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
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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
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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
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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
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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
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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
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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
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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.
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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
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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
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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
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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
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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?
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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.
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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
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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.
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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?
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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
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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
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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.
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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
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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
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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.
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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 --
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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.
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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
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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
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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
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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
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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.
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March 16, 2017
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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.