The URL can be used to link to this page

2020-03-19 Meridian Planning and Zoning Meeting March 19, 2020. Meeting of the Meridian Planning and Zoning Commission of March 19, 2020, was called to order at 6:00 p.m. by Chairman Ryan Fitzgerald. Members Present: Chairman Ryan Fitzgerald, Commissioner Lisa Holland, Commissioner Rhonda McCarvel, 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, Joe Dodson, Jeff Brown and Dean Willis. Item 1: Roll-call Attendance _X Lisa Holland (Phone) X Rhonda McCarvel _X Andrew Seal X Nick Grove (Phone) _X Patricia Pitzer (Phone) Bill Cassinelli X Ryan Fitzgerald - Chairman Fitzgerald: So, at this time I would like to call to order the regularly scheduled meeting of the Meridian Planning and Zoning meeting for March 19th and let's start with roll call. Item 2: Adoption of Agenda Fitzgerald: So, the first item on our agenda is the adoption of the agenda. I'm going to switch some things around. We have some requests for continuance, so I would like to move the Delano Subdivision up to A and move Item F, Victory Commons, up to Item B, so we can continue those. With that change can I get a motion to -- and a second to adopt the agenda. McCarvel: So moved. Seal: Second. Fitzgerald: I have a motion and a second to adopt the agenda as amended. All those in favor say aye. Any opposed? Thank you. MOTION CARRIED: SIX AYES. ONE ABSENT. Item 3: Consent Agenda [Action Item] A. Approve Minutes of March 5, 2020 Planning and Zoning Meridian Planning&Zoning Commission March 19,2020 Page 2 of 70 Commission Meeting B. Findings of Fact, Conclusions of Law for Meridian Station (H- 2019-0142) by Matt McAnulty, Located at the Southeast Corner of N. Main St. And E. Broadway Ave., North of the Railroad Tracks Fitzgerald: The next item on the agenda is the Consent Agenda. We have two items on the Consent Agenda, I believe. Approval of minutes and Findings of Facts and Conclusions of Law for Meridian Station, H-2019-0142, and I will go back and say the approval of minutes for the March 5th, 2020, Planning and Zoning Commission meeting. Can I get a motion to adopt the Consent Agenda. Seal: So moved. McCarvel: Second. Fitzgerald: I have a motion and a second to adopt the Consent Agenda. All in favor say aye. Opposed same. I need to wait. Thank you. So, the Consent Agenda is approved. MOTION CARRIED: SIX AYES. ONE ABSENT. Fitzgerald: At this time, again, I want to say how much we appreciate your guys' patience as we go through this process. This is kind of unprecedented times and our staff has done an amazing job of getting us set up so we could hear all the comments that the public has and make sure we can continue doing the business of the city. So, as we go forward we are going to bring folks who are interested in each application forward into the room and, then, we will kind of do some swaps. We are going to take public testimony over the phone. So, it may be a little clunky and a little bit disjointed for a little bit. We are going to get through it together and be an adventure. So, let me explain the hearing process. It maybe an adventure, but we are going to try this. So, the staff -- we will start with the staff report for each application. The staff will report the findings in regarding how the item adheres to our Comprehensive Plan and Uniform Development Code, with the staffs recommendations and after the staff report we will have the public come forward and give their testimony. We will be taking -- if there is anyone who is here speaking for on -- for an HOA, we will give them ten minutes to speak for the HOA. If they are -- if you are not representing a larger group you will have three minutes to testify. After that we will give the applicant an opportunity to come back and give them a little bit of time to close and after that we will hopefully have an opportunity as a Commission to deliberate on the application and, then, make a decision or a recommendation to the City Council. Item 4: Action Items Meridian Planning&Zoning Commission March 19,2020 Page 3 of 70 B. Public Hearing for Delano Subdivision (H-2019-0027) by Boll Cook Investments, LLC, Located at 14120 W. Jasmine Ln. and 2800 E. Jasmine Ln. 1. Request: Annexation & zoning of 15.22 acres of land with R-8 (2.76 acres), R-15 (8.82 acres) and R-40 ( 3.64 acres) zoning districts; and, 2. Request: A Preliminary plat consisting of 66 single-family residential building lots, 1 building lot for a multi-family development, 8 common area lots and 2 other (common driveway) lots. Fitzgerald: So, as we go forward I would like to open the public hearing for -- the continued public hearing -- I'm sorry. The public hearing for Delano Subdivision, H-2019- 0027, and we have a request, kind of, from the team as we talked through this today to continue this application until April 16th and hold that application only on that date and that being said we were hoping that we have an ability for our team on the Commission to have a special meeting on April 23rd, so we can get caught up on the backlog of applications. So, hopefully, our Commissioners on the line -- we have an opportunity to have a special hearing on April 23rd for backlog, but we would continue the Delano Subdivision hearing to April 16th. Any comments or concerns on those dates by the Commission? McCarvel: Mr. Chair? Holland: I think that will work. This is Lisa Holland. Fitzgerald: Thanks, Commissioner. Commissioner McCarvel. Grove: That works for me. McCarvel: I would be in support of -- Grove: This is Nick Grove. Fitzgerald: Thanks, Commissioner Grove. Commissioner Seal, are you okay with that as we go -- Seal: I'm supportive, yes. Fitzgerald: Okay. Can I get a motion to continue the public hearing on Delano Subdivision, H-2019-0027, to the date of April 16th? Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Meridian Planning&Zoning Commission March 19,2020 Page 4 of 70 Seal: I move to continue file number H-2019-0027 to the hearing date of April 16th, 2020. McCarvel: Second. Fitzgerald: I have a motion and a second to continue the public hearing for Delano Subdivision, H-2019-0027, to April 16th. All those in favor say aye. Any opposed? Motion passes. Thank you very much. MOTION CARRIED: SIX AYES. ONE ABSENT. F. Public Hearing for Victory Commons (H-2019-0150) by BVA Development, LLC, Located at 130 E. Victory Rd. and 3030 S. Meridian Rd. 1 . Request: Preliminary Plat consisting of 12 building lots on 16.74 acres of land in the C-G zoning district. Fitzgerald: And, then, moving to B, could we have a motion to continue the public hearing for Victory Commons, H-2019-0150, and this is a procedural motion based on the fact that they had some challenges with their application or some -- either markings or -- I forgot what Bill exactly said, but they have staff contacts, so that -- that would be a date determined by staff, so I don't want a date certain. We will give the staff the opportunity to make that decision, so we can continue it to a date determined by staff, if that's okay with the Commission. So, can I get a motion, please? McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. McCarvel: I move that we move Item H-2019-0150, Victory Commons, to a date to be determined by staff. Seal: Second. Fitzgerald: I have a motion and a second to continue the public hearing for Victory commons, H-2019-0150, to a date determined by staff. All those in favor say aye. Any opposed? Motion passes. MOTION CARRIED: SIX AYES. ONE ABSENT. A. Public Hearing Continued from February 20, 2020, for Lost Rapids Apartments (H-2019-0146) by GFI Meridian Investments II, LLC, Located On the North Side of W. Lost Rapids Dr., West of N. Ten Mile Rd. Meridian Planning&Zoning Commission March 19,2020 Page 5 of 70 1 . Request: Conditional use permit for a multi-family development consisting of 102 dwelling units on 5.71 acres of land in the R-40 zoning district Fitzgerald: Thank you very much for the housekeeping matters. Now we will move to the public hearing -- as we move forward we are going to shift into the public hearing for Lost Rapids Apartments, H-2019-0146. Anybody out in the lobby that wants to come in and have a seat on that one they can now and we will start with the -- Sonya and her wonderful staff report. Hi, ma'am. Allen: Chairman Fitzgerald, I -- if -- if I may backtrack just a bit. I believe Victory Commons was supposed to be continued to May 7th, is that correct, or was there a conversation I wasn't a part of on that? Fitzgerald: I talked to Bill and he said that he would make that determination and you guys would tell us when you would be ready to go. Allen: Okay. Sorry about that. Fitzgerald: So, date determined by staff. You guys can tell us when you want to do it. Allen: Okay. Thank you. All righty. So, ready for Lost Rapids Apartments -- Fitzgerald: Yes. Allen: -- conditional use permit. This site consists of 5.71 acres of land. It's zoned R-40 and is located on the north side of West Lost Rapids Drive just west of North Ten Mile Road. Adjacent land use and zoning. To the north and east is C-G zoned property, proposed to develop with Costco Wholesale and other commercial and retail uses and the west and south are single family residential homes in the development process. This property was annexed back in 2018 and included in a development agreement that allows for the development of multi-family residential apartments on this property. There was a concept development plan that was approved at that time that was very closely consistent with the proposed plan. The Comprehensive Plan future land use map designation is commercial. The applicant is requesting a conditional use permit for a multi-family development consisting of 102 residential dwelling units on 5.71 acres of land in the R- 40 zoning district, consistent with uses desired in the commercial future land use map designation. The proposed gross density is 17.8 units per acre. Nine apartment buildings are proposed containing a mix of one, two and three bedroom units ranging in size from 775 to 1,340 square feet and a 2,494 square foot clubhouse is also proposed. The development agreement for this property in the larger commercial property requires certain improvements for the overall development, including installation of the street buffers and walkways along State Highway 20-26, Chinden Boulevard, and North Ten Mile Road to be completed with the first phase of development prior to issuance of the first certificate of occupancy within this development. Sole access is proposed via West Lost Rapids Drive, with an emergency access only driveway from the north boundary from Meridian Planning&Zoning Commission March 19,2020 Page 6 of 70 the Costco side and that is proposed -- if you can see my pointer right here in this location. Staff is recommending an east-west driveway connection is provided to the north-south driveway along the east boundary of the site to reduce access on the collector street and for interconnectivity with the commercial development without having to go out onto the collector street and that would be in this location right here. This -- this right here is the north-south driveway I was referring to. Staff is recommending pedestrian walkways are provided as shown on the map there along each side of the entry driveway into the site from Lost Rapids and along the east boundary of the site adjacent to the north-south driveway for pedestrian safety. And this is a copy of the proposed landscape plan with kind of an aerial view of the property. This is the qualified open space exhibit. The qualified open space meets the UDC standards and actually exceeds it and this is just kind of a perspective view of the overall site. Conceptual building elevations were submitted for the proposed multi-family structures, the clubhouse, carports, and storage structures as shown. The multi-family structures along the north and east boundaries will be three story garden style, while those nearest Lost Rapids Drive will be two story townhome style units. Written testimony has been received as follows -- from the applicant and from the public. Stephanie Leonard, the applicant's representative, submitted a response to the staff report and I will -- I will let her go through those items with you, rather than being repetitive. And, then, from the public are as follows -- and I will just give a brief summary of their issues and they are in the public record and assuming that you have already gone through those, but I will, again, just give a highlight for the public. And excuse me if I mispronounce the names. Gene Pepetone. A voicemail. He was concerned pertaining to traffic safety and impact on nearby parks. Eric Martin was against the proposed access via Lost Rapids due to traffic and congestion reasons impacting area residents and he requests the access point is changed. Linda Lewis. She was against the proposed project due to the impact on traffic in the area, school overcrowding, impact on property values and the quality of life. Dave Meredith. Against the project due to concerns pertaining to not enough parking and emergency access with only one access proposed and the ability to access the three story buildings proposed and impact on the use of area parks. Stephanie Martin requests the plans be amended to reduce the overall volume of the units. She requests two instead of three stories or townhomes instead. Concerns pertaining to an access -- excuse me -- increase in traffic in this area and impacts on area schools and three story apartments not fitting in with the height of other structures in this area. And, lastly, from Abby and Scott Eaton, they are opposed to the R-40 zoned parcel and thinks it should be zoned C-G. The zoning is not before you tonight, just a side note, and the project is already zoned, the property is, and this is only a conditional use permit before you tonight. Staff is recommending approval with the conditions per the staff report. Staff will stand for any questions. Fitzgerald: Thank you, Sonya. Any questions for staff? Seal: A quick question. Fitzgerald: Commissioner Seal. Meridian Planning&Zoning Commission March 19,2020 Page 7 of 70 Seal: Just on the -- since they are proposing it to be a gated community is that something that needs to be addressed as far as the east-west access? Allen: Chairman and Commissioner Seal. Don't believe this is a gated community. No. It is not. There is no access east-west proposed at this time to the north-south driveway on the east boundary of the site. The -- the access -- excuse me. I will go to the site plan. The access right here off of Lost Rapids is a full access. It's not gated. Seal: Okay. I was reading off the wrong one. Sorry about that. Allen: Yeah. Seal: The lot on the -- Allen: Hill Century Farm I think is what you are referring to. Seal: That's what I'm referring to. Yeah. Sorry about that. Allen: That's okay. Fitzgerald: Additional questions for Sonya? Pitzer: Just one point of clarification if I can answer. Fitzgerald: Yeah, Commissioner Pitzer, go ahead. Pitzer: Sonya, it was staff's recommendation to have an east connection to the north- south collector that connects to Costco? Allen: Chairman, Commissioners, it was staffs recommendation -- let me go to the site plan here -- to have -- if you can see my pointer here -- an access to this north-south driveway here along this east-west driveway. So, this little stub through right here, so that there would be an access to the commercial development, so that residents wouldn't have to go out onto the collector street and, then, back around into the development. For interconnectivity purposes. Fitzgerald: And I will let the applicant -- Holland: Do we need to make that a condition if we want that, too, or is it something that's part of the staff report recommendation that they have to do anyway? Allen- That is part of the staff recommendation, yes. But, no, you do not have to make an extra motion for that. Holland: Thank you for clarifying. Meridian Planning&Zoning Commission March 19,2020 Page 8 of 70 Allen: Yes. Fitzgerald: And, Sonya, then, that was a request of the Fire Department to this -- correct? Is my -- Allen: The Fire Department -- Fitzgerald: Secondary access of some kind. Allen: It's an emergency access. I know that the applicant's been working with the Fire Department to provide one from the north, if you can see my pointer right here in this area. So, I believe either access would work for them. I'm not absolutely sure if this meets their separation requirements. I think it does, but this is the access they were talking about. So, I think that's where it's being provided from. Fitzgerald: I will let Stephanie -- Allen: The applicant can address that. Yeah. Fitzgerald: Any additional questions for staff? Hearing none, would the applicant like to come forward. And, please, state your name and your address for the record, Stephanie. Leonard: Good evening, Mr. Chair, Members of the Commission. Stephanie Leonard. 9233 West State in Boise. 83714. I know what the problem was. That -- Fitzgerald: It's been a long time and just looking at you over there, but -- Leonard: I'm with KM Engineering and representing the applicant, our client, on the project. Sonya did a great job summarizing, so I will try to be pretty pithy with my explanation. Thank you for having us here this evening, too. Appreciate it given the circumstances. This is a conditional use permit for Lost Rapids Townhomes and Apartments in an R-40 district. As Sonya mentioned, you have seen this site before. It's within the Lost Rapids Subdivision that was heard in 2018. This was a concept -- the concept that was shown at that time -- at that time as well and we are keeping pretty consistent with that concept plan. So, here is a detail of our landscape plan. We have got six townhome buildings on the bottom here, two stories, and, then, three three story buildings located to the north and east adjacent to the commercial development that's going to be happening soon. We are proposing 200 parking spaces, which is in excess of UDC standards and, then, about half of those are covered. We are also proposing covered storage here for folks just for their extra stuff. Have kind of a central amenity shown. Clubhouse. And, then, a plaza with other stuff included. This is just a rendering to show you kind of a -- a better idea of what that looks like with all the coloring. It's a little bit easier to see. So, let's see. This is our open space and qualified site amenity exhibit, where part of the staff report requested that we include extra details about our qualified site amenities and we have done so here. We have five specific use standards for multi-use -- or for multi-family developments, clubhouse, fitness facility, a plaza, all of Meridian Planning&Zoning Commission March 19,2020 Page 9 of 70 which will be located in this central area here and, then, we -- we are showing a pool, but we are actually hoping for a little bit of flexibility in that amenity. We would like to propose possibly doing a sports court if the demographics and market kind of call for that. It just depends on what our residents are going to be looking for. So, that's part of our request here tonight and, then, we are proposing a dog park, which the dimensions are 5,000 square feet. It doesn't technically fit the requirements, which are 50 by 100, but we feel that it meets the intent of that open space and that it's -- it will be used well as a dog park for -- for residents. Then, additionally, we are doing a picnic area, which includes barbecue and seating within this kind of plaza area. A neighborhood business center will be located within the clubhouse and, then, we are going to be constructing a transit stop along Lost Rapids for Valley Regional Transit. So, these are our building elevations. These two are three story units. Got two buildings that have 24 units apiece and they are on the north part, kind of adjacent to the --to Costco. And, then, we have got one building that is 12 units and it's on the east part of the site. And, then, we have got six townhome buildings, which comprise seven units apiece and that's on the south part of the site. So, just to give you a visual there, building type one, which is the -- the two three story garden style units are adjacent to Costco and, then, our townhomes are located along Lost Rapids, which will look kind of more like a two story home kind of elevation from that road. So, hopefully, won't be as dense feeling or as imposing to folks that are in the single family across the way. And, then, we have got a building type two, which is the three story garden style comprised of 12 units. So, this is -- these are just some renderings of our amenities that we are proposing. This shows, of course, the pool, but we could easily replace that with like a pickleball court or some other kind of sports court, depending on what would be allowed. You have seating, some hangout spots, barbecue area, picnic tables, fireplace and kind of lounge area. So, it's pretty usable. The whole -- the whole point of this plaza area was that we would kind of divide spaces up, so it didn't feel like you were sitting directly on your neighbors, but would rather be able to kind of have your own space and feel like it was kind of almost private at the same time. And this is an overview of that. And, then, just to summarize, we have got the -- the pool or sports court that we are proposing. Plaza with outdoor seating. Barbecue and tables. Clubhouse. Fitness center, which is in the clubhouse. Neighborhood business center, which is also in the clubhouse, and, then, the 5,000 square foot dog park. And this rendering probably looks familiar. I basically just put it in here so that you could visualize what we are proposing to change as far as the conditions are concerned for the -- from the staff. So, let me just get to that page really quick. So, we are proposing modifications to several conditions within Section 9-A. We are proposing to remove 3-E, which is the recommendation to include a five foot sidewalk along the east boundary. We feel that most of our residents and folks within this area are probably going to be using the ten foot multi-use pathway that's located on Ten Mile here. We don't think a lot of residents will probably be exiting here and, then, going up this way. So, we felt that would be more useful. And, then, the -- oh. Thanks. And, then, we are also proposing to remove -- hold on. Sorry. Remove the recommendation 3-F -- remove the recommendation to add a break in the berm and fence on the southern boundary. We feel that including the berm and a fence here, along with the vegetation, is going to provide more privacy and security for the folks that are living in these two units here -- or, actually, I should say 14 units, but between these two buildings. I think Sonya's recommendation was to add a pathway Meridian Planning&Zoning Commission March 19,2020 Page 10 of 70 there with berm. We would prefer to just leave it. Also we feel that it would probably provide some sound attenuation from the collector road here. And, then, we propose to remove 3-G -- or a portion of that. So, requiring the construction of the sidewalk along the east boundary. We would -- we are amenable to keeping construction of a sidewalk along one side of the entrance, too. So, whichever you prefer we are -- we are good with that. We are proposing to remove 3-1, which is the recommendation to construct a drive aisle to the east between buildings eight and nine. I believe this might have been discussed at some point, but we are worried, essentially, that traffic from the commercial developments will maybe find it enticing to cut through this development. So, in order to try our best to make it a little bit of a more private and kind of buffered area, we would like to keep that closed to just ensure that folks have one point of access in here and, then, with their emergency access to the north, so the fire department could utilize that. And, then, 3-J we are proposing to remove the recommendation to provide additional bicycle parking spaces. I think it was misstated in our application, but we are actually providing about five different bicycle racks that are located here, here, next to the clubhouse and, then, next to building -- I think that's I. And, then, I think there is one over here, too. In short we have --we have 20 bicycle parking spaces. So, each of those bike racks actually accommodates four spaces and I think that I had said it is two originally, so -- then we are proposing to remove the recommendation 3-K to add a children's play structure. The -- our vision for this development doesn't necessarily align with a children's place -- play place and the Keith Bird Legacy Park is about two to three hundred feet to the west, so we think that a lot of folks, if they do have families or kids, would maybe be okay walking over there and, then, we were hoping that folks within our neighborhood can use an amenity that's not available so close at another place. And, then, C-3, we are proposing to remove the recommendation to relocate the fence on the eastern boundary of the site and that would be in order to accommodate the landscaping that's required if we were to add a sidewalk here and as I mentioned earlier we are hoping to not add a sidewalk there, just because we feel that the Ten Mile pathway will be a good way for people to get to where they are going. So, Sonya showed -- or she kind of showed you what the emergency access is going to look like, but we have been working with Joe Bongiorno on this and he -- he mentioned that this was an option that would work as far as accessing it for Fire Department use if they need to as a secondary access. So, that is what we are proposing. In sum, we feel that we are in line with the development agreement for this property. We are actually lower than the maximum density that I think was allowed, which is about 24 units an acre. We are about 17.8. We are complying with the dimensional standards of the R-40 zone and we have met the requirements of the specific use standards. We think this density would be really appropriate for the area and actually be an asset for most of the folks in the area as housing is badly needed. It's near commercial. It's near transit. Chinden is a major transportation corridor, so it's close to that and it's close to parks and schools I think that it would be a valuable addition to this area, so with that I will stand for any questions. Fitzgerald: Thank you, ma'am. Any questions for the applicant? McCarvel: Mr. Chair? Meridian Planning&Zoning Commission March 19,2020 Page 11 of 70 Fitzgerald: Commissioner McCarvel. McCarvel: You were wanting some latitude to possibly change the pool to a sport court, but would the rest of that surrounding -- that seating area as shown and the barbecue pits and -- that's going to stay as they are as shown? Leonard: Excuse me. Commissioner McCarvel, yes, that would be our intention is to keep it kind of like a plaza, hangout area, but just to switch it out, basically, with a court that would be about the same dimensions and size, so -- Fitzgerald: So, I'm kind of piggybacking on that and so you can correct me, are all these presentations going in the DA? I mean that's -- because I do like the -- the plaza you have laid out. Leonard: Mr. Chair, Commissioners, this --we are already in the development agreement for this property and we will -- I think we are holding up the -- excuse me -- concept plan that was attached to that. Fitzgerald: Okay. Leonard: This would be attached to the conditional use permit and would be required for the certificate of zoning compliance and design review that we have to later submit for building permits, so -- Fitzgerald: Thank you for the clarification. Additional questions for the applicant? Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Seal: Just on the -- I mean what's the reasoning behind removing the pool I guess? mean -- because it seems like you are taking away a really, really good amenity and putting in something that's maybe going to serve less people. Leonard: Mr. Chair, Commissioner Seal, we have actually been working with real estate brokers and they -- and they have been kind of telling us -- they have been forecasting that people actually prefer different kinds of amenities and we -- the demographic that we are shooting for on this property is going to be a little bit older I think and so -- and this might be something that our client could answer. He's here tonight, too. He might be able to go a little bit more detail as far kind of the thought there, but my understanding is that we are -- we are shooting for a demographic that may not hang out at the pool as much as they would like to play bocce ball or something along those lines. Fitzgerald: Thank you. Additional questions for the applicant? Commissioner Grove, Hollander or Pitzer, do you guys have anything questions? Going once. Meridian Planning&Zoning Commission March 19,2020 Page 12 of 70 Grove: I don't at this time. Fitzgerald: Thanks, Commissioner Grove. Holland: It's cutting in and out a little bit on some of the requests that they asked for modifications for, but I have been following along with the visual, because I'm watching the live stream, too. So, I -- I think I'm pretty up to speed with, but may have to summarize some of the requests to make changes later. Fitzgerald: Thank you, ma'am. Leonard: Mr. Chair, Commissioner -- is it -- Fitzgerald: Holland. Leonard: Holland. Okay. I was going to say your name up here, but she is -- I do have a list of all the things that we are requesting changes from, too, if that would be helpful for the record and for you all. Fitzgerald: That would be great. If you can give it to the clerk that would be awesome. And in regards to emergency access and the sidewalk to the east, as you are handing that over, is there a reason where -- I don't -- with commercial pads on the east -- to your guys' east right now, I'm wondering if people are going to -- I mean I -- I used to live next to a Costco when I lived somewhere else and walking to my apartment I wanted some -- the quickest access I could go. So, is there a reason we are not wanting a sidewalk along the eastern boundary? Leonard: Mr. Fitzgerald -- Mr. Chair. We prefer not to have a sidewalk there,just because there isn't really like a crosswalk that would be available for folks to go here there and there. We are proposing a pedestrian point at the northern point where that emergency access is going to be. So, we foresee that as a really good option for folks if they are going to be walking to and from Costco. But sidewalk wise we don't think a lot of folks are probably going to be walking north-south, I think it will be more cars going to and from Costco there. Fitzgerald: I think that's the reason I'm concerned, because I think there will be restaurants -- some other things that are to the east of it. I think people will be walking there. So, that's my -- because there are cars driving through there and there is no way to walk through there. So, just giving you my thoughts, because I think that -- that will be something that I think I'm concerned about not -- Leonard: Okay. Fitzgerald: -- having a sidewalk there. Additional comments before we open it up -- except our clerk left. Meridian Planning&Zoning Commission March 19,2020 Page 13 of 70 Leonard: Mr. Chair, can I just ask a question? Fitzgerald: Absolutely. Leonard: Okay. So, would it help if -- so, right now there isn't a crosswalk proposed. If we were to do some kind of -- since there is a crosswalk south of the site that's at the drive aisle where the commercial and the residential are in between, would it help if we had maybe a sidewalk on the other side -- on the east part adjacent to the commercial to allow folks to go on the sidewalk that's along Lost Rapids, cross the street and, then, actually, walk on the commercial portions, not right next to residential. Fitzgerald: I think -- and didn't mean to cut you off. I think -- possibly. I think that we are going to probably hear that from some of the -- our community that's here tonight. Leonard: Yes. Fitzgerald: That's one of the concerns I think is making sure there is still a safe access to get to Costco or to add to some of those future commercial pads and so I'm concerned that we don't have that right now and -- if we start removing some of these requirements, so -- Leonard: Okay. Fitzgerald: -- I will keep thinking through it, but just for the information. Leonard: Okay. Thank you. Fitzgerald: With that I appreciate it. Leonard: Thank you. Fitzgerald: Mr. Clerk, we are ready for public testimony. Do you have a list or do you want to start on the phone? How would go? Johnson: I had one -- some -- somebody sign in. I don't have that list in front of me. We have nobody by phone, but you may have somebody in the room. Fitzgerald: Yes, ma'am. Please come forward and tell us your name and address and give us your thoughts. We appreciate you being here during this fun and exciting time we are all in. Sackmann: Good afternoon. My name is Lois Sackmann. My address is 3759 West Vanderbilt in Bainbridge development. Fitzgerald: Thank you. Meridian Planning&Zoning Commission March 19,2020 Page 14 of 70 Sackmann: Okay. I have heard the cautions or statements, testimonies by this lady here as far as what some of the people who have recorded of not doing the apartments, townhomes. The questions I have -- besides agreeing with those are that Lost Rapids is a two lane road. There is no middle lane to turn from into this new development that's being proposed. Safety wise what's being done. Egress-ingress look like the pictures to be one. You are talking 200 to 300 cars coming out or going in. That's just not safe. Not only for the road, but into the development, and those were my concerns. Fitzgerald: Thank you very much, ma'am. We appreciate you being here. Stay healthy. Safe. Anyone else in the audience like to testify on this application? Yes, sir. Please come forward. Thank you for being here, sir. Petersen: Oh, thank you. Tonn Petersen. 2659 West Wolf Rapids Street in Meridian. I think this project is fantastic. I live directly across Ten Mile and I agree with everything that's been presented. This is such a well developed project. It provides much needed housing in an area that just is -- it's thriving and growing. Right now, you know, in that square mile area there is, you know, everything from across the street close to million dollar homes and, then, kind of, you know, half million dollar homes and more entry level single family homes, but there isn't really this product type right there to provide this for the community. I just think it's a great -- a great benefit. It's close to parks. It's close to schools. There is connectivity. There is pathways. I think it really provides enough -- a nice buffer along Ten Mile that kind of shields and almost screens off the Costco. So, I believe wholeheartedly that our community needs more projects like these and this is well developed and I think should be applauded and certainly approve this and -- or, excuse me -- support it and recommend it be approved. Thank you. Fitzgerald: Thank you, sir. Commissioners that are on the phone, if you want to ask questions, please, interrupt me and chime in. Anyone additional would like to testify? Weatherly: Mr. Chair? Fitzgerald: Madam Clerk. Weatherly: It is possible we may have one caller that is waiting to testify on this, but we are going through the screening process at this time, so -- Fitzgerald: Okay. Want to pause for a moment? Weatherly: Yeah. Fitzgerald: Okay. Weatherly: We will let you know in just a second. Meridian Planning&Zoning Commission March 19,2020 Page 15 of 70 Fitzgerald: Perfect. Do we have any additional questions while the clerk's working to get our additional caller -- for staff or for the applicant? Okay. We are going to pause for a moment. Madam Clerk, is this where I get to throw things at Bill? Weatherly: He is currently our screener, so -- possibly, yes. Fitzgerald: Sonya, can I ask a quick question while we are doing this? Can you pull up the --the overview of Keith Bird Park so I can see it. I'm just -- I want to see the structures -- play structures that are there or the amenities that are in that park. If that's an easy thing to do. I was using the computer, but it decided to stop working. Do we know what's in that park? Is there -- because I know there is basketball hoops, kids play structures, soccer fields. Do we have anything else -- information wise on what's all there? Do you know or -- Allen: Not offhand. Fitzgerald: Ma'am, can you give me a -- your rundown on what you say and what you recall. Absolutely. I would love to get your thinking. I need you to come up and be on the record, ma'am. If you could state your name and address for the record again. I just want to make sure I get your information. Sackmann: Lois Sackmann. 3759 West Vanderbilt. Fitzgerald: Go right ahead, ma'am. Sackmann: Okay. What is there is some play structures as far as climbing rocks, wood structures for -- for -- wood or plastic -- for children to climb on. There are two eating areas right next to the bathroom facilities. There are also some permanent exercise equipment there for adults or teenagers that use them. But right there there is not a basketball court. Fitzgerald: Okay. Sackmann: It is -- there is one that is -- a small one that is over at Bridgetower West. Fitzgerald: Okay. Thank you very much, ma'am. I appreciate the help. Weatherly: Mr. Chair? Fitzgerald: Madam Clerk. Weatherly: We have Dave live on the line. Fitzgerald: Dave, welcome to the meeting. Please state your name and your address for the record and we will love to hear from you. Meridian Planning&Zoning Commission March 19,2020 Page 16 of 70 Meredith: Yes. My name is Dave Meredith. A current resident of Meridian in the Bainbridge Subdivision at 4202 West Everest Street, Meridian. 83646. 1 purchased my first home in Meridian in 1975. 1 recently retired as assistant director of Department of Public Safety at Boise State University and I am a certified administrator of public parking through the University of Virginia. I am opposed to the addition of this apartment complex being built in the suggested area for three reasons. Understanding apartments and parking, there is not enough parking allowed for this project. I'm not sure what the City of Meridian is currently suggesting for parking space -- spaces allowed for apartments, but typical city standards do not represent the reality of apartment living. Apartments have many visitors, not just those living in apartments, and this creates overflow situations and there is no overflow here unless you are planning to use the church across the street. Parking on weekends before any of the new items being brought into the area is already overcrowded and dangerous. Soccer fields, football games, park activities, all available parking is being used currently. People start parking in no parking zones, creating -- creating very dangerous situations. Item two is the -- the Fire Department cannot adequately protect the structure. There is only one in and out from the apartments due to the shortage of parking. Emergency vehicles will not be able to access this area when needed. The proposed north access to the Costco parking lot is certainly not a good alternative in the sense that a passcode is hard to get through with a vehicle, let alone a fire truck. The report states that the three story building will require a ladder truck and this will not have any access to these building. The Police Department will be called many times to, please, cite these vehicles. Not fair to the public use in the nearby parks, which by the way, we love and appreciate. Have Meridian adopted open space in subdivisions. In contrast, this project is going against the open space concept. Number three is Costco. You are putting the largest traffic generating box store on the same parcel and we are considering putting apartments there. This does not even make sense in the most common of sense. I'm sure the Commission has been to the Costco on a weekend and has witnessed how stoplights are backed up two or three cycles and the Lost Rapids Drive is -- like mentioned earlier, a two lane road with a medium in the middle -- will not allow any kind of cross traffic. This is creating a perfect storm for a disaster. A Saturday with soccer games, church activities, apartments with people parking in no parking areas and the Costco traffic. It will be impossible to access this area, including the emergency services. I'm in favor of apartments and not in my neighborhood that I'm saying, I'm saying if Costco was not right next door, several parks with activities and apartments that will illegally park, then, I would not be opposed. However, from my experience this is what is going to happen. I would hope that the Commission will not -- will vote not to allow this unit to be built in this particular parcel and create this perfect storm of total confusion on weekends. Respectfully, Dave Meredith. Fitzgerald: Thanks, Mr. Meredith. We appreciate your comments and thank you for calling in with the new technology we are using right now. Madam Clerk, is that the only person we have on the line, ma'am? Weatherly: Mr. Chair, it is. Thank you. Meridian Planning&Zoning Commission March 19,2020 Page 17 of 70 Fitzgerald: Thank you. Anyone else wishing to testify? Would the applicant like to come back forward and see if we can answer some questions and -- Leonard: Thank you, Mr. Chair, Commissioners. I'm inviting -- Fitzgerald: Two for one. Leonard: I'm inviting our client up so he can speak and answer questions about amenities and such. We will keep our distance. Maybe he wants to introduce himself though. Fitzgerald: That would be great. Gasser: Mr. Chair, my name is Derek Gasser. My address is 74 East 500 South, Suite 200, Bountiful, Utah. 84010. Fitzgerald: Welcome. Gasser: Thank you for letting us be here. Leonard: Okay. So, I will answer a few of the questions -- or the comments, I guess, that were brought up. In relation to Lois's comments, Lost Rapids is a two lane road, but it was designed to be a collector, which is intended, basically, to get traffic to and from quicker than a local road would be and take stress off of heavier use roads. So, the intention of Lost Rapids is to be a little bit busier than maybe a neighborhood road would be, but I think in this case it will funnel traffic very well for all the uses that are cohabitating in the area. The one point of access that we are proposing I think will work more efficiently than two points of access would, as staff has recommended the access point at the far northeast corner of the site, in our opinion would create more -- more issues as far as pedestrian and/or vehicle traffic going to and from and, then, as was mentioned, Costco will probably be a pretty busy use, we perceive folks possibly looking to cut through the development, rather than going around as the roads were designed. In relation to Tonn Petersen's comments, I -- we agree -- to say ditto on what he has to say and, then, as far as David Meredith's -- the gentleman that was just calling in, we read his testimony as well, his written testimony, and I do appreciate his point of view and he, obviously, has a lot of expertise in the area. We are meeting the parking requirements and, actually, exceeding them by a few spots with what Meridian requires as far as multi-family is concerned and, then, we are providing some storage that will, hopefully, alleviate some of the strain as far as folks possibly not having enough room, they might be able to also park cars in there if-- if they so choose. So, that will hopefully help. And, then, as far as fire access, we have the secondary access to the north approved through the Meridian Fire Department. That will meet their requirements and we feel that that will be a more effective secondary access than the one on the east. And just I guess to speak on the Costco -- when this project came through in 2018 they did do a traffic impact study that took into account Costco and the multi-family use and kind of to see how the traffic would be generated and where they would go and this is something that they felt was appropriate at the time. So, I think that about covers it. Is there -- maybe Derek would Meridian Planning&Zoning Commission March 19,2020 Page 18 of 70 like to -- oh, yes. And, then, in regard to your comment about the pedestrian access north-south on the east part of the site, we feel that most people will probably use the Ten Mile multi-use pathway. It's larger than most sidewalks are, so it will accommodate bicycles, pedestrians, and multiple different kinds of traffic. So, we feel that that would be a better option for folks, so -- Fitzgerald: So, Stephanie, real quick before you run away. Are you bollarding the north- south emergency access? Is that the plan? Leonard: Mr. Chair, I believe that we decided on a gate is the option that we went with, which would function much the same. Fitzgerald: Knox box gate? Leonard: Yes. Fitzgerald: Okay. Thank you. Sir, if you want to come forward and just state your name again, so we have that. Gasser: You bet, Mr. Chair. Derek Gasser. Would you like an address as well. Fitzgerald: No, that's fine. Gasser: Sure. So, with regards to -- Mr. Chair, on -- on the bollards for the gate, Joe with the Fire Department said either would work. We -- we feel like a gate would be better. It is something that, you know, the option was given for either one and with regard to the -- you know, the multi-path along Ten Mile, it's a -- it's a ten foot path. We feel like that, really, for people coming from the south part of the subdivision, that is the best point of access, because there is not a crosswalk to go across Lost Rapids until you get to the intersection, so for those who, you know, shoppers wanting to go to the shopping center Ten Mile seems like a great way to go up for people within the complex -- as Stephanie mentioned going north on -- and it doesn't show on this -- on this screen, but there will be a pedestrian walkway there to the -- the west of that storage unit. Fitzgerald: Okay. I guarantee you people will use the quickest access point -- Gasser: And that -- and we have coordinated -- sorry, Mr. Chair, with -- with Costco and that to align the pedestrian walkway, so you can see on the -- on the diagram going to the left of that storage unit and, then, it connects and, you know, very quickly you are at Costco or you can head to the east to get to any other, you know, use that would be there. We and Costco are not in favor of -- what Stephanie's also mentioned with regards to the drive-thru going through to the east, we feel like that -- it's going to be a -- there will be quite a bit of volume going up and down that street and we felt that it's -- it's better for the emergency access to take it from north and for the pedestrians. Meridian Planning&Zoning Commission March 19,2020 Page 19 of 70 Fitzgerald: And, then, in regards to the tot lot, where was that -- or you guys' thoughts about removing that? There was a discussion about not having that. I know you have the dog park. Just the demographic you are shooting for? Leonard: Mr. Chair, that's correct. We -- we don't foresee a lot of folks wanting to use the tot lot in this subdivision and we have heard from a lot of folks that they don't seem to be used as much as the amenities that we are providing are and, then, because we are so close to Keith Bird you see a lot of folks maybe wanting to walk over there to use, you know, their -- they have a little basketball court that's nearby and, then, they also have the outdoor play equipment -- the outdoor gym equipment. I stopped by there yesterday. It's actually pretty cool and there were a lot of kids out there playing. So, I think a lot of -- we do have families in this development I think that they will probably want to go play with other kids that are over at the bigger park. That's our thought anyhow. Fitzgerald: But we are trying to avoid that right now. Leonard: Yes. Fitzgerald: Weird time. Additional -- or did you have anything additional? Yes, sir. Gasser: Mr. Chair, with regards to the question on the pool, our plan is to do the pool. We have -- in speaking with two apartment consultants we have hired we have just been cautioned about looking at the demographic that will be renting and knowing that for some of them they may be looking for something other than a pool. Pickleball has become very popular, especially in the -- you know the age 55 plus demographic. So, we have just -- we have been planning on a pool. That is our hope. But we want to be sensitive to what -- you know, what we find and what we hear with regards to what would be the best -- the best amenity. Fitzgerald: Appreciate that. Additional questions for the applicant? Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Seal: It's more a question on the park that's across the street there. Is that a city park or is that -- was that included in the -- Fitzgerald: City park. Seal: City Park. Okay. Thank you. Fitzgerald: Questions on the phone, Commissioners? Holland: I don't think so. Meridian Planning&Zoning Commission March 19,2020 Page 20 of 70 Fitzgerald: Thank you, Commissioner Holland. Commissioner Grove or Commissioner Pitzer? Grove: Mr. Chair? Pitzer: No, I'm good. Fitzgerald: Commissioner Grove. Go right ahead, sir. Grove: For the applicant. Was -- is there any -- any additional parking that can be put into this project? I'm just kind of looking over the map and is -- I know that was a major concern of some of the public testimony. I was just looking at the storage unit. Is that an option or is that not something that you would entertain? Fitzgerald: Go ahead. Gasser: Mr. Chair, Commissioners, with regards to parking in the storage units, currently all of those storage units are for storage. They can accommodate a car. Those will be rented to people renting at the apartment units. They have not been counted in the parking count. In our pre-application meeting and in multiple conversations with the city we knew that that had been an area in the past of concern, garages that were being counted as parking stalls. So, there are, you know, storage units there. They -- they will have garage doors. They will look like garages for cars. They can accommodate cars. But we have not included any of those in -- in the storage count -- excuse me -- in the parking count. Grove: Thank you. Fitzgerald: Commissioner Grove, do you have any additional questions? Grove: No. Fitzgerald: Thank you. Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Seal: Quick question on the -- the storage units. They are only for the people that live within the complex; correct? There is going to be no public aspect to it at all? Gasser: Mr. Chair, Commissioner, that is correct. Seal: Okay. Thank you. Meridian Planning&Zoning Commission March 19,2020 Page 21 of 70 Fitzgerald: And, Stephanie, one last thing on --just an aesthetics thing. In regards to the townhomes, do they front onto Lost Rapids or do they front into the parking lot? Leonard: Mr. Chair, they front on -- into the development, so the -- Fitzgerald: Okay. Leonard: -- so the back of them are against Lost Rapids. Let me see the rendering real quick. Fitzgerald: So, I guess I'm confused on why you don't want a berm. Leonard: We do want a berm. Fitzgerald: Oh, you do. Leonard: Yeah. I apologize if I misstated. One of the conditions require -- or requested was that we do include a break in the berm -- Fitzgerald: Oh, break in the berm. Got you. Leonard: -- to include a pathway and our request is to keep that berm at four feet, so that we can have more of a privacy buffer and security buffer, so -- Fitzgerald: Thank you for the clarification. Leonard: Thank you. Fitzgerald: It's the break, not the removal of the berm. Got it. Okay. Any additional questions? Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Seal: On the -- on the break would -- instead of having it in the middle, would you be willing to put it more towards the west end? I'm just -- I'm just thinking of circulation for kids and, you know, adults that want to use that park and the easiest route to get there. Leonard: Mr. Chair, Commissioner Seal, we have had discussions regarding that and I believe that our client is amenable to that on the west side. Maybe he can talk. Sorry. Gasser: Mr. Chair, Commissioner, so we have had discussions on that. As you look over on that west side it is very heavily planted, so that was -- you know, one of the limitations on it is we intentionally -- I think we just saw it -- but you can't see it there, but on the west side we have larger trees and -- and a thicker planting plan in order to -- and I think -- Meridian Planning&Zoning Commission March 19,2020 Page 22 of 70 maybe I'm wrong on that, but that -- this just shows on ours, but I believe as you look at the other there is -- it's a little wider down there on the west side as far as what is being -- or what has been proposed on our property and the property to -- to the side. Let's see. I don't know if that answered -- so, it's something we have looked at, really, for all of the buildings, except for building E and F on the two townhomes -- so, on those 14 units. For the rest of them going through the front entrance and going along the sidewalk on Lost Rapids to the park or any pedestrian movement to the west, seems to be good and to work. Building F has a longer walk to get over there. Building E has a longer walk. But everyone else it should be fairly efficient. Seal: Okay. Thank you. Fitzgerald: And, Stephanie, can you remind us--just so it's on the record, with the STARS program and what Costco is doing at Lost Rapids and Ten Mile, can you explain -- just everybody has that on their -- we have an understanding of what that is. Leonard: Mr. Chair, unfortunately, I don't remember all the details, but I don't know if Eric does. Yeah. Gasser: Mr. Chair, I will give a -- hopefully an okay answer on this. So, we -- as with -- and we are the developers with Costco in the ten retail pads as well with Costco and Costco is the one who has put in the STARS programming application, but we are participating in that as well. I believe it ended up being about a 20 million road improvement project. Fitzgerald: And just specifically on that corner, because that -- Gasser: On that corner. So, that corner -- so, you have Ten Mile that is being improved and you will have a new -- it will be five -- I don't know on -- on the -- on the width as far as how it changes, but currently my experience is it's not been the safest intersection. When you are trying to turn left with cars coming it -- it can be challenging. You will have a full stoplight there now with -- with a turn. So, I think it will function much better than than how it is today and -- I don't know if that -- Fitzgerald: I just wanted to -- the light was where I was going. I just wanted to make sure that was clear. Gasser: Correct. Fitzgerald: So, thank you. Any additional questions? We appreciate you guys being here, especially during this social distancing time. So, thank you. Leonard: Thank you. Unless there is additional questions for staff or anyone else, I would entertain a motion to close the public hearing. McCarvel: So moved. Meridian Planning&Zoning Commission March 19,2020 Page 23 of 70 Seal: Second. McCarvel: I have a motion and a second to close the public hearing on H-2019-0146, Lost Rapids Townhomes and Apartments. All those in favor say aye. Any opposed? Motion passes. MOTION CARRIED: SIX AYES. ONE ABSENT. Fitzgerald: Commission, the application is properly before you. Any starting off comments? Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Seal: Just in looking at the layout of it, I like what they have done here. I'm not necessarily against high density stuff. I mean I think it definitely puts a load on the schools, but for what they have designed here I really like it. It fits a piece of land that would probably pretty -- be pretty difficult to put something in there that's more viable and -- and we just don't need anymore storage units. So, I do agree with staff's proposal on the eastern side of the -- of the complex here. I think putting in a sidewalk in there, as well as an east- west entrance-exit is something that would be smart to do, simply because -- and I'm looking at the morning hours mostly when I'm -- when I'm saying this. As people are getting ready to go to work, to school, and everything else, Costco is not yet open, so think if they have an east-west they could actually go up and get onto Ten Mile with a right turn, you know, basically another access point for them to be able to do that. And, then, the walking path that goes up and along there I think would also be beneficial, not only for people that are in this development, but also for people that are south of it as well to be able to walk up into Costco and still have to -- have to drive. Otherwise, they are all walking through the development, which -- I mean if I lived in there I probably wouldn't want people outside of it to freely walk through it, even though it's open. I do like the idea of the pool more than I do any, you know, other amenity that they might put in there. That's just my personal preference. I think it gives it a little bit of -- it's a better amenity guess overall, so -- especially for the people -- looking at the townhomes I think that that's probably going to be a lot of younger people that are in there. I have a son that fits that demographic and -- and I think the amenities that they have in there, including the pool right now, would be more beneficial. As far as the north-south -- or, sorry, the north emergency entrance into there, I'm concerned about that. I mean if you have a crazy day at Costco and the Fire Department needs to get in there and that's their access, then, trying to fight through a parking lot is going to be in my mind, you know, a riskier endeavor than trying to come in off that -- off the east boundary that's there. But, again, I like everything that's -- that's proposed in here. I think it fits well. I just think that some of the staff's recommendations on here is something -- are -- are things that we should follow. McCarvel: Mr. Chair? Meridian Planning&Zoning Commission March 19,2020 Page 24 of 70 Fitzgerald: Commissioner McCarvel. McCarvel: I would agree with most of those comments. I like the overall project. It was something that was, in theory, proposed at the time with the other items that were before us. I would agree that I would like to see the five foot sidewalk on the east boundary,just because I think that will be used by more than just what's in this proposal. I think that subdivision from the south might use it as well and I would like to see -- at this point I'm -- I think the drive aisle between the buildings H and I is a good idea as well. I had the same thought of-- that gives another out so people aren't on Lost Rapids if that does get congested, just that entry point there. It gives enough -- except if I remember right that access up there to Ten Mile is going to be a right out only, but I would also not like to see -- I mean that would give the emergency access that they need, but I think that crosswalk right there where that other emergency access was planned I think that's a good idea, because I think people that live in that complex would want to go out that way. On the pool I could go either way, because that is such a seasonal use. I think some of the other options that they mentioned have use longer throughout the year, but I think I would be open to either one of those, as long as that surrounding area stays as pictured with the nice barbecue area and seating areas and stuff. And I'm -- I'm kind of thinking on the berm -- the break in the berm, if they had it it should be down there between E and F, but like they said, there is more landscaping planned, but I think that's the point that makes sense for people to be able to walk out and easily -- more easily access the Keith Bird Park. And I'm okay with not adding a children's play structure with the park there I think that's plenty. Fitzgerald: Commissioner Holland, I heard your voice in there. Do you want to hope in? Holland: Sure. I would echo a lot of what Commissioner McCarvel and Commissioner Seal just said. I think I -- I think we have got to leave the sidewalk on the east boundary of the development. I understand where they are coming from on it, but I see a lot of neighbors walking maybe from the west side that want to walk to Costco that maybe don't want to cut through the development to follow that sidewalk and if they cross over to where the commercial side is and they are crossing across that traffic path twice, so I can see the need for having a sidewalk there. I'm not opposed to removing the break in the berm that they have requested, but I would agree with what Commissioner McCarvel just said on that. Let's see. The other ones -- I think that the drive aisles should be connected on the east side between the buildings H and L -- or H and I, for the same reason that other people have mentioned. If we only have one access off of Lost Rapids for cars coming in and out, I would like the ability for them to be able to exit off that commercial drive and, then, turn right off of Ten Mile from a different direction if -- if something happens and they get backed up in there. But, otherwise, I -- I -- on the pool thing, too, I'm struggling, because I really liked the look of the pool and think it was a really nice amenity the way that they have laid it out and it's hard to visualize when you see the picture of the beautiful pool tied in with the barbecue area, it feels like I'm on a cruise ship and it just looks really nice. So, it's hard to imagine that being a sport court, but certainly if we want to be flexible with them I'm open to that, too. Meridian Planning&Zoning Commission March 19,2020 Page 25 of 70 Fitzgerald: Thank you, Commissioner. Commissioner Grove or Commissioner Pitzer, do you have comments you would like to share? Pitzer: Yes, Mr. Chair, this is Commissioner Pitzer. I -- I really like the development, just am struggling with the three stories. I think that this is creating too much density, actually, with a single -- with a single access. It's -- there is going to be so much traffic from the Costco and, again, where they say, you know, the -- city park there, they are going to have lots of kids at the park and all that excess traffic without any kind of calming going down there, I'm -- I'm struggling with the three stories in the additional density. Fitzgerald: Thank you, ma'am. Mr. Grove, do you have any thoughts, sir, or I can swing either one. Grove: Mr. Chair? Fitzgerald: Commissioner Grove, go right ahead, sir. Grove: I -- I like the project as it's laid out. I agree with the comments about doing the road on the -- between building H-1 and also trying to find a path -- a walking path on the west side or south side to create another walk through for the development. I, too, think the pool looks great, but wouldn't be a deal breaker for me if it -- if it were to change to another sport amenity. But overall I do like this project. Fitzgerald: Thank you, sir. So, I -- I agree with majority of the comments that have been made. I -- I understand Commissioner Pitzer's comments on the three story, but I think if we are going to build three story that's where it belongs is up against something that's big a hulking mass, so they can actually see over the top of that thing or, you know, a way to look out at something besides a wall and so -- and it's further away, it's the blending of density away from the single family homes, so it's single family to townhome to an apartment and I think this was the concept originally. I think that it was more dense in the original concept than it is now and so I think I -- I like that. I do agree -- and I told the applicant as much is I think people are going to find access as quickly as they can to that commercial pads and up to Costco and they are not going to walk up to Ten Mile, because it's busy and it's an extra 300 feet and it's just not going to happen. So, I think that the sidewalks need to stay and I also agree that having access -- what you said, Commissioner Seal, that people can get access out of here and, then, go up and go through the parking lot and get out easier in the mornings, so -- the pool I can go either way. I think the look of that, what they have designed is perfect, and we all want to be in a pool with a drink right now, so I like that look, but I also understand that the demographics may change, so I -- flexibility there I'm okay with if that's the direction the Commissioners want to go. I'm okay not breaking up the berm. I understand why and to keep that security and the kind of quietness that comes with having a berm with landscaping on top of that and -- but -- and I'm okay with the play structure going away, because I think that is available down the street at the park and in other areas, so I -- based on what they are providing and the demographic they are going for I think that will all work itself out. Any additional comments? Commissioner Seal, go right ahead, sir. Meridian Planning&Zoning Commission March 19,2020 Page 26 of 70 Seal: Mr. Chair, question for staff. On the -- the explanation for the bicycle parking spaces, did that seem okay? Is that -- I mean -- I guess I'm looking for wording that would allow them to move forward with what they have if that is, indeed, what they have, but at the same time meet the intent of -- of your recommendation. Allen: Chairman, Commissioner Seal, Commissioners, the actual number of bicycle spaces meets the code. Staff's recommendation was more based on location and spreading it out between buildings more and having it more nearby parking spaces by the buildings. So, that was -- that was the basis for the recommendation. Seal: Okay. Understood. Thank you. Allen: And that was based on the location shown on the site plan. So, I don't know that the locations were shown incorrectly, as much as the numbers may have been off. I think the locations are correct. Seal: Okay. Fitzgerald: Additional comments? Motions are always in order. McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. McCarvel: So, let's -- I just want to go down this list before we get into the motion. Item 3-E I think we have all agreed keep that. Item 3-F, I think we have kind of agreed that we can remove that. 3-G. We want to keep that keep that. Yeah. Fitzgerald: Yeah. McCarvel: Keep that. Item 3-1, we want to keep that. Item 3-J, we want to either move or add the parking spaces. I think we just leave that. It isn't worded correctly in there, so just leave it -- okay. I think we have all agreed that Item 3-K is okay to remove. And 3-L stays, because we have agreed that we would like to see that sidewalk. Fitzgerald: With the additional entry point; correct? Or is there -- Sonya, can you give us clarification on that? So, we have a fence for part of it and then -- or explain on how you want us to word that for -- Allen: Chairman, Commissioners, there is already a condition in the staff report for that east-west driveway connection to the north-south drive aisle. Fitzgerald: Got it. Okay. Thank you. McCarvel: So, we are keeping 3-L. Meridian Planning&Zoning Commission March 19,2020 Page 27 of 70 Fitzgerald: I believe so. McCarvel: Okay. Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Seal: Just on the break in the berm, since we are removing the play structure, I think adding -- instead of having a break in the berm, I'm in the middle, basically move that to the west end to provide better access, so that way if we are taking away a play structure there is more immediate access for the people on that end of the complex to be able to get to the park. That seems like a fair compromise, but I will listen to what anybody else has to say about it. Fitzgerald: Commissioner Seal, it's just connecting back into the -- into the sidewalk and, then, going around the building into the parking lot, is that your -- Seal: Correct. Fitzgerald: Okay. Seal: Essentially just provide a path for that end of the complex to be able to get to the park a little bit easier, instead of having to come all the way out to the main entrance to Lost Rapids. Fitzgerald: For that last building over there right -- Seal: The last couple buildings. Fitzgerald: Got it. I'm -- that's amenable -- I'm amenable to that. Holland: Yeah. I'm open to that. McCarvel: Yeah. Mr. Chair, I -- I agree. I -- I would like to see some access down there, but I also get the kind of safety and enclosure part of it, too. So, I don't know if other Commissioners have some thoughts on that. Want to keep that berm closed or open it? What's your pleasure? Fitzgerald: I think the -- keeping it closed along the main part of, then, having it go around the end is -- I think that's a better -- like letting it flow down or slow down and, then, have a pathway around that building would give it a balance. So, access around it -- McCarvel: Okay. Meridian Planning&Zoning Commission March 19,2020 Page 28 of 70 Fitzgerald: -- but keep the privacy, if that makes sense. Any additional comments or thoughts on in the phone? Holland: I'm good with comments that have been made. Fitzgerald: Go ahead, ma'am. Grove: Same. Fitzgerald: Okay. McCarvel: So, Mr. Chair, in a motion do we -- wording do we want to say leave it to the applicant and staff to work out a pathway out that end? Fitzgerald: Yeah. Sonya can stab me later. Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Seal: After considering all staff, applicant, and public testimony, I move to approve file number H-2019-0146 as presented in the staff report for the hearing date of March 19, 2020, with the following modifications: That item 3-F be modified -- modified to add a break in the fence and berm to the west side of the property as agreed upon by staff and the applicant and, then, I move also to strike Item 3-K. McCarvel: Second. Fitzgerald: I have a motion and a second. Everybody understand the motion and the second? Hopefully everybody on the phone. Are we good? Pitzer: Yes. Holland: We are good. Fitzgerald: Okay. I have a motion and a second. All those in favor of approval for H- 2019-0146 as -- with some modifications. All those in favor say aye. Opposed same? Pitzer: Nay. Weatherly: Mr. Chair? Fitzgerald: Yes, ma'am. Weatherly: Would you like me to call a voice vote? Meridian Planning&Zoning Commission March 19,2020 Page 29 of 70 Fitzgerald: I think I got it, but -- Commissioner Holland, will you clarify your vote. Holland: I was a yea. Fitzgerald: Okay. I have a 4-1 vote with Commissioner Pitzer as the -- yes, ma'am. Pitzer: It's nay. Fitzgerald: Yep. Thank you all for your patience as we work through voice votes. We may do some roll calls if -- if you need a roll call and everybody would like a roll call, please, request revision or request a roll call vote and we can do that. So, motion passes. Thank you all very much. Appreciate you being here. MOTION CARRIED: SIX AYES. ONE ABSENT. C. Public Hearing for Hill's Century Farm North (H-2019-0134) by Martin L. Hill, Hill & Hill Properties, Located at the Southeast Corner of S. Eagle Rd. and E. Amity Rd. 1 . Request: Rezone of a total of 39.9 acres of land from the R-8 zoning district to the C-N (4.9 acres), C-C (4.35 acres), and R-15 (30.65 acres) zoning districts; 2. Request: Modification to the existing development agreement (Hill's Century Farm Commercial - Inst. #2019-033207) to update the conceptual development plan and certain provisions to allow for the development of a self-service storage facility and retail/professional office uses where single-family residential was previously proposed; 3. Request: Preliminary plat consisting of 137 building lots, 18 common lots and 10 other lots on 43.02 acres of land in the R-8, R- 15, C-N and C-C zoning districts; 4. Request: Planned unit development for an age-restricted 55 and older gated community with deviations from certain development standards; and, 5. Request: Conditional use permit for a 73,730 square foot 443- unit self-service storage facility on 3.89 acres of land in the C- C zoning district. Fitzgerald: Okay. Moving down. Next item on the agenda is a public hearing for Hill's Century Farm North, H-2019-0134, and, Sonya, you are up again, ma'am. Meridian Planning&Zoning Commission March 19,2020 Page 30 of 70 Allen: Thank you, Mr. Chair, Members of the Commission. My presentation on this project is going to be very brief. The applicant will go into great detail on the entire project. So, rather than hearing it twice I'm just going to let him go ahead and cover his project and I will go into the -- just the bones of the staff report. So, the applications that are before you tonight are a request for a rezone, a preliminary plat, a planned unit development and a conditional use permit for a self service storage facility. There is also a development agreement modification request that does not require Commission action that will be heard and acted on by the City Council. There were also applications for private streets and alternative compliance, which are approved by the director. This site consists of 43 acres of land. It's zoned R-8 and C-N and is located off of the southeast corner of East Amity Road and South Eagle Road. This project was annexed in 2015 with a development agreement. Two subsequent amendments have been approved since that time. The Comprehensive Plan future land use map designation is mixed use neighborhood. Just a little bit on the development agreement request, which, again, is not before you tonight. It is modification to an existing development agreement to update the concept development plan and certain provisions of the agreement to allow for the development of a source --excuse me -- self service storage facility and retail professional office uses where single family residential uses are currently approved. So,just real quick there the map on your left is what the current comp plan and the existing development agreement shows as and, then, the proposed concept plan on the right. So, if you will notice the -- the entire area is medium density residential, which has been reduced to the area shown here and, then, it's added self service storage and retail professional office here and, then, there is also an addition of independent living here to the east as well. There is a rezone request of 39.9 acres of land from the R-8 zoning district to the C-N zoning district, which is 4.9 acres to the C-C zoning district, which is 4.35 acres and an R-15 zoning district, which is 30.65 acres and that is the proposed zoning there before you. A preliminary plat is proposed shown on the left consisting of 147 building lots and 18 common lots on 43.02 acres of land in the R-8, R-15, C-N and C-C zoning districts. The associated landscape plan is shown on the right there. There is a planned unit development proposed. This is -- let me back up just a moment. This is the qualified open space exhibit. The project does comply with the city's open space standards and actually exceeds those standards and this is the overall site plan, which is associated with the planned unit development, which is requested for an age restricted 55 and older gated community with deviations from certain development standards as contained in the staff report. Conditional use permit for a 73,730 square foot 443 unit storage facility on 3.89 acres of land in the C-C zoning district and that's the site plan shown before you there. And these are the building elevations. Written testimony has been received from Mike Wardle, the applicant, in agreement with the staff report and David Palumbo and that is in the record. You should have already seen a copy of that. Staff is recommending approval per the provisions in the staff report and I can speak to any questions you may have on those provisions. Fitzgerald: Thank you, ma'am. Allen: And let me -- let me back up for just a moment. Excuse me. Just to summarize David Palumbo's concerns, he -- he would like to see the improvements to Amity Road, Meridian Planning&Zoning Commission March 19,2020 Page 31 of 70 which is a four lane roadway expansion, to be completed prior to any developments in this area commencing and, then, he does have parking concerns also related to development. Thank you. Fitzgerald: Thanks, Sonya. Any questions for staff at this time? Okay. Would the applicant like to come forward. Mr. Wardle. Thanks for being here tonight, sir. Wardle: Thanks to the Commission, both seen and unseen, for being here. Mike Wardle, Brighton Corporation, 2929 West Navigator, Suite 400, in Meridian. Appreciate the opportunity to be here. David Turnbull is here with me, as is Jonathan Wardle, who is the president of Brighton Development Company, who will be the responsible party to make all of this happen. I'm not going to go into a great -- a lot more detail, because Sonya has given you the nuts and bolts, but I just want to kind of focus on -- on what's being proposed in the context of the whole of Marty Hill's property. His property was -- is everything basically north of the -- you see the line of the tan or the brown lots near the bottom of the Century Farm Subdivision and, then, the conventional lots -- if you just take that line directly due east to Hillsdale, his property includes a portion of the school, the YMCA, the approved -- prior approved Hill Century Farm commercial subdivision with an already existing St. Luke's medical facility at the northeast corner of Hillsdale and Amity, an approved Veranda Assisted Living complex, as well as the city park that is immediately adjacent to his home. What we are proposing to do in this project, as Sonya has noted, is that we are providing storage immediately to the east of the Idaho Power company substation fronting Amity. There will be a single access point that actually aligns with an existing public street, Martindale, to the north that will serve the self storage, as well as provide an access to the additional eight retail professional office uses as well. Then we have ten conventional -- a ten lot conventional subdivision buffer between the existing homes in Century Farm and the Cadence age qualified gated community and three estate lots immediately adjacent to the park with Marty Hill's home and shop on basically two and a half acres of that site. We concur with the staff recommendations for approval. They have noted several items to be addressed before City Council and that's some -- update of a landscape plan and dealing with some of the design elements of the self storage. Those items will be addressed and work with staff between -- between now and the time that the City Council meeting is held. I don't know how to move this forward. Do I have control? Okay. Well, Sonya has noted the zoning and, again, the zoning really conforms with what was previously allowed through the Century Farm commercial subdivision north of the YMCA park complex. The R-15 change is not so much density as it is setback and lot sizes. Next slide, please, just for the -- again. And one more. Let's go on up. This shows the difference between the types of lots. The green lots that are around the outside edge are front loaded. They have driveway pads, so you have got, basically, the two garage spaces, as well as the two pad spaces. All of the other units are alley loaded and conform to the requirements of the plan and right there in the heart of it, the southeast of that central core, is the community center with some off-street parking provided, as well as some additional amenity activity areas that will be detailed at the CZC design review. And one more slide I believe. Marty Hill's home site, which is denoted there, is part of the three lot of estate component of the project. When Marty provided the property to the city for the park he did so with the opportunity for him to Meridian Planning&Zoning Commission March 19,2020 Page 32 of 70 basically sit on his deck on the east side of his house and enjoy all the activities of that park area. There will be two additional estate lots to the north of his home. They will front a public street. They may or may not be developed by him, they might be just retained as open space or -- and held for some additional time, but at one point in our discussion with staff it was a question of redevelopment of Mr. Hill's property and while there is absolutely no intent at this point and I think there would always be a wonderful enclave for whoever, it does -- we do show how there could be a division that would be done very easily within the context of the existing public street system with those black dashed lines. That's not a -- that's not a proposal, that would happen in the future if it -- if it ever came to be through an additional subdivision process. We did note -- and there was an exception to the code. Normally you can't do a through -- you know, where you have a lot that fronts two public streets, you can't have access on both, but in reality Marty -- Marty's home orients to the north and you can see kind of that area in the -- in the home itself where there is the garage that faces to the north, but, then, he's got a large shop complex, a little office and RV storage and other equipment storage and a shop to the -- 150 feet south of the home. So, the arrows do depict the intent for and the express desire to have access for the home particularly from the north and, then, from the shop area to this cul-de-sac to the south and to the west. I don't know that there is really anything more in the project. These elevations really are showing what we have already done in our Director Cadence project in Paramount. The real live units to the upper left in the lower part of the slide are the attached patio homes. The ones -- excuse me. No. Those are the units that -- those are alley load. The ones to the lower -- kind of a central lower part of the picture are the patio homes that have the garage with street frontage. So, we have some real life experience there. We are just in the process of developing our second Cadence project on the prior approval by the Commission and Council for our Bainbridge North and this will be our third such project in the community. I really have no other information or comments. It's basically a continuation of what we have done in Century Farm with some conventional lot transition and, then, the Cadence project and, then, on the frontage of Amity was the extension of the -- and let's go back to the very first slide, the site plan, please. With the uses that have been already approved and underway in the Century Farm commercial subdivision. We would be happy to answer your questions, but we certainly will be asking for your favorable recommendation for approval to the Council for the requested rezones, for the PUD, preliminary plat, conditional use permit and related items that will be transmitted to the Council. Be happy to answer your questions and if my colleagues have any need to add to it. Thank you. Fitzgerald: Thank you, Mr. Wardle. Any questions for the applicant? Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Seal: On the gated community part of this, what -- what part is gated? I mean is it the entire -- Meridian Planning&Zoning Commission March 19,2020 Page 33 of 70 Wardle: Okay. I think I can use it now. We are gated right here as you come off Eagle Road into this public street that will, then, tie into Century Farm, but there is a gated element right here and a gated element right here and so you have a public street coming in with a cul-de-sac turn around at this point. A cul-de-sac is not required here, because you actually have a public street that will continue on. So, that's where the two gated elements are. Seal: So, essentially, the conventional lots that are shown on the southern property boundary are the only ones that aren't -- aren't part of the 55 and older community; correct? Wardle: That is correct. Seal: Okay. Thank you. Fitzgerald: Mr. Wardle, is Cadence going to continue with all amenities are taken care of, no mowing, everything is taken care of in regards to 55 and older community, same -- same setup as you have done in the past? Wardle: Chairman Fitzgerald, yes, it is a fully maintained community, so that it's a lock and leave for that type of demographic. Fitzgerald: Thanks, sir. Commissioner McCarvel, did you have a question? McCarvel: I'm just -- I'm concerned -- I know it's supposed to be done before getting to City Council, but with those self service -- service storage units would look like being on such a prominent corner. Just want to make sure that you have some nice elements to them and not just metal -- Wardle: We will work with staff on that question. Obviously there is a great variety of look within the community in the self service industry, so we will work through that detail prior to Council. Fitzgerald: Additional questions for the applicant on a phone? Holland: Mr. Chair, this is Lisa Holland. Fitzgerald: Commissioner Holland, go right ahead, ma'am. Holland: So, I'm curious on why -- why this area is subject for -- for more of the age qualified being right next to the elementary school, right next to the YMCA, a really walkable family friendly area. It looks like most of what's going in around here, with the exception of the Hill Century Farm Subdivision to the south, is targeted for age qualified and certainly they -- they still use the YMCA facilities and walking paths and whatnot, too. But just curious on -- on why it's all targeted for age restricted. And my second question is, again, on the self service storage it seems like we have a lot of our nice hard corners Meridian Planning&Zoning Commission March 19,2020 Page 34 of 70 in Meridian going for self-- self service storage units and it's not always my first pick when you have the option of-- of getting a commercial use -- put the storage as kind of the front corner lot. I don't know if there is any consideration to maybe tucking the storage back behind as a transition to some of that retail professional office, but just a couple of thoughts there. So, I guess two questions. Why -- why all senior focused and, then, is there a chance that the senior -- or the self storage could be buffered a little bit better. Wardle: Mr. Chairman, Commissioner Holland, I am not certain that I understand the question. I assume that you were wondering why the Cadence or age qualified project was not more conventional residential. Holland: Correct. Turnbull: Excuse me. Mr. Chairman, Members of the Commission, David Turnbull. 2929 West Navigator. And in response to Commissioner Holland's question, we have done, obviously, a wonderful I think family neighborhood community here, but just like we did in Paramount, which is largely a family oriented development, we do have this -- the Cadence project, which is age qualified. It's a multi-generational neighborhood, actually, is what it is and -- and so it's been well received in Paramount. We are doing our second one in Bainbridge, which is also, obviously, a family oriented, but family extends to a lot of definitions and so a lot of the clientele that we attract to this community actually have children that live in the immediate neighborhood. So, we think that it's obviously -- addition to young children, it's nice to have -- and the average demographic in here is like 70 to 75 years old and having that kind of facility next to a park, next to a YMCA, we think is a great addition to the market, hence the neighborhood. As far as the self storage facility, you know, I would probably agree, except in -- in part, except that there is an existing Idaho Power substation on that corner and we struggled with what to do with buffering around that. That's not an easy thing to work around and so we do have demand out there, we figured that it would -- it provides both a buffer to that self storage -- the substation, but also provides a nice buffer to our Cadence community from the road noise that would be coming off of Amity Road. So, that's our thinking behind that, Commissioner Holland. Holland: Thank you. Just wanted to talk -- and, by the way, I didn't mention, I think you have -- you have done a nice job with the overall development concept and I -- you guys have done a fabulous job with Paramount, so thought I would jump in with questions right off the bat. One thought just for your consideration before this goes to Council, I wonder if you might look at kind of doing an L-shape for the self storage, so you still kind of have that entrance off of Amity Road that maybe you could still have a couple more retail pads on at least the frontage. It looks like it's back behind a little bit more. But just a thought for your consideration. Turnbull: Thank you. Fitzgerald: Additional questions for Mr. Turnbull or Mr. Wardle on the phone? Meridian Planning&Zoning Commission March 19,2020 Page 35 of 70 Pitzer: Yes. Fitzgerald: Go ahead, Mrs. -- Pitzer: Mr. Chair, this is Pitzer. Fitzgerald: Go ahead, ma'am. Pitzer: Yes. So, are -- yes. So, are these going to be rental units or will they be owner -- will they be -- or would they be for sale to owner? Fitzgerald: Mr. Turnbull. Turnbull: I will address that. I didn't catch the name of the Commissioner. Fitzgerald: Commissioner Pitzer. Turnbull: Okay. Excuse me. So, the areas that are shaded in the lighter color, those are for sale properties. There is a section of independent living next to our branded assisted living and memory care that would be for rentals and these are typically people that are transitioning from a Cadence type product or somewhere in between; right? And so we share services between the assisted living facility and the independent living. They get a lesser level of service, but it's still adjacent to and accessible to. Fitzgerald: Thank you. Pitzer: So, the HOA would -- they would be HOA dues with the landscaping and -- and some home maintenance? Turnbull: Correct. Pitzer: Thank you. Fitzgerald: Commissioner Grove, do you have any questions, sir? Grove: Not at this time, no. Fitzgerald: Thank you. Any additional questions? Thank you both. We appreciate it. Madam Clerk, do we have anyone wishing to testify on the phone? Weatherly: Mr. Chair, we do not. Fitzgerald: Anyone in the audience wishing to testify on this application? Jon, you don't want to come up? Come on, man. Okay. Any additional questions for staff or for the applicant? Mr. Wardle, would you like to say anything additional before we close the Meridian Planning&Zoning Commission March 19,2020 Page 36 of 70 public hearing? Okay. Last chance for questions for the applicant. Okay. Well, a motion to close public hearing, can I get one of those? Seal: So moved. McCarvel: Second. Fitzgerald: I have a motion and a second to close public hearing on H-2019-0134. All those in favor say aye. Any opposed? Motion passes. MOTION CARRIED: SIX AYES. ONE ABSENT. Fitzgerald: Okay. Commission, the -- anybody want to kick it off? Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Seal: I like the layout of this. Bumping up in -- in the -- I mean a move up in density is something I struggle with for sure, but this seems appropriate and fits, especially considering the age qualified, and I do want to make the comment that Hillsdale Elementary is actually shut down. It's over -- it's over capacity, so if there were any kids that were going to be living here, they would not go to Hillsdale Elementary. So, I like the fact that there is a YMCA, lots of walking parks and things like that as far as the age qualifying community is involved. So, it looks like there is only ten lots that are actually conventional lots -- I'm guessing because of the age qualified gated community, but more than likely those conventional lots will probably fit into, you know, some -- somewhere in that scheme as well as far as people that want to have even more independence in that. So, overall I do actually like the layout of this, the way that it's put together and the fact that the -- it's kind of an all in one as far as the folks that are going to live there. Fitzgerald: And I -- I totally agree. I actually have heard several folks in their 70s that are looking at this, waiting to see what happens here, because I -- they actually use the Y for some of their heart healthy classes. I know that a lot of the 70 plus folks like the ability, they can step up into that independent living facility if they needed something beyond and I think there is folks that live in Century Farm that would be there to help their families. So, as we are facing a little bit of a silver tsunami in Meridian we have seen -- I think this is a -- it's -- and they have tested it in -- in -- with Paramount and so I think it matches well with what we need and I hear Commissioner Holland's comments about the self storage units and how that's laid out, but I -- that is a huge substation right there and so I think the people across Amity are probably happy that those retail professional office locations are there, instead of more lots and so I think it's a balanced approach. So, I like it. I think they did a good job. Additional comments? Pitzer: Mr. Chair? Meridian Planning&Zoning Commission March 19,2020 Page 37 of 70 Fitzgerald: Yes, ma'am. Go right ahead. Pitzer: Yes. I really like this project. I -- I -- I have looked at it for several days now and I am not opposed to the -- the self -- self service storage. In fact, I think that it's sort of a good unit for this age qualified subdivision as well. As the retail is not overwhelming I think it gives them a nice commercial area. I'm all in favor, I like that they have two ingress-egress. I have no opposition. Fitzgerald: Thank you, Commissioner Pitzer. Appreciate it. Additional comments on the phone? Grove: Mr. Chair? Fitzgerald: Commissioner Grove, go right ahead, sir. Grove: I would like to just echo what everyone has said. I think that if this is to be developed it has to be age qualified for the fact that there is just no room at the school. So, I like that aspect of this. And I like Commissioner Holland's idea of an L-shaped storage. Keep the amount of space there, but to really front load Amity with retail and office if that's possible. If not I understand, but I like -- I like that concept to minimize the frontage of the storage unit itself, you know, keeping it next to the power station, but kind of going back and, you know, extending more along the Cadence properties there, allowing for the office retail to stay up front. I don't know if that's possible, but I like that concept. Overall, though, it looks beautiful and well designed. Holland: Mr. Chair? Fitzgerald: Commissioner Holland, go right head, ma'am. Holland: I -- overall I like the development as well. I think they -- they do a good job of having neighborhoods meet and connect well together. My only -- not sticking point, but challenge is always the storage, because it seems like we always have so many storage projects coming into the valley, but we haven't had as many in south Meridian as we have had in north Meridian. I understand they are challenging next to that big substation, too, and it's hard to find a good buffering use. My suggestion would be that the applicant would still look and see if there is a way to configure it in more of an L-shape where they have made the ability to carve out a couple more of those retail professional offices on the front side and -- and extend it a little bit further to the east that way on the backside, but I don't know that I would condition it that way. I think it's just a suggestion that I would encourage them strongly to consider before going to Council. Otherwise, no -- no big challenges. I think it's a nice development. Fitzgerald: Thank you, ma'am. McCarvel: Mr. Chair? Meridian Planning&Zoning Commission March 19,2020 Page 38 of 70 Fitzgerald: Commissioner McCarvel. McCarvel: I would agree. I think this is a nicely laid out, well thought out project and I'm not opposed to the storage units. I agree there is not near as many on the south side of the interstate as there are on the north and with this hard corner -- would like to see Council and the applicant do something decent looking, since it is right up there. I think with that, after considering all staff, applicant, and public testimony, I move to recommend approval to the City Council of file number H-2019-0134 as presented in the staff report for the hearing date of March 19th, 2020. Seal: Second. Fitzgerald: I have a motion and a second to approve and recommend approval of H- 2019-0134, Hill's Century Farm North. All those in favor say aye. Any opposed? Motion passes. Thank you, gentlemen, for being here tonight. We appreciate it. MOTION CARRIED: SIX AYES. ONE ABSENT. Fitzgerald: Madam Clerk, could I take a five second break, since drinking water like a champ. I'm just going to run to the restroom. Bio break. Five minutes. (Recess: 7:49 p.m. to 7:57 p.m.) D. Public Hearing for TM Crossing -Ten Mile Academy Daycare (H- 2020-0007) by BVA Development, Located at 1001 S. Sentinel Ln. 1. Request: A Conditional Use Permit for a daycare center(more than 12 children) on 0.883 of an acre of land in the C-G zoning district. Fitzgerald: Okay. We are going to reconvene our meeting. Thank you for allowing us to take a quick break. So, moving on in our agenda, next item on the agenda is Item No. 4- D, TM Crossing Ten Mile Academy Daycare at H-2020-0007. Let's start with the staff report. Good sir, go right ahead. Dodson: Thank you. Good evening and we are finally on a 2020 hearing. That's good. Fitzgerald: Absolutely. Dodson: So, this is a conditional use permit for a daycare center, which has more than 12 children, on 0.83 acres of land in the C-G zoning district within the Ten Mile Interchange specific area plan. The building and site improvements have already been approved through certificate of zoning compliance and design review applications, as well as building permits. This request, then, is solely for the use of this building. This is the site plan and the landscape plans that have been approved. The Comprehensive Plan Meridian Planning&Zoning Commission March 19,2020 Page 39 of 70 supports this use, because it is proposed in a high employment area and will, therefore, be a needed commercial support service. In addition, the proposed use is a new use to this area and adds to the sustainability of the area by having a mix of uses in close proximity. The applicant has stated -- this is -- sorry. This is the proposed elevations as well. The applicant has stated they expect to maintain approximately 250 full and part- time students, with a maximum of 180 children at any one time. Staff has recommended a condition of approval in line with the expected maximum of 180 children and with consideration of the overall building size of 7,500 square feet. Based on the square footage of the building 15 parking stalls are required. The applicant is proposing 32, which exceeds UDC minimum standards. Per the specific use standards on site pick up and drop off of children shall be provided to ensure safety. As you can see on the screen here, the applicant has proposed two areas for child pick up and drop off. The preferred drop off is this location here where people come from Ten Mile round the roundabout, down Vanguard, down Excursion, and south on South Sentinel and there will be a loading zone no parking area right there. The secondary drop off and pick up would be as part of the parking lot and they have provided adequate parking for this to occur. With the available information staff agrees with the applicant and finds the loading zone as the preferred location for safe and efficient student drop off and pick up. This area will create the least amount of traffic impediments and allow an easier in and out flow of traffic applicant. The applicant also -- my apologies. Already stated that. Staff does recommend approval of the proposed conditional use permit with the conditions of approval in the staff report. Thank you. Fitzgerald: Thanks, Joe. Any questions for staff? Anybody on the phone have questions? Okay. Mr. Wardle, how are you tonight, sir. G.Wardle: Mr. Chairman, Commissioners, good to be here with you and this is as close as I have been to my dad and my brother in 11 days, so thanks for having us all tonight. We are going to keep this relatively short and brief. We are in complete agreement with the staff report. As they indicated, the building has already been approved. We are only here to talk about the use and ultimately -- you know, this is a C-G zoned area, that's an office park, and we think that this is an appropriate -- an appropriate use there. It's a high employment area, it's an area that is not on a primary arterial however and with the fact that all of your existing infrastructure is already in place, both of the two private access drives, Excursion and Sentinel, are constructed and in place, we think that this is a good location for -- for a daycare and for preschool. We agree with all of staff's conditions and the recommendations of approval that they have done. We think and agree that circulation is -- is a significant issue always with a facility like this and that by having the parking lot separate from a dedicated drop off area that we can accomplish both of those and we can address those needs. So, we are in complete agreement with the staff report and we would request your approval of this application as conditioned. Fitzgerald: Thank you, sir. Any questions for the applicant? Seal: Mr. Chair? Meridian Planning&Zoning Commission March 19,2020 Page 40 of 70 Fitzgerald: Commissioner Seal. Seal: Just a quick question on -- there is not a lot of green area around here for kids to go play in. Is that something that's going to be addressed separately or -- G.Wardle: Mr. Chairman, Commissioner Seal, it's -- this -- this -- this elevation plan right here is only showing the issue of circulation. The play area I believe was depicted on the other one, Joe, if you could go back. So, there is going to be, you know, dedicated outdoor play area both to the north and the west of the building, but those were subject to the -- the prior approvals with the building permits. Seal: Okay. Thank you. G.Wardle: Thank you. Fitzgerald: Additional questions for the applicant? Any additional questions on the phone? Going once. Pitzer: No. I'm good. G.Wardle: Thank you. Fitzgerald: Thanks. Madam Clerk, do we have anybody signed up or ready to testify on this application? Weatherly: Mr. Chair, we do not. Fitzgerald: Anyone in the audience wishes to testify on this application? Mr. Wardle, do you need to say anything additional? Okay. Any additional questions for staff or the applicant? Hearing none, could I get a motion to close the public hearing. Seal: So moved. McCarvel: Second. Fitzgerald: I have a motion to close the public hearing on H-202-0007. All those in favor say aye. Opposed same. Motion passes. MOTION CARRIED: SIX AYES. ONE ABSENT. McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. McCarvel: I think this is a fabulous location for a daycare right next to employment and the high density. Couldn't put in a better spot. Meridian Planning&Zoning Commission March 19,2020 Page 41 of 70 Fitzgerald: I am fully in agreement with you. Additional comments? Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Seal: I agree. I like the location of it. It would be nice if there was a nice park next door or something along those lines. Also a little concerned that the amenities aren't described in here. Maybe that came from previous hearings as far as what's going to be outside for the kids to play on, so -- I mean I know if this was a subdivision or something along those lines we would definitely be requiring them to show exactly what's going to be out there for them. So, that said it's going to be a daycare, preschool facility, so I'm sure that in order for them to attract, you know, potential customers and kids there they are going to put amenities in there that would be agreeable. Fitzgerald: Agreed. Comments from the phone? Commissioners? McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. McCarvel: After considering all staff, applicant, and public testimony, I move to recommend approval to City Council of file number H-2020-0007 as presented in the staff report for the hearing date of 3/19/2020. Seal: Second. Fitzgerald: And you are approving, not recommending. Just making sure we are clear. McCarvel: Got it. Fitzgerald: Is that amenable? McCarvel: I meant approval. Fitzgerald: Yes. Okay. I have a motion and a second to approve file number H-2020- 0007. All those in favor say aye. Any opposed? Motion passes. Thank you very much for being here tonight, gentlemen. Be safe. Be well. Stay healthy. MOTION CARRIED: SIX AYES. ONE ABSENT. E. Public Hearing for McMillan Independent Senior Living (H-2020- 0004) by Investcor Development, Located Approximately in the Northeast Corner of N. Ten Mile Rd. and W. McMillan Rd. Meridian Planning&Zoning Commission March 19,2020 Page 42 of 70 1 . Request: A Conditional Use Permit for a multi-family project consisting of 162 units, limited to 55 years of age and up on approximately 6.5 acres in an existing C-G zoning district. Fitzgerald: Okay. Moving on in our agenda. Next item on the agenda is Item E -- 4-E. McMillan Independent Senior Living facility, H-2020-0004, and, Joe, it's all you, sir. Take it away. Dodson: Thank you. Fitzgerald: Welcome to the room. Dodson: Good evening. All right. On to the next one here. The applicant is requesting a conditional use approval for an age restricted, multi-family project, consisting of 162 units on six and a half acres of land in the C-G zoning district. It is near the corner of Ten Mile and McMillan, generally across the street from the Walmart over there, if you are familiar with it. Multi-family use and this concept plan were conceptually approved by City Council in the previous development agreement modification heard and approved on January 7th of this year. The site is separated from adjacent residential properties by a collector roadway. This is I believe East Milano and West Cortona Way. These two. The closest building to any residential home is roughly 220 feet and it is to the side of the -- and the closest it is here. Generally look at it here. Continuing with the buildings. The rows of buildings do meet all UDC dimensional and landscape requirements. The buildings are separated into three wings. Two residential, one north, one south, and one clubhouse wing. The maximum height of the residential wings are 57 feet. The clubhouse is generally closest to the residential properties and has a maximum height of 37 feet. For reference the maximum height allowed in the C-G zoning district is 65 feet. The applicant is also proposing a farmhouse style architecture, incorporating lap siding and stone to match the character of the nearby neighborhood. The applicant is proposing 162 units, of which two will be reserved for guests. Of the 162 units, 123 are one bedroom or studio apartments and 36 are two bedroom units, requiring a minimum of 159 covered carpet -- carport or garage spaces and 98 uncovered parking spaces, for a total of 257 total spaces. A total of 258 spaces are proposed, consisting of 160 covered and 98 uncovered. The proposed parking, therefore, meets the UDC standards. However, staff is concerned a large number of the garage spaces will be used for storage, rather than parking, and will, then, reduce the availability of parking. Therefore, staff is recommending a condition of approval that all garage spaces are prohibited as storage units and must be for parking only. The applicant is in agreement to this condition. Specific use standards for multi-family development. A minimum of 80 square feet of private usable open space shall be provided for each unit. The applicant has not provided floor plans that staff can use to confirm this, therefore, staff is recommending a condition of approval that the applicant meet this at the time of certificate of zoning compliance and design review submittal. These specific use standards also have a common open space and amenity requirements. Based on the size of the units proposed, a minimum of 37,300 square feet of common open space is required. Staff has calculated approximately 48,000 square feet of proposed qualified open space, which, therefore, exceeds the Meridian Planning&Zoning Commission March 19,2020 Page 43 of 70 minimum standards. Also based on 162 proposed units, a minimum of four amenities are required. However, the decision making body is authorized to require more. The applicant has proposed a number of amenities for this project, including the clubhouse, which has multiple amenities within it. I will go through some of them just for the record here. Within the clubhouse there is proposed to be a bistro, an indoor pool, a sauna and steam rooms, fitness center, wellness center, art room, library and 20 seat theater. Outdoor in the plaza area there is going to be outdoor dining areas, closet spaces, sports courts to include bocce ball and pickleball courts, a putting green, shuffleboard, firepits, a community garden, and a dog park. In addition, the project proposes multiple walking paths that connect to the existing collector roadway sidewalks providing -- providing for plenty of pedestrian access. Staff believes the proposed amenities exceed the minimum UDC requirements and is appropriate for a project of this size. There were two written testimonies that were against this project. Both discussed issues with overall height of the building and traffic concerns. One of them also had some issues with blending in with the community character and mentioned not receiving notice of the neighborhood meeting. In regards to traffic, I reached out to ACHD and wondered myself why a traffic report -- or traffic impact study was not required and I was told specifically that unless they have -- unless they generate more than one hundred peak hour trips they will not be required to do a traffic impact study and this type of demographic generally has very minimal traffic impact. Staff is recommending approval of the proposed conditional use permit with the conditions in the staff report and I will stand for questions. Thank you. Fitzgerald: Thanks, sir. Additional questions for Joe? Any on the phone? Holland: No. No questions yet. Thank you. Fitzgerald: Thanks, Commissioner Holland. Would the applicant like to come forward. Was that sanitized? No. Just -- welcome, ma'am. Good to see you again. Thompson: Good to see you, Mr. Chair, Members of the Commission. My name is Tamara Thompson. I'm with The Land Group. We are at 462 East Shore Drive in Eagle. Oh, gosh. There should be -- the top one is the -- yeah, or the -- thank you. Dodson: You can drive it from up there. Yeah. Thompson: Oh. Perfect. Fitzgerald: Tamara, did you state your -- your address? Thompson: I did. 462 East Shore Drive in Eagle. Fitzgerald: Thank you, ma'am. Sorry about that. Thompson: So, with me tonight in one of the -- of the chairs is Jason Densmer, also with The Land Group, and Tylere Brennan from Investacorp and they will be giving a portion of this presentation as well. So, we are pleased to present the conditional use permit Meridian Planning&Zoning Commission March 19,2020 Page 44 of 70 application. The property is 6.5 acres and is generally located on the northeast corner of Ten Mile and McMillan Roads and this area we have to show you just the vicinity area and that the Walmart is across to the west of -- of Ten Mile. The CUP is to allow a development of an age restricted 55 and older, independent senior living community in the C-G zone and this parcel is -- is the 6.5 acres and you can see the infrastructure is already available at the site. The West Milano borders the site to the north and North Cortona Way is to the east. The parcels to the -- to the west and to the south are part of the same subdivision. They are called the Verano Subdivision No. 4 and that was platted back in 2007 and this is just to show the zoning in the area. Joe had that in his, but it was a little tiny, so I zoomed it in a little bit. Again, this property was annexed in 2003 and it's been zoned C-G since 2007. The property was platted in 2008 and the property is a lot of the Verona Subdivision No. 4 amended plat. It's bounded by collector roads, Milano and Cortona. ACHD designate -- designates those as collector roads. That roadway was constructed in 2004. The existing zoning is the C-G and as shown on this map the majority of the green -- or all the green areas on the four corners of the intersection are C-G and the two -- I want to call these kind of hot pink -- are limited offices on the -- on kind of the kitty corners. I'm going to have Tylere come up and talk a little bit about the site plan and the amenities and the operations of the -- of the senior living facility. Fitzgerald: Welcome. Please introduce yourself and your address for the record. Brennan: My name is Tylere Brennan. Address 3001 Ranch Road 620 South, Austin, Texas. Thanks for having me, Mr. Commissioner, Members of the Commission. Staff, thank you for our recommendation of approval. So, as you -- as you know, Meridian has been identified as one of the fastest growing cities for senior retirees in the country. It's one of the reasons we love this -- this -- this area and have chosen Meridian to be the home to our next project. With the influx of so many seniors or retirees coming here, there has been a lack of what we have seen of product and one of the main reasons they are coming to Meridian is -- is -- four real main reasons. One, quality of life. The affordability to retire here. And they are also following their -- their adult children and their grandkids. So, we decided to bring something special to Meridian and looking at this want to kind of start with the site plan. You know, we are under multi-family, but, really, we are not. We are independent living and why I say that is if you look at the building you're not a lot spread out, garden style, walk upstairs style multi-family style construction. We are really one building. We have the clubhouse in the center with two wings. And in part of our program are -- to our construction is we believe a lot in outdoor space and open space activities. It's really important to our seniors, which I will get into in a minute. Like Tamara was saying, we have two access points off Cortona and Milano. There you can see. And we have a self contained drive within the project. So, we are really self contained. And even -- it also allows us to have extensive landscaping throughout the perimeter of the project and within and -- and really set us back from the -- the collector roads. See if I can go on to the next here. Here is a massing study. You can see how we are sort of nestled in here and the reason I wanted to show this is because these trees have been growing for about 13 years, the main trees along Cortona and Milano, so we really screened by the -- by the trees, not only by those trees, but our internal landscaping as well. We spent a lot of time designing this building to have a lot of cutbacks in the Meridian Planning&Zoning Commission March 19,2020 Page 45 of 70 elevation, the use of stone, siding, metal accents that I think will really complement the -- the neighborhood and the look of what's being built in this area. Here is an elevation of the front of our building. As you can see we set it really far back off of Milano and Cortona, the collector roads, with a fountain there in the front, a main grand porte co- chere, our clubhouse in the center as you pull into the community, and our two wings to the left and right. As you can see, again, we are -- we are trying to set the building back as far as possible to make that grand entrance, really show off our landscaping and our outdoor spaces. I'm going to get into it in a minute, but another way we different -- we are different from multi-family is, you know, we -- we are much higher staffed. You know, they say 55 plus, but we are really not 55 plus. The average resident in our communities is between 78 and 82 years old. We don't really have a lot of 55 year olds living here. We really differentiate ourselves from multi-family also because we have a commercial kitchen and we offer three meals a day. Our residents don't have to leave. They don't have to drive. We have a community shuttle bus that we drive all of our residences to the doctor's office, to the grocery store, any errands they need to run. So, they are really not driving, even though we did meet the -- the required parking spaces, covered parking and garages, a lot of our residents, again, don't drive, don't have vehicles. So, going into the lobby I just wanted to show you guys some of the interior spaces. You know, we worked really hard to bring a lot of the exterior stone and siding and wood and natural look of the building inside as well. Try to match it to sort of the Meridian look and materials found locally. This is an image in terms -- of the -- our casual dining, our bistro area or bar. We offer wine lockers for residents to have their own wine cases and locked up in their own sort of wine locker in the -- in the bistro. In the far distance we have our more formal dining. A lot of families and the grandkids will come here and meet with mom and dad, have lunch, breakfast, dinner in any of these different seating areas. Going into some of the amenities, I know staff mentioned them -- mention them again. This is our indoor pool and jacuzzi. In the back right corner you see our sauna steam room. We have locker rooms. We have skylights, because we believe in swimming all year round. I know it's seasonal here, so we wanted to create something where the residents could swim. In a nice day like today those commercial doors will open up all the way for more of an indoor- outdoor experience. I don't have pictures of all the amenities, but behind this image is a full gym with floor to ceiling glass looking into the pool. We have a beauty salon. We have massage and wellness rooms. We have -- like -- like they said, a 20 seat movie theater. We have the commercial kitchen with a chef's table where they will do dining classes, cooking classes, and tasting experiences. We also have library and one of my favorite amenities is the storage. We have -- on every floor we have a large storage room that you walk in with cages on each side where residents can store their bicycles, their travel bags, Christmas decorations, since there is not a lot of room for storage in those things -- in these and a lot of them are coming from larger homes and retiring into this smaller space. Moving to the outside amenities, this is something we are really proud of and we spent a lot of time -- again, we designed the entire building around this to allow as much outdoor space as possible. I think looking at the numbers we are about 28 to 29 percent over the required outdoor amenity space. We have a pickleball court. We have a fenced-in dog park. An open lawn area with bocce ball. We have a shuffleboard arena. We have a putting green. We have gardening plots where residents can come down and grow their own spices and herbs and we even have an indoor greenhouse Meridian Planning&Zoning Commission March 19,2020 Page 46 of 70 that's climate controlled, so all year around gardening can be done and our chef really likes to use that to grow some of the local spices and herbs for their own dishes. We also have one more dining area outside around a big fountain and on nice days like today, again, families can come over, eat with mom and dad, and in the winter we have a large fire pit where one of our favorite activities to do with the seniors is to do a s'mores event where the family comes with the grandkids and we put s'mores out on the back lawn. I think that's it, unless you guys have any questions on amenities, the building, open spaces. I can pass it on to Jason. Fitzgerald: Questions while he's up here? Go right ahead, Commissioner Seal. Seal: Just a quick question on some of the -- essentially some of the businesses that are operating within there. Is that something that you are trying to attract, local people that come in and fulfill those positions, or is that something that you guys provide as part of the service? Brennan: Correct. So, we -- we staff about 30 people in our community. So, again, a lot more than multi-family. This is really -- you know, we have internal corridors, elevators -- this isn't really like your traditional multi-family. But when it comes to like the massage room with the wellness room, the arts and crafts room, maybe we will bring in a painter and the -- yeah, the massage room -- I'm sorry, the beauty salon, we will contract locally to come in and the residents can make appointments and they will come and travel here to this community and cut their hair and do their nails. Seal: Okay. Thank you. Fitzgerald: Any additional questions? Holland: Mr. Chair, this is Lisa Holland again. Fitzgerald: Commissioner Holland, go right ahead. Holland: Can you talk at all about the ground that's undeveloped around you that is commercial? Do you have a relationship already with whoever is going to plan to develop that? Any ideas of how that will interact with this development? Brennan: Yes. Commissioner, thank you. We do. In fact, the gentleman that's here tonight, if he cares to speak, who owns the retail around us, we have a good relationship with him and, again, I can't speak on to what is going to be built there, but the retail is going in around us, as well as the light office to the north and southeast. Holland: Thank you. Fitzgerald: All right. Any additional questions? Thank you very much. Is there one other person that wanted to chat? Oh, we had additional -- thank you. How are you? Meridian Planning&Zoning Commission March 19,2020 Page 47 of 70 Densmer: I'm doing well. Thank you for -- I'm Jason Densmer. Tamara introduced me earlier. I'm also with The Land Group. Our address is still 462 East Shore Drive in Eagle. Tamara I think was really helpful in talking a little bit about the land use issues associated with the project and the reasons that we are here tonight asking for your approval of the conditional use permit. Tylere was able to describe to you what the building is and who the residents are and a lot of-- kind of make the business case for how independent living is really necessary here in Meridian and that this -- we just really think that this project raises the bar quite a ways and provides a level of living that would be welcome in the community. I was here mostly to talk about design and how we have focused the building and it's -- and it's design to really fit in with the context of the neighborhood. We know, of course, that there is a lot of C-G zoned properties around us, but we are on the edge of that and we are adjacent to residential homes that have enjoyed ten or 15 years now since the original plat was constructed of vacancy next door. So, we recognize that there will be a change with the construction of this project. We wanted to do it in a sensitive way that was respectful of that. The major thing we were able to do is take access in the -- kind of northeast corner of the site from a lot off Cortona and direct traffic directly into the courthouse -- or the -- sorry--the clubhouse portion of the building, which is two story, lower overall height, and a little bit more kind of business hours of an occupancy. It's not closed by any means, but the main activity in that area will be more daytime. So, out of respect for neighbors nearby they wouldn't necessarily have residential windows looking their direction late at night or in the early morning hours. The larger portions of the building -- or the taller portions of the building where the apartment units are are the north wing and south wings, with shorter sections connecting that back to the clubhouse. Those are the portions of the building that orient across the street from L-O zoned properties, providing really a lot of separation to the homeowners in the area. If you have other questions about design I would be happy to answer those or just questions in general. Otherwise, we wanted to thank the staff for their work on the staff report and I appreciate their recommendation of approval. Fitzgerald: Perfect. Jason, in regards to all the landscaping -- I know Tamara talked about it. Is there any -- you guys aren't going to take anything out that's currently there; correct? Because you have got pretty significantly mature trees around there that would be brutal to see removed. Densmer: Right. Along the street buffers the majority of the trees are being retained. I think there may be one or two that need to be removed just to construct the driveway accesses. Fitzgerald: Okay. Densmer: But definitely the majority of the trees are being retained. Fitzgerald: Thank you. And, then, this might be for Tylere, too. Elevator access across -- how many elevators are in the building and those kinds of things? So, that's -- it's pretty -- two? Meridian Planning&Zoning Commission March 19,2020 Page 48 of 70 Densmer: There are two elevators in the building. Fitzgerald: Thank you. Any additional questions for the applicant? Anyone on the phone, Commissioners? Holland: No questions, but one comment. I just wish it wasn't age restricted, because I'm ready to move in. Fitzgerald: Yeah. Tylere had me at -- at wine lockers, so -- yeah. Forty-five with kids. Does that count? No. I have one question. Tylere, can you quickly -- where else have you built these? I know you guys are in Austin, but how -- how many of these have been built? Brennan: Yes, Commissioner. So, we have --we have built--this is our first independent, but we have done several assisted living around the U.S. We have built some in Louisiana, north of Dallas, south of Austin. We have another independent one just like this going on in north Austin and we are also in Pensacola and -- I'm sorry. Reno, Nevada. Fitzgerald: And you guys still maintain all of them?. Brennan: We hire a third-party operator -- Fitzgerald: Okay. Brennan: -- and that third-party operator actually already has property that they manage here locally in Meridian. Fitzgerald: Okay. Thank you very much. Brennan: Thank you. Grove: Mr. -- Mr. Chair? Fitzgerald: Yeah. Commissioner Grove, go right ahead. Grove: Question for the applicant. They mentioned that the parking is not an issue. I know we are pretty close to hitting the standards, but in regards to similarities to other projects that they have done, what is the anticipated percentage that they would anticipate the residents taking up of the parking spaces? Fitzgerald: Tylere, go right ahead, sir. Brennan: So, it really -- really depends demographically. Again, the average age of our residents are 78 to 82 years old. A lot of the adult children really don't want their parents driving at that age, even though they are capably able to, hence why we have all the amenities and activity director and everything. I would say that 35 to 40 percent of our Meridian Planning&Zoning Commission March 19,2020 Page 49 of 70 residents will have at least one vehicle and maybe drive it once a month. They really take advantage of the shuttle bus service that we provide for free. Fitzgerald: Additional questions while Tylere is up here? Thanks, sir. Appreciate it very much. Madam Clerk, do we have public testimony? Weatherly: Mr. Chair, we do not. Fitzgerald: Anyone in the audience wish to testify on this application? No? Tamara, do you want to close? Do you have additional thoughts to share with us? Pitzer: Mr. Chair, this is Patty Pitzer. Fitzgerald: Yeah. Go ahead, Commissioner Pitzer. Pitzer: For the applicant. This -- the existing trees that are along the corridor there, they are deciduous trees. Well, we have received testimony that some of those are dying and that need to be replaced. How do you address those? Fitzgerald: Jason, do you want to take that one? Densmer: I will do my best. The existing trees along those streets appear to be in pretty good condition and they are -- they are appropriate species for planter strips in the City of Meridian. Obviously, the applicant has a strong interest in making sure the approaches and the street presence of their project is very pleasing looking. So, we will be looking at those trees through construction to make sure that they are in good health and I suspect if there is any that are terrible we wouldn't object to replacing one or two, but it definitely looks to us like the trees along those streets are in -- in good condition for the time being. Dodson: Commission, if I may, this is staff speaking. I did read that public testimony as well and it was more in line with the types of trees that are uprooting some of the sidewalks and things having to be removed for the younger trees and maybe a different type. But I would like to note that this land and most of their land around there is not their property, it is owned by the HOA for -- that, you know, operates the homes across the street. So, they will not have to -- really they can't replace those trees, other than the two that they may have to remove to do the drive in and drive out. Fitzgerald: We do all kinds of off-site work. Commissioner Pitzer, go right ahead. Pitzer: Yes. Well, I -- I appreciate that clarification. Thank you. Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Meridian Planning&Zoning Commission March 19,2020 Page 50 of 70 Seal: As a follow up onto that, I didn't read the same testimony. My only concern I would have is that -- I mean essentially have, obviously, an older demographic that's living this -- in this community where they are going to be walking along there. If the roots are actually pushing up sidewalk and everything, there is trip hazards, obviously, that will be part of that, so -- I mean now that you are aware -- I mean if there is some kind of partnership that can be made with the community, especially since there is some concern over that, to make sure that that's not going to be an issue that would be great, knowing that you don't own the property, but just as, you know, basically extending goodwill to the people that will live in that community. Fitzgerald: Any additional questions for the applicant? Hearing none, Tamara, do you want to close? Thompson: Mr. Chair, Members of the Commission, Tamara Thompson again. The main reason I want to close is because I was trying not to touch anything that I missed -- I miss telling you guys that we recently went to City Council -- Meridian City Council to modify the development agreement, so we obtained approval for that on January 7th of this year and this use and the site plan are what was approved and that's what's attached to the development agreement. So, I neglected to tell you that. But with that we have read the staff report, we agree with staffs recommended conditions of approval, and we respectfully request your approval tonight. Fitzgerald: Any additional questions before Tamara runs away? McCarvel: Mr. Chair? Fitzgerald: Thank you. Commissioner McCarvel. McCarvel: Oh. No more questions. I move that we close the public hearing for H-2020- 0004. Holland: I will second. Fitzgerald: I have a motion and a second. Discussion? Seal: I would actually like to hear from the -- the commercial business owner. Fitzgerald: Oh. McCarvel: Oh. Fitzgerald: Pause your -- McCarvel: Pause the motion. Meridian Planning&Zoning Commission March 19,2020 Page 51 of 70 Fitzgerald: Okay. Thank you. Please come forward, sir. Give us your name and your address for the record. Stroud: Travis Stroud. 1980 South Meridian Road, Meridian, Idaho. Chairman, Commissioners, in regards I think to the question -- was it the question of what's going to go there? Seal: Yeah. Just the -- I think the question is what's going to go there and how have you seen interaction with the -- the site that's being developed. Stroud: You know, at this point they are the first real user we have been working with, because it's very much in the beginning stages and we like this use and we feel it's an amenity, so we haven't really marketed the commercial until we know that we can actually market that they are going to be there, because we feel they are going to be a big draw and that's going to be a big part of what we do -- do there. I think they are going to bring that commercial. So, I can't answer it yet, but I think they are going to be an amenity. Seal: Is that something you would be -- I mean the site plan shows where the parking and everything is, where there could be walking paths in there. Is that something that would you be amenable to -- Stroud: We do have Jackson's on the corner that's breaking ground. Fitzgerald: An extra mile? Stroud: Yeah. Yeah. Right there on the hard corner. Seal: Right. I'm just going for if there is, you know, a dietary, a place of business that people might want to walk to and just providing access for that, that they don't have to go out and around the -- the site in order to get to it. Stroud: And we are open to that, depending on the use. Fitzgerald: Thank you so much for being here. We appreciate it. Stroud: Thanks. Fitzgerald: Would you like to unpause your motion, Commissioner McCarvel. McCarvel: Sure. Fitzgerald: Go right ahead. McCarvel: I move that we close the public hearing for H-2020-0004. Seal: Second: Meridian Planning&Zoning Commission March 19,2020 Page 52 of 70 Fitzgerald: I have a motion and a second to close the public hearing on H-2020-0004. All those in favor say aye. Opposed same. Motion passes. MOTION CARRIED: SIX AYES. ONE ABSENT. Fitzgerald: Well, I'm going to move in soon, so -- send my kids to live with their grandparents. No, I'm joking. I -- I will -- it's present -- or properly before you. Do you all have comments? Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Seal: I -- I really like the approach to this. I kind of like everything about it. I understand there are some concern with it being a four story building, how that can get in the way of what -- of some of the views that are out there. It's not on the other side where it's going to block the mountains or anything along those lines, it is something that's-- it's something that should -- can go there and shouldn't go there, so I think that there is a need for this in -- in our community. All the amenities are pretty amazing, I have to say, the fact that they have thought about the fact that they want to have people there, they want to maintain them there, keep them there and transport them when necessary is -- is responsible is the best word I can come up with for and so -- applaudable. I think it's something that if we had more of that in our communities, then, we would help alleviate a lot of the other problems, along with -- there is not a lot of kids that are going to be coming out of here and going to -- to school somewhere, so it's a really good use of that -- of that property as well. Plus there is supporting communities that are nearby, so that if, you know, parents, grandparents go into there, then, there is opportunity for people to follow them or vice-versa. So, overall I really like it. Fitzgerald: I totally agree. I think there is -- there is -- the only one of these types of facilities I'm aware of in Meridian is Meadow Lake, which is very far away from this location and I know Boise has several, but we -- we were lacking them in Meridian and I -- I understand that there are some maybe vision corridor concerns, but I think there is a ton of landscaping around there and, then, we will see it build up around this and I think it's a -- much like you said, I think it's -- it's something we need. I think it's the right location and I think commercial will complement it based on how it's -- when it's built and come up around it. So, I think it's great. McCarvel: Mr. Chair. Fitzgerald: Commissioner McCarvel. McCarvel: Yeah. I agree. I mean four stories to seems like a lot, but I think just visually the fact that it's a self contained building with indoor hallways and elevators on the inside and not people walking up -- I mean just -- I think that takes away some of the look and feel of a four story building that has a lot of activity around it and I think the way they have Meridian Planning&Zoning Commission March 19,2020 Page 53 of 70 put this on the property with the two story entry as the main focal point, this will kind of be a buffer I think with that corner and the commercial that will be on the other side of it. Fitzgerald: Additional comments? Holland: Mr. Chair? Fitzgerald: Commissioner Holland. Holland: I would just repeat my first comment, I'm ready to move in. I just wish it wasn't age restricted, but the only other really concern that I had was the height on it, but, again, I think with the distance between it and the surrounding houses and the landscaping that's going to be in between -- I like that they didn't put it right on the houses, they really tried to create, essentially, a lot of great amenities. I think they definitely went above and beyond. So, no concerns on my side. Pitzer: Mr. Chair? Fitzgerald: Commissioner Pitzer. Pitzer: Patty Pitzer. Yeah. I'm -- I'm 65 and I would move in there tomorrow if I could afford it. But, yeah, I'm like you, the amenity of the wine locker -- I do like the -- I mean I'm usually the one that is of the height problems here, but -- but I -- I see that they have worked very hard to set these back and I do like what they have done with the entire project. I do hope that they keep the elevations, so if they are not flat like these are, but incorporate the -- the patios and balconies. I also like this is close to commercial, you know, and I'm hopeful that maybe there will be some medical around there as part of a development, but overall I think it's a great project. Fitzgerald: And there is already a St. Luke's Family Health around the corner -- right around the corner there, so just FYI for information. Pitzer: Yes. Yeah. All -- another good reason. Fitzgerald: Commissioner Grove, do you have any comments, sir? Grove: Mr. Chair, I just echo everything that has been said. It looks good to me. I like the placement of the structure. It seems to be offset from the access point to the surrounding subdivision in terms of where the buildings start and finish in relation to the street, the taller portions of this project. So, I think it looks great. Holland: Mr. Chair? Fitzgerald: Commissioner Holland, go right ahead. Meridian Planning&Zoning Commission March 19,2020 Page 54 of 70 Holland: I was going to say this might be an easy one for me to make a motion on, since it's harder to do on the phone, but -- Fitzgerald: Oh, you are always making motions. Go right ahead. Holland: After considering all staff, applicant, and public testimony, I move to approve the conditional use permit request for McMillan Independent Senior Living H-2020-0004, for the hearing date of March 19th, 2020. McCarvel: Second. Fitzgerald: I have a motion and a second to approve H-2020-0004, McMillan Independent Senior Living. All those in favor say aye. Opposed same. Motion passes. Thank you all for being here. Travel safe. Be healthy. Hopefully we will see you soon. MOTION CARRIED: SIX AYES. ONE ABSENT. G. Public Hearing Continued from February 20, 2020 for Lupine Cove (H-2019-0133) by Penelope Constantikes, Riley Planning Services, Located at 4000 N. McDermott Rd. 1 . Request: Annexation of 7.09 acres of land with an R-8 zoning district; and, 2. Request: Preliminary plat consisting of 28 building lots, 7 common lots and 2 other common driveway) lots on 7 acres of land in the R- 8 zoning district. Fitzgerald: Mr. Parsons. As we move down, last item on the agenda is file number H- 2019-0133, Lupine Cove, and open that with staff report -- or opening it up and start with the staff report. Bill, you want to take over? Parsons: I do. Thank you, Mr. Chair, Members of the Commission. Last item on the agenda this evening is the Lupine Cove Subdivision. Their request is for an annexation and preliminary plat before you this evening. The future land use map for this particular property is medium density residential, which the city can anticipate between three and eight dwelling units to the acre. The current zoning of this properties is RUT in Ada county and the site consists of seven acres and it's located at 4000 North McDermott Road and, then, as you can see here in the aerial that most of this area is still primarily rural in nature, but as this Commission is aware of there is a high school under construction out in the area, which has extended sewer McMillan -- McDermott Road -- sewer and water down McDermott Road, which will facilitate the development of this particular property. To the north of this property was the Aegean Subdivision that you see in the zoning map, which is zoned R-4 and R-8. That is a preliminary plat approval on that particular property. There have been no final plats submitted in relationship to this particular property. So, I wanted to just -- as you are aware staff is recommending denial of this particular Meridian Planning&Zoning Commission March 19,2020 Page 55 of 70 application. I think the Commission is aware, even though it's medium density residential, the property -- the project fits within that stated density of the Comprehensive Plan. The land use and the FLUM designation is more than just density and how many units you can get on a particular property. The Comprehensive Plan lays out ways on how to integrate open space, how to tie into adjacent subdivisions, and how to provide transitional lot sizes adjacent to county residences and so that's some of the framework that the staff laid out in the staff report for this Commission, that although this plat before you does meet the R-8 standards it's still other policies in the Comprehensive Plan that we feel are not being met with the subject plat before you this evening. So, as I alluded to in the beginning of my application -- or my presentation, the applicant is requesting to annex approximately 7.09 acres of land with the R-8 zoning district, which, again, is consistent with that MDR designation. The proposed plat that's before you is proposed to have 28 residential lots, seven common lots, and two other lots. One of the lots will have the -- contain an existing home on it, which is Lot 13, Block 2, which is located primarily internal to the development. Access to the site is provided from North McDermott Road that will -- and as part of connectivity this will extend any local street connection into the development and, then, terminate on the south boundary providing future connectivity. With the Aegean Subdivision to the north there was a stub street that was provided in this general location along the northern boundary of this property -- or close to the northern boundary. ACHD did not require half the crossing for the culvert over the Five Mile Creek or McFadden Drain in this area, so the applicant and -- of this property and the property owner of the Aegean Subdivision will have to figure out how to pay for the construction of that roadway. I would also mentioned to you that there is only one road coming in and in the staff report staff had made mention of the large amount -- or the high number of common drives proposed with the proposed subdivision. In the staff report I noted that approximately half the lots will be taking access from essentially four different common drives within the proposed development. I know this body has had concerns with on-street parking when that occurred. I can let you know that the applicant is proposing some on-street parking in this area here and, then, also at the end of the -- the local street proposal of the development of -- or outside of the -- or just off of the ACHD turnaround. In the staff report we did make mention that without extending that stub street from the north into the site and with the numerous number of common driveways staff was not supportive of the proposed subdivision. It's not consistent with one of the objectives in the UDC. The app -- this particular project is also -- because it's seven acres in size it does -- it is required by the UDC to have a minimum of ten percent open space and one site amenity. The plat before you the applicant has indicated that there is approximately 11.7 percent open space. As I mentioned in the staff report, we had some concerns with what the applicant was counting towards qualified open space and I will briefly go over that with you this evening. So, currently I had mentioned in the staff report that Lot 7, Block 2, did not meet the landscape standards of the UDC, so that could not be counted as open space. The internal common lot along here with the guest parking does not meet the 50 by 100 dimensional standards in the UDC for open space and cannot count towards the required qualified open space. The pond that's located in Lot 13, Block 1, exceeds the 25 percent maximum per UDC. It cannot count towards the open space. That has to be removed out of the qualifying open space. However, if there is an area that is 50 by 100, which was indicated by the applicant, that area would count Meridian Planning&Zoning Commission March 19,2020 Page 56 of 70 towards the required open space. And, then, looking into the southeast corner of the proposed project -- because this street -- local street that comes into the development is over 150 feet, the applicant has to provide a required turnaround per ACHD standards. So, the applicant has included that in the -- rather than restricting a buildable lot for the turnaround, the applicant's actually -- actually included that within the larger central open space in the southeast corner of the site, which, again, that impervious surface cannot be counted towards required open space. Therefore, this area does not scale 50 by 100 and cannot count towards common qualified open space and so in the staff report I have mentioned to you that based on that analysis we are finding that this plat does not meet the UDC standards for open space. The applicant has provided three amenities and those include the half basketball court, which is located in the southeast corner. We have some interconnected pathways to the south. We have a tot lot and a gazebo area in this northern -- northeast section of the open space, which, again, is two -- two above what the UDC requires. So, staff is supportive of the proposed amenities for the subdivision. The applicant also proposed a fencing plan with the proposed subdivision. As I alluded to, the -- some of the fencing that the applicant is proposing does not comply with UDC standards. I did call that out along -- particularly this location here. There is solid fencing proposed along this common lot and the UDC requires that it be semi private or open vision. The applicant's also proposing some semi privacy fencing along a portion of the north boundary and along the east boundary. That -- they would just add that to the north boundary along here and along this open space, which is Lot 15, Block 1, 1 believe, the applicant would comply with the fencing standards. The applicant did propose some conceptual elevations for you to take under consideration. To show you just kind of the flavor of what the homes would look like, you can see there are some two story homes proposed within the development -- development. A majority of them are single family. So, if the applicant does any -- propose any two story structures up against McDermott Road they would be subject to providing additional modulation and mix of colors and building materials along that roadway to provide some variation in those proposed elevations. Staff did receive written testimony from Penelope Constantikes in response to the staff report. In looking at the public record I do not see where anyone -- any other public entities -- or, excuse me, any other members of the public commented on this application. Again, staff is recommending denial of this project primarily based on the fact that the applicant did not provide any transitional lot sizes along the south boundary, nor did they address the transportation and open space, the elements per the Comprehensive Plan or the UDC. With that I will conclude my presentation and stand for any questions you may have. Fitzgerald: Thank you, Bill. Are there questions for staff? Anyone on the phone? Holland: No questions yet. Fitzgerald: Okay. Thank you. Would the applicant like to come forward, please. Constantikes: Thank you, Mr. Chairman. Penelope Constantikes. Post Office Box 405, Boise, Idaho. 83701. And the name Riley is so much easier to pronounce than Constantikes, so feel free to use Ms. Riley if you would like. That's fine. I have prepared Meridian Planning&Zoning Commission March 19,2020 Page 57 of 70 a fairly detailed presentation. There is a lot of material to cover, so I'm going to start with a brief discussion of the subdivision. We have 27 lots and one existing home, as staff's indicated. We are in close proximity to the new West Ada Schools and there is a new charter school to the south of us. I believe it's called Gem Prep. It's on the same side of the street, just a little bit south of us. The density is compatible to and with the adjacent approved preliminary plat. That would be Aegean. And it does meet the medium density residential standard in the Meridian Code. We do have approximately 11 .9 percent of open space and I will cover that in a few minutes. It utilizes an existing artesian well as a water amenity, which is part of what that pond is about. The layout was carefully designed to include appropriate design -- or sized lots. They are all about 45 feet wide, which is wider than they need to be. We spent a lot of time refining the lot sizes, so that there wasn't anything oddly shaped or difficult to develop. We are going to try and preserve as much of the existing tree canopy as possible and we recognize that our tree mitigation plan is not adequate at this time and we are working on updating that. I will cover some of that tonight. And the area is located in recently identified area that City Council has spoke to with regard to appropriate for development. This is a redline of the updated subdivision plat and it removes the guest parking. We thought it might be a nice amenity to have some guest parking, but that didn't fly. That's fine. The water amenity and the stormwater pond combined is -- has been resized, so it's now at 23 and some change. It's under the 25 percent that's required. We have a hundred percent of the landscape buffers eligible and I don't know if Bill covered that or not. McDermott is now a collector street, so we are allowed to claim the entire landscape buffer. And while the Five Mile Drain cannot be included as a formal amenity for the project, we are on the road side of that drain, so it will be used informally, we just can't claim it. So, the next slide I am showing some density transition information. First of all, when Aegean Subdivision came in essentially it was 14 to one. So, there was quite a bit of a differential in the density between subject site and the Aegean preliminary plat when it was originally submitted. There is a little lighter layout and I will cover that again in a few minutes. Next I would like to cover the transition along our south boundary and the Aegean south boundary -- excuse me for one minute. Okay. Going back to my density transition discussion. So, what I have done is I have laid in the -- the transition across the southern border of Lupine Cove and the southern border of Aegean Subdivision, the approved preliminary plat, and, by the way, they are in drafting stage now for submittal of their final plat. So, what we have is five to one at the corner, three to one and one to one in Lupine Cove and, then, we are into Aegean and we have four and a half to one, three to one, four to one, four to one, and four to one. So, I understand the staff is mindful of density transition, but we are falling in line with what's been previously approved adjacent to that south boundary. So, conceptual approval of Aegean included that little -- not quite as dark area in our site on the right-hand side. I will show you the existing house. And, then, this layout that's to the left would be located in the area on the left side of the red line. So, a couple things to note about that. There is no stub street to the south and there is no stub street to McDermott and the reason I'm speculating in addition to standard stub street protocols, as a -- just a template that gets applied uniformly across every project -- part of the reason that that stub street was probably anticipated to begin with was because the developer must have anticipated purchasing this parcel in the past and it just didn't occur. So, I want to talk about that Patimos stub street. So, total build out for Meridian Planning&Zoning Commission March 19,2020 Page 58 of 70 Aegean Subdivision is 2,000 -- the vehicle trips will be 2,046. Phase two is going to have a total build out trip generation rate of 1 ,018. So, according to the TIS that was submitted with Aegean Subdivision, the traffic engineer anticipated that 35 percent of that traffic would be southbound. So, you will note the location of the stub street -- oops. It's going to fall right across the second row of houses. So, there will be a loss of three lots if the stub street is placed there and, then, the bigger item -- I spent a lot of time doing a traffic impact study -- or traffic impact trip generation work on development. So, there is about 150 feet between the centerline of what would be the extension of Patimos and the edge of pavement for McDermott Road. Standard engineering practices state that somewhere between 22 and 25 feet is the average space that each vehicle takes in a stacking scenario. So, essentially, there is room for six vehicles to stack between an extension of Patimos and McDermott Road. So, I just think that's important that -- that traffic impact studies tend to estimate on the conservative side, so they tend to go high, so if we put the stub street in we could anticipate that there would be in the peak hour 85 vehicles trying to get south on Patimos and drive through Lupine Cove to get to the McDermott Road to go southbound. So, ACHD criteria for evaluation of street continuation is pretty standard property size and configuration of the current application, size and configuration of adjacent parcels, redevelopment potential, location of pedestrian and vehicle attractors such as schools, parks, pathways, commercial and neighborhood commercial, emergency service provider needs and the location of existing stub streets. So, obviously, Patimos is not in existence at this time and I will cover that a little bit more later. So, location of canals and necessary crossings is some of their criteria. The cost to assistive benefit of requiring a canal crossing. The functional classification -- classification of the adjacent or nearby roadways. So, as you know McDermott is a collector street and Highway 16 is being extended to the west of us, basically cutting off any access from McDermott to the west along that entire mile between McMillan and Ustick. The benefits of connectivity and stub streets -- just, by the way, I was a planner for ACHD in my distant past. The idea is that it reduces vehicle miles traveled, that it increases pedestrian and bicycle connectivity, increases emergency access, reduces the need for accesses to arterial roadways of the highest classification, efficient delivery of trash, mail and deliveries, promotes intra-neighborhood connectivity to schools, parks, commercial centers, transit stops, et cetera. TIS for Aegean did not trigger any additional roadway improvements, such as signaling along the connection between Aegean where Aegean Subdivision has a connection just south of the Five Mile Creek out to McDermott Road, except for a left turn lane. So, there is only one thing that's going to be added and that's that left turn lane in between the two travel lanes there where Aegean's residential collector connects to McDermott Road. There is a very low potential in this instance for reduced vehicle miles versus the cost and the impact of adding the stub street. One of the more conservative estimates I have got for engineering and construction of that bridge would be in the vicinity of a hundred thousand dollars. McDermott is a collector street, so access is not an issue. No pedestrian and vehicle attractants are located south of -- or on the other side of McDermott. There is a 300 foot wide swath. It's going to be occupied by Highway 16 with no connection over to the schools, so they are, basically, building a mile long barrier between McDermott and anything to the west and both parcels can develop appropriately without the stub street. The TIS that was developed for Aegean anticipated all of their traffic and provided for sufficient traffic circulation without the Lupine Meridian Planning&Zoning Commission March 19,2020 Page 59 of 70 Cove Subdivision stub street. These are just two letters that have been submitted to both the City of Meridian and ACHD regarding the Aegean Subdivision's intent to move or request removal of that stub street from their final plat application. This is an open space exhibit and I did provide staff with ten copies of this when I brought the response letter in, but I wasn't sure whether or not he would be able to get those to you. So, I will just go over it. A couple of notes. Mine are the ones in lavender. The engineer did the ones in blue and red. So, we have taken the guest parking out, so we have got some additional open space. The common lot where the water amenity is located, it's been resized and the pond has been resized, so that it meets the UDC code and we do have that 100 by 50 rectangular shape that fits into that open space for compliance with UDC. The -- one of the concerns staff had was about impermeable surfaces. So, in that turnaround at the south boundary we have added a half basketball court and hopscotch template and the idea is if they are on pavement that we have to have anyhow, then, we are not adding to the impermeable surfaces by putting them in a different location. Both of those would need to be paved anyhow. So, we are happy to landscape that micro path in Lot 7 to make that part of our open space requirement. This is a view of the tree mitigation that was done. This is a veritable forest on this site. It's crazy. And just as an aside, the developer would be happy to donate any of the trees on the site that can't remain to other developers and to the park system. They would be happy to pull those trees up and allow them to go live somewhere else. This image that I have here -- and I'm going to turn it so Bill can look at it briefly. So, what I have done is I went by this line by line to look at all the trees that are on this site and, obviously, the ones in the street or the ones that are in the center of building lots are not eligible to remain. The biggest item is that row of conifers or pine trees that is along the south boundary. That's a great location to leave trees. Eleven out of the 90 -- well, there is 98 existing healthy trees and there are 11 diseased trees that need to come out. So, there is absolutely no reason to pull that out of there. It's a great buffer and they are all healthy and should remain. So, when you do some arithmetic it -- based on Bill's numbers, we have around 1 ,650 caliper inches that need to be mitigated and there was a landscape plan submitted with the application, but it's very traditional, it has a tree in every front yard and trees in open spaces and landscape buffers, so I think we can do better. So, if you take away the 380 caliper inches, which are the traditional landscaping that's proposed in the landscape plan and the 184 caliper inches that do not need to be mitigated, we have a total of around 1 ,300. So, the -- the average dimension or the average size of each of those trees along the south boundary is about ten inches. So, right there we have got 980 caliper inches that we can knock right off the top of that deficit that we have. What we like to do is redo the tree mitigation plan and in addition to the south boundary, there are a number of trees located along the irrigation facility and those can all remain, too. They have been there for a long time. Is that me? Okay. I'm just about done. Fitzgerald: Okay. Thank you. Constantikes: So, there are some elements to consider. It is a very unique shaped site. There is a large volume artesian well. It puts out water 12 months out of the year. It's bounded on two sides by an irrigation facility that's not included in the master pathway plan and it's not ideal for inclusion. Nampa-Meridian won't let us use it for an amenity. Meridian Planning&Zoning Commission March 19,2020 Page 60 of 70 It's identified as unsuitable for development. City services are being extended at this time. Everyone seems to be deferring to Aegean Subdivision with regard to whether or not the stub street should be there. There is 400 to 500 feet of separation between the south property line and the homes in Apple Valley. Fitzgerald: Okay. Hold on one second. Hey, if -- whoever is on the phone, if they put themselves on mute, please. We can hear you in our meeting, so--thank you. Go ahead, ma'am. Constantikes: Oh. Sorry. I just have a number of elements here -- we can do maintenance for the shared driveways with the HOA. We do exceed the amenity requirements. Fitzgerald: Commissioner Pitzer, can you put yourself on mute, please, ma'am. Do you have star six ability? Okay. Do you have star six capability? Can you hit star six and it mutes everybody for a moment. Or do you have that ability? Weatherly: Well, there is two merged conference calls. Fitzgerald: Okay. Maybe we are good. Okay. Sorry, ma'am. Go right ahead. Constantikes: That's -- that's fine. And I did want to mention with regard to that bridge, even with cost sharing, which hasn't been accommodated in the ACHD staff report, a 28 lot subdivision is absorbing more of that cost than the 214 lot subdivision to the north and we think that -- that's a little bit of a financial burden. It will help fund a regional sewer lift station to the north if this project does go in. Let's see. Oops. I'm going the wrong direction. So, we are requesting approval of this application this evening and we would like to eliminate the stub street to the north. Not all lots -- or not all parcels are -- are created equal and not all stub streets are beneficial. We will do a development agreement as needed. We would be happy to do that. We would like to work with the city staff and the arborist to eliminate or mitigate that tree mitigation. All the standard City of Meridian language and conditions is, of course, appropriate. We would like you to incorporate the open space exhibit, the new one that was submitted. We will address fencing, street names -- let's see. And the articulation of residences next to McDermott. We will landscape the micro path. We would be happy to work with staff to locate the stormwater facilities that are located in the shared driveways with staff to take them somewhere else or in a separate lot and we will do CC&Rs that address maintenance of shared driveways. So, with that I would be happy to answer questions. Fitzgerald: Thank you so much, ma'am. So, I do have -- as you mentioned the shared driveways, we have had challenges with those, so why the choice to have so many? Constantikes: It is -- excuse me, Mr. Chairman. It is an extremely awkward shaped site, so in order to fall within the medium density residential there is just -- there is just no other way to -- to do the subdivision without them. Now, we can change some of the lot Meridian Planning&Zoning Commission March 19,2020 Page 61 of 70 orientation, so that there are more lots that are accessing the main street -- the public street, but there is just no -- there is no way to do it any other way. Fitzgerald: So, it's just random and using the stub street and making a big S like you -- much like you have, but not having access onto Ten Mile, that just seems like a more practical way of doing it and than actually accessing Ten Mile. So, you don't have that cross-access into -- you don't have them coming into your neighborhood and going out onto Ten Mile. Like a big S -- like you have it mostly right now, but it would go around much like this. Constantikes: Oh. Fitzgerald: The existing home and using that stub street. Constantikes: Pardon? Fitzgerald: And using the stub street. It just -- it seems like there -- we are overusing common lots -- or common drives. I'm sorry. So, I'm wondering why we are not using that stub street. It's coming straight down and going over-- much like you have right now, but just coming straight down and, then, going around. It just seems like a more equitable plan than using common drives. Constantikes: Okay. And I apologize, I'm not sure I understand what you mean. Fitzgerald: Okay. So, the stub street coming down off -- Constantikes: Aegean? Fitzgerald: Yes, ma'am. Constantikes: Okay. Fitzgerald: And coming around -- but the existing home site -- so, just like they had -- that plat had been there before, they had that concept one that was a -- that was a cul- de-sac -- Constantikes: Uh-huh. Fitzgerald: -- so, you could still do that and you can go around the existing home and get exactly where you are going now, but not have access, because your concern is that if vehicles backing up -- and I'm concerned about the -- not using the stub street, not cross- access, and using common drives -- overly using common drives, it just seems like a safety issue for me in a couple spots. Constantikes: Okay. I understand, Mr. Chairman. The Fire Department was another one of our obstacles, because we need to provide them with access that's suitable. So, Meridian Planning&Zoning Commission March 19,2020 Page 62 of 70 the Fire Department isn't going to be using that stub street to access any of the parcels in our subdivision and I don't believe they are going to use it to get to any of the lots in Aegean either. So, we got caught between Nampa-Meridian Irrigation District and the Fire Department and Aegean's proposed subdivision. So, the -- we worked really hard to try and make this as well designed and as appropriate as possible and with the density -- I mean if we took the -- the shared driveways out we would lose 50 percent of the lots. So -- and they are not necessarily bad. I think probably from a real estate perspective they are more desirable, because they are quieter and your kids can ride your bike -- their bikes around on the -- on the driveway and not have to worry about public street traffic. So, in -- in response we did our absolute best to make this as appropriate as possible. Fitzgerald: Appreciate that. Thank you. Questions for the applicant? Commissioners on the phone? Grove: None at this time. Fitzgerald: Thank you, Commissioner Grove. Commissioner Holland or Commissioner Pitzer, do you -- Pitzer: I don't have any. Fitzgerald: Okay. Thank you very much. We appreciate it, ma'am. Constantikes: Thank you. Fitzgerald: Any questions for staff? Anyone signed up to testify that's not in the room? Weatherly: No, Mr. Chair. Fitzgerald: Ma'am, do you want to testify? Please come up. Thank you sitting with us. We are socially distanced now, but -- Fishburn: I'm supposed to say thanks for being here. We were really happy to be on the agenda. Fitzgerald: Well, could you state your name and your address for the record, ma'am. Fishburn: My name is -- my name is Gennie Fishburn and I guess I'm not going to -- I'm not addressing anybody properly. I'm sorry. Fitzgerald: You're fine. Fishburn: I live at 4000 McDermott right now on the property itself. I am the -- the realtor that's representing the person who owns the property at this particular time and I just wanted to say that as Penelope had -- as she was addressing the property, we have gone over and over and over on this odd shaped piece of property and found that it's just so Meridian Planning&Zoning Commission March 19,2020 Page 63 of 70 difficult to design it any other way. It's not wide enough -- you know, you like to double side the roads so that it's economically feasible and the property is just a little bit too wide to get two roads in there and it's almost too wide for the one road and that's why we did those little streets. I was thinking about another project that's off of Pierce Park in Boise and as you drive up the road they have got the same thing, they have got three of these short streets as you go into the main development and, then, they have got a circular road that has houses all along it and, then, it comes back out that same one entrance in and out and it seems to have worked very well. So, we had -- on a little tiny project like this it seemed like, you know, the other ones -- the other applicants that came before us, they are bigger projects with all of these other things going on, but it seemed like we almost had more challenges than they did. So, I just wanted to -- to say that in regards to all of the things that we have tried to do, we -- the different things that we had to comply with the -- the Fire Department, like Penelope said, and the City of Meridian requirements and the ACHD and the -- all those various things -- the wonderful tree mitigation. Of all the places in southern Idaho that's high -- high desert and no trees grow naturally, here we have got this forest like you would have on the east coast. Okay. So, anyway, with all of those particular things we -- we are very willing to make the adjustments that we need to stay in compliance, but there were a couple things that we felt that were --that were killing us with the -- the stub street, because all the traffic from the Aegean -- excuse me -- is going to come through. There is no benefit to us whatsoever to this little subdivision, but it's -- as all this traffic is going to come through and as you had said, Commissioner Fitzgerald, in regards to some of the other applicants, people are going to take the shortest route and so this is just going to become a really heavy thoroughfare, whereas Aegean was already designed before we even came and submitted. They were already designed for their traffic to flow the different directions that it needed to flow and that they didn't even need us for -- they didn't even need this property for an ingress-egress. So, anyway, I just wanted to explain a few of those things and I -- I hope that you will look favorably in regards to the fact that we are trying very difficult to be in compliance and -- and are glad to make some of the adjustments that we need to make, so -- Fitzgerald: Thank you very much for being here. We appreciate it. Fishburn: Okay. Thank you. Fitzgerald: Bill, can I ask a question? So, the permeable versus nonpermeable conversation in regards to that common area where the basketball court is, is there -- can I get some direction on -- it seems like we are in disagreement with the applicant on -- or there is a disagreement between staff and the applicant on regards to that being qualified open space. Is that fair to say? Parsons: Chairman, Members of the Commission, absolutely. This is an annexation. We are charged in the comp plan to create livable communities, vibrant communities, community identity. I mean I can't recall any subdivision in the City of Meridian where we had a basketball court on an ACHD turnaround and to me that just doesn't -- I have seen where lots have been restricted and they are nonbuildable until such time as the road is extended, but to me just to count a turnaround and put an amenity in so you can count it Meridian Planning&Zoning Commission March 19,2020 Page 64 of 70 as open space just doesn't feel like it's what the vision is for the -- for the -- for the Comprehensive Plan and that's why I brought it to your attention. I would also mention to you that this particular common driveway is also on the common lot. This is not a separate common lot, it's on this bigger area with the well and the amenity. So, again, you have to take those things out, they just don't -- they just don't count. That's how we are viewing it. I mean it's just annexation, it's just -- it's just not good planning. It's not a good use of open space for residents. Yeah, I hear what the applicant says. I understand it's a small project. Certainly developers know that in order to spread costs you need more property to offset some of the costs for development, but just because the stub street is going to provide more traffic through the subdivision, that's what we want, we want to have people using local streets to get to collector roadways. That's the idea. We want the roadway to connect sidewalks to the adjacent neighborhoods, so kids don't have to go out onto McDermott Road all the way up a quarter mile and turn back into the subdivision. I mean that's connectivity with the subdivision. So, that's why staff is -- Fitzgerald: You're getting theme song in the background. Parsons: I think we are in that elevator at that -- that assisted living -- or the independent living. (Pause in proceedings. Technical difficulties.) Fitzgerald: I apologize to the good Commissioners for calling you out for being noisy. It was not you. I admit it. I'm so sorry. You can beat me up later. Okay. So, Bill, without the theme music, would you like to continue, sir. Parsons: Commissioners, I believe the last time you asked -- you had a question regarding the blacktop and the open space. Fitzgerald: Yes, sir. Parsons: And I was explaining to you that annexation -- staff didn't feel that was appropriate use of open space and cannot count that as part of the required open space and, then, I went on to say that the stub street is more than just vehicle connectivities, pedestrian connectivity as well, to Aegean Subdivision. If-- if that doesn't happen, then, this subdivision is walled off until properties to the south develop and anyone in this subdivision that has friends in Aegean Subdivision is going to go -- have to go out onto a collector road and walk way out of their -- go out of their way to get to their friend's house and that's what we try to avoid and that's why the city in the Comprehensive Plan and the UDC support interconnectivity between subdivisions. It's something our code strives for. At -- at the time -- I can give you a little bit of background why this stub street discussion is happening this evening. The previous owner had reached out to the city to -- Mr. Weaver was the previous owner and he asked staff about a concept of where he wanted to keep his home on a two acre lot and he wanted to due the cul-de-sac almost -- have some half acre, one acre lots in the front of his property to sell and at the time he and I met we had several conversations and I told him if you were going to do an estate lot style Meridian Planning&Zoning Commission March 19,2020 Page 65 of 70 subdivision I would think that a common drive on McDermott Road would be appropriate and only have up to six homes taking access and more than likely a stub street wouldn't make sense at that point and to and behold we started meeting with the applicant and that went from six lots up to 20 -- to 30 something lots and, then, we settled on 28 lots after we went through numerous pre-application meetings with the applicant trying to get them in alignment with the Comprehensive Plan and the UDC standards and that's why we are here today and so that--that conversation with Mr.Weaver spurred a conversation with the developer of Aegean and all of a sudden now everyone's in favor of a stub street being removed, except for the city and ACHD and that's where we are at tonight and that's why we have an approved preliminary plat that has a street planned to this project and the only way that we are going to be able to --Aegean is not going to be able to submit a final plat, I think they are going to get out of the requirement of stubbing a road. That's in a condition of approval of their preliminary plat. They are going to have to modify -- either do a miscellaneous application, go back before City Council and get that road removed, so they have some -- they have some additional work. It's not just a simple staff can waive it, they have to go before City Council and asked for that condition to be removed more likely through what we would call a miscellaneous application. There is no -- or they could submit a new preliminary plat without a stub street and start all over again and get new conditions. But right now the conditions of approval for that project is based on this property and we pre-app'd with the applicant two or three times and I think our pre-app notes were very consistent, we wanted the extension of the road, and so I won't belabor that too much, but certainly -- again, my staff report -- my oral presentation to you, staff believes that this project does not comply with the ten percent open space or the UDC standards as before you this evening. Fitzgerald: Thank you, Bill. Are there any questions, Commissioner Holland, Commissioner Pitzer, Commissioner Grove, that we need to ask staff? Holland: The only question would be for staff. I know this sounds like a really challenging piece, but I think I'm leaning towards agreeing with staff's recommendation that there is just some challenges the way that it's set up here. Fitzgerald: Commissioner Grove, do you have any questions? Grove: No, not -- not right now. Fitzgerald: Okay. Commissioner Pitzer, do you have any questions? McCarvel: Patty? Pitzer: No, I don't. I think there are a lot of challenges and -- Fitzgerald: Thank you, ma'am. Any additional questions at the dais? Pitzer: No. No, I don't. Meridian Planning&Zoning Commission March 19,2020 Page 66 of 70 Fitzgerald: Do you guys have any questions? Okay. Penelope, would you like to come back and close, ma'am. Constantikes: Penelope Constantikes again. Thank you. And thanks for your innovative use of technology. So, first I wanted to talk about the cul-de-sac and the use of that cul- de-sac as an amenity. I still think we can get the ten percent that we need, even if we take the cul-de-sac out and so, basically, I do want to let you know that Corey Barton Homes is in the process of gearing up to do that miscellaneous application. I know they are planning on asking for that stub street to be removed. So, we end up being in between a rock and a hard space. We can hold off and wait for them or move forward based on what they have represented multiple times, including in writing, their intention to request deletion of that stub street. So, we are --we decided to move forward with relying on their written -- essentially written testimony stating their intention to request that be removed and, again, from a traffic perspective I can't overestimate the amount of traffic loading that will occur. There is no attractants -- there is no reason for anybody to go south, except to shortcut. That's the only reason. There is no -- we are putting in detached sidewalks along with McDermott, which is the whole point is to make them pedestrian friendly. The whole point of walking is to get exercise. So, I mean where are they going to be walking? Four-tenths of a mile to get to their neighbor? It just doesn't make any sense to --to force a pedestrian connection when -- when there are other facilities that are available that would add some small amount of distance to their walk, which is the point of walking, I think, is to get exercise. So, anyhow. So, we -- we just feel very strongly -- I -- and I do as a professional land planner and as a former transportation planner, that that stub street is just one of those circumstances where connectivity in this instance -- one hundred feet from McDermott Road is not a good idea. It's just going to burden this smaller subdivision with an untenable amount of traffic both in the a.m. and p.m. and it doesn't facilitate emergency services, it doesn't -- it doesn't provide --for a hundred thousand dollars -- I'm not sure that it provides enough of a benefit. And, then, with regard to the open space, we are pretty confident that we can make that work. We take the park -- we took the parking out. We can't claim the cul-de-sac. I understand that. We still have additional open space there that can be applied towards our total I'm assuming and -- and if the city -- all of these problems would go away if the City of Meridian would like to take on the Five Mile and McDermott Drains as a part of their master pathway plan and, then, we could put a lovely path in there and we will have more than enough open space. But until the City of Meridian wants to step up and do that we can't use it and Nampa-Meridian Irrigation District was very adamant about it in my phone call with them, you may not use it for an amenity unless it's publicly maintained. So, we couldn't do anything with that. Again, I think there is perhaps some work that still needs to be done, but I think it's a good development. It -- it's in an area that's growing. It's in an area that the City Council has identified as an area of growth, appropriate grow, and it adds -- it adds to the community and it--we would ask that you find some way to approve it. Thank you. I would be happy to answer questions. Fitzgerald: Thank you very much, ma'am. Any additional questions? Constantikes: Thank you. Meridian Planning&Zoning Commission March 19,2020 Page 67 of 70 Fitzgerald: Thank you, ma'am. Can I get a motion to close the public hearing on H-2019- 0133? Seal: So moved. McCarvel: Second. Fitzgerald: I have a motion and a second to close the public hearing. All those in favor say aye. I think we have a -- anybody have a -- a supported motion from the maker? McCarvel: Patty? Pitzer: Aye. McCarvel: There we go. Fitzgerald: Okay. We have a motion that is approved to close the public hearing. MOTION CARRIED: SIX AYES. ONE ABSENT. Fitzgerald: The motion -- or the application is properly before the Commission. What do you -- thoughts? McCarvel: Said there is a five second delay. Fitzgerald: Weird. Grove: Mr. Chair? Fitzgerald: Commissioner Grove. Grove: My initial thought on this -- it feels disjointed and doesn't feel connected in a lot of ways that our residents want to feel connected in the community. It doesn't feel like it's going to stand the test of time in terms of what residents are looking for. Fitzgerald: Appreciate that. Thank you for the comment. Additional thoughts? Commissioner Seal. Seal: Mr. Chair, I -- I agree with that. I think that there is -- I mean they are kind of a victim of geography here for sure, so I mean I sympathize with the open public space piece of this and knowing that they are surrounded by the -- I mean, essentially, the McFadden -- portion of the McFadden Drain and all that and there is quite a bit of buffer that's around the whole thing. Impossible to use for open space and development as far as putting walking paths and things like that in. That said, the private streets or private aisles there I think -- I mean in looking at it, if they could do something with cul-de-sacs instead and, then, provide for the -- the connection into the other subdivision that might Meridian Planning&Zoning Commission March 19,2020 Page 68 of 70 make this something that -- you know, a layout that might be workable, but the way that it's laid out right now I just -- it just doesn't -- it just doesn't flow very well and there is just a lot of issues with it. I mean between the Meridian Fire Department, ACHD, and what the city has recommended, I mean there is three huge hurdles right there that make this something that I couldn't -- I wouldn't be able to justify trying to pass this at this point. McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. McCarvel: Yeah. I agree. I think all the common drives is just too much -- I mean to solve the open space issue they have taken off the one thing that may have made up for the -- all the common drives was the additional parking and to just try to find a way to eke by the minimum -- I think we can do better on an annexation. I understand it's limited on a lot of-- a lot of fronts, but I would rather see it be on the low side of density, rather than all those common drives, to have it be just bigger lots or whatever. I mean -- Holland: Mr. Chair? Fitzgerald: Commissioner Holland. Holland: I would echo the comments that were made by everybody else, but I think there is just a lot of challenges with the site and I certainly sympathize with them as well, but I'm not a big fan of the big long common drives and I think there are challenges for safety when it comes to police and fire and the ability to service the project. The open space is a challenge and I would disagree, I think we can -- we can do better and if we can't do better with this much density I think -- I would prefer to see it go down a step and have just a nice loop with smaller -- or bigger lots, less density, if that was an option, or looking at maybe a townhome style that could add more open space or something like that. I just think we can do a little bit better than this one and I certainly feel for the applicant and where they are at and -- but I would agree with staff's recommendation at this point. Fitzgerald: I -- I think I echo. I -- I give you all a ton of credit for trying to get it worked into the medium density residential area that we are -- that that area is targeted for development, but I think with the -- the laterals you have -- and the drains you have to deal with, I think it just doesn't fit right now. I think there is a different way of approaching it, utilizing the stub street that we want to have interconnected, and so I think there is a different design to get to here. So, I -- I am leaning towards what staff has recommended, so -- Commissioner Pitzer, is she on or is -- have we lost her? McCarvel: Give her a second. She said there is a five second delay. Fitzgerald: That's a long delay. McCarvel: I know. Meridian Planning&Zoning Commission March 19,2020 Page 69 of 70 Pitzer: Thank you. I do have a five second delay. I apologize. I see this in-fill as -- as premature. I think there needs to be a better designed to the common lots, even if they remove the -- the stub street there is still the -- there is still too much density for this -- for this in-fill with -- with all the common lots. I think there just needs to be a better design. Fitzgerald: Thank you, ma'am. So, with that do I have a motion or someone who would like to make a motion? Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Seal: After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of file number H-2019-0133 as presented during the hearing 3/19/2020 for the reasons outlines in the staff report. McCarvel: Second. Fitzgerald: I have a motion and a second to recommend denial of H-2019-0133 for the hearing date of March 19th. All those in favor say aye. Thank you. Motion passes and that's the recommendation. MOTION CARRIED: SIX AYES. ONE ABSENT. Fitzgerald: We appreciate you all being here tonight. Thank you. I need one more motion. McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. McCarvel: I recommended we adjourn -- or I move we adjourn. Fitzgerald: I recommend we adjourn, too. McCarvel: Yes. Fitzgerald: Do I have a second? Seal: Second. Fitzgerald: I have a motion and a second to adjourn the meeting. All those in favor say aye. MEETING ADJOURNED AT 9:52 P.M. Meridian Planning&Zoning Commission March 19,2020 Page 70 of 70 (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED 4 12 12020 RYAN FITZGERALD - CHAIRMAN DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK