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2019-10-24Meridian Planning and Zoning Meeting October 24, 2019. Meeting of the Meridian Planning and Zoning Commission of October 24, 2019, was called to order at 6:30 p.m. by Commissioner Ryan Fitzgerald. Members Present: Commissioner Rhonda McCarvel, Commissioner Ryan Fitzgerald, Commissioner Lisa Holland and Commissioner Andrew Seal. Members Absent: Chairman Jessica Perreault, Commissioner Bill Cassinelli and Commissioner Reid Olsen. Others Present: Andrienne Weatherly, Andrea Pogue, Bill Parsons, and Dean Willis. Item 1: Roll-call Attendance __X____ Lisa Holland _______ Reid Olsen __X___ Andrew Seal ___X___ Ryan Fitzgerald __X___ Rhonda McCarvel _______ Bill Cassinelli ________ Jessica Perreault - Chairman Fitzgerald: Good evening, ladies and gentlemen. At this time I would like to call to order a special meeting of the Meridian Planning and Zoning meeting for the date of October 24th and let's start with roll call. Item 2: Adoption of Agenda Fitzgerald: Thank you, ma'am. First item on the agenda is the adoption of the agenda. We have two items that have been requested to be continued. So, if you are here for Skyward Subdivision, the application for that, or Silverstone Subdivision, those are both being continued tonight, so we are -- we will open them up only for the reason for continuing them to a later date. So, if you are here for those, we will be continuing those tonight. Can I get a motion to adopt the agenda as amended. Seal: So moved. Holland: Second. De Weerd: I have a motion and a second to adopt the agenda for the Planning and Zoning hearing of October 24th. All those in favor say aye. Nay the same. Thank you. Motion passes. MOTION CARRIED: FOUR AYES. THREE ABSENT. Item 3: Consent Agenda [ Action Item] Meridian City Council Meeting Agenda November 7, 2019 – Page 112 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 2 of 43 A. Approve Minutes of October 3, 2019 Planning and Zoning Commission Meeting Fitzgerald: I have one item on the Consent Agenda, which is the approval of minutes for the October 3rd Planning and Zoning Commission meeting. Can I get a motion to accept the Consent Agenda? Holland: So moved. McCarvel: Second. Fitzgerald: I have a motion and a second to accept the Consent Agenda. All those in favor say aye. Motion -- nay same. Motion passes. Thanks again. MOTION CARRIED: FOUR AYES. THREE ABSENT. Fitzgerald: At this time I would like to explain the public hearing process for this evening. We will open each item individually and, then, start with the staff report. The staff will report the findings regarding how the item adheres to our Comprehensive Plan and Uniform Development Code with the staff's recommendation. After the staff has made their presentation the applicant will come forward to present their case for the approval of their application and respond to any staff comments. The applicant will have 15 minutes to do so. After the applicant is finished we will open the floor to public testimony. There is an iPad in the back. Please take a minute, if you haven't, and put your name in there for the application you would like to be heard on and we will make sure you guys get to testify. If there is any individual -- I don't think we have a huge group tonight. So, if there is any individual speaking on behalf of an HOA we will give you a little bit more time. But the folks that they will be speaking on behalf we will ask them not to present their case. So, they will be giving up their time to the HOA representative. They will have ten minutes to give their testimony and, then, we will close the public hearing. I'm sorry. We will give the applicant opportunity to come back up and rebut any comments made by the public and, then, we will close the discussion. At that time we will have the Commissioners an opportunity to deliberate and make a recommendation to City Council -- or, hopefully, make recommendations to City Council or make a decision on the application. Item 4: Action Items A. Public Hearing for Skyward Subdivision ( H- 2019- 0087) by The Land Group, Inc., Located east of S. Eagle Rd., approximately ¼ mile south of E. Lake Hazel Rd. 1. Request: Annexation and Zoning of 80.46 acres of land with an R-8 zoning district, and 2. Request: Preliminary Plat consisting of 268 building lots and 17 common lots. Meridian City Council Meeting Agenda November 7, 2019 – Page 113 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 3 of 43 Fitzgerald: So, with that I would like to open the public hearing on No. 4-A, Skyward Subdivision, which is H-2019-0087. The applicant has requested a continuance of this application to November 21st. So, can I get a motion to -- or, I'm sorry, can we get a motion to continue that application until November 21st. Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Seal: I move to continue file number H-2019-0087 to the hearing date of November 21st in order to revise the plan based on discussions with staff. Holland: Second. Fitzgerald: I have a motion and a second to continue H-2019 -- 2019-0087, Skyward Subdivision. All those in favor say aye. Any opposed? Opposed nay. Awesome. We are good to go. MOTION CARRIED: FOUR AYES. THREE ABSENT. B. Public Hearing for Silverstone Apartments ( H- 2019- 0104) by Dave Evans Construction, Located at 4107 E. Overland Rd. 1. Request: Modification to the Conditional Use Permit (H-2016-0060) to increase the number of dwelling units in the multi-family development from 112 to 204, increase the acreage from 5.61 to 10 acres, and update the development plan for the site. Fitzgerald: So, we will move on to Item 4-B, which is the Silverstone Apartments, H-2019- 0104 and that applicant is requesting a continuance to November 21st in order to have more time to review and work with staff. They are analyzing the staff report and, hopefully, making recommendations that the staff has given them. So, can I get a motion to continue the -- the public hearing on H-2019-0104? McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. McCarvel: I move that we continue H-2019-0104 to November 21st in order to give the applicant time to review the staff report. Seal: Second. Fitzgerald: I have a motion and a second to continue the public hearing on H-2019-0104. All those in favor say aye. Opposed same. Thank you all. Meridian City Council Meeting Agenda November 7, 2019 – Page 114 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 4 of 43 MOTION CARRIED: FOUR AYES. THREE ABSENT. C. Public Hearing for Adera Storage (H-2019-0094) by Chad Olsen, Located at 1680 W. Ustick Rd. 1. Request: Conditional Use Permit for a self-service storage facility consisting of 300+/- units on 4.61 acres of land in the C-C zoning district. Fitzgerald: Okay. Let's move on to C, which is the public hearing for Adera Storage, H- 2019-0094, and we will start with the staff report. Bill. Parsons: Thank you, Mr. Chairman, Members of the Commission. It's a pleasure to be with you this evening. The first item that you're going to be hearing this evening is the Adera Storage conditional use permit. The site consists of 4.61 acres of land, currently zoned C-C and is located at 1680 West Ustick Road. To the north we have single family residential or rural ag zoned RUT, west is vacant, undeveloped property approved for single family residential, zoned R-8, Ustick Road and Ada County EMS on the south, zoned C-C, and to the east we have vacant undeveloped land, zoned RUT and C-C. History on this property. It was annexed in 2009 with a development agreement. At the time that the developer was before you they had envisioned commercial uses on the property and they were required to come back and amend that development agreement when they actually had a development plan. Back in 2017 this Commission also saw a plan for some multi-family units on this property. Your recommendation to City Council was for denial. Prior to City Council hearing that application the applicant withdrew their CUP request and the project essentially died. They didn't move forward with it. Until just recently the Council -- this applicant went forward before City Council and had a new development agreement recently approved that depicted the storage unit and some retail uses on it. So, conceptually, Council approved the layout that you are seeing tonight and, then, procedurally the -- the UDC, the zoning ordinance, requires them to follow up with that conditional use permit approval with you this evening. So, again, the CUP is requested for a self-storage facility in the C-C zoning district. The project will contain 424 units, ranging in size from eight by ten and 20 by 10. Additional building for interior storage containing approximately 36 ten by ten units may be developed in the northeast corner of the site and as an alternative the applicant would like the flexibility to either allow that to be indoor storage or allow it to be a retail component, which is consistent with the concept plan that the City Council approved recently. One temporary full access is -- or excuse me. One full access is from North Linder Road into the site here and, then, the secondary access per the specific use standards will be from Ustick Road located on the south boundary. UDC requires 25 foot landscape buffers along both Ustick -- Ustick Road and Linder Road and, then, also because its commercially zoned property adjacent to residential properties to the west, the applicant is also required to do a 25 foot landscape buffer there as well. The applicant did submit conceptual renderings -- elevations for this particular property. You can see here that the interior of buildings are your typical storage buildings, but what the applicant's done differently here is that they have made the exterior Meridian City Council Meeting Agenda November 7, 2019 – Page 115 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 5 of 43 portion, which is primarily required by design review, he has made it more look like a store front than your typical storage facility and these are the same elevations that were tied to the development agreement that City Council acted on. So, staff has analyzed the project in conformance with the specific use standards in the UDC and we find that it does meet those requirements. I would also mention to the Commission that because this facility abuts a residential district they are limited in their hours of operations between the hours of 6:00 a.m. and 11:00 p.m. Staff did receive written testimony from Chad Olsen in agreement with the staff report and with that I will conclude my presentation and stand for any questions you may have. Fitzgerald: Are there any questions for staff? Holland: Mr. Chair? Fitzgerald: Commissioner Holland. Holland: Bill, can you share anymore about the retail aspect that they would consider? That's -- that's a potential? That's not something that's included in this? Parsons: Mr. Chair, Members of the Commission, the development agreement, the way it's structured -- it's not recorded yet and that's one of the conditions, they have to record that, too, before they can start construction on this, but if you can look at the concept plan in the upper left-hand corner you can see the retail buildings along Linder, just north of this. So, conceptually they are allowed to do retail, but the retail component doesn't require a conditional use permit, that's a principally permitted use, and -- on this particular property. So, I think the flexibility the applicant would like is either do the indoor storage or retail, but if you support that, then, I would encourage you in your motion to state that that can -- you wouldn't have to come back with another CUP to expand and -- to that portion. You could just say either/or -- if you are approving it to have indoor storage and retail consistent with their development agreement. Holland: Thanks, Bill. Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Seal: Just further elaboration on that. The way I understood it was just the one building was going to be indoor storage or retail, not anything north of that; is that correct? Parsons: Chairman, Members of the Commission, this site plan doesn't show the entire four point -- the entire site. Seal: Correct. Parsons: Yeah. There will be more retail in this location and at some point there is a road that will come -- bisect the property and stub to the north as well and that will either Meridian City Council Meeting Agenda November 7, 2019 – Page 116 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 6 of 43 be single family -- a couple single family homes on that side of the road or another office. I don't think the applicant -- when the development agreement modification was before City Council they showed some townhome multi-family units on the site and Council didn't support having additional multi-family in this area, so that was removed from the concept plan and the development agreement per Council's direction. So, again, the applicant hasn't further defined his concept plan yet, but the intent is to have primarily a mix of commercial uses on the site. Retail, office, and the storage facility. Fitzgerald: Bill, in regards to the retail space, does that change the parking dynamic in regards to spaces if they add a store there? Parsons: Yeah. Yeah. Mr. Chairman, Member -- it does. Certainly for a retail component you are looking at one parking stall for every 500 -- for every 500 square foot -- per 500 square feet of gross floor area. For the storage facilities our parking counts are only based on the square footage of the office, which is located here and central to the -- the project. So, this is the leasing office, if you will. But the -- the applicant has plenty of area to add parking to -- if there are two commercial buildings constructed on this property. Fitzgerald: Any additional questions? Seal: Mr. Chairman? Fitzgerald: Commissioner Seal. Seal: On the pathway designation, the staff recommendation was to -- instead of having that a ten foot sidewalk -- essentially what staff is recommending is to continue that regional pathway and not connect that to the existing sidewalk; correct? Parsons: Mr. Chairman, Members of the Commission, the way I'm reading it in the staff report it -- they are actually going to replace the sidewalk and construct a new sidewalk so it is ten feet. So, right now the pathway is stubbed and is constructed to this point and there is an existing sidewalk here and the applicant's agreed to widen that to be ten feet to get the connections at the intersection. Seal: Okay. Thank you. Fitzgerald: More questions? Thanks, Bill. Would the applicant like to come forward. Please state your name and address for the record, please. Olsen: Chad Olsen. 6142 North -- North Queensbury Court, Boise, Idaho. 83713. So, I just was listening to a little bit of the dialogue and wanted to maybe answer some of the questions -- maybe about the retail building. So, when we came here roughly three weeks ago and we discussed this, we had some neighbors come out -- and, of course, you heard earlier -- and you already know that a year ago this was proposed as a bunch of apartments, but the impact was just too great to that intersection with parking and with schools. So, what we did is we kind of revamped it and came back and what we heard Meridian City Council Meeting Agenda November 7, 2019 – Page 117 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 7 of 43 from our neighbors at that meeting was that they would like to see some retail uses and maybe more than what we had and so what we wanted to do is have that ability to -- with that one building that you see there, there is actually another building across from it, but we ghosted that out or we didn't submit that at this point, because we didn't want you to think that that had -- you know. Well, conceptually it's all been approved, but we wanted to be able to have that flexibility if we do have a retail use that we can use and do retail there, that seemed to be a little bit more cohesive with our neighbors around us and so that's -- that's why there is that for -- for that part of it on the retail building or storage, either/or. Commissioner Fitzgerald, you mentioned about the -- the parking. So, that's more than enough just for that use right there without even going to the north even more. As Bill mentioned it's one per 500 and we are way over that. So, that can go either way. We kind of already planned for that. And, then, Commissioner Seal, with regards to that pathway at the bottom -- yeah. That's always been something -- they wanted us to extend that from seven foot to ten foot to extend that out, so that we could continue the regional pathway. I kind of felt like -- you can't see the north part, but I think we have really worked well with staff trying to create a community center there. As Bill mentioned, the Council did not want any multi-family there and opted just to have commercial only. So, basically, that gives us a nice mixed use of having some storage unit. Probably the biggest thing that I would like to brag about this project is -- is that it doesn't look like a storage unit. Our intent was to disguise it, if you would. But it's a need and people need storage and it does really limit impact to our schools and to our traffic, especially on that corner. That's a tough piece, because it's so -- it's not a large piece and it's in the hard corner of Ustick and -- and Linder -- or, excuse me, Linder and Ustick there and so it's got some -- some kind of hang ups that go along with the road, you know, trying to get out onto that road and being so close to the intersection. We were able to work with ACHD and have them permit that full access for us, even though it's just a little bit under their policy. So, anyway, I stand here ready to answer any questions you might have of me. Fitzgerald: Any question for the applicant? Commissioner Holland, go right ahead, ma'am. Holland: No. Fitzgerald: Oh. Holland: I'm good for now. McCarvel: Mr. Chair? Fitzgerald: Okay. McCarvel: I think you -- in the written in testimony you are -- there was a whole lot of bold in the staff report. So, you're agreement with every -- everything that they have got in here? Meridian City Council Meeting Agenda November 7, 2019 – Page 118 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 8 of 43 Olsen: Yeah. I did see a lot of that bold there in that staff report and -- but it was things that we had agreed to. They are -- McCarvel: Yeah. Olsen: -- basically the UDC stuff and -- and, you know, one thing to be said about that -- we are not actually requesting any -- any exceptions from the UDC at this point. The -- the 25 foot on both Linder and Ustick and, then, also the west boundary, because it abuts to a residential, we just complied with all of that. Fitzgerald: Additional questions for the applicant? Thank you, sir, very much. Olsen: Thank you. Fitzgerald: Madam Clerk, do we have people who have signed up to testify? Weatherly: Mr. Chairman, we have three people who signed in, two of which wish to testify. Carl Wibel being the first. Fitzgerald: Mr. Wibel, you want to come forward? Thank you for being with us, sir. State your name and address for the record. Wibel: Okay. Thank you, Commissioners. My name is Carl Wibel. W-i-b-e-l. My address is 3045 North Springtime Way. That's in the Tumble Creek Subdivision, which is due south of this parcel and this project. Number one, I do not represent Tumble Creek Subdivision or our HOA. I'm here on my own. The first thing was just -- and this was for Mr. Olsen. There was -- there were two meetings, one on April 25th and July 23rd for residents in the area and I would just like when he comes back if he could explain how that was advertised, because my neighbors that I have talked to, no one knew of those meetings. The first one said no one attended and the second meeting on the application said one person attended in July. So, curiosity was how was that put out as notice for us to just come and communicate with the developer with Mr. Olsen. The only other thing that we -- I have is the timeline for the possible construction of the townhomes that he's talking about in the application in the future, is I just do have a question as what would the timeline be, because there is nothing here. So, are we talking three months, six months, a year? Because this area has not been developed and as homeowners in the area, we are still hoping for some additional commercial development, which is in concert with all the subdivisions there. Someplace where families could go. A restaurant, something that could be used within the neighborhoods for some retail and commercial development. So, we are just curious to know as if that is something in the near future or is this going to be beyond our lifespan. So, that's the only questions I had. And we do appreciate what you guys are doing on the Commission. Thank you very much. And we are hoping for this area to be developed in a very positive way. So, thank you very much. Meridian City Council Meeting Agenda November 7, 2019 – Page 119 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 9 of 43 Fitzgerald: Thank you, sir, very much. Mr. Wibel, we will -- we will have Bill address one of your questions and, then, I will let the applicant take care of one, too. Andrienne, who was next on your list? Weatherly: Thank you, Mr. Chairman. The next person that signed up is Chris. Williams: Good evening. Chris Williams. 1762 West Canyon Ranch Street in Meridian. I am in the Watersong Subdivision. I am not representing the HOA. Just on my own. A few comments on there that I wanted to hit on and I apologize this is no particular order, but, me personally, I don't think the storage units belong there. I appreciate them trying to -- what I would consider put a wall around them trying to disguise the storage units. We have residential all around there, you know, as the staff report shows on that. We have residential undeveloped right behind it that's zoned residential. You know, we hope one day that gets there. I know it's been a while on that. But I'm just thinking, you know, even about them, you know, moving in and the property values on that as well, just in the immediate area on that is a concern having that. W ith that said, I want to be clear I'm not anti-development. I'm all for it. I have been to past hearings, you know, for the development, but smart growth, smart development. You know, maybe the applicant has better information than I have, you know, on this. I recently in the last couple weeks called around some immediate storage units to just kind of try to get an idea on that as far as indoor storage. I can honestly say all the ones in that immediate area within about a -- probably about a two and a half to three mile radius is as far as I went -- all have plenty availability as far as storage units. So, as far as a need, I disagree with that. Not to mention I can't even -- you guys probably know over there on McMillan in between Linder and Ten Mile, the massive storage units that are going in over there already. I have no idea how many units, but I'm sure we have an abundance of storage units in this area. You know, the last gentleman that just spoke here, you know, wasn't planning on saying -- you know, but I wasn't aware that there was a neighborhood meeting either. Never heard of the first one. Never heard of the second one. I was out of town for work when the last one was with the City Council a few weeks ago. Unfortunately, I wasn't able to attend that. Also one thing, unless I missed it, that they didn't address, there is a single family home immediately to the north of where they want to, you know, develop this. You know, I know it's kind of odd that that guy's owned the land there forever and, you know, to have that backed up -- again, I don't know that individual, but I'm just thinking. You know, the retail -- again, I have been excited to have this developed when I purchased my home. You know, I knew that it could be retail. I was excited for it. Again, something that we can use around there. Something whether we walk or drive, you know, it's close enough to the neighborhood, to BridgeTower, to Watersong, Tumble Creek, you know, restaurants -- I don't know, maybe a nail salon, you know, whatever it is, just -- you know, some type of retail. But we are not sharing what that retail is, you know, or potentially -- I really don't have tenants. I'm not saying that. But just something that's in there, you know, and, then, if I'm understanding tonight maybe retail, it may want to be indoor storage units. You know, we -- if it does have to pass, you know, I ask -- you know, again, I appreciate, you know, the attempted wall around it, but, I don't know, maybe we can see some more -- you know, some more landscaping if it has to pass, you know, on -- as it is. I would also like to maybe try to see some better, you know, pictures or structures of the Meridian City Council Meeting Agenda November 7, 2019 – Page 120 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 10 of 43 retail to see exactly what they are going for. We just have a tiny little peek on here, you know, from the south side and that's it. If you guys have any questions for me I will stand for any questions. Fitzgerald: Thank you, Mr. Williams. Appreciate it, sir. Williams: Thank you. Fitzgerald: Is there anyone else in the audience? Ma'am, do you want to come forward. Thank you for being here. Pullman: Hello. My name is Janie Pullman. I live at 5030 North Goddard Creek Way. And I'm actually here for the next one, but I saw this on there and I hope my poor graphics do not make you not listen to what I have to say. I apologize. So, I'm up here by this McMillan Storage and we were here a couple years ago fighting against what we are fighting against tonight, the apartments that will be next, but -- so, we -- we are looking here at one square mile and if this storage unit goes in, we -- this will be our fourth storage unit in one square mile. I'm beginning to feel like we live in a warehouse district or something. I mean literally four storage units in one square mile. I really would ask you to, please, consider the people that live in the area and what is being put on these vacant parcels. We have plenty and maybe it's -- that parcel could be used in a better way for our -- our community at large. That's all that I have on this one. Thank you. Fitzgerald: Thank you, ma'am. Is there any -- anyone else who would like to testify on this application? Would the applicant like to come back and close the discussion, sir? Olsen: Chad Olsen. 6142 North Queensberry Court, Boise, Idaho. 83713. First of all, the meeting was noticed twice. We had a meeting two different times. What we do is we get a 300 foot radius of the property. I -- I'm just thinking back in my mind. I think I saw one or two Tumble Creek, but I didn't -- you know, you have to live within a certain distance to -- to see that. This is the -- to answer the first question for the first gentleman, the townhomes were stricken from the development agreement. So, there are no townhomes being put in at all. But one thing that you did hear is you heard the neighbors mention additional retail and commercial and that's, again, why we want that option for that inside storage. The next set of questions was Mr. Williams. So, residential was proposed. It was proposed a year ago and it was denied. The neighbors came out in mass on that and said we do not want residential, because that's more people using the roads and that's more people taking up school seats. So, no, residential is not the best option for this corner piece. We did a lot of studying, a lot of research on this piece, and residential is the worst thing in the world for this piece of property. Landscape. He asked about additional landscape. We are actually following the UDC. This is what's designed in the code for this exact type of application. Again, we are not asking for any exceptions on that. He mentioned about data -- having data. Well, there is data. People visit their homes one to three times a day. The resident -- or commercial use is even higher than that and storage units are one to three times a year. So, it's about impact here. Again, he also mentioned having some additional retail and I say the same thing, we could have Meridian City Council Meeting Agenda November 7, 2019 – Page 121 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 11 of 43 come in with even -- let's just say more retail, but we have to really balance that in that -- in that already congested neighbor -- or intersection. And the last lady. She said that it's slowly looking like a warehouse district, but that will not look like this corner. This corner will look like a retail district. So, they can have as many storage units as they want to have in all the corners of all the places, but ours doesn't look like a storage unit. We are spending extra money to ensure that. She said there must be a better solution. If so what? As I mentioned earlier, houses increase more traffic. Houses take school seats. And I looked at every letter that came through from every person who wrote and I literally tallied up every single complaint about that project -- and this is the best solution for that corner. There is no other really good solution. And while we only have three people here tonight, at the Council meeting we had a lot more. And, again, we stood up here and we said, okay, what can we do to -- to mitigate impact in that -- in that corner, what -- what can we do in a sprawling city to relieve some of the pressure and what you see before you is -- is our solution to that and if you have any questions I can ask answer those. Fitzgerald: Any additional questions? Holland: Mr. Chair? Fitzgerald: Commissioner Holland. Holland: I wonder if you could expand a little bit more -- again, the same question I asked Bill on the -- the retail component of what your intention is there. I mean giving the option of doing interior storage or retail, I would just like a little bit of clear direction of what -- what kind of retail you are anticipating, if you have got any -- anything in mind there. Olsen: Well, I -- I don't know that -- I have been approached by one person that was a daycare for the back -- the back of the section that you don't see. That only gave us flexibility. Our intention was primarily to do a storage unit and an interior climate controlled storage unit. After we left that last meeting we said, well, hey, maybe there is a -- maybe there is a win-win here for us to come back and make that a little bit more retail. So, all we were really -- we didn't have anything in mind. All we were doing is basically trying to be a good neighbor and offer more of the retail. Again, we have to kind of balance that with the traffic impact that will make and so, basically, what you see is that option to either do it or not do it. I mean, obviously, a storage unit would be very -- a lot less impact than a commercial. But, at the same time, if -- if our neighbors want a little more commercial, then, maybe we can be a good neighbor and do that. Fitzgerald: Additional questions? Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Seal: I just want to know if he could touch on the timing of construction question. Meridian City Council Meeting Agenda November 7, 2019 – Page 122 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 12 of 43 Olsen: Oh, yeah. Sorry about that. So, I thought I touched on that when I said that the construction of the townhomes will not take place, because there are no townhomes allowed. The Council was very clear about limiting the use to commercial only in that -- in that part. So, there were originally eight townhomes planned and there will be none. As far as the storage unit construction, we were hoping that maybe we can get going on it right away. That would be an idea that we would have to, you know, have our civil plans approved and our construction plans approved and stuff. So, I would say maybe two to three months if we had an approval. Holland: Mr. Chairman? Fitzgerald: Commissioner Holland. Holland: One more follow-up question. So, it was said this storage facility doesn't represent the full parcel and that there is some other components of it. What percentage of the full parcel does the storage represent on that development plan? Olsen: I would say that it represents 80 percent. What you could see just north of that is you would see another retail building, the same interior storage go right there and depending on what happens in that back corner, that's the part that really had some heartburn for our neighbors, because that's right up -- and it didn't matter that we had 25 feet. That was the part that really gave them some heartburn is what the use was going to be right next to that specific parcel and so the daycares reached out to us on that back corner, but I -- I would have to -- you know, the offices are permitted use now. So, conceivably we could come in tomorrow and just get a building permit for parts of that. The conditional use is only for the storage unit parcel portion. So, I would say that there could be maybe two more offices over there. Three is kind of pushing it. But, then, that gives us that flexibility for that other piece that you do see there of being able to make that retail as well. If that ends up being a win-win. Holland: Mr. Chair, one more following comment. Fitzgerald: Go ahead. Holland: I know in my experience a lot of retailers tend to like having the hard corner visibility. Was there consideration in your site plan to model and have that retail actually have retail fringe all along the Linder Road towards Ustick and kind of hide the storage in the back part of it? Olsen: Absolutely. ACHD nixed that plan. ACHD has a rule that says that no arterial can come into an intersection less than 660 feet from center line to center line. Our property is 601. So, basically, it was put your road at the very top or you are not doing it. And, in fact, we did the Adera Project 18 times -- 18 different redesigns. The 18th was caused by ACHD at the last moment saying that will be a right-in, right-out only entrance onto Linder. There was no way. For this parcel to be real commercial, it needed to be double in size. It needed to be able to have an ability to -- to go in. There is some certain Meridian City Council Meeting Agenda November 7, 2019 – Page 123 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 13 of 43 constraints on the south part there with the canal and the regional pathway, it's just kind of tucked in there and it's not really conducive to a full on retail parcel. So, what we did is we went back and said, okay, let's put some retail where we can and that's kind of what you see before you. Fitzgerald: Additional questions? Any follow up? So, Chad, is there -- the stub street on Trade Winds, is -- are you using that or is it going to be stopped and blocked off? Olsen: We cannot -- it cannot come through. Fitzgerald: That's right. That's -- okay. Just wanted to make sure that was clear. Olsen: ACHD was very clear about letting residential neighborhoods pass through. So, right now we are just kind of in like limbo on exactly what to do and when Commissioner Holland asked about that upper area, that's why I was a teeny bit vague is because that's kind of got to be a juggle act with ACHD and City of Meridian staff about what we do there. Fitzgerald: Additional questions? Olsen: Let me follow up one thing and say, though, that the development agreement that was approved only permitted commercial or retail use in that corner. So, Commissioner Holland, I want you to know that no matter what happens it's going to be one of those two items. Okay. Fitzgerald: Good? Thanks very very much. Olsen: Thank you. Fitzgerald: Any questions for staff or other thoughts, comments, before we close the public hearing? Sir, you already had your time. Sorry. Appreciate it. Can I get a motion to close the public hearing? Holland: So moved. Seal: Second. Fitzgerald: I have a motion and a second to close the public hearing on H-2019-0094. All those in favor say aye. Opposed same. MOTION CARRIED: FOUR AYES. THREE ABSENT. Fitzgerald: Thoughts? Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Meridian City Council Meeting Agenda November 7, 2019 – Page 124 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 14 of 43 Seal: I'm just looking at the layout overall and I like what they have done for storage units. I mean the presentation is something that's -- it's not going to catch your eye and say, oh, those are storage units, it's going to look more like retail. That said, it's -- they are still storage units, so reading through the -- some of the public testimony in there, there was -- there was mixed views on what this should be used for. I mean some people went back to, you know, why are you putting storage units in here, why don't you put townhouses in here, which was already struck down. So, I think it's kind of no matter what goes in on that corner it's going to be highly contested by one group or another. So, I'm just trying to keep that in the back of my mind as we go through this process. The other thing I would like to comment on is there is a lot of commercial development that's been done on -- up in the McMillan area. McMillan and Linder. There is a lot of commercial development that's going in there. A lot of restaurants. A lot of businesses and things like that and with the completion of Linder Road there is a lot of bike paths, walking paths and things like that as well. So, it's a little bit further up the road, a little bit more of a hike, but at the same time there is a lot of commercial development that's going in there. So, I'm sure that's something that -- we want to make sure that we don't have a glut of any of that going in as well. You know, if business kind of goes in we want to make sure it's going to have every -- every opportunity to be successful. But I do like the concept of this overall. Fitzgerald: Commissioner Holland, do you have thoughts? Holland: I do. Didn't know if I wanted to go next. I -- I struggled when I read the application on this one. I struggled when I read the public testimony on this one, because I think there is a lot of storage that's been coming in and it's not just Meridian, but the entire valley has been seeing an influx of storage and that's because we are gluttonous people that like to keep stuff and don't have enough room in our garages. So, that is what it is and there is certainly a need for storage. I struggle with where the location of this is, because it's on that hard corner and -- I always like to see storage that's tucked back a little bit behind something, so that you can keep that visibility and that frontage. So, if I was -- you know, I don't have the opportunity to redesign this, but I would prefer to see more retail uses along that frontage, even though there is -- there is some challenges with ACHD on that site. I'm not opposed to having maybe a smaller portion of storage back behind it, but I mean looking at the top left picture that we have got here where it shows a couple of those retail units, if -- if it was like that the whole way across Linder I would probably be much more in favor of the way that this is laid out. I don't -- Bill, one clarification question. Did ACHD tell them that they couldn't even do a right-in, right-out off of Linder? Was that pretty much vetoed completely? Parsons: Yeah. Chairman, Members of the Commission, yeah, the staff report from -- from ACHD said you get one access to Linder Road, one full access, and, again, as the applicant testified, didn't want them to tie into the local street that's on the west boundary. So, what we did is in the concept plan -- I'm happy to pull up the other concept plan, too, if you want to see it as part of the DA, but join that road connectivity, but they, essentially, working with the applicant -- typically with mixed use we want integration; right? This is mixed use community, we want that to all be integrated, but because of ACHD policies Meridian City Council Meeting Agenda November 7, 2019 – Page 125 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 15 of 43 -- again, we can work with ACHD and possibly make that open section, but they required it to be emergency access only to the local street that will be constructed at a later date. But staff worked with the applicant and said, well, if we are going to do that we will leave -- that's where this open space is going to go per the mixed use standards. So, you don't see the entire picture before you this evening, because, really, your purview is the conditional use permit. But with the DA mod we talked about the access. We limited now -- we limited multi-family on the site from happening. We didn't specifically state that residential wasn't allowed to occur on the property. So, there is a -- there is a distinction there. Council just didn't like his elevations, three stories, modern look, that just didn't fit in with the neighborhood. That was the intent. So, again, I think the applicant has some flexibility, just no multi-family on the site and, then, as part of the DA we recommended that he create some kind of central usable open space as an amenity to complement the office retail component of that. Again, you don't see that, but those are things that were tied to the development agreement. So, we are trying to get some of that neighborhood feel, some of that integrated development, just not getting it connected with the road or a residential component at this time anyways. Holland: So, just to confirm, Bill, they can't even do a right-in, right-out on Ustick? Parsons: ACHD will not give them another access. Holland: Okay. Parsons: Yeah. Ustick, no. They said emergency access only. Fitzgerald: My thoughts -- and just to share. I -- the challenge I think -- we are used to making recommendations to take to Council and Council kind of almost -- not put us in a box, but they kind of already made the decision and that's the challenge I think here is because the DA is already there, we are just -- they have agreed to the majority of the concept of this at Council level and so we are going in reverse of normal and we are approving the CUP after the Council has already acted in this stead. So, I'm -- we are taking -- agreeing with Commissioner Seal's comments. I think -- I think it looks good. I think making a retail front much -- looks much better than a normal storage unit. As we are taking our cues from City Council, it's hard for me not to go in line with what they have already agreed to. So, that's my challenge. I think it's -- I agree that there is -- I think we are getting a little heavy on the storage units in that area. I live over there and I think we see a lot of them. But I think this corner is hard. I think we have seen this -- Rhonda and I have seen it at least three times, maybe four times, and so -- sorry, Commissioner McCarvel. We have seen it a number of times and so I -- I'm struggling and if the Council has made a decision, this is the direction they think is the best use for that property, I have a tough time trying to second guess them. But I would love additional thoughts from my co-commissioners. McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. Meridian City Council Meeting Agenda November 7, 2019 – Page 126 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 16 of 43 McCarvel: I have got to agree, as many times as we have seen this little piece of property, it does have some constraints and I wish it wasn't the last corner to be done here and that there weren't some of the other storage units close, but I think to keep the traffic down on that corner and the restrictions of access, just -- it's a -- it's tough to get a whole lot of commercial on there, but I would like to see as much as possible and if they are talking, you know, a daycare center it would probably be a highly sought after -- Fitzgerald: Or a coffee shop. McCarvel: A coffee shop and that kind of stuff in there -- I think as much retail as you can, but I realized that corner just -- it's not conducive with the access. So, like you said, it just -- it needs to be twice the size to be able to have the access it needs, so -- I think with all the other options that have come before us on this piece of property, this is the least impact and I do think they have done a nice job of trying to disguise it as not your average storage unit from the outside. Fitzgerald: Additional thoughts? Holland: Mr. Chair? Fitzgerald: Commissioner Holland. Holland: I still am struggling a little bit, because I -- if we -- if we make a recommendation -- or if -- we are virtually the voice at this point of the conditional use permit. So, if we approve that and we say that -- we give them flexibility to do additional retail or the indoor storage, I don't know that it will come back before us either. If we were to move forward with the recommendation I would want to strongly suggest that additional internal storage wouldn't be allowed, but there would be a retail or office use that would be there. I would prefer that they would carve out even a little bit more of the frontage on Linder and have another pad available for retail use there and minimize some of that frontage there. I don't know that that's something that the applicant would be open to doing, but I -- I would prefer to see three -- three or four lots there that have, you know, some -- because I know they can't come down all the way, because there is no access off of Ustick, but if we can still maximize the frontage that we can get there for some additional retail uses, maybe we could get two or three different retail uses there. That's my thoughts. Fitzgerald: And I would agree, I mean I think retail -- maximizing the retail there to compliment the neighborhood, to give them a walking -- something they can walk to that they can utilize, I think -- I understand the need for that, so -- Commissioner McCarvel. McCarvel: I agree. I like your thought there. Just saying, yes, it needs to be retail instead of the option. Fitzgerald: Yeah. So, what are our options in regards to -- I mean -- it's a conditional use permit, so we can -- we have the -- the carrot and the stick I think in regards to what we can -- can we say we want more pads? I mean I think we can definitely say that we can Meridian City Council Meeting Agenda November 7, 2019 – Page 127 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 17 of 43 -- we would like to have the two pads to be retail, but can we go beyond that and say we would like to see three or four? That's outside of the applicant's -- or application, but -- can you give us some guidance? Parsons: Yeah. Absolutely. Mr. Chair, Members of the Commission, so currently this is, essentially, the site plan that's going to be tied to the development agreement. So, you can see here it says future indoor storage and, then, this is the layout that you are -- this is the layout that you are looking at. So, essentially, the applicant has this layout. Now, what you could do is if -- if the applicant is open to it -- certainly reopen the public hearing and see if he's amenable to removing the interior storage component and making that retail. Again, he is not violating his concept plan, but he is agreeing to reduce the amount of storage on the site and allow it to -- allow that indoor storage building to be -- to be either retail or office or something in the future other than storage. But that would be my recommendation to see if he has an appetite for that and, if not, then, more than likely you need to stay with what the applicant's proposing this evening with interior storage. Holland: Mr. Chair. One more question for Bill. Do we have the ability to ask them if they would be willing to consider adding another commercial parcel there or would that alter the site plan too much where it would have to go back to Council for the DA? Parsons: Certainly Member -- or Chairman, Members of the Commission, I mean we give the applicant latitude to change the site plan to some discretion. So, if he wanted to reduce his storage footprint this evening and you wanted to see that and he was open to that, I would just say maybe continue this out, get a revised plan and bring back something for you to see. That would be easier and that way the -- the findings are clear, the record is clear, we have an updated site plan and at least you have a visual of what you hope to see occur on the site. Fitzgerald: Would you be amenable to reopening the public hearing to hear from Mr. Olsen? Holland: Mr. Chairman? Fitzgerald: Commissioner Holland. Holland: I move that we reopen the public hearing for the purpose of hearing from Mr. Olsen some additional thoughts on our deliberation. Fitzgerald: I have a motion to reopen the public hearing. Do I have a second? McCarvel: Second. Fitzgerald: I have a motion and a second to reopen the public hearing on H-2019-0094. All those in favor say aye. Opposed same? MOTION CARRIED: FOUR AYES. THREE ABSENT. Meridian City Council Meeting Agenda November 7, 2019 – Page 128 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 18 of 43 Fitzgerald: Mr. Olsen, can we chat with you, please, sir. Olsen: Chad Olsen. 6142 North Queensberry Place, Boise -- Boise, Idaho. 83713. Fitzgerald: Commissioner Holland, do you want to -- Holland: Mr. Olsen, I think you heard some of our conversation back and forth and I don't know if you would be amenable to looking at adding some additional commercial pads if you were to reduce the block length of that frontage on -- on Linder to add even one more commercial pad. I think -- Olsen: Commissioner Holland, with all due respect, no. We want the option to add the front one. There are two or three more over there. As Commissioner Seal pointed out, there is a lot of retail that's already being built just a mile away. It's easy to say that we can have retail, but there has to be people to come that want to rent it, too. This is a good balance. We came to the Commission with the idea to change the future into -- into retail, but I'm under the understanding that it's already approved under the idea of a future interior storage. We wanted the flexibility to add more and I might be wrong. Bill, am I wrong? Fitzgerald: I would, Bill, can we get clarification on that, so we understand where we -- where we land there. Parsons: If I'm understanding you right, Chad, are you saying that this is the concept plan that was submitted with the MDA. It says interior storage; right? And I believe in the staff report I said two future commercial sites; right? Or did I say one? Olsen: You said -- well, in the staff report I thought you said one and -- but I think that was to the north piece, that commercial piece. Parsons: The one right there. Yes. Olsen: Yeah. So, in reality, I'm asking to change the plan to do more commercial, but this idea of doing three or four pads along there, there is no way it will work. Parsons: Well, I think the Commission is asking if you are even willing to consider just this retail, instead of the interior storage, as a multi-tenant building. Olsen: Well, I heard two or three pads mentioned. Parsons: It was -- it was a combination. Fitzgerald: I think we asking for -- we have multiple questions. First, are you -- are you willing to change the interior storage concept to a commercial pad. And, then, I think Commissioner Holland's thoughts were is there a potential we could change the site plan for additional commercial pads. Those are two separate questions. Meridian City Council Meeting Agenda November 7, 2019 – Page 129 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 19 of 43 Olsen: Okay. So, let me answer the second question first. No. The first question -- well, it just -- it doesn't make sense. It really doesn't. I mean it's a great idea. It really is. But it just -- that piece you cannot wind back down in and expect to have safety trying to wind your way back out. You have to have two entrances. That is what the police department and the fire department require. It doesn't work. As far as that piece right there on the corner, the only problem I have ever had is that -- as I have mentioned, we have a full access right now. If you want to see that access go away, put a lot more people on it trying to travel across two lanes. What I wanted was the flexibility to add it later, not to be put into a corner to have -- on the spot say I will do it, because by doing that it could take that access and create it to a right-in, right-out only, basically ruining that corner piece of property. So, the answer to question one is I would like the flexibility to add it to -- as retail if it makes sense for the entrance and the egress and ingress and the traffic. I want to be sensible about it. Fitzgerald: And we appreciate that. I think the balance is is its highest and best use; right? I mean that's the -- you have a bottom line and you have a pro forma you got made. We are trying to think about what's the best for the neighborhood and so it's that balance point. Olsen: Well, it's not even really -- I actually probably make more money renting it retail than interior storage. Thirty-six units, 80 bucks, 4,000 dollars. I could probably get more for that as a nice retail location than that, but if it jeopardizes that right-in, right-out it will kill that little piece of corner property and when there is enough wrecks, then, you will see what you see all over Meridian and Boise, you will see all the yellow cones go up where they just shut the access off. Bill will tell you that in that report where they gave us full access, it says -- the keywords are up to a time, under ACHD discretion. They can take it away at any time. You jam pack that little corner, it's over. They will shut that corner down. It would be nice, because we are the Commission; right? And we are the City of Meridian. But they got the control on that road. We can't do anything on that. As Bill mentioned, the access onto -- onto Ustick, they just basically said no. This is the only thing we could do. I mean I'm -- I'm under the impression that if this doesn't get approved in this way, this is non -- nondevelopable. We come back as residential -- okay. Too much traffic, too much schools, they should be taken. So, I guess we build a park, because that's what it is. The corner is too tight and that's the way it is. So, I hate to be obstinate. I'm not an obstinate person. But I just have done this thing about 18 times. So, I have pretty good intimate -- I met with ACHD three or four times on this. Bill will tell you I met with the City of Meridian at least five times. This is what we have. Fitzgerald: So, I -- and I appreciate that and -- Olsen: Sorry. Fitzgerald: -- I will open the question -- and I understand where you are coming from. The only pushback I will say -- and I will -- is that there are -- there is vacant land and several acres above you to the north. So, I mean I -- it's not like we are -- this is being put into a box forever, but I mean -- so, there is -- Meridian City Council Meeting Agenda November 7, 2019 – Page 130 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 20 of 43 Olsen: You mean combine the property? Oh. Yeah. Fitzgerald: I mean that's -- and I have no idea timelines, but I mean -- so, it's not locked completely as a -- Olsen: Sure. Sure. Fitzgerald: But I understand -- I understand where your -- the situation you're -- your current property. Olsen: All the property to the north is zoned RUT. It's not zoned this way. So, yeah, other than that, yes. Fitzgerald: I would guess that we could float that, but I understand what you're saying. Any additional questions for Mr. Olsen? Thanks very much, sir. We appreciate it. Parsons: Chair, Commission, Mr. Williams asked if he could address you one more time. I asked him I would -- I told him I would ask if you were open to that, since you have reopened the public hearing. But keep in mind the applicant -- Fitzgerald: Mr. Williams. Parsons: -- the applicant gets the last word. Fitzgerald: Yeah. I would allow -- I will allow that. I will allow Mr. Olsen to come back up if he wants to -- Williams: Yeah. No. That's fine. First of all, thanks for reopening the public comment. From previously when the applicant was up here I want to be clear. I thought I was. Maybe I misspoke due to nerves, so -- so, I apologize. Residential on there I don't think's a good idea. Just to be clear on that. I'm not saying we should have residential on that corner. I -- I have been in all the past hearings. I will say listening to your guys' discussion as far as maybe adding another pad or two for commercial, I really like that idea. Even if they could potentially, you know, scale down the -- you know, the storage units a tiny bit to allow some more room, I think that's a great idea. I think it's a good compromise. As far as the last thing I will leave with as far as -- if this doesn't, you know, go through, that's the end of it, I have heard this -- you know, what have we been here, two, three times before over the years. I have been here for seven years. I have heard that before. Every applicant says the same thing. And I will leave it at that. Thank you. Fitzgerald: Thank you. Mr. Olsen, do you want to respond? May have to buy you new shoes later from wandering back and forth. Olsen: Chad Olsen. 6142 North Queensberry Court, Boise, Idaho. 83713. As mentioned before, there is no way that we can do another pad in there. Mr. Williams points out that some other developer will come and he will take it and he will do new things with it. Meridian City Council Meeting Agenda November 7, 2019 – Page 131 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 21 of 43 Everything's been done that can be done, short of combining it with other parcels above it. To the left you are pretty much strung in because of the creek right there and there is a lot of easements from Nampa-Meridian Irrigation District. This property has been just amazing to me. I don't actually own it. I have never developed a parcel -- piece of parcel of land that has had more interest than this little corner in my entire life. This is by far the hardest piece of land I have ever developed. I have even looked at Bill and Bill and I have just both shook our heads and said, well, rezone? What I'm offering is the least amount of impact to our roads and to our schools. I am offering some retail. I am trying to incorporate that component in. It is a mixed use component designation right there and I think we have done an outstanding job and if you have any more questions I'm here to answer them. Fitzgerald: Any additional thoughts, questions for the applicant? We do appreciate it, sir. Olsen: Thank you. Fitzgerald: Thank you so much. Can I get a motion to re-close the public hearing on H- 2109-0094. Seal: So moved. McCarvel: Second. Fitzgerald: I have a motion and a second to close the public hearing. All those in favor say aye. Opposed same. MOTION CARRIED: FOUR AYES. THREE ABSENT. Fitzgerald: Okay, team. McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. McCarvel: I am inclined to be in support of it as is and move forward. I agree this has been a difficult little piece of land and I -- I agree that this is -- we can try to tweak it for a long time, but I -- I would have to admit I acknowledge the reasoning of that access could get taken away with too much in and out of there. It's just a difficult little piece of land and at some point, you know, the owner has got the right to develop, he can't wait for everything. Fitzgerald: Commissioner Holland. Holland: Mr. Chair, I -- I'm still struggling with this corner and I know -- I want to say I appreciate the applicant's patience in working with the city and coming forward with multiple proposals to try and figure out what the best use is for this piece and, you know, Meridian City Council Meeting Agenda November 7, 2019 – Page 132 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 22 of 43 with -- with not having the cooperation of ACHD to allow a Ustick access, I can see how they are handicapped in the way that they develop the site. I do appreciate that they are willing to spend the extra cost to make it look a little nicer than most storage units, so that it doesn't become an eyesore on that corner. I still struggle, though, because I want to think about the highest and best use for the future of Meridian, where we are going to be in 20 to 30 years and I think I could come to some sort of compromise, but I mean ideally I would love to see more on Linder, but I understand what the applicant is saying and if their full access is taken away, that -- it would be challenging for retailers in there, unless that piece to the north develops at some point in the future and integrates in. But I think at a minimum I would like to see the future interior storage become a commercial pad, instead of being left to be either -- either/or. That's where I would be at. So, that there would be two commercial parcels there. Fitzgerald: Commissioner Seal, do you have thoughts or are -- you're gathering? Seal: I haven't seen this before and it's still a struggle, understanding businesses and if they do take that -- that -- that full access away on the street it definitely hobbles it. It is -- for me personally it's -- it's made my choice easy in some businesses, whether I frequent them or not, just by the access that's provided. So, when they put that in it makes it incredibly, you know -- or if they take that access away I should say it makes it incredibly difficult to get in and out. The fact that this is very close to a school and we do want to reduce impact to that school as far as student count, as well as driver count or car count, vehicle count, I mean a storage unit makes sense from that standpoint. The retail portion of it, again, because of some of the neighbors that are there, it makes that tricky as well, where, you know, the school is going to also regulate what kind of retail can be there as well. So, they have some constraints that they have to comply with as far as that goes as well. So, I -- I mean I struggle with it. I like the concept. I mean as far as the storage -- storage unit facility. I like the concept of it. I like the layout of it. It's just tough at this point. Fitzgerald: Well, as someone who has seen it four or five times on the other side, I think I tend to agree with Commissioner McCarvel. And I agree with you, too. I think it's -- I struggle -- it's not easy and I know that there is a balance -- a balance between being able to develop and being able to finalize a pro forma that makes sense. But I think that your comments about taking access away I think is very very strong, because I -- I do the same thing, I make decisions based on what I don't want to go to on Eagle Road, because I don't want to put the U-turn to figure out how to get back. So, that is a big deal. So, I think I would agree that -- I would -- my only thing would be to strongly recommend that they look at the -- the commercial on both pads -- or the retail space on both pads. I'm not sure how to phrase that, but -- do I have a motion? I can't make motions, so it's all you guys. McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. Meridian City Council Meeting Agenda November 7, 2019 – Page 133 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 23 of 43 McCarvel: After considering all staff, applicant and public testimony, I move to approve file number H-2019-0094 as presented in the staff report for the hearing date of October 24th with no modifications. Holland: Mr. Chair, really quick. I just noticed there was one typo in the staff report, so I just wanted to point it out for staff. It was on page four, number G. There is a lingering the at the end of that sentence. I just wanted to point that out to have that corrected on the record, too. Fitzgerald: Okay. I have a motion. Do I have a second or comments or questions for the motion maker? Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Seal: The motion I think would be more -- better received I think if we -- I don't want to necessarily remove the option for commercial, but I think we want to strongly recommend that they look for a commercial use for that, instead of doing the interior storage. I think some kind of wording along those lines would be in order, because there is -- I mean -- and I -- I think the feeling is if there is something that can fit there, then, they should move forward with that and that's, essentially, the feelings. McCarvel: I accept the amendment to the motion. You want me to restate it? Fitzgerald: Yeah. Can you restate your motion with the changes, ma'am. For the record. McCarvel: After considering all staff, applicant, and public testimony, I move to approve file number H-2019-0094 as presented in the staff report for the hearing date of October 24th, 2019, with the following modifications: That we strongly recommend exhausting all options of retail for the existing interior storage. Fitzgerald: Or in lieu of? McCarvel: Or in lieu of. Fitzgerald: Bill. Parsons: Mr. Chairman, Members of the Commission, there is a condition of approval in the staff report that gives the applicant that flexibility, so I just wanted to let you know it's actually condition number six. It says flexibility shall be granted for the future interior storage depicted on the site plan at the northeast corner of the site to be converted to retail if desired by the applicant. So, we have it covered for you. Fitzgerald: Highly recommended -- recommended. Meridian City Council Meeting Agenda November 7, 2019 – Page 134 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 24 of 43 McCarvel: Highly recommended. Fitzgerald: So, I have a motion. Do I have a second? Seal: I second. Fitzgerald: I have a motion and a second to -- to approve file number H-2019 with modification -- or 2019-0094 with modifications. All those in favor say aye. Opposed nay. Same. Holland: Nay. Fitzgerald: Motion passes. Thank you very much. MOTION CARRIED: THREE AYES. ONE NAY. THREE ABSENT. D. Public Hearing for Verraso Village North (H-2019-0105) by Chad Olsen, Located at 3543 E. Tecate Ln. 1. Request: Modification to the Conditional Use Permit (H-2018- 0071) to reduce the number of dwelling units in the multi- family development from 56 to 36 and update the development plan for the site. Fitzgerald: Okay. Moving on to open the public hearing on H-2019-0105, Verraso Village North and start with the staff report. Parsons: Thank you, Chairman, Members of the Commission. Next item is the Verraso North conditional use modification. This site consist of 1.7 acres of land zoned C-G and is located at 3543 East Tecate Lane on the west side of North Records Avenue, south of East Ustick Road. Adjacent land uses. We have Les Schwab and Culver's restaurant zoned C-G to the north. To the west we have retail and restaurants, zoned C-G. Townhome style multi-family to the south and to the east is a collector road, which is East Records Road. Last -- in 2018 a multi-family development -- excuse me -- a conditional use permit was approved for a 56 unit multi-family development on the site, which is the site plan that's in the upper left-hand corner for you. It was tucked under garage parking and, then, it had the units above it, for total of 56 units. The applicant is here this evening to modify that conditional use permit to reduce the number of units on the site from 56 to 36. The previous elevations were -- was all one structure and this particular revised site plan that you see on the left hand -- the right-hand side consists of more four -- or four townhome style apartments with tuck under garages for the three stories with garages accessed from a shared driveway off Tecate Lane and, then, there is also an emergency access just off to Records per the fire department requirements. So, the applicant is required to provide open space for the multi-family standards. You can see the areas highlighted in green is the open space that's proposed for this site. This applicant was -- or this -- this project was put on hold, so the applicant could further define and process Meridian City Council Meeting Agenda November 7, 2019 – Page 135 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 25 of 43 their design -- or further to refine their design and so originally the applicant had one additional unit and it was -- this was one long building and per the recommendation of staff they actually separated the buildings and created some more green space between them to add and enhance the open space and amenities for -- for this particular development. If you read the staff report, staff has recommended -- currently there is a sidewalk that's going along this -- or the applicant wants -- I don't know if there is an existing sidewalk or sidewalks being proposed by the applicant, but there is pedestrian connections along this side of the street and you can see here there is some landscaping that projects into the walkway that could prevent pedestrians from entering -- not only into the units, but also into the commercial development that this shares -- the property is part of and so staff actually recommended that these -- this entire building gets shifted down to the south and that these parking pads be removed, so that we actually get additional green space in between the street and the buildings to add more of that pedestrian element and some more open space to the development. The other caveat to this particular plan is that it's over parked for UDC standards and I know this Commission takes that -- with multi-family we are always curious about the parking count for this site. So, really, the only required parking are the two car -- two car garages that's proposed tucked under the -- I don't have that here for you, that exhibit, but -- and these parking pads are additional parking for the unit. So, they are not required by code, but the applicant is, again, trying to emulate a townhome style development and complying with the multi-family standards. So, this -- this side or this bank of townhome units will not have a parking pad, but they still meet UDC standards and, then, the rest of the site, again, will -- does exceed UDC requirements for multi-family parking standards. Here are the elevations that the applicant provided. You probably saw the upper -- the ones on the left -- upper left-hand corner you saw in the previous rendering with the Adera site. This is the townhome units that were proposed with that project that Council nixed and here are some additional of the elevations that the applicant is proposing. Further refinement is going to be needed and the applicant is going to have to comply with the architectural standards manual. So, the applicant hasn't really decided on what the design will be for these structures. At this point we know that they are going to be a townhome look, of modern design, with parking in the rear of them. So, again, the applicant as they go through the certificate of zoning and design review process with staff, we will make sure that the elevation is with those standards. If the Commission has a preference this evening, certainly you can say which one you prefer and we can remove one from the staff report and say one is preferred and one's not preferred or unapproved and the one approved, whichever one you want to see on the site, which you have that ability through this conditional use process. The applicant did provide written testimony in agreement with the conditions in the staff report and we are recommending approval and I will stand for any questions you might have. Fitzgerald: Thank you, Bill. Any questions for staff? Thank you, sir. Mr. Olsen, would you like to join us again, sir. Olsen: Take you up on the shoes. Chad Olsen. 6142 North Queensberry Place, Boise, Idaho. 83713. So, why would we come in here and want to reduce units? We felt like as we got back in there after having this condition approved with 56 units, that as we got Meridian City Council Meeting Agenda November 7, 2019 – Page 136 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 26 of 43 in there and we looked at it a little bit closer and we felt we were a little bit too tight. What we did is we traded a general parking garage for individual private garages and as a result we reduced to 37 units originally and, then, under staff's recommendation for more green space we omitted a third or the last unit down to 36 units. We did this primarily to just open it up a little bit and have a little bit higher end. It's probably more conducive to the other Verraso projects that we developed and built. Those are a little bit higher end, higher caliber, and so we thought, well, keeping that same -- same theme, let's just make these a little bit nicer and to do that it required reducing the number of units. So, that's what we did. Why the two renderings? Well, at the beginning we wanted to make this easy for Commission. We wanted to get a rendering that looked most like the one that had already been approved and that came with those metal accoutrements on top and you can see those -- those metal -- that metal -- oh, horrible, if you would, at the top there. But when we got it done we didn't like it as much as we thought we would like it. It worked really well on the other project that we had submitted to you that you had approved. It looked really good. But sometimes too much is too much and so we started going, well, let's go back to our original design, which is the one that you see in the bottom right-hand corner, which is a little more simplistic in its designed and it really emulates a modern Brownstone and, of course, the Brownstone design is very very popular all over and we kind of wanted to put a new modern spin on that. Of course, the Verraso project has been very successful and we -- we didn't want to do anything that would tear away from that and we wanted to keep that whole Records Road looking awesome and so that's maybe some of the reasons why we did what we did. I stand here for any questions that you might have. Fitzgerald: Any questions for the applicant? McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. McCarvel: Bill, what is your plan for that fourth building that they have recommended no pads for at this point? Olsen: Well, I -- I saw that in the staff report and, then, I saw the one part about the amenity and, then, I think that got handled with the park, but I wasn't sure. There was actually a sidewalk on the other side in the beginning, but I think -- if I think what we need to do there -- I think I have got a couple considerations. First of all, the pads there are 20 -- or are 20 foot and to be a recognizable or an official parking spot it can be 19. So, there might be a little bit of ability for us to -- to move those pads a little bit shorter and do that, but if -- if it has to come to it, that's what it has to come to. I felt like, you know, a great relationship with staff and very sensible and looks at each project the way that someone would want to live there. It's one of the things that I really appreciate about staff is that -- I think it's all fun and games right now, because there is a lot of people moving to Boise -- or to Meridian, but at the end of the day if it slows down I won't have a product that we can -- we can market and that will be a nice product for someone to live in and so there is still a two car garage and even if that had ended up being reduced, we might be able Meridian City Council Meeting Agenda November 7, 2019 – Page 137 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 27 of 43 to even get a third spot in there may be in a parallel fashion or something like that. So, I just knew that there was some flexibility there in moving around to make that happen. Originally we weren't required to put the sidewalk on our side, because there is a sidewalk on the other side -- a fully -- a full sidewalk, so -- but, yeah, I'm in compliance with that agreement from staff. We will sit down and we will figure out what -- what's the thing to do there. Fitzgerald: Additional questions? Thank you very much, sir. We appreciate it greatly. McCarvel: Mr. Chair? Fitzgerald: Oh, Commissioner McCarvel. McCarvel: I know you have got the big park and everything on the other side, but just in -- I mean it does feel like a lot of concrete back there when you are driving through some of those places. What is the amenity or green spaces in between the buildings there? Olsen: It's a little park. It's a teeny park. So, that as you are coming in the road -- but this is really characteristic of all our designs at Verraso and we all -- we all pretty much had that same format that you see there and I -- personally when I drive down it I don't think there is too much concrete, but I think Bill was right and Bill will take -- he should be taking credit. He said, hey, look, when you're driving in I want to be able to see something that's green. I don't want to have to, you know, forget about it. Once I have entered into the inner core of that I want to be able to see green spaces when I'm coming in and I agreed with that and I thought that was a good idea. So, I said let's -- McCarvel: Is it just -- I mean it's driveway, just a private street, it's just concrete right up to the buildings. Olsen: Yeah. Yeah. Yeah. McCarvel: Okay. Thanks. Fitzgerald: Thank you very much. Olsen: Thanks. Fitzgerald: Madam Clerk, do we have some signed up for this application? Weatherly: Mr. Chairman, no one signed up for this project. Fitzgerald: Is there anyone in the audience who would like to speak on this application? Let the record show that no one came forward. Mr. Olsen, do you have any other additional thoughts? We are good? Okay. Thank you. Can I get a motion to close the public hearing on H-2019-0105? Meridian City Council Meeting Agenda November 7, 2019 – Page 138 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 28 of 43 Seal: So moved. McCarvel: Second. Fitzgerald: A motion and a second to close the public hearing. All those in favor say aye. Opposed same. Thank you. Motion passes. MOTION CARRIED: FOUR AYES. THREE ABSENT. Fitzgerald: Thoughts? McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. McCarvel: I like the -- just -- for the record I like their second option better. I do think -- Fitzgerald: Oh, on the bottom? McCarvel: Yeah. All that stuff -- Fitzgerald: Those -- I agree. McCarvel: Leave that for the birds. Fitzgerald: I totally agree. I had that exact -- we had conversation literally today. McCarvel: I can picture pigeons sitting up there. Fitzgerald: Yeah. I think that would be a mess. McCarvel: And the one on the bottom just does give a little -- a little more homey feel to what is just a lot of concrete on that side of the street. I realize there is a beautiful open park on the east side, but -- so, I think it's -- it's in concert with everything else that's going on back there and it's nice to have less units. Holland: Mr. Chair? Fitzgerald: Commissioner Holland. Holland: I would echo the same comments, that I like the photo better on the bottom right than I do the one on the top left, because I think it's got good architectural elements to it. It shows -- I like the diverse colors. I like the diverse styling of it, but it looks a little more homey and I would agree, we don't need bird's nests above people's front doors. So -- Meridian City Council Meeting Agenda November 7, 2019 – Page 139 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 29 of 43 Fitzgerald: I would completely agree. I -- I like the Brownstone feel, I think it gives it a great job, the undulations in the building and we really appreciate the applicant working with staff as close as they do. That -- breaking that building face up on the backside of buildings on the south side, I think that was great input from staff and we appreciate Mr. Olsen working with them, because I think that breaks that building face up and gives them a little bit of that green space and park to live to. But I agree that the Brownstone look is definitely better than the -- in the area. Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Seal: Yeah. Generally speaking if somebody wants to reduce I'm over that -- that's something I always like to see. That said, this area is made for and has a lot of -- of high residential and so to see it reduced in an area that's made for it is a little bit concerning, but I understand the -- what the applicant was going for here as far as making something at the end of this that's going to be a little bit higher end for the people that want to -- want to pay a little bit more to live -- you know, have a little bit more space that's provided. I am concerned about the -- removing the parking pad, just because I -- I think that might end up causing some issues in that area as far as where people are going to park. It would be really really nice if we lived in a society where people didn't put a thousand dollars' worth of stuff in their garages and park 20,000 dollars' worth of cars outside of it, but it's not that way sometimes. So, I just see that that might cause some problems in the future. So, I mean with the suggestion the applicant made of maybe reducing the pad size and still trying to squeeze that green space in there, is that something that staff would be willing to work with or is that -- does that look like something that would be a realistic concept -- concept in order to still provide that pad space? Fitzgerald: Bill, do you have any thoughts? Parsons: Yeah. Chairman and Commissioners, the way the condition is written currently is you need to get five more feet to the drive aisle, which is only 20 in that area, so we would need 25 there. So, that's already cutting into that pad to 14 feet and, then, you pull the building back to make sure there is clearance for -- I almost like the little green strip in front of the sidewalk to have a parkway, so you give that much separation from the drive aisle and the sidewalk. That gives pedestrians comfort as they walk into the site. So, I'm envisioning no more than a five foot pad -- parking pad behind those units by the time this thing is redesigned by staff working -- in working with the applicant, so there is no wiggle room in code to have a reduce parking pad. It's nine by 19. So, that's why my -- my recommendation to you and the condition the way it's worded it's remove the pad. We won't accept anything more than a five foot parking pad there, so we don't have people parking behind the units and blocking the drive aisle for the fire department. That's the intent behind that and that's -- that's why I'm -- it's all or nothing is kind of how I see it working at this point. We have to be able to have pedestrians walk -- now with Trader Joe's in there it's going to have a lot of synergy there. I was there this weekend -- the past weekend, it was -- it was packed and I drove through the existing Verraso project Meridian City Council Meeting Agenda November 7, 2019 – Page 140 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 30 of 43 and the roads are narrow, it -- and there is a lot of concrete and it -- it feels like you're driving through an alley. So, what I think we should learn from our past mistakes, move this one forward, have him shift that building back -- that pedestrian scale on that -- create that safe passageway so those residents that are going to walk to Trader Joe's and lose some parking on this site. I -- yes, those might be harder to rent in the future, but there is still a two car garage and that's an amenity when you -- you either buy or rent apartment space. My professional opinion on that. Seal: Is there parking on the Tecate Lane? Parsons: No. No. It's a private street. Not allowed to have parking on it. Fitzgerald: If it was the whole project I would be more concerned. I think there are people who don't have as much, so I think you -- the market will drive which units they purchase or rent or whenever it's going to be. So, I think if it was the whole project I would be more concerned than I -- but I -- I think what Bill is going for is right, if you don't eliminate them completely you got people trying to park halfway over and you got a fire truck that has to drive through, it's going to be a real problem. So, I -- I would rather go that direction of eliminating them and -- and giving that drive aisle up front an additional green space. McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. McCarvel: I would agree. I use -- when I frequent the retail that's in front there I use it and I see a lot of people come through back there to get to Records instead of going out and have to do a U'ee on Eagle and so I think the more we can make that the obvious place to go, instead of people cutting through all those little drive -- those driveways, that's a better situation. I would be in favor of removing the pads from them. Fitzgerald: That's already in the staff report; correct, Bill? Thank you. Commissioner Holland, do you have any thoughts? Holland: No. I think I'm in agreement with what staff recommend there. Fitzgerald: Without additional thoughts or comments, I would entertain a motion. Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Seal: After considering all staff, applicant, and public testimony, I move to approve file number H-2019-0105 as presented in the staff report for the hearing date of October 24th, 2019. McCarvel: Second. Meridian City Council Meeting Agenda November 7, 2019 – Page 141 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 31 of 43 Fitzgerald: I have a motion and a second. All those in favor say aye. Opposed same. Motion passes. Congratulations. Thank you. MOTION CARRIED: FOUR AYES. THREE ABSENT. E. Public Hearing Continued from October 3, 2019 for Goddard Creek Townhomes (H-2019-0068) by SI Construction, Located at the NW Corner of W. McMillan Rd. and N. Goddard Creek Way 1. Request: Rezone of 5.03 acres of land from the R-4 to the R- 15 zoning district, and 2. Preliminary Plat for the Re-subdivision of Lot 2, Block 1, Goddard Creek Subdivision Consisting of 4.62 Acres of Land into 44 Building Lots and 8 Common Lots. Fitzgerald: Okay. We will move on to open the public hearing on Item 4-E, Goddard Creek Townhomes, file number H-2019-0068 and Bill will start with the staff report, sir. Parsons: Mr. Chairman, Commission, before I start the presentation I -- I want to just share with you -- I had a chance to look at some of the public testimony before I came in. As we all know tonight is parent-teacher conference night and we had a couple of residents say they can't attend because of that happening. So, they have asked for the Commission to continue this particular item so that they will have a time to come and testify and present at -- during the public hearing on this project. I bring that up to your attention to see if you are amenable to that request. If not, I'm certainly prepared to go forward this evening. I will leave it in -- just wanted to share that with you as -- as we get moving forward into this project. Fitzgerald: What is the will of the Commission before we get started, because I don't want to walk into this and have to redo it over again. Is there comments? Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Seal: Reading through the public testimony there is a lot of negative comments on, essentially, this and there were a lot of people that did put in there that they couldn't -- they wouldn't be able to make it. If I were in that position I would definitely want my voice to be heard out loud, not necessarily in -- in -- in the form of an e-mail or something along those lines, so I -- I would be okay with a continuance. Holland: Mr. Chair? Fitzgerald: Commissioner Holland. Meridian City Council Meeting Agenda November 7, 2019 – Page 142 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 32 of 43 Holland: I would agree. I would be open to a continuance, but I don't know if we want to -- there is some folks who stuck it out with us for a couple hours. I don't know if we would want to hear perhaps the staff report and, then, open it up for some of the testimony here and, then, continue it and for additional testimony. Fitzgerald: I think that's where I was leaning as well. Commissioner McCarvel. McCarvel: I would agree with Commissioner Holland. And this is another piece of property -- Fitzgerald: That we have seen -- McCarvel: -- that's been around for a while -- Fitzgerald: -- numerous times. McCarvel: -- and heard and heard and heard and so I feel -- I mean I think I know what the will of that neighborhood is, but, yeah, let's get through -- I think let's get through as much as we can, but I certainly want everybody to feel that they have been heard, so -- Fitzgerald: So, Madam Clerk and Bill, I think -- and when we -- depending on the will of the Commission, but also on -- I think it's on Silverstone, we need to make sure we re- publish that -- or repost that -- I think it is or re -- what do you call it? Renotice. Thank you very much for helping me. Renotice the -- the Silverstone Apartments project. I know Chris and I talked about that earlier. We need to make sure we re -- repost -- re-notice the Silverstone one specifically and I think we will probably do that with this tonight, if that's the will of the Commission, so -- so, Bill, let's kick off -- let's have a staff report discussion and we will take comments from the folks in attendance and, then, we will talk about what we do next. Parsons: Thank you, Chairman, Members of the Commission. Next item on the agenda is Goddard Creek Townhomes. The applications before you are -- is a rezone, preliminary plat, and development agreement modification and the director has approved the private street application and the alternate compliance application. The site consists of 4.62 acres of land currently zoned R-4 in this city. It's located on the northwest corner of West McMillan Road or North Goddard Creek Way. Adjacent land uses. To the north we have the Selway Apartments, zoned R-4. To the west we have a storage facility that's currently under construction that was approved with the previous application on this -- for this portion of this site in 2017. McMillan Road on the south and, then, East Goddard Creek is on the east boundary. So, this particular lot does not have access to Goddard Creek -- direct access to Goddard Creek, it -- there is actually a platted common lot that touches the eastern boundary of this particular property. So, the applicant is here this evening to discuss -- or excuse me. The history on this site. I think we are all aware of it. So, in 2002 this project came through as part of the Lochsa Falls development. The PUD granted office uses on the site, even though you see R-4 zoning on it. So, that's been some of the confusion around the public history -- the public comments on this particular Meridian City Council Meeting Agenda November 7, 2019 – Page 143 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 33 of 43 property. Everyone remembers the PUD, but it has residential zoning on it and sometimes neighbors and applicants -- not applicants, but residents get confused as to what can actually occur on the property, but I can assure you right now office uses are allowed to develop on that property if the DA mod is not approved and, then, in 2017 the comp plan amendment came through that included the self storage component and a multi-family component. As that project went through the public hearing process the applicant was asked by this body to reduce their unit count, because they didn't like the density on the site or the amount of open space -- space that was provided for that particular project. So, the applicant modified their plan, went from 82 units down to 76 units, trying to gain favorable approval from you. You ultimately recommended approval of a multi-family component and the storage facility as it went to Council, but because of the pushback from the neighbors, the applicant with -- based on the public hearing at the City Council meeting the applicant was saying that the Council didn't have an appetite for additional multi-family on this particular property or the density and they requested the Council to acknowledge the withdrawal of the CUP application. So, that Goddard project, the self storage and the comp plan amendment and the rezone to the C-C zoning district occurred with that piece and this particular property remained R-4 subject to the PUD and the development agreement, which allows office uses. As I mentioned to you, the -- this -- this particular property is mixed use community and so, again, with that land use type we envision three specific land uses within the area. Noted that this has been broken down into the last four acre piece. A viability of having three different land use types on this property isn't going to work. So, what we do typically, if that occurs, we look at the adjacent properties and see what's happening in the area and, then, trying to make that nexus of whether or not we have adequate commercial and residential and office uses in the area and just to the west of this site there is vacant commercial and office uses, along with the storage component, along with the multi-family and the single family and the school in the area. So, certainly we can find a nexus that this is consistent with that mixed use community land use designation and an R-15 zoning is appropriate -- is the -- is one of those preferred zoning requests for this property as well. So, the applicant is asking for a rezone from the R-4 zoning district to the R-15 zoning district and the DA modification is to remove this property from the Lochsa Falls DA, have it rezoned to R-15 so they can develop the plan that's before you this evening. The plat itself consists of 41 single family lots with a mixture of single family attached and townhome units. The color graphic that you see here has -- well, this particular property is under five acres in size, so it's not required to meet the open space and amenity requirements of the UDC, but the applicant's gone out of his way -- in looking at the surrounding residential developments with Lochsa Falls and Kelly Creek, they certainly have abundance of open space in those developments. So, I think the applicant's intent here was to emulate what's occurred in that area. Yes, it is a compact development, but he is offsetting that with additional open space, which is approximately 20 percent and three amenities, which, again, is not required by code. The only required landscaping for this site is the 25 foot landscape buffer along McMillan Road. So, to me this is something unique. as I mentioned to you it was originally 76 units on this, now reduced down to 41 for sale townhome units. So, a stark difference. The density of that previous project I believe was around 15 units to the acre and this density on this particular project this evening is within range of that six to 15 units. This comes in at 8.87. So, we are just slightly above the minimum desired in this Meridian City Council Meeting Agenda November 7, 2019 – Page 144 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 34 of 43 land use designation. So, if you had a chance to read through my staff report, staff had recommended some changes to the site plan and plat that you see this evening and I will point this out quickly for you. So, you can see here the -- and I appreciate the applicant's symmetry on the -- on the design of the plat, but we think currently there is a water and sewer stub that is stubbed right in this location of the property, which would cause the applicant to jog it over at a 45 degrees angle and, then, bring it in through the site. So, in looking at the design and working with our Public W orks Department, we felt it may be prudent to actually shift the common lot over to the east. So, take these units, which are labeled 18 -- or 19 and 20 and attach those here and have a four unit townhome here and shift the open space over and connect it into the dog park. That way you can facilitate efficient expansion of city utilities, you consolidate open space a little bit better, and, then, because the applicant's over 30 units fire department is going to want an emergency access and, then, rather than having this shared driveway being the shared access, they may be able to create a pathway -- a wider pathway and tie into the sidewalk into McMillan Road as an amenity where it can serve as the maintenance road for our Public Works Department and serve as an emergency access for the fire department. So, to us there is a win there by shifting that over for everyone involved. Had a discussion with the applicant and he was in agreement with those changes and that's been reflected as a condition in the staff report. So, if you had a chance to read the staff report as well, you can see that there is actually multiple product types proposed with this development, single family attached townhomes, and typically when we -- private streets are not the preferred method for providing access to single family developments or townhome developments. Our -- our preference is to have public street connectivity. In this particular case the applicant -- and both city code and ACHD do not want to grant another access to McMillan Road, because it's an arterial, but when the apartment complex to the northwest went in we actually had a private street go in with that application and this provided cross-access to this particular property. So, in this case, because we have an arterial street, access is limited to this property and we have cross-access with the apartments, staff -- the director agreed to approve the private street application, so it's all a 24 foot wide street section, but in order to support private streets for single family, we need to -- you need to have either a gated community or a MU lot -- or MU development and typically what a MU is a linear open space, but the units are supposed to front on the MU, not the back of the units on the MU. So, one of my recommendation -- recommended conditions of approval was that the -- the townhome unit -- units internal to the site, which are these internal lots here along the MU, actually want the applicant to reorient the front of those units onto the open space and that would be the primary focal point for those units and, then, the garages, again, will access off the public streets. So, really nothing changes in the site design, the layout. It really comes down to the design of the units and that also predicated a condition that I want to have three distinct elevations for the development as well. So, the applicant was nice enough to provide those for me this evening and I will share those with you as well. So, again, all of the units are pretty similar. Here is the -- here is the single family attached townhome and, then, the larger townhome units in the middle. Then here is kind of an example of a product type mix throughout the development for you. But, again, as I explained earlier, these units will be combined with this or some version of that. He doesn't necessarily have to combine them, he just needs to shift them or if he wants to keep them in twos, I'm fine with that, too. But I think just Meridian City Council Meeting Agenda November 7, 2019 – Page 145 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 35 of 43 shifting this open space here and having that focal point into the development is going to make it a lot nicer. The one other item that you would note on this site plan, too, is typically we don't allow parking on private streets and we have heard from this Commission time and time again there never seems to be adequate parking for developments. So, in working with the applicant he was amenable to adding these 16 overflow guest parking stalls along the private street and in case that's come to this development, I think that's -- that's a wise -- even though he has the parking pad and the two car garage per unit, which meets code, having this overflow parking does help the project as well. So, overall staff is supportive of what the applicant is doing here this evening. Staff did receive written staff report -- or written agreement from the applicant with all conditions in the staff report. and, then, if you had a chance to read the public testimony there were nine applicants that testified -- again concerned with traffic density and parking within the surrounding area. Staff is recommending approval with conditions in the staff report and I will stand for any questions you may have. Fitzgerald: Any questions for staff? Thanks, Bill. Would the applicant like to come forward. Please state your name and your address for the record, please, sir. Noriyuki: Commission. Scott Noriyuki. Northside Management. 6810 Fairhill Drive, Boise, Idaho. 83714. Thank you. First of all, I want to thank Bill. We had a lot of complex items we had to work with on this project. I think it far exceeds City of Meridian code and expectations. I think it blends beautifully between the existing R-4 and the existing Selway Apartments, as well as the mini storage and the arterial road from a standpoint of there is plenty of R-4, single family detached -- detached dwellings, in Kelly Creek and, then, of course, to the north there is plenty of rental. This provides a blend -- a step up product, if you will, for people who are young professionals or single parents or what have you to go from the rental situation to their first purchase that's more affordable, because a lot of people are getting priced out of Ada county right now. So, we feel like this is a nice natural progression. I don't have a whole heck of a lot to add aside from we are really proud of this. We have got a lot of good amenities in there. This is in high demand. We have covered a hundred percent of the parking. We have covered all the traffic. We have covered everything with the fire department and the police department. With planning. Not to be anti-climactic, but I think we nailed it. I think my only -- my only concern is I don't feel it's necessary to continue this. I think it can be taken up at City Council. We have had three neighborhood meetings. I noticed one for last night at Willow Creek. Nobody showed up. So, I think we have done our diligence. With that said I will stand for any questions. Fitzgerald: Scott, do you -- these are all individually platted; correct? Noriyuki: Absolutely. These are all for sales. These are not rentals. Fitzgerald: Is there any questions for the applicant? Thank you very much. We appreciate it. Noriyuki: Thank you. Meridian City Council Meeting Agenda November 7, 2019 – Page 146 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 36 of 43 Fitzgerald: Adrienne, what do we have for folks who would like to testify? Weatherly: Mr. Chairman, we do have eight people who signed in, but none of them indicated a wish to testify. Fitzgerald: As the first two -- well, ladies first. Ma'am, do you want to come forward and testify? Let's put it on the record, please, ma'am. Pollman: Janie Pollman. 5030 Goddard Creek Way. I was going to ask if this is continued, then, should I make the same presentation or, no, I don't need to? Fitzgerald: I think we will make sure it's on the record. We would love to hear your thoughts, so -- Pollman: Okay. So, again, I apologize, I'm going to have not very good graphics, but I am a visual person and -- Fitzgerald: And, ma'am, just while you are looking, I think it's -- it's the purview of the Commission whether they want to vote to continue it or not. I think the applicant has stated his thoughts about a continuance or not, so let's make sure we get your thoughts tonight if that would be okay. Pollman: Okay. Thank you. I do have -- these are just Google Maps that I brought up, that I gave to the clerk. I guess they are trying to find them. Two concerns that I have. So, we are starting here over on Meridian Road, all the way down to Ten Mile, to get your bearings a little bit, and this is the number of units that are in our area. So, we have got the big one down here at Prelude. Then we have got over here on Linder that's behind the Sonic and, then, of course, here Selway, 171 units. Then over here -- over there by that we have the Sawtooth Village. So, in a two mile radius -- or, excuse me, strip of McMillan we have 631 units. This is a lot like what I was saying about the storage units. I live right across the street. I mean I look out my bathroom window and the Selway Apartments are right there. I -- and I just bought my home five years ago. The apartments have been there a long time. I am not opposed to multi-family units. I'm not a person that is going to come before you and say we can't have this, because we just don't want apartments, but the saturation is a little much and I think that's what the neighborhood is saying, is that Selway is there and -- and as far as -- I have had no problems, but it's so -- just a little much, this high density in our area, except for the large unit Prelude, our neighborhood is impacted the greatest in that area with all of these high density housing and that's -- that's a big concern for us and, then, down here by Walmart I think it's R-15 over there. Apartments are going to go in over there. So, that's my one concern. Could I have the other page, please? The other concern -- and I understand and realize that you cannot control the roads. I totally get that. But I did want to point something out to you, please. Right here at the proposed rezone at that intersection is a T intersection and across the road is that -- is the big canal. A hundred and twenty-five is another T intersection for Hunter Elementary. So, in 125 feet we have all of this traffic coming out from our neighborhood. At the top of my -- my map Goddard Creek is used very much to Meridian City Council Meeting Agenda November 7, 2019 – Page 147 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 37 of 43 get to Rocky High School to avoid Linder over there and also to get to Willow Creek Elementary. We also have bus stops for each one of those -- or, excuse me, no bus for Rocky Mountain High School. I'm sorry. But there is right on -- my time is up. Fitzgerald: If you could wrap up your thoughts real quick, ma'am. Pollman: Pardon me? Fitzgerald: If you could wrap up your comments real quick. Pollman: Okay. So, I was just going to say a lot of buses come out of Hunter Elementary. It's just really a -- a -- in a short period -- or, excuse me, a short amount of space for driving, it's a lot of cars dodging each other coming -- we have no lights, no, you know, any of that kind of stuff and it's difficult to see how this is going to work in -- in our area. It will be difficult if this passes for us. Thank you very much. Fitzgerald: Thank you, ma'am. Sir, if you want to come and join us. Fisher: Good evening. Dan Fisher. 2382 West Apgar Creek Drive. I live in the last house right -- where Goddard Creek and this development -- so, thank you very much for your service and thank you for what you do for our city to make it more livable. Two years ago we came before this body and when the -- when another developer wanted to change the development -- the Kelly Creek development agreement to put in another similar high density project and the -- your body chose to honor the Kelly Creek development agreement and we very much appreciated that and we would ask that you would, please, honor the Kelly Creek development agreement as it stands. And another point regarding the light office. The -- I don't know the technical term for what allows the light office, but we all as the neighborhood came and we -- we see the light office with some traffic during the day for maybe a dental clinic or a law office would be perfect, because most of the -- most of the traffic comes after that is cleared out. As far as parking goes, I cannot park in front of my house. I realized that I don't own that clearly, but if I have guests that I want to come to my house, I cannot park in front of my house at any time. The Selway Apartments -- the parking overflows onto Apgar Creek Drive on both sides, so that my guests cannot park in front of my house. So, this is just -- it's too much. It's too much on this corner and so I would ask that -- that we stick with the -- the use that was approved two years ago with the light office, the R-4 zoning, and I appreciate your time. Fitzgerald: Thank you, sir. We appreciate it. Fisher: Oh. May I also comment for the record that we, please, would ask for a continuance. We very strongly would like to have the neighborhood be able to come and express their -- their views to you as a body. Thank you. Fitzgerald: Appreciate it. Thank you, sir. Anyone additional that would like to testify? Mr. Noriyuki, would you like to come back up and close your thoughts, sir? Meridian City Council Meeting Agenda November 7, 2019 – Page 148 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 38 of 43 Noriyuki: Thank you, Commission. Scott Noriyuki. 6010 Fairhill Place, Boise, Idaho. So, I'm going to kind of just address the comments of her directly. Number one from a traffic standpoint, this entire area was originally master planned and approved by ACHD. ACHD has submitted the staff report. They have reviewed the project. There is capacity within the roadway system. So, we are completely in conformance. As far as schools, if there is any comments that come up regarding that, I personally spoke with the school district assistant superintendent as far as five new -- well, one new high school, Owyhee, which you're all aware of that's going to be complete in 2021. Pleasant Valley Elementary, which will be completed in 2020. Mountain View High, which is getting a major expansion complete in 2020. Star Elementary complete in 2020. And Mary McPherson Elementary currently under design. So, there is capacity and it's been calculated that we will add roughly 35 additional students. So, I just want to assure you that -- that by the time we are complete with this project, which will be in 2020, that relief will be there. So, we are not going to be a burden on the system as far as education. We are not going to be a burden on the system as far as traffic. I do want to speak very specific to this development agreement. Your body has already modified this development agreement originally to allow for the mini storage going in. So, all we are doing is now we are all just adjusting, if you will, and, then, from a parking standpoint, I want to ensure that we have got parking covered. These units have full two car garages with 20-by-20 minimum parking pads that can handle a total of four cars, as well as the 16 overflow. With that I will stand for -- oh. And in closing I see no necessity to continue this. We have given plenty of opportunity for the neighbors and also we also have a City Council hearing. So, with that I respectfully request we proceed. Thank you. Fitzgerald: Any additional questions for the applicant? Thank you, sir, very much. We appreciate it. Noriyuki: Thank you. Fitzgerald: A motion to close the public hearing on H-2019-0068. Holland: Mr. Chair? Fitzgerald: Yes, ma'am. Commissioner Holland. Holland: Perhaps before we make a motion to close the public hearing we talk about whether or not we want to continue it. Fitzgerald: That's probably a good call. Holland: Stay open if we are going to continue. Fitzgerald: Thank you for your guidance. Council? Appreciate that. So, do you have a comment you would like to make around that? Meridian City Council Meeting Agenda November 7, 2019 – Page 149 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 39 of 43 Holland: Mr. Chairman, I think there is -- I don't know if we want to dive into comments about the application itself, but I think there was enough public testimony that makes me have pause to want to make sure we give residents the opportunity to come before this body and share their comments. So, I probably would still be inclined to continue it. Seal: I would agree with that. Fitzgerald: Commissioner McCarvel, do you have -- McCarvel: Am I saying this right? I mean we have 12 -- there is three pages of comments I think. Seal: There is 12 in there. I was just confirming there is 12. McCarvel: There is 12 and some of those are -- I'm just -- I mean I guess my question is are we going to hear anything more than what's in the public comment -- I mean already. For as large as that neighborhood is to have -- they are not all at teacher conference I guess. I mean I'm -- I'm willing to go forward with the majority of the panel here, but I'm -- I'm looking at seven people. I guess I would feel different if it was seven pages of people that couldn't be here. Fitzgerald: I -- I tend to trust our staff in regards to comments that -- that they have received and I think it's been -- Bill wouldn't have brought it to our attention if it wasn't an issue to take in account. So, I -- the applicant -- I appreciate where he's going, but we -- they have another opportunity to go to Council and have that conversation, but we are supposed to help that process before it gets to Council, so I think we need to have all the information in front of us to make a good decision. So, I don't have a problem continuing this a little bit longer just to make sure we get public comment. Seal: And I mean to add to that, I think a continuance to allow for more public comment, if we get -- again, if we only get the folks that are -- that have written comment in here, that -- that might change my mind as far as, you know, what I'm thinking on this project already. So, I just want to make sure that we get -- we see what the actual public comment is and allow those people to come in. McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. McCarvel: I -- for this piece of property with as many times as it's been in front of us and as many voices as we have heard, I think one more shot is just fine. Fitzgerald: That's kind of where I'm going, too. Holland: Mr. Chair, before we make a motion to do anything else here, is there any comments of anything we want the applicant to address before it comes back before us Meridian City Council Meeting Agenda November 7, 2019 – Page 150 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 40 of 43 again? I would say it would be nice to see the -- the change that staff recommended about the allocation of green space shift to the right, just so the map is -- the rendering is up to date. But I don't know if there is anything else we want to ask them to work on with staff before they come back. Fitzgerald: Thoughts, Mr. Seal? Seal: I mean -- I'm looking at the agency comments, I mean I'm looking at the West Ada School District and I mean every school that they list on there is over capacity at this point. I understand they are opening other schools, but if I lived in this area the last thing I want is for my kid to be bused somewhere else and that seems like that's what -- what's being offered as a solution to that is that the -- the capacity will be there, but we are going to have to bus some kids out. And as far as the ACHD report, as I'm reading it -- maybe I'm reading it wrong -- we have got better than D listed in both of these, which is 425 vehicles per hour. McMillan is already at 501. And, again, we are getting some information in these reports that's pretty old. I mean if you look at the -- the traffic count -- and we are basically almost a year and a half off on the traffic counts, we have got McMillan at 4,900 and, then, we have got -- excuse me -- Goddard Creek Way at 33, so -- and that's the older set of data. So, it looks like almost all the traffic that's coming off McMillan is almost traversing Goddard Creek Way. So, I mean to me those two things right there cause me enough pause to go, whoa, how many more things do we want to be putting in here. That said, a continuance might offer, you know, the ability for the applicant to, you know, dig deeper into that and get more information from -- from the agencies as far as some kind of written testimony from them as well or written input or even somebody to come and testify on behalf. That would make me feel a little better about, you know, the application that's put in front of us. Fitzgerald: Okay. Additional thoughts? I mean we can get into the merits if we want to. I'm not sure if it's necessary at this time, if we -- depending on where we want to go, because I have had -- I have looked at this project -- or this property at times, I have seen much more dense and more challenging projects for that and I think the chat -- or than the one we are looking at right now and diversity of -- of product in the area I think is -- especially on an ownership project or ownership side -- I can't talk. The ownership side -- it's refreshing and there is not a single family home right up against it, which is another -- so, there is -- there is components of it that I think are well thought out, especially with the green space, because it's not a requirement, and so there are positives in my opinion on this project that they have done a good job of working through, so -- McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. McCarvel: I would agree and I do have a question for staff. Did I hear it was -- the density was 8.8. So, just -- other than the setbacks, this is pretty darn close to an R-8, instead of an R-15. Meridian City Council Meeting Agenda November 7, 2019 – Page 151 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 41 of 43 Parsons: Mr. Chairman and Commission, that's correct. Yeah. The R-15 is for the dimensional standards as you mentioned, for the townhomes. Fitzgerald: Six to 15; is that right? Parsons: Six to 15 in that -- with that land use designation, yes. That's the target densities. Holland: Mr. Chair, one more questions for staff. Fitzgerald: Commissioner Holland. Holland: On the west side of this property do we have any knowledge of what would happen with that other blank canvas there? Fitzgerald: Storage units. Holland: Is that the storage units? Parsons: Yeah. Mr. Chair, Commissioners, that's the storage unit and they had to put in a 25 foot landscape buffer up against this R-4 piece. So, the applicant is going to have their 12 foot setback, plus a 25 foot setback on that boundary. So, there will be adequate separation there as well. Fitzgerald: Additional thoughts? Holland; Mr. Chair, I think I -- we have seen lots of different applications on this specific piece of ground over the years and I would agree that there could definitely be more density that someone else could provide here, so I -- I like that they have kind of taken a thoughtful look at having a product that wouldn't put as much strain and adding the additional parking always makes us happy as a commission, so I appreciate the green space that they didn't need to meet code in there, but they were top one, adding a dog park and some extra open space. I don't know, again, that we are deciding on one thing or another, just throwing out some comments. I think it -- the biggest challenge is traffic for sure and how do we make sure that that doesn't overload Goddard Creek Road on -- Fitzgerald: Absolutely. Based on our previous comments, I would entertain a motion to continue this, if that's what the will of the Commission -- so, if that's where we want to head. Does someone want to make that motion or is there additional thoughts we want to share? Seal: Mr. Chair, what -- do we want to ask what dates are available? Fitzgerald: Yeah. Bill, can you give us an idea of where we are headed on dates, so I can make it as less of an impact for Scott, if that's where we go. Meridian City Council Meeting Agenda November 7, 2019 – Page 152 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 42 of 43 Parsons: Yeah. Chairman, Commissioners, you know, I appreciate your willingness to continue this out. Certainly I don't -- my preference, to be honest with you, is to move it to the next available hearing, which is the 7th, and the reason why as we have gone through the presentation, the neighbors asked for that, so let's give them a week to regroup and come back and see what happens here. I don't think the applicant should have to renotice and repost the site just for a week -- a couple weeks continuance. Fitzgerald: Okay. Parsons: One, we can't meet the noticing requirements of the code to do that anyways, if we had to do -- we would have to bump them out a month, so that's not fair to the applicant. And, again, I want to be respectful to the neighbors. They asked for that. I appreciate -- again, I'm appreciative of what the Commission is doing. But, again, let's -- let's move on to the next date. The 7th. Let's get this thing moving forward. Let's hear what the additional testimony is and we will see -- we will go from there. Fitzgerald: Mr. Noriyuki, are you available on the 7th? Does that work for you? McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. McCarvel: And, Bill, can we get it at the top of the agenda? Parsons: Absolutely. We can make it the first item on the agenda if you would like. Fitzgerald: That would be great. Weatherly: Mr. Chair? Fitzgerald: Yes. Weatherly: As a note I just wanted to let you know, even though we wouldn't be noticing -- renoticing in the newspaper or on postcards, we would have a renotice of continuance on our website and we can also post it again on NextDoor as a continuance as well. Fitzgerald: Thank you very much. I think that's important. I appreciate it. With all that information we have, do I have a motion? Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Seal: I move to continue file number H-2019-0068 to the hearing date of 11/7/2019, so that we can hear specific input from the neighborhood. Meridian City Council Meeting Agenda November 7, 2019 – Page 153 of 282 Meridian Planning & Zoning Commission October 24, 2019 Page 43 of 43 Fitzgerald: I have a motion -- McCarvel: Second. Fitzgerald: And a second. All those in favor say aye. Opposed nay -- same. Motion passes. Thank you. MOTION CARRIED: FOUR AYES. THREE ABSENT. Fitzgerald: Thank you all. We appreciate you being here tonight and I need -- Holland: Mr. Chair? Fitzgerald: -- a motion. Yes, Commissioner Holland. Holland: I move we adjourn the Planning and Zoning Commission meeting. Fitzgerald: I have a motion for adjournment. Do I have a second? McCarvel: Second. Fitzgerald: All in favor say aye. MOTION CARRIED: FOUR AYES. THREE ABSENT. Fitzgerald: And we get to go home. Thank you. MEETING ADJOURNED AT 8:33 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED _-sl;;, K�AW ATTEST: Adrienne We 'ther Chris Johnson i _Deputy Clerk DATE APPROVED Q�aPTED Ali 0Q ST r CVEE IDIAN*-- Z �DAHD SEAL/ the