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2019-03-21Meridian Planning and Zoning Meeting March 21, 2019. Meeting of the Meridian Planning and Zoning Commission of March 21, 2019, was called to order at 6:00 p.m. by Chairman Jessica Perreault. Members Present: Chairman Jessica Perreault, Commissioner Rhonda McCarvel, Commissioner Bill Cassinelli, Commissioner Lisa Holland, Commissioner Andrew Seal and Commissioner Reid Olsen. Members Absent: Commissioner Ryan Fitzgerald. Others Present: Chris Johnson, Ted Baird, Bill Parsons, Sonya Allen, Stephanie Leonard and Dean Willis. Item 1: Roll-call Attendance __X____ Lisa Holland ___X___ Reid Olsen __X___ Andrew Seal _______ Ryan Fitzgerald __X___ Rhonda McCarvel ___X___ Bill Cassinelli ___X___ Jessica Perreault - Chairman Perreault: Good evening, ladies and gentlemen. At this time I would like to call to order the regularly scheduled meeting of the Meridian Planning and Zoning Commission on March 21st, 2019. Let's begin with roll call. Item 2: Adoption of Agenda Perreault: Thank you. Okay. The first item on the agenda is the adoption of the agenda. Can I get a motion to adopt the agenda. Seal: So moved. Holland: Second. Perreault: It has been moved and seconded to adopt the agenda. All in favor say aye. Aye. None opposed. Motion carried. MOTION CARRIES: FIVE AYES. TWO ABSENT. Item 3: Consent Agenda [Action Item] A. Approve Minutes of February 21, 2019 Joint Meeting with Planning and Zoning Commission Meridian City Council Meeting Agenda April 4, 2019 – Page 4 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 2 of 46 B. Approve Minutes of March 7, 2019 Planning and Zoning Commission Meeting Perreault: The next item on the agenda is the Consent Agenda and we have two items on the Consent Agenda, the approval of minutes for the meeting of February 21st, 2019, and the approval of the minutes for the meeting of March 7th, 2019, the Planning and Zoning Commission meeting. Can I get a motion to accept the Consent -- Consent Agenda as presented? Holland: So moved. Cassinelli: Second. Perreault: It has been moved and seconded to accept the Consent Agenda as presented. All those in favor say aye. None opposed. Motion carries. MOTION CARRIES: SIX AYES. ONE ABSENT. Perreault: At this time I will explain the public hearing process and, then, we proceed with application presentations. We will open each item individually and, then, start with the staff report. The staff will report their findings regarding how the item adheres to our Comprehensive Plan and Uniform Development Code, with the staff's recommendations. After the staff has made their presentation the applicant will come forward to present their case for the approval of their application and respond to any staff comments. The applicant will have 15 minutes to do so. After the applicant is finished we will open to public testimony. There is a sign-up sheet, which is actually now an iPad, there in the back for anyone who is wishing to testify. Anybody wishing to testify will come forward and be allowed three minutes. If there is someone here speaking for a larger group, like a homeowner's association, 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 will be given another ten minutes to have the opportunity to come back up and respond if they choose after that we will close the public hearing. 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 for ICOM Parking Expansion (H-2019-0019) by The Land Group, Located 85 S . Locust Grove Rd. 1. Request: Annexation and Zoning of 2.34 acres of land with a C-G zoning district to accommodate the construction of a parking lot for the Idaho College of Osteopathic Medicine (ICOM) Perreault: So, let's go ahead and open the meeting with the staff report for the public hearing for ICOM Parking Expansion, H-2019-0019. Meridian City Council Meeting Agenda April 4, 2019 – Page 5 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 3 of 46 Leonard: Thank you, Madam Chair, Members of the Commission. This project before you this evening is for annexation and zoning for ICOM Parking Expansion. The site consists of 2.34 acres of land. It's zoned R-6 and it's located at 885 South Locust Grove Road. To the north is rural residential and agricultural lands, zoned R-6 in the county. To the south is East Central Drive and a single family residence, as well as ICOM, ISU, and Renaissance High School, which are zone d C-G. And to the east is South Locust Grove Road and residential zoned R-1 in the county and to the west is the Idaho State Police Department, which is zoned C-G. The applicant is requesting to annex and zone this property to construct an off-site parking lot with approximately 190 spaces for the Idaho College of Osteopathic Medicine or ICOM. The applicant is proposing one access point via East Central Drive Road -- East Central Drive. There is a seven foot side by -- or wide sidewalk, which exists along East Central Drive and Locust Grove Road . The applicant is planning on installing wayfinding signage to guide pedestrians to a signalized crosswalk, which is at the intersection of Central Drive and Locust Grove here . The site -- allocated landscape islands and street buffers have been designed in accordance with city code. A detailed site and landscape plan and elevations for the maintenance building will be required with the CZC and design review application. The applicant is proposing to keep the Hunter Lateral open located right about here and locate a section of the city's ten foot multi-use pathway indicated here adjacent to the lateral on the western part of the site. The applicant has also provided a drive aisle stubbed to the northwest part of the site for future redevelopment if that's to happen. Staff is recommending that the applicant work with the Idaho State Police Departmen t to determine whether the proposed access point on East Central Drive can be relocated to the west to align with the existing ICOM parking lot entrance to the south, which is located -- the entrance -- the existing entrance is right here. The proposed entrance is somewhere around here. ACHD has reviewed the project and has recommended a modification to their district successive driveway and driveway location policies to allow the driveway to be located as the applicant has proposed, since it's outside of the influence area of Locust Grove and Central Drive -- or Central Drive intersection. There was no written testimony with this -- this application. Staff is recommending approval of the conditions in the staff report. With that staff will stand for any questions. Perreault: Thank you. Any questions for staff? Cassinelli: Madam Chair? Perreault: Commissioner Cassinelli. Cassinelli: Is ACHD proposing a roundabout there? Is that what -- what I'm seeing in the future and when? Leonard: Madam Chair, Commissioner Cassinelli, I don't believe that they are actually planning one in the near future, but they do use roundabouts as kind of placeholders for intersections and they indicate them on their master street map, so -- Cassinelli: Thanks. Meridian City Council Meeting Agenda April 4, 2019 – Page 6 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 4 of 46 Perreault: Any additional questions for staff? Okay. Let the -- Seal: Madam Chair? Perreault: Oh, I'm sorry. Commissioner Seal. Seal: Is there -- I don't know the answer to this, but is there any rideshare or anything like that that's located close to this facility that we know of? Leonard: Madam Chair, Commissioner Seal, I don't actually know the answer to that question. I don't know if there is -- is there a rideshare bus stop nearby that you're aware of? Parsons: Madam Chair, Members of the Commission, I believe there is a transit route in this area. A ride and share -- I think the nearest one is -- Meridian Road and Overland over by Kendall Ford, Axiom Gym, there is a park-and-ride there. Seal: Okay. Thank you. Perreault: Please let the record show that Commissioner McCarvel is present. Okay. Would the applicant please come forward. Hasty: Madam Commissioner, Commissioners, thank you very much for considering this. My name is Dr. Robert Hasty. I'm the founding dean, the chief academic officer for ICOM. Perreault: Sir, would you, please, also state your address, as well as your name. Hasty: Oh, sure. Our street address is -- for ICOM is 1401 East Central Drive, Meridian, and my residential address is 5280 South Tavistock Avenue here in Meridian as well. And thank you very much for considering this. We are -- as you know, Idaho's first medical school ICOM is located right here in Meridian. And the state ranks 49th in terms of positions per capita. What we are going to do is truly going to change healthcare for generations to come and also give opportunities for Idahoans to go to medical school. We are very very proud of our facility. It's literally an award winning facility that was completed earlier this year and we matriculated our first class this past fall and the medical school is going great so far and we -- we need more parking and we -- and, you know, it's a good problem to have, but if you look at our relationship with West Ada and Idaho State University and ourselves, we are all growing pretty significantly next year in terms of enrollment. For us we are going from 162 students in our first class to approximately 324 students next year and I think we have all probably been on college campuses, university campuses and, you know, are probably appreciative of the challenges inherent with university and college parking and so we are -- we will be suffering from that next year if we don't come up with a solution. So, we are very blessed that one of the neighbors decided to sell his property to us and we -- you know, we think this is a very incredibly important thing for us, because from an accreditation perspective we must have the facilities sufficient for our student population and this solution really does really help us Meridian City Council Meeting Agenda April 4, 2019 – Page 7 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 5 of 46 and we will make sure that this is in keeping with the aesthetics of ICOM and in keeping with the beautiful City of Meridian, so -- so, I appreciate this. I will pause for -- if you all have any questions for me, but I would like to introduce our representative from The Land Group Tamara Thompson to also present. Perreault: Thank you. If you would like to stay standing here we can ask you both questions after you're done. Thompson: Okay. Great. Tamara Thompson. I'm with The Land Group. We are at 462 East Shore Drive in Eagle. So, I will quickly just go over again -- the property is currently zoned R-6 in Ada county and it's in the Meridian area of impact with the Comprehensive Plan designation of commercial and you can see the ICOM facility is here and the expansion parking there. This annexation will allow the site to be developed into a parking area for the college students and faculty members. The proposed par king development will provide 190 parking stalls, including more ADA parking. And it looks like back here the -- it's 2.34 acres and, again, C-G, and the -- as Stephanie mentioned, the Hunter Lateral is on the west -- west boundary. Here is just a colored graphic so you can see the difference between the landscape areas and the parking areas and this I wanted to -- when we are talking about dimensions -- so we have read the staff report and we agree with staff's analysis and recommended conditions, with the exception of 1.1.B and that is the condition to relocate the driveway and I wanted to just give an example here , because sometimes when you -- when we are talking dimensions it's really hard to keep that in your head. Like how far is a hundred f eet or how far is 160 feet. So, just to give a quick example for scale -- and I -- I'm using City Hall, since we are all familiar with that since we arrived here today. The offset from the parking lot from the north and the south here, that offset is 38 feet and, then, just another offset here from the alleyway to the north on Meridian Road to here. So, these measurements are from centerline to centerline. That distance is 160 feet. So, just for reference there. And, then, what we are talking about at the -- on East Center -- Central Drive from the centerline of the existing access to the ICOM parking lot to the centerline of this new one is 185 feet. So, considerably -- it's -- it's a -- it's a good distance and, then, from where the proposed driveway is to the existing home on the south side is center -- Central is just under 107 feet. So, just to give you some examples there. ACHD has the jurisdiction over the highways and the access and they -- they wrote their staff report and, unfortunately, they issued it after staff had issued theirs. So, they didn't have the benefit of that. But ACHD has approved our access point where it's currently located at this -- at this point. So, with that we have -- with the modification 1.1.B, we respectfully request your approval tonight and will stand for questions. Perreault: Thank you very much. Are there any questions for the applicant? Cassinelli: Madam Chair? Perreault: Commissioner Cassinelli. Meridian City Council Meeting Agenda April 4, 2019 – Page 8 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 6 of 46 Cassinelli: I do have a question for -- doctor, what are the future plans for ICOM for growth and expansion and where would that occur? Hasty: Yes. So, great question. As of right now the board of trustees for ICOM has not approved any growth for ICOM. With the tremendous needs of physicians in the area, you know, particularly, you know, with Idaho representing the great epicenter for physician needs, we do leave the door open in case we do need to expand in the future to serve the public, but as of right now we have not applied for any accreditation changes to make larger classes and we do not have any immediate plans and the earliest that we could do so would probably be about four years from now. That's the earliest that we could actually approve -- or request an approval for an increase in class size. Cassinelli: And can you repeat the student count current and, then, what you're going to do next year? Hasty: That's right. So, we have 162 students in our current class and that's our maximum limit from a pre-accreditation perspective. So, next year we go up to 324 and that should represent a maximum, because our students -- it's a four year medical school and the students in their third year and the fourth year are out in clinical rotations and they don't really need access to parking. Cassinelli: So -- and I guess the final -- final question to this is the -- the parking that you're looking at that we are talking about today, do you see that meeting your -- your -- your needs for the foreseeable future then? Hasty: Yes, sir. So, we have -- currently we have 255 parking spots with our relationship with Idaho State University, West Ada that's currently under a leased area or at least in our lease agreement and we will add on, you know, almost 200 spots here, so that should bring us up to 455 spots. That will take care of every single employee, as well as every single medical student for the foreseeable future. Cassinelli: Thank you. Holland: Madam Chair? Perreault: Commissioner Holland. Holland: My question -- if you wouldn't mind going back a slide, just to the -- the site map of how it lines up. A lot of times when you have a parking lot that's across the street you will have a lot of people that tend to jaywalk to cross the street into the parking lot. Is there any considerations being put in here for how to direct people towards the cross walk or how you're going to handle pedestrian traffic? Thompson: Madam Chair, Commissioner, we have looked at that. We have worked with staff on that and you can see we have a dual sidewalk here where -- and we will have directional signing bringing pedestrians to the crosswalk. So, instead of just trying to Meridian City Council Meeting Agenda April 4, 2019 – Page 9 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 7 of 46 funnel everyone up to the main sidewalk we will bring them here to the -- to the corner to that sidewalk. Perreault: Excuse me. Any more questions for the applicant? Cassinelli: Madam Chair? Perreault: Commissioner Cassinelli. Cassinelli: Follow up to the last question there. Was there any talk about putting a -- a crosswalk in with or without a Hawk signal at the main entrance to the -- to the west? Because I -- I just have a feeling that -- I mean if -- if I'm going to park my car along the west side of that, I'm not going to -- I'm not going all the way up to the intersection, waiting for the walk light and coming all the way back, I'm just going to go across the street and I think most everybody else will do that, too. Thompson: Madam Chair, Commissioner, and we -- we did broach that subject with ACHD and they are not allowing a mid block crossing at this point. What we have noticed is they like things to open and, then, you see what -- what the patterns look like. But at this point everyone is to be funneled to the existing crosswalk at the -- at the light. Holland: Madam Chair, one more follow up questions. Perreault: Commissioner Holland. Holland: So, just looking at where the mixed use pathway is, I know that you're -- you're following recommendations of the city on where to put those pathways. There is no other existing pathway that connects to that at this point in time or is there? Thompson: Want to answer it? Madam Chair, Members of the Commission, Commissioner Holland, no, there is not. We actually I think spoke -- I spoke with you guys about kind of coordinating with Kim Warren in the Parks Department about the location of the pathway. This is where it's indicated on our master pathways plan, though, so -- Holland: One more question, too, to that. Is there a sidewalk that will connect to that frontage there as well where that pathway would start? Thompson: Madam Chair, Commissioner Holland, yes, there is a seven foot existing sidewalk that's already along East Central Drive. Holland: Thank you. McCarvel: Madam Chair? Perreault: Commissioner McCarvel. Meridian City Council Meeting Agenda April 4, 2019 – Page 10 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 8 of 46 McCarvel: Forgive me. I -- the lines are all drown -- drown around this area that you have proposed the parking, but in the staff report on their recommendation for the location was often that little triangle. Is that also part of the land you own? Thompson: No. Madam Chair, Commissioner McCarvel -- and I didn't do a good job of explaining that. So, the property is what's highlighted in blue and what staff is proposing is to go off site onto a third party's property, which we don't control, that's not part of this application, so it would also have to cross this Hunter Lateral, so it's very -- I mean I can't say I have seen a condition out of staff before where you go off site. McCarvel: Yeah. No. I was just wondering, because if they had recommended that location, if that was part of this property, if -- are -- are you leaving it dirt. But if it's not your property, then, you have no control over it. So, that's -- that's all my question was. Thompson: Thank you. I apologize I didn't explain that better. Perreault: Any additional questions for the applicant? Okay. So, I have -- I have a couple of questions. There -- it shows on your photo here that there are buildings on that property. Are those going to be removed? Thompson: Yes. Perreault: And what's the plan for that? Thompson: Well, the -- in the staff report, Madam Chair, the staff report says within 60 days of an annexation all structures have to be removed and they are on a fast track on this. I mean that should not be a problem. Perreault: Okay. And, then, have -- have there been consider -- consideration made to have the parking and any other location that might be -- I would imagine you have looked at every possibility and if you wouldn't mind sharing a little bit about that , because it feels a little bit like we -- we are trying to make an accommodation for this and I -- I'm just curious to know what other considerations you see. Hasty: So, Madam Chair, thank you very much for that question and I can tell you the -- the amount of effort that we have put in to try to find a solution for the parking -- let's just say it was a -- it was a big deal for us. You know, starting -- starting the first medical school in the state was tough, but -- but this was definitely something that took at least a few -- a few of our efforts to get through. The challenge is that, you know, the -- the property itself -- there really isn't that much on the property. There is the -- the soccer field to the west side of the property that's currently owned by West Ada School District. They have sold a piece of property or at least a portion, about five acres, to the Idaho State University and ISU is actually putting parking on there for their own edifices and -- and they kind of need that for future growth as well. On the remainder of the park -- the soccer field, the -- you know, I think it's public information, it's been reported in the media, that they are building a fine arts K -- or I guess it's six through 12 high school there and Meridian City Council Meeting Agenda April 4, 2019 – Page 11 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 9 of 46 so there is no land there. On the opposite side of 84 we did entertain the possibility of buying some property right where the rock climbing wall place is going in there and then -- but getting the students over there would have presented a major challenge , because we would either have to have them all cross over the Locust Grove Road over 84 to -- to access that or somehow do some type of footbridge over 84, which, as you know, there would have been significant challenges with that as well. Also true on the other side of Locust Grove. We -- you know, there is a -- about an 19 acre commercial piece of property over there that's currently for sale and that would have presented the same type of challenge, but actually worse, because we would have the -- the students would have had to cross Locust Grove. We did, you know, consider some of the properties, you know, on the other side of -- of Locust Grove. These residential people are currently living there and it would have -- it would have been an extreme effort to try to entice folks to sell their homes and move. We did spend a lot of time talking to Orville and Heidi Thompson -- or at least, you know, their team. I had originally met with Orville and Heidi Thompson from Scentsy who owns that little triangular piece of farm there. They -- they are currently using that. They have a -- I guess a relative living there. They have a cow pasture there that's -- that's currently in use and first they were interested in some ways the cow pasture, which would not have taken care of our long-term needs, it would only give us 130 spots, as opposed to the 200 that we actually need and they actually change d their mind over time about selling, because they like the agrarian feel, they think that adds to the -- the Meridian feel and we -- we actually agree with them. You know, listening to them I think it makes a lot of sense and we love our friends there at Scentsy and Orville and Heidi Thompson. So, we appreciated their decision not to sell and , you know, fortunately, looking around to all the other parking options, you know, that was the -- that was the only place and luckily the -- Mr. McKay decided to sell his property to us and he's retiring and moving elsewhere. We also did consider a -- you know, a parking garage spot for us, but we are tuition dependent at ICOM and we made a public pledge of we will always have our tuition less than the national average for a private medical school. The -- as I think some of you know, the cost for a parking garage would have been about 25,000 to 30,000 dollars per spot, as opposed to the cost for land -- land parking is 2,500 per spot, so -- plus we would have to figure out how to displace the students over the next , you know, year and we would have to actually get an offsite parking lot and shuttle them -- have multiple shuttles each day, you know, very expensive, very inconvenient for the students and, you know, out of all the thought process and talking to tons of folks , this seemed to be, you know, the best site. You know, obviously, we are very concerned about the student safety. The medical students are -- you know, I go to sleep every night worrying about medical students all the time and -- but the nice thing about medical students they -- they do what we tell them to do. So, we tell them to cross at the light, they will cross -- they will cross at the light. So -- so, we do have a bit of control over their safety. So , hopefully, that will make a difference. Perreault: Okay. Thank you. Hasty: Thanks. Perreault: Any additional questions for the applicant? Thank you very -- oh. Meridian City Council Meeting Agenda April 4, 2019 – Page 12 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 10 of 46 Seal: Madam Chair? Perreault: Commissioner Seal. Seal: Would you be willing to entertain discussions with ACHD and the state police in order to try to accommodate something on that -- that piece of land -- not necessarily that you would need to purchase, but something that would bring -- bring to bear that a crossing needs to be there long term? And the reason I ask is because there is actually a pathway that comes down the lateral there as well that's going to bring people right t o the road and as much as we would like to think that it's for their own safety, they are going to go to the crosswalk, you know, students often don't -- or people in general, so -- Thompson: Madam Chair, Commissioner Seal, just so I understand, you're talking a pedestrian crossing at that location? Seal: Correct. Thompson: Yeah. Seal: Correct. Thompson: Yeah. And -- yes, we -- we would be open to continuing those conversations with ACHD. Seal: Okay. Thompson: And maybe with the city's help it would get a little further. Seal: Okay. Thank you. Perreault: Thank you very much. Thompson: Thank you. Perreault: We will now take public testimony. Has anyone signed up? Johnson: Madam Chair, no one indicated wishing to testify. Perreault: Thank you. Is there anyone in the room who would like to testify? No? Okay. If the applicant has nothing else to add, we will go ahead and close the public hearing. Can I get a motion to close the pub lic hearing for the ICOM Parking Expansion, H-2019- 0019? Cassinelli: So moved. Holland: Second. Meridian City Council Meeting Agenda April 4, 2019 – Page 13 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 11 of 46 Perreault: It has been moved and seconded to close the public hearing. All those in favor say aye. None opposed. Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. Perreault: Who would like to start off our conversation? Holland: Madam Chair? Perreault: Commissioner Holland. Holland: Overall I don't have any general concerns about the location of the parking lot. They need to expand. It's a great amenity that we have, College of Osteopathic Medicine in Meridian, and I think we certainly want to be supportive of their efforts as they are continuing to grow physicians, which we all need as we need to go to doctors and get taken care of. The only challenge I really had was around safety of just pedestrians, because that pathway is located on the west side of the parking lot. I think some challenges we have all -- already asked questions around would be if those people would jay walk across. So, if there was a way to work with ACHD to put a crosswalk in I would feel a lot better about it. But, otherwise, I don't really have any big concerns otherwise. Olsen: Madam Chair? Perreault: Mr. Reid. Mr. Olsen. Excuse me. Olsen: I would agree with that. I have a concern about parking -- or the crosswalk, but other than that I think it's exciting that the school has done well and we ought to help them grow. Perreault: Okay. Commissioner Cassinelli. Cassinelli: Which direction are we going? Two -- two thoughts. You know, we are losing -- we are losing green, we are losing dirt for blacktop that while I'm not crazy about it, ICOM is a -- you know, it's a -- it's a -- it's a great addition to the city and what we have got, so I -- you know, I wish there was another location there or something, but who knows -- I mean ultimately an effort -- if that property were -- you know, it might become apartments, you know, multi-family, it's going to -- you know, we are going to -- we are going to lose the green space there anyway. While I'm not wild about it, I'm supportive of it. I -- I would wonder if we could condition it for a crosswalk. Let me go back to ACHD and put in a crosswalk on the west side there. Even though ACH -- I'm trying to read through ACHD's notes right now, but those are my thoughts. Perreault: Okay. Seal: Madam Chair? Meridian City Council Meeting Agenda April 4, 2019 – Page 14 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 12 of 46 Perreault: Commissioner Seal. Seal: I agree with what's been mentioned here and, then, to further that, like was mentioned, I don't know what the city's role should or could be in that in order to help develop that -- that small piece of land into something like a rideshare or transit stop, something along those lines, in order to help facilitate ACHD, not necessarily requiring, but allowing a crosstalk to function there. I think that would be well served for the safety of everybody involved. Perreault: Thank you. I would agree that there is definitely a pedestrian safety concern and I would also like to see efforts made to -- to put in a crosswalk, to have that be a dedicated area. Whether the decision is made to have it come right across from the multi- use pathway or whether there is a -- you know, another location across from the entrance to -- well, actually, if -- if the Commissioners don't recommend that -- that they continue the entrance to the parking lot through the property to the west , then, that won't be a conversation regarding crosswalk and that is something that I would like to hear more from the Commissioners about. But I would imagine this is not your average undergrad college student. So, there is -- there is that factor. I think that they are -- the applicant is likely right when -- when they mention that, hey, this is a graduate student or somebody that's maybe a little bit -- a little bit older. However, this is in the area of a high school and there is a lot of school buses that are coming through here and there is a lot of high school students that are generally in this area. Now, Central is starting to be used as a way for people to get back into WinCo and some of those commercial areas and it's starting to get busier and busier that direction and so I think there is most definitely a safety concern. It's just being frequented much much more, because these people have realized now that that goes back into a lot of the offices and commercial development. So, again, I'm in agreement with the fellow Commissioners regarding some more pedestrian safety elements to be implemented. Is there any concern from the Commissioners regarding not -- or do we want to recommend to City Council that they actually take the entrance to the north of what is already existing from the par king lot or is everyone okay with -- with entrances being offset? Holland: Madam Chair? Perreault: Commissioner Holland. Holland: I think I'm okay with them eliminating the condition 1.1C to condition the -- relocating the driveway, because they don't own that other parcel that would line it up. I don't see a big concern with that, but I would want to replace that with maybe a condition to continue working with ACHD to create a crosswalk that ties into the multi-use pathway. Cassinelli: And I would agree with that. Perreault: Thank you, Commissioner Cassinelli. Any other thoughts? McCarvel: Madam Chair? Meridian City Council Meeting Agenda April 4, 2019 – Page 15 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 13 of 46 Perreault: Commissioner McCarvel. McCarvel: Yeah. I -- I agree. I'm -- I don't think we can condition them to have that entrance be there at somebody else's property. I mean until they can -- until that's for sale and maybe it is and they can acquire it, but I would be more concerned about getting that crosswalk put in and having that -- and I think that's a logical place. If the pathway is there I think that makes more sense safety wise than making sure those entrances line up. And especially since it's not their property to do it with. Perreault: Any other thoughts? Anyone like to make a motion? Holland: Madam Chair? Perreault: Commissioner Holland. Holland: After considering all staff, applicant and public testimony, I move to recommend approval to City Council the file number H-2019-0019 for ICOM parking expansion as presented in the staff report for the hearing date of March 21st, 2019 , with the modification that we strike Condition 1.1B to relocate the driveway and that we also make a recommendation for ICOM to work closely with ACHD, with the city's help, in efforts to create a crosswalk tying into the multi-use pathway. Perreault: Let me ask one question on your motion, Commissioner Holland. Are you wanting them to work on that prior to City Council meeting or is there a timeline that we want to request? Holland: That's a great question. I imagine it might take them some time to work out that agreement. Perreault: Right. Holland: But perhaps we can start that conversation before City Council. I'm not sure if anybody else from the Commission has another thought on that. McCarvel: Madam Chair? Perreault: Commissioner McCarvel. McCarvel: I agree. I think it's going to take some time, but I think a concerted effort needs to be made to get those conversations going and to present how far they have come at City Council and get City Council's recommendation from that point. Perreault: Okay. Thank you. Holland: Madam Chair? Meridian City Council Meeting Agenda April 4, 2019 – Page 16 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 14 of 46 Perreault: Commissioner Holland. Holland: I will modify my motion to say that we would like to have the applicant work with the city and ACHD to least have another initial conversation before the City Council meeting in efforts to create a crosswalk tying into the multi-use pathway. McCarvel: Second. Perreault: It has been moved and seconded to recommend approval to City Council with stated modifications. All of those in favor say aye. None opposed. Motion carries. Thank you. MOTION CARRIED: SIX AYES. ONE ABSENT. B. Public Hearing for Pollard Subdivision (H-2019-0021) by Brighton Investments, LLC , Located NE Corner of SH-16 and W. Chinden Blvd. 1. Request: Annexation and Zoning of 77.33 acres of land with R-8 (21.95 acres) and C-G (55.38 acres) zoning districts; and, 2. Request: a Preliminary Plat consisting of 75 building lots, 7 common lots and 4 other lots on 71.3 acres of land in the R- 8 and C-G zoning Districts Perreault: Next on the agenda is the public hearing for Pollard Subdivision, H-2019-0021. Let's begin with the staff report. Allen: Thank you, Madam Chair, Members of the Commission. The next application before you is a request for annexation and zoning and a preliminary plat . This site consists of 71.3 acres of land. It's zoned RUT in Ada county and is located on the north side of West Chinden Boulevard and State Highway 20-26. Adjacent land use and zoning. To the north are rural residential homes zoned RUT in Ada county. I will just click on the aerial real quick. So, this is the property right here. To the east are future single-family residential homes, zoned R-8. To the south is Chinden Boulevard and single-family residential homes and agricultural land and a landscape nursery zoned RUT in Ada county and to the west is a light industry use, stud sensors, zoned M1. The Comprehensive Plan future land use map designation for this property is medium density residential on the northern part here in the yellow area, which is three to eight units per acre. Mixed-use interchange, which is the area right here. And mixed use community, which is the brown area. The applicant is requesting annexation and zoning of 77.33 acres of land, with R-8 zoning, which consists of 21.95 acres of the site and C-G, which is 55.38 acres of the site. This is consistent with the associated future land use map designations of medium density residential, mixed use interchange and mixed use community. A conceptual site plan was submitted for the proposed development as shown. The proposed development will be anchored by a medical campus consisting of Meridian City Council Meeting Agenda April 4, 2019 – Page 17 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 15 of 46 a 95,000 square foot medical office building, which will eventually include a surgical center, freestanding emergency department, and 50 bed hospital and that is this area right here. There are three 48,000 square foot professional office buildings and those are right here towards the southeast corner of the site and two buildings with 72,000 square feet of flex office space and those are these areas right here. Retail with a convenience store and 34 conventional single family residential homes, 40 single family residential independent living homes for 55 and older and an 88 bed assisted living facility. The assisted living facility is right here and it's just adjacent to all the single family homes. A preliminary plat is proposed as shown, consisting of 75 building lots, seven common lots and four other lots, consisting of two private streets, one common driveway and one future right-of-way lot on 71.3 acres of land. The plat is proposed to develop in three phases as shown on the phasing plan on the lower right -hand side of your screen there. One full access is proposed via Levi Lane, a collector street, from State Highway 20-26. A traffic signal will be required with the first phase of development or when 260 -- 206 p.m. peak hour trips are generated. A collector street, Waverton Drive -- this is the street right here. Will be provided from the east through Fairbourne Subdivision from Black Cat Road and it will extend as a commercial street to the west boundary. It's currently proposed as a collector street, but ACHD is recommending that it be -- the classification to be a commercial street. The east-west street will serve as a backage road and it will provide access to all properties fronting the state highway in this area, including the Franklin Sensors property to the west. Currently there is a street that is 530 feet to the south of this east-west street that's been constructed from Levi Lane to the west to Pollard Street for access to the Franklin Sensors' property. Private stub streets are proposed to the north boundary, providing access to the rural residential properties from Old School Lane to the north. Staff and ACHD is recommending these two stub streets are public and not private and that is -- if you can see my pointer here, this segment right here, as well as right here. ACHD is also requiring Tree Crest Street to either be extended to Pollard Lane and that is the street right here or terminate in an approved cul -de-sac with a 45 foot radius. Currently it doesn't meet ACHD requirements. A 35 foot wide street buffer is required along State Highway 20-26 with a ten foot wide multi-use pathway, a 25 foot wide landscaped street buffer, excuse me, landscape buffer to adjoining residential uses is required along the east boundary of the commercial portion of the site. That is this area right here. Qualified open space and site amenities are proposed within the residential portion of the development in accord with UDC standards. A pedestrian circulation plan was submitted as shown that provides for pedestrian interconnectivity within the site and to the main building entrances in the commercial developme nt. Conceptual building elevations were submitted for the hospital, medical office building, flex tech buildings, and these are some actual photos of the flex tech building and assisted living facility and single-family residential attached and detached homes. Written testimony has been received from the applicant Mike Wardle, Brighton Corporation, in response to the staff report. Staff is recommending the following items addressed in the applicant's response be modified in the staff report and those are included in your hearing outline . Condition number 2.C in Section 8 of the staff report requires -- depict a 20 foot wide common lot. I would like to add -- or a permanent dedicated buffer for the street buffer along West Waverton Drive on Lot 24, Block 1, in accord with UDC 11-3B-7C-2B. This language is consistent with code. And condition number six, submit a detail of the children's play Meridian City Council Meeting Agenda April 4, 2019 – Page 18 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 16 of 46 equipment with the -- add the language applicable residential final plat. Staff does not recommend any other changes to the conditions. Staff is recommending approval of the proposed annexation and zoning and development as it is consistent with the UDC and the Comprehensive Plan. Staff will stand for any questions. Perreault: Thank you. Were there any questions for staff? Cassinelli: Madam Chair? Perreault: Commissioner Cassinelli. Cassinelli: Sonya, in reading the -- some of the application materials -- I'm not looking at them right now, but there -- there were comments from the fire department on several -- several things. Street widths and -- and I think there was a couple of comments in there that it was -- that they were not able to properly -- that their response times were not -- were substandard I think. Can you address that? Allen: I can't really address anymore, Commissioner Cassinelli, than what the fire department comments say. They will have to comply with the fire department conditions. Perreault: Any other questions for staff? Would the applicant, please, come forward. Wardle: Madam Chair, Commission Members, Mike Wardle. Brighton Corporation. 12601 West Explorer Drive. Sonya, would you bring up my slides, please. Sonya has actually done the work for me, but I do want to spend just a few minutes talking about some of the items and would just note particularly as we get set up to do, that Commissioner Cassinelli, the fire department requirements -- we will get into the details when we go to design, but we have to meet all of their requirements for widths and turning radii and so forth and that's really not an issue, it's just a technical thing that as we work through the actual design we will get there. Can't -- can't speak at this point to the response time, but that will be an issue down the line that the city will have to address. Obviously, the slide before you shows exactly where we are talking about. With the -- of Old School neighborhood to the north of the business park, the initial phase of that project to the west of Pollard, Fairbourne Subdivision, which is in the early stages of development just to the east -- so, the current city boundary is actually at the west boundary of Fairbourne Subdivision and all of the utilities will be extended from that point. We will also be constructing -- I think in the staff report it talks about a permanent lift station that will be -- will serve this property, as well as all other properties that might be developed in this area eventually and there will be a dry line pressure line that will be required to go under Chinden for the future, so that they would be able to go to a long-term facility down the McDermott Road area. So, all of those technical things are in the process of being looked at as we go through the design. The site plan -- Sonya has done a good job of noting the residential transition across the north with the independent living units flanking an assisted living and, then, to the easterly portion of that residential area there are some conventional single family residential lots. The independent living and assisted living will have a relationship, so that small cottages, people that are not quite ready to go into that Meridian City Council Meeting Agenda April 4, 2019 – Page 19 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 17 of 46 facility, will have access, but it will be -- those 40 units flanking the assisted-living will be age qualified. The lower left quadrant is -- was noted as a medical complex that I will show in a slide or two in a moment. It will begin with a medical office building and there will be a future hospital wing as well and, then, of course, the lower right with three office buildings proposed flanking Chinden Boulevard, flex tech space and, then, a convenience store and several pads that will be developed eventually. In the staff report when it got to the conditions -- and there were -- the first page of the conditions that we received and we have given you a copy of just some annotations that we have made, staff noted that there were some issues that they want to address in the second and third bullets in the yellow highlighted area of that staff report conditions talks about that building to the east and working on the relationship with the adjacent single-family residential and asked us to work with -- work through those details before we get to City Council and that really is not an issue. We have had a meeting with staff and have talked about some options and alternatives that might, you know, be easy solutions, but the building as it's depicted is about 110 feet west of that boundary and there would be a 25 foot landscape buffer on the west side of the common boundary with Fairbourne Subdivision. Let me go back for just a second. The only real condition that we have really raised that we had any continuing issue with is not something that the Commission probably is going to be able to deal with, except express your opinion, and that's in the lower left quadrant of this picture with the condition 3-F, city code currently requires a ten foot tall buffer in the form of a berm, fencing, wall or whatever adjacent to a hospital complex, I guess assuming that the folks in the hospital might want to get some extra rest. We haven't found any similar situation in the area, including the -- the big complex that's already in the city on Eagle Road. The solution we believe is simply the distance , as well as landscaping, but that's an issue that we will have to work through possibly with an amendment to the Uniform Development Code if the Council concurs when we get to them at that point, but that's really the only substantive issue and it's -- it's not -- it doesn't change the site plan, it doesn't change the uses, it's just the question of how buffering would be accomplished in that area. Sonya had provided a -- the phasing plan and within that first phase we propose the medical office building to the west of the main entrance and that was noted as a collector street. It's actually -- Levi Lane will be improved to a five lane roadway. ACHD doesn't have a five lane collector street, so we anticipated it would be an arterial, but they don't want to -- you know, they are not going to call it an arterial, because it really doesn't go a particular distance or anything, but it's still going to be -- it's going to function the same. It will be a five lane roadway regardless of its designation. But that will serve them -- the medical office building to the west, a convenience store immediately to the right of the entrance, and one of the three office buildings and, then, the first structure of the flex tech space. So, that will be kind of the centerpiece of the -- the complex to begin. I would note that because all of the utilities that have to be extended to serve this project and, frankly, the Franklin Sensors property to the west, will all be constructed in the east- west roadway using the preliminary plat you can see the -- the roadway that goes from Pollard on the left over the Fairbourne on the right just to the south of the residential component. That's where all of the utilities will be located. Sewer, water who will be extended and a pressure line from a lift station at the northwest corner of our property will take the sewer back on an interim basis to the Fairbourne sewer system, eventually to the south across Chinden. So, that will be in ACHD's notation of this being a commercial Meridian City Council Meeting Agenda April 4, 2019 – Page 20 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 18 of 46 street. That's really not an issue. It will be as wide as -- as they require. We had anticipated it would be a 36 foot street. It may be a little bit wider than that, but we have room and ability to deal with that requirement. So, again, the east-west street complex will all be part of the first phase and, frankly, has to be in place before we can do much in the way of site development for structures and so forth , because we have to have those utilities in order to provide that service. Make sure that I get all of the issues that -- over time we have worked with the Old School neighborhood to the north. In fact, for a number of years. Initially we had anticipated a building -- the Pollard connection up to Old School Lane and had worked with the neighborhood to do that , but as a result of the plan that we have now brought forward we will be stubbing streets and utilities to their acreage parcel, so that as they in the future determine opportunities to redevelop their land from the estate sites that they have, those access for streets and utilities will all be provided. At the same time in our very first phase as we began to excavate for the roadway that we have to do with those utilities that are going to be installed initially, we will be building a berm in the first phase. So, along that south boundary of Old School Lane we are going to construct a berm that will taper to the trees that you can see on the north side of that boundary -- would be three to four feet tall at the peak at the property line will be, then, a fence installed at the top of that and the landscaping and so f orth will be maintained through our efforts with that neighborhood right from the very beginning. Gives them the initial buffer, even though our residential component may not come for a year or two, it still gives them some privacy and sense of protection knowing what's coming to the south. So, as we have worked with that neighborhood, we have made those commitments and they will have all of the access and utilities that are required in the future if and when they decide to change their land use. We -- again, the condition sheet that I had provided to you had noted the items that Sonya brought up a few minutes ago and we have no real issue with the language that she has subsequently provided, but would just note on the third page of that at the top conditions 2-C and 2-D, we had inserted the term landscape easement, anticipating from some of our projects in the past that that's the way they would be defined, but she has suggested language that would just be a permanent dedicated buffer. We are not concerned with the language, as long as it accomplishes what is needed. Condition 3-F at the bottom of that page, of course, is the street buffer, the ten foot tall facility along Chinden Boulevard. We will -- we will be requesting the Council to delete that, but we acknowledge that there may be the necessity of other avenues, either alternative compliance, a variance, or very likely a UDC amendment that would perhaps establish some dimensional and landscape requirements. That's a -- that's a decision that the Council will end up having to make. And, then, the only other condition that we had suggested -- and Sonya did concur, is that the children's playground equipment would be constructed with that 34 single-family lot component on the east side of that residential transition. We had had some other just comments and clarifications, but those are the only conditions that re -- that require any consideration in your action this evening. So, based on staff's recommendation for approval and those few tweaks with the conditions, we do ask for your recommendation to the Council for approval of the annexation with the zoning of R-8 and C-G as proposed. We ask also for your approval of the conceptual site plan with the uses and the facility locations as generally proposed , along with the preliminary plat that does provide the opportunity, then, to bring those items forward. The very beginning of the staff 's conditions for which they had highlighted in yellow does note Meridian City Council Meeting Agenda April 4, 2019 – Page 21 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 19 of 46 that we will work on several of these site issues before Council and we will do that and we will be involving staff , because there are some of the considerations that they have already suggested that we are looking at. So, with all of that, Madam Chair and Commission Members, we request your recommendation for approval to the Council and would answer your questions. Perreault: Thank you. Is there any questions for the applicant? Cassinelli: Madam Chair? Perreault: Commissioner Cassinelli. Cassinelli: I have got a couple that I will take them one at a time to spread it out. These stub streets that are going to the north, can we -- Sonya, can you pull up a map of that? There is the stub streets to the north that they are wanting to go through or what -- what's your concept for those stub streets that go to the Old School Lane or whatever that -- what's the street to the -- Wardle: Here we are. They are local streets and given the fact that the Comprehensive Plan for the property just to the north of ours is your low density residential , whatever develops up there in the future likely would be the half acre to estate type lots. So, not -- no intensity of development is anticipated. So, those local streets should suffice and they would be the standard ACHD. Now, initially in working with the neighbors we had proposed coming up to the east-west street flanked by the two rows of lots, Tree Crest, as being the public and, then, a private street beyond that point, but constructed to ACHD standards, so that if they, in fact, did develop in the future that it could be dedicated. They are deeded that way. But we have no concern. We are willing to go ahead and improve it, because it doesn't change the street construction or the intent. So, public streets, local standards. Cassinelli: Was your plan, though, right now to just have those stubbed, they wouldn't be accessing -- is it -- is it Old School Road? What's the -- Wardle: Old School Lane. Cassinelli: Old School Lane. Wardle: Those streets will not be constructed until we do the residential component of the project, unless one of those landowners decides that they want to proceed and, then, we would work with them to facilitate that roadway and the utilities. But when we do the residential component that's depicted on the plan, then , we would extend those streets to the north boundary line. Cassinelli: Yeah. Perreault: Commissioner Holland. Meridian City Council Meeting Agenda April 4, 2019 – Page 22 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 20 of 46 Holland: Do you have more questions first? Cassinelli: I do, but go ahead. Perreault: Oh. Holland: While you're thinking of your next question, my question is actually on your flex product. It looks like an attractive kind of product, something that's certainly needed in the community. My only question to you is are they garage level doors on the back end of them, so people can kind of do different things with them or how do those structure and how do they transition into the neighborhood use behind them? Wardle: That's a good question and that's actually the fifth bullet that staff had addressed, because under the current code those -- there are doors, yes. The front side has an office look. The back side has more the capability for somebody to run a business or something out of there that would necessitate -- necessitate getting in and out with equipment. That can't be seen from a public street. Holland: Right. Wardle: So, what we are going to be looking at between now and Council is is there a way that we can buffer on the north side of that tech flex facility such that they couldn't be seen or is there a way to modify those so that you get the front s of the buildings out -- anyway, that's an issue that we do have to deal with. But it does have that capability and some of the product that -- the actual photos that were in your staff report, some of those facilities end up being totally used for office space and sometime s two story. So, they have a lot of flexibility and -- and function, we just have to work out that technical detail of how we can screen those doors. Holland: Okay. Yeah. I saw that note in the staff report. I just was curious to what your thoughts were on how you were going to go forward with that, so thank you. Wardle: Haven't got the answer yet, but -- but we can see that there is room enough that we can do a fairly pronounced berm on the backside possibly with a little bit of retention and get a fence and some landscaping up to -- would theoretically mitigate that concern. Holland: Thanks. Perreault: Thank you. Allen: Madam Chair, excuse me. I would like to also add a -- an additional modification to one of my conditions. We just came across a section of the code that I wasn't aw are of. So, if I could also add under modifications Condition Number 3-F and that was regarding the requirement of noise mitigation above the state highway -- or along the state highway. That section of code does allow for alternative compliance. It's n ot specifically listed in our alternative compliance section, but it is listed in 11 -3H-4. So, I Meridian City Council Meeting Agenda April 4, 2019 – Page 23 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 21 of 46 wasn't aware that that was there before. So, if you could, please, modify that condition to add: Unless otherwise approved through alternative compliance staff would appreciate that. Thank you. Wardle: Madam Chair, with that we could actually agree to that condition, because we think that there are some alternative compliance solutions. Perreault: Thank you. Any additional questions for the applicant? Commissioner Cassinelli. Cassinelli: Yeah. Okay. Let's see. Where was I on these. Your -- your -- I guess I will call it objection on the -- there in your -- in your response these are the -- that are the same issue and relocating -- either relocating or dropping that one building down to two story. First of all, I have got a question for you. The Fairbourne Subdivision, is that -- is that a Brighton development? Wardle: Commissioner Cassinelli, it is not. Cassinelli: Okay. The -- what -- what are you looking at in terms of -- do you want to keep it as is? Do you think that the -- that the landscape buffers are enough currently? Have you played with the site plan as far as moving it? Wardle: Madam Chair, Commissioner Cassinelli, you used the word objection and I don't think that's what we are doing. We don't have any objection to the concern that staff has raised. We have actually been talking to the architects that are doing the design elements of these buildings, which are not far along, frankly, it's still conceptual, but there is the possibility of reducing that to a two story and there is actually parking enough that they could -- if they did a two-story they could do perhaps another building, so it would take the height of those structures down and possibly, then, move them some distance to the west and to the north. So, there is a lot of solutions and we don't have any objection to working on those solutions to address that concern. Cassinelli: So, what I guess what do you -- what do you -- I mean what are you proposing that staff came to you with that -- with that condition? I won't -- then I won't use the word objection, but you want us to relook at -- you want us to look at that, so -- Wardle: Well, Madam Chair, Commissioner Cassinelli, again, the staff report when it came out had these all -- these items all highlighted and it was simply saying that prior to the City Council hearing staff recommends the applicant revise the conceptual site plan as follows and the fifth bullet -- excuse me. Not the fifth. It's the second and the third, which deal with the same issue, are the ones that talk about possible solutions, so that it would essentially become a little bit more relatable between the off ice and the residential users to the east. So, we are going to be working on those second third bullets to find an agreeable solution. We have actually talked with the developer to the east in Fairbourne Subdivision and are -- so, it's an open discussion. Meridian City Council Meeting Agenda April 4, 2019 – Page 24 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 22 of 46 Cassinelli: Okay. And that -- so, bullets two and three will be addressed and we will find a solution that seems to satisfy everybody and probably present that to the Council as staff has recommended. Cassinelli: Okay. Thank you. May I fire off another one? Perreault: Absolutely. Cassinelli: The single-family residential amenities, is that -- is the children's playground the only amenity that -- that is planned in that area? Wardle: Yes. Commissioner Cassinelli, yes, it is. This is a fairly limited residential area and we have a requirement for one amenity. There is another amenity, but it's not directly related to this, of course. That's the ten foot regional pathway along Chinden. But that's the facility that will be provided for basically a 34 home subdivision. Cassinelli: Okay. Thank you. Wardle: Uh-huh. Perreault: Anymore questions for the applicant? Holland: One more question, Madam Chair. Perreault: Commissioner Holland. Holland: So, I know this is, again, in the -- the yellow area that you're working with staff on, but there was some questions in the staff report about the open space , since this is kind of a mixed use product and may not meet the same qualifications that traditional residential neighborhoods have, I wonder if you can talk to us a little bit about some of the ideas you have that you will be working with staff on related to open space and possible amenities for the residential portion. Wardle: Madam Chair and Commissioner Holland, we got the staff report Tuesday and that's not any criticism because there is a lot going on, but -- so, we really haven't had an opportunity to sit down to look at that, although it's talking about several items, including, of course, the -- some type of a gathering space. When you look at the -- the medical complex and everything that's associated with that five lane collector roadway coming in, there is going to be space and opportunities to provide something that gives a focal point and a gathering place, we just haven't got there yet. That's why we have been given at least the opportunity before Council to really come back with looking at how those facilities relate and what might be provided, but we are not there yet. Holland: Thank you. Wardle: Yes. Meridian City Council Meeting Agenda April 4, 2019 – Page 25 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 23 of 46 Perreault: Mr. Wardle, to be clear on that, the applicant is not objecting to the -- the staff's request for that -- that open space, you're just still working on what that will look like in the design and how it will fit in; is that right? Wardle: Yes, Madam Chair. In fact, we -- we find, with the exception of those conditions, that we did note a few language tweaks and, then, the one clarified by -- we are in full agreement with the Council -- or, excuse me, with the staff's recommendation. Perreault: Okay. Thank you. Thank you very much. Wardle: Thank you. Perreault: At this time we will take public testimony. Do we have anyone signed up? Johnson: Yes, Madam Chair. First is Robin Hayes. Perreault: Please come forward. If you would, please, state your name and address for the record and speak clearly into the microphone. Hayes: My name is Robin Hayes. We live at 7100 North Pollard Lane. It's in the Old School Lane. It's north of that. We have 11 acres that we have been there for 35 years. I think -- do I point it out here where it is? Perreault: You could certainly ask the staff to bring up any slide that you're interested in showing us. Hayes: Well, I don't have a slide. Perreault: Okay. Was there one that you wanted us to see? Hayes: There is on that -- well, it shows right over here. Hayes. We have two parcels. Perreault: Okay. Hayes: Originally when they were putting in Highway 16 we were advised to split our property approximately ten years ago and we did so, but it's all one continuous piece. We use it as it's one piece. We have lived on our 11 acres for 35 years , raised a family and we bred and raised horses, so it is an active agricultural 11 acres. We are concerned about the agricultural demise of property in the Treasure Valley. We hate to see it go , but that being said, we are not in opposition to this project. Brighton -- we were aware for approximately I think eight to ten years now that they owned that approximately 80 acres to the south of us and they have been good neighbors and we have had a lot of meetings, a lot of adjustments, lots of ideas bouncing things back and forth over the years and they have been good to work with. We do have several requests and conditions. We would like to be sure we have already discussed quite a few of them with them, but we would like it to be part of the record and Mike Wardle has talked about that privacy fence and Meridian City Council Meeting Agenda April 4, 2019 – Page 26 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 24 of 46 the berm. One of the questions that we have is how are you going to hook -- how are they going to control the traffic from going through that public road there to our private lane, which is Old School Lane. As proof -- and the second part is as previously agreed with Brighton or how we would -- we want to make sure that the water and sewer stubs ins are as close to the first phase that we can get that, we would like to have that done as soon as possible. We want to be sure there is adequate signage for our private lane entrances. We want to be sure that there is a good construction trash control, weed control. The land has been used agriculturally all the time that we have lived there, so we have been at a minimum, but it's going to be an issue. We want to be sure there is a very good -- Perreault: I'm very sorry to interrupt you. The three minutes have expired. Are you speaking on behalf of multiple neighbors or folks in the area ? Hayes: I have about three more points to make. Perreault: Okay. If the Commission is in agreement with that -- okay. Thank you. Please proceed. Hayes: We want to be sure there is a very good construction guest management. We would like to keep our address the same, Pollard Lane. It's been how it was for 35 years and we would like to keep it. It would really complicate things for us to lose that . We would like to see that the construction on this site cease daily by 6:00 p.m. We would like to have some sanity in our home. We have been ignored for snow removal on Pollard Lane for years by the county. We have had no snow removal, so we want to be sure that that's adequately taken care of. One of the other considerations is noise and light pollution, so would really like to be sure that that's addressed adequately. We are already getting a lot of light off of Highway 16 as they cross the river. It shines right up into our house. So, we are getting it from both sides. So, we want to be sure that's addressed. And that's all. Perreault: Thank you very much. Hayes: Thank you. Cassinelli: Madam Chair? Perreault: Commissioner Cassinelli, do you have a question? Cassinelli: I do have a question. Yeah. So, addressing the berm and the privacy fence, what was your -- what -- can you repeat your position on -- on that? Is that enough -- Hayes: There is two openings that come out of this hospital project that come to Old School Lane. I don't know how we are going to keep people from just driving up. It's -- it's a problem right now, people coming down our lane and thinking that they can get to Highway 16 from Pollard Lane and they come down and have a cul -de-sac, they turn Meridian City Council Meeting Agenda April 4, 2019 – Page 27 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 25 of 46 around, so we just want to be sure that there is some consideration made on how we are going to keep general cars from just coming -- shooting straight through into our driveway, essentially, and Old School Lane. Cassinelli: But as far as the privacy issue between this development and your homes, are -- what's been presented from the -- the applicant to put in the berm -- three to four foot berm with a privacy fence? Is that -- do you feel that that's a good buffer? Hayes: Yes, we do. We are going to need some accommodation for how we are going to water our existing trees, because that roadway that they are -- the two roadways that -- that are coming across the little berm that we have there in existence right now, that will cut that, so we got to figure out some way to water the existing trees. Cassinelli: Thank you. Perreault: Thank you. Hayes: Appreciate it. Thank you. Johnson: Next we have David Hayes. Is that -- oh. Okay. So, Matthew Restucci. Perreault: Thank you. Please come forward. State your name and address for the record. Restucci: My name is Matthew Restucci. I live at 7000 North Pollard Lane, as depicted here on this slide that they have and my property actually goes around the cul-de-sac, so you can see that slight jog that's there, so it butts right up against Highway 16. Our house used to sit right where Highway 16 sits today. So, we have been through a lot of problems over the years to the highway, dealing with ITD and the highway to nowhere. My major concern -- I support the project as the applicant has presented it. What I would like to -- to ask is once they do get through these phases that where Pollard Lane goes north of West Waverton Drive, I would like to see the county or the commission actually find a way to remove that, because they have made adequate access to our property with these other side streets and to Old School Lane. Each of the owners along this -- along the north side there has give up 26 feet of right of way for the easement for everyone to access that, but to echo Mrs. Hayes' comments is we get so much traffic coming up there -- we get people from Franklin Sensors walking up around the cul-de-sac and there is really no need for anybody to come up there and, then, once this development is done there really is no need for anybody to come up there, other than the residents that are up there. So, that's my only question and I know it's not the applicant's part, but I would like somebody to be aware of that because we don't get snow removal. There is a piece of North Pollard Lane that should be removed. Perreault: Thank you. Any -- any questions? I would say that that's -- that's not in our purview. Meridian City Council Meeting Agenda April 4, 2019 – Page 28 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 26 of 46 Restucci: I know that. I do know that. I know that's an ACHD issue. Perreault: Yes, it is. Thank you. I appreciate it. Thank you. Do we have anyone else signed up? Johnson: You do, Madam Chair. Next was one name only David. Dorrough: So, I didn't put my last name? I would like to speak on behalf of -- Perreault: Sir, I'm sorry, would you, please, state your name and address. Dorrough: Oh. David Dorrough. I live at 3044 West Sugarberry Drive in Eagle. Just -- I want to speak on -- on behalf of Meridian Research Park. The entity just barely west of the -- what we are talking about here today if that's okay. Can I have more than three minutes? Could I have about eight minutes or so? Perreault: I'm sorry, could you repeat who you're speaking on behalf of? Dorrough: Meridian Research Park. Perreault: Okay. Dorrough: Where this Franklin Center -- we are the entity just barely west of what we are talking about today. Perreault: How many other individuals in the audience would he be speaking on behalf of? Okay. I think that would be okay. Thank you. Dorrough: Okay. Yeah. We are -- we are just -- how do I work this? I just click on the mouse -- okay. We are the entity right here, just barely west of -- of the centralized plaza we have been talking about today and you can see our Franklin Sensors building right there where we -- where we work right now. We started this -- our vision with Meridian Research Park was it would be upscale -- very upscale office buildings. Some office buildings ranging in size from 5,000 and 26,000 square feet. The upscale would be, you know, first rate office buildings. When it's completed it would be about 100,000 square feet of Class A office space and it would ultimately -- with 100,000 square feet would ultimately house about 500 employees -- 500 plus employees, various, you know, could be a call center, it could be a research, it could be engineering, things -- it could be light industrial. We designed it ample -- ample landscaping and excellent -- excellent circulation and traffic flow and as with any business access is very important and it is for us as well. Access -- we have done that very carefully, so we have had -- we would be actually aligning the -- the entrance to our property with the access road, as you can see there kind of in the middle and if the -- or the entrance lines up perfectly with the access road, so it's easy to get in and out and we have excellent circulation , because that's -- that's important to us as it is anyone else and we wanted this to be an asset to the community. It was important to us. We wanted this to be something that we could be Meridian City Council Meeting Agenda April 4, 2019 – Page 29 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 27 of 46 proud of and -- so, this is our first one. Is the one that we work out of, the Franklin Sensor building. You can see this is an upscale office building, you know, a lot of offices have -- a lot of offices might have a three foot -- three or four foot high window. We -- those are ten feet tall. They are very big. Very majestic. Give it kind of a stately appearance. We use lots of decorative efface and -- to make it look classy and -- and tastefully -- tastefully done and we intend all the -- the entire project to look like this in the future. So, it's not -- maybe not exactly like this, but to have similar to this -- some of this style and character. When we designed it also we -- actually we designed it for -- for good flow. You can see that, the Levi Lane there, this is a -- it was lined up -- we wanted the entrance -- we made it a big entrance. I mean I think 24 feet is kind of the standard minimum. We designed it 50 feet wide. Even the internal flow is -- you know, we have 35, 40 foot wide drive aisles, so we wanted it to be -- we wanted to have good flow and, then, it would be an upscale place. Well, the design -- it creates a lot of reverse commute jobs. That's one of the things that I -- you know, when we were driving -- we drive -- the traffic -- just particularly rush hour traffic in the morning, everyone is heading to where the yellow arrows are on there. The yellow arrows. When people are going to work at our place and we are on the green arrows, we watch them since -- we have good flow and it creates a nice -- it eases the burden on our roads by -- you know, by having a -- having a reverse commute condition. When we -- when we -- when we first bought the property we -- one thing we noticed was the access road. This was the access road that was -- that was designated. This is a piece of land -- this is an agreement that was signed between the landowner and ITD back in 2013 to provide this access road and this is -- this is the land -- that piece of land is highlighted yellow. It was a piece of land that was owned by ITD at the time and where -- opps. Where -- where -- where the road -- where it was understood the road would ultimately be built., So, when we -- when we went to our development we lined up with that road. We lined up our entrance with that road, so it would be a nice flow, because access is important to everyone. It's important to us, too. And we went through the zoning process with Ada county and, you know, this is -- this is about three years ago. We got approval from the -- first the planning and zoning commission in January and, then, through the full board of Ada county in February of 2016. So, then, at that point we moved forward with -- with -- with design. We were ready. You know, we were all approved. We knew -- we understood everything -- where everything was and we moved forward with the -- you know, getting all the rest of the designs and architecture and conditions in place to begin construction. Shortly thereafter -- how do you make this advance. We got -- this is about two months after we got our approval we got a notice from Brighton that they decided that they own the land around there -- and the road hadn't been built yet, they wanted to move that road and they wanted to shift it to -- you can see from the blue location to the red location and we initially pushed back on this, it was like, hey, we have to do our zoning, we would plan around this road and ultimately they were quite adamant that they needed this -- the road in this location and we said, okay, we will -- we will pause -- we will go -- we will go back and get it zoned again -- we will go through zoning again. So, we need to re-architect our -- our complex to match the location of the road. So, this is April -- a few months later we went back to the zoning again with Ada county and we realigned the road. You can see the old road location and, then, we realigned the whole complex and we were approved, then, in September of 2016 and, then, we moved forward again. Let's -- hey, we are good, let's move forward with our -- with getting everything in Meridian City Council Meeting Agenda April 4, 2019 – Page 30 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 28 of 46 place to build our -- our office park. Just I was driving down -- down Chinden a few months later and I saw them constructing a road and I thought, well, let's just make sure that we are still aligned and got -- we got a notice from ITD that the road was actually built in a slightly different location than what we -- than what we thought where the road was going to be. So, we once again -- third time went back and said, okay, now we know where the road is -- the road is now built, so now we -- you know, it's now -- now it's a county road. We understand where the road is going to be. We can -- now we can confidently go forward with our complex. Finally we can -- we can finally do it. We once again realigned, went back to the zoning a third time with Ada county, got approval in January about two years ago. Began construction of few months later. Took about eight months to build the building. We moved in about a little over -- just a little over a year ago. So, that's -- and this is kind of a summary of what happened. You see the -- the yellow is how -- the first alignment that we had. That's kind of what we thought would be the original -- the original and, then, the yellow building -- we lined up with that and it was kind of -- it is right in front of the entrance. So, the entrance lines up with our first building. You can see in red the second alignment that -- that's the next one we had and we -- the second zoning you can see in green. The third alignment is actually where the road got built and, then, recently we had Brighton propose a fourth alignment, which it was too late for us to change, we had already built our building. We have already -- we have already -- we have already locked it in and it's there. So, that's -- that's kind of our difficulty with the situation. I noticed that, you know, around Meridian there is lots of places where -- where development happens and there is -- here is one that's -- you know, that's Paramount Subdivision. Here is one that you can see here. There is a -- it gets built and there is an access road and we kind of -- I think most people tend to think that when an access road gets built and it's a public road, it's a county road, it's going to -- it's going to be there. I can count on it being there. I just kind of wonder what happened if -- you know, hypothetically, someone said I want to put a hospital or a medical center right in the middle of that road. Now, everyone has to drive around it. I think that would be kind of troubling to a lot of people and I would hope that something like that would not be approved. There is a lot of other ways that Brighton could do the subdivision and keep that road in place that we -- that we had counted on. Here is -- here is one of the -- this is the first one we saw. We saw this in on ktvb.com and it was published other places, but their first -- their first incantation had -- had that road nice -- well, not -- they kept it -- the road exactly where it is and, yeah, there is lots of ways that they could do this without negatively affecting -- negatively affecting their neighbors. So, in summary, we -- we want Meridian Research Park to be a first class office park. We want it to be a first-class place. We have been careful and tried to -- tried to do our best to make that happen. So, we did go back three times to make sure we were in line with that road. We were delayed several months. We were in a very -- we needed a new building. We waited several months as a result of this. The location of the road was -- as built was chosen exclusively by Brighton. There was no compromise on our part with -- we didn't come up with the -- they chose that location a hundred percent by themselves. That's -- that's their location for the road. It's now a public road. We didn't begin construction until it became a public road and we would like to request that road remains in -- in its current location. We believe there is a lot of ways that Brighton can adjust. There is lots of ways that land could be used without having to adjust that road. So, I thank you for your time. We are very Meridian City Council Meeting Agenda April 4, 2019 – Page 31 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 29 of 46 grateful for your time in being here. I know you do other things. We are grateful that you're taking the time to be here and we are very glad we have this process that we can discuss things like this. I thank you. Perreault: Thank you very much. Do the Commissioners have any questions? Cassinelli: Madam Chair? Perreault: Commissioner Cassinelli. Cassinelli: Lots of questions tonight. David, can you go back to that slide or, Sonya, if you're running it, can you back up to the slide that shows the -- there is about four different overlays on that road. Who is running -- Dorrough: Oh, I can do that. See if I can do that. Cassinelli: If you're running it that's even better. Dorrough: There we go. Cassinelli: That one right here. Okay. Dorrough: This is all approximate, too. It's close to what it was. Cassinelli: Okay. So, where is the road right now? Is that the green? Dorrough: The green is what got constructed. Cassinelli: The green is what got constructed and what is there right now. Dorrough: Right. Cassinelli: The blue is what -- Dorrough: That's what they have in their plan right now. Cassinelli: Okay. Thank you. Perreault: Any additional questions? So, am I to understand correctly that there is not currently access from Pollard; is that right? Dorrough: The green road -- their leads feed into Pollard. It actually is named Pollard right now. So, this road -- Perreault: But I mean from Chinden. I'm sorry, I wasn't clear. Meridian City Council Meeting Agenda April 4, 2019 – Page 32 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 30 of 46 Dorrough: Pollard Lane does not -- Pollard Lane on the left there -- Perreault: Yeah. Dorrough: -- that is -- it doesn't connect to Chinden. You have to take the green road in. Perreault: I'm sorry, would repeat that? Dorrough: Yeah. Where Pollard Lane -- Pollard Lane is -- it's incorrect. It's now been cut off -- Perreault: Okay. Dorrough: -- and severed. You have to take the green road to access Chinden. Perreault: Okay. That's what I wanted to understand. Thank you. Holland: Madam Chair? Perreault: Commissioner Holland. Holland: One question that I think asked what you were asking is where the green road comes in and turns into Pollard Lane -- this might be a staff question, but is that where the proposed access entrance would be for the hospital facility as well , where that entrance currently is or is that a new entrance to the east they are proposing? Dorrough: This is -- this access is -- I think -- is this what you're referring to? Holland: Yes. Dorrough: That access is -- yeah. That -- that is -- that one -- everyone agrees that that green line -- or that -- that line is -- that line is the line. There is no issue with that. It's just -- the left -- the east-west. Holland: Right. Thank you. Perreault: Can you -- I apologize. Can you state that, though, in a paragraph? Because we do have folks that are listening by recording and they can't see what you 're pointing at. Dorrough: Okay. Well, let me see if I can clear it up. The current access off of Chinden -- which is currently named Pollard Lane, there is no -- there is no proposed change to that by Brighton or anybody. Is that clear enough? Perreault: And there is not an anticipation that you -- I don't know -- I know that you -- you have the engineering finished and your -- I understand you're not wanting to go back Meridian City Council Meeting Agenda April 4, 2019 – Page 33 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 31 of 46 through the approval process again, but there is -- so, there isn't any kind of anticipation that you would have a second entrance of where their new proposed road is? Dorrough: A second what? Perreault: What a second entrance. Have you made the consideration of having a second entrance to your commercial development where the new proposed road is? That -- is that not something that's -- I'm just -- Dorrough: Yeah. I mean -- Perreault: I don't know what you have already discussed or considered. Dorrough: Yeah. I mean we have -- we did put a second entrance on it and -- we could put a second entrance on there, but it's not the main entrance that we -- you know, that -- for the complex. It's kind of backwards -- backdoor becomes the main entrance is -- Perreault: Okay. Dorrough: -- is what I mean -- happens. Perreault: Okay. Thank you. Any -- any other questions? Seal: Madam Chair? Perreault: Commissioner Seal. Seal: So, the -- I mean, essentially, what you're trying to ensure here is that instead of the -- the green road as built right now, you want the -- you want the red -- you want the red road; correct? Dorrough: No. We prefer the -- the green road is what we designed around and we would just as soon keep the green road forever. Seal: Okay. Just wanted to make sure that's -- Dorrough: It's just that the Brighton plan anticipates vacating that road and -- I mean their plan doesn't show that road anymore. Perreault: Thank you very much. We appreciate your time. Thank you. Dorrough: Thank you. Perreault: Is there anyone else signed up to testify? Johnson: Madam Chair, next is Keith McGregor. Meridian City Council Meeting Agenda April 4, 2019 – Page 34 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 32 of 46 Perreault: Sir, had he already spoken on your behalf? McGregor: I just -- I just need three minutes real quick. Perreault: Okay. I'm sorry, Mr. Wardle, I cannot hear you. Parsons: Madam Chair, Members of the Commission -- Perreault: Yes. Parsons: When -- when David got up and testified you asked for a show of hands -- Perreault: Correct. Parsons: -- at who he was talking on their behalf and you gave him the extra time . This gentleman raised his hand and forfeited his time for -- to David. So, that's -- Perreault: I thought that was the case. Parsons: That was the case. So, if you want to extend him more time then -- McGregor: So, there was a misunderstanding on our part. We would only have four people supporting David in that case, because there are four of us who would like to talk. Perreault: Bill, what is the appropriate -- we haven't run across this. What's the appropriate procedure with this. Parsons: Madam Chair, Members of the Commission, it's your call. Baird: Madam Chair, I -- I would recommend that you acknowledge the miscommunication and make an effort next time when people yield their time that we make it clear. I want to have a complete record. Unfortunately, I'm here to -- my main purpose is to make sure it's a fair hearing and I think there would be a perception of unfairness if we don't allow the people in these proceeding to talk. So, apologize for the additional time that that may take you, but that's part of why we are here. Perreault: No worries at all. I just want to make sure that we are following proper procedure. Thank you so much. Please state your name and address for the record. McGregor: My name is Keith McGregor. I work at 6675 Pollard Lane. I actually live near the airport and drive in on a wonderful commute that is against traffic. I'm the last slide presentation. One down from that. One down. Sorry. That one. No. Up. That one. There we go. Okay. Thank you. Okay. So, I work for Franklin Sensors. They make the world's best stud finders. My name is Keith McGregor. I do a lot of our outbound logistics. So, I make sure semi trucks come in, we fill them up with stud finders, they go out to Walmart, Costco, places like that and we sell stud finders that we have patents on and Meridian City Council Meeting Agenda April 4, 2019 – Page 35 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 33 of 46 we have been doing very well as a company. So, this is the current situation as you have seen described with the -- with a -- it's a pretty good situation for us at the moment. Obviously, we have development coming and we like development coming. It means we get internet. It means we get connected to sewer potentially. So , there is good things coming here with Brighton. On their current -- on their first plan that came through there was one left-hand turn and I just wanted to make a point about left -hand turns with my time and that is that the NYC Department of Transportation did a study from 2010 to 2014 and they found that left-hand turns cause twice as many fatalities as right -hand turns. They also found that senior citizens, which is the vast majority of what the complex to the back is going to be, are the most risk of being killed in a left-hand turn with the average age of a left-hand turn fatality being 67. The average age of a right-hand turn fatality is only 50 years old. Also it's even worse for bicyclists and pedestrians. They are three times more likely to be killed or injured in a left-hand turn than any other situation, particularly right-hand turns. So, this was the proposed plan. This is the current plan. As you see there are three left-hand turns. If you're good -- if you use the main path, which is the one with the red dots, you would have two left-hand turns into our facility, one left hand turn back out and that's going to create more -- a worse scenario, at least potentially, then before. You have also got a bunch of people in the medical facility and they are going to be, you know, visiting their injured relative, not in an emotionally good state, using the walking paths nearby and now I -- now I have got semi trucks bringing in for Franklin Sensors. We have UPS delivery trucks. We are averaging five trucks a day. That's about 1.5 semi trucks -- I think our busiest day so far has been eight to 11 semi trucks. That's pretty rare that it gets that busy so far, but we are a growing company. We do have some products -- again Lowe's, but we are working on Home Depot at the moment and that meeting is looking really good, among others. So, we are -- we are growing in our -- in our patented stud finder technology getting out there and we also would have plans in the rest of the park to put in another potential 500 total employees. Potentially, depending on what comes in and what is built. So , you're talking about 500 people, plus trucks and businesses coming in and out of this facility, making left-hand turns. If they leave for lunch and come back, that's 2,000 trips. That's a lot of extra traffic going right through a hospital. So, we kind of -- we kind of wish the hospital was switched like the original plan and not something that we had to come through with our employees and traffic. Perreault: Thank you. Any questions? Thank you very much. McGregor: Thanks. Appreciate it. Perreault: Do we have anyone else signed up? Johnson: There are additional sign-ins. I'm not sure who is who, so I will read the names. Owen Barnes. Yielded time. Jacob Thomas. Yielded time. Michelle Dorrough. M.Dorrough: I do want to apologize. I did not understand the procedure. I thought my time was only forfeited if he went over the number of minutes and since he only spoke for Meridian City Council Meeting Agenda April 4, 2019 – Page 36 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 34 of 46 ten minutes. I hope it feels fair that I am speaking still, because they had 12 -- like four people and so I apologize. I did not understand that. Perreault: Could you, please, state your name and address for the record and if there is -- if you did bring some handouts with you, if you would, please, give it to Chris. M.Dorrough: It's just a picture of this for my preference. Perreault: Okay. M.Dorrough: So, my name is Michelle Dorrough. I live at 3044 West Sugarberry Drive, Eagle, Idaho. 83616. I am a director for -- at Franklin Sensors and co-owner with David Dorrough, my husband, of Franklin Sensors and I just had a quick comment I wanted to make on this was just our desire to keep a stately entrance that we currently have. It -- from that area. As Meridian Research Park, which we intend as David showed to develop, will eventually become part of Meridian city. It should create great economic growth for the City of Meridian and our economic growth and the amount of growth we have will be greater as we are able to have a better entrance for people. In additional with supplies that come down our road -- I think Keith mentioned really briefly having the traffic of the trucks and things that come. Right now we have a straight entrance into our building that allows -- to avoid any problems, because it can just go straight in and makes a nice little loop within our parking lot to the loading dock and, then, straight back out. The proposal right now would add a lot of extra turns for trucks that are bringing supplies to us and so we would just ask that you would consider leaving the public road there and we would support -- fully support Brighton with any proposal that's in this -- like this all looks beautiful, the things they propose. We support those things. We just want to keep that road. So, thank you so much. Perreault: I do have a question for you. M.Dorrough: Sure. Perreault: I would assume that you have had some conversations with Brighton or expressed your concerns to them directly and, if so, what has been -- can you give us some history? M.Dorrough: We -- when we first developed we -- we tried to find out the location of the road as David commented and -- and I do understand, it's hard when you're not sure what your development is going to be and they were hesitant to put the road in, because -- but they -- it needed to be there, because they cut off the access from Chinden due to Highway 16. But, you know, we tried very hard to work with that. We delayed our project almost a year and lots of stuff -- expenses in the process, you know, like 90,000 dollars of rent expense and plus all the time zoning and , then, in the most recent one when we saw this in the newspaper, we offered our support and they reached out to us for a meeting and told us about the -- the plan they have now and we said we don't we -- we oppose that, it causes a lot of trouble, but we would really support something with this Meridian City Council Meeting Agenda April 4, 2019 – Page 37 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 35 of 46 road, but there -- we haven't had any attempt to design something else and they have decided against what was in the newspaper, but there has been no reach out to us. They have been to the other neighbors in this process, but we would be very happy to work with them and approve anything -- I mean like -- stuff like this it looks beautiful. I think a senior citizen center would be fantastic for the community. I think the hospital is a fantastic idea. I don't live too far from here. We might use it ourselves . I mean I think more office buildings -- it's great. I mean it all looks very beautiful. Brighton does a great job. I think they are an asset to the community and the other -- the idea you gave about another access point is a -- is a great idea and I -- you know, we may end up having another one, but right now we are only authorized for the first phase of our development, we are not -- we have one other building we can build, but it would be several years before we add. We have to go through zoning to get that other access. So, it's not something we are allowed to build yet. So, it might be several years before we could do something like that and so that's an issue. There would be several years that would be kind of driving all over the neighborhood with, you know, supply trucks and things. Perreault: I really appreciate that clarification. Thank you . Do the Commissioners have any additional questions? Thank you very much. M.Dorrough: Thank you so much. Johnson: Madam Chair, next is Karen Garcia. Garcia: My name is Karen Garcia. I work at Franklin Sensors. 6675 North -- North Pollard Lane. I also live in Meridian at 2031 West Tango Creek Road. So, very quickly. I know we are short on time, so I will use the time wisely. I did want to let you know who we are, give you a quick introduction of what we do . Franklin sensors. We make the world's best said stud finder anywhere that you go and anywhere that stud finders are rated, you talk about Walmart, Costco, Lowe's, Home Depot, we are the number one rated. Amazon, for example, over 3,000 reviews and we are the number one rated stud finder everywhere they are sold and we are -- we proudly say that we are made here in Meridian, Idaho. We bring a lot of jobs here to Meridian and high end jobs, even down to the production level, which is also incredibly important to us. I would just like to reiterate that access is incredibly important to us. We -- we delayed our building process from the time that we first got the first approval to the time we broke ground it was a year and two months that we delayed. Because that access is so important to us, because we have the research park coming -- so, I propose to you that access -- the direct -- there is a direct correlation between access and the perceived value. Let me give you an example. If you were to put a -- a building -- let's just say a Costco for the sense of an example , if you put a Costco and you put another building next to it, the perceived value is very great. However, if you take that building and put it behind Costco and you shield it, the perceived value is the -- is that the company -- is that the company itself or the -- the city does not value that company as much. We went and put in our -- our company in its location in good faith that that road would be there, because we waited -- again, three times we went through approval. Also for future development there is going to be companies who want to have this ability. They want signage. They want it that will attract higher end jobs. We Meridian City Council Meeting Agenda April 4, 2019 – Page 38 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 36 of 46 have a traffic flow and I also say with the proposal of the hospital on the right, which we are, again, in favor of, we are in favor of development, we are concerned about the flow of our traffic of commuters with the -- if the hospital is on the right and you have an emergency situation, the track will go to the right and we will go to the left. I think if you have 500 commuters coming in and you have an emergency situation right at rush hour, that is a problem. So, when we -- when we developed we chose Meridian and that was important to us for several reasons as listed here, but I would like to request that you also choose us. We chose Meridian, because of the development that is going on and we ask that you would also choose us, because this is an important feature to us. So, thank you. Perreault: Thank you. Chris, do we have any additional -- Johnson: Your final sign in is Jay Paxman. Yielded his time. Perreault: Okay. Is there anyone else in the audience who would like to testify? Please come forward. Ma'am, please come forward. No. That's okay. I know most folks aren't used to this process. Please state your name and address for the record. Wilson: My name is Lucretia Wilson and I work at Franklin Sensors at 6675 North Pollard Lane in Meridian. I oppose this project, because -- I oppose this project because it changes the alignment of our road to work. Franklin Sensor followed all of the right procedures to building our building where it is and went through zoning multiple times as they have said and the building is where it is and the road to it for easy access for the employees to get to, plus our truck drivers, because we have the big diesels and if you have roads that they are going to have to turn this way and turn this way and turn this way -- if anybody knows anything about sub -- or semis, you know it's not that easy. It's hard for big trucks. So, the access we have now is easy for employees to get to , even though Chinden is pretty busy, to turn into and go down to work and it's easy for our truck drivers to get to, because they can see our building and they just have the one turn to get into. We love Meridian and we love being here. So, I ask that you leave our -- let our road stay where it is. I thank you for giving me your time. Perreault: Thank you very much. Anyone else in the audience who would like to testify? Okay. Can I get a motion to close the public hearing for Pollard Subdivision, H-201 -- oh, I'm sorry. I apologize. We need the applicant to come back up. No. I -- no, you are fine. My apologies. I would imagine Mr. Wardle has a few things to say. Wardle: Madam Chair, once again, Mike Wardle. Brighton Corporation. Most of the discussion is actually going to be heard by ACHD when this project goes to them, because the roadway issue is theirs. I need to talk a little bit about the history. We were under obligation -- and this may take a little bit longer than the five minutes or whatever, because of the -- the number of items that the group has brought up. But we were under obligation by ITD to close off the existing Pollard connection, which they did a temporary when they did Highway 16. There was a time limit on how long that could remain and so we were working with the Old School neighborhood to build that roadway, but, basically, to take it up to Old School Lane and create an entrance that would give -- frankly diminish Pollard Meridian City Council Meeting Agenda April 4, 2019 – Page 39 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 37 of 46 Lane in and of itself, because at that point in time there were no plans -- no anticipation of what was coming. When Franklin Sensors went to the county to receive its approvals, we were in a position at that point to have to do something in order to meet that , but we didn't have any plans and so all we did was -- from original alignment, which is the dashed line, but not the -- the hard filled line -- the black filled in line is where it actually was constructed. We had to look at, okay, if -- if we are going to develop this in the future, what's the template for uses that might be along Chinden, but kind of with residential behind it, and so we did a two unit deep kind of a little office alignment similar to what Franklin Sensors has shown you for their overall project, but no plan. And, in fact, that roadway, which a rural 24 foot roadway, has no utilities in it, it doesn't have drainage facilities, it simply was a roadway to get Pollard connected to Levi. We didn't have a plan. That's why there was some flexing in where that particular facility was going to be located. Now, when they showed you the plan that was first put in the newspaper -- and that was just a nice concept, the -- the -- and it was not our plan, by the way, it was a plan that was put forth by a different entity that came to us and said could we work on this particular project or this property. But when we met with staff we found out that the -- the uses that were in that proposal, which had the -- the flex space on the west side and the hospital on the east side did not comply with the Comprehensive Plan. The mixed use interchange to the -- to the west toward Franklin Sensors was where the medical facilities and so forth were identified. The mixed use community on the east side was for more the office type uses. So, we had a Comprehensive Plan conflict. So, through several discussions and iterations we came up with the plan that we have now, because it conforms to the Comprehensive Plan. Interesting that nothing changes in terms of access for Franklin Sensors, except the front door. They will have a five Lane collector commercial road coming off Chinden. They will have a commercial road east-west. They have noted that there is circulation around the facility as well, but right now they don't have any signage on their building, nobody knows what they are. They don't have walk-in customers. They do -- they are a production facility. We are maintaining their access. They are not losing access and, in fact, we are probably enhancing the spec space when you saw that other dozen buildings or so, we are probably enhancing the value of those spec buildings over what they are using for their simple production facilities currently. So, we had this planning process ongoing that -- that came up with the plan as it currently -- you know, as it was actually submitted. Not the one that was in the newspaper six or seven months ago. The other interesting thing about Franklin Sensors business park is -- and they mentioned that they are authorized only for the first phase. What they didn't mention is that they are limited to their first phase. They are there on a septic tank and a well and I suspect that they do not have fire flow. What we are bringing to them is we are maintaining access -- yes, the front door shifts, but it shifts because we have the opportunity to plan our site, just as they had the opportunity to plan theirs. But we are also bringing sewer and water in order for them to be able to bring their whole plan to fruition. Now, another interesting point -- if you look at the city's sewer comprehensive plan you would see that this area has to be served by a lift station. It's at the extreme northwest corner of the city. The city's plan shows the lift station on their property and, frankly, that's probably where it should be. But knowing that it likely wasn't going to be an easy negotiation, we are putting it on our property, so that we can get it built with the very first phase of our construction and we will, then, through that process be allowing Meridian City Council Meeting Agenda April 4, 2019 – Page 40 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 38 of 46 them, the opportunity to extend sewer to their entire property, water to their entire property, build out of their entire property, which they cannot do today. When they went to the county we -- we were there to oppose their property -- their project, not because we oppose the use, but because it was premature and we told the -- the county commissioners at that point that build it, but they need to work with us and with the city to get the utilities extended there. Well, their -- their statement to the county, basically, was we will get started on a well and a septic tank and wait until somebody brings us the utilities, so we can finish our project. So, that's kind of where, you know, this whole process has been. It's -- it certainly hasn't been a good workable situation simply because they felt that we were not considerate of their needs, but we didn't know what we were planning for at that point when that rural roadway section was constructed. It was our best guess and it certainly doesn't fit now the long range planning that has come forward that has brought us to the point of these applications. So , we -- we acknowledge their concerns and their frustrations. When the Ada County Highway District considers this application on April 4th, I believe is the date, there is also a requirement that there will be of necessity a change in the right of way and in consideration of relocating this roadway. I would note that even though the roadway was approved by both ITD and ACHD as it was constructed, it's not constructed in public right of way, except for the part coming off Chinden. That roadway is actually on our property. It's not in public right of way, that east-west alignment. So, Madam Chair, back to the simple point I believe that's before the Commission tonight is do you concur with the conceptual plan that has been proposed with the annexation, with the zoning, and with the preliminary plat request and if you do we ask you to forward that affirmative recommendation on to the City Council where we will conclude that and, then, ultimately, work out the transportation and access details with the Ada County Highway District. I would, obviously, stand for additional questions you might have. Perreault: Thank you. Any questions for the applicant? Holland: Madam Chair? Perreault: Commissioner Holland. Holland: There were some concerns voiced by the neighbors to the north , too, and I'm wondering if you can talk to some of their concerns as well. Wardle: I appreciate that. I kind of got focused on -- as Mrs. Hayes and Mr. Restucci both talked about, we have actually worked extensively with them and we are on paper and electronically noting that all the issues that have been raised and concerned, that we would deal with those -- for instance, the fencing and the berm and I believe an earlier question in our presentation talked about when the roadways to the north would be constructed. We anticipate doing those with our residential project, although the berm and the fencing will be done before that. There will be a stub -- the street will not be allowed to go -- connect on through until they are completed and at that point the question, then, of signage that would identify that as a private lane. That's -- that's a consideration that we will have to work through. We probably would put a sign back at the intersection Meridian City Council Meeting Agenda April 4, 2019 – Page 41 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 39 of 46 of Tree Crest and both Schwenkfelder and Restucci -- the north-south stubs, put a sign back there noting that, you know, private roadway ahead, because it's -- it's a concern. I don't know quite how to deal with that, but we will -- we will work with them and with the Ada County Highway District. Controlling the traffic I think is always a consideration and that's why we had initially proposed those two stubs to be private, so that they could be controlled. That's an issue that we will -- we will just have to work through. But we are committed to do that with the neighbors to the north. I don't know of any reason that there would be any change in their addressing and so forth, because they would still have the Pollard Lane and the Old School Lane and several of them I believe have different addressing. Mr. Restucci talked about potentially vacating Pollard north of Waverton. That will be done through an application to the Ada County Highway District and to -- to the extent that it's realistic, because one of the items that ACHD is talking about is -- if you look to the northwest corner of our property where those -- that little street stubs right now, I believe they want that connected through to Pollard, so at least from that point, where ever there is a public street connection, that Pollard alignment would have to remain in place. We would support anything beyond that that Ada County Highway District agrees that could be vacated. So, we will support the request when that comes down the line. But that will be an action by that -- those property owners specifically and Mr. Restucci is probably the most involved one in that particular case. Again, all of those issues will be ACHD, as will, in fact, the alignment of the east-west roadway that we are proposing now to relocate to the north. It will extend their drive some 900 feet going that far -- that much for -- for the 500 feet to the north, same distance east-west, but it doesn't necessarily mean that the rest of their buildings that they have proposed in their plan are going to be literally front doored by this particular new commercial roadway. So, it actually provides some speculative benefit in their long range plans. I hope I have addressed those issues and concerns, but I just want to go on record with both the Hayeses and Mr. Restucci that were here this evening, that all of the commitments we have made will be honored and we will continue the dialogue and we will make sure that everything that we can do to control access to their properties is -- is done knowing that potentially in the future they may, in fact, develop portions of their property as well. I will stop there. Thank you. Perreault: Any additional questions for the applicant? Seal: Madam Chair? Perreault: Commissioner Seal. Seal: Just in the vein of good neighbors, I mean is there anything that would be considered -- or would you be in consideration of trying to speak with them as far as maybe trying to get them to put in the -- the sewer septic system, the water system, defer some of that cost to you in favor of reworking and, you know, a more suitable entrance for them or keeping the entrance way it is. Wardle: Madam Chair, Commissioner Seal, that roadway has to get -- it's a throwaway road. Again, there are no utilities in that roadway and if you tried to align everything there Meridian City Council Meeting Agenda April 4, 2019 – Page 42 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 40 of 46 it would be a total rebuild. But that's not where the road way works for what we propose to do. They still have access. There is no limitation on the Pollard frontage that they have. So, accesswise, yes, a little bit of additional distance and a couple of turns, but, again, those terms relate only to their existing building, not to the buildings that they are proposing in the future for this Waverton commercial street east-west would go literally into the front door of the rest of their complex. So , will we have discussions with them? Certainly. Those discussions will be by those involved in the actual development who would be Ball Ventures and David Turnbull of Brighton, but there has been discussion of it and certainly they would sit down and talk with them. I don't know that that would change the plan, because the plan is really based on the way facilities have to be constructive in the relationships of those buildings, so discussion, but perhaps not agreement. Perreault: Mr. Wardle, I have a question regarding the wording of section -- go back to -- go to the staff report. Section 2-C. You had recommended that there was a change saying depict a 20 foot wide landscape easement for the street buffer and it looks like staff is recommending a little bit different wording to say depict a 20 foot wide common lot or permanent dedicated buffer. Do you have any concerns with staff's recommended change to that? Wardle: Madam Chair, we don't. We just didn't -- Perreault: Clarify. Wardle: Yeah. Perreault: Okay. Thank you. Wardle: And that's the same with the -- the one in the following -- Perreault: With what are -- Wardle: Yeah. Perreault: Okay. Any additional questions for the applicant? Wardle: And, Madam Chair, also I just would note that with staff's addition to F or as may be modified through alternative compliance, that condition is acceptable as well as staff has proposed. Perreault: Okay. Thank you. Commissioners, have we answered all questions for the applicant -- from the applicant? Thank you. Thank you very much. Wardle: Thank you. Perreault: Now -- Meridian City Council Meeting Agenda April 4, 2019 – Page 43 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 41 of 46 Allen: Madam Chair, excuse me. Perreault: Oh. Go ahead. Allen: I have something in response to some of the neighbors' concerns about the Restucci Lane and Schwenkfelder Lane -- Perreault: Please do. Allen: -- extending to Old School Lane. ACHD has included in their staff report that the terminus of those streets be signed with a sign stating that this road will be extended in the future. So, there should be a barricade across there. Perreault: Would that barricade be removed when -- when the street were to become public or what's the time -- how does it work? Allen: When -- when the development of the property to the north occurs -- Perreault: Okay. Allen: -- and a public street is dedicated. Perreault: Okay. That's what I anticipated. Wardle: Or I would just add that if -- when those roadways are stubbed, it does take direct access to Old School Lane in two different locations and it would be up to those neighbors. If they want to use those, then, we would work with them, too, and ACHD on that question of taking down the barricades and taking access. For instance, if you look at the easterly of those two stubs, it goes right into a cul-de-sac that they have constructed at the end of Old School Lane and so those two property owners, which would be the Ernest and Chandler and Schwenkfelder would have direct access from that stub street if they chose to use it. So, we will work with the -- with those neighbors to determine exactly when that would be opened and if it's constructed and they want to use it, it would be -- it would not be a barricade that says to be extended in the future. Obviously, if they, then, develop in the future, they would have to extend a public right of way and a road into their properties and Old School Lane would likely go away. Perreault: Okay. Thank you. Was that everything's, Sonya? Thank you. Wardle: Thank you. Perreault: Thank you. All right. Now, might I get a motion to close the public hearing. I'm sorry, ma'am, the public testimony has ended. Please do feel free to send in any written testimony or come and testify at the City Council meeting as well. Thank you. Holland: I will second. Meridian City Council Meeting Agenda April 4, 2019 – Page 44 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 42 of 46 Perreault: I'm sorry, could you state the motion again, please? Olsen: I'm sorry, I believe I made the motion to close the public testimony. Perreault: Okay. Holland: Second. Perreault: It has been moved and seconded to close the public hearing for Pollard Subdivision H-2019-0021. All those in favor say aye. None opposed. Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. Holland: Madam Chair? Perreault: Commissioner Holland. Holland: Everyone else is quiet, so I will jump in. First of all, I want to say I really like seeing mixed-use developments, because I think it's a good planning protocol to have housing and live-work units and I think there is -- there is, obviously, more need for additional medical -- medical facilities as we continue growing as a community. My biggest concern with this project -- I -- I feel like I have got my hands -- a handle on what the applicant's requesting as far as conditions and what we would need to do there, but I feel like there is also still quite a few unknowns and I know as the Commission our job is to try and get some of these things cleaned up as much as possible before it goes to City Council. The first concern I have is that we got an updated draft staff report from ACHD uploaded today on March 21st at 1:54 p.m. So, I didn't have time to review that in detail before this meeting and I know there is a lot of roadway conversations with this application, so I would prefer to have enough time to spend looking through that report and having ACHD -- because they mention in their memo it's a rough draft of the report and they are still working to complete the report and there is a few outstanding issues that will need to be addressed prior to ACHD scheduling this application for a commission meeting. It sounds like they are leaning towards April 4th for that hearing, but I would like to see what their thoughts are on how the roadway comes through , if that affects the site plan. Some of those details I think would be too big for us to let it move forward to Council without considering those. Also knowing a little bit more about the tech park that's on the west hand side, after that some of these testimonies that came in I have got a little bit of a concern of some of the residentials in that northwest corner if it's going to be adjacent to the office park, just that there would be enough buffering there to protect them from noises of trucks coming in and out, using that lane for the future expansion of that park to the west. I know that's not part of this application, but certainly something to keep in mind and that's the main one I have is just enough time to really understand the ACHD adjustments and make sure we do our due diligence. That's where I'm going to start. McCarvel: Madam Chair? Meridian City Council Meeting Agenda April 4, 2019 – Page 45 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 43 of 46 Perreault: Commissioner McCarvel. McCarvel: I appreciate Commissioner Holland saying everything that was in my head, because what I -- the only thought I was still having was cart before the horse . I just think there is some other things that need to be vetted out and I think it will be -- that's -- that's my big thing that's written here is April 4th of what I heard in all this that there is a final report coming from ACHD and I think that will answer a lot of the questions that really aren't in our purview anyway. I mean they are going to have to give their blessing on it. So, I agree, I think this should just be continued. Perreault: Okay. Cassinelli: Madam Chair? Perreault: Commissioner Cassinelli. Cassinelli: I have got -- I actually have a question for staff. Sonya, on -- on the revised -- on the staff report that we got yesterday, page nine, it says in reviewing -- in reviewing development applications the following items will be considered in MUI areas per the Comprehensive Plan, pages 33 and 34. You jump down -- I think it's the sixth bullet point down it says: Design of State Highway 16, U.S. 20-26 interchange and the adjoining land uses must give special consideration to more scenic and environmentally sensitive area on the north side of U.S. 20-26. The more intensive land uses should be cited on the south side of 20-26 or Chinden. I -- I kind of see this as a -- as a rough draft. I don't know that -- that that's -- that stuck out to me when I was -- when I was kind of going through it earlier today. I don't know that -- that we are necessarily paying attention to that and I would like to see us focus a little bit more on that. I don't know what that will look like for this project. Overall I -- I like the whole concept of the project. I think this is the first draft and I -- I really -- from what I'm hearing so far is possibly a continuation. I think we will need to see some other options. The other -- a couple other comments I wanted to make is the fire department, their comment -- if I can find this and read it -- they say current reliability is 77 percent from this station, which is servicing from Station Number 5. It does not meet the targeted goal of 85 percent or greater when we are putting -- we talked about medical facilities, a hospital. Also cart before the horse I think -- I think there is a fire station planned at McMillan and McDermott, if I'm not mistaken. But I don't know where we are at on that as far as what kind of a time frame, but if -- if the fire department is saying -- we don't have a representative from them here tonight, but if they are saying that they don't meet their targeted goal of 85 percent, I think that's a big issue. Those are -- those are two of the comments. The other comment I -- that I want to make is -- all of us here in Meridian -- I mean we are all playing in one big sandbox and we got to get along and I'm not sensing -- I'm not sensing that we have got some neighbors here that are -- that are doing that. I -- I didn't like one of the comments that was made that said there will be discussions, but not agreement. I just -- that -- I think we -- I think they need to -- to work on this project and get it -- get all the pieces to fit. The other comment from Mr. Wardle was on the stub streets was -- I don't know how we are going to deal with that as far as the stub streets right now and tying that into Old School Lane. So , I -- and with Meridian City Council Meeting Agenda April 4, 2019 – Page 46 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 44 of 46 ACHD's comments I think there is still a lot to work out with this project and I think that with time and working with neighbors, with looking at this whole project, the homes that are in there and another -- another thought I had was R-8 going into low density right now -- and I know that's county right now. I don't know what the plan is for annexing those -- those parcels up north of where that's going to be , but is that the greatest transition, too from the R-8 to the low residential, the low-density residential. So, those are all issues that I have with -- with this right now. I'm not against the project , I just think it -- it needs a lot of -- it needs a lot of adjustments and a lot of work on it to get it -- to get it right and I think kind of is -- we continue to see more and more projects coming to us and I have said this now probably a dozen times, we have got to do it right. We have only got one chance and we just -- we got to do these right and there is -- there is no harm in taking a little bit of extra time and getting it done right. That's all I have to say on that. Perreault: Any additional thoughts? As I'm sitting here hearing public testimony, I'm -- you know, understanding the neighbors' concerns, understanding the applicant's, you know, right to make an application for what they would like to do with their property and how do we -- how do we help to encourage communication and encourage those -- those parties to work together? You know, the -- the property to the west is not -- you know, it's in the county and this is in the county and as far as I know that they have not put in the application to come into the city, so that's not in our purview in any way and, then, of course, as a Commissioner McCarvel mentioned, the roadways aren't as well and so it really is our role here to be making a recommendation to City Council for a project on its merits and in the big picture for the city as well and so I agree with my fellow commissioners that there should be some refinement that needs to happen to the concept. I would also -- while I realize that it's not a requirement -- like to see some more detail on the public or quasi-public spaces and a few of the -- and I would also like to see some adjustments to the concept plan regarding the transition and building heights and whatnot that are all mentioned in these yellow boxes that are here on the applicant response. So, I appreciate that -- and I -- and I trust that the applicant would work on these and have some -- some detail put into these before City Council. However, if we are going to have them -- if we are going to continue and have them come back before us, we might as well, you know, ask that they put some detail into that as well. So, if there -- are there any other thoughts or concerns the Commission has to share? Holland: Madam Chair? Perreault: Commissioner Holland. Holland: I would just echo -- that was one comment I didn't make is I wouldn't feel comfortable sending this to City Council when there is so much yellow on the page. If it was just one minor thing that they needed to work out , like where the east boundary of that office building is or if it was just figuring out one of these things, I think that would be okay, but there is three pretty big things that are usually discussion items we see in the planning and zoning process. So, I would like to see a little bit more about -- if they can give us the information about how the building on the east would sit, if they can talk about the flex space and how those roll up doors and the buffering would come into play and if Meridian City Council Meeting Agenda April 4, 2019 – Page 47 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 45 of 46 they can talk about the open space or public amenities I think it would be great to have those as well. Perreault: Thank you. Okay. So, it's my understanding that we need to reopen the public hearing in order to continue and ask the applicant to come forward to discuss a date. So , can I get a motion for that, please? McCarvel: Madam Chair? Perreault: Commissioner McCarvel. McCarvel: I move that we reopen the public hearing in order to establish a continuance date. Holland: Second. Perreault: It has been moved and seconded to reopen the public hearing for Pollard Subdivision, H-2019-0021 to establish a date to continue. Mr. Wardle. Wardle: Madam Chair -- Madam Chair, Commissioner Members, Mike Wardle. I have no problem with your direction and I would suggest that perhaps we look at the second meeting in April. That will be well after ACHD and certainly a lot of time to work on some of those technical details that you have raised. So, we are game with that. Perreault: Is there any anticipation from staff that that -- do we think that date will work? Do we -- are we too far out to -- to say? Allen: Madam Chair, I think that date would work great. April 18th. McCarvel: Yeah. I would -- I would really appreciate a date that would allow us to have a full pack -- a full completed packet on Monday, so that we have time to review it. Perreault: Okay. Thank you. Okay. Thank you very much. April 18th. Holland: Madam Chair? Perreault: Commissioner Holland. Holland: If everybody else is okay with it, I can make a motion to continue. Unless anyone has something -- Perreault: Do we need to put -- close the public hearing again first before we make the motion to continue? Baird: Madam Chair, actually, Commissioner Holland is correct, she will be making a motion to continue the hearing that's currently open, so -- Meridian City Council Meeting Agenda April 4, 2019 – Page 48 of 81 Meridian Planning & Zoning Commission March 21, 2019 Page 46 of 46 Perreault: Thank you. Holland: Madam Chair, I move we continue -- I got to make sure I have got my right numbers here. I move we continue Pollard Subdivision, project H-2019-0021, to the hearing date of April 18th for the purpose of receiving additional information from the applicant on several different items, one being the complete ACHD report after that hearing, so that we have more information about the roadways and how they come into the complex and how that will affect neighboring properties. Two, that we have some more time to understand possibly about fire department needs and abilities to service this project and, three, that we can get a little bit closer on some of the items that were highlighted in yellow on the applicant's response to the recommended conditions, specifically adjusting the site boundaries of the office building that's on the east side, the flex space layout and buffering, and what the open space and amenities would look like. Cassinelli: Second. Perreault: It has been moved and seconded to continue Pollard Subdivision, H-2019- 0021 to the data of April 18th, 2019. All those in favor say aye. None opposed. Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. Perreault: Can I get one more motion to adjourn? McCarvel: I move we adjourn. Cassinelli: Second. Sea: Second. Perreault: It has been moved and seconded to adjourn the public hearing of March 21st, 2019. All those in favor? Motion carries. MEETING ADJOURNED AT 8:24 P.M. 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