Loading...
2018-05-17Meridian Planning and Zoning Meeting May 17 , 2018. Meeting of the Meridian Planning and Zoning Commission of May 17, 2018, was called to order at 6:00 p.m. by Chairman Rhonda McCarvel. Members Present: Chairman Rhonda McCarvel, Commissioner Steven Yearsley, Commissioner Jessica Perreault, Commissioner Lisa Holland, Commissioner Bill Cassinelli, Commissioner Gregory Wilson and Commissioner Ryan Fitzgerald. Others Present: Chris Johnson, Ted Baird, Bill Parsons, Sonya Allen and Dean Willis. Item 1: Roll-call Attendance __X____ Lisa Holland ___X___ Steven Yearsley __X___ Gregory Wilson ___X___ Ryan Fitzgerald __X___ Jessica Perreault ___X___ Bill Cassinelli ___X___ Rhonda McCarvel - Chairman McCarvel: All right. Good evening, ladies and gentlemen. At this time I would like to call to order the regularly scheduled meeting for the Meridian Planning and Zoning Commission on May 17, 2018. Let's begin with roll. Item 2: Adoption of Agenda McCarvel: All right. First item on the agenda is the adoption of the agenda. We do have one change to the agenda. Item H-2018-0018, Cherry Blossom Subdivision, will be opened for the purpose of continuing this item. It will be opened solely for that purpose, so if there is anybody here to testify tonight for that particular application, we will be -- not be taking testimony today. So, can I get a motion to adopt the agenda as amended. Fitzgerald: So moved. Cassinelli: Second. McCarvel: It has been moved and seconded to adopt the agenda. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: ALL AYES. Item 3: Consent Agenda [Action Item] A. Approve Minutes of May 3, 2018 Planning and Zoning Commission Meeting Meridian City Council Meeting Agenda June 6, 2018 – Page 4 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 2 of 40 B. Findings of Fact, Conclusion of Law for Calvary Chapel (H-2018- 0031) by Calvary Chapel Meridian, Located at 3600 W. Nelis Ave. McCarvel: The next item on the agenda is the Consent Agenda and we have two items on the Consent Agenda. We have approval of minutes for the May 3rd, 2018, Planning and Zoning meeting and Findings in Fact -- Findings of Fact and Conclusion of Law for H-2018-0031, Calvary -- Calvary Chapel. So, can I get a motion to accept the Consent Agenda? Holland: So moved. Wilson: Second. McCarvel: It has been moved and seconded to adopt the Consent Agenda. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: ALL AYES. McCarvel: So, at this time I would like to briefly explain the public hearing process for this evening. We will open each item individually and, then, start with the staff report. The staff will report their findings regarding on how the item adheres to our Comprehensive Plan and Uniform Development Code with the staff's recommendation. After the staff has made their presentation, the applicant will come forward to present their case for the approval of their application and respond to any staff comments. The applicant will have 15 minutes to do so. After the applicant has finished we will open to public testimony. There is a sign-up sheet in the back as you enter for anyone wishing to testify. Any person testifying will come forward and be allowed three minutes. If you're speaking for a larger group, like an HOA, and there is a show of hands to represent that group, they will be given up to ten minutes. After all testimony has been heard, the applicant we be given another ten minutes to have the opportunity to come back and respond if they desire. After that we will close the public hearing and the commissioners will have the opportunity to discuss and, hopefully, be able to make a recommendation to City Council. Item 4: Action Items A. Public Hearing Continued from April 19, 2018 for Cherry Blossom Subdivision (H-2018-0018) by Jayo Land Development Company Located at 615 W. Cherry Lane 1. Request: A Rezone of 10.74 Acres of Land from the R-4 to the R-8 Zoning District; and Meridian City Council Meeting Agenda June 6, 2018 – Page 5 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 3 of 40 2. Request: A Preliminary Plat Consisting of 60 Building Lots and 10 Common Lots on 10.25 Acres of Land in the Proposed R-8 Zoning District McCarvel: So, at this time we are going to continue the public hearing for Item H-2018- 0018, Cherry Blossom Subdivision, and they have a request for a continuance to June 6th in order to allow additional time to work on revisions to the development plan based on the discussions with staff and neighbors at the second neighborhood meeting. Would the applicant like to come forward, please, since this is the second continuance. Breckon: John Breckon. Breckon Land Design. 6661 Glenwood Street, Garden City. McCarvel: And did you -- so, you have asked for a continuance to June 6th. Are -- are you sure you can be ready for that date or shall we look at a date further out? We have got, obviously, a lot of people who are interested in this and we don't want to continue -- Breckon: Yes. McCarvel: -- again. We usually just allow two continuances, so we want to be ready. Breckon: Well -- McCarvel: I think the next one would be June 21st. Breckon: Okay. McCarvel: Or no. June 21st? Okay. That's not the -- okay. Parsons: Madam Chair, Members of the Commission, just to let you know, to put the timing in perspective for you, typically when we are waiting for revised plans staff likes to have those plans to the clerks and to our office ten days prior to that public hearing, so that we can modify our staff report and change any conditions, so that we can bring forth a -- an accurate recommendation or at least give you some -- something to take action on. If you look at the calendar, we are getting close. We are probably right there at that ten day window. So, I'm hoping the applicant will have something to us either by tomorrow or first thing Monday, so that staff can get on that staff report, if there are any specific changes, so that we can keep it moving forward on that -- that June 6th date. McCarvel: So, if you're not ready to give staff your proposal tomorrow, we should probably look at the June 21st date. Breckon: Yes. I would request that we go to the June 21st, please. McCarvel: Okay. And is that the one you want or would you like July? I mean this is your time. Meridian City Council Meeting Agenda June 6, 2018 – Page 6 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 4 of 40 Breckon: No. McCarvel: Bill, what's on the schedule for the next two meetings, just so we are -- like the 21st and July meeting. Parsons: Well, the 21st is shaping up to have quite a few items on it. I don't know exactly what they are off the top of my head, but I know -- I know there is at least five apps -- applications that are in various stages with us that could end up on that hearing or could be bumped to the July 5th hearing, just don't know at this point, and there are quite a few and some are larger projects as well. Fitzgerald: Madam Chair, I just have a feeling we are going to have just a significant discussion or public input on this application, so as we take that into account. McCarvel: Yeah. Absolutely. But I don't think we want to entertain continuing it another time. So, if you're not ready to give staff your proposal tomorrow, let's look at -- okay? Breckon: Yes. Madam Chair, I would request that we go to the 21st. McCarvel: 21st? Okay. Breckon: Yes. McCarvel: So, could I get a motion to continue item H-2018-0018, Cherry Blossom Subdivision, to the meeting -- to the scheduled meeting of June 21st? Holland: So moved. Wilson: Second. McCarvel: Okay. It has been moved and seconded to continue the public hearing H- 2018-0018, Cherry Blossom Subdivision, to June 21st. All those in favor say aye. Opposed? Motion carries. Thank you. MOTION CARRIED: ALL AYES. B. Public Hearing Continued from May 3, 2018 for Paramount Self Storage (H-2018-0033) by Brighton Corporation, Inc. Located on the North Side of E. Archerfield St. and West of N. Meridian Rd. 1. Request: A Conditional Use Permit for a Self -Storage Facility on 3.56 Acres of Land in a C-G Zoning District Breckon: Thank you. Meridian City Council Meeting Agenda June 6, 2018 – Page 7 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 5 of 40 McCarvel: So, at this time we would like to continue Item H-2018-0033, Paramount Self Storage. This item was continued from May 3rd and we will begin with the staff report. Parsons: Thank you, Madam Chair, Members of the Commission. As you mentioned, this is the Paramount Self Storage Project. It was originally scheduled for the May 3rd hearing and was continued because the property -- the subject property was not basically posted in accordance with UDC standards. So, tonight we are here to discuss a conditional use permit for a self storage facility on approximately 3.56 acres of land. You can see in the aerial -- or the vicinity map here that it does consist of six commercial parcels. So, at some point the applicant will want to process a property boundary adjustment with the city -- the city to consolidate those -- that property into one large parcel, so that they don't have any issues with our -- our building department as they move through that process. So, adjacent land uses, we are looking at the Paramount Subdivision. On the north zoned R-8. Across the street we have Ventana Commons and Heritage Middle School, zoned R-4 -- or, excuse me, R-8 and -- excuse me -- R-8 and R-4. To the east -- or, excuse me, to the west we have the Paramount Square Apartments, which are zoned R-40 and, then, to the south we have undeveloped vacant commercial property zoned C-G, which is also part of the Paramount Square Subdivision. So, in 2003 this property was originally annexed in as part of the Paramount Subdivision and part of that PUD. In 2015 the applicant came forward with the Paramount Southeast Subdivision, where they went through a conditional use, rezone, and a plat subdivision process to allow for the apartments and the commercial lots that you see today. So, tonight we are discussing, again, a self storage facility consisting of approximately 11 buildings and 63,825 square feet of enclosed storage. The applicant is not proposing any outdoor storage on this site. Access to this development is provided from a local street, which is North Dyver Avenue, which is along the west boundary and, then, per the UDC standards for self storage facilities, the applicant has to provide a secondary access and that is being located here on Archfield Street along the south boundary in accord with the UDC standards. Landscaping for the site. The applicant already has constructed a 25 foot wide landscape buffer along North Meridian Road. A 20 foot wide landscape buffer is required along East Ensenada Drive and the two local streets along the west and south boundary require ten foot landscape buffers and those will be installed with lot development. In our staff report we did call out that some of those buffers are deficient, the required number of trees per the UDC, and so we have conditioned the project and the applicant to provide the right -- the required number of trees in accordance with the UDC standards. I would also mention to you as we did our review and went through this, we did note some -- we were looking at -- the self storage use itself is subject to specific use standards in our code. There were two requirements that -- that we brought to your attention in the staff report. The first was in regards to the 25 foot separation between all structures on the site. Staff has worked with the applicant and they are just going to go ahead and where there are some openings between the buildings along the perimeters, they are just going to connect the buildings and enclose them with additional storage units in accordance with the UDC standards. So, there aren't any conditions to modify, because they are going to comply with code and not Meridian City Council Meeting Agenda June 6, 2018 – Page 8 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 6 of 40 have to worry about that 25 foot separation. All of -- all of the internal buildings do meet that requirement. So, that is a good change from what the applicant is going to do. The other issue that we brought up to you was the requirement for solid gates along the emergency access and the entry into the facility. On occasion -- this isn't the first storage facility that's come before you, but we have consistently enforced that condition in our staff report for you to take action on. What we hear from the applicant consistently -- typically the applicant is amenable to doing a solid gate when it's the secondary axis gate, because no one is using it. But what we hear constantly from applicants is if we require a heavy duty gate for the main entrance into the facility, one, it limits visibility into the site, but, two, the weight of the gate, it's hard to find mechanisms in order to control the gates as you enter and exit facilities. So, the applicant is asking for a modification to that condition this evening. So, again, they are okay with the emergency access gate being solid. They want to have some relief on the main gate off of that local street on the west boundary. If you look at the site plan -- if I back up here you can see here that it's actually quite a distance away from the street. So, visibility would be -- actually be fairly limited into the site. If you weren't actually driving down that street -- and it shouldn't generate that much traffic, because it is a local street. And, then, also there is a portion of the gate here where the applicant has the ability to possibly make that portion a solid material, so you would -- the location of the gate is in this vicinity, which is pretty well open to -- or not very well open, visible on some of the internal buildings. So, again, staff is amenable to the applicant's request just to have the main entry gate being more of an open style wrought iron, like you see in most of these storage facilities. We would like at least some clarification from the applicant as to whether or not this remaining portion would be a solid material and blend in with the rest of the development. The application did provide some building elevations for you this evening. Again, they were trying to be consistent with the Paramount theme within that development. So, the buildings will consist of stucco -- we are looking at corrugated metal, stone wainscot, and, then, again, some of those tower - - or decorative roofing elements that you see throughout that -- the design of that subdivision. Further, because this is a commercial development, they are required to comply with the design standards and staff will ensure one hundred percent compliance with those as they go through that CDC and design review process. But we are -- we are fairly confident that these are pretty consistent to what we have on the books today. So, as I mentioned to you, staff is -- we are recommending approval of the project. We did receive written testimony from Mike Wardle, the applicant. Again, the only issue they take concern with is the requirement for the metal gate on the main gates. At least the solid materials for the main gate. Did not receive any other public testimony on this application. I will conclude my presentation and stand for any questions you may have. McCarvel: Any questions for staff? Would the applicant to come forward? Wardle: Madam Chair, Commission Members, Mike Wardle. Brighton Corporation. 12601 West Explorer Drive. I -- I think staff has really laid it out and the only -- the reason that we want the operable portion of the entrance gate is, so that you don't have somebody sitting on the inside waiting to come out, somebody on the outside waiting to go in and they can't see the cuing aspect of it. So, that's really the only issue. And so I Meridian City Council Meeting Agenda June 6, 2018 – Page 9 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 7 of 40 believe the modification that we have proposed is simply to strike the language that says main access gate and is -- so, it's just basically the condition would read: The emergency access gate should be constructed of solid material to impede usability into the site. Unless you have more issues that you would like to discuss, but I just -- well let me -- just for the sake -- I'm only going to show you a couple of slides. First you have already seen, but this project picks up the theme elements from the Paramount project. It has some, you know, residential characters, but all of the theming that we have in our major entrances is -- is carried through in this project and, secondly, as noted by Bill, we are connecting each of the three corners where there was a less than 25 foot separation. Just adds a little bit, but it solves the problem. And, then, of course, the solid emergency access gate. So, I would answer any questions you have, but we believe that the project -- a commercial project in a commercial -- commercially zoned parcel of property is appropriate and ask for your approval. McCarvel: Okay. Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: Mike, can you just touch on what Bill asked about, the wall next to the main gate. Is that going to be solid or -- and the gate would be see through? Wardle: Madam Chair, Commissioner Fitzgerald, I probably didn't state it carefully enough, but the operable portion of the gate would be open, but the other portion could be solid. That's not an issue. Fitzgerald: Okay. Wardle: It's just the operable -- I don't want to be sitting out there and confront somebody that we have to start maneuvering or backing up, so -- Fitzgerald: Makes sense. Wardle: Thank you. Fitzgerald: Thank you, sir. McCarvel: Any other questions? Cassinelli: Madam Chair? McCarvel: Commissioner Cassinelli. Meridian City Council Meeting Agenda June 6, 2018 – Page 10 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 8 of 40 Cassinelli: Mike, the -- the emergency gate here, that -- is that -- what you have on this slide appears to be see through. Is that -- we are going with the one that's solid, is that correct? Wardle: Commissioner Cassinelli, yes, that's -- this was as submitted. Staff has noted that the specific standards call for solid, so we are saying that that will be -- Cassinelli: That will be changed to solid? Wardle: In the CZC submittal it will be a solid -- Cassinelli: And, then, as a follow on, that's what the entry gate will, essentially look like, the wrought iron there. Wardle: Yes, Commissioner, that -- that's correct. Cassinelli: Okay. Thank you. Perreault: Madam Chair? McCarvel: Commissioner Perreault. Perreault: Mr. Wardle, in your research do you happen to know how many storage facilities there are within a couple miles on either side? I'm -- if I thought about it I probably could remember, but I'm just curious how close you are to other facilities that are similar. Wardle: Madam Chair and Commissioner Perreault, the -- there is actually a facility on the west side of Paramount on Linder Road at the -- the western entrance south of the high school. Perreault: Okay. Wardle: There is also one about a -- let's see. It's midway between Meridian Road and Locust Grove on Chinden. Those are the only two that I'm acquainted with within a reasonable distance and to my knowledge they are full, so -- and we have 280 apartments under construction adjacent to this currently. We suspect there will be some need. Perreault: Thank you. McCarvel: Any other questions for the applicant? Okay. We have nobody signed up for public testimony on this application, but is there anybody in the room who would like to testify on this application? Okay. Fitzgerald: Madam chair? Meridian City Council Meeting Agenda June 6, 2018 – Page 11 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 9 of 40 McCarvel: Mr. Fitzgerald. Fitzgerald: I move that we close the public hearing on H-2018-0033. Cassinelli: Second. Wilson: Second. McCarvel: It has been moved and seconded to close the public hearing on H-2018- 0033. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: ALL AYES. McCarvel: I actually -- I mean if -- I like this idea of the storage units being right here next to all the apartments that are going in. I think that will keep -- you know, cut down on all the traffic. And I do -- the only thing I would like to additionally state -- and I think staff covered it and I'm sure, you know, adhering to the Paramount type structures it will be a decent looking structure, but this isn't one that's going to be not seen from all angles. I mean this -- this is seen from all four sides, so I think -- especially with it having no outdoor storage units in there, which usually is the worst looking of it, having all indoor storage, as long as it has an appeal from all four sides and I'm in favor of this. Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: I -- I agree. I -- there is -- as long as it meets the CZC requirements and I like that the access is not off of Meridian Road, it's off of -- of the internal local roads from inside of Paramount. I think it's a good use and it cuts down on the density that would like to go there, if not, so I'm in favor as well. Holland: Madam Chair? McCarvel: Commissioner Holland. Holland: It's -- it's probably not the first thing I would choose for that lot, but at the same time I don't see any -- any big reasons to oppose it. I know a lot of people have a need for storage and certainly there is a lot of residential around that area, so I'm sure that it will be utilized, as long as they are cautious about how the design looks and, again, I agree with you, since there is not any outdoor storage of vehicles -- that tends to be the worst looking part of storage facilities. So, I'm okay with it. McCarvel: Okay. Meridian City Council Meeting Agenda June 6, 2018 – Page 12 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 10 of 40 Cassinelli: Are we going down this way still? I have a question for -- for Bill. What is the -- what's the height of the exterior wall and what -- in relation to the height of the units? Will the units be seen about the walls, such as from ground level? Fitzgerald: I think the units are the walls in certain circumstances, but -- Parsons: Madam Chair, Members of the Commission, that's correct. Yeah. Everything is going to be -- the building is basically the -- what's screening the facility, so I don’t think -- I don't think it's the intent of the applicant to have the internal buildings stick up higher than the perimeter buildings. Cassinelli: Okay. Thank you. And separate question. Can we -- as far as when we get time to make a motion, can we condition that -- that the -- the design elements match what they are showing us here tonight, so we don't get something different? Parsons: Madam Chair, Members of the Commission, yes, the -- the elevations as presented to you tonight are what -- are basically attached to the staff report, but certainly you can state that on the record that you expect them to be constructed to the - - the design that they are showing you this evening and include those architectural details incident to Paramount development. Cassinelli: And I -- I believe that that's what will happen. I would just like to see that in there. But, otherwise, I -- I believe that that's what will happen. I would just like to see that in there, but, otherwise, I -- I think it's going to look -- will be a good looking project there. Wilson: You better make that motion then. Well, I -- we still have the rest of my fellow commissioners down there. Yearsley: Madam Chair? I -- I think it looks just fine. I think it's a -- a good area, a good fit. It makes a lot of sense to -- for that location given what's around there and it helps with traffic congestion, not adding to it, so -- McCarvel: Okay. Would anybody like to make a motion? Cassinelli: Madam Chair? McCarvel: Commissioner Cassinelli. Cassinelli: All considering all staff, applicant, and public testimony, I move to approve file number H-2018-0033 as presented in the staff report for the hearing date of May 17, 2018, with the following modifications: That we condition that the design elements -- just a minute. Yeah. That we condition that the design elements match up to what was presented to us this evening and that the modification on the gates -- the emergency gate access will be constructed with solid material, but we will allow for the main gate to be the see through, the wrought iron material. Meridian City Council Meeting Agenda June 6, 2018 – Page 13 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 11 of 40 Fitzgerald: Second. Cassinelli: And -- I think that's it. McCarvel: It has been moved and seconded to approve H-2018-0033, Paramount Self, Storage with modifications. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: ALL AYES. C. Public Hearing for Village at Meridian Apartments (H-2018- 0036) by Brighton Village, LLC, Located at the Southwest Corner of N. Records Way and E. River Valley St. 1. Request: A Conditional Use Permit fora Multi-Family Development Consisting of 166 Age Restricted (55+) Dwelling Units on 2.44 Acres of Land in the C-G Zoning District McCarvel: At this time we would like to open the public hearing for H-2018-0036, Village at Meridian Apartments. We will begin with the staff report. Allen: Madam Chair, give me just a moment here. All right. The next application before you is a request for a conditional use permit. This site consists of 2.44 acres of land. It's zoned C-G. Located at the southwest corner of East River Valley Street and North Records Way. Adjacent land use and zoning. To the north is East River Valley Street and multi-family residential apartments, zoned R-40. To the south is a parking lot, zoned C-G. To the east is Records Street and Kleiner Park, zoned C-G. And to the west are commercial, retail, grocery store, service uses, zoned C-G. This property was annexed and included in the development agreement for the Meridian Town Center, which is now known as The Village development in 2007. It was later included in the Center Cal Subdivision plat. The Comprehensive Plan future land use map designation is mixed use region. A conditional use permit is requested for a multi-family development consisting of 166 age restricted 55 and older dwelling units on 2.44 acres of land in a C-G zoning district. One five story structure is proposed, with the first floor consisting of covered parking, and a second and -- second through fifth floors consisting of dwelling units. A 9,900 square foot clubhouse and open space area with amenities as shown here is proposed on the second floor. The concept master plan included in the development agreement for The Village depicts future residential on this site. The proposed development plan is consistent with the approved master plan and the development agreement. Access is proposed via North Records Way, a collector street, to the first floor parking area. Local street access is not available to this site. The development is required to comply with the private usable open space standards in the Unified Development Code or apply for alternative compliance to those standards with the certificate of zoning compliance. A total of .95 of an acre of common open space is required in accord with UDC standards. A total of 1.14 acres is proposed consisting of .49 of an acre on the second floor, on either side of the clubhouse with .65 Meridian City Council Meeting Agenda June 6, 2018 – Page 14 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 12 of 40 of an acre consisting of landscaping around the first floor of the building adjacent to abutting collector streets and the sides and rear of the building. Typically the area around the building and adjacent to collector streets, River Valley and Records, would not qualify towards the minimum requirements, unless it's at least 400 square feet in area, with a minimum length and width dimension of 20 feet and separated from the street by a berm or construct a barrier at least four feet in height. It does meet the minimum area requirements, but does not have a berm or a barrier as required. However, the UDC does allow for alternatives to be approved through the conditional use permit process. Because a 60 acre city park, Kleiner Memorial Park, exist directly across the street to the east from the proposed development, staff is amenable to the applicant's request and recommends the Commission approve the proposed open space. The applicant is proposing site amenities as required by the Unified Development Code that fall within the quality of life, open space, recreation categories as follows: A clubhouse containing a media room, business center, kitchen, game lounge, yoga studio, fitness studio, changing facilities, conference room and a private dining area. And an outdoor swimming pool, hot tub, dedicated pet area, kitchen, lounge area with a fireplace, numerous seating areas and plazas for social interaction, enclosed bicycle storage and a Bocce ball court are also proposed. Offstreet parking is proposed in accord with UDC standards for age-restricted elderly housing and that is a half of a space per one bedroom unit and two spaces per dwelling unit for two and over bedrooms. Based on this requirement, a minimum of 188 spaces are required with at least 70 of those being in an enclosed garage. A total of 209 spaces are proposed in the parking garage on the first floor, with an additional nine parallel spaces along Records Way for guests and/or deliveries. A parallel loading area along the rear of the building off the alley is also proposed, which allows for another approximately nine spaces, which can be utilized for deliveries, maintenance or service employees. Staff is amenable to the proposed parking due to the following reasons: First, it is anticipated that the age-restricted units will only house one person or a couple, regardless of the number of bedrooms and with various shopping, restaurant, and service uses, including a grocery store in close proximity to this site, and likely a transit stop nearby, it is possible that some residents may not have a vehicle at all or only have one, which would reduce the parking count actually needed for each dwelling unit. Comments were received from Valley Regional Transit in regard to the location of a transit stop on this property. Staff did note that in the staff report. They don't feel one is necessary at this time, but feels one could be accommodated in the future if needed. Therefore, staff is recommending condition number 1.1.3 is removed, which requires a bus stop to be provided on the site if determined needed by VRT. Conceptual building elevations were submitted as shown for the proposed structure. Building materials consist of stucco and brick veneer. The architectural character of the structure is required to comply with the standards listed in the City of Meridian architectural standards manual. Written testimony was received from Jon Wardle, Brighton Corporation, in response to the staff report. He did request condition number 1.1.3 pertaining to the requirement for a bus stop be removed as mentioned by staff. Staff is recommending approval with conditions. Staff will stand for any questions. McCarvel: Any questions for staff? Okay. Meridian City Council Meeting Agenda June 6, 2018 – Page 15 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 13 of 40 Cassinelli: Madam Chair? McCarvel: Oh. Commissioner Cassinelli. Cassinelli: Can you describe the -- there is the -- some of the open space there, .49 of an acre on the second floor -- on either side of the clubhouse. Can you -- is that patios coming off the second floor? Is that what that is? Allen: Yes. Let me -- hang on just a second. Wardle: I can address that. Allen: Yeah. I just ran through that, but Jon -- Jon can -- he will probably cover it in his presentation as well. Cassinelli: Okay. All right. Perfect. Allen: You have it in your outline there, too, Mr. Cassinelli. McCarvel: Any other questions for staff? Would the applicant like to come forward. Wardle: Good evening, Commissioners. For the record my name is Jon Wardle. My address is 12601 West Explorer Drive. I work for Brighton in representing this project this evening. Sonya, if you can turn that slide over to -- thank you. So, I will go high level and if we need to dig into some of the details we sure can tonight, but as Sonya indicated, this project is located at the southwest corner of River Valley and Records. This would be for point of reference to The Village it would be right behind the co-op and right across the street from Kleiner Park. We are proposing 166 residential units, which would be age qualified 55 plus required to live here. It is a five story building. The first floor is completely parking, all covered, all enclosed for the 209 parking spaces, which were discussed earlier. There will also be a first floor reception area where guests and residents coming in off of records would come into that reception area or leasing office and, then, they would go up in an elevator to the residence. They would be buzzed in at that point. So, the second through the fifth floors would be residential units and, then, on the second floor -- and I will get into those details, Commissioner Cassinelli, would be the community spaces, both active and passive or social spaces. We are proposing a nine -- almost a 10,000 square foot clubhouse in this project for the use of the residents and as I mentioned the 2,000 square foot leasing office, reception area, mail-parcel area on the first floor, plus the enclosed parking spaces and enclosed bike storage. Oops. This next one gives you the location of the project at River Valley and Records. Right here is the co-op and, then, the rest of The Village is down here with Kleiner Park across the street and, then, in context the building is, essentially, an E. The back of the building is against the commercial drive and, then, the E opens up to Kleiner Park and each of these -- many of the units will open up to the second floor recreation areas here and that's it in context as well. Again, Meridian City Council Meeting Agenda June 6, 2018 – Page 16 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 14 of 40 the first floor is completely parking area. The access into the building is through a single point. That's coming in off of Records Street and it will come into the parking garage. The residents will have assigned parking stalls and there will also be some guest parking there on -- underneath the structure. Along Records we are proposing nine parallel parking spaces, which predominantly would be for that guest who comes quickly, wants to drop something off, a delivery, those types of things. In the -- in the back of the project in the commercial alley we also have additional parallel parking spaces for moving trucks and deliveries, big deliveries, service vehicles, that type of thing. If somebody is going to be there a little bit longer and we need a place for them, they would be able to do that in the back of the building. Trash as well is in the rear of this -- rear of this building -- will be outside, but in that commercial alley. On the second level, going up one level, is this outdoor amenity area on each side or which would be -- it is between the E -- the legs coming out. This is rotated. I just did it so you could kind of see some of these elements. So, north is to your left here. This is showing the main level, the reception area, this is the landscaping around. Going up one level to the second story here showing the outdoor spaces and I will get you a little details a little one more here and, then, one more slide. Here is everything in context. All of the landscaping that will come around this building, allowing for a mix of a high quality urban type of living opportunity in The Village, which is going to be unique. There is not a more dynamic location where you could have housing with the retail uses, the recreational uses and even the employment uses here in this area. I wanted to focus just a few minutes on the amenities in this project. On the second floor in the clubhouse there will be fitness and yoga studios, changing areas, locker rooms as well. There will be a kitchen, a private dining area, and also a catering lounge. There will be a media room for movies, that type of thing. Conference room. A business center. And, then, there will also be a large game lounge where you would expect tables, also some social aspects there. The outdoor spaces -- there is two areas. One is on the north leg and one is on the south leg. On the north leg is a social area where there will be gardens, raised planters, fireplaces, seating areas, covered as well, an outdoor kitchen and, then, a social plaza in the middle where there is an opportunity for a lot of chairs on the things that people can be out there, they don't have to go down to the street level, but they can come down to the second level and that can be their kind of quiet outdoor space, as well as their own private outdoor spaces in each of their units. On the south side is what we call the active area. In the community center these areas right here, this is a fitness facility and the other lounge and the changing rooms. So, we wanted to have that relate to the outdoors spaces which are going to be a little more active. A pool. A hot tub. There is also an area here out -- out over the parking garage looking to Kleiner Park, which could be an outdoor fitness area, areas for games and grass. It could be Bocce, it could be some other thing like that, as well as a pet area, giving the residents an opportunity within the structure to take their pets down to do whatever pets are going to do, without having to go down to the street. They could if they wanted to, but it allows them to do that here in the building. There was a comment -- staff has addressed it. We are asking that the condition be removed for the parking -- or not for the parking, but for the bus stop. We met with VRT yesterday. We discussed it with ACHD on what this location could be. ACHD is saying that this will be a stop sign intersection, meaning VRT would want a stall or a bus stop on the north side of the intersection. We are -- we Meridian City Council Meeting Agenda June 6, 2018 – Page 17 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 15 of 40 are grateful that that condition could be removed or will be removed. We are concerned about the -- the potential impact that a large transit station would have at this location. We believe that there are other locations within The Village that could accommodate that, as they have done in other places, but we are asking that that condition be -- be removed from this. In conclusion, we just ask for your approval for this project. We are very excited about this opportunity. It is -- it's needed. This is the right place for a mixed use project like this. We are also very excited about the 55 plus aspect. There are -- there are a lot of great things that this demographic will benefit from being located at The Village, the services that are there, the retail that's there, also the recreation opportunity that's just right across the street and this is a major investment for -- for us. This will be, you know, a 40 million dollar project and we are excited about this investment into Meridian. So, we request your approval this evening and also requests that Condition 1.1.3 be removed and I would stand for questions. McCarvel: Any questions for the applicant? Yearsley: Madam Chair? McCarvel: Commissioner Yearsley. Yearsley: Can you go back to the second floor layout? Sorry. So, on the outskirt of all that will be -- I guess is it condos or rental units? Wardle: These are all rental units. Yearsley: So, you will have the rental units on the -- on the outside of the second floor as well? Wardle: Yes. Yearsley: Okay. And, then, the rest of the -- two through five will have rental units kind of in the E; is that correct? Wardle: Commissioner Yearsley, to answer your question a little bit more specifically, on the second floor, this area in the middle will not have any residential units on it. The third floor there will be some in that area that will also be part of the clubhouse. Yearsley: Okay. Wardle: But on the rest of the second floor, all these units will open up. They will each have their own private space, but they will open up to this interior area, as will the units above them. So, yes, there will be units looking into and taking advantage of that open common area. Meridian City Council Meeting Agenda June 6, 2018 – Page 18 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 16 of 40 Yearsley: Okay. I think this looks pretty cool, because when I first looked at it I thought it was all one piece and I was thinking rooftop access for open space, but I like the open space there on the second floor. I think it makes a lot of sense. Thank you. McCarvel: Any other questions for the applicant? Cassinelli: Madam Chair? McCarvel: Commissioner Cassinelli. Cassinelli: The parking garage itself, is that -- is that gated, because you're having visitor or guest parking in that garage. Are they able to just drive in and drive out, there is no gated access there? Wardle: Madam Chair, Commissioner Cassinelli, we have -- we have discussed that back and forth. If there are gates inside, it will be held back. There will be designated guest parking areas inside the garage itself. But I don't believe we have settled on that gated aspect. There won't be a gate that makes it difficult to come in, but there could be a gate in that structure underneath the setback that would allow guests to get into the reception area, as well into the elevators that go up, so that would be held inside of the garage if we do a gate so guests could drive in drive out and wouldn't have to enter the garage if we do a gate. Cassinelli: So, guests could drive in and drive out and wouldn't have to enter the gate every time. Okay. McCarvel: Any other questions for the applicant? Okay. All right. Thank you. Wardle: Thank you. McCarvel: I have Steve Smylie. We will go to public testimony now. I have Steve Smylie, who has indicated he would like to testify. Please state your name and address for the record. Smylie: Thank you, Madam Chair. For the record my name is Steve Smylie. I reside at 3662 East Granger Drive, which is about a block away from this project. Several questions and concerns that I have. Number one, my experience with the Brighton Corporation has been excellent. I think they -- this is a -- this is something that I would have no -- no objection to the concept of a 55 plus unit there. My concern is with the density and may I remind the Commission that this strip from The Village down Eagle Road to Ustick has over 1,700 apartment units. Will have a population of over 3,000 people and we have a little two lane road, Records, that's supposed to handle that traffic. Hello? Please do the math on this. Nine parking places on the street for 166 units? That makes no sense whatsoever. I really, really would recommend that we take a very, very serious look at the combination -- I mean we are already very, very begrudgingly getting used to the fact that we are going to have four story windows Meridian City Council Meeting Agenda June 6, 2018 – Page 19 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 17 of 40 looking into our backyard and there is absolutely nothing we can do about it from the Regency Apartments that are under construction right now. There is another 14 units that are going to be built -- 60 four-plex units just down the street. There are already condos all the way down Records Street. People are already using our street, Granger Street. Construction workers are parking in front of our house, because there is no place for them to park. We already have a real problem there with what is going on with the Regency. People are using our road as a shortcut to get over to Cloverdale and with the construction on Cloverdale it makes it even worse. We are getting a lot of traffic through there. Records simply cannot handle this traffic the way it is constructed now and the street parking will be especially problematic, because that is a designated bike lane and when you start having a lot of street traffic on a bike lane area, that's very problematic. It's -- you know, I like -- I like the idea of the 55 plus development. I love the concepts here. I think this is a great idea. But I really do think it needs some -- some work as far as parking. The other thing is when it's a 55 plus community, nobody has said anything about staff parking. Will that staff permanently take them out of the units that are already there? Because there needs to be 20 or 30 staff parking. If they have events there they will have people that will be coming in to do catering, so forth. There will be not only large trucks to make deliveries, but there will be people in smaller vehicles that are coming that are serving, that are working, coming and going during the day, people coming to visit their parents, grandkids and so forth, which is absolutely necessary, absolutely important, but when you put it on a narrow stop sign regulated street like Records, which is already getting to be quite busy, quite crowded, we have no problem with that, but when that gets crowded -- as we all know Eagle Road is backed up for a solid mile in every direction from 7:30 to about 8:30 and, then, from 3:30 all the way through about 6:00. We all know that. And so what is happening is people are discovering Records and they are using it as a shortcut and we have people speeding by there 2:00 o'clock in the morning, so forth. It's -- it's getting to be a problem and we -- we welcome the community. We understand it's zoned for that. But I really think that the Commission needs to take a very, very serious look at the densities, they need to take a very, very serious look at the dangers of the street parking, especially on the designated bike lane road. That is a real problem. I got nailed by somebody opening their door -- McCarvel: That was your bell. If you could wrap up your thoughts. Smylie: Okay. I'm just saying, please, take a look at these things. We are all in favor of the project, but I think there is some fine tuning needs to be done. Thank you, Madam Chair. McCarvel: Thank you. That's all I have signed up to testify, but is there anybody else in the room who would like to testify at this time? Okay. Would the applicant like to come forward and address those concerns. Turnbull: Madam Chair, for the record my name is David Turnbull. 12601 West Explorer Drive in Boise. I appreciate Mr. Smylie's comments. I would note that we are really honored to be doing this project. When Center Cal put this property on the Meridian City Council Meeting Agenda June 6, 2018 – Page 20 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 18 of 40 market they did pretty much a nationwide offering on this and it came down to three finalists. We were one of the three finalists and we were honored to be selected to do this project and I think they did it because of our reputation within the community for the projects that we do. I would note that I believe that in the DA for the whole Center Cal Village project there is a requirement for residential uses in this area, approximating over 160 units. I think that's right in the development agreement. And I think we have taken a lot -- a lot of time to design this site to provide for all of the concerns that Mr. Smylie addressed. For staff parking. We anticipate -- maybe I should just step back and talk a little bit about what the nature of this project is. This is a highly amenitized social environment for people that are 55 plus. The clubhouse facility in this project is probably in the neighborhood of two to three times larger than you would get for a comparably sized project of a non-age qualified community. So, it's a highly socialized environment with programming and social directors. That said, there are full-time -- five full-time employees that will be on this site and we provided, as we mentioned, parking for those employees, both on the interior of the facility -- we also have on the back side the commercial alley side where -- where the retail uses are to the west. We have loading zones. We have service zones. We have some additional parking back in that area. As far as the staging for the construction of the project, no doubt that there will be some disruption. I mean we can't avoid that. We are -- we are building something that would be akin to an urban setting and that's what The Village really has created that here. We have worked with Center Cal to designate staging areas and parking areas for -- for our construction workers and we will work hard to minimize the impacts on the surrounding neighborhoods. So, you know, I think what we presented here is just absolutely groundbreaking for -- you know, for Meridian. It's structured parking. It's highly amenities. The second story deck where we have the outdoor common area overlooking the park is just going to be something else. We are spending over a million dollars just on that roof top terrace amenity package. So, as mentioned, the only comment we made on the staff report, which related to the transit stop, I believe that Sonya agreed with our request to remove that since it's already -- has a place to be accommodated on the opposite side of the intersection, so -- and really having a transit stop in front of this project would be very, very problematic and -- and something akin to a deal killer. So, we ask that that condition be removed. With that I will stand for any further questions that you might have. McCarvel: Okay. Holland: Madam Chair? McCarvel: Commissioner Holland. Holland: Mr. Turnbull, can you help address the -- the designated bike lane concern that Mr. Smylie had? Turnbull: Yes. The bike lane will remain. We are relocating -- the bike lane will, essentially, remain in its current condition. We will be taking the parallel parking out of our site. So, the bike lane will remain. Meridian City Council Meeting Agenda June 6, 2018 – Page 21 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 19 of 40 Yearsley: Madam Chair? McCarvel: Commissioner Yearsley. Yearsley: A couple quick questions. Parking. So, this is part of the Center Cal development overall. Is there a cross-access easement for parking? Because there shows a parking lot to the south of this project. Can overflow parking park in that area if need be, if you have a large event or a -- you know, that type of stuff for -- what's the -- Turnbull: Boy, I'm not sure what we are referring to any large events. We are not anticipating large events. This is not a facility where we are inviting -- you know, we are staging parties. This is not an event center. Yearsley: Well -- and I don't mean that, but if you have like a family that are coming to visit the family for a day or something like, one family for a large party that, you know, you have a lot of kids come at one time, that you might need additional parking. You know, is there a cross-access easement for parking to the south? Turnbull: And, excuse me, Madam Chair and Commissioner Yearsley, the answer to that question is that the Center Cal wants to preserve its parking for its office uses. Yearsley: Okay. Turnbull: So, they are not amenable to a cross-parking agreement. You know, they -- they just feel like they need to preserve that for their current and future office expansion needs. Yearsley: Okay. Turnbull: So, I can offer that to you. Yearsley: Okay. It was just more of a question than -- than anything else. Turnbull: Right. Yearsley: I think there was something else. Oh. Did this require a traffic study through ACHD? Turnbull: Madam Chair, Commissioner Yearsley, I believe that the traffic study that Center Cal did covered the intended uses and as I mentioned before residential was anticipated as part of that use. So, I believe it was covered under ACHD's requirements of Center Cal and they have imposed no additional comments or conditions on this application. Yearsley: Okay. Meridian City Council Meeting Agenda June 6, 2018 – Page 22 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 20 of 40 McCarvel: Mr. Turnbull, I just want to confirm something in the staff report. Under normal circumstances your structure would be required to have a minimum of 188 parking spaces, with 70 of those being an enclosed garage and what you're proposing in your enclosed garage is 209 -- Turnbull: Correct. McCarvel: -- which is already over your minimum. So, that the -- the nine spots you consider out front are truly coming and going, as well as inside the garage as guests -- Turnbull: Correct. McCarvel: -- spots. Okay. And all the apartments have assigned spots, so they know moving in that's how many spots they are allowed? Turnbull: Yeah. We hadn't addressed that, you know, as far as having assigned spots or not, but -- McCarvel: Oh, I thought -- I'm sorry, I thought that he said in his original presentation that they would be assigned. Wardle: Madam Chair, I did say that they -- there would be assigned spots, that the resident would know how much they would be allocated, whether those are numbered or allocated specifically for them underneath, I'm sorry, I did not mean to say that they would have a specific one. That could be the case, but I can't commit that that would -- to ever doing that. McCarvel: Okay. But they are allocated to the residents -- Wardle: Yes. McCarvel: -- and they know moving in how many cars -- Wardle: That's correct. McCarvel: -- they can bring in there. Okay. Fitzgerald: Madam Chair? McCarvel: Mr. Fitzgerald. Fitzgerald: Mr. Turnbull, just so we are on record, so you have a total of 227 spots with the nine in the back and the nine in the front and the 209 underneath; is that correct? Turnbull: I think that number -- Meridian City Council Meeting Agenda June 6, 2018 – Page 23 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 21 of 40 Fitzgerald: Does that math work? Turnbull: I think so. Fitzgerald: Okay. Thank you. Turnbull: I know it's 209 enclosed. I know there is some -- nine out front and there is -- in the back -- we got it correct. Yes. Fitzgerald: Okay. Turnbull: Thank you. McCarvel: Okay. Any other questions for the applicant? Perreault: Yes, Madam Chair. McCarvel: Commissioner Perreault. Perreault: What's the height of the building and also in relationship to the apartments that are on the north side -- I guess it's northeast of these and then -- I mean can you give us a frame of reference for how tall this is going to be in comparison to the height of The Village buildings and, then, the apartments on the north side? Turnbull: The height of the building will be under 65 feet. Perreault: I'm sorry? Turnbull: Sixty-five. I couldn't tell you what the height of the apartments are to the north. Those are the four story apartments with pitched roofs. So, you know, they are going to be probably somewhat less than that, but comparable. Ours is a flat roof, theirs is a pitched roof. Perreault: State that again. Turnbull: Ours will be a flat roof. Theirs is a pitched roof. McCarvel: Okay. Any other questions for the applicant? Thank you. Turnbull: Thank you. McCarvel: At this time could I get a motion to close the public hearing for item H-2018- 0036, Village at Meridian Apartments. Perreault: So moved. Meridian City Council Meeting Agenda June 6, 2018 – Page 24 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 22 of 40 Cassinelli: Second. McCarvel: It has been moved and seconded to close the public hearing for H-2018- 0036. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: ALL AYES. Yearsley: Madam Chair? McCarvel: Commissioner Yearsley. Yearsley: I really like this project. I think the look is really cool. When I first looked at the floor plan I thought it was one big solid building and having it look like an E with amenities in the center I think is -- is really cool. I think that really makes this stand out. It gives every apartment at least a balcony and ways to look in and so I think it actually will work out well. With regard to density, you know, as he states it was actually planned to have this already here and unfortunately -- well, I don't know if it's unfortunately or not, but this is becoming a center point in the community and everyone wants to be here. You have got great -- great shopping in this area, you got a great park, you have got a lot of different activities going in in this area. You know, traffic is an issue and will always continue to be an issue and -- but I don't know how to address this without taking up more real estate on the ground and taking up more parking elsewhere within that Center Cal footprint. So, I think this works out really well, given that is a 55 and older, you won't have a significant amount of children or -- I think your traffic will be reduced because of that. Regarding the bike lane in -- along the side of the road and the cars parked between the bike lane and the traffic, interesting enough I just spent two days at a pedestrian and bicycle safety class for -- for my job and -- and one of the things that they always talked about is that's where they want to put the -- put the bikes is right where they are shown and its actually the safest location for them. There is always the potential for people to open their door when they are driving -- riding their bikes by, but that's -- that's why they are meant to try to have enough space that they can avoid those. So, I think that's -- that's designed accordingly. So, I think it looks good. I don't know if I have an issue with the height. It's far enough away from any residential that I don't think it will be too overwhelming and I'm in favor of this project. McCarvel: Yeah. I would agree. I mean you have got the open park on the other side and you have comparable buildings on -- to the north and you have the commercial -- more commercial side of it. The solid wall aspect of it facing the back. I -- I was the same way. When I first looked at these plans I was thinking it was just one big solid thing, but this actually looks very airy and inviting and not the massive structure I had envisioned on just the outline and I think the second floor amenities are -- are really an intriguing way to do things. If my husband had less cars I would consider moving there. But I think it works out well and the parking is actually more than what we get on some Meridian City Council Meeting Agenda June 6, 2018 – Page 25 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 23 of 40 of the more open structures, you know, that take up more space. So, I would be in favor of this. Wilson: Madam Chair? McCarvel: Commissioner Wilson. Wilson: I will be brief, because everyone else kind of mentioned it, but I think this is -- I think this is really a cool facility. I think it's modern. I have seen apartments like this. I had a friend who lived in one and he was younger, but I just think that it's just a -- it really kind of ups sort of this multi -- you know, these multi-residential areas and I think this is kind of the cream of the crop, kind of the highest echelon kind of apartment complex you can have and it's really neat where it's located and I think it fits that area really well and I'm in favor of it. Holland: Madam Chair? McCarvel: Commissioner Holland. Holland: I tend to agree. I think -- I wish more apartment complexes were developed this way and the only thing that makes me sad is that it's 55 and older, so that I can't move into it, too. I think there is some really nice amenities here and I also really appreciate that Brighton put the parking on the first floor, rather than having a surface lot, because I think when you're in an area like The Village where there is a lot of great amenities to enjoy, the more parking lots there are the less you get to enjoy the green space. So, I really appreciate that they have done that and I -- I agree that because it's a 55 and older neighborhood it will cause less of the traffic issues than you would have if you had younger families in there that have to transport kids to different events. So, I'm in favor of the project. Fitzgerald: Madam Chair? McCarvel: Mr. Fitzgerald. Fitzgerald: Yeah. I -- my hat's off to Brighton, because I have been kind of envisioning this from having lived in the east coast for a long time, so kudos to you guys. I think its -- the design is great. It's a lifestyle center and within a lifestyle, if that makes any sense, I think you're trying to get people out of their cars and walking in the park and walking to the movies and the shops nearby and not have to have traffic and so I -- I mean I think it's exactly what you have said, the structure is not a big box, it's a -- it lets the air and the design kind of work for the people that are living there and so I -- yeah, I am in favor. Cassinelli: Madam Chair? McCarvel: Mr. Cassinelli. Meridian City Council Meeting Agenda June 6, 2018 – Page 26 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 24 of 40 Cassinelli: I'm going to -- I'm going to throw a little objection into this. I do think it's a cool project. I have lived in areas where there is similar projects and it is neat looking. I like all the amenities of it. My problem is is I -- even though it's -- it's 55 and older, to me it's an active 55 and older. Yes, if you live there you're going to walk to the movies, you can walk to the co-op and, you know, get dinner and that sort of thing. But I think there is -- I think there is going to be almost two cars for every unit. I think there is going to be probably two people working in every unit, which means daily trips. So, I think that I -- I have a gut feeling that we are underestimating the parking. I don't think it -- I don't think that this is going to fit a traditional elderly -- you know, the parking that was for age restricted and elderly housing. I think it is going to fit more traditional in terms of the number of vehicles that are going to be there. Sure, on a Friday night I'm going to walk to the -- over to the park, I'm going to walk to the movie, I'm going to go have dinner in The Village and I don't have to get in my car, but I think Monday through Friday in the morning and in the evening there is going to be two cars going in and out for every unit. That's -- that's how I see it. So, I -- I'm looking at this and I'm thinking there is going to be -- they are going to be using that parking lot to the south. They are going to -- you know, people are going to be parking over at the -- at Kleiner Park. That's my gut feeling on it. Otherwise, I think it's a cool project. McCarvel: Any other comments? Perreault: Madam Chair? McCarvel: Commissioner Perreault. Perreault: Overall I -- it's a beautiful structure and I think the common area designs are fantastic. I do have some small concerns about parking as well. My concerns I think are mostly just -- just that element of having -- you know, if they live in this really awesome facility they are going to have a lot of friends, a lot of family that are going to want to come use it with them and so I would like to see some additional parking for visitors and guests, because I would imagine that unless there is a limitation on how many people can -- can use the amenities for each unit, you might have a lot of that happening. So, that's my only thought on that. Otherwise, I think it's a great location. It's really nicely done. Cassinelli: Madam Chair? McCarvel: Commissioner Cassinelli. Cassinelli: Just a follow-up question then. Bill, do you have off the top of your head the parking requirements for -- for standard comparably sized apartment units, not age restricted? Meridian City Council Meeting Agenda June 6, 2018 – Page 27 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 25 of 40 Parsons: Madam Chair, Members of the Commission, we brought forward a lot of multi- family developments. I think that's your question, what are the parking ratios for multi- family standards. Cassinelli: Correct. Parsons: So, in the UDC it's one and a half stalls for one bedroom units and it's two stalls for two and three bedroom units and half of those have to be covered. Yearsley: Did you apply these same standards to this development at the same time or is this a little bit reduced, based on those standards? Parsons: Madam Chair, Members of the Commission, that Sonya presented to you this evening we applied the age restricted standards. It was .5 for the one bedroom units and, then, one stall -- or was it two stalls for the two bedroom units. Yearsley: Okay. McCarvel: And this being a conditional use permit this is the last stop; right? Cassinelli: I just want to add to my comments there. I feel like, again, love the project. I think parking is -- I think we are short-sighted on the parking. Based on that if -- if we were assuming all 166 of those are one bedroom -- I'm sure there is going to be a mix -- but if it's just one bedroom that's 249 stalls. We are short of that. I think this should be held to non-aged restricted standards and not age-restricted standards. Fitzgerald: Madam Chair? McCarvel: Mr. Fitzgerald. Fitzgerald: I -- I'm going to have this conversation probably every -- until we can figure out actual hard data in this town, we have to use the UDC and I drive around this town constantly, all I see is empty black space and it's ridiculous. We are getting -- I don't like big black heat sinks and that's where -- around the apartment buildings I see that all the time and I -- you have got to -- we have got to start utilizing good design and good design is building on top of parking garages instead of using big black top and I think this is -- this is a great project and I don't want to see it kind of go away because of we are concerned the -- something we don't -- it's some amorphous number that's out there that nobody seems to be able to place. Wilson: Madam Chair? McCarvel: Commissioner Wilson. Wilson: I just want to add, too, they are managing the parking situation, you know, if you're a resident. I mean I don't know -- this isn't -- this isn't, again, an abstraction, Meridian City Council Meeting Agenda June 6, 2018 – Page 28 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 26 of 40 there is going to be a mechanism in order to manage that. They are in line with UDC and there is a mechanism by which renters are going to register their vehicle. I think we are covered. Holland: Madam Chair, I tend to agree with both the comments here. McCarvel: I -- I would -- you know, I think some of our heartburn over other parking facilities has been there is no option, you know, it has been when there is total enclosed and there is no other option for parking and, yes, it may take a few steps, but there is nothing to say that they couldn't park out in front of the co-op, they couldn’t park -- I mean -- Fitzgerald: For guests. McCarvel: Yeah. For guests. Fitzgerald: Yeah. McCarvel: You know, we have got some other projects that have gone in that are totally landlocked where there is no other parking options. I think around The Village there is a lot of parking. Yearsley: Madam Chair? I have a tendency to agree with you and I -- I also think that this is a 55 and older and not everybody will be 55 and have jobs. I think you will have a -- a good variety of those that are retired versus those that are -- are working and don't really want a house. So, I -- with this facility I'm not sure I'm as concerned about parking as -- as I would be with a normal residential unit. McCarvel: Okay. Any other comments? Discussion? Yearsley: Madam Chair? McCarvel: I think -- oh. One last thought. I think -- and we didn't really discuss it much, but I think on the condition of 1.1.3 being removed and having that stop out front for transit is a good idea. There is no sense on having that be on that side of the street at that corner. It should be on the other side of the street, so -- Yearsley: Agreed. Holland: Madam Chair? McCarvel: Commissioner Holland. Holland: The only other comment I would make, too, when it comes to the parking situation is that when you look at The Village I think the kind of residents who would want to move into a place to get rid of their cars, this would probably be the kind of Meridian City Council Meeting Agenda June 6, 2018 – Page 29 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 27 of 40 place you would want to move to, because you have got access to all the other amenities. So, that's the only other point I make. And with that I would be willing to make a motion. McCarvel: Commissioner Holland. Holland: After considering all staff, applicant, and public testimony I move to approve file number H-2018-0036 as presented in the staff report for the hearing date of May 17th, 2018, with the following modification: That we strike the Condition 1.1.3 pertaining to the requirement for a bus stop to be provided if determined necessary by VRT, so that we would delete that condition. Perreault: Second that motion. McCarvel: It has been moved and seconded to approve H-2018-0036, Village at Meridian Apartments with modifications. All those in favor say aye. Opposed? Cassinelli: Nay. McCarvel Motion carries. MOTION CARRIED: SIX AYES. ONE NAY. McCarvel: Chris, do you have the tally on the votes since we were not unanimous? Johnson: Yes. I can do a roll call vote if you would like. McCarvel: No. That's fine. Johnson: And I do have it. D. Public Hearing for Entrata Farms (H-2018-0032) by James Doolin, FIG Village at Parkside, LLC, Located at 3880 and 3882 W. Franklin Rd. 1. Request: An Annexation and Zoning of 19.07 Acres of Land with an R-40 Zoning District; and 2. Request: A Preliminary Plat Consisting of 60 Building Lots and 3 Common Lots on 18.18 Acres of Land in the R-40 Zoning District; and 3. Request: A Conditional Use Permit fora Multi-Family Development Consisting of 278 Dwelling Units in an R-40 Zoning District McCarvel: If you have it for the record we are good. Okay. Onto our next item. At this time we would like to open the public hearing for Item H-2018-0032, Entrata Farms and we will begin with the staff report. Meridian City Council Meeting Agenda June 6, 2018 – Page 30 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 28 of 40 Allen: Thank you, Madam Chair, Members of the Commission. The next applications before you are a request for annexation and zoning, preliminary plat, and a conditional use permit. This site consists of 18.18 acres of land, zoned RUT in Ada county, located at 3880 and 3882 West Franklin Road on the north side of Franklin west of Ten Mile Road. Adjacent land use and zoning. To the north and east are multi-family residential apartments zoned R-15 and directly to the east there is some vacant, undeveloped land zoned L-O. To the south is West Franklin Road and land in the development process or residential zoned R-8 and R-15. And to the west is single family rural residential agricultural land zoned RUT in Ada county. The Comprehensive Plan future land use map designation is high density residential, which is a range of 15 to 40 units per acre, with a target density of 16 to 25 units per acre. This is within the Ten Mile interchange specific area plan. The applicant is requesting annexation and zoning of 19.07 acres of land, with an R-40 zoning district. The applicant is proposing a multi-family development consisting of a mix of townhome and apartment style units, all considered multi-family as far as the UDC is concerned, consistent with the high density residential future land use map designation. A preliminary plat is proposed consisting of 60 building lots and three common lots on 18.18 acres of land in an R-40 zoning district. A gross density of 15.3 units per acre is proposed consistent with the high density residential designation. The subdivision is proposed to develop in one phase. Access is proposed from Franklin Road, the stub street at the east boundary of the site, Perugia Street, is proposed to be extended with a bridge over the Kennedy Lateral and stubbed at the west boundary for future extension. Driveways or private streets are proposed for internal access north of Perugia Street. The Kennedy Lateral runs along the east side of the site and is proposed to be piped for public safety reasons. The Purdham Drain runs across the southwest corner of the site and the applicant is requesting a waiver from Council to not pipe that facility. A minimum of 1.82 acres of qualified open space is required to be provided with the subdivision, along with one site amenity. A conditional use permit is requested for a multi-family development consisting of 278 dwelling units in R-40 zoning district. The units are proposed to consist of 198 townhome style units and 80 typical apartment style units. Again, all classified as multi- family. These are just a style of the dwellings. In a mix of two and three story structures. A site plan was submitted as shown that depicts how the site is proposed to develop. The two story front-loaded townhome style structures are proposed along the west boundary of the site, transitioning to the two and three story rear-loaded townhome style structures. The apartment style structures are proposed adjacent to Franklin Road along the entry way into the development. All units will provide the minimum private usable open space area. A minimum of 2.06 acres of qualified open space and site amenities are required in accord with UDC standards in addition to that required with the subdivision that I previously mentioned. A total of 5.3 acres of qualified open space is proposed in excess of UDC standards, along with the following site amenities. An outdoor pool complex with restroom facilities. A dual slope pavilion. Playground equipment. A single zip line. Five station fitness facility. A full size basketball court. A dog park. Open grassy playfields with minimum dimensions of 100 feet by 50 feet and pathways. These amenities fall within the quality of life open space and recreation categories as required and staff feels they are commensurate with the proposed Meridian City Council Meeting Agenda June 6, 2018 – Page 31 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 29 of 40 development. Parking is proposed in accord with UDC standards. Actually, in excess of the standards. A minimum of 526 spaces are required, 278 of which are required to be covered. A total of 735 spaces are proposed, with 336 of those being covered. That is an extra 209 spaces above and beyond UDC standards. A 25 foot wide landscape street buffer is required along Franklin Road. They have approximately -- I believe it was a 50 foot buffer. A Commuteride pad is proposed along Franklin Road for a future transit stop. Conceptual building elevations were submitted for the proposed multi- family structures as shown. The front loaded two story units, the rear-loaded two and three story units, and the three story apartment style units. The site plan that I showed previously here -- where is it at? The colored one on the right depicts the location of each type of structures on the site. The orange being the rear loaded two and three story -- excuse me -- three story units, pink being the rear-loaded two story units, green being the front-loaded two story units and the blue being the apartment style units there along the frontage. The architectural character of the structures is required to comply with the design standards listed in the City of Meridian architectural standards manual and the Ten Mile interchange specific area plan. The applicant John Carpenter, the applicant's representative, has submitted a written letter in response to the staff report. Staff is recommending approval with the conditions in the staff report and a development agreement. Staff is recommending that condition number 1.5.7 be stricken as it does not apply to this application or refer to an amended development agreement requirement. With this application a new development agreement is required. And since there was several items noted in the applicant's response that requires staff's response, I am going to go ahead and just go through that real quick, kind of answer any questions beforehand. So, I'm not sure if you guys have a copy of that in front of you or not, but the first item is -- the applicant is requested to make a note that the building floor plans and associated square footages are approved as submitted. Section 11-2-8 for R-40 references 1,000 square foot minimums for dwelling units. We do have some under that. The requirement is actually a 1,000 square foot property size, meaning -- meaning a lot size. So, not -- that does not refer to the dwelling unit size. So, we are good on that. These make it clear where the setbacks are to be. The applicant has submitted -- it's kind of hard to see on these little drawings, but if you -- you note these where my pointer -- are little site layouts, what they have proposed is in accord with our DC standards for setbacks. So, just acknowledging that on the record. Let's see here. C -- 1-C we have modified the lot sizes to accommodate the things I previously mentioned. The open space is the same. So, we are good on that. Let's see here. They have provided the driveway to the west at the north end of the property AS staff recommended. Landscaping. They were just wanting to note that there are no street buffers required along Perugia and Entrata, as those are local streets, not collectors. Staff is in agreement with that statement. The Purdham Drain, they included a note that the neighbor to the west requested some space between his property and their residential space. He likes the idea of the drain as a buffer. The neighbor has a small dog kennel and prefers that he not get complaints for his dogs barking. You see here, the very corner here where my pointer is, that's where the Purdham Drain is located and that is a requirement for Council to wave if they so choose to. So, that's up to them. Number five, conditional use permit. Clarify that the submitted floor plans and dwelling unit sizes are acceptable. Yes, there are no Meridian City Council Meeting Agenda June 6, 2018 – Page 32 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 30 of 40 minimum dwelling size requirements in the UDC and as I noted the setbacks comply with what they have shown. And there is no landscape buffer required at the west boundary, because that is a residential use and what is proposed is a residential use, so there is no buffer requirement. Trash enclosures, staff just noted that they needed to make sure that their trash enclosures met the requirements of Republic Services. They have coordinated with them and -- anyway, just the plan submitted with the certificate of zoning compliance needs to comply with Republic Services requirements. And they have noted some of the open space will be on private lots. That is fine, because we are looking at it as an overall site for the multi-family development. ACHD required a turn lane at North Entrata Way and Franklin. We accommodated this for them, which took out a minor amount of landscaping. That's fine. Staff is in agreement with that. They are requesting condition number 1.2.3. There is a requirement for the storm swale along Franklin to be vegetated as set forth in the UDC and they want to add the language if allowed by ACHD. Staff is fine with that addition to that language, because they are providing a wider street buffer, so that is fine for that. And they are requesting condition number 1.3.4 requires that the plat records prior to submittal of certificate of zoning compliance application. They are requesting that they be able to submit a CZC application prior to the final plat being recorded. Staff has -- we have had some problems with setbacks being complied with when the plat is not recorded first. That's the reason for the requirement. Staff is not necessarily against them coming forward first with the certification of compliance, just as long as everything is perfectly clear, which they have made clear in their exhibits their lot setbacks, so staff is okay if you choose to change that. And, then, finally, condition number 1.5.7 refers to amending a development agreement that's why I noted earlier just needs to be deleted. It doesn't apply to this application. It was inadvertently left in. So, staff will stand for any questions. I think that covers everything, but the applicant can correct me if I left something out. McCarvel: Any questions for staff? So, everything that they have -- that you guys didn't have worked out you have now got worked out is the gist of all that? Okay. Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: Sonya, is there a reason that we would allow the CZC to be re-reviewed prior to final plat? I mean is there a timing mechanism for them? I guess I can ask questions, but I was going to get your thoughts. Allen: Commissioner, these are kind of an odd -- you know, usually -- usually they don't subdivide multi-family developments, but we have been seeing more and more of it, especially with this developer. It's just -- it's just something that we have practiced in the past is having -- if there is a plat having it recorded prior to issuance of any permit. So, it's just something you kind of -- is an added safeguard that we -- we don't mess anything up and we make sure that all the buildings comply with the setback requirements. Meridian City Council Meeting Agenda June 6, 2018 – Page 33 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 31 of 40 Fitzgerald: So, we kind of have the teeth -- that's where we have teeth. Allen: We have been very, very careful on this one and I'm pretty sure there won't be any mishaps on this one. Fitzgerald: Okay. Allen: But that's the reason for it. Yearsley: Madam Chair? McCarvel: Commissioner Yearsley. Yearsley: So, does this require an on-site caretaker for this type of a development? Kind of like before we do apartments, you know, you have to have someone on site to manage -- Allen: Madam Chair, Commissioner Yearsley, Commissioners, it just -- it -- never require an onsite caretaker. We do require a property management office. Yearsley: Okay. Allen: So, it does not necessarily require somebody to live there, though. Yearsley: Okay. But this does require a property management office; correct? Allen: Because it is a multi-family development, yes. Yearsley: Okay. McCarvel: Any other questions for staff? Would the applicant like to come forward? Doolin: Madam Chair, Commissioners, my name is James Doolin. My address is 1338 South Foothill Drive, Salt Lake City, Utah. Sonya did an excellent job describing the development. The one thing I just wanted to address -- the reason why we are asking for the ability to submit our CZC prior to the plat being recorded is because we have a current development in with the city right now where we are recorded the plat. We have found an issue, now we have to go back and amend that plat or correct that plat. So, for us we would just like to make sure the plat is fine, the CZC is fine, prior to us recording the plat, so we don't have to go back through the county and record the plat. That was just -- it was just one instance that we had with an existing development and I think that we have addressed most of the issues now. I don't see that coming up. But just to ensure that, we would like that ability. And with that being said I will stand for any questions. Meridian City Council Meeting Agenda June 6, 2018 – Page 34 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 32 of 40 McCarvel: I do have a question. With the individual lots, what's the plan with your CC&Rs and to keep this whole thing looking as one? Doolin: So, we will record CC&Rs in conjunction -- according to the plat. The CC&Rs require the HOA maintains all exterior of the development, so exteriors of buildings, landscaping, everything outside of the -- the structure will be maintained by the HOA. McCarvel: Commissioner Yearsley. Yearsley: Is your intent to -- to sell these off to individuals? Are you -- Doolin: They will be rentals. Yearsley: They will be rentals. Okay. Perreault: Madam Chair? McCarvel: Commissioner Perreault. Perreault: I have some questions about the renderings that were submitted. Is there any way we can pull those up? The -- the townhomes and the apartments -- the renderings just look structurally very different from each other to me. I don't know if there was an observation by any other commissioners of that being the case. Could you comment on that? Doolin: Schematically we tried to tie the -- the theme of the buildings together. We didn't want to have -- for the Ten Mile interchange it required some diversity of building type, so we have incorporated apartment style buildings and, then, two story and two and three story unit buildings. They all have the same theme, same color theme -- or same color palette. Kind of a Craftsman style to it. And so we have different buildings to provide some diversity within the development, but all tied to a common theme in the palette -- in the overall architectural style. McCarvel: Yeah. I like -- and some of that has a real clean look to it, but, then, there is some diversity. I like the little overhangs over the garage doors and stuff. Perreault: And my comment -- and I realize that these are, you know, examples, but the townhomes look residential and Craftsman style, but the three stories to me look a lot more like a business building. That's just my observation. McCarvel: Any other questions for the applicant? Allen: Madam Chair, if I may. I would make one additional statement regarding the plat recording after the certification of zoning compliance is issued. If -- if the Commission chooses to change that condition I would recommend that it be added -- the language be added that the applicant does so at their own risk. It's -- you can't ensure a building Meridian City Council Meeting Agenda June 6, 2018 – Page 35 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 33 of 40 complies with the setbacks of the lot unless a lot actually exists, so what they are asking for, the lot won't actually exist at that time. If something happens and their plans change just a little bit, they will be on the hook for that if -- if, you know, they pull permits and something is not right when the inspector goes out to measure the setback. So, I just want to make that clear. I am okay with that, as long as they are under that understanding also. Doolin: Madam Chair, if I may. We have grown a lot over the last few weeks. I don't think this will be an issue going forward. So, if it's something that you guys don't want to waive, I understand the issue with the lot. So, it's not as imperative for us. McCarvel: So, Sonya, with the pace of everything in that office right now do we want something that's out of the norm and doesn't follow -- Allen: I'm confident with this application -- we have been around and around this thing -- I think everybody's on the same page, but I'm just throwing that out there for the record. McCarvel: Any other questions for the applicant? Okay. Thank you. Doolin: Thank you. McCarvel: I have no one else on the list who wishes to testify, but is there anyone in the room who would like to do so? All right. Thank you. With that can I get a motion to close the public hearing for H-2018-0032? Holland: So moved. Perreault: Second. McCarvel: It has been moved and seconded to close the public hearing on H-2018- 0032. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: ALL AYES. McCarvel: Let's just start this one out -- yea for parking. Let's get that one out of the way. Fitzgerald: Bill can -- McCarvel: Bill, would you like to address the parking situation? Perrault: Madam Chair? Cassinelli: Am I up? Meridian City Council Meeting Agenda June 6, 2018 – Page 36 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 34 of 40 Fitzgerald: You can say there is too much parking? No. McCarvel: I got to admit when I read through this and saw those numbers I actually put a little smiley face beside it. Yeah. I think, you know, the way they have done things on that odd shaped lot is fairly interesting and I think it's the curve that makes it look more like, you know, just a different structure. But, yeah, it's -- I mean you still got to go -- you said some of those are public streets; right -- or private streets, right, Sonya? Allen: Yes. This is a Perugia right here. That's a public street. Entrata is a public street. And, then, everything north of here is driveways or private streets. I'm not sure which they have landed on. But either way we are good. McCarvel: Okay. And, Sonya, could you put up the amenity package. I think I saw some pictures as I kept flipping through there. I got to admit when I read zip line I thought -- between the buildings? Perreault: Madam Chair? McCarvel: Had a zip line built for me I guess. Perreault: I would like to share -- well, I was just going to say I think that -- I agree that this looks great. It's an odd-shaped lot. They have done a really good job and other than the comments that I shared with the applicant I -- I'm in agreement with it. But I do have one question for staff. Do I understand correctly that there is going to be a right turn lane put in? Allen: Madam Chair, Commissioner Perreault, yes, ACHD did require a -- Perreault: And out of curiosity, why would they not have required one at the apartment complex to the east or is there ever a -- a possibility that they would try to put one in the Franklin apartments? Allen: Are you referencing this property right here where my pointer is at? Perreault: Yes. There is access -- yeah. On -- so, there is not -- there is not a right turn lane there, so I'm curious about why they -- they are requesting a right turn lane into this. Allen: I am not absolutely sure. This one goes into an office designated area and, then, into the multi-family and, then, this -- this property was platted -- Perreault: Off of Franklin. Allen: -- in 2005. So, it's been quite a while ago. Yearsley: Madam Chair? Meridian City Council Meeting Agenda June 6, 2018 – Page 37 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 35 of 40 McCarvel: Commissioner Yearsley. Yearsley: You know, I think we are starting to see a step up in quality a little bit. I like the diversity. I like that they are not just row apartments. I like the townhome look. I like the garages -- kind of the actual garage in the building itself and they have got different styles. The alley loaded. So, they actually have -- the people will walk out to the front and have an open area for each individual. I think they have done a very good job. I actually really like the apartment look, too. It's different. It's unique. Not the same old standard look that we see all over the place. So, I think they have actually done -- in my opinion lookwise I -- it looks really nice and -- and unique. So, I think that looks good. I like the amenity package, even the little park in there looked like -- Fitzgerald: The super dog park? Yearsley: Yeah. That's -- that's pretty sweet. Fitzgerald: I thought it was the kids play structures initially. Yearsley: So -- and so I -- you know, given that and, then, the -- the way overparking I am in support of this project. Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: I agree. I like it onto the MEW. I think that's -- that's a good design quality. I think -- and I agree -- Commissioner Perreault, I see what you're saying on a different -- I think it's that -- you have the apartment look and, then, you go back into the residential feel, kind of different -- kind of like a neighborhood look, which I -- but I understand where you're coming from. I think it's -- it is, it's a step up. It's more community like oriented and the open space and the package of amenities is very nice and so I -- and it's the right space for this. That area is going to blow up with employment and we are going to need to have somewhere for people to live, so -- McCarvel: And I'm really liking more of these rear-loaded structures and the community area out front. Fitzgerald: And, Madam Chair, I applaud the applicant for working with your neighbor. That project next door was a hairy one for the staff a long time ago when the downturn happened and I know it's gone through about 14 different owners and so you guys working with them is a good thing, so we appreciate it. Holland: Madam Chair? McCarvel: Commissioner Holland. Meridian City Council Meeting Agenda June 6, 2018 – Page 38 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 36 of 40 Holland: I tend to agree as well. I like the look of this project. I really appreciate when -- when we can stack parking underneath the building. I think that makes a big difference for the -- having a garage underneath the -- the townhomes. I really appreciate that. It's got a little bit of a look to -- some of the San Francisco feel you get when you walk down some of those streets, too. So, I like the styling. I like that there is a diversity of product there. I'm in favor with what you have put together. So, thank you. Wilson: Be careful of comments like that, though. San Francisco people might -- McCarvel: Commissioner Cassinelli. Cassinelli: I like the parking numbers, though. I like the open space numbers. You know, in and of itself it fits with the -- with the zoning. The only comment I have is that's what I don't have a -- you know, it has nothing really to do with this, it's just -- I'm going to make a -- kind of a personal notation. If anybody has driven Ten Mile at 5:00 o'clock at night right now, it's -- it's a joke already. It's becoming another Eagle Road and we haven't even scratched the surface of what we are putting in there. We have -- during the last six months I think we have approved probably 600 units at that intersection -- within a quarter mile of that intersection. It's -- that's going to become a nightmare around there. But I can't take anything away from this project. I like this project. It's just -- I'm just -- that's kind of my observation as a whole what's going on -- Ten Mile is going to be as bad as Eagle Road. Fitzgerald: Commissioner Wilson is going to fix that for us. He's told us. Wilson: We are working on it. We will work on it. Let's revisit it after. Cassinelli: But in an overall for this project I -- I would be in favor -- I'm in favor of the project. McCarvel: Who wants to tackle a motion? Yearsley: So, I guess did we actually cover the item -- McCarvel: Oh. Yes. Yearsley: -- .3, .4 with the CZC -- recording the plat after CZC or leaving that alone. I don't know if I have a preference one way or the other. Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Meridian City Council Meeting Agenda June 6, 2018 – Page 39 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 37 of 40 Fitzgerald: I -- per what you -- exactly what you said, we have got so much going on -- this team over here has got so many pieces and balls in the air and I -- the teeth come with certain pieces along the way and I just don't think that's a good move and I -- if they can work together I think we need to keep the process the way it is and work forward in that manner, just to help our staff out and make sure we are not pulling things out that don't make sense. Having a plat in place is probably a good thing before you start figuring out the zoning plans for it, Yearsley: Make sure the surveyor does his job right. Cassinelli: And I would agree. Yearsley: Okay. Madam Chair? McCarvel: Commissioner Yearsley. Yearsley: After considering all staff, applicant, and public testimony, I move to recommend approval of file number H-2018-0032 as presented in the staff report for the hearing date of May 17, 2018, with the following modifications: Item 1.2.3 to add the comment if allowed by ACHD for the storm swale. And, then, item 1.5.7 if -- I believe that's correct -- and delete that one in its entirety. Fitzgerald: Second. McCarvel: It has been moved and seconded to approve -- recommend approval of file number H-2018-0032, Entrata Farms, with modifications. All those in favor say aye. Opposed? Motion carries. Congratulations. MOTION CARRIED: ALL AYES. Parsons: Madam Chair? McCarvel: We have one more item on our agenda that snuck in. Parsons: Yeah. I have a couple housekeeping items to share with you this evening. The first is Chris and I are -- are trying to determine or not whether we should have a Planning and Zoning Commission hearing on the July 5th -- a couple months -- about a month ago we presented some options to you and wanted to make sure that we got in front of that before we got -- as we got closer to that date. So, I'm just curious as to whether or not it's your intentions to have that meeting on the 5th or is it something that you would like to push out. Is anyone -- everyone going to be here that date after the Fourth of July? Or at least four of you or five of you, whatever we need for a quorum. Perreault: I'm planning on being in town. McCarvel: Yeah. I'm now planning on being here, so -- Meridian City Council Meeting Agenda June 6, 2018 – Page 40 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 38 of 40 Fitzgerald: I as well. Yearsley: I as will be here as well. McCarvel: Yeah. Cassinelli: I'm unknown. Wilson: I think everyone should take a holiday and that's what I think. Holland: I would like the option to be gone. McCarvel: Yeah. Yeah. I think it's going to quickly turn into a long weekend for a lot of people and I'm just worried if we have something on that night that's of interest to a lot of people I think -- Wilson: Everyone's dedication to serve -- well, some of us dedication to service is admirable. McCarvel: Yeah. And I'm just thinking -- I mean it was -- staff and -- I mean how is staff looking on that week? I mean have you got a lot of people that want the week off? I mean or days -- Parsons: No one requested it yet, so that's why I said we are going to get plans in place now, so that we can anticipate -- McCarvel: Do we just not have it or do we move it -- do we have like the 12th and the 19th or the -- that one's already moved, isn't it? The 19th is moved to the 26th? Is that the one that's moved? What's the one that's moved for the -- Parsons: No. The only one we have moved was the 6th. June 6th hearing. McCarvel: It wasn't the picnic or the civic thing -- Parsons: The picnic is on June 14th. McCarvel: Okay. Parsons: So, that's why we are trying to nail down the 5th, so we can just keep things normal and not change anything. Yearsley: I think as a courtesy to the public I think having it not be on the 5th would be -- you know, because if there was something that came up that people wanted to attend, you know, you would have a -- a high potential chance of people not being there, so -- Meridian City Council Meeting Agenda June 6, 2018 – Page 41 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 39 of 40 Parsons: All right. Let's go with this. At this point we will cancel it and, then, we will hope that we won't load ourselves up too much on the second hearing on July. McCarvel: If we need one, though, can we put one on the 12th if it becomes obvious that there is just too much going on. Parson: We can. If you want to have back to back -- as I mentioned to you at the beginning of the evening, we do have at least five projects right now that are -- possibly could be on the 21st of June, but it may not make those dates, so -- McCarvel: I think with as much as is going on I think we would rather do the 12th and the 19th, rather than one massive long -- you know, have two real long ones that just drain everybody and -- can we go ahead and schedule for that or what do you guys feel? I mean -- Parsons: Sure. We can always schedule for a special meeting. Yearsley: I think -- my recommendation would be to -- to cancel it and if we are getting too booked heavily on the 17th, maybe moving it up or something like that if possible or -- Parsons: Yeah. We would need to know by possibly the next week or two. Yearsley: I would think by next -- our next meeting we would have a better feel, wouldn't we? And make that -- Parsons: On the 6th? Certainly. McCarvel: I think go ahead and cancel the one on the 5th and -- but hold out there that we can have a special meeting on the 19th if needed. Parsons: You mean on the 12th? Or 12th. Cassinelli: Would that give applicants the time to post and everything else that they need to do? Parsons: Yes. We need at least 30 days from my understanding. McCarvel: Okay. Yeah. And we will just let you guys kind of judge that of what's coming through the pipe and -- Parsons: Sounds good, because we will possibly -- could possible have some findings that are due sometime at that point. Don't want to push them out too far. McCarvel: Yeah. Meridian City Council Meeting Agenda June 6, 2018 – Page 42 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 40 of 40 Parsons: So, it's good -- so, for now we will cancel the 5th, we will keep the 12th in our back pocket and we will say continued. Yearsley: I like it. Parsons: All right. McCarvel: Yeah. Because of what the -- yeah. With the Fourth the day before, staff has -- kind of want to be there. Yeah. Parsons: And, then, the last item I want to bring up with you -- the department has currently hired a consultant to redo our Comprehensive Plan. They are going to be in the office -- or in Meridian the week of June 11th through the 15th and they want to schedule meetings with our stakeholders and our -- our bodies to give input into that Comprehensive Plan and so Caleb and Brian are putting together that effort, so you should see an e-mail from them shortly asking you to attend and take part of those interviews for that week. So, keep that on your books. I don't know exactly what date they are going to ask you to come in, but I just wanted to give you a heads up that we are going to reach out to you in the near future and invite you to participate in those interviews. Cassinelli: Madam Chair? McCarvel: Commissioner Cassinelli. Cassinelli: Before we go to the final stop, I just -- something I noticed. On the motion I made on the Paramount Storage, I did not mention in that -- in the motion that final sentence in there. Is that a -- is that an issue, if you look back at that? Parsons: Madam Chair, Members of the Commission, are you meaning prepare findings for the next hearing? Cassinelli: That is correct. Parsons: That's not necessary. We have got it covered for you. Cassinelli: Okay. Parsons: We just put it in there as a courtesy. Cassinelli: Okay. And Madam Chair -- McCarvel: You have to say it and we had missed it a couple times, I think they finally just covered it some other way, because we couldn't handle it. Meridian City Council Meeting Agenda June 6, 2018 – Page 43 of 139 Meridian Planning & Zoning Commission May 17, 2018 Page 41 of 40 Cassinelli: So, then, Madam Chair? McCarvel: Commissioner Cassinelli. Cassinelli: Can I make another motion? McCarvel: Yes, please. Cassinelli: That we adjourn. Yearsley: Second. McCarvel: It has been moved and seconded to adjourn the Planning and Zoning meeting for May 17th. All those in favor say aye. Opposed? Motion carries. MEETING ADJOURNED AT 7:51 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED M06 -z-&? , RH NDA McCARVEL - CHAIRMAN DATE APPROVED ATTEST: Oit�►TEp G i of � C�—JAY CO'ES - CITY CLERK F W - M �� Ip��0