Loading...
2020-02-06 Meridian Planning and Zoning Meeting February 6, 2020. Meeting of the Meridian Planning and Zoning Commission of February 6, 2020, was called to order at 6:00 p.m. by Chairman Ryan Fitzgerald. Members Present: Chairman Ryan Fitzgerald, Commissioner Rhonda McCarvel, Commissioner Lisa Holland, Commissioner Andrew Seal, Commissioner Nick Grove and Commissioner Patricia Pitzer. Members Absent: Commissioner Bill Cassinelli. Others Present: Adrienne Weatherly, Andrea Pogue, Bill Parsons, Sonya Allen and Dean Willis. Item 1: Roll-call Attendance X Lisa Holland X Reid Olsen X Andrew Seal X Nick Grove X Patricia Pitzer Bill Cassinelli X Ryan Fitzgerald - Chairman Fitzgerald: Good evening, ladies and gentlemen. At this time I would like to call to order the regularly scheduled meeting of the Meridian Planning and Zoning meeting for the date of February 6 and let's start with roll call. Item 2: Adoption of Agenda Fitzgerald: Thanks, Madam Clerk. The first on the agenda is the adoption of the agenda. I don't have any changes. Can I get a motion to adopt the agenda as presented? Seal: So moved. McCarvel: Second. Fitzgerald: I have a motion and a second to adopt the agenda as presented. All those in favor say aye. Opposed same. Motion passes. MOTION CARRIED: SIX AYES. ONE ABSENT. Fitzgerald: Before we go forward I want to take the opportunity to welcome our two new commissioners, Nick Grove and Patty Pitzer. If you guys want to take an opportunity to introduce yourselves to our audience, our Commission, and all those on the wonderful screen at home to say hello and if you want to say anything about yourself or your Meridian City Council Meeting Agenda February 20,2020— Page 4 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 2 of 35 experience or your excitement about being on the Commission we would really appreciate it. Nick, if you want to start. Grove: I am Nick Grove. Excited to be on this for the next few years. Really looking forward to taking some of the experiences that I learned being a part of the comprehensive steering committee and excited to see all the things that come in front of this Commission, so -- Fitzgerald: Appreciate it. Commissioner Pitzer, do you want to say hello, ma'am. Pitzer: Thank you. Hi, I'm Patricia Pitzer. I recently retired. Been in Meridian for 28 years and I'm looking forward to this new opportunity. Item 3: Consent Agenda [Action Item] A. Approve Minutes of January 16, 2020 Planning and Zoning Commission Meeting Fitzgerald: We appreciate it, ma'am. Thank you both. Next item on the agenda is the Consent Agenda. We only have one item on the agenda, which is the --or on the Consent Agenda, which is approve the minutes of January 16th, 2020, Planning and Zoning Commission meeting. Can I get a motion to adopt the Consent Agenda? McCarvel: So moved. Seal: Second. Fitzgerald: I have a motion and a second to adopt the Consent Agenda. All those in favor say aye. Opposed same. Thank you. MOTION CARRIED: SIX AYES. ONE ABSENT. Fitzgerald: At this time I will explain the public hearing process for this evening. We will open each item individually and, then, start with the staff report. The staff will report their findings regarding how the application adheres to our Comprehensive Plan and Uniform Development Code with the staff's recommendations. After staff has made their presentation the applicant will come forward to present their case for the approval of their application and respond to any comments from the staff and the applicant will have 15 minutes to do so. After the applicant has finished we will open the floor to public testimony. There is an iPad in the back if you want to -- wish to speak on a specific application, please, make sure you sign up on that application in the back and you will have three minutes to present your comments to the Commission. Is there anyone here representing an HOA tonight? Okay. So, we will skip that piece. After all testimony has been heard, the applicant will be given another ten minutes to have an opportunity to respond to public testimony and, then, close the discussion and at that time we will close the public hearing and the Commissioners will have a chance to deliberate and hopefully Meridian City Council Meeting Agenda February 20,2020— Page 5 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 3 of 35 make a recommendation to City Council on certain applications tonight and, then, approve others. Item 4: Action Items A. Public Hearing for Quality Inn & Suites (H-2019-0140) by Quality Inn & Suites - Meridian, Located at 1575 S. Meridian Rd. 1. Request: Conditional Use Permit to reinstate the nonconforming status of the sign with changes to the sign that aren't consistent with the standards listed in UDC 11-3D- 8A.14. Fitzgerald: So, with that I will turn to our wonderful staff if they have gotten over technical difficulties? Maybe? Yes? Smiling. And start with our first public hearing, which is for Quality Inn & Suites, file number H-2019-0140. Sonya, we will start with you and the staff report. Allen: Thank you, Mr. Chair, Members of the Commission. The first application before you tonight is a request for a conditional use permit. This site is zoned C-G and is located at 1575 South Meridian Road on the west side of South Meridian Road, south of the 1-84 off ramp. The Comprehensive Plan future land use map designation on this property is commercial. A conditional use permit is requested to reinstate the nonconforming status of the sign for Quality Inn & Suites with changes to the sign that are not consistent with the standards listed in the UDC. The applicant is proposing to install a new sign cabinet shown on the right on the existing sign structure shown on the left that is 244 square feet, with a height of 50 feet, with no changes to the area at the base of the sign. The reason for the change is for rebranding purposes of the business. The proposed sign exceeds the maximum 40 foot tall height and 150 foot square -- square feet, excuse me, background area and is not set within a landscaped area having at least the same square footage as the background area of the sign as currently required by the UDC. No landscaping exists at the base of the sign as you can see there. If this request is not approved -- excuse me. For these reasons it is considered a nonconforming sign and as such a conditional use permit is required to reinstate the status of the sign. If this request is not approved the applicant would still be allowed to change the copy area and/or repaint the existing sign, provided that the sign or sign structure is not altered in any way. Although the proposed sign is not consistent with current UDC standards, it does lessen the existing nonconformity of the sign by reducing the background area of the existing sign by more than half and the site -- excuse me -- the height of the sign by eight feet four inches. For this reason staff is amenable to the applicant's request. However, recommends as a condition of approval that the design of the sign include decorative elements that are more aesthetically pleasing than just a rectangular cabinet. This is a recommendation only and it's not a requirement of the UDC. Staff recommends the applicant work with staff on a more appealing design for the site. Written testimony has been received from Cole Fischer, Persona Signs. Rachel Wehrle, Choice Hotels. They are not in agreement with staff's recommendation to add decorative elements to the sign. Meridian City Council Meeting Agenda February 20,2020— Page 6 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 4 of 35 Staff is recommending approval with the aforementioned condition. Staff will stand for any questions. Fitzgerald: Thank you, ma'am. Any questions for staff? Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Seal: Just a quick question. As far as the improvements as to the sign itself, not the surrounding area or below the sign, something along those lines? Allen: Yeah. Mr. Chair -- Chairman. Yes, it's just the sign on top. Fitzgerald: Additional questions? Before bringing the applicant up, just for Commissioner Grove and Commissioner Pitzer, this is a conditional use permit, so we will be the approving body. So, this is not a recommendation to City Council. We are the -- we are it. So, final decision lies with the Commission. So, with that would the applicant like to come forward and -- on behalf of the application -- or applicant. Gentlemen, thank you for being here with us tonight. Please state your names and your addresses for the record, please. Brown: Thank you, Mr. Chairman and Members of the Commission. I'm Terry Brown with Lytle Sign Company. Reside at 270 East Commercial Street here in Meridian, Idaho. Mitchell: Good evening. My name is Thomas Mitchell. I'm with Quality Inn & Suites, located at 1475 South Meridian Road. Fitzgerald: Thank you, guys. Please proceed. Brown: We have got kind of a very unique situation here with a rebranding process. Mr. Sandman has been in Meridian for 30 years -- 30 years. They recently sold to the Choice Hotel chain and, obviously, wanted to rebrand. We have been in the process for eight months -- Mitchell: Yes. Brown: -- on trying to get a sign up for their location. What we ended up doing is basically taking and blacking out the top portion of the sign and stringing a banner over it, so they would have some type of branding for the last six -- five months. Mitchell: Yes. Brown: We realized that it was nonconforming based on current standards today. Okay. We went back with the sign manufacturer-- me being the subcontractor for Choice Hotels -- and came up with a plan to compromise, if you will, on the height and the background Meridian City Council Meeting Agenda February 20,2020— Page 7 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 5 of 35 area. We think it's very important that, number one, they get branding out there right now. As it is they have no night illumination and as you all know on that particular property, you got hundreds of thousands of cars up and down that freeway. Basically the sign is visible from the daytime and we get no nighttime exposure. We looked at recommendation provided by staff. We sent it off. There -- I believe you all should have a copy of the letter from Persona stating safety concerns. There also was a letter in the packet from Choice Hotel talking about their branding, as well as comments from Tom as the general manager over here. I would just like to say looking at the signs in the vicinity north of their location, there appears to be similar signs, whether it be rectangular or square. We just don't know what decorative elements that they are wanting. We are willing to listen, but at this point in time any decorative elements are going to go against the branding of Choice Hotels. If it's something that we need to add some landscaping to the base -- the entire base is a parking lot area with a concrete pad. So, we will have to endure some costs associated with that if that would be a compromise. So, that was all I would like to speak. Tommy, would you like to speak on your behalf? Mitchell: Yes. Like Mr. Brown said, we are willing to do whatever is necessary to make this happen and please staff, the Commission, anybody involved, so we may rebrand and get exposure for our hotel as it is. A big financial impact on us right now to not have -- attract evening travelers from the 1-84. Fitzgerald: Any questions for applicant? Holland: Mr. Chair? Fitzgerald: Commissioner Holland. Holland: You mentioned there were some safety concerns. Could you expand on what those safety concerns would be about, adding other decorative elements? Brown: Yeah. Your -- if you look at the slide that's up on the left side, the existing sign, it's basically a double cabinet which consists of two tenants. The top cabinet is an old florescent illuminated cabinet. Okay? Which is bolted onto the top of the rectangular cabinet. Okay? To do what we want to do we have to take that top cabinet off. Okay? It's been there for -- gosh, we have been working on it as a company since Lytle Signs has been in Meridian for the past 11 years. So, there are some safety concerns with leaving that up there and, plus, it goes against the branding for Choice of -- of how they want their signs to look. Mitchell: If I may elaborate, I did speak to staff regarding what decorative elements they wanted and they stated that they wanted that top piece to remain. So, that's where the safety concern came is if we left that top roof looking piece, that's where the safety concern was at. Fitzgerald: Follow up? Go right ahead, Ma'am. Meridian City Council Meeting Agenda February 20,2020— Page 8 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 6 of 35 Holland: A follow-up question. So, in the proposed sign that you are putting up there, would you be replacing both elements of the cabinets that are existing with a completely new one or would you be keeping the bottom cabinet and just removing the top structure? Brown: Removing the top structure. Keeping the pole intact, basically the footing. There will be some additional fabrication work, if you will, that will have to remain for that bottom cabinet. That bottom cabinet now is neon. Okay? Originally that sign was designed to be fluorescent. Years ago we went in as a company and converted it from fluorescent to neon. Okay? We had to take the skins off the cabinet basically, build new channel letters, refabricate that to it. So, right now we are -- we are working with a converted twice sign. So, we want to definitely take the -- the top cabinet off, all the letters will come off, the skins will come off, we will have to add some additional structure and also we are putting LEDs back in for the cost efficiency and the lighting efficiency as well. And, then, the new cabinet will, then, be refaced. Holland: Okay. One more follow-up question if I may. Fitzgerald: Go right ahead. Holland: So, when you are adjusting the -- the main cabinet, is there the ability to put a different kind of decoration -- of decorative element around that square box, rather than the existing structure? You can take that piece off. Is there something else you can put on the top that would give it a little bit more texture and diversity? Brown: I would have to defer to Tom, because all's I have is -- is a letter that Choice sent regarding their signage and their branding. So, Tom, I would have to -- Mitchell: Yeah. So, as a -- as a franchisee -- the franchise would not allow us to put anything on the top of it. It needs to be one piece, whether it's square, rectangular, whatever it may be. I mean if -- if we want to -- if it's requested that we do a square, we will be happy to do a square. If we need to replace a pole we will be happy to replace the pole, if those are -- if we feel those are not aesthetically pleasing. Fitzgerald: Additional questions? McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. McCarvel: Can you tell me -- it looks -- I can't tell if it's just different lighting on that picture, but it is your intent to paint the poles as well to make them all one color? Brown: Yes. Yeah. The current structure is two different colors, if you will. There is a graduation and by that you have a larger pole at the base and it reduces down to a smaller size that, then, goes into the cabinet itself. There is actually a plate there and our -- our intent is to make that all one color. There is one other element right at the base of the Meridian City Council Meeting Agenda February 20,2020— Page 9 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 7 of 35 cabinet that looks like -- but it is part of that cabinet. I mean if-- if we needed to paint that to -- to give it some contrast, we would be happy to do that. Tommy mentioned a new cabinet. Again, we are at the mercy of the -- of the Choice franchise with a -- you know, significant dollar amount. Fitzgerald: Additional questions? Holland: Mr. Chair? Fitzgerald: Commissioner Holland. Holland: One more question. I know -- I have driven through this lot a few times and I know at the bottom of the sign where the curb kind of goes around it -- you can see it in the picture that there is a few damaged pieces of that curb that go around the sign. Would you be willing to help fix some of those issues, that it looked more cohesive on the -- Mitchell: This is actually an older picture and that curbing has been replaced since this picture was taken, but there is all -- all of that area where it's cracked and broken is -- is brand new curbing. Holland: Great. Thank you. Pitzer: Mr. Chair? Fitzgerald: Commissioner Pitzer, go ahead. Pitzer: Thank you. So, is the sign that you are proposing here, this rectangle sign, is that the sign that's on all Quality Inns & Suits, is that the branding itself? Mitchell: It's pretty -- pretty close. Some -- some have square signs, square cabinets versus rectangle, but that is the standard Quality Inn signage, yes. Pitzer: Thank you. Mitchell: Thank you. Fitzgerald: Additional questions? Gentlemen, we appreciate it. Thank you very much. Brown: Thank you. Mitchell: Thank you. Fitzgerald: Sonya, while they are wandering back, is there any -- was there any discussion around alternative compliance? I mean I know that we have -- whether it's landscaping or those kinds of things around the sign, was that a discussion you had? Meridian City Council Meeting Agenda February 20,2020— Page 10 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 8 of 35 Allen: Chairman, Members of the Commission, no, because of its nonconforming status it's not a requirement now. Fitzgerald: Got it. Okay. Madam Clerk, do we have anyone who has signed up to testify? Weatherly: Mr. Chair, no one's signed up for this. Fitzgerald: Is there anyone in the audience that would like to testify on this application? Going once. Going twice. Okay. McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. McCarvel: I move to close the public hearing on H-2019-0140. Seal: Second. Fitzgerald: I have a motion and a second to close the public hearing on H-2019-0140. All those in favor say aye. Opposed same. MOTION CARRIED: SIX AYES. ONE ABSENT. Fitzgerald: Commission, the application is properly before you. Do you have comments? Thoughts? McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. McCarvel: I actually like the clean lines of the proposed --what's on the proposed picture with the solid color. I would like to see the landscaping and upgrading at the base, even though I know they said the curbing has been done. I think the more development that comes around there -- I know what's next door and just to clean that up a little bit, make it look more fresh, but other than that I don't mind the top parts coming off. Fitzgerald: Additional comments? Commissioner Seal? Seal: Mr. Chairman. In agreement with just cleaning up the basement of it and like they said, the curbing itself has been fixed, but just a little bit of beautification to that to add to it. But I agree, I think -- I mean that sign is pretty standard. It would be nice to see something up there that would be a little more uniquely Meridian, but we can't have that on every sign, so -- it's nice this one's actually coming down a little bit, so -- I mean it's coming more into conformance. So, hopefully, it will continue in that direction. But it's got to be seen from the freeway, so -- Meridian City Council Meeting Agenda February 20,2020— Page 11 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 9 of 35 Fitzgerald: And I get that -- and I agree with you, I -- I tend to -- I get that there is a need definitely to be seen from the freeway. The challenge is it's -- it's a nonconforming sign and that always brings all -- all kinds of other fun with it. I do appreciate that it's shrinking. So, that's a good thing. But I -- it's one of those things I think we could make it less billboardy, but I understand the challenges they are up against, too. Anyone else? Holland: Mr. Chair? Fitzgerald: Commissioner Holland. Holland: I know staff's recommendation was to have the applicant work with staff on a more appealing design for the sign. They wanted to see a little bit more architectural design around the top, so it wasn't just a straight -- straight rectangle. We could certainly make a recommendation that they work with staff to see if they can come up with something that would be appropriate for Quality Inn & Suites and I'm not sure how you condition that if they can't come to some sort of agreement that we would still let them go forward with it, but just a thought. I'm -- I'm not opposed to cleaning up the sign, shrinking the space. I think it would be nice to see a little more landscaping cleaned up down there, but --just a thought. Pitzer: Chair Fitzgerald? Fitzgerald: Yes. Pitzer: Having been a franchisee owner myself at one time I understand the problems that they are going to face if they go against their franchise agreement on signage. It's -- it's nice that it's smaller. They can add some contrast and I appreciate that fact that -- and they are going to LEDs and getting rid of the neon. I think all of those are positives. Fitzgerald: I appreciate your perspective as a former franchisee. That's -- appreciate that. Mr. Grove, any thoughts? We won't make you talk all the time, unless you want to. Grove: I agree with what everyone's said so far. I like the fact that it will be reduced in size -- in height from what it is currently and 1, too, would like to see if there could be some landscaping at the base or something to break up that monotony and I think that would help. Just around the base of the sign. But overall I like the fact of it shrinking. Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Seal: I'm formulating on a -- Fitzgerald: On a motion? Meridian City Council Meeting Agenda February 20,2020— Page 12 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 10 of 35 Seal: -- on a motion here and so I mean just to reiterate, I mean, essentially, I'm in agreement that if we could add something in to work with the staff to provide colors and landscaping that will add more contrast, is that -- I mean I don't want to paint anybody into a corner, but at the same time I think there is something that -- you know, I think it could use a little more. Fitzgerald: Something. Seal: For lack of better terminology and the more is something I don't want to -- I'm -- you know, I'm not a designer myself, so it's kind of interesting, you know, to go through this -- to go through this and try and figure out the proper wording that's going to get at what we are trying to do, which is, you know, get a little bit more substance to the sign, a little more contrast to the sign without denying it all together. Holland: Mr. Chair? Fitzgerald: Commissioner Holland. Holland: One other thought to add to your motion just for consideration. Perhaps just offering that the applicant make a reasonable attempt to explore if there is any decorative elements they can add to the top of the sign to consider with staff. But if -- if they can't come to a reasonable agreement that we be okay with it. I don't know how to frame that, but that's the best wording I can come up with. Seal: That's a tough one. Fitzgerald: It is. And I -- well, I think -- and I appreciate where you are going and I do appreciate the need for the franchisee to do what they need to do for the company, so -- and they need to have advertising out there based on where they are and I know that sign has been there for a long time -- ever since I can remember, so -- Parsons: Mr. Chairman, Members of the Commission, if I may. Fitzgerald: Welcome back. Parsons: Yeah. Thank you. Thank you. Glad to be here. I'm glad you are all still here. Fitzgerald: We were multiplying while you were gone. Parsons: When Sonya and I were working on the staff report -- really she -- she wrote it, but I had the comment that, you know, if we are going to approve -- continue a nonconforming sign we want something that's nicer for the community. That's not an unreasonable request. I mean that's what a conditional use permit is, is to get something more -- it allows you the purview to get something better -- better than what code allows for. In discussing the proposal with the applicant, this is a one dimensional drawing. I don't know exactly what that's going to look like in reality, but I was asking if there was an Meridian City Council Meeting Agenda February 20,2020— Page 13 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 11 of 35 opportunity to -- again, just kind of clarifying the record, it was never staff's intention to leave the Mr. Sandman cabinet on top. That's something that they offered up. We don't -- we don't think that needs to stay on top of that sign. It -- it won't blend in with what they are trying to do. Sometimes less is more in design. But I think the Commission has some good ideas. Landscaping will help. I'm glad to hear that the curbing is repaired as well. But the intent was to just to add some kind of cornice detail on the top, like the Walmart sign just down the road. There is some kind of cornice around it, just kind of gives it a little bit more reveal, a little more dimensional at the top of the sign, not adding a real -- it doesn't really change the aesthetic of the sign that much, it just gives it more -- a little depth as you -- as you were looking for. The other thing that we could look at is whether or not -- I like -- I appreciate that the applicant is wanting to use LED lighting. I think that does make a sign look modern and new. So, I think that will contribute to the look of the sign, in the evening particularly, but if there is an opportunity to maybe make those letters on the cabinet sign itself, if those could be three dimensional or as they are pressing the new copy in there, if there is a way to at least make those pop off of that a little bit, that that's a way to get some change or, you know, make those -- Fitzgerald: Some texture relief. Parsons: Yes. So, you can --you can do that, rather than just it being a flat panel, maybe there is a way that they can have those pop -- or stand out a ways -- pushed out from the cabinet there and make it look like it's a three dimensional lettering versus just all on the same plane and monochromatic. But it's just some thoughts out there. I think we had some good ideas this evening. I don't want you to give a Ioosey goosey condition. If you feel adamant that you just want to give them flexibility, I would just say just let them go forward with what they are proposing. Don't try to -- don't try to work it so much that -- give us flexibility to work with them. Appreciate that. But, again, staff has this recommendation. We wanted some more. If you feel like they will be in violation of that branding and you feel that that's not appropriate and that additional lighting serves that purpose, then, go ahead and include that in your motion. Staff's feelings won't be hurt either way. Fitzgerald: Thanks, Bill. Comments following that feedback? Commissioner Seal, did you have any thoughts, because I think what Bill is saying -- I think that can be done relatively -- I mean I'm not a sign maker, but I think you could do some -- some kind of pop out or some kind of relief on the flat so, it's not a flat billboard. Seal: I think I'm ready to make a motion. Fitzgerald: Motions are always in order. Seal: Mr. Chairman? Fitzgerald: Commissioner Seal. Meridian City Council Meeting Agenda February 20,2020— Page 14 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 12 of 35 Seal: After considering all staff, applicant and public testimony, I move to recommend approval to the City Council -- recommending -- recommend approval to the City Council on file number H-2019 -- Fitzgerald: It's approval. McCarvel: We are not recommending to City Council, we are doing approval. Seal: You're right. Fitzgerald: You are approving. Seal: Recommend approval, sorry, of file H-2019-0141 as presented in the staff report for the hearing date of February 6, 2020, with the following modifications: That they work with the staff to provide colors and landscaping that will add more contrast, as well as provide for a more decorative design that will also comply with the franchise requirements. Holland: Second. Fitzgerald: I have a motion and a second to approve file number H-2019-0140 with the modifications. All those in favor say aye. Opposed same. Motion passes. MOTION CARRIED: SIX AYES. ONE NAY. B. Public Hearing for Graycliff Estates Subdivision (H-2019-0129) by Star Development, Inc., Generally Located South of W. Harris St. and West of S. Meridian Rd. 1. Request: Preliminary plat consisting of 202 building lots, 15 common lots and 4 other lots on 52.46 acres of land in the R- 8 and R-40 zoning districts. Fitzgerald: Thank you very much, gentlemen, for being here tonight. Okay. So, I'm -- Madam Attorney, I'm going to hand the reins of our meeting over tonight. I have a guest in the back of the room that needs me to take him to an event tonight, so I'm going to hand the reins of the meeting over to our very able vice-chair, so she can take the rest of the meeting over and, Commissioner Holland, Madam Chair, I'm going to step away and let you all have a wonderful rest of the evening. Sorry I can't stay for the next adventure. Thank you. Holland: With that we will open up the public hearing for Graycliff Estates Subdivision, H- 2019-0129, and begin with the staff report. Allen: Thank you, Madam Chair, Members of the Commission. The next application before you is a request for a preliminary plat. There is also a development agreement modification application that's been requested concurrently. The Commission is not a Meridian City Council Meeting Agenda February 20,2020— Page 15 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 13 of 35 recommending body on the development agreement modification. However, you may insert your your comments if you wish. This site consists of 52.46 acres of land. It's zoned R-8 and R-40 and it's located southwest of West Harris Street and South Meridian Road, State Highway 69. Adjacent land uses and zoning. There are existing and future single family residential homes zoned R-4, R-8 and R-15. This property was annexed back in 2015 and a preliminary plat was approved for 120 buildable lots. A subsequent preliminary plat was approved in 2018, which increased the number of buildable lots to 136. This entitlement is still valid. The Comprehensive Plan future land use map designation for this property is medium density residential. The applicant is requesting a modification to the existing development agreement to increase the number of single family residential building lots from 136 to 200 and the qualified open space is substantially the same from 8.85 to 8.97 acres. The number of multi-family buildable lots and apartments are proposed to stay the same at two and -- 224 units respectively. Other minor modifications to the development agreement are noted in Section 8-A of the staff report. The previous gross density -- excuse me. Let me back up just a minute here. forgot to show this when I was referencing the 2015 preliminary plat. Where we started at as on the left and, then, the amended -- or new preliminary plat in 2018 is on the right. This showed a few more building lots. The previous gross density of the single family residential portion of the development was 3.23 units per acre, compared to 4.9 units per acre currently proposed. And this is the proposed preliminary plan before you. The density of the multi-family portion is the same at 14.18 units per acre. The proposed increase in density is still consistent with that desired in the medium density residential future land use map designation. The previous development phase included a 1 ,720 linear foot segment of the city's ten foot wide multi-use pathway in a linear open space area where the Northwest Williams northwest pipeline is located, which bisects the site. A children's play structure and yard shuffleboard were also proposed as amenities. The proposed plan still includes a multi-use pathway and children's play structure, but the yard shuffleboard has been removed and a community swimming pool is proposed as an upgraded amenity in its place. The access and interconnectivity proposed to adjacent parcels with the proposed plan is substantially the same as the previous plan. The proposed plat consists of 200 single family residential buildable lots, two multi-family residential buildable lots, 14 common lots, three common driveway lots and one park lot that may be a portion of a future city neighborhood park and that is the one right here at the northwest corner of the site and, then, there is a city well lot that's proposed on the next lot over right here. Total area of the plat is 52.46 acres of land in the R-8 medium density residential zone and the R-40 high density residential zoning district. Proposed single family residential lots range in size from 4,200 to 9,600 square feet, with an average lot size of 4,692 square feet and a gross density of 4.89 units per acre. The project is proposed to develop in four phases with the multi-family residential developing last. Access is proposed via the extension of West Harris Street, a collector street, from South Meridian Road, State Highway 69. A collector street is also planned along the west boundary of the site in accord with the master street map. Public streets are proposed for internal access within the single family residential portion of the development with stub streets at the project's south and east boundaries for future extension. Two driveway connections are proposed between the single family residential and multi-family residential portions of the development for interconnectivity and those are -- if you can Meridian City Council Meeting Agenda February 20,2020— Page 16 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 14 of 35 see my pointer -- right here. A driveway is required at the east boundary of the multi- family residential development to future development, which is Stapleton Subdivision to the east for emergency access. A total of 8.97 acres or 17.1 percent of qualified open space is proposed in excess of the minimum UDC standards, which is ten percent, and includes a 1.69 acre common area that I previously mentioned at the northwest corner of the site that may be included with common area in adjacent developments, Biltmore Estates and Brundage Estates and consolidated for a city neighborhood park. Site amenities are proposed as previously mentioned that exceed the minimum standards. The Sundell and the Tumbler Laterals, which cross this site, are proposed to be piped with development. The Williams northwest gas pipeline, as I mentioned, bisects this site and lies within a 70 foot -- five foot wide easement -- and that is this green space right through here where the pathway is located. All development within the easement is required to adhere to the most current standards in the Williams Gas Pipeline developers handbook. The applicant has provided the city with a lease on a parcel of land within Lot 1, Block 9, for a future city well and that, as I mentioned, is in this lot right here. The well lot shall be created and deeded to the city at the time of final platting. Conceptual building elevations were submitted as shown, demonstrating the quality of homes and architecture proposed. Because facades of homes adjacent to collector streets will be highly visible, the elevations are required to incorporate articulation to break up monotonous wall planes and roof lines visible from the public right of way. Written testimony has been received from Becky McKay, the applicant's representative. She is in agreement with the staff report, except for one change to Condition A-10 in Section 9 and that is to change the timing for dedication to the well lot to the city from -- at the time of final platting to after recording of the final plat and staff is in agreement with this change. Written testimony was also received from Jennifer Pedrali. She is not in favor of the increased density proposed due to already a lot of traffic in the area and school overcrowding and she believes impact fees are too low to support all the development in Meridian. And, lastly, written testimony was received from Victoria Laidlaw. She wants to ensure the developer will still install a six foot tall fence on top of a berm across the entire southern end of the development adjoining her property to ensure crops on her property won't be ruined due to trespassing and that an underground pipe is installed to accommodate drainage from her property to replace the existing ditch that runs across this site that serves that purpose. Staff is recommending approval with the conditions in the staff report. Staff will stand for any questions. Holland: Commissioners, any questions for staff? With that can we get the applicant to come forward. McKay: Thank you, Madam Chairman, Members of the Commission. I'm Becky McKay with Engineering Solutions. Welcome new members. Just to kind of give you a history. Oh. Address 1029 North Rosario, Meridian. I have been a planner in the -- in the Treasure Valley for 30 years now, so I have been around through many administrations, many planning and zoning commissions. Meridian is definitely my favorite jurisdiction. I have done more projects here than just about anybody and it's always a pleasure to come and -- and be before you and help the city build the best communities that we can. So -- so appreciate you giving your time and your effort to -- to this goal of making Meridian a Meridian City Council Meeting Agenda February 20,2020— Page 17 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 15 of 35 better place to live and welcome. I have a PowerPoint here. So, the subject property that we are talking about is Graycliff Estates, as Sonya indicated. The property is approximately 42 and a half acres. It lies right here. You can see it there. This is State Highway 69. This is Harris Street right here. And Harris Street is the half mile -- mid mile collector. It is intended that this will be a signalized intersection. Then there is Biltmore Estates that's located here, which is also my client's Star Development. And, then, this is a collector roadway that we built through Biltmore. It goes on out through Kentucky Ridge and down to Victory Road. So, let me switch to the next one. This kind of gives you an idea of what's around us. There is Meridian Heights Subdivision. That was developed in the 70s and the '80s. This particular subdivision was not connected to central sewer, but had sewer lagoons and had a community well system. Kentucky Ridge was constructed and they were placed on that community system. Mr. Centers and myself worked with the city and their staff and the Meridian Heights and Kentucky Ridge people for two years to work out an arrangement, so that Mr. Centers could take those ponds offline, connect them to the city central sewer in Victory, and connect them to the central water system. They had two wells in Meridian Heights. Both of them had high levels of arsenic that did not meet the current DEQ requirements. So, it was important that they get central services. The problem that was encountered with them is they did not have the funds to pay for all of the water and sewer hookup fees. So, my client Star Development paid all of the sewer hookup fees for this development in Meridian Heights and Kentucky Ridge, so that they could connect to the City of Meridian sewer, which was a great endeavor and at a significant cost. That obviously allowed us to bring the sewer and the water up through the property just to the north of us in Biltmore Estates and we brought the sewer in and we platted this Biltmore here and these lots range from like 8,500 to 20,000 square feet. Then Mr. Centers also owns Brundage Estates, which is located here. Those were also larger lots. When we brought in Graycliff he had acquired that from another developer and we -- the sewer comes up through Kentucky Ridge. One of the things that the city came to us and they said we need a well in this section. It's integral that we get a well. Mr. Centers provided a 99 year lease. When we plat this lot here Well 32 will be deeded to the city. That well is online. The city brought a 12 inch water main up Meridian Road and down Harris Street and, then, connected to the new well. The other thing that was part of the Comprehensive Plan was a neighborhood park was designated in this section. So, what we decided to do is through the three developments that Mr. Centers owned, that we would contribute different portions of the project to make a neighborhood park and so that's what you see right here in this middle area. Now, when we initially did Graycliff that was 2015. 2015 was a whole different animal as far as cost. Cost for materials. Cost for construction. Cost for engineering. We had some smaller lots in here than we had in Biltmore and Brundage Estates, but as costs have escalated Mr. Centers became very concerned about the fact that the costs were exceeding the ability of a lot of the buyers as far as to build within or purchase within his community. So, we brought Graycliff back through, as Sonya indicated. We added about 15 lots, brought it back through the process, and, then, prices jumped dramatically and so he came back to us and said, you know, we have got to do something to help these young couples with young families be able to afford a good quality custom home and so we came up with this particular design and like Sonya indicated, this is medium density residential, which is three to eight dwelling units per acre for the single family Meridian City Council Meeting Agenda February 20,2020— Page 18 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 16 of 35 portion. This portion up here is R-40, high density residential. And another thing that kind of changed the -- the character of this area is the Stapleton Subdivision came in just to the east of us and this was intended to be a mixed use development. It was going to be primarily highway commercial. They were going to have kind of a multi-use -- or a multi-family component. That just didn't -- it never materialized and so, then, it was sold and they came in with an R-15 zoning and they -- their density was -- I think it was 6.73 dwelling units per acre. They had lots at 3,200 square feet, with an average lot size of 4,200. So, that made Mr. Centers -- and he said, you know, my word, you know, we started out with homes and lots and home prices in the 350,000 dollar range and in just over a handful of years, over the past four years he said the home -- a home that we built for 350 is now 700 and so we are seeing that --that we have got to do something different based on the amount of land that he has, the 300 plus acres, he said we have got to have a little better diversity. So, that's why we are here this evening to, obviously, provide diversity. We still have a preliminary plat that is in effect, but we met with the staff and we talked to them and they said, you know, we see where you are coming from and so we initially have approval for 136 single family lots and we are asking for approval of 200 lots total. We are leaving the multi-family. That will have to come back in as a conditional use, so we are not asking for any approvals on that, we just show that as two multi-family lots. One of the things I told Mr. Centers is I said, well, you know, if you are -- if you are going to increase your density, which was 3.23 dwelling units per acre, where we are allowed four to eight, I said you need to beef up your amenities. You need to beef up your open space. Because if we are going to increase the number of residents within this community we need to provide amenities for them. So, one of the things that we have within this project that has always been a part of the project is this is a multi-use pathway that's shown in your pathway plan with the Parks Department. That's a ten foot multi-use pathway, runs through there. The Williams pipeline is under it. It's 75 feet wide. We will install that path and grass along with it. Any trees that are required along that pathway we will have to plant into the neighborhood park. I think we had a significant--a significant amount of multi-use pathway throughout the whole project. It runs for probably three quarters of a mile. In the project we also decided we are going to have a central open space here with a pool facility playground. Since it is on a corner lot with a flanking street and a frontage street, we are agreeing to put wrought iron around that park, so that when the kids are playing, if a two year old takes off they can't run out into the street. We also have open space along the collector of Harris Street, which will eventually lead out and connect to Linder. So, this whole section will have a north-south collector that will go -- that goes Kentucky Way, that comes in and T's into Harris. Then Harris will go out to Linder and, then, we have a southern collector called Oak Briar that will go on and head down to Amity. So, this particular section will have a continuous collector system as shown in the master street map and as shown in your transportation plan. We have micropaths within the project that lead, obviously, to shortcuts over to our primary amenities. My plan was to have some benches put along the pathway so people could rest and kind of -- as they walk their dogs or as they jog. I think that's -- that's -- we got another pedestrian pathway located here. This was the previous plan that we had. So, looking at it there is not a heck of a lot of difference, other than we ended up internalizing and putting that -- that central amenity within the project here. You can see the portion of this project that will be part of the neighborhood park. We did take a concept plan to Meridian City Council Meeting Agenda February 20,2020— Page 19 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 17 of 35 your parks commission back in 2018. The parks commission looked at our pathway networks. This is an extension of that multi-use pathway. You can see it comes through the park and, then, we will drop down and run along that Williams pipeline going out to Meridian Road. The parks commission liked this concept. They gave us a couple of different examples on how they like this concept to -- to be laid out. We showed them how many ball fields could be placed in here and my client indicated to the parks commission he did make a commitment I will install sprinklers as per your standards. I will go ahead and I will hydroseed it. I will green it up. I will maintain it until such time as the Parks Department takes over ownership of the development or of the park. Sorry. So, the parks commission said they were in favor of it. We have not entered into an agreement with them, because, obviously, this is kind of a component park that we will be working on doing sections of it as we progress forward. This just is the preliminary plat. This kind of just shows you the street network, the collector roadways -- as I said, Harris, Oak Briar. We have got interconnectivity that will go into Stapleton for secondary access. I did read the comment from Joe Bongiorno, the fire marshal. We have Station No. 6 that is under construction right now at Overland Road, just west of Linder. On their website it says they hope to be operational within '20 -- or March of 2020. So, right now this property would be served by -- I think it's Station No. 4, which is located at Eagle just north of Victory. But the response times will be decreased significantly once that Overland-Linder station comes online and we have not designed this project, so there will be a lag time between when houses go up, so that station should be online. This is the pool. Kind of a --just a rendering of what it would look like. We also have a photograph of a similar pool facility. So, we are going to take the -- the best features of both. There will be changing rooms. Restrooms. A gathering place for the residents. And, like I said, we will fence it with wrought iron fence around the perimeter of that open space and, then, there will also be a playground. These are some of the home elevations. L2 will be building in here. They are custom builders. They have come up with a whole line of different homes. This one you can see is kind of a more modern with a three car garage. This one also has a three car garage and an RV bay. These will fit on some of the larger lots that we have. Here you can see a two car more modern type style dwelling unit that will fit on these lots. As Sonya indicated, our lots are a minimum of 4,200 square foot, with an average of 4,692, and our -- our density is still well within the parameters of that medium density at 4.89 dwelling units per acre. Here is another two story with a two car garage. And, then, this is -- this is another three car. We feel that, obviously, we have a --we have a good project here. We will be building 1,720 linear feet of multi-use pathway. We will be donating parkland and we will be, obviously, doing our part to make this a community that others can benefit from. Do you have any questions? Oh. And Cody will come after me. He will have his three minutes. Sorry, Cody. He has a PowerPoint. He is their -- their operations and sales expert and I wanted him to talk to you about the buyers that they are seeing and why we need to change this product -- this project at this juncture. Holland: Thanks, Becky. I do have a couple questions and, then, we will open it up to see if Commission has any other questions for you, too. So, I know Fire had some concerns about response times initially, but also about there is just being one access off of Harris initially and they had made a comment about being limited to a certain number Meridian City Council Meeting Agenda February 20,2020— Page 20 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 18 of 35 of lots until there is a secondary access. Can you just talk to us a little bit about timing of the development and phasing and what your expectations are there and how that would lay out? McKay: Yes. Madam Chair, Members of the Commission. I have -- I have talked to Joe. He did comment in our pre-application conference about we have -- we have, obviously, an access here to Oak Briar. The second access here to Harris. However, based on the International Fire Code they require a secondary access that is half the diagonal distance of the property. So, what we will do is we will build a secondary access that Stapleton as a condition of approval that they will make a connection to us along this boundary and we will build a secondary access to them. If their secondary access is not available, then, we will go ahead and build another secondary access that comes out to Harris and, then, we have Kentucky Ridge coming in. So, Harris is not the only ingress and egress into the project. Kentucky Way goes down to Victory. Holland: Thank you, Becky. McKay: Oh. And he wants a -- what is it, an AED at the pool facility. That was one thing he did ask for. Holland: All right. On the phasing, I know you had a map up there that showed what the phasing would look like for the project and how it would develop out. When would the greenbelt pathway and the park system be created in that? McKay: Madam Chair, the first phase was going to be kind of in this area here. We, obviously, have to create, you know, kind of a loop system and I indicated to my client that the city prefers that the central amenities be built either with the first or the second phase at the latest. He said that was fine with him. As far as the greenbelt, we were going to build that -- I think with the multi-family. That was what we were talking about. So, we could make those interconnections. That was what was discussed. As far as the parks, when we proceed forward with this, then, we will get with Elroy and proceed to get an agreement -- a parks agreement in place to specify the timing. What the parks commission told us when we went before them in 2018 that their focus was going to be on the Regional Park just south of Amity and all of their dollars were going to be allocated to that park and getting it online, because they needed another regional park desperately in southern Meridian and so we agreed -- that's why Mr. Centers agreed to, you know, obviously, you know, donate the land and install some of these improvements, green it up, get it so it's usable as quickly as possible, but I think we are kind of -- we are kind of market driven, you know, as far as how fast we progress and -- and affordability is exactly what we are trying to provide here. Holland: Any indication you can give us on how long it would be before the multi-family component would come forward? McKay: My recommendation to Mr. Centers was not to wait until the project is built out, because that happened at Lochsa Falls that I did with the Selway Apartments. It's Meridian City Council Meeting Agenda February 20,2020— Page 21 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 19 of 35 happened with other projects. When you build the multi-family last, when that conditional use comes through, even though it's in the development agreement, even though this is approved for 224 multi-family units, everybody claims they didn't know it was going to happen and you guys have standing room only. So, my recommendation to Mr. Centers was don't put that off until the end. Obviously, we need to get that signal built at Harris Street. We have already constructed a turn lane in Meridian Road, which is a southbound turn lane into Harris. We also widened the Harris intersection. We couldn't do anymore until Stapleton comes through and they build their side of Harris. So, then, we can get a full build out. We also worked with Ada County Highway District to --we ran the backbone of their fiber optic from Amity to Harris and all the way down to Victory for the future signal and in the Ada County Highway District report they have us participating in our proportionate share of that signal. So, we have to trust fund with the first phase for our proportionate share of the signal. So does Stapleton. So does Cavanaugh Ridge across on the east side. They want to get that signal in when it meets that warrant. Right now there is a little over 500 trips on Harris per day. So, we can't install them until it meets the warrants. But that is a priority that we get that and we get that done and as soon as that trigger point is hit on the trips, then, ACHD will have those monies and, then, whoever triggers it will install it and they can tap those funds. Holland: Thank you. That's all I have, but other questions from Commissioners? McCarvel: Madam Chair? Holland: Commissioner McCarvel. McCarvel: Becky, can you tell me -- I know the high density is not under our consideration tonight, but just -- can you tell me are they intending to use the same amenities, since you have got the interconnectivity there or are they going to have their own set of amenities? McKay: Madam Chair, Commissioner McCarvel, no, they will have their own amenities. That's what you see right here. McCarvel: That's what I thought. McKay: They would have their -- their own clubhouse, their own pool facility. In addition to the subdivision requirements for a minimum of ten percent, we have 17 percent. They will have to have, based on their square footage, anywhere from 250 to 350 square feet of open space beyond that open space requirement for the subdivision to accommodate the multi-family. Holland: Any other questions from the Commission? Pitzer: Madam Chair? Holland: Commissioner Pitzer. Meridian City Council Meeting Agenda February 20,2020— Page 22 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 20 of 35 Pitzer: Yes. I was wondering how do you address the south side with the six foot fence? McKay: Thank you. Madam Chair, Commissioner -- Pitzer: Pitzer. McKay: Okay. I got it. Yes, I have met with Victoria Laidlaw and talked to her on the phone on a couple of occasions and we are in agreement to install fencing along the southern boundary. We also -- the Sundell Lateral traversed her property. It comes in right here and, then, it arcs through our property and so we worked with Victoria and we piped the Sundell Lateral on her property and so it has now been piped with a 36 inch all the way up to the north. Pitzer: Thank you. McKay: And Victoria -- one of her comments was she wanted a playground in the middle of the project, so we do have a playground and play equipment. Holland: Commissioner Seal, did you have a question? Seal: I do. There is -- when I was reading through the ACHD report the Oak Briar where they look a 40 foot or a ten foot right of way, that looks like it's going to pinch right into where you have some landscaping and trees and things like that. Is there anything that can be done to help with that, so that doesn't just disappear? I mean I -- if I were living here and I had trees, obviously, on the west side and all of a sudden they are chopped down, that changes the dynamic of my backyard. McKay: Madam Chairman, Commissioner Seal, I -- I did talk with Paige over at Ada County Highway District and she basically drew that diagram the opposite of what it's supposed to be. So, what the -- the Sundell comes in right here and we -- we piped it in that landscaped area just -- and we made it wider so we didn't have any trees over the landscaped area. Then we allocated ten feet of right of way. So, what happens with Oak Briar is it comes in and, then, it angles down, it does not take out the landscaping and the other 40 feet is on the other side. So, there is 50 feet of right of way. You can kind of see it here and, then, it's going to come down -- see how the Sundell comes in here. So, we picked it up -- whoa. Seal: I can really see it now. McKay: We -- yeah. We picked it up right here. So, what I told ACHD for this collector, it's going to have to go on the far side of the Sundell on the west side to go down to Amity. So, it's going to kind of veer to the west a little bit, but -- Seal: Okay. Meridian City Council Meeting Agenda February 20,2020— Page 23 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 21 of 35 McKay: -- still close to that half mile alignment and so I explained that to Paige that she had reversed that and she said sorry and I have a meeting with her tomorrow to show her what I'm talking about, because she wasn't quite tracking over the phone. So, I have a meeting with them at 1:00 tomorrow. Seal: That makes sense. Question for the -- right now there is single access for water. That was one of the concerns that was listed in there. Generally there is going to be, you know, redundant hookups that are in there and the reason I'm asking that question is because of the concerns from the Fire Department as far as access coming in, response and timing, even when the -- the Overland station comes online, so -- McKay: Madam Chairman, Commissioner Seal, there is a 12 inch water main that comes in down Harris Street. We are in the upper pressure zone five. Below us, at the lower elevation, is pressure zone four. So, the city took -- they went down Amity and they took from -- connected to a well at Amity, brought it down Amity, then, they brought it up Meridian Road and, then, they brought it down Harris, because the Meridian Heights -- they could not get the minimum fire flow without doing that. Then we hooked into the 12 inch in Victory and brought it up through the Hansen property -- so, if I pop -- let's see. So, there was -- there was a 12 inch in Victory and we brought it up through the Hansen property and brought it over and up to Harris. Then there is a second feed that comes down Meridian Road and comes down Harris that we have connected to that 12 inch. So, there are two -- there are two accesses. There is a pressure relief valve, a PRV, because this is the lower zone four and, then, we have the well that's online. The master water model shows that in Oak -- what was it? Oak -- Seal: Oak Briar. McKay: -- Briar. In Oak Briar there will be a 12 inch that comes down and, then, connects to Amity. So, that is the -- that is the other connection and, then, there will be a fourth connection, because there is a 12 inch water main in Linder that, then, there is -- will be a PRV and there will be a connection there and I think the city was going to take that 12 all the way around the horn here. So, we have multiple opportunities for water. But the big thing is that Well 32 is online and -- Seal: Okay. McKay: -- we made sure, because we could -- we could only develop a certain number of homes in our first and second phase in pressure zone four. Pressure zone five had to come online and it needed another well. Seal: Madam Chair, a follow on question to that. Harris Street as it goes through to Linder, when will that be completed? McKay: The highway district -- obviously, we are going to be taking it right here to the mid mile with Graycliff and, then, in Brundage Estates we would take it over to Linder. Now, the sewer for Brundage is not the same as Graycliff. It comes in down Linder. So, Meridian City Council Meeting Agenda February 20,2020— Page 24 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 22 of 35 the thought was we would connect -- we would start from the west and work our way to the east to interconnect the two. ACHD did not -- they -- they placed a condition on me. They did not want this interconnection until the signal goes in, because they didn't want to create a situation where it was exceeding the capacity of this intersection. Secondly, there is a capacity issue at Victory and Linder as far as this intersection, because there are three homes that are right there on that -- right at the intersection that will most likely have to be purchased for them to expand the intersection. So, in our extensive -- we have had multiple traffic studies on Brundage, Biltmore, Graycliff. We have updated our studies. ACHD has trigger points based on the number of lots where, then, they have us update our traffic study and evaluate if we need to build more of Harris or if we need to install the signal. So, they are -- on these larger projects they are -- they -- they have stages where they have us relook at what is -- where are the volumes on the background traffic and where are we in our development and so we can keep up with our improvements as we progress through these -- these larger projects. Seal: Well -- and the reason I asked about the Harris Street, extending that out to Linder, partially is for the response time for the Fire Department, because the Fire Department's going to be on the corner of Linder. So, instead of having to come all the way over to -- McKay: Correct. Seal: -- to the highway, that would improve the -- McKay: So, it would have to come -- you're right. You're right, sir. They come down they come down Linder, they come down Victory and the quickest way in would be Kentucky Way. So, there is a collector Kentucky Way right here. Right at the mid mile. It would come right to us. So, they would come here, come over, up Kentucky Way and this -- Kentucky Way is constructed all the way to Harris. Seal: Okay. But there is no timing on that -- I mean it sounds like the timing of the light is driven by rooftops or car trips and that is also going to drive when the Harris Street is going to finish extension out to Linder Road. So, really, there is -- I mean it's -- when you speak with ACHD can you maybe find out what that would be? I just have concerns over the -- what the Fire Department is concerned with and I want to make sure we are supporting them in the -- McKay: Yeah. Seal: -- you know, making it safe for everybody, because if -- if the fastest way in there is through two different subdivisions on a subdivision street, that -- that makes -- that makes me pause for concern, because if that's my house burning down in there with my family at risk, I definitely don't want the Fire Department to have to take that route. McKay: I think based on their scoring right now with the Station No. 4 here at 78 percent and they said their preferred was 80. So, we are at two percent. So, by the time these -- these homes are built and the new station comes online we will be well with -- within Meridian City Council Meeting Agenda February 20,2020— Page 25 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 23 of 35 their preferred response time, even with Kentucky Way. It is a collector roadway. It is intended to bring traffic up from Victory up to the center of this section to Harris. So, it's not like they will be meandering through a circuitous route, it's -- it's a pretty straight shot right-- you can see Kentucky Way. Come straight --wow. Dang it. Sorry. Come straight up right to there. Holland: Any other follow up questions? Commissioner Seal? Any other Commissioners? Commissioner Grove. Grove: Madam Chair. Becky, you mentioned the -- there was going to be a housing diversity because of the increased number of houses from the initial --or from 2018. What is the -- what is your intended price point for -- for that? McKay: I think I will leave that up to Cody. Seal: Okay. McKay: He is the specialist and that's why I wanted you to hear from him this evening, because he can, obviously, tell you what's happening out there in the field with these buyers and what the price point is going to be. So, I will leave that up to him if you don't mind. Seal: Thank you. McKay: Thank you. Holland: Any last follow-up questions? I think we can let Becky sit down. Pitzer: Madam Chair? Holland: Oh. We might have one more for you. Commissioner Pitzer. Pitzer: Sorry. Thank you. So, the collector road that you have going through Kentucky, how wide is that street? You're saying it's a connector. McKay: This collector street here, Kentucky Way -- we built Kentucky Way at a 36 back to back. That is a collector width. Thirty-six feet from back of curb to back of curb. Pitzer: Do you have any front facing homes on those roads? McKay: I do not. I do not. Pitzer: Thank you. McKay: There are --there are a couple in -- there is just a handful in Kentucky Ridge, but I have no front-on housing. So, I have -- I have a 36 back to back and, then, I have 20 Meridian City Council Meeting Agenda February 20,2020— Page 26 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 24 of 35 foot landscaping and detached sidewalks. And in the Graycliff project we have all detached sidewalks with an eight foot landscape strip. So, we have -- pedestrians will be -- will be separated from the curb safely away from the roadway network. Pitzer: And Graycliff -- Graycliff has what size -- McKay: Thirty-three foot from back of curb to back of curb. That is Ada County Highway District standard street section for a local residential street. Pitzer: Thank you very much. Holland: Thank you, Becky. McKay: Thank you. Holland: Madam Clerk, do we have folks signed in to testify? Weatherly: Madam Chair, I believe the gentlemen that Becky was with would like to speak. But, otherwise, we don't have any signed up. Holland: Sir, if you want to come forward and put your name and address on the record we would appreciate it. Stoeger: Hello. Good evening. My name is Cody Stoeger. Address 1157 La Reata, Middleton. Get my PowerPoint pulled up, so -- no problem. So, I'm representing L2 Construction, which is the builder for Graycliff Estates. I want to provide a little bit of context for everything that Becky just presented in her presentation and why we are kind of moving from a -- from our current approved designation to a smaller lot designation. So, I wanted to provide a little bit of market statistics, maybe some things that you guys haven't heard or thought about and kind of the reason we are moving in that direction. I will give you the CliffsNotes version, because I know I don't have long. First of all, we are L2 Construction. Second generation Treasure Valley. Developer builder team. We are all Treasure Valley natives and residents. We care about what happens in this valley and I think that shows. We are committed to building beautiful, solid homes to meet the needs of our growing community. So, these are some interesting statistics that I wanted to bring -- bring to you guys so you can kind of see why we are doing what we are doing. Meridian, Idaho, median household income right now is 68,131. You can go to any lender, you can go to any website and they will tell you this is how much -- this is how much mortgage you can afford at that income and the scary part about that is right now the median sales price is up close to 400,000. This fluctuates every month. Last month it was over 430. So, this fluctuates quite a bit. This is driven by -- by one main factor and that's the inventory. We are low on inventory all the time, just because we have a massive influx of people moving here and that's what's driving the low inventory. Therefore, shooting the price up really high. So, this --this is another interesting statistic. This was a Housing and Urban Development Study that they did last year. Basically they are just telling us, hey, you guys need more homes. You need more single family homes and you need Meridian City Council Meeting Agenda February 20,2020— Page 27 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 25 of 35 more apartments. You need more homes in order to keep up with the influx of people that are coming here. So, they recommend by the end of 2020 we need 15,050 new homes. Another interesting statistic. Boise University once a year puts on an Idaho Policy Institute Treasure Valley survey where the Treasure Valley -- they interview Treasure Valley residents about transportation, housing, and taxes. Two biggest takeaways from that were 67.5 percent of respondents were very concerned about the increased cost of living associated with the growth in the Treasure Valley. That's no secret to any of us. The other one that I found pretty alarming -- the majority of people -- 66 percent do not believe that they would be able to find comparable housing that they could afford if they had to leave their current housing. That means people are feeling that pressure of the growth and we don't want that. So, my role is community completion. I'm from contract to contract. It's myjob to hold an open house five days a week. I interact with prospective buyers. I qualify the clients. And my most important role is I build buyer profiles. I tell the developer exactly who is coming into visit. And so with that the needs are pretty simple. We need more affordable housing. How are we going to get that? We are going to get that with more inventory. That's what we are trying to do. And to address your question, Commissioner Grove, we are shooting for the 320 to 400 starting price range. It looks like I'm out of time. Holland: I will give you another minute to wrap up. Stoeger: Okay. Thank you. Appreciate it. Holland: You're fine. Stoeger: Thank you very much. So, overall our goal is quality, safe, and thoughtfully designed communities offer more options for a larger percent of our residents here in Meridian. The fact of the matter is people just can't afford new homes. We want to give them that option. It's our -- it's our opportunity to -- to provide them with more affordably here in Meridian and they want local and affordable. People come to us because we are local. They know we are local and they know we don't build a thousand homes a year. So, they come to us because we are local. We are trying to -- to key on this one right here. We are trying to become a little bit more affordable. We want thoughtfully designed communities. We are not just going to throw them together. We care about this city. We care about this project. Unique modern designs. You saw the mockups in Becky's presentation. We don't want cookie cutter-- cookie cutter neighborhoods. You get in that three to four hundred price range -- frankly, they all look the same. We are trying to mix things up a little bit. And southwest Meridian is, obviously, booming and people want to be out there. The proximity is a big deal. Still quiet out there. It's still nice and so we are trying to get more people out that way. And, then, I will just read this really quick if I may. This is our Meridian mission. We grew up here. We live here. Our -- as our hometown grows we are dedicated to maintaining what makes Meridian so special and that's the community. It's the sense of community that keeps us dedicated to providing a unique home building experience for the families we serve. On this endeavor we will always remember that new homes are our profession, but forging relationships along the way is our passion. We care about our clients. We care about their homes. We will strive to Meridian City Council Meeting Agenda February 20,2020— Page 28 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 26 of 35 build communities that meet the needs of and reflect the values and diversity of this great city. So, overall we want to meet the needs of the city and we want to do that affordably, if you will. And, then, at the end I just included some homeowner testimonials here, because we are kind of -- the kind of people we are. What kind of product we produce. And just kind of show us how much we care about it. Any questions? Holland: Any questions for the Commission? Thank you, sir. Stoeger: Thank you very much. Appreciate it. Holland: It looks like we may have somebody else signing up in the back, but is there anyone else in the room that would like to testify on this application or put your comments in? I'm not sure -- are you signing up in the back to say a few words? If you wouldn't mind coming up to the mic and saying your name and address for the record we would be happy to hear a few comments from you. Bronson. My name is Monica Bronson. 389 West Bloomington, Meridian. I just wanted to express my concern about the Harris Road access. I own a few properties in Meridian Heights. I own a house in Kentucky Ridge and Harris Road has fence from Meridian Road up to past Bloomington. Just three streets that were originally part of all the Meridian Height in one, two, or three versions or sections of it. It has front facing houses on Meridian Road. I don't know what the projection is for the width of Meridian Road, if they are going to do like a -- another road called Harris Road and have a separate road for the residents that are front facing. Right now it's very narrow and it's a death trap trying to get onto Meridian Road. So, my concern is if they are going to put a light in think the sooner the better, because there is -- with the L2 housing division -- subdivision that's gone through at L2 Builders up above and, then, the rest of this Graycliffs, plus the Stapleton, the amount of traffic on Harris Road is going to be tremendous and I just am really concerned about the safety and the people -- the people who have front facing houses, they park their cars on Harris Road. So, I don't -- I wasn't sure if you were aware of that. But I think it's something to consider on the width of what the proposed Harris Road would be when they are finished and would like to see if that could be put in. Holland: Thank you. Any questions? Appreciate your comments. Bronson: Thank you. Holland: Thank you very much. Anyone else like to testify? With that I will have Becky -- if you have anymore words you would like to say. McKay: I will quick, Madam Chair, Commission. Becky McKay. Engineering Solutions. There are -- there are a few homes in Kentucky Ridge that do front on Harris. Even though it was designated a collector in those days they still allowed some front-on housing. I did a design for the property that became the Stapleton Subdivision and in my design I shifted Harris a little bit to the south and, then, created a median, so that those properties could back out easily and, then, they had curb cuts where they could come Meridian City Council Meeting Agenda February 20,2020— Page 29 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 27 of 35 back out onto Harris Street. I did the same thing off of -- I think it was Duncan Lane and State Street, if you ever drive down State and you can see those houses and they kind of have like a private drive, they back into it, then, they go out onto Duncan. That's how I had it designed. Now, when Stapleton came through I didn't do that project, so they are required to widen that out. I -- I recommended to ACHD that, you know, they maintain that design, because I thought it would be -- it would work and protect those existing homes, but I don't believe that's what ACHD approved with Stapleton. So, we don't control that eastern portion of Harris. ACHD is, obviously, going to have to work with that developer to create a -- there is plenty of right of way to do that, but they are going to have to work with them to create a safe situation, so that those people can easily back out. Holland: Becky, do you know how many front facing homes are on Harris off chance? McKay: My recollection was there were -- I thought there were around six and there are --the two that were right at the intersection were the ones that I saw the most problematic, because of stalking and so that's why I thought, you know, creating a-- kind of a protected private drive with a median and, then, shifting to the south made sense. Holland: Any other questions for Becky at this time? Silence. I think you get to sit down. McKay: Thank you. Holland: Thanks, Becky. With that can I get a motion to close the public hearing for Graycliff Estates, H-2019-0129? Seal: So moved. McCarvel: Second. Holland: I have got a motion and a second. All in favor. MOTION CARRIED: SIX AYES. ONE ABSENT. Holland: Commissioners, your thoughts, please. Who wants to go first? Seal: Madam Chair, I will start off with -- with what I really like about the -- the plans and everything that it seems to be well thought out. I like the fact that there is a -- there is a lot of walking paths and interconnectivity to it. The main walking path that -- the large walking path that's going to go in there is going to be great attention to -- I mean any subdivision to have that would be nice. The fact that there is going to be a -- you know, essentially, a park extension to it is -- is really nice. I like the fact that the -- you know, they put the forethought into that to have a -- kind of collection in the middle where -- of property that could be donated to the city if need be or just be open to, you know, the residents in this area to be able to use for whatever park experiences they may want to have. The upgraded clubhouse is really nice as well. I mean the reality -- living in our Meridian City Council Meeting Agenda February 20,2020— Page 30 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 28 of 35 areas, in order to get more affordability we are probably going to have to see a lot more of this condensed structure that's -- that's coming in. I have children that are out looking for houses right now that are -- you know, they are more than likely going to move out of the area, because the affordability just simply isn't there in Meridian anymore. So, that to me is -- you know, that's kind of sad to me as a parent, but at the same time I also live in a house whose value has doubled in the last five years. So, you know, it goes both ways for sure. The biggest concern I have with -- with the property in general is just the access that's going to be provided for -- for Fire. That to me is -- that's a big concern. There are a lot of front facing houses -- I just looked at the Google Earth on this and there is about 11 front facing houses off Harris Street as it comes in off of Meridian Road and there is -- on Kentucky there is also -- there is a small section of it that has front facing houses on both sides of the road as well. So, I'm just very concerned about that. I mean the response time -- I think the -- the -- the sequence in which things are going to be built and the timeline is going to provide for the fire station to be open that's closer, but even with one being open it's still below the response time that they like to hit. I mean we have been informed that that's, you know, a nice to have, not a have to have, but in looking at the rest of the -- you know, the -- looking at the rest of the road structures and the ability for the Fire Department to respond quickly, I just have a major concern over that. What would help me with that for sure is to have some kind of timeline from ACHD that says when Harris is going to come through there. That would make me feel a lot better. But I mean we are -- we are the City of Meridian and they are Ada County Highway District, so I don't -- I don't know if there is a way that we can get around that. But, essentially, I mean it's -- it's a really nice project. I think it's very well thought out. I think it's very well laid out. I think it makes great use of the space. But I just have big concerns over the ability for the Fire Department to, you know, provide the services that they need to provide safely. Holland: Thank you, Commissioner Seal. I think I will give a couple comments to you right now, but I know one thing we will need to take into consideration was they asked for one modification of the staff report for A-10, Section 9, that they wanted to change the timing of the dedication of the well. I didn't see any big concerns with that. It seemed like staff was fine with that as well. A couple of thoughts before I go back into any concerns. I like that there is a regional pathway. I like that there is three neighborhoods contributing to a bigger park. I think that's always nice when you can do that. I also like the addition of the pool and clubhouse, because I think that makes a nice amenity for the subdivision. As a Commission -- they do have an outstanding preliminary plat that was approved for the hundred and some units -- 136 buildable lots and they are asking for the increase -- two hundred. So, just putting that out there. Also we are not -- we are not considering the multi-family component of it tonight, we are just considering the overall concept and that's why they -- they put that in there just to give us a visual, but that will come back before us with a conditional use permit,just so that you are aware of that, too, before they could start building on that. One thought I had was looking at the phasing of it, I would prefer to have the greenbelt pathway constructed before the multi-family goes in, especially if that's aimed to be the last phase of the project. So, that would be one consideration I would like to look at. Maybe not that it be required with the first phase, but maybe before the completion of the last phase of the subdivision, maybe at the end Meridian City Council Meeting Agenda February 20,2020— Page 31 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 29 of 35 of the phase two, something like that, I would like to see that amenity in there, so there is more pathway for people to get around. That was one of my thoughts. I also have some concerns with the access in and out, that there is just one main access off of Harris and there is certainly some challenges on Harris that will depend on what the neighboring subdivision does with Stapleton, when they come in there. There is not much that this specific property can do to help with that component, because it's not really next to their right of way, but I don't think ACHD is going to finish out Harris Road until the light's in and I don't think the light's going to come in until the rooftops come in. So, it's kind of a chicken and egg situation. So, I hear your concerns, but I'm not sure that there is much we can do to expedite that process there. Other Commissioners ready to give some thoughts? Commissioner Pitzer? Pitzer: First the positives. I mean I really like the design concept, the different style houses. It's a little modern, you know, not the cookie cutter, all of that, but 1, too, have the concerns on the Fire, that the fire issues -- the connector road that they have going in, yeah, it's a 36 wide street, but that's still going through two subdivisions -- two -- two separate subdivisions and -- and especially in the low point -- portion of this subdivision that doesn't have any grass, which is a big concern for me. The other point as far as the front facing homes on Harris Road, you know, I don't see that there is anything that's going to change that. They already have 136 on there currently and really look at that before going to 200 and that isn't going to change dramatically as far as those 11 houses on that road. I agree that the -- that the pathway needs to probably go in before the apartments, just to make this -- the amenities in for them. Thank you. Holland: Commissioner Grove, any thoughts? Grove: Trying to formulate how to say all these. Holland: I can come back -- Grove: I like the --the thought that's gone into this to address the affordability issues that -- I know a lot of people my age are -- are struggling with and finding those homes that either their first or second home to be able to find in the -- in the area. So, I applaud your efforts to address those concerns. I don't -- I don't see a big difference from a -- from 136 to 200 in terms of like how its laid out and I see the positives. I'm still learning the access road pieces and all of that, so I'm very interested to hear the rest of the Commission's thoughts on -- on these things. So, I don't have a lot of input into -- into that aspect. One thing that Becky mentioned in her response to the builder -- in response to phase four, the multi-family, I -- I have heard enough of Council meetings and things we are having that come in so late in the game can be a problem. So, I would encourage you to continue to press on that aspect of it, so that it is well timed, that -- to lessen some of the negativity of those builds, because just as affordability is an issue, you know, there is not a lot of availability for all types of housing at different price points and different styles. So, encourage you to continue looking at expediting that process. Meridian City Council Meeting Agenda February 20,2020— Page 32 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 30 of 35 Holland: Commissioner Grove, one note I think was in the staff report, too, is that they would have to have some signage that says that this is planned for future apartments to just help with that knowledge and awareness. I believe I saw that somewhere in the staff report. Pitzer: Madam Chair? Holland: Commissioner Pitzer. Pitzer: Yes. The other thing I was concerned about was the schools. Nobody has addressed schools. This looks to be like it would be a young neighborhood. They would have children and I'm kind of concerned. I haven't heard anything about what school -- how this would affect the schools that we have going in. Holland: Sonya, do you have easy access to remember what -- if the school district sent in comments on this one? Seal: They did not. Holland: They did not? Seal: That was one of the things that was missing. Holland: Yeah. And it's tough -- when it comes to the school district, it's tough to limit development based on -- on what schools are available. A lot of times we like to hear from the school district of what capacities are available in neighboring schools. We could certainly ask for more insight to that if we wanted to -- to wait. I was trying to see if there is anything in there, but -- you say there wasn't anything in there from the schools? Seal: Madam Chair, there was -- there wasn't anything there from West Ada that I saw. And that's something that I always look for and, honestly, I'm kind of disappointed that we haven't had it in the last few projects that are out there. It's almost -- I mean I know that they are given the ability to respond and they are not responding and, honestly, I would like to dig deeper into why that is, because to me that's one of the first things -- I look at the Fire Department, I look at the Police Department, I look at Ada County Highway District, I look at the school districts. You know, we are kind of at their will sometimes, but at the same time, you know, we want to be as good and thoughtful to those agencies as we possibly can. So, you know, I agree it's -- this is -- this is going to be built to be a young neighborhood, so the schools that -- you know, 200 homes are going to impact -- are going to be a pretty sizable impact on them I would imagine, so -- Pitzer: And bus stops. I'm concerned with bus stops from here and --would be a concern for me, too. Holland: Yeah. I know there is no proposed bus stops at this point in the development, but -- Meridian City Council Meeting Agenda February 20,2020— Page 33 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 31 of 35 Weatherly: Madam Chair? Holland: Madam Clerk. Weatherly: Just for context, Stapleton Subdivision we did receive information from West Ada School District on that back in November. I can give you numbers for context if you are interested. Holland: That would be great. Weatherly: Mary Mac Elementary had an enrollment of 553 at that time. The capacity of the school is 566. That's 1.3 miles away. Victory Middle School. The enrollment is 961 . The capacity is one thousand, 1.5 miles away from Stapleton. Meridian High School. The enrollment was 2,004 and the capacity was 2,400. Again, that was provided to us on November 22nd, 2019. Holland: Thank you, Madam Clerk. McCarvel: Madam Chair. So, I mean finally something that's slightly under, instead of grossly over. But I mean the fact that they won't build new schools until the ones are overcrowded, until those rooftops are in place, and I know most of this was already -- has been on the books for quite some time. This is -- we are really just talking about the addition of 70 homes, not -- Holland: Correct. McCarvel: -- not 200, plus the high density. We have already seen this. I would just comment -- I mean I do think it's very thoughtful -- it makes me very sad to see the larger lots going away, but I understand the reason and also having a child just in the last two weeks has been making offers on homes trying to buy his first home and it is very disheartening to see, you know, what they are having to go through to get their first homes and some of the quality that's out there. So, I appreciate -- even though that the lots are smaller, that there is still going to -- there is still consideration for good quality in somebody's first home. I appreciate the additional amenities and I would agree that the pathway -- I would like to see that in a little sooner and I guess -- maybe I didn't hear things the same way as everybody did, but I thought I heard about what the -- in respect to the Fire response time -- maybe I heard it differently -- that once the firehouse goes online on Overland that it will --they will be well within it, which is at the end of next month. So, I'm not sure -- I mean for us to second guess -- and maybe -- I heard it -- was it -- not until Harris goes in. It's just -- it's with the addition of that firehouse on Overland at the end of March they will be way within their desired response time. So, I guess I'm not having quite the issue with that. Holland: I'm not having the same heartburn about the --the Fire as much either, because I think -- I agree that once the new station is online they will have the accessibility. We could certainly put a condition in there that says we want the applicant to work with the Meridian City Council Meeting Agenda February 20,2020— Page 34 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 32 of 35 fire district to make sure that they have got the appropriate access points that would make them feel comfortable, because I know there was a comment in the staff report about how many lots they would be limited to until there was a point where there was secondary. But we could certainly put a note in there endorsing that we want them to work with the fire district on safety and access. Again, with the school questions that we were talking about, too, it's -- it's-- it's tough. I think we probably didn't get a comment on this, because they were already approved prior for the 133 lots and the multi-family component to it, so it's tough to condition projects based on school numbers, because, as Commissioner McCarvel stated, they typically will -- they put this into their plan of what developments are coming forward and once the -- once the schools start reaching their capacities, then, they start planning for future uses as needed, but it's tough to -- Pitzer: I appreciate that. Holland: It's the chicken and egg, unfortunately. Seal: Madam Chair? Holland: Commissioner Seal. Seal: Looking at the -- essentially looking at the layout of the -- of the roads and the Kentucky Way as it comes through, I mean just looking at the -- the trip traffic that's on the different roads and you have got -- you actually have more trips that are coming through on Kentucky Way than are coming through on Harris Street, which means that nobody wants to try and jump out on Meridian Road without a --without a signal out there and I don't blame them. But I think this is just going to add kind of fuel to the fire where most people out of this are going to take Kentucky Way up and out. I really -- I mean just because of the fact of that -- that main road coming in is Harris Street and it doesn't have a signal and there is no time line behind it, I just have -- I have big reservations about this just from a safety standpoint and traffic standpoint and -- I mean because as we have all seen before, I mean as people start to move in and they start to run through the other subdivisions and that creates safety issues for the -- for the people that are in there and the kids that are running around in there as well. So, I just -- that Harris Street being so undeveloped and not having a signal there is causing me major heartburn. Holland: One more comment just to reiterate, too, that they have -- they have already been approved for the 133 lots, so there -- there is 136. I'm sorry. Their request is to move that up to 200. So, we are looking at the difference there that we are looking to improve tonight -- or recommend approval of. So, I think there -- this development would go forward regardless. It's just a matter of do we want to give them consideration to let them do the more affordable price product and blend in a few more products there with -- with the new amenities that they have proposed as well or do we want to send it to Council and ask them to stay with the original plat. McCarvel: Madam Chair? Meridian City Council Meeting Agenda February 20,2020— Page 35 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 33 of 35 Holland: Commissioner McCarvel. McCarvel: I would be in support of allowing the 200 lots. That is what's in front of us this -- this evening. It's all -- the whole game is chicken and egg. I mean you don't get the stoplight until you have the rooftops there, so -- I mean until the traffic demands it. So, it's -- it's just what we face all the time with a community that's growing as we are. There is always construction and there is always more traffic coming. Holland: I think I would tend to agree with the way that they have laid out the plat, the additional amenities that they have provided, especially if we condition getting that greenbelt pathway in a little bit earlier. I don't know if -- Sonya, could you load the -- the maps that Becky had put up for us that shows what the phasing was proposed to look like, just so we can get a better context of that. I think it was towards the end. Maybe not. It was right before the picture, I think, actually. That one right there. It looks like these three would be the final piece that touches on that greenbelt pathway, but the first phase and second phase would be the western boundary. I don't know what the Commissioners thoughts are on where to -- where to put the timing in, but maybe we could condition that the pathway is put in at the end of phase two, so that way it's ahead of phase three coming in. Allen: Madam Chair? If I may, I think -- I think you stated that incorrectly. Phase one is this piece right here. I'm not sure you -- it's very small print. I doubt you can see it. It does not include the pathway. Phase two is down here and phase three is right here. So, phases one and three abut the pathway that's proposed in phase four. Thank you. Holland: Any other comments, Commissioners? Commissioner McCarvel. McCarvel: Madam Chair. So, are you -- what's your thought on the pathway? End of two or three? Holland: I think it would be my preference to see the pathway come in at the end of phase two,just so that the pathway could be complete when phase three gets started to be built. That's my thought. McCarvel: Are we ready for a motion? Holland: Certainly. Always ready for a motion. Commissioner McCarvel. McCarvel: Madam Chair, after considering all staff, applicant, and public testimony, I move to recommend approval to City Council of file number H-2019-0140 as presented in the staff report for the hearing date of February 6th, 2020, with the following modifications: That the pathway be completed at the end of phase two and in agreement with staff's agreement on that Section A-10 -- or A-10, Section 9 -- corrections that were stated by staff. Holland: One correction to your motion. It's application number 2019-0129. Meridian City Council Meeting Agenda February 20,2020— Page 36 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 34 of 35 McCarvel: Two nine. Thank you. Holland: I have got a motion. Do I have a second? Grove: Second. Holland: Got a motion and a second. Any further discussion? Did you have another comment you wanted to make? Okay. The motion as stands is for construction of pathway at the end of phase two and for the modification as requested by the applicant for A-10, Section 9, with dedication of the well change to after recording of final plat. All those in favor -- Pitzer: Madam Chair, are we not going to put anything in about them working with the fire district as a condition? Holland: Would you like to modify your -- your motion to put in -- McCarvel: I believe it's in there. I believe it's stated in there that it's going to be fine by the end of March before this is ever even under construction. Holland: There are some conditions in the staff report that they have to meet fire requirements. Does the second still stand? Grove: Yes. Holland: Any other discussion? Seal: We can vote with the -- Holland: Okay. We can take a vote. Seal: Still have major concerns, so -- Holland: All right. We will take a vote. All those in favor say aye. All those opposed? Seal: Nay. Holland: One opposed. Motion passes. MOTION CARRIED: FIVE AYES. ONE NAY. TWO ABSENT. Holland: I think I just need one more motion for the night. McCarvel: Madam Chair? Holland: Commissioner McCarvel. Meridian City Council Meeting Agenda February 20,2020— Page 37 of 117 Meridian Planning&Zoning Commission February 6,2020 Page 35 of 35 McCarvel: I move we adjourn. Seal: Second. Holland: All those in favor? All right. Meeting adjourned. Thank you all. MEETING ADJOURNED AT 7:47 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED 2 1 20 1 20 RYAN FITZGERALD - CHAIRMAN DATE APPROVED By Lisa Holland, Vice Chair ATTEST: CHRIS JOHNSON - CITY CLERK By Adrienne Weatherly, Deputy City Clerk Meridian City Council Meeting Agenda February 20,2020— Page 38 of 117