Planning and Zoning - Regular Meeting

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[Music] [Music] Heat. Heat. Heat. [Music] Heat. Heat. Heat. [Music] Heat. Heat. [Music] Heat. [Music] Here I am. Planning and zoning commission meeting. If we have roll call, please. Msina here. Ingles here. Copus here. Fleming here. Ward here. Lutrip McCracken. Okay. If you can uh join me for the pledge, please. I pledge algiance to the flag of the United States of America and to the republic for which it stands, one nation

under God, indivisible, with liberty and justice for all. Okay. Thank you. Did the privilege add? I need approval of the March 11th, 2025 PNZ commission meeting, please. Motion to approve. I have a motion. I need a second. Second. I have a second by Fleming. All in favor? I Thank you. This time, public comment for anything that isn't on our agenda. Anybody want to come up and address the commission? Nope. And we have Steph. Sorry, we were trying to resolve something else. Um there are two vacancies. So we'll we have um a planning and zoning commission seat available and also a design review commission seat available. So if anyone is interested, the information is posted on the city's website. you go to the top under I want to volunteer, there's information about the two vacancies. The planning and zoning commission, it's um anyone that lives within the city limits that has been a resident of Coupney County for at least two years prior to appointment. And they either have to be a resident of the city during their term or they could be a non-resident if they're employed within the city limits. It's a six-year term. And then the design review commission seat is for someone who resides within any of the districts under the purview of the design review commission. So those would be our C17s or our commercial zoning district,

C17L, R17, R34, which is a special use permit, the downtown core, and the downtown north, downtown east, and Midtown overlay. And that is a four-year term. So if anyone is interested in those, they can apply and submit the required materials. We do not have any public hearing items in May, but we will be looking at scheduling a workshop to talk about some of the code amendments we discussed at our joint workshop with the historic preservation commission. And then I will be giving a presentation to city council next Tuesday on the efforts of the downtown core and the infill working group. I have. Okay. That's over. Commissioner comments. Go ahead, John. Uh, yeah, Commissioner Lutrip isn't here tonight and we've been informed that this is would be his last meeting in the end of his term. um for the benefit of the meeting minutes and the YouTube video that goes online that's uh viewed by thousands millions well I'm not sure but pots um I'd just like to uh on behalf of us up here thank pass our thanks on to uh Peter for uh his uh unwavering uh support dedication and time he's been up here for 18 18 years. That's a long time. And uh you know, I it strikes me that, you know, when I look over at his packet, there's all these uh dog eared uh pages and sticky notes. And uh you can just tell he's spent hours and hours and hours. And it shows in his preparedness and his ability to ask, you know, good questions and uh make grounded decisions. and uh

he's been a great uh a great mentor for me and uh uh I just want to say uh on behalf of all of us uh thank you for your service. Thank you, John. Thank you. I totally agree with that as well. And um I wish Peter the best in his Tuesday night off now, whatever he's going to do with his free time. But but anyway, thank you, Peter. Appreciate it. If you're looking at this later on tonight or tomorrow, at this time we're going to do public hearing, which is the applicate is Melrose Property LLC. Location is 417421503 West Emma Avenue. It's a proposed zone change from R12 to C17L on three partials. and Sean's going to give us a overview of that. All right. Thank you, chairman. You're welcome. Before we begin, I would also like to thank Peter for his years of service. I always will remember fondly his ability and his his hand language, his sign language, talking about bringing everyone together and talking about this and making sure that the applicant has approached the neighborhood and included everybody. So, if you're out there, Peter, thank you. All right. So to begin, our our first and only item on the agenda tonight is ZC 325, which is a zone change request for three contiguous properties, each with a single family home on it at 417, 421, and 503 West Emma Avenue. The applicant is Melrose Properties. Chris Meyer is here representing Parkwood Business Properties. And the decision tonight is should planning commission recommend to the city council to adopt or not to adopt the requested zone change from R12 to C17L for property

owned by Melrose Properties. So the location I just said that a proper legal notice was provided. 56 mailings were sent out on March 21st to resident owners within 300 ft. It was published in the Celane Press on March 22nd and the property was posted on March 26th. Can we lower the lights? Can we lower the lights so we can see the screen? Can you drop these lights? It's just hard to see the screen. Sure. Yeah. Thanks. Don't know if he's in there. Wizard of Oz back there. Magic. Yeah. It's just happens to be my glasses and the screen. That'd be great. Oh, perfect. Now I can see the screen. Thank you. Great. Hopefully I can read my staff report. Sorry about that. You don't have to go that dark. That's okay. It's these lights that are more bothersome. Yeah. All right. So, this is the location map of the subject properties. There are three in total here, each with the single family house. US 95. Emma is the east west cross and government way north south on the other end bookended. So um some background information that the applicant provided. They have assembled these properties um over the last 10 years. They made strategic acquisitions of those homes to provide for expansion of the daycare facility was priorly a church um in that location. And then in 2019 they worked with Idaho Department of Transportation to install a signal at US 95 and Emma to ease congestion in the medical corridor. So um there are four findings that need to be made for a zone change request and I'll go through each of those right now. First one is D1 that the proposal is or is not in conformance

with the comprehensive plan. So this is the city as as a whole and the location of that uh the the comprehensive plan calls this out as a place type of urban neighborhood. And so this is a zoomed in area of the future land use map for the city of Celane. This is that urban neighborhood area. Detail corridor is in purple. Compact neighborhood is across to the south. This is what place types represent. Um there policy level guidance that will inform the city's development or ordinance into the future. Each place type corresponds to multiple zoning districts. We'll go over those in a moment. Um this is a description of what urban neighborhood places are and they're highly walkable. Largely multifamily building types, shared green spaces, parking areas typically served with grided street patterns and for larger developments. and they may have an internal circulation system. Um, typically consists of town homes, condominiums, apartments, convenience access to goods, services, and dining for nearby residents. And supporting uses include neighborhood parks and recreation facilities, parking, office, and commercial development. As I just mentioned a second ago, the compatible zoning is R17, R34 by special use permit, uh NC, which is neighborhood commercial, community commercial, uh C17 and C17L. And C17L is the request of the applicant tonight. Second piece of that comprehensive plan is the transportation uh network and the elements of such and what is located here. And so these are existing facilities. Uh you can see that there is on Ironwood as well as Government Way. For the second one is the walking network and where those are at. You can see on Emma if you look squint your eyes

and look really closely um that there is sidewalk although it terminates at the end of of the ownership where the church and the current daycare facility exists. And last but not least is City Link and this is Route A as I understand it and it is very close to that as well. So last but not least are the plan goals and objectives. Um I always do this as thank the citizens that came out tonight. They're well informed, responsive, and involved in community discussions. Uh goal CI2 is maintain a high quality of life for residents and businesses that make Celane a great place to live and visit. Um the third one was growth and development to ensure high quality infrastructure and to accommodate community needs and future growth. And last but not least is the jobs and economy retain, grow and attract businesses. Okay. So finding B2 or is that public facilities and utilities are or are not available and adequate for the proposed use. So we have comments that can be found on pages 12 and 13 of the staff report from police, streets and engineering, fire, water, and wastewater departments. Each of reviewed and the applications request and they've indicated that there's adequate public facilities and public utilities available to serve the proposed zone change request. As a part of that, um, I wanted to mention that police did make a comment that in the future if, um, and we discussed this with engineering to try and align any future, uh, driveways with ones that are south of Emma so that vehicles can see each other as they're coming and going and they're not offset to help prevent any traffic hazards, future traffic hazards. So uh finding B3 is that the physical characteristics of the site do or do not

make it suitable for the request at this time. So physical characteristics of the site it's about 194t wide by 215 ft deep. There are single family homes as mentioned that are one to two stories, woodframe construction. Um, modest setbacks about 20 feet from the street and the site does not have paved sidewalks along West Emma Emma Avenue with minimal on-site parking. There's driveways and mature street trees that are that provide partial shading on either side of the street. And then there's a buffer that exists north of the subject properties um that help to screen the shopping center. So here, you know, pictures are worth a thousand words. So we'll go through some pictures here. This is the corner of Emma and US 95. This is looking north. This is the parking lot currently for Coutney Kids. And then slightly turned to the right, this is the facility itself with the remainder of the parking lot. And then looking down, Emma, looking towards the east here, you have the eye center to the right. Um they do have a parking agreement with um Parkwood. They do share some parking. That's a very old agreement that is still in in use today. And then the sidewalks that flank either side. And then you can see the street trees as you move farther down. Come on. This is back across the street on the same side as the subject property. These are the subject properties off to the to the rear, I guess, or further down the picture. And then the sidewalk as it terminates at the the edge. Here's a picture of all three of those homes. A little more clear. And then finally, a picture of each one of these homes. So, I struggled for a minute putting together this slide

because up here the description is the the numbered um addresses of each of those and they are in order numerical numerical order, but since we're moving to the west, the the one on the right and the one on the left would be swapped in real life, just so you're aware. And then the center one here, you can see where the notice was posted. All right. So, finding B4, the last finding is that the proposal would or would not adversely affect the surrounding neighborhood with regards to traffic, neighborhood character and or existing land uses. So, Chris Booseley, the city engineer, he uh made a statement about traffic here, and there is some traffic impacts. Currently, single family homes are around 9.52, about 10 trips per dwelling unit per day for a total of about 28.56 or 30 trips per day. And the difference for a daycare center is that each employee generates about 26 and 3/4 of a trip per day. So, it is a significant increase in trips. Um, however, Emma has still has the available capacity to accommodate the additional traffic. So that was provided by Chris Booseley. Then neighborhood character. So um government way US95 or the north south kind of main corridors through town to get up to I90 which is the east west. It's very close to the those intersections. And there's an eclectic an eclectic mix of residential, civic, and commercial nearby. Ironwood Square, Coutney Health, North Idaho Institute, and the strip mall are close by. The daycare provides various Wait a second here. Bookended between Coupney Kids and various professional offices on the east end towards Government Way where there's

also a coffee stand. And like I said, the sidewalks do not exist in front of the existing residential homes. And so, um, housing stock along Emma varies in size and condition, reflecting a mix of older homes and maintained properties typical of mid 20th century development. And the street is lined with mature trees. So the existing zoning map you can see here um the C17L is kind of that pinkish area and so there's quite a bit of that on the opposite side of US 95 to the north is Ironwood shopping center that is all C17 which is the highintensity commercial type development and zoning R12 for the subject property here which is outlined which shows those three properties and then on the other side of government way there's some R17. So you can see one of the things that kind of hopped out or spoke to me in this is that because these are corridors you can see that there's C17 um L development north and south that kind of bookends the com the residential development and then to the north is that commercial. This is a description of what the C17 L zoning district is. I'd like to point out letter C, which this district is suitable as a transition between residential and commercially zoned areas and should be located on a designated collector street or better for ease of access and to act as a residential buffer. So these are all the uses. I always like to point out that any zone change comes with a number of uses by right that are allowed. This is that used for C17L. largely these are what's considered service uses and I underlined child care facility which is what the request would be for in this case the land use map you

can see there's a bunch of commercial here this actually should be blue I just picked up on that before tonight's hearing this is all civic use similar to the C17L map that I just went over for zoning um the daycare is also considered civic use we have a single family a few duplexes around the area and various commercial as they flank both N US 95 and government way. So prior zone changes in the vicinity. You can see that this has been a transitional area for a number of decades going back quite a bit here to 1982 all the way up through 2011. Uh green denotes approvals, red are denials and then blue would be withdrawn. There's only green on this map. So there's each zone change that has been requested has has been approved in the area. So with that, I'll wrap up my staff report. The action alternatives for planning commission is that you will need to consider this request and make appropriate findings to recommend to city council that they either adopt the C17L zoning or not adopt the C17L zoning. With that, that concludes my staff report and I will stand for any questions. Question for Sean. Sean, two quick things. If this is approved, are they obligated to put a sidewalk in along Emma? Ultimately, that's up to engineering, but because it is adjacent, they will be putting in the sidewalk. That's city policy. And the other no plan submitted, we can't see where their proposed driveways are beyond what is already existing. Correct. So, a zone change doesn't require a site plan like a special use permit does because all of the available types. Thank you very much. You're welcome. I just got one. Yeah. Sean, uh, this is three properties, correct? Is it the intent to make it one property?

Yes. So, my understanding is, and the applicant can speak to this better than I can, but he they would add on to the building and possibly add some additional parking as required by code near the behind the building somewhere, but we haven't seen where the any approaches would be. Potentially, it's four properties turning into one property to include the one to the west. Right. They would have to be consolidated. Okay. Thank you. Uh Sean, question. Um the three properties I went and looked looked them up on the county's deal and that one is 0.29 29. The other's 29, the other one's 39. It adds up to N7 of an acre. R12. Um, if you could figure it out, you know, setbacks and all the other stuff in theory, you could uh what could you do with an R12? what is allowed in an R12 in terms of multif family or or or if if it if it wasn't approved for child care, you know, that area seems like a uh you know, an area of transition. Our old comp plan used to talk about areas of transition. You remember that? So, if if it weren't to be child care, I would think someone would try to maximize 12 units on there somehow. um probably not the way that the current code is written, but very good question. Thank you for asking it. So, um R12 does have a limitation currently because we don't have pocket housing that is was repealed a number of years ago. So, the highest and best use in R12 allows two a maximum of two units on any parcel. So, that can be if they have 11,000 square feet, two single family homes, or they could have a single family home and an ADU on each on each lot. So that would be a maximum of tw of six in this case.

Thank you. Kind of where I was coming from in that was um sometimes think it's a little bit unfair or whatnot to look at, you know, the trans uh traffic, you know, as what's there three single families versus, you know, uh a child care center. you know, uh maybe the better fair fairer or you know, another component of the analysis would be to say, you know, it's not three single family residences, but what the maximum by right now would be versus the change. You follow me? Yes. Yeah. And so that would be a a lesser because it is it really going to stay three single families forever? Probably not. if if if this so I was just trying to I'm making a mental note right now because I've done theoretical maximums for what the request is but I haven't done what the theoretical is for the existing I'm not being critical I'm just saying I'm just saying it's good information you know I agree uh you know if I live next door I want to see more traffic but you know some is probably in the cards because of inevitable change would you agree Yes. Thank you. Cities constantly change. Appreciate it. Thanks. Any more questions? They covered it. I got have Chris come up and give us testimony or would you like any specific uh Yeah. thing to look at here? Map or picture? That looks good. Let's do the shell where the sidewalk ends. Yeah. Sure. Uh Chris, can you just state your name, city you live in, and I'll swear you in. Of course. Thank you, Mr. Chairman. My name is Chris Meyer. I'm a partner with Parkwood Business Properties. I live here in beautiful Celane, Idaho. Great. Thank you. Do you solemnly swear and affirm that the testimony you're about

to give is the whole truth, nothing but truth. It's a help guide. Go ahead, Chris. Thank you. Great. Thank you, Mr. Chairman, commissioners, thanks for your time tonight. I appreciate this being here tonight on a blustery evening. Um I am Chris Meyer, partner with Parkwood Business Properties representing our applicant Mel Rose Properties LLC. It's one of our internally owned groups. I was actually the involved in the original acquisition of the church and the conversion into daycare. And um to tell a little story about how transformative that was to our partners at Gutney Health. That facility was able to double their available child care slots and those go to their employees and that Coutney Health is our single largest employer in the community. So trying to attract and retain employees through this child care benefit has been one of their competitive advantages over the years. And so it's it's been a pleasure for us at Parkwood to help facilitate that. Learn about the daycare industry. It's a very challenging operating industry. One of the reasons why this site made a lot of sense is because it's within walking distance to the hospital where most of the employees are. Everybody wants to go check on their kid during lunch break or coffee breaks, things like that in between patients. In addition, it had good access um in that location. We did partner with the state of Idaho in 2019 to put that signal in there to allow for better pedestrian safety crossing the facility. Um, and in addition, because it was a former church, it has abundant outdoor space. Kids want to get outside and play regardless of the weather in our community. And so the state codes require that you have a certain minimum amount of of outside space, which means it's very difficult to site a child care center in existing facilities in our community. So to find a facility like this with that proximity to that employment base be able to facilitate the conversion given the outdoor spacing we have was a very kind of a needle in a haystack thread that we're able to to weave and create that opportunity in the community. Seeing health's growth over the last 15 years they've almost doubled their employee headcount in that time period. Consequentially the growth needs

for child care slots have have been commensurate. So they now have a waiting list of over 150 employees who'd like to get their kids into this facility. So we're trying to be a partner with them and kind of be ahead of the curve here to help facilitate the land use planning requirements in order to facilitate that that type of expansion. We're not sure exactly what that that entails at this point. They don't know do they need more um younger kids care. That kind of a facility requires different kinds of of planning for it. um what are their needs for for the different ages and stages, the access needs, um coordinating that with the parking leasing arrangement we have with the eye clinic across the street. So, a lot of moving parts that are still happening. So, that's kind of why we wanted to get ahead of that curve, be prepared to respond to those expansion needs when they come. As you saw in the public testimony, Coutney submitted a letter which described their support of the request, including their um ongoing backlog of demand for this kind of service. So, we're trying to be a good partner and be prepared for it. The other piece that isn't in Sean's excellent presentation, and I appreciate it. Thank you for the hard work that you put into this. Um, and obviously, yes, as a part of the frontage improvements and any additional development, we would continue the sidewalk to nowhere. Um, I tease with Bud and Darlene Sheldon who live in that house right there about uh finally completing the sidewalk in front of their house once we get this accomplished. Um, but the the changes in the neighborhood and changes in our community are coming at us rapidly. About a month ago, the Idaho Transportation Department announced their intentions to completely rebuild the US 95 I90 interchange. Many of you, I'm sure, are aware of that. I'm sure they briefed council and and we saw it in the newspaper. Those changes in order to rebuild that intersection looking forward to 2045 in their traffic model planning involved a widening of US 95 all the way down to our Emma signal. Some of the line work while still preliminary did show the potential that they would need to acquire right ofway

in front of our daycare facility and remove some of our available parking there. So, we're not sure exactly where that ball is going to bounce to, but we can see the writing on the wall that the community needs that additional traffic planning growth, which is probably going to squeeze into some of our adjacent properties. So, trying to be proactive, we decided to proceed with the zone change application. Now, knowing that the rest of the planning was still a little murky, but we didn't want to get squeezed out on the front end before we knew we would have the ability to expand and replace some of that parking that could be potentially taken from us. rightfully so through the public process to facilitate the expanded traffic planning. So that's not really a part of what can be evaluated tonight, but we think it's important color commentary to introduce to the commissioners tonight about why we want to proceed with the zone change application now. So thank you again for your time. We're happy to answer any of the questions of yourselves or anyone. So, John, just curious, you know, I I read about, you know, the in the staff report a little bit about the I9095 interchange and how it's going to pinch you a little bit and uh whatnot. Have you It really doesn't have a a big bearing on the decision, but I was just curious, have you studied the the footprints and whatnot knowing that this thing is fully utilized? you have 150 on the waiting list and everything else. Have you done some kind of little footprint studies to see whether you knock those houses down, build it over here and then put the parking there to where you can have continuous operations and you know, are you looking at those kind of things? Uh, you know, other if you you can only get the new one done by knocking the old one down for a year that it takes to build the thing, you know, what do you do in the meantime? I'm just curious. It's a great question, Commissioner Engles. We we've done some early modeling and massing plans of that. Some of it does depend, for example, on the on the police comments about this. Where's the

best traffic planning for the access? If you put if you keep the access too close to the signal, maybe it starts to create other different constraints. If you flip the front door to the other side, there's a series of pros and cons that we haven't quite evaluated yet. But yes, we absolutely need to keep the existing in place while we construct the new. trying to leverage the capital that's invested in the existing facility to just kind of expand it with another wing, for example, but we're also trying to maintain that green space, the tree cover, the parts that make that facility so appealing as a childare center. Um, knowing that it it has all those those surrounding elements, but honestly trying to make sure that signal functions properly for the evening and and morning drop off kinds of traffic patterns. Beyond that, it's a pretty quiet site most of the day, but we're balancing a bunch of those different objectives. So, your goal is to try to not lose what you have, but Yes. Yes. We're process in order to try to manage budgets with the hospital and and you know, to be honest, they'll this is a an employee satisfier, but it's a loss leader for them. So, as they're trying to facilitate high-quality, locally controlled health care in our community at a reasonable price, preserving the assets we've already invested in together is one of their objectives. Thank you. Well, I'm I know that this is very uh ephemeral, so we there's not something we can tie into, but currently the um daycare center is it a 7 a.m. till 6:00 p.m. operation? What is it currently? to the last time I had updated information, Commissioner Fleming, that is the hours they were running, trying to correspond with most of their 12 hour, 10 hour shift, different kinds of shifts. Some of it depends. If you work in the outpatient clinics across the street at the cancer center, it's a more of an 8 to5, right? If you're in the hospital, it's a it's a 4 to four. It varies. They're doing the best they can to stretch their staffing needs to accommodate where the where the biggest bulges are. Sometimes if you're working off shift hours, your spouse might be

able to cover childare. It seems like it's that 8 to five business hours that's the biggest effort. Trying to cheat a little bit on the front end and stay a little late on the on the back end. And your intention is to preserve the current structure and extend it or whatever your that's the preliminary conversations. It's well the cost of building went up 20% in the last month. So yeah. Um wholeheartedly agree. The other thing I park historically in this town has done good things. We've seen that. We see your name on buildings and we realize that you pay attention to your adjacencies. You pay attention to where you are and how you treat your neighbors. And I think that's going to be the major concern here is sidewalks. Yes. Trees, yes. Try to soften it. Try to be attentive to the current residencies and the future. So, I think that I I I know how you guys behave. you seem to give back more than we ask for and I feel confident that what you will eventually bring to this is a good solution for both the hospital and the community. Um I couldn't think of anything else because you will be mandated by the city to provide the sidewalks, provide the right egress and ingress and hold um trees up against adjacencies so that they have their privacy that you don't have a big building looming over them. So, I I I didn't see any majors on this one. I thought that you're giving back to what we need. My my son works in radiography and he says the the women all complain about their child care challenges. It's it's it's tough. It distracts them from doing their work. So, you know, this is again something we need in our community. We need our hospital. We need our moms to be content to work and focus. So, this is a good thing to my mind. So, thank you. Thank you. Thanks, Linda. Bill. Yeah, Mr. Myers, thanks very much. Two quick questions. This is a daycare facility restricted to use of the Coupney Health people. Is that correct? At the moment, they've chosen

to operate it that way, Commissioner Ward, because of the of the unmet demand within their own facility. So, they're trying to take care of their own first is my understanding. Yes. The other thing is as I understand reading the application u health or whoever paid for the traffic light that is at emin 95 when it was put up years ago there was private public partnership contributions there so parkwood paid a portion is reimbursing through some other arrangements and then in conjunction with I believe the city had some funding and the state Idaho transportation department as well. That's correct. Thank you. Thank you very much. Okay, no questions. All right, we'll get you back if we need to. Excellent. Thank you so much for your time. Thank you. Um, I don't have anyone signed up. I see a couple of people sitting out here. So, if you want to speak, um, just come on up and, uh, tell me your name and the city you live in, and I'll sway in. If not, I guess there's not much of a rebuttal on anything. Uh, I'll close public testimony and bring it to commission for further discussion and motion. I'll make a make a comment and someone else make a motion. Uh, the main thing we community probably needs above everything else in our community is daycare facilities. And the fact that someone's doing one, I just think it's great and it's tied to their employees even better. uh don't like the fact they have to go to C17 to do it, but I understand what the zoning is around there and I have no problem with it. Okay. Thank you, Phil. Well said. Couldn't agree more. I agree with that as well. So, um other discussion I'll make a motion. Thank you very much. Yes. Okay. Okay. This matter having come before the planning and zoning commission on April 8th, 2025 to consider

ZC3-25, a request for a zone change from R12 to a C17 L on three parcels measuring a total of 0.957 acres. The applicant is Melrose Properties LLC. The location is north of West Emma Avenue between US 95 and North A Street, commonly known as address numbers 417, 421, and 503 West Emma Avenue. Findings of fact, the Planning and Zoning Commission finds that the following facts A1 through A14 have been established on a more probable than not basis, as shown on the record before it and on the testimony presented at the public hearing. We notified the public um through postings and through the newspaper. We uh opened an open hearing. We've had a public hearing um to sent to all political subdivisions in the area and impact areas. A notice of public hearing must be given to a pipeline company and it was notified and responded. Uh the subject properties contain three single family homes and three existing parcels located on the north side of Emma as noted and the subject properties are currently zoned R12 residential at 12 units per gross acre. The neighborhood surrounding is a mix of housing types and commercial presence situated between US 95 and Government Way. Quick access to these north and south corridors to I90 is gained from this area. We also are in recognition that this is a transitional road setup um with future changes coming. A9 the comprehensive plan future land use map designation is the urban neighborhood place type. The comprehensive plan states that the compatible zoning districts are listed as R17, R34 SUP, NCC, C17, and C17L. According to the comp plan, the urban neighborhood place type is

described as places that are highly walkable neighborhoods with large multif family building types, shared green spaces, and parking areas typically served with grided street patterns, whereas we happen to have a freeway going through it. Um A1, the planning and zoning commission has identified the following comp plan goals and objectives as being applicable to this matter. uh C1 that we are a well-informed and um responsive and involved community uh delivery uh with that fosters broad-based and inclusive community involvement. Uh goal GD2 ensure appropriate high-quality infrastructure to accommodate community needs and this certainly does that if this goes forward. Um goal J1 retain grow and attract businesses. This is growing. It's supporting and addresses a child care support that we are in critical need of uh to this area. A12 city departments have indicated that services and utilities are adequate and available and city policies concerning water and wastewater must be adhered to. A13 the subject properties in aggregate measure approximately 0.957 acres in size. They are relatively flat with mature street trees. Hopefully they can be retained. That's our goal. An eclectic mix of residential, civic, and commercial retail are nearby. Ironwood Square, Coupney Health, North I Eye Institute adjacent and across from this um proposed uh development and a strip mall are close proximity. Residential component located on the north side of Emma Avenue is bookended between Coupney Kids Daycare and various professional offices and a coffee stand. The city engineer has indicated that expansion of the existing daycare within the proposed C17L zoned properties to the east would increase traffic. Although the Institute of Transportation Engineers trip

generation manual provides no direct comparison between land uses, it estimates that three single family residential properties generate approximately 9.52 trips per dwelling unit, amounting to 26 trips per day. In comparison, and it depends on how many headcount there are, the a single um uh daycare giver will generate 26 trips per day. Not knowing that number, the it was 28.56. Oh, 28.56. Okay. Wrong glasses. Yeah. From from the single family. From the single family. Okay. And for comparison, just one employee at the daycare center generates an average of 26.73 trips per day. So, it's considerable. There's no question. But we'll do our best to address that um through development. Clearly significant increase in trips as well as we'll watch where those uh curb cuts occur and where that ingress and egress occurs to limit as much we can the impact to adjacencies with the conclusions of law. Based on the foregoing findings of fact, the planning and zoning commission makes the following conclusions of law. B1, this proposal is in conformance with the comprehensive plan policies. B2, public facilities and utilities are available and adequate for the proposed use. B3, the physical characteristics of the site make it suitable for the request. And finally, B4, the proposal would not adversely affect the surrounding neighborhood character andor with regard to traffic, neighborhood character and or existing land uses. Finally, in the decision, planning and zoning commission, pursuant to the foregoing findings of fact and conclusions of law, has determined that the requested zone change does comply with the required evaluation criteria and recommends the city council does adopt the C17L zoning.

Okay. Thank you. And um I have a first by Commissioner Fleming. Second. I have a second by Commissioner Engles. Any further discussion? If not, we have roll call. Actually, there is Oh, hold on. Just one thing to make sure it's recognized. Miss Tracy, I think you had an email in here from someone who was opposed. There was a lot of things supporting it, but there was one voice that was concerned about the traffic. I just want to make sure from the public standpoint that that was heard. This was the last page on Is it the last page? Last page. I disagree with proposal for a zone change of parcels 417, 421, and 503 West Avenue. It came from M McKenna Countuni. The area has already increased in traffic through the neighborhoods and newly built commercial properties have impacted the parking of the area of residents for residents. More commercial buildings, tearing down old homes, taking up more street parking and increasing both noise and traffic in settle neighborhood is not in the best interest of the people. Thank you. Is that the one? Yeah, that's it. That's that was the one oppositional. Yep. And uh my my thoughts are we've already talked about the need for this. We've talked about the impending growth of urbanization across the town and if not now when and what better opportunity than this in order to support uh a pretty critical need for a lot of our local employees in the in the healthcare business. So thank you. Thank you. Thank you for bringing that up. Roll call. Copus I Fleming I Engles I Ward I Msina I Okay, motion passes. Congratulations. Best of luck. If we

have no further discussion, go ahead. Can I do something for a couple little different but along the same line here? Go right ahead. Yeah. I hope this is proper but if I'm not, Hillary or or Randy can tell me go home and slap my mouth shut. We'll add to that. Uh, a lot of daycarees are tied into schools, you know, the places where I've lived. As everything I follow in the legislature, they're not about providing any funding for anything like that. So, it pretty much falls on the private sector to come up with a means of doing that. But when I look at our our zoning code, the first place that daycare is allowed is an R8 and only as as a special exception, which I think makes it kind of difficult for someone who I don't know, maybe they want to take in six children and help. It's very hard to do that. U it goes up, it picks up our 12 and so on. And most of it's undefined, but I think Mr. Meyers said all that's governed by the state. they saw how much play area is required and so on. Uh and I just and feel like I'm not sure the process someone should be looking at the zoning districts and see if there be daycarees could be included at more restrictive zones even R3 as a matter of a right with certain limitations that would then pick up the other other fields. It may encourage or allow people to do it who can't do it right now and um it certainly is an area that is very very deficient in our most communities not just here. Yeah. Mr. Chairman if I thought that's go ahead speak to that. Um we do allow it as a home occupation and we did allow them to have employees as well. So that does allow them to have additional students. That change was made in the code a few years ago. Mhm. You know, I I saw that I was looking at the code and I thought, well, I can have a business, but I can't take in

children. But it's the same thing. I guess it doesn't matter as long as there is a way, you know, a way to do that in the more restrictive zones, which makes it much more accessible for people and people able to do it, period. Okay. Well, thank you. Good point. I'll go home now. Okay. Keep my mouth shut and leave. Okay. I need a motion to adjourn. Motion to adjurnn. I have motion by Commissioner Engles, second by Commissioner Fleming. All in favor? Any opposed? None. We are ajourned. Thank you. Thank [Applause] [Music] [Applause] you. [Music] [Applause] [Music] Heat. Heat. [Music] [Applause] [Music]