at the -- Pogue: Madam Chair, point of process. If you're going to move to continue it you need to reopen it and, then, you need to work with the clerk for a date and you need to provide reasons for that continuation. McCarvel: Okay. Hill: Commissioner, we have April 4th -- or, I'm sorry, April 6th. April 20th. Wilson: Yeah. I was going to say April 6th. Well, I guess before I make my motion correctly, what are some of the -- I mean I -- maybe I'm tired. I have heard a couple of the specifics, but -- McCarvel: I think the issue at hand is the preliminary plat we are not in agreement with. Wilson: Okay. That's -- just making sure that I have enough detail there. McCarvel: I mean that's what we are all hedged on; right? Okay. Beach: Was it not the conditional use permit that was the issue for the multi- family? For the multi-family. Had issues with the amenities. Those are all tied to the conditional use permit. The plat just has to do with the number of lots associated with the -- Meridian Planning & Zoning Commission March 16, 2017 Page 65 of 71 McCarvel: Okay. The conditional use permit. Okay. Parsons: Yeah. I think -- if I may, Madam Chair, Members of the Commission, I think you had concerns with the amount of guest parking. McCarvel: Right. Parsons: And its proximity to the units. You weren't too keen with the access. McCarvel: Right. Parsons: You weren't keen on the amenity package and also -- it sounds like I'm hearing concerns with the density there. So, you could request th at they bring back a site plan with less units and more open space. McCarvel: Yeah. I'm not so sure that an R-15 wouldn't cure a lot of it, because it would automatically lessen the density, which would give you room or more parking and maybe a different access, you know, or dual access into the facility. But I just -- yeah. Perreault: Madam Chair, I have a question for staff. You mentioned dual access into the facility. That's one entrance for both the storage unit and how does that look with the security for the storage units? Parsons: That's what I mean. They would have to design the site where basically had a frontage driveway and went on -- Perreault: Come in one entrance and, then, on the right -hand side there is a gate and what side -- Parsons: Come in with a shared access and, then, turn to the facility and -- Perreault: Off of Apgar Creek. Parsons: And their apartment -- their office and residential care facility would be tucked in there. Perreault: Okay. Parsons: But, again, ACHD will have to weigh in on that new approach to support their location if these were to share an access point. Beach: Which is why I was saying April 6th continuance date, we might not have enough time to get those comments -- McCarvel: Okay. Meridian Planning & Zoning Commission March 16, 2017 Page 66 of 71 Beach: -- from the highway district if that's the direction you're leaning. So, we want to make sure we are not bringing this back and continuing it again, because we don't have all the stuff that we need. McCarvel: Okay. Parsons: My recommendation is -- for Andrea, the city attorney, let's open it up and see what the applicant's willing to do that see what dates works for them as well. See what they think they can do to turn this around and get you something that you can look at and make a decision on. McCarvel: Okay. At this time could I get a motion to open the public hearing for item number H-2017-0007. Wilson: So moved. Perreault: Second. McCarvel: I have a motion and a second to open the public hearing for H -2017- 0007. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. McCarvel: Would the applicant, please, come forward. Doolin: Madam Commissioner and Commissioners, my name is James Doolin with FIG Development. 4685 South Highland Drive, Salt Lake City, Utah. So, the reason why I wanted clarification just -- if we do continue it, what does the Commission -- what would the Commission like to see, just so when we come back here we are addressing your concerns and also addressing t he residents' concerns. McCarvel: I think -- I mean -- well, obviously, they were -- from their perspective it sounds like they were expecting assisted living, but I think, you know, there had been a neighborhood meeting and we can address that, but I think, you know, the overall zoning -- you know, we are kind of just flip flopping where that zoning is, so I think in this area is a good place for the higher density and maybe 15 is all -- I mean because you're right at 16 -- Doolin: Yeah. Ended up 16 and the problem is you have R-15 or R-40. We are not going after 40. McCarvel: Right. And so -- but I think the main issue is that one and only entrance being so close to Goddard and not much place to back up on Apgar where you already have other apartment -- a lot of high-density coming out and Meridian Planning & Zoning Commission March 16, 2017 Page 67 of 71 there is really nowhere for these people to back up to get out on it and get down onto Goddard and stack up there to get onto McMillan. Doolin: Would you like to see that entrance shifted over to the west some Apgar? McCarvel: I think it would help. I don't know that that's the only answer. Commissioner Perreault. Perreault: Excuse me. If I'm going to live in a townhouse like that I would -- on the east side I would much rather not have my third-story look onto a street, but I'd rather look onto the back of the storage units. At least there is some more privacy there than have -- than looking out onto a road. So, if you -- if you move those units onto the west side, have the entrance on the west side -- that's just my thought. McCarvel: Yeah. And I -- you know, that's -- for the person who is in there, but I think the other big issue was the parking and although we -- I think that we like the parking and the numbers themselves go to co de, like I said, so many of those are fixed and there is no room for -- I mean there is no room for guests and there is nowhere -- even if you go outside these apartments there is no room for people to park. I mean out on those roads. There is not parkin g -- Doolin: Right now we are at about a quarter per outside parking space, not including the driveway or garage per unit. So, we have 19 for 82, which is just under a quarter. What would you like to see that, closer to a third or a half a unit per -- McCarvel: I don't know. Doolin: I guess I'm just looking for guidance. McCarvel: I just -- I'm just seeing a problem with the flow. So, I'm -- I'm not the designer here, but I think what's in front of us -- there is a problem with flow. There is -- I mean -- and it's kind of where those spaces are at and are they really accessible for guests or are we just asking for problems. Doolin: So, one thing that you will notice we have connectivity with sidewalks throughout and, then, in that middle area, those units all front that common courtyard area where we have community gardens and paths. So, the parking along that parallel wall flow right into that common corridor to kind of have access to those units and there is also sidewalks that access the units on the perimeter. We could add -- we could remove some units on the end of that island -- from kind of the west of the island. It will have parallel on both sides of the street, so we could pick up some parking there and, then, we might be able to -- we have parking towards the northeast -- or, sorry, the southeast and, then, there is some Meridian Planning & Zoning Commission March 16, 2017 Page 68 of 71 parking in the northeast. Okay. We will work on putting parking -- spreading it more continuous -- McCarvel: I -- yeah. And maybe it's just reduction of a few units. I mean I'm seeing those units right there at the entrance. I mean there are times a day where they are never getting out of their driveway. Doolin: Yeah. Yeah. I think that's a -- I think that's a good point. Beach: Is there a specific number of additional parking spaces you would like to see, just so there is very distinct things you're looking for? McCarvel: You know, Josh, like I said, I don't know that currently it's the number of spots, it's how that flow works with so many of them being pre-spoken for. Perreault: Madam Chair, is what you're saying that you're concerned that guests are going to use the area that's intended for the office and intended for the common area? McCarvel: And out on Apgar and trying -- I mean there is no -- it's going to cause problems amongst the neighbors I think eventually. Somebody is going to park in somebody's driveway just because they have to or block the driveways -- I don't know. And maybe you can speak more to that -- more experience -- Doolin: More two bedroom -- or, I'm sorry, two garage units would probably resolve a lot of that issue, because with the two garage unit you have two spaces inside and, then, two spaces on the outside. So, residents can park in their garage and guests could park outside. McCarvel: And how many -- yeah. Doolin: So, we can increase the number of two story units and I think that will help alleviate some of that parking. The one comment that I heard from the resident is they are afraid that this three story is going to be looking out into their backyard. That might be true if these units backed -- if there was a house that backed these units, but we have large expanse -- or large distance between us and any other adjacent residential unit. So, those three stories I don't see that really been concerned looking down into somebody's -- somebody's house with our large landscape buffer and with the streets. You're 30 feet high -- or I think we are 32 feet high for those three stories, which means the window is probably about 26 six feet high, so it's really hard to -- I don't think that that's going to be a nuisance to the neighbors once built. So, addressing guest parking, we will take care of that. Number of units, get it below that R-15. It sounds like that will be helpful. The amenities -- I don't think our renderings showed the amenity package very well. So, with our tot lot, it's a 60,000 dollar tot lot, which is a very nice tot lot for the development. We do have -- we meet the requirements -- one Meridian Planning & Zoning Commission March 16, 2017 Page 69 of 71 of this city's requirements is 100 foot by 50 foot wide green space . That's an entity that you guys called out, the quality of life -- what are the three different amenities? Quality of life, recreation, and lifestyle or something, but -- so, all of our amenities meet the city's requirements for those amenities and we could do a less expensive tot lot, but we figured that families are going to be attracted to this area. Families generally enjoy park playground equipment, so we try to do a very nice playground equipment amenity and, then, the city's requirement -- or the city's points are the -- the city's amenities also include a community garden, which we thought would be nice as well. So, although a community garden is not terribly expensive, it's a nice amenity to add and, then, bike parking is also an amenity that is one of the city's amenities that you can choose from. So, there is so many that we can choose from. This site probably is not conducive to a pool, because there is not enough residents to help offset the cost of the pool. McCarvel: Yeah. I don't think a pool is necessary. Doolin: And, then, the fitness center typically is not used and we have done over ten of these developments, over a thousand units, and fitness facilities are rarely used and it just becomes a nuisance for the manage -- HOA management to take care and keep clean and keep people from breaking into it. So, we tried to pick amenities that would be used for the -- by the residents within the -- the development. So, I guess with that being said, I'm looking for some guidance so when we do come back I'd like to have a better understanding of exactly what you're looking for on the amenity side. Cassanelli: Madam Chair? McCarvel: Yes, Commissioner Cassanelli. Cassanelli: Is it -- is it possible -- and question for the developer -- to look and see what it looks like with the whole project flipped, with the storage units bordering Goddard? Doolin: Yeah. So, we initially -- we initially submitted that in our preapplication meeting and the staff came back and asked us to flip it and, then, once that happened, we flipped it, and we decided we should have a neighborhood meeting just to let the neighbors know. So, I think there was some miscommunication earlier tonight regarding that. That's initially how we did the layout and, then, staff asked us to -- Cassanelli: So, they did -- the residential units were -- were to the west? Doolin: Accessed off of McMillan, off the west. So, staff can address that. Alatorre: Tim Alatorre again. One of the issues -- there were a couple issues with having it flipped. One was we ended up with two access points off of Meridian Planning & Zoning Commission March 16, 2017 Page 70 of 71 McMillan and ACHD wouldn't support that, they weren't happy about that. And, then, trying to combine the access points, as Josh alluded to, was very problematic. We were trying to figure out traffic flows and security issues and it became quite the challenge and so that's where this was a compromise to satisfy the access issues off McMillan and also the security concerns . That's -- that's where we ended up. And if I could just add one more point, it sounds like most of the concerns -- unless we go with the full site swap, are with the housing portion. So, I'd respectfully ask that however we phrase the terminology tonight for continuance, if -- if we can make that contingent on the housing portion, but allow the self-storage portion to at least proceed past this point. Doolin: He doesn't want to come back up here. Perreault: Madam Chair, I need to think about these a little, but one thing I would like to see is a covered area in the green space, maybe picnic tables. I know that if I have -- if I'm in an area where I don't have a yard I want a place where I can go and take the kids and eat or take family. Doolin: Okay. Perreault: So, that's an idea for -- Doolin: And that's one amenity you allow. It's called a plaza in your requirements. We could do a pavilion plaza, which I think would be nice. McCarvel: Commissioners? Bernt: Madam Chair, can we strike the -- are we agreement that the bike storage thing is just sort of -- you know, we could take that off and, then, add the -- you know, I mean it would be more of a cost, but, yeah, I think it would be a lot more beneficial for the development than a bike storage. In agreement? McCarvel: Yeah. I think that's -- yeah, the -- yeah. Okay. Doolin: Okay. So, the access, I guess is my last question. Would you guys like us to continue with access off Apgar, just slide it further to the west to kind of create some distance between the Goddard Creek and Apgar Creek intersection to allow for more backup and, then, we will move our units away from that entrance as well, so people aren't trying to back up while people are trying to leave the development? McCarvel: Right. I think that would -- Perreault: Yes. Meridian Planning & Zoning Commission March 16, 2017 Page 71 of 71 McCarvel: Yeah. Because I -- I mean you can't have multiple accesses onto McMillan. We get that. But it's just so close to that corner, you're going to have backed up all over the place. Doolin: Okay. I appreciate your time. Alatorre: Can I ask if they have any other comments, so I can address their comments now or I can just talk to them afterwards. I just want you guys to know we will work with the neighbors -- McCarvel: Yeah. I think it's probably best as far as the meeting is concerned to do it afterwards. Yeah. Alatorre: Okay. McCarvel: Okay. Wilson: Madam Chair? McCarvel: So, we have got a whole lot here, I mean so -- Wilson: Well, let's first close. McCarvel: Yeah. Wilson: Madam Chair. McCarvel: Commissioner Wilson. McCarvel: I move we close the public hearing on H-2017-0007. Pogue: Madam Chair, we need to leave it open if we are continuing. Wilson: Oh, that's right. McCarvel: Okay. Wilson: Didn't happen. McCarvel: Try again, Commissioner Wilson. Wilson: Madam Chair? McCarvel: Commissioner Wilson.