Planning and Zoning - Regular Meeting

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Good evening and welcome to the December 9th, 2025 planning and zoning commission meeting. If we can have a roll call, please. Msina here. Les here. Ward here. Copus here. Fleming here. Jamas here. McCracken here. Okay, if you can join me for the pledge, please. I pledge allegiance to the flag of the United States of America to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all. Thank you.

I need approval of the November 12th minutes, please. I so move. I have a motion by Fleming. Second. Second by McCracken. All in favor? I. At this time, any public comment that isn't related to any of our items on our agenda tonight. Okay. Staff comments, please. All right. Good evening, commissioners. Good evening.

A few updates for you and also for the public, those in the audience and viewing from home. There is an area of impact public hearing that has been noticed and so your the commission is aware of that and a lot of community members that live outside of city limits have received postcards for the hearing that's before the county board of county commissioners. That's on December 18th. And that is really just a procedural thing. The state statutes changed about a year and a half ago. And so there's a requirement that by the end of this year, so December 31st, we have to have new area of impact maps in place. The maps would replace what's been in effect since the 1990s. And for Celane, we're actually proposing a reduction of our map boundary. And so it's not changing anything. People aren't getting annexed. There's no development happening. It's really just a procedural thing showing if someone is within that area that that would be within for Celane's area. It would be they'd be annexing into the city if they are adjacent to city limits and if infrastructure is available they'd have to go through the public hearing process for annexation. So nothing is happening. It's just procedural and hopefully that helps clarify that a little bit. There was an article in the press today that also provided some clarification for our January planning and zoning commission meeting. We have an annexation and subdivision request pending that area of impact map. Hopefully we have a new map in place by that time. Um, [clears throat] if we do, then we'll be able to have that public hearing. That's off of Thomas Lane. And then just for the commissioners, I handed out to you this evening. I think you also received emails. The housing solutions partnership has done an annual planning and zoning workshop. And so that will be taking place in January on the 29th. And so that is generally planning and zoning commissioners, some members of the development community and other agencies have attended, elected officials. And that's for throughout Coupney County. So that's all I have this evening.

All right. Thanks, Hillary. Um any commission comments or none? Okay. Uh we're going to move on to uh first item and it is a um applicant is JBR Land Honings. has a request for a one-year extension for a four lot two-track subdivision known as Juniper Ridge. And Sean, you give us a little update. Yes. And before you start, can everybody hear me? Okay. All right. Thank you. Go ahead, Sean. Thanks.

Right. Thank you, Chair Planning Commission. Good evening. So, tonight before you, you have a subdivision request, which is for S424. Uh the applicant seeks a one-year extension of preliminary plat approval for a fourlot twotrack subdivision known as Juniper Ridge. It was originally approved by planning and zoning on November 12th of 2024. This extension would extend the expiration date from tonight to December 9th of 2026. So this is a 2.12 acre parcel that was formerly in Kudney County. It was zoned a suburban annexed into the city with R12 zoning. Um [clears throat] it has four residential lots each would contain a sixplex totaling 24 dwelling units. One open tracted or one tracked for open space which was 10% of the site as required by the PUD and then one tract for a private road. So the [clears throat] project was three parts. It was an annexation, a PUD and a subdivision. The annexation is complete and recorded. The PUD has been completed as far as the final development plan which was received by staff and ultimately approved. So this is just for that subdivision.

Okay. [laughter] So per the applicant's request letter, they necessitated uh they said that they're they have ongoing efforts to secure financing and schedule infrastructure for the construction in 2026 and that their civil engineering plan was approved in July of 2025. So they have been moving forward and with delays attributed to securing financing for 2026 infrastructure construction. Uh there are department comments in here. Uh suffice it to say that none of the departments had any concerns with that. Uh as part of that approval, there was a total of 19 conditions. Uh none of which have staff has wanted to change or update or add to. Um, with that, planning commission um must consider this request and approve approve with modifications or deny the one-year extension of the preliminary plat for Juniper Ridge. That's

it. Questions? Go ahead. Do a motion. Any questions, Sean? No. Okay, then I just need a simple motion. Okay. A motion we approve uh the one-year extension for Juniper Ridge. I have a a motion from McCracken. I have a second from Copus. All in favor?

I [clears throat] opposed. Okay, that is passed. Okay, we're going to get into our public hearing, but before I open that, I just want to let you know that there's a signup sheet for the first public hearing which is related to Cortara. And um I will probably depending on how many people have signed up do one swear in uh with the oath for everybody. But also want to point out if you do want to speak which is uh which we hope you do. This is related to um the first few phases and and the connectivity is basically

three phases

three phases I'm sorry the b the connectivity to these three phases is not going to go through Indian meadows that will come up somewhere down the future. So, the only um access to this, I believe, and Sean could clarify this if I'm wrong, it is going to be through Hanley and perhaps Industrial Loop. Um so if you do wish to speak which is great but you are coming up here to address how Corta as a full development is going to affect Indian meadows that is not part of what you should be speaking about. So if you do come up and start speaking about how it affects Indian Meadows neighborhood at this point in time, I will will ask you respectfully not to talk about that because it has nothing to do with our hearing this evening. Also, the applicant will come up first. He'll have his time to speak and then anyone else that does wish to speak will have three minutes and a buzzer will go off after three minutes and once that buzzer is heard you have a I'll give you another 5 seconds and then I respectfully ask you to conclude your statements at that time. So, we have other people who do want to speak and then the applicant will come back up again to answer any issues that might have come up and then I will close the public hearing on that particular item and I will come to commission for further discussion. So I hope everyone understands that and um respects what I just said and um be

respectful of each other and not have any outbreaks in the the audience here. So just be respectful and hopefully we'll get out of here not too long. Okay, go ahead Sean.

All right, thank you. Okay. So, tonight U before planning and zoning commission we have a request. It is three parts. Um it is a PUD, a subdivision and a landscaping plan. The owner is Lakeside Companies. The applicant is Affinity at Cortair LLC and the GOAT at Cortair LLC. Um the request are is for those three items. The location is a 64 acre parcel or multiple pieces that would be subdivided. Uh located west of the industrial park in Northshshire, south of school district 271 property. Proper legal notice was provided including mail posting the site as well as publication in the local paper. So this is an aerial photo of the property. Uh denoted in the black outline is Cortair in its entirety and then the white area is the 64 acre property. Uh that is the question for this evening. Uh city limits is in the green areas. So there are some areas which are not in city limits nearby. Um but this is the core terra in its entirety. So, those three items tonight, uh, plan unit development, which if approved would allow for 595 units across the 64 acres made up of 170 age restricted apartments, uh, which is zoned R17, 137 single family lots, which are zoned R3 and R8, and 288 multifamily apartments, which would be known as the goat apartments, which is phase three, which also zoned R17. The preliminary plat for Cortier 1 subdivision um [clears throat] would allow for the

subdivision for those homes as well as the open space storm water parkland tracks. I believe there's about 13 of those total. Um and then the two lots which would be known as affinity and the goat apartments. And then last but not least is a landscaping plan. So anytime that there is a parking lot that has 300 or more parking stalls associated with it, planning commission must review and approve the landscaping plan for the parking. Okay. So u a little bit of history and the background of this request. So the property has been annexed into the city. zoning has been prescribed to the property and there is a development in place after let's see that took place in it was in 2022 is when it came in approved ultimately uh early 2023 following annexation Cney Land Company applied for a four lot short plat called Full Circle Tracks on the north end of the project which created a total of four parcels one was for the city's water tower another for a future school site. Uh there's was a piece that recently was purchased and approved and I'll talk about that with amendment three uh by the LDS church and then a remainder parcel that was 43.35 acres. Amendment number one followed thereafter. It went in front of council on April 15th of 2025. It adjusted the city water utility timeline, relocated a well site um and but also with that it denied a request to allow the underlying zoning to govern and rejected rejected a zone change from R17 to C17. Amendment number two uh happened on October 21st which modified exhibit E which changed

cluster triplex land use designation to a combination of adapt active adult senior living in multifamily uh which is was in anticipation of tonight's hearing and then amendment number three um which [clears throat] unfortunately wasn't able to make it into my staff report because it just happened last Tuesday uh but that allowed the LDS church to amend exhibit E uh to allow for religious assembly instead of the urban town homes that was provided in exhibit E. Okay. So, moving on a little bit to the background information here. [clears throat] So on the 64.12 acre parcels, it's currently undeveloped a a land, primarily flat topography, well- drained soils, no flood planes or wetlands, and it's located near the Corier Cortier Boulevard south of Hanley and within the Cortier development. So the applicant is asking for those three phases that I just recently talked about. Um the PUD also includes uh 1 point or five 15.39 acres of associated open space and storm water tracks as well as parkland tracks which features a 5.4 acre public park that would be open to everyone as well as a multi-use trail system. So this 64 acres represents approximately 14.6% 6% of the 438 acre land total and the overall density of this request would be 9.3 units per acre. So that's what it looks like. So phase one is in the northwest corner of the request. That is the affinity. Phase two down below was single family dwelling units and as well as the future city park here. Um the all of these smaller

lots would be the R8 lots. There is a site for a future well as well as one R3 parcel. And then the remaining tracks here, this would contain a 10-ft wide trail that would run up all the way up and around the city uh the city water tower and up to Hanley. So as uh chairman Msina said as well as Cortier 1 is not connecting to any of the roadways in the surrounding residential areas or Hutter Road with this proposal. The only roadway connections are to Corair which is along here that runs up to Hanley and then a connection uh to industrial loop which is shown here. So there are seven findings that need to be made for a planned unit development [cough] [clears throat] and and must be and all of these must be made um to the satisfaction of the planning commission. The first one is whether or not the proposal is or is not in conformance with the comprehensive plan. So the 2022 to 2042 comprehensive plan land use map states that the property well it's within city limits and the plan designates the properties as urban neighborhood and single family neighborhood. [clears throat] So this is the city in its entirety. So you can see what the scope is as far as the full city limits. And then zoomed into the subject property falls within the single family neighborhood which are places that are lower in density housing areas across Celane where most of the city's residents live primarily in single family homes on larger lots and that is to the south here where it's the lighter yellow color. Supporting uses typically include neighborhood parks and recreation facilities. compatible zoning districts within this place type are

residential at one unit per gross acre R3, R5, R8, which is the request here, and and MH8, and then the one single family R3. The urban neighborhood place type is described as highly walkable neighborhoods with larger multifamily building types, shared green spaces, and parking areas. They're typically served with graded street patterns and for larger developments may have an internal circulation system. Development typically consists of town homes, condominiums, apartments with convenient access to goods, services, and dining for nearby residents. Supporting uses include neighborhood parks and recreation facilities, parking, office, and commercial development. Compatible zoning districts are residential at 17 units per gross acre, which is the request for tonight. R34 with a special use permit. neighborhood commercial, community commercial, C17 which is a commercial district and C17L which represents where the well site would be. Moving on to the comprehensive goals and objectives. There is a number of them that that fit on here. I will not read all of these into the record, but I do like to highlight the the goals. So, community and identity goal number one is Celane citizens are well informed, responsive, and involved in community discussions. I always like to point out that, you know, everybody who showed up tonight loves our city and we're glad that you showed up. We're more than willing to listen and and uh you have your time at the mic in a moment. So, goal community identity number two is maintain a high quality of life for residences and businesses that make Celane a great place to live and visit. Goal number three, Cordelane will strive to be livable for median and below income levels, including young families, working-class, low-income, and fixed income households, environment, and recreation. There's two of those that

staff thought fit the best. Um, there is a list at the end of your that you can choose from when you go through your your findings. These are just the curated ones from staff. So goal ER2 is provide diverse recreation opportunities and goal three for environment and recreation is protect and improve the urban forest while maintaining defensible spaces that reduce the potential for forest fire. Goals uh growth and development. Goal one is develop a mix of land uses throughout the city that balance housing and employment while preserving the qualities that make Celane a great place to live. Goal goal growth and development. Number two, ensure appropriate highquality infrastructure to accommodate community needs and future growth. And goal number three, support the development of a multimodal transportation system for all users. Health and safety. Last but not least, support a social, mental, and physical health in the in the city of Celane in the greater region. And HS2 or three is continue and provide exceptional police, fire and emergency services. And then last but not least is the transportation maps. [clears throat] So the bicycle network, walking network, and city link routes are shown here. And as you can see, this is vacant property. So those are not in existence yet, but they are close by. [clears throat] So finding B2, the design and planning of the site is or is not compatible with the location setting and existing uses [clears throat] on adjacent properties. So uh site design and planning. The site design and planning is made up of three distinct uses. adult active senior living and apartments on the northern third that represents the R17 zoning with single family homes, a public city park in a future well site to the south that represents the remaining zones. So

all of the proposed uses are supported by both passive and active uh open space and multiple trail sections, two of which converge on the souththeast end of a planned 5.4 acre public park near the terminus of West Spires Avenue. So I need to mention as well is that three gates are shown within the affinity phase construction. However, the available restriction is associated uh with the parking for the units leaving ample visitor parking available and the third gate would remain closed and only used for emergency fire department services when it's needed. There is a condition that's associated with that through the fire department at the end of the report. [clears throat] Okay, so location setting and existing uses. So this specific within area within Corte is vacant and currently used for agg and it butts the industrial park located to the east and is located just south of the recently approved short subdivision that created the future middle school site which was purchased by school district 271. The southeastern edge of the request is near the terminus of Westpires which is right here.

[clears throat]

And beyond the remaining edges of the PUD to the north, south and west are also vacant with re recent installation of the northernmost portion of Corte Boulevard which will serve as a north main north south vehicle and pedestrian route upon completion. So that would be right here. [clears throat] So per the per the applicant's narrative, Cortier 1 PUD is intentionally designed with careful transitions between uses. Single family homes are located along the project's edges adjacent to existing neighborhoods, providing a compatible scale and character. Taller multifamily buildings are located toward the project's interior, separated by wide landscape buffers, open space tracks, and internal roads. These design strategies ensure that the experience along the shared edges of the property feels residential, walkable, and consistent with the surrounding neighborhood fabric. These are the PUD site plans and as part of the request, you know, a PUD, they can change the dimensional standards, ask for different parking standards, that sort of thing. They cannot change the density. So with the affinity all they're asking they can meet all the requirements for parking the setbacks etc. They are asking for height modification of 9 ft from 45 ft to 54 ft. It would be four stories in height. Uh normally you can fit four stories in 45 ft but that ends up being a flat topped roof and so that extra 9 ft would provide a slope to the to the building for phase three here. And I'm skipping a phase. I'll get to the next phase. It was just next to each other and and easier to to describe it this way is they didn't request any code modifications that are able to meet all setbacks, height, parking, landscaping, etc. So this was a line of sight drawing which they had provided uh that the applicant had provided. It's [clears throat] a little bit difficult

to understand but I'll explain it. So down here in the corner in the lower right hand corner uh these correspond these numbers correspond with the site lines that you have um from different areas. So from Hutter Road, Elcat and Corair Boulevard. So that represents one, two, and three. And then four is the affinity building which they're asking for the height uh request of 9 ft. So you can see based from the scale of a human at Hutter, that line would travel through landscaping and additional buildings uh prior to being able to see the height that is requested. Same with Alcott Cat and Cortair Boulevard. These colored lines represent those sight lines. And then turning around and looking the opposite way from five to four is what this lower area represents. So that's from the common open space which is the 10-ft trail at the edge. [clears throat] And looking west from a distance of approximately 880 ft what that sight line would look like to the top of the of the proposed affinity structure. And last but not least is phase two which is to the south. Um this map represents the R8 um single family homes as well as the future city park. Um the future well site and then the R3 single family home to the south. Uh the tract here tract C represents where that 10-ft trail would be is well is where that trail head and local access would move through to Industrial Park. these grayed out areas. I'll mention it right now since this map is up, but this would satisfy the 5% requirement for affordable housing. That's what these darker gray lots represent. Um, the reason why they are

not shown here is because these would be for rent and they're multiple floors and you can't identify which ones those are at this time. However, they do meet the minimum standard. Okay, moving on to zoning and general. So photos. So this is uh the terminus of spires looking southeast. This is also where the gas line, the Yellowstone pipeline signs are located. We discuss that a little bit in the future. And down here is looking north. Uh you can see where the test [clears throat] site was for the well is which is located here with the red arrow. and then the uh standpipe or the the large water tower here which is located off in the distance. Okay, [clears throat] so this picture represents where the current R3 uh at North Northshshire is located and the transition from that to the industrial park. And then when you're further north along the edge of the industrial park looking towards Hanley and that's where the the water tower is located. [clears throat] So as you travel north um this would be where that future trail would be located. The red arrow denotes where it would wrap around and um wrap around the the water tower and where the trail would end up being. Um, so this is looking at Carrington along Hanley and where that trail access would be and would come off of and be perpendicular to the existing trail along Hanley. Now, and last but not least is looking south. So basically turning around and looking south along the edge of the industrial park towards Spires. So finding B3 as the proposal is or is not compatible with natural features of

the site and adjoining properties. Let me catch up here. Okay. [clears throat] So existing conditions of the site, it's largely flat. There is a little bit of undulation out there, but that is due to it's the nature of the size. light [clears throat] green, they're probably hard to see, are 5- foot contours over many acres, so it looks quite flat. The [clears throat] design of the area incorporates a proposed trail along the eastern edge of Core Terror, adjacent to industrial park to serve as a buffer between the residential areas and the more intensive uses within the industrial zone. and finding before is the location, design and size of the proposal are such that the development will or will not be adequately served by existing public facilities and services. So this is where um the city staff has weighed in across storm water streets, traffic, water, wastewater, and water and fire. Um there's they're they're very long. I don't think I will take the time to read all of those into the record. They are within your staff report. Uh if you have any questions about those, uh staff is here to help answer any questions. So, all right. So, building elevations. So, this is going showing what is proposed. This is the affinity phase one and the different elevations of the site. So, looking from the west, this would be the front. I did scale this out. It ended up being from one end to the other approximately 420 ft across [clears throat] the front. Uh the west elevation from the left side and

the west elevation from the right side. This is the east elevation, the back side. Um and then the left side and the right side. Then the wing. There are two wings. This is the north wing as well as the south wing. So this would represent that extra 9 ft that they have requested through the PUD modification of of allowable height from 45 to 54. Along with the affinity is a pool house and this is what is proposed for the pool house the elevation. So phase two, which is to the south, this is the R8 area and the one R3 house. This is what the building elevations would look like. Uh these are conceptual. There are two of them. So that's what the homes would look like in general. And then last but not least, phase three are the goat apartments. Uh these apartments would meet the height requirement or the height limitation of 45 ft. And this is what the elevations would look like. All right. Roadway sections throughout the the request. So these are the typical sections and what those widths are for the right of ways that would be created and built if approved and also their conceptual signage. and finding B5. The proposal does or does not provide adequate private common open space area as determined by the commission. No less than 10% of gross land area free of buildings, streets, driveways or parking areas. In this case, there are parking areas and that is due to the development agreement which required parking for this um to ensure that there was available parking for users. The common open space shall

be accessible to all users of the development and usable for open space and recreational purposes. [clears throat] Okay. So, um the landscape you can see here this edge where there is a trail system along here as well as the trail system that bookends the site and then travels up to the north and then wraps around uh the the water tower. If you take a look right here, this will help you. This key map will help you understand where on the site we are at any given time

on on the trail side on industrial loop. Is that just a trail right next to the chain link fence that's already there or is there additional landscaping? It's kind of hard to tell along here. Yeah. Um there's the landscaping is on the west side with a fence on the east side is what artscape and and any yeah is it the existing fence I guess that is there that just the chain link that's on the back of the industrial park or I'll leave that up to the to the applicant. There wasn't a description of the fence in in the application so I'll have to defer to the applicant. But good question. Yeah.

Okay. Okay. And then on the south end, which this is phase two, the gray lot show single family homes. The remaining tracks denote either open space or storm water retention areas. So this would be the connection to uh the industrial park, 10-ft trail on the east side, and then the continuation of that trail to the south, which ultimately ties into a future city park. Once again, this is where we are on the site. And then zoomed out, showing the the 5.4 4 acre public park, public city park. This is a a design. Um it's important to note that our parks department is part of the development agreement. Uh would also like to have a hand in the design of this and so this is conceptual and subject to change uh depending on parks [clears throat] department input on what the final design looks like and then what the trail looks like as it wraps around the water tower. and then zoomed into that park area and then showing the the parking which would be accessed like this. So these are the western edges zoomed in and what those amenities are in the trees as well as the design of of the trail system. Then everybody will have to tilt their head. This is the only time I couldn't fit everything in. And I want I actually asked of this of the applicant to provide a trail connectivity map which shows in its entirety where all the trails are as well as the the sidewalks and and other [clears throat] amenities for pedestrians through the site. Uh so there is everybody can see how that would connect. All right. So finding B6, off- streetet parking does or does not provide parking that is sufficient for users of the development. And so the parking

analysis, they did not request any parking reductions at all. I provided what the multifamily housing here is. It's based on number of bedrooms. All of the single family homes will be required to provide um one or this one or two stalls paved off street. that the proposal does or does not provide for an acceptable method for the perpetual maintenance of all common property. So the applicant's narrative states that an HOA would be created and maintain all the private [clears throat] open space tracks, storm water facilities, pathways, landscaping and irrigation. The city will maintain public water, sewer and fireflow systems and that would meet the requirement of the city. Um feel like I missed a piece. So, let me hop back here real quick, which was I thought I had this in the slide. Uh what the requests are in the R8 area for modifications to the PUB. I want to make sure that I touch on that. [clears throat] I know them off the top of my head and it seems like maybe my slide got misplaced. Um, but they are asking for inside of each one of these lots 40 foot frontages uh instead of 50oot frontages. They want they do not want 10-ft front yard setbacks. Um, that was originally in their request. However, um, staff reached out to them and let them know that you can have a one-story unencclosed porch that can be covered that extends 10 ft into the 20 ft and that is already allowed by code. and they said, "Well, if that's the case, then we would not need a 10-ft front yard because that's what they were looking for, as well as a 10- foot rear yard and five foot side yards instead of five and 10ft side yards." So, that would be the what they're asking for in

the R8. So, let me get back to where I was. So, moving on to subdivision, that ends the plan unit development findings. And so, there'll catch back up here. There are a total of four subdivision findings that must be made. find them. Sorry. Long staff report. Okay. Yes. There are four findings for subdivision. The first is that all of the general preliminary plat requirements have or have not been met as attested to by the city engineer. Chris Bosley is who is here tonight has stated that the preliminary plan submitted contain all of the general preliminary plat elements as required by the municipal code. So this is what that preliminary plat looks like and what the [clears throat] subdivision would ultimately look like if approved. and finding B2 that the provision for sidewalks, streets, alleys, rights of ways, easements, street lighting, fire protection, planting, drainage, pedestrian and bicycle facilities and utilities are or are not adequate. So I refer you back to the PUB findings um that we had just discussed which are findings B2 and B4. We will not rehash all of that. This is [clears throat] the utilities and now how the utilities would be laid out for water and sewer. Then to the south where the single family homes are where the water and sewer which are the city utilities would be located.

And then the the utility that the city does not own but which runs through the site is the Yellowstone [clears throat] pipeline. And so on phase two, you can see um the edge here of R of the R8 and the edge of the city park which is along here. There is a Yellowstone pipeline that runs through that highpressure gas line. Um that's where it's located. We did receive comments both from the owner of that pipeline as well as one from Gabe which rep is is a representative of the applicant as they are discussing how that would all work out [clears throat] and suffice to say that none of the proposed building sites would be within that easement. So finding B3 is that the proposed preliminary plat does or does not comply with all of the subdivision design standards within chapter 16.15 and all of the subdivision improvement standards contained in 16.40 including any deviations approved through the PUD process. So [clears throat] we've discussed that what the what the request is for that for R8 as well as for the affinity structure and which phases those are in. But per the engineering review for the purposes of the preliminary plans, both subdivision and design standards and improvement standards [clears throat] have been vetted for compliance considering the deviations proposed through the PUD request. And that was submitted by Chris Booseley, our city engineer. Finding before the lots proposed in the preliminary plat do or do not meet the requirements of the applicable zoning district, including any deviations approved through the PUD process. So as stated a couple of times now is these are the zones that are that are represented in the request uh what they are. So the R3 they go from from the

lowest density to the highest density um and what they are. So R3 was the single home site. R8 is the single family homes. R17 [cough] is multifamily which is affinity and goat. And then C17L the well site. [clears throat]

So, um, that wraps up those findings, uh, that that need to be met. The planning and zoning commission must approve the following. Uh, so we're on to the landscaping portion of this, which is LS125. So, this is a simple motion. There's no findings that really need to be made here. Uh, you just need to review and approve the amount of parking lot landscaping as a percentage of the stalls and the and the spacing distance. Suffice it to say, they are all all the trees are located within 60 ft of all of these stalls. I do want to mention um that there's two considerations here, both under the same LS, which is the landscaping 125 request. Catch up here again. So, anytime that there is more than 300 stalls, 300 or more stalls located in a parking lot, um, planning commission does have to review this. So, [clears throat] these are the two parking lot areas. The first one, there's a total amount of surface parking of 271 uh with 35 within car ports and 48 within garages. That total does end [clears throat] up being over 300. However, the city's policy is for carports and garages that we would not require landscaping for those. So, we thought it would it'd be good out of, you know, um transparency to just include it and and show you what what was going to be included here. So, let me catch up again. Okay. So, one more page. So, uh, the minimum amount of land of landscaping requirement is 5,853.6 square feet based on 12% of that parking area. Um, the applicant [clears throat]

is providing a total parking lot landscape area of 33,12 square ft [clears throat] and uh with a total of 44 trees. The the minimum amount that they would be required to provide would be 20. So they well exceed what the requirement would be. And I know in here there says that there's a minimum and maximum. Um the applicant did ask like can we not provide more than the maximum? And really what that is is a limitation on planning commission so that planning commission cannot require an exorbitant amount. It puts some guard rails on there for planning commission is is how that's set up. Okay. So for the other piece, lose [clears throat] my voice a little bit. go to apartments. So, um a bunch more parking than the other ones. So, a total of 558 stalls. 416 of those are surface parking. Uh they are required at a minimum to provide 8,985.6 ft and a maximum which would be a total of 16% at 11,980.8 ft. They split that difference a little bit and ended up with 10,28 square ft with a total of 49 stalls. are 49 parking lot trees and I'm trying to find where the tree minimum is. So they need they needed between 30 and 40 for their minimum and maximum number of parking lot trees and they provided 49. So they are okay there. So last but not least are the proposed conditions and there are 28 of those in total and they are all listed in your report. I do not think we need to read these in here into the record. However, feel free to ask questions. Like I said, staff is here to answer any of your questions. And these cover fire and police, planning, wastewater, water,

parks, and engineering. You can find those on pages 63 to 65 of your staff report. So with that, planning and zoning commission will need to consider these two requests, the the PUD as well as the subdivision and make separate findings to approve approved with conditions. Deny or deny without prejudice. And remember that the landscaping plan may be approved by a simple motion. No findings are required. With that, that'll wrap up my presentation and I will stand for questions.

Okay. Um before we um have any questions for Sean, I forgot to ask if any of the commissioners have a conflict of interest or has had any communications regarding these three items. No. Okay, Sean.

Uh thanks Sean. That was a lengthy difficult report. I appreciate [clears throat] your all the work that must have gone into this. I have three questions if I could. Uh I think I know the answer to this. I just kind of want to get your opinion on on the record. But with respect to the R8 zone houses, uh there's deviations, 4,000 foot lots, 40ft frontage, different setbacks and whatnot. Would it be your opinion that that those are sort of ordinary and similar to other PUDs that that we've been approved? Yes. Yeah, those are

Thank you. Those are fairly typical to what you would see in like um Cordelane Place. Thank you. Uh second one. Uh although they have zero foot sideyard setbacks [laughter] if I don't know if Monty's still around but uh he was here earlier.

Oh, he's I see the arrow pointing. Maybe this is for him. But uh uh you talked about the the the joint effort and it's in the conditions that there would be a collaborative design effort for for the park. And it's really cool that that's a public park. You know, the 10% open space that's required by the PUD doesn't have to be public. And I I'm I'm really happy that it is because I might go use it uh depending on what Monty puts in there. Uh but with respect to so there' be a collaboration. Uh talk could you talk to the funding? Uh in other words uh sometimes in the past we've you know secured the the dirt but it's years and years and years before park impact fee money builds up in a bank to do the the improvements. Is the developer on the hook for the improvements or is impact fees going to pay for this? Can you speak to that?

Yeah. So, um, in the past we've done it where they they've given us the land and it's set for years and we've come up with funding through grants or, uh, budgeting for it. Um, in this case, we're trying something new. Uh, we're going to try it first at Hawk Nest or what formerly was called Hawk Nest is now the trails. Um, where we'll be doing a a deal similar to what Post Falls has been doing. Um, we will be doing impact fees, likely will be doing impact fees to uh pay for the development of the park as it goes in, as the development reaches that spot anyway. So, good. We're hoping that works out.

Excellent. Appreciate that. Sounds like it's all all under control. Appreciate it, Monty. And these this park and the future park to the south, they're they're both required by our parks master plan as far as we did um calculations on where populationwise a park would be needed throughout the city and a neighborhood park was and a community park were both decid uh needed in this in this development.

Appreciate it. Uh third question. I said I had three. Go right ahead, John. Uh this one might be for for Chris uh Mooseley, our city engineer. Um as you're coming up here, I I underscore what the chairman said and and as I understand the putt packet and Sean flags an area highlighted here that you we're really we're reviewing what's before us tonight. uh we're not, you know, looking at the greater connections somewhere down the road or or whatever else, but we're talking about this PUB uh this subdivision as it connects to HUD uh Hanley

and industrial. Uh that said, you know, you you point out that you're you're very comfortable with the mitigation efforts that include a new signal at Core Terror and Hanley, uh signal timing adjustments along Hanley between Hutter and Atlas and uh a new, you know, left turn pocket off of industrial into the into the the new development so forth. So all that would be paid for by the developer. Um, and it's a condition like that seems to be in the in the uh in the conditions.

The question I have for you would just be timing. So I I don't see something in it that says timing that the signal, the turn pocket, the timing works and whatnot need to be completed say before X date, say when when the permits before the first permits pulled or or can you speak to that? Uh we did have that conversation with the applicant about that because [clears throat] we didn't dictate when that timing would occur, but we all sort of agreed that uh we can't wait too long and putting that signal in on Hanley or otherwise people who are potential home buyers might be frustrated by the fact that they can't get in and out of there.

So it's in their interest too. Correct. Yes. Um and we have more phases down the line where we could put those conditions on if things took too long. But um perfect. We're comfortable it will get done. Thank you. And then as far as the other mitigation measures that were not conditions of but were identified in the traffic impact analysis, um there were several different things they talked about there. We'll be collecting a lot of impact fees to help pay for that with with this development. Thank you. Okay. Um, I have a couple questions. I don't know, Chris, you can pass it to Glenn if you don't know the answer, I guess. Oh, yeah.

Um, I I know we have a lot of people here um from Indian Meadows, and I noticed in some of the comments, we do reference the connections, but they're referring to utility connections. And so, I just wanted to kind of clarify for the room. It sounds like there's a 24-in water mane in Nees Purse, right? And then the the water um and I my understanding is that per state state rules since there already is irrigation water in that parcel you may have to separate have a irrigation system but you don't know yet until you do a study. Is that correct? Uh I think those are kind of getting overlapped with each other.

Okay. Because they're kind of written in where there's an irrigation an irrigation tiein in Arrowhead and then a water man in NES first. Is that right? The initial goal with the test well that was out there was the developer was looking at using that as an irrigation well to irrigate parks and green spaces within the development. Okay. So that's not going to get interted with any of the domestic water manes that are out there.

Right. And so I guess can you explain how those work how the those work in this plan just for the just for everybody's awareness that there already are connections in those streets and how they will eventually tie in. just so we kind of understand that because I think when we see those streets written in it kind of like oh how's that working you know um but I wanted to kind of understand that myself a little better.

The reason that we interconnect water manes is that we can serve our customers much better in in events of an emergency and it's what we call a floating system. So we can have loops all the way around. If we had a what we kind of slang term of a tree system we would have lots of deadend manes that cause water quality issues for us. So any instances where we can intertie water manes to neighboring neighborhoods I guess will help with pressures flows to those areas and could potentially loop a dead-end man that would have water quality issues. So currently those two are deadend mains at the moment. I'd have to look at the map in detail to see which exactly but they'll have to be addressed either way y

to keep your system working. Yeah. As phases come further south. Those will all be addressed when we when we see a plan for so regardless of street connections, the water connections will need to be made to loop your system in certain areas. Yep. And then um I guess as far as the wastewater as well as Can someone speak a little bit to that [laughter] connection? I guess I got all the guys up here. I I think we have every Anderson's coming up. It's it's glad you guys remembered me. [laughter]

Yeah. Barber shop. So wastewater in this area, uh it's all going to flow north to there's a lift station to the north. So there's no wastewater pipes in this northern let's say third of this uh of this community. So it's all going to that'll flow north to the lift station. Um which they're paying to upgrade most of. Right. Yeah. So, they're paying for all the infrastructure on the ground that's going to service this. And then as well, there'll be some, as you mentioned, some upgrades that are required to the lift station. And we're splitting some costs on that because we altered per we altered the agreement to change what what it was we're upgrading on the list station. Okay. Thank you.

Welcome. Okay, Bill. Yes. You might need to bring up again. No. Uh Sean, just two quick questions. The uses that are proposed here, the senior housing, the apartments, and the single family homes are basically permitted as a matter of right. Correct. Correct. One other thing, the PUD ties them together into more or less a unified site plan, which allows the city to look at it from roadway connections within the actual plat. So it expands your ability to review the site as a PUB as opposed to three separate applications. Is that correct?

Um yes. That also is intertied to the the subdivision itself. So those subdivision design standards really lay out like the the pattern as well as the widths of those rideways and how you know if there's parking on one side or two sides. Okay. Thank you. Okay. I have um I have a couple of small questions. Um

right now they've uh overprovided on their green space right now and so they're going to bank because right now they're providing 14.37 acres and the 10% is only 6.4. Um so they have a overage I guess a bonus of 7.97 acres. Whose job is it to monitor that? because we slipped on bell reeve and I want to make sure that every time these come forward we see where we are at on that 10% and maintaining that.

That is an excellent question. Thank you for bringing that up. That is going to be a joint effort between the applicant as well as the city. That's part of the concurrency analysis and it starts right here with this first request.

Yeah, we're going to stay on top of that one this time. Um, the other thing is I I'm a fanatic about not paving over paradise. Um, question on the um the affinity. We have 170 units. Am I assuming then we have two-bedroom units throughout that building structure because we're running at twice as many. We got 354 spaces. Um, and that so that's two per unit. And I've got friend I ran into an affinity resident today, a friend of mine, and she said, "Yeah, we don't use all those parking spaces because they're usually one person in the apartment, so it's not a lot of deuces in there." And I'm just worried that is this driven by us or is it driven by affinity?

Um, it's a little bit of both in this case. So I believe that they're providing and they can they can obviously speak for themselves, but that that goes back to the gate system that I had talked about. So the gated system really provides that privacy to the stalls that are for the the people that live there where there's a substantial area in the front that's for visitors and that's probably that extra parking that you're referring to.

It's a two for every single unit has two parking spaces. So and it's not on and it's the same thing at GOAT which I am assuming those are more family. They're multif family. They've got two drivers more than likely but I I was curious about that number. So all right that's it. Thanks. I have a little bit similar question on the um affordable housing. How is that being monitored the five you know the 5% or Yes. Um that is a a good question that is actually in the annexation and development agreement and so it is and the applicants can certainly speak to this because they need to work with them. That's most likely going to be PAHA um that is going to

run that in in the background. That's part of the concurrency analysis along with other other items such as landscaping and banking that open area. And so that's as each as each one of these happens um th those will be tracked over time to be sure that that they're within compliance. Okay. On that same point, I believe I read in our package. I'm not sure what where exactly it is, but it says that um city would monitor the affordable housing or it might be self administrated. And is self- administrated related to the applicant doing that or is it the city?

It's it's within I think it was on page 50. I'm not quite sure what page 50 is because we have a lot of pages that are 50. Sean, you want me to chime in on that one? Sure. Okay. Mr. Chairman, that would be the applicant team has the ability if they had their own in-house person that wanted to do the administration rather than working with Panhandle Affordable Housing Alliance or Habitat for Humanity or some other group. Okay, that's what that means. A city staff would not administer it. would collect any of the reporting documents from them just to make sure they're in compliance, but they would do it on their own or they could contract with an

Okay. And that would be somewhat timesensitive to make sure that that percentage that they're going to do for affordable housing has been completed based on how many units have been built and stuff. However, that is worked out with the outside agency, let's say, to monitor that and then they will report back to the city. That's correct. That's all built into the development annexation development agreement. Would it be the first time the unit is sold or each time after that? It's in perpetuity. In perpetuity. So, and that's kind of a new thing, right? So, they'll have to find a new a new system. So,

right. And just to further let you know what that the [clears throat] way that the development agreement was written was that there would be 30 market rate units prior to that first u the first affordable unit and it depends on whether or not they're rentals or ownership and I talked about that in my and so um so once they get to that 30 then it's 5% of whatever that is rental or ownership so they have to meet 5%. Okay.

Okay. I have one question having to do with the the rightway and the pipeline passing into Spires Avenue in the um in the Northshshire neighborhood. Will that also allow for bicycle traffic to have access off the the new bike path into that neighborhood or is that going to be a a something that's not in the way that I understand it? The development agreement does allow for pedestrian access through there, but not vehicular. Is that what you're asking? Yes. Will there be a pathway through there? Yeah. Yeah.

People will be invited to go either way one way or another. Yes, that's my understanding. That's Yeah, that's part of tract C here, which is part of that open space. So it would connect through and have to pass over this [clears throat] street. Would be a logical way for the neighborhood to go and use the public park. Correct. Thank you. Okay, Sean. Thank you. Thanks. Appreciate questions. Nope.

We'll bring the applicant up. And before I do that, uh, everyone that the applicant and everyone else that has signed up or thinks they want to speak on this, I'm just going to do one swearing. So, if you can just say, uh, you do affirm to this later. Do you solemnly swear and affirm that the testimony you're about to give is the whole truth, nothing but the truth, to help you God? I do. Yes. Okay. Thank you, Sean.

[clears throat]

Okay. So, good good evening, chairman, commissioners. My name is Gabe Gallinger. I'm a civil engineer with the Coupney County Land Company. Uh, I'm here tonight with key members of our design team, including our building and development partner, John Fischer from the Inland Group. John will also be assisting me tonight in this presentation. So, we appreciate the opportunity to present Cortier 1 PUB and subdivision application to you this evening. I'd also like to begin by thanking Sean for the very detailed and thorough staff report. And we do sincerely appreciate all the valuable time and effort that staff has put into reviewing this project application. We know how you saw how detailed it was. So that's it's a lot of work and we do appreciate that. So before we get into the specifics of the Cortier 1 PUD and subdivision, I'd like to provide a recap of the overall project history and how we've arrived at this point. In March of 2023, the 438 acre property was annexed into the city. Through the annexation and development agreement, we established land uses, zoning, infrastructure responsibilities for this property. Some key highlights include a residential unit cap. A maximum of 2800 residential units are allowed across the entire project, roughly half of what the underlying zone would otherwise permit. Connectivity requirements. The agreement identifies two required roadway connections to surrounding residential neighborhoods. And please keep in mind as previously been stated, but these connections are not part of the Cortier 1 project that we're here tonight to talk about. Affordable housing commitment. A minimum of 5% of for sale and 5% of rental units will be reserved

for affordable and professional workforce housing serving households between 80 and 130% of area median income. And finally, uh the concept master plan. So, exhibit Establishes a generally adhered to concept master plan to be used as a visionary guide for the entire Cortier development. compliance. Since annexation, we have fulfilled all of our obligations, including payment of a $2 million annexation fee, land dedication to the city for the current water tower, sale of property to the Cordelane School District for a future middle school, and coordination with the water department to finalize the uh the new well location. And this development agreement um has been amended as Sean alluded to. We have sponsored two of those amendments. Uh one was approved in its entirety and the other was partially approved. The first amendment amendment was partially approved and and what we received approval for was the relocated well site and associated zone change and it added flexibility for the timing and scope of wastewater improvements which we have recently entered into an agreement with the wastewater department. The second amendment updated exhibit E to allow senior living and multifamily in place of the originally designated cluster triplex housing providing the required consistency for the Cortier 1 PUD and subdivision being presented tonight.

[snorts]

So the current master plan is shown on the left with the red dashed highlighted area outlining the general boundary of Kurtair 1 which is located in the northeast corner of the plan predominantly adjacent to the Celane Industrial Park and the north end of the Northshshire residential neighborhood. Within this project we have a mix of zoning districts shown in the large detail to the right. um consisting of the R17 shown in brown on the north end of the project. It's going to include the senior housing and multif family and common area. R8 green south half of the majority of the south half of the site uh consists of single family residential common area and a public park. The R3 very small piece in the southeast corner has one single family residence and common area. And the C17L similarly uh shown in purple is reserved for a city well site and some common area. So these zoning categories support the diverse mix of proposed housing types and neighborhood serving uses in the project while maintaining consistency with the city's comprehensive plan. As a part of the PUD application, we're also requesting a few modifications, including additional height for the senior living building and reduced lot size and setbacks within the R8 zone. These modifications will be discussed in more detail in the presentation. Now, let's see. So, before we get into the technical components, we'd like to show a short video of a uh generated from a 3D project model. I think this will help provide a clear visual understanding of how Core terror will look and feel and how it integrates into the surrounding uses. And I think specifically pay attention to the bulk and scale of the pro proposed development compared to the adjacent industrial park and residential

neighborhood. So let's see if we can get this thing going. and it um we're going to start in the southeast corner of the project and then the the fly around is going to go counterclockwise around the project and then back to the the city park on the south. So, let me So, we can see we're going up the east boundary of the project. Uh, I've shown the single family residential, the connection to industrial loop, transitioning into the multif family project. Again, still adjacent to the Celane industrial park. Turning to the north side of the project, the the green space on the bottom of the screen is the future grass playfields associated with the middle school site. Wrapping around to the west side, this is Corte Boulevard. We have an entry monument. You can see the affinity building. It's separated from the collector street by a linear park with a pathway, landscaping, and trees. Uh the linear park continues south along Court Boulevard adjacent to the single family homes and ultimately ties into the 5.4 acre neighborhood park located on the south side of the project.

[snorts] [clears throat] I hope this wasn't too fast and nobody got motion sickness.

Trying to balance. [clears throat] So, okay. So now that we have the visual context in mind, I'd like to summarize the infrastructure components that support Cortair 1. Starting with sewer. So sewer service will be provided through the city's wastewater system using the Hawk Nest lift station. Uh I've already mentioned, but we recently executed an agreement with the wastewater department to modify the lift station improvements, scope, and timing um [snorts] that enhance the long-term maintenance and performance of that lift station. Uh the agreement that we signed also specifies the improvements must be completed prior to the 250th ERU connection. So essentially the 250th residential connection into the system. Next water. So we funded a we funded the city to contract with Jub engineers to analyze the water man sizing for needs for the entire cort development. Uh the final results of this will be incorporated into the engineering design documents before we go to construction. And the there is an existing 24-in water man. Um it's currently located about 140 ft west of our east property line. We're proposing to relocate that line to within 10 ft of the property line in the common area corridor adjacent to the 12t north south path that can be used as access to maintain that line as well. And then this of course the new city well site will be dedicated to the city once the final plat is approved. Uh final plats typically are approved within one to two months of street and utility infrastructure being completed.

Okay. And Yellowstone pipeline. So this is a unique project. Not all projects have the get the opportunity to have the Yellowstone pipeline run through them. We do. We have been coordinating with Philip 66, the owner of the pipeline for nearly a year at this point. uh partial release agreements defining the easement rights and and area for that pipeline are nearing completion. The partial releases will be followed up by an encroachment agreement showing or allowing the construction activities near the pipeline once we have final design documents transportation. So, a key transportation feature to Cortier 1 is the off-site connection my mouse go um of industrial loop to the project's east boundary. So this I the idea for this connection originated in December of 2022 during the annexation process when a Northshshire resident reached out and identified a parcel of land in the industrial park that was for sale that could provide a new east west link between Atlas Road and Cortier via Industrial Loop. So recognizing the benefit we were able to purchase that parcel and are now proposing to create that connection. So this new connection will provide positive impact for Cortier 1 and the surrounding area by improving traffic distribution and reducing emergency response times to the north end of Cortier. An important clarification, this connection is being proposed as an additional access point beyond the two required street connections identified in the development agreement. Uh this will result in a total of three east west connections spaced at approximately 1 half mile along the east boundary of Cortair. And then although we are providing secondary access with this project, the

internal street network of the overall court master plan has been intentionally designed to encourage traffic to use the centrallylo collector boulevard. This directs traffic north to Hanley and in the future southeast to Hutter Road. This is the most direct way for Corte residents to get to the adjacent arterial street system. And a detailed traffic study was prepared and submitted for this project. It was approved by the city engineer identifying project traffic mitigation measures uh that will be constructed by the developer with the project. They include a traffic signal at Corte Boulevard and Hanley Avenue. Uh for that signal, we did uh when we when we completed Hanley Avenue, we put conduit under that street to facilitate this future signal. So that street won't have to get torn up at all to put that in. Um, in conjunction with the traffic signal, Hanley Avenue corridor timing plan, allowing signals between Hutter all the way to Atlas, the four signals to communicate with each other to provide uh the the best timing as as traffic volumes um change during the day so they can all communicate and make sure we get the best flow possible. And then in on Industrial Loop and Trail Head Avenue, a westbound left turn lane that just allows uh people coming to the project on Industrial Loop to have a protected turn pocket to turn left into the development. And then fire and police have also reviewed the proposal and issued conditions of approval. We've read and understand and agree with those conditions. And now I'd like to talk to the project um specifically about the zoning districts. We have four zoning districts and I'm going to start with R8. The R8

district consists of just over 35 acres making it the largest area within CIA 1. It has 136 single family lots resulting in a density of 3.9 units an acre which is less than half of the allowed maximum density in the RA zone. Seven of these lots will be reserved for affordable professional workforce housing per our development agreement commitment. Cortair 1 includes nearly 9 acres of private HOA maintained open space with pathways, landscaping, and amenities. In addition, a 5.4 acre neighborhood park will be located on the southern portion of the project. Together, the private and public open spaces total over 14 acres or 22.4% of the total project area. Now, to support efficient land use and enhance housing affordability, we are requesting modifications including a 4,000 foot minimum lot size, 40ft minimum frontage, 5-ft sideyard setbacks, and a 10-ft rear yard setback. Now, although the minimum lot size requested is 4,000 square foot, the average lot size shown in this plan is just over 5,000 square ft. So, we're not intending to make all the lots the minimum lot size. We just want that flexibility. So, if we get into a location where we need it, we [clears throat] have some flexibility to still provide a lot that would be feasible for a home. uh as so as a result the net reduction in required lot area compared to the minimum standard of 5,500 square feet is a reduction in by 1.141 acres so just under an acre and a half to offset this reduction we are providing nearly 9 acres of private active open space and a

5.4 4 acre city park fronted on three sides by public streets providing great access. Uh that equals 10 times the property that's being uh reduced by the require or the request for smaller lots. So now the the R3 zone um very small southeast corner of the project um predominantly open space at this point. A lot of it has the Yellowstone trail in it but we have one single family home. We aren't asking for any modifications in the R3 zone. Similarly, the C17L zone just north, it's reserved for a city wellite u and open space, and we aren't asking for any modifications of the C17 L zone. So, at this time, I'd like to turn the presentation over to John Fischer with the Inland Group. He's going to talk about the R17 zone um comp plan and conclude the presentation. Yeah. Thank you.

Thanks, Gabe. Yep.

Uh good evening, plan commission. My name is John Fischer with the Inland Group. Um we are the development partner with Lakeside on the multifamily portion of the Cortier 1 PUD and subdivision applications before you this evening. So, um feel like I'm going to start repeating myself. Sean did a great job going through some things and obviously Gabe has touched on a lot. So, I'll try to kind of keep keep these things brief, but um to focus back on the multifamily portion, as you know, it includes the Affinity um which is 62 plus age restricted uh senior living community and also uh multifamily units there to the east of it as well. Uh so, a lot of thought went into the location of the affinity within the overall multifamily component of Cortier 1. um knowing that we'd be requesting a height uh modification of 9 ft and taking consideration into positioning that building um furthest back from Cortier Boulevard to reduce the massing as well as a detailed sighteline analysis that we work through with our engineer to ensure that um our peaks aren't going to be um overbearing to the surrounding neighborhood. So I think that's on page 19 of your staff report to kind of see how that um plays out from a pedestrian and bicycle perspective as someone um enjoying the open amenities within uh the Cortier PUB. Um so with that we also enhanced as as Gabe has alluded to the uh landscape buffers, perimeter trails um and really focused on the amount of open space we can provide uh within this development um and and create a great living opportunity for residents as well as as visitors and others coming into um these communities. Let's see here. So specifically on affinity um this is a um active adult community um differentiated from

assisted living or independent living where there's um not a food service program or on-site medical care. However, residents have um inhome care that they can bring in and everything is designed for accessibility um and be able to age in place um as long as needed. uh our kind of secret sauce is the community. Um and so fostering as many uh places where residents can gather together both inside and outside through um spaces such as uh your typical um kind of lounge setting, but also unique spaces like woodworking shop, um a hobby craft room. We have a a pub on site for residents that um can gather and watch football games and have ordurves and bring their own beverages as well. as a lot of just um gathering places for games, puzzles, and being together as a community. Um this obviously lengthens people's uh happiness in life and uh our residents uh tend to stay here as long as they have to before moving into a higher level of care. Um, so it provides a great housing choice for folks who um can't um yet afford or don't need a higher level of care um but also access [clears throat] that true senior living um uh I guess desire that they're looking for without the high cost of an independent assisted living community. Um along with um an afford a affordable alternative within the senior living space, we are also uh will be providing nine permanently affordable units as Gabe has mentioned as required by the DA um for reduced rents uh for those residents between the 80 and 130% AMI. Um so uh I'm going to get into the height reduction modification specifically and why we're requesting it for the affinity. Um but before that wanted to touch on the other component of

multifamily apartments um called the goat. Uh our marketing team had some fun with this. It's the greatest of all time. Everyone knows the goat. Um so we truly believe that as well in terms of just the amount of amenities and size of units that we're proposing here that are true family units. um focusing heavily on three beds um as well as the square footage of those spaces and then as you can see here um ample uh amenities uh within the clubhouse indoor amenities as well as exterior amenities. [clears throat] Um, this project will also provide 15 permanently affordable units for working um, families within Cordelane. And as mentioned before several times, there are no modifications requested um, within the municipal code or zoning code for uh, this multifamily component. Um, so talking about the multifamily location advantage, we've touched on this several times as to why we position the affinity where it's at. And then I'll get into our uh request for a height modification here. Um, benefits is the continued housing choice that uh is needed within Cordelane. um not only for home ownership and and families, but also rental and specifically for uh seniors being able to stay within the community in which they um have lived in for most their lives. uh wanted to touch quickly. Uh Sean made the wise decision not to re read each um comprehensive plan goal and objective here, but I just I wanted to throw that up here and just touch briefly on the consistency. Um as Sean alluded to in the staff report, we are consistent with the comprehensive plan on many items, uh community and identity. Uh this uh PUB

and subdivision application provides diver diverse housing choices, an immense amount of public amenities to create a livable small town feel and then obviously creates uh the 24 new permanent affordable housing [cough] units um in perpetuity as Hillary alluded to um for this development uh growth and development. Again, I'm not going to [snorts] read through each one of those, but um focus on high quality public infrastructure through the public uh park as well as private open space. Obviously, water and sewer utilities, complete streets, storm water system, all accommodated through the master plan um to reduce impacts to neighbors and the surrounding community. Multimodal street network streets. So, um, not only having the appropriate streets and connections, which Gabe went over with the traffic signals and, um, accommodating, uh, vehicular, but a huge focus on trails, uh, for bikes and pedestrians and that connection to the surrounding community as well as within it. um our our senior residents are very active and they would be out there using that quite a bit as well as obviously the rest of the community um in courtier one. So it just creates a more connected, livable and well served community. Um, next, environmental recreation. Um, so the addition of the street trees as well as the, uh, landscape approval with the parking. Um, uh, providing much more trees than a code minimum. Obviously advances urban forest objectives by expanding uh, that canopy uh, within this this development. And then lastly, health and safety. um expands housing and recreation opportunities for the aging population, provides ample recreation activities for youth through on-site amenities that

will be provided within the multifamily developments, pools, other activities, but as well as the public parks and recreation spaces. And it supports emergency services by planning that needed infrastructure through street networks and improving um response times for fire, police, and EMS. uh once the development is fully developed. So this evening you as you guys know there's three decision points before you. Um we have first the residential PUD. Um so as we've all discussed uh earlier the staff report and otherwise um we're consistent with underlying zoning and the municipal code through uh through the design. We're exceeding our required open space by quite a bit. um exceeding our off- streetet parking requirement. And the one modification we have in the R17 zone uh has to do with that uh height increase. And I understand the perception of a height variance is um can be um concerning for for residents and for neighborhood uh neighbors that are nearby this development. Uh so I want to touch on that briefly. So this is a four-story elevator design. Um it's based on base practice best practices for senior living design. Um I think commissioner uh Fleming mentioned a friend in in affinity at Cuh Cordelane. That's probably one of our first first of three affinities that we developed. Um we like to call we're probably on version 4.0 to 5.0 we know at this point in terms of lessons learned in how community how residents interact within our community, what spaces they look for um to to congregate and want to be in. Um and so this is uh you know our iteration of senior living is at a much

higher level than we were at you know 10 15 years ago. um as well as as that industry has involved in terms of uh design accessibility and um creating space where people can stay long term if if wanted. So part of that has to do with accessibility um and and distances. And so, uh, a four-story design allows us to, uh, shorten the corridors, having, uh, individual apartments closer to the common amenity space, which is in the core of the building, as well as having parking fully around the building in order to again, uh, lessen that length of walking between uh, parking spot and the person's unit. Um, so there's there's two elevators throughout the building, one on each end. Um, and we've worked hard in order to shorten that length of corridor uh space as well as um parking space because mobility obviously becomes or can become uh an issue for folks as they age. Um so the the height is really to accommodate a fourstory constructed elevated building reducing those corridor and um lengths of of walking between cars um and also maintaining a more uh I guess Pacific Northwest style of architecture with peaked roofs, gables um and other uh kind of treatments that we would like to see in our building to um again make it more homey, more accessible, feel more um inviting to uh to our residents.

John, can I ask you a question on that since you're talking about the 9 ft? Yes, please. If [clears throat] I understand right, instead of having a um longer threetory building, you have a shorter fourstory building. Correct. Okay. Yeah. Yeah. The footprint uh shrinks considerably um by having that extra floor. Um I think Sean or someone mentioned earlier that 9 ft is really the the roof peaks. Um uh so uh accommodating a a a hipped roof versus a flat roof, right? Um type design style

and approximate the same amount of units whether it was a threetory or a four, whether it's more or

Yeah. 170 units has become um a size that uh we've discovered creates the best level of a community. Meaning there's um enough residents where multiple clubs and activities and people with different um interests can find each other and and be a part of that. um residents within the community, but also um with that amount of units can can pay for the operations to provide the level of staffing needed. So, it's it's become that sweet spot of um not too big where people get lost and, you know, kind of feel like just a number um but not small enough where operations would suffer um because of of staffing levels or other things. So, thank you. Yeah. Um so with those are the reasonings behind our request. Um and uh again understand the the concern over a height variance and wanted to just explain that a little bit more the reasons why that this wasn't a a flippant request and and something that um would add more units because it doesn't. It just um creates a better community overall for for our residents there. Um I think Gabe mentioned went through the R8 zoning and the modifications. I don't know if there's any any more context to that and then we can

hopefully wrap this up. Yeah, pretty much reiterating what what I had said in the presentation earlier. The the smaller lot size, the frontages and the setbacks really help provide an efficient layout. We can reduce the cost of infrastructure per lot providing more attainable housing and that's offset by large open spaces, multi-use trails, parks and amenities. I have two questions. Um, one of them I asked Sean, but maybe you know, uh, the fence line along the trail on industrial loop and well, in general, I guess the fence line along the whole thing would be

so we we'll be proposing a perimeter fence around the entire project, probably 6 foot solid screening in nature. Okay. And then um one of our findings is the roadways less than 26 ft are not part with no parking. Are the which roadways are less than 26 ft? Uh none of them are less than 26 ft but the connection from industrial loop that's offsite would be 26 ft which would be the minimum which would not allow on street parking okay. just it's just for that off-site section that goes. Okay. I was trying to find any of them that were and I couldn't. So, I thank you. Yep.

Go ahead. A couple of questions if I could. Thank you very much. First of all, you know, in the very first uh slide you put up there, you mentioned concurrency analysis. Now, I know what concurrency is in many places acquired by the states. What does your concurrency analysis do here?

So when we refer to concurrency analysis, we're talking about following up with all the conditions of the development agreement and making sure that we have a format that we can track those so we don't miss out on open space, you know, over open space and how it's going to be allocated. Our affordable housing commitment, uh, park requirements, they have thresholds, wastewater improvements, all of those things have have requirements. So, we're going to track that through a concurrency analysis system.

Okay. Thank a couple other things. First, you kind of hit like all the bells and whistles. You get senior housing, apartments, and single family, what every community in the country needs right now. But at the original hearing on Cortair, the affordable housing issue came up quite a bit and was probably behind a lot of support you got. At that time it was being presented by I believe Maggie Lions with the panel affordable housing line. Is she still involved? Is PA still involved or are you just following her guidelines or their guidelines of what constitutes affordable?

So we [clears throat] have stayed in contact with Maggie for sure and followed the project that PAHA has done recently and and at this point we don't have anyone in house to self-administer those regulations. So the the forale products get deed restricted and that's how they they stay affordable in perpetuity but they need someone to manage them. I I believe our intention at this point is to work with uh PA to manage those affordable housing products in perpetuity.

Also at one point in the packet I believe was referenced that uh transportation was a primary concern. Is there any effort or means to bring public transportation through this area at this time? Well, we don't have the bus service in this town. So, yeah. Yeah. At this point, that hasn't come up. We haven't um approached anybody and nobody's approached us to discuss that, but certainly we would be the Let me just uh the only public transportation we have is City Link, I believe, in the city. So, I'm not sure, Phil, they can, you know, reach out to that

and see if they can extend that service down the road. So, that's the only public transportation. We wish we had more public transportation, but that's what we have right now. And yeah, we'd definitely certainly be open to that. Okay. I really, I guess I'm impressed by what you're putting into the design of the senior housing of the senior building. I mean the length people travel, the four stories, five stories, whatever. All that's very important. I know you have elevators, which is missing in most apartments in this community, I think. But I want to Does this also have a sprinkler system? Is it required to have that? Yes, absolutely. Okay. Yeah.

All right. Um, at the south end of this first phase, there's a separate single family home. Is that somehow connected to something south? Because it isn't connected north, I don't think.

No, it it is a little odd. Um, it actually has to do more with the location of the Yellowstone pipeline. So, we wanted to make sure that this first phase uh encompassed all of the Yellowstone pipeline so we could get it uh accommodated in one agreement as opposed to going back to Yellowstone for small little pieces. Here's a one final thing. There's for a site this size with these units, I'm talking the overall site to have 24% open space is phenomenal and I applaud you on that.

Thank you. I I think that goes to having a master plan community as opposed to a lot of smaller independent communities that don't have the ability to design and and connect uh larger scale amenities between each other. So, yeah, it's it's a good benefit of this project.

Yeah. I've got a couple of things. Um, your concurrency list. I like the idea of banking extra acreage green space. As we develop this out, and we're hearing it finally that the aquafer is unchallenge. I would like to see every time you do the next phase that we get a revisit of what we're drawing off that aquifer on demand because we are fighting with Spokane on how much they get of our water or our going to sell more of our water. So I I'd like to see that as part of your currency list is cumulatively how much of this site is being driven to sink down our aquifer which we are struggling to maintain. So that's one of my points. So add that to the green space. Um the other thing that we're moving toward and I see it more and more now because I'm I'm usually building houses way the heck out in Priest Lake, night skylight, sharp cut off lighting. These people are who back up to this have enjoyed an amazing sunset space, an amazing night sky that few of the rest of us get. And if you can look at night sky as being a solution for all your outdoor lighting, I would and they would appreciate it. Um, you know, I'm hoping to see the, you know, the all this wonderful sky stuff and I'm standing. I can't see anything because I've got too much light around me. Um, the other thing that I'm concerned about is, um, we found out the hard way on the on Centennial Trail. Um, air conditioning units that are stuck on the side of a wall, big white boxes that are air conditioning, heating units that are atrocious. And so when you're doing this, keep that in mind that again, those mechanical cooals just are are detrimental. And so I I just hope I don't see a whole bunch of those white boxes on everybody's [laughter] units. So please keep that in mind.

Yeah. Certainly not on the single family homes. They're they're ground units. Yeah. But the big the the affinity, you know, tuck them away so we don't have to all see them. I mean, you just go down Centennial Trail at Atlas and that's all you see of one of the major buildings. So, yeah. Each unit in our affinity has central AC and heat, so there's no no wall units. Good. Awesome. Before we have or are do you have more of your presentation you want to do or are you good with uh questions right now? [laughter] Okay, I think they're done. Okay, go ahead. We got started. Anybody else? John does. John does.

Uh just a couple things. Uh really it used to be a habit of mine when whenever I see uh a really pretty extensive list list of conditions just I would ask you for the record have you there's 28 of them and have you fully digested those and are you on board and okay with them? Yes.

Okay. And you heard me earlier ask the city engineer some questions about the traffic mitigation stuff and uh I'm not sure I needed to hear the answer that everything would be done before the first permits pulled but one of those conditions uh the fire department uh very specifically talks to you know so many units you know that the industrial uh loop connection needs to happen before I think it's the 30th equivalent residential unit. Again, you you're on board with that. You acknowledge that we're all good there, right? Yep. Yeah. The industrial loop connection will be done with phase one of the project. Thank you.

Any other questions? No. No. Okay. Very good. Thank you very much. Don't have any other questions.

Uh at this time, I'll [clears throat] bring up the uh public to speak. Everybody's been sworn in and I have a list here, but please remember you have three minutes and once that buzzer goes off, I respectfully ask that um you have about 5 seconds, 10 seconds and then I would ask you to sit down. Okay, first person I have is Susan Kudson. Mr. Chairman, um they're going to do a presentation and they're each going to have the three minutes. So, they're gonna tag team. This want me to help you? Yeah.

I don't want to. Yeah. No, we're not. We were. Sorry. There we go.

All right. Okay. Thank you. Um we understand that tonight um tonight's hearing is not regarding phase 2 or Cortara 2. However, we feel that they that it should be considered together with the overall circulation network and that's why a lot of us are here tonight. Um I'm Suzanne Canutson and this is Nate Dyke. We live on Appaloosa Road. Um there are a couple things that we'd like to point out to you this evening that you may or may not be aware of. Um our main point is that we'd like to see some change in the application. Um, so we might not necessarily be opposed, but we would like to see some changes. Um, we would like to provide the missing Corta 2 um, street context that's not shown in the phase one packet. Um, we'd like to highlight the circulation issues created by the phase 1 design and phase 2 connections and also to ensure the Corta 2 circulation network aligns with the comprehensive plan or C sorry Corta phase 1 circulation network aligns with the comprehensive plan and section um 4.3 of the development agreement. Uh traffic volumes uh what the traffic impact analysis shows is that um a few different things. Uh it's it's uh the traffic that has been projected has already increased um by 20 over 200 daily trips and the current traffic analysis impact analysis was not was not provided during the initial annexation um presentations back in February of 22 or October of 22 and also February of 2023. So, um to our knowledge, there is no confirmed timeline to widen Atlas yet, which is all where all of these um cars will be put to um that are not put to [clears throat] um Hutter and Hanley.

Right. And I think the the point we're trying to make is the TIA for this current phase um assumed that Atlas was going to be widened to three streets. And to our knowledge, we're not really sure when that's going to happen, what the funding is for that. So if that gets delayed or that gets pushed back, we're going to see some additional impacts to Atlas. So just something to consider.

And we haven't seen the full um TIA for the full buildout of Corta um for the current zoning that it is now. We've never seen that. Um so the phase one the narrow streets um due to the compact nature of this it's a concern just because we believe that some of this um the highlighted yellow streets there will be tons of on street parking in those streets that we believe will cut down on the internal circulation as well as the emergency response time access because of the crowded nature of it. and that could push traffic down to the neighbor the neighborhoods um if industrial loop isn't opened up to a bigger extent past the minimum of the 26 ft.

So this is an example of another development where that illust this photo illustrates that con constricted street. Um, I just going to interrupt you for a second and I don't know if the booth can hear us, but um, are we just continuing on for another three minutes for this applicant? Yes. So, they have a six minutes total. Sorry, you got a couple more seconds there for my interruption.

This is just a photo example just showing how tight those streets get once you have on street parking. Um, there's really barely enough room. Oh, there's a room for one car, but you know, I think a lot of us in the community have had the situation where you have to stop and wait for another car to pass to get around through there. Um, next one. So, the Corta 2 connections are in the early layout that you haven't seen tonight. Um, Appaloosa is shown continuing west straight through Cortara and connecting to Hutter. Nespur shows connecting straight to Corta Boulevard which is the north south [clears throat] collector spine. Um these become a direct attractive route to parks and schools and mixed use or commercial that's located in the southern area. Um without an al alternative collector Appaloosa and Nespers will absorb um the collector and arterial traffic. So we we want that to we want to make sure that we're thinking of the big picture here when we look at that. Um the industrial loop collector solution that we believe it could be broadened a little bit and would provide the most direct logical path to Atlas and Corta Boulevard. There's already a light on um at the other at the Atlas end of the industrial loop connection and the connection provides a direct alternative to Nespers and Corta North residents and industrial loop is the only meaningful east east side relief valve that it's not through a neighborhood.

Yeah, this is this is the only option we have that's not through a neighborhood street. So it's important that really we get it right this time

and it's important that we get it right tonight because it's happening in this phase one. So it's re it really is important that we are here tonight to explain to you why it's important to us. Um we at the development agreement section for 4.3 it it says quote the owners in consultation with the city shall design and construct the residential connections with traffic calming features to discourage speeding and to the greatest extent reasonably possible through traffic. So requiring connections that discourage through traffic and ensure emergency access is key. residents. We asked how um 4.3 applies to subdivision design given the proposed connections and the staff indicated that connections also support general circulation. So the interpretation still needs clarification. We don't have that yet. Um the proper application of 4.3 would keep Appaloosa and Nespers functioning as local streets and direct higher volume travel to an alternative collector such as Industrial Loop if [clears throat] it is made an alternative collector and a primary collector at that. Um, so we're really grateful for that purchase property. Um, if industrial loose, thank you very much for making that happen. Um, and we we do believe that that is a vital connection um to um take some of that traffic off of our neighborhood. Um,

considering phase one and phase 2 connectivity as a single circulation system is really important. And I guess we're not really we're asking you to approve with these conditions tonight, the ones that we've listed up here to re reevaluate setbacks and strengthen industrial loop as a primary connector. Thank you. Thank you guys. Appreciate it. All right. Thank you very much. Appreciate that. Tom. Yes.

Before we go on, I I've got a question for Hillary because I think this might come up again regarding the overarching Cortair traffic discussion. Is there a forum for the public to get engaged in future concerns on followon development cycles for Cortair that don't affect the outcome of tonight's meeting?

Um if there are future amendments to kind of the project in general. So we've already council asked staff to have a meeting with and we did meet with Suzanne and Nate to talk about kind of the roadway connections. The applicant team was part of that meeting. So, we've been having some conversations about that. Um, at this point, those two roadway connections into the neighborhood are locked in through the recorded annexation and development agreement. So, okay,

we understand there's neighborhood concerns. Um, we are working with the applicant team on the design of the roadways within there to discourage any of the through traffic through the neighborhood, but there's a requirement that at least the two roads have the full connection. So, they can't have Ballard access. But so the applicant has added with this Corair 1 the industrial loop which was not anticipated previously. Okay. And then I think I saw a picture with a bunch of cars on the side roads of the street referencing those roads and I think uh Commissioner McCracken pointed out the 26 ft width associated with that industrial loop connection being one where there are no cars allowed to be parked on either side of the street. That's correct.

Okay. Thank you. Randy, do you want to add anything? Just that any modification to the development agreement would have to go through city council at which time there would be an opportunity for the public to talk. Thank you.

Um quick qu concern. I I go in and industrial loop a lot. A lot of my trades people are there. Um there are no curbs. There's no gutters and there's a falling off ashalt. So it's not really an improved road. It takes heavy truck traffic loaded to the gills. So to mix public and teenagers getting to high school, I have concerns. Um and I see those trucks blaze in there. We've got the fire service. We've got, you know, we've got a lot of people crossing paths, backing out, loading, unloading. Um there's just a high traffic volume already. So, I I agree that it'd be nice to to develop that, but I'm concerned that we're mixing unmixable um vehicles.

Okay, let's continue with some of the public testimony here. Maline Kudson,

thank you very much for the opportunity to speak tonight. I really do appreciate seeing the plan that we have to look at. Um I do want to address one thing before I get started. Um regarding the concerns for industrial loop and using that as maybe a broader thoroughfare. Um we have the same problems with our neighborhood streets. We have no sidewalks. We have no gutters. Our streets are narrow. And um many of us have driveways that uh there's a big drop off. So, we can't widen the roads to add those without significant cost to the city um and residents. Um, I do understand that the goal tonight is to review uh this particular phase of development, but as a resident who will be directly impacted by each successive phase, um, I would like you to understand that by not taking into consideration the overall impact of the master plan connections for a development of this density, then we're ignoring some vital factors that this phase will directly contribute to. Um, I would like to support the idea that this maybe is approved with some some changes to industrial loop. Um, eastbound traffic and southeastbound traffic is going to flow. Um, it the path of least resistance. Um, and a project of this density is is going to cause some infrastructure problems. Um, I'm here because the public hasn't really seen adequate planning from the city as far as infrastructure goes in general. I disagree um with Chairman Msina that roads and neighborhood streets surrounding a project of this density and how they will be used as a whole is not something that we can look at as an afterthought somewhere down the road. If you're going to wait to plan how the city is going to proactively mitigate the traffic problems that this

highdensity project will cause for our community, then we are failing as a city. And worse, we're planning to fail by not planning for our city's future. Um, traffic patterns and necessary infrastructure to support them are a key part of healthy, safe city growth for all residents. And to accommodate this density of development, we have to upgrade water, sewer, and are going to need to rip up some streets to do that. So, what are the city's considerations for road upgrades so that our roads can handle the increased traffic of this magnitude? I'm just here to ask the city and you as a planning commission to be proactive and consider all the actual infrastructure of the area that will be impacted by this entire project if you approve each stage as is before it's too late. I want you to be remembered as wise, good, thoughtful planners who thought through all of the impacts carefully and didn't wait for problems to occur before you took action. Thank you for your time.

Thank you. Um, can I [clears throat] ask Randy to clarify a little bit on what I I think it's not that we don't want to talk about other connections, but what the scope of what we're looking at tonight is cuz I think um I I think it's not that we don't want to consider those connections, but the considerations in front of us are fairly limited by the public hearing process. And maybe Randy can clarify a little bit. Yes. Now, the city code uh has certain requirements for PUD's subdivisions. Those are set out in the code. Those are the those are the areas that you have to consider when deciding whether to approve a PUD or a subdivision. Uh circulation within the subdivision is one of the elements that you have to look at. Uh there really isn't as far as I I can recall any anything that talks about uh trying to figure out what the circulation will be beyond the the limits of the subdivision. Otherwise, you might be considering what is going on on uh uh on government way or 95 or how far out do you go uh when you consider what effect this will have on uh the community. So I think commission's uh responsibility is to go through those findings uh that are set out and that come from the municipal code uh and determine uh to the best of your ability whether this subdivision and PUB meet those um requirements from the code

and we can't add in other ones that aren't part of what we are looking at tonight. Correct. Okay. Thank you. Mark.

Yeah. Hillary, I've got one for you and it has to do with the comment about lack of public oversight on infrastructure and all of the work hard work that goes on within the city, whether it's planning, water, wastewater, the fire and police, uh, parks, engineering. There's probably a few I missed, but each one of those staffs have a ton of work to do associated with this project that they're diligently going through, and it would exceed the time we have for each one of them to come up and present the facts to the public. Is there somewhere where the public's able to gain access to that process or how where where there might be sticking points or concerns that they have?

Yes. And thank you for bringing that up. Um I I think it is important to say to the community that there is extensive studies that have been done not only for this Cortier one but for the annexation process. Thank you. And we have so many reports and they're all available to the public. So we have the public records request process and several members of the Indian Meadows neighborhood in Northshshire have already requested that kind of from the beginning of the annexation process until now. All of those reports are available and each time these projects come before you, we do try to provide all of the detailed analysis and if there's questions, we invite the commission to ask any of the staff members. We have them here this evening and if there's other questions that come up on infrastructure, the departments are here to respond. Thank you.

Sure. And the applicant team as well.

Yeah. Yeah. So, one followup that for now that Miss Meline knows where she can go to see these public uh requests. The other piece of this is for Chris Bosley in the back of the room or Sean to be able to go, "Hey, there's something about this we don't like." And it's presented here. There's something about it that doesn't fit into city guidelines. And really for the applicants, that whole work they're doing before we come up tonight and talk about this, all that stuff is fleshed out so that Chris is in here. You can see it. It works. you know, there's some recommendations uh for traffic flow or whatever it is, but in general, each one of the departments is working with the applicants and if there's a stopping point, it's typically addressed. And if not, it would be addressed here tonight by any one of the city departments who had an issue associated with infrastructure that they own for this development.

That's correct. And then also the conditions of approval that are recommended by the different departments. Those are included to ensure that code compliance. All 28 of them. Correct. Got it. Thank you. I have Kevin Mcleen.

Well, I'll say that uh I came tonight prepared to talk about traffic. Chairman Msina and um you know you opened up the the meeting asking for general comments. If you're going to talk about quarter wait till later no I didn't let me excuse you there. I did not say that what I said that what we are here to to talk to tonight is connectivity with Hanley and um um Indian loop industrial industrial loop. I did not say you couldn't talk about traffic. If you want to talk about traffic, knock yourself out.

Well, I I think we've got a neighborhood of folks here that are really concerned that we're looking at pieces of what is really a Goliath development on Hunter. We've got Westside, East Side. There's thousands and thousands of homes that are going to develop over the next 20 years. And you're proposing cutting through and really using Atlas. What is Atlas going to look like with 10 20,000 cars a day? What is the plan? We don't know. We fear the unknown. So I think you know the majority of people here are here to en encourage you and implore you to share this information because without the knowledge we don't know what what the plan is. It feels like there isn't a plan. Right.

Let me interrupt you once again to give you clarity because I I think all of us here hear what you're saying about the neighborhood and the neighbors about Indian Meadows. It's not 2,000 homes on either side. Sir, let me let me finish. Sure. Okay. You're accusing me directly or saying stuff that we're not I'm not saying that. Okay.

I said also that I encourage public comment. But when you have public comment and what we have to look at as Commissioner Engel said in the beginning and we did this to clarify what we're looking at is particular items and that's what we have to approve when Indian Meadows or Nest Pierce or any of those other connections come up later on. there's going to be another public hearing perhaps if there's some changes and that's when yes you can talk about those connectivities and I'm doing this for so that everybody isn't repeating themselves so I I urge Indian medals because we must have had a 100 pieces of paper of public comment from Indian medals people which

I accept and that's the process but they were all talking about connectivity on Nes Pierce Apple, you know, Appaloosa and all those, which is fine, but that's just not in what we're doing. I understand. I think if you're going to address, if you're going to address what we are talking about tonight, yes, let's stick to the facts. You want us to stick to the facts as the whole subdivision, and that's not we're doing here tonight. So, I I urge you to stick to the facts, and I will give you some more time on the clock. Yeah. And I apologize if I, you know, obviously emotions are high, right? That I totally agree.

Lot lots of uh concern and we have this comprehensive plan that says please take into account what the neighborhoods say. We want this input. So we're here to provide input and, you know, feels like obviously the scope of what we're talking about tonight is is done so outside of this greater development. So, it feels like the neighbors are coming together here tonight to talk about um these eventualities that we will need to talk about and have um solutions for. Again, the process to the neighborhood doesn't feel very um you know, the the the flow of information could be better. So, um

how would you like the full information? We keep hearing that and and you know, Hillary alluded to there's websites, there's information, there's phones. So I'm say the, you know, you can get information. It isn't like we're holding anything back. And what I'm hearing, that's kind of what you're suggesting here. We are we're not we're not we're an open book. So I I'm I'm making this point and I usually don't have this conversation when someone else is here, but I appreciate it.

I just don't want that to be the impression. We are not listening nor the city isn't listening. We are. We are. But tonight, again, I'm going to repeat myself. We are right here in this little little thing. And not that I am for or against any particular thing. We're here with open minds. Sure. I hear the concerns. Believe me, I hear the concerns and I own personal opinions.

And so I would ask you to deny without prejudice this PUD until um some of these conversations can develop. Obviously, Mayor Elect Gan has made some uh moves to to have some neighborhood development, some developer input as well about how we mitigate what is to be unprecedented traffic for 2,000 homes on either side of Atlas. Atlas is not cannot get any bigger. It is at most three lanes. What happens to that entire corridor? It is it will be a problem. Thank you. Okay, thank you. Carol Root Tom, one sec. Yes, I'm sorry.

Hey, Sean, will you will you come on up for a sec? Excuse me, Miss Carol. You just give me a second. I think you pointed out in the comprehensive plan, you looked at that specific area that's being developed by Cortier, and in there, it looked like about 90% of it was zoned urban. Can you tell me what urban is for the Yes, I'd have to grab that. I read it into the record, but it Yeah, it's it's gritted street patterns and, you know, um multifamily development, trails, parks, you know, higher density.

And when when you look at that, uh the next piece Thank you. That's pretty much it. So, that's in the comprehensive plan for this specific area to be developed in the future. Yeah, the zoning also represents that as well. Correct. Okay. Thank you,

Hillary. How does the public get involved with the comprehensive plan if they don't like where it's headed or they're they need to know what the future looks like for the city? One, they can look in the comprehensive plan themselves. It's not a secret document. They can look and see the areas that are around them and get a better understanding for where the city's heading and and how the developers are working with the city to do just that. And then, so one, where do they get that? And two, if they don't like it, how do they get involved to help change or guide the future comprehensive plan?

Okay, the comprehensive plan is available on the website under the planning department page and it's on the the top left. It's near the top left. You can click on the comprehensive plan and that helps provide like if you're looking at this area, what does the future land use map show? What are the place types? What can you expect for the zoning and what the development type would be? Um, and then for the comprehensive plan itself, so it's currently, it's a 20-year guide for growth. It's a new one.

It's new. We updated it. It was adopted in 2023, so it is new. Actually, there are some community members here in the audience that were involved. We had thousands of community members that helped guide that. Doing the map, we did this board game. We placed tiles. We looked at development and where the intensity of development should be, including on this carter area. And so that was guided by community. And so that was that process. Um we were supposed to look at the conference of plan every seven to 10 years and if need be then we would update it. So we would notify the public when we're doing that again and everyone is invited to participate. They can also request comprehensive plan amendments. Um if you have your own property that you own and you want to do an amendment if it's if you're trying to do a zone change it's not consistent. But that's that's kind of the process for that.

Thank you Hillary. Thank you chairman.

Y I'm sorry. I want to add one more thing. I I also read through hundreds of pages of comments and I will admit and it's I don't feel like it's a conflict, but I live in Indian Meadows. So, um I know some of my neighbors here, but not all of them. Um so, when I read the comments, that's my neighborhood. I know exactly what you're describing cuz I live there. I live on the last street um in the neighborhood that backs right up to this development. I feel for you. I want to do whatever I can to hear your concerns. And I think the hard part and the struggle right here is just it's we don't have the tool to do anything about those connections at this point. Um the development agreement goes through city council. It doesn't get approved by us. The terms in that have been spelled out and then we don't get to address at the commission level. We don't get to address those connections until the PUD reaches that point. And so I don't think it's that we don't want to hear the concerns. We are pretty well aware. I'm very well aware um personally, but I think the we haven't reached that point and the buildout might be 30 years. So in 30 years, I mean, traffic will probably be worse. Um the traffic study will probably be different and we will use the most current information when making that decision when it's before us. So I think not that we don't want to hear it, it's just hard in the timing. And then property rights go both ways. So the applicant's going to come and present their side of it and we're going to hear this side of it and we'll use the most current information on a traffic study and sewer and water and all the things um to make the decision when it is before us in like minute detail. So I guess I just want to it's not that we don't want to hear it. I think our scope is limited by what's in front of us in this public hearing process. So, um, at least that's my I struggle with that

conflict personally. Um, but I want to know I I don't mind hearing about it. I just I just know that it's hard to hear about it a lot when we can't address it. And I think other commissioners share that concern. It's like, oh, there's just not a lot we can do about that at the moment um in our role. So, um, I guess just wanted to add that. Thank you for that. Uh before I call up Carol again, uh if any of the commissioners need to leave here and just come back, you don't because we're not going to take a break until all this is kind of done. I just want to Carol, come on back up again. Sorry.

Good evening. Thank you for your time. I really appreciate it. My name is Carol Root and I've lived in Indian Meadows for 23 years. And I've emailed you three separate letters which are included in your packet tonight. And by the way, the hundreds of pages you mentioned, um, I counted 14 letters that we've written to you, a total of 37 pages, just to clarify. So, I'm concerned how traffic from Corta will affect our neighborhood and all of our surrounding neighborhoods and Atlas Road. On 11:5 at 3:30 p.m., I was heading north on Kathleen and I got stopped at the intersection and I waited through seven stop lightss, excuse me, seven stop lights. Got a frog in my throat. Um, before I was able to clear the intersection. [clears throat] So, a week later, at the same time, I went back and I took pictures of the intersection observing the same problem. And those are some photos that I emailed you on 1129. [snorts] And to my knowledge, there are no plans to upgrade Atlas. And I'm just wondering what your thoughts are and how you're how you're thinking you could possibly mitigate the congestion that's on Atlas Road right now. Excuse me. I don't have a cold.

You want to take a break and come back in a minute or two? That's fine. If you want to Thank you. Sorry. It's all right. Are you stopping the timer? Don't worry about the timer at this point. You're okay. Run over. Rather not have you choke. [snorts] Okay, let me try again. Okay.

So, using Industrial Loop as the primary collector road to Atlas should help relieve some of the congestion at the intersection. So, I'm happy to to see you're, you know, going to use that and that you did by the the piece at the end of Industrial Loop. We um travel that road today and the road needs a lot of work for sure, a lot of potholes and breaking apart, but it looks like it would make a really good connection at the end. Um, it is the only street from Cortair which does not go through a residential neighborhood on the east side and it does have an existing stoplight. Um, as mentioned before, um, phase one states that the roadway connections would just be Corte Boulevard and Industrial Loop. Phase two currently shows Appaloosa connecting through Cortair to Hutter and Nespier connecting to Corte Boulevard. And I know we're not supposed to be talking about phase two, but I feel like the door was kind of open when Gabe said that we're going to use two streets a half a mile apart. So, I kind of feel like I maybe I could have a little leeway there. Um the phase 2 traffic study only examined the [clears throat] southeast residential section not the full cartier development. So I think it significantly understates the impacts on Appaloosa Nesp Pierce and the whole Atlas corridor. The TIA done in 2022 states cortel would generate 23,800 new average daily trips with 2thirds of these trips traveling east through our neighborhoods to and from Atlas. The KMPO projects NES Pierce traffic will grow from 1100 trips per day to 11,000. I don't believe that PUB should be approved until Industrial Loop is

designated the primary connection to Atlas instead of our rural roads. Until Industrial Loop is properly designed as a true collector arterial connection and clearly prioritized, I respectfully request the Cortair 1 PUB be reconsidered. Residents would like to see a design revision encouraging more traffic to use industrial loop rather than Appaloosa or Nesp Pierce. We would also appreciate your acknowledgement that phase 2 will greatly impact traffic circulation even though it's not on tonight's agenda. Please ensure Appaloosa and Nespierce function as local access streets, not the primary conduits for Carter traffic in phase two. So we understand that growth is not stopping anytime soon. As planners, you have a huge responsibility to manage that growth while also preserving the character of our unique neighborhood and our beautiful city. So thank you for your time.

Thank you and thanks for the water. Uh Pam Hulcom. Hi. Hello. Um, thank you for listening to all of us today. Um, I've lived on Nees Pierce for 33 years and I did email you all um, in a couple of letters in November about [clears throat]

um, uh, protecting Indian Meadows from the traffic. And I did read in the planning and zoning minutes today for phase one that um Affinity will be um got to from um Industrial Loop, you know, and also on Courtier Boulevard off of Hanley. And I am really glad to see that because that means that traffic is not going to go through Indian Meadows. Uh my questions are you know why isn't industrial loop being revised as a collector and arterial and is it true that it is in the current design that it functions as just the residential local street and um Miss Fleming I hear what you say about

it's real big trucks yeah and we have a ton of um students on our streets too and we don't have sidewalks And so it's a similar situation except we're residential and and I understand you're not mixing new learner drivers with industrial trucks and fire guys.

These are industrial. They're they're large glazures. There's modern glass. There's heavy duty log and and recycling. There's there's a lot of industrial there's it's an industrial park with industrial trucks and um so I would be concerned letting my 15-year-old drive in.

So perhaps those parents could tell their their kids um you better not use this route. Go ahead and use Hanley and turn right into Corte. Um Industrial Loop does doesn't have any residential housing. It serves as a subcollector. It has a traffic light. It offers the close emergency access for Celane Fire Station number four. We're rural streets. Um and you know, if I could just forget my little speech here. Um you know, the comprehensive plan when when you said wellinformed, responsible, involved in community discussions, we have not been involved and people don't really know what's going on, including city council. The one thing I learned tonight that I was really excited about is Industrial Loop was that one piece that the city didn't own that um one of the city council members said in October, "Well, we had the opportunity to buy that, but we didn't." Hey, I learned tonight you guys bought it. We can use it. That is that's great. Um I just if I could wave my magic wand it would be industrial industrial loop Hanley. Um you come down Kathleen you turn right you go that way or you use Seltis and you just keep us out of it. Um Atlas can't handle it. We don't want it. I have this horrible fear. Horrible fear. You're going to take all the trees and you get out of the middle of Nest Pierce and I think this is all I'm good for tonight. Um, just let me talk about the trees for a second. I don't think I and I again I said I usually don't get in this conversation when people talk. I don't believe there's any plans of taking

trees down or anything like that. And again, if if if I hear it again, if people in Indian Meadows don't know what's going on, I I I I heard that a number of times and it's um a little confusing to me because there are certain people that speak that say and they're part of Indian Meadows that are so organized and then someone comes up like yourself says, "We don't know what's going on." So, I don't I guess there's a disconnect with the and let me I'm not trying to have a conversation. I'm just trying to say some stuff here. Is this maybe Indian Medals needs to get a little more organized? I think they're organized on certain certain items.

No, I think Sorry. Go ahead. There are certain items that you can certainly get from the city and it keeps coming up and I don't think it's it's it's prudent or fair to say the city is not we don't know what's going on. I'm saying we don't know what's going on and well I'm not sure or the surrounding neighborhoods there are means of doing that or you know because everything is talking about traffic that's going to be coming out of

years ago I met with I met with you guys I met with somebody we met with somebody and we were told Nespierce will be years used the trees won't go down um but don't worry it's 25 years out so I thought I'll be in my mid 80s I can put this on old. I didn't know till till Suzanne was walking the neighborhood that this fight has been going on for the last three years. And due to that fight, they got the numbers down from 5,000 to 2800. I don't know what we're going to gain here, but we have to get little wins. And thank you, Mr. Copus, because you're saying, "How do we get the word out?" Yeah,

because somebody's saying it's all seven streets and then you're saying no, no, it's just two streets and then now we get industrial loop and that's that's great. That's really good. But who makes the decisions on these street things? Because everybody's saying something different. Yeah. Do you drive on Atlas? Okay. Okay. Thank you. Thank you, Hely Picker. Hi, it's Haley. Hi.

Um, I live I don't even live in Indian Meadows. I live in Fairway Forest. I have for 25 years. Um, the city has failed us there the since 2006 when they put in that new development across from Indian or Fairway Forest and I would implore you to drive down Master's Drive, Fairway Drive, maybe might even double dog dare you to try and ride a bike or walk your dog because I have an 11-year-old who was here for most of the meeting. He cannot ride his bike because of the traffic. We have from your off from the city. People drive down our road at 55 miles per hour. It's a residential street and your condensation. You're so rude to people very concerned about the problems they will have that I have. The city ruined my childhood when they didn't do anything 20 years ago, 15 years ago. And now my child in the same neighborhood cannot ride his bike. And we like the industrial park. I don't want my 11-year-old to ride a bike. Your 15-year-old riding driving next to a dump truck. They're coming through my street. Laugh.

No, I live on Fairway Drive. I see. I'm on Masters and I see the traffic as well building because people don't want to be in Ramsey. They cut through. Right. So, it's going to happen to Indian Meadows. What has happened to us? It's growth. We're going to be pushing more traffic down Atlas. [clears throat] We're going to be pushing more traffic down Hutter. It's coming out of Rath. It's coming. We can't shut the door. We have to But you should do something. It's your job. And you're not doing a good job. And you're very rude while doing a poor job. I respect all of the There have been two developments put in since I have lived there. And the city has failed with both of them. The one on Seltis and the one across Atlas.

We don't have control over KMPO, nor do we have tax control. Well, then you need to deny projects money that you can't control the outcome of. It is your job to approve and deny. Yes or no? We're volunteers. Just so you know, we're volunteers. So, you don't have you don't have duties or responsibilities because you volunteer. Can we get back to the issue that I'm going to stop you going to stop? Sorry. Can we get back to the issue?

This is the issue and I'm being told that I'm wrong and it's not the truth. You have done nothing to mitigate traffic through to the new Seltis development nor the one on Atlas that is older and now it's going to happen to this neighborhood and you are not heeding any warning any concern about anything. You're laughing at these people who are very concerned. My child cannot play outside. I don't think you guys understand how ridiculous that is that a little boy cannot play outside in his own neighborhood because of traffic. It's ridiculous. And I would like to see you come over to my house, but I want you to walk from Fairway. I want you to walk all the time. Do you walk down Master's [clears throat] Drive? I'm not going to do this. It's not personal.

Bri, it's not Brian Kitchen. It's not personal. Uh, good evening. Good evening.

There was a slight breach of etiquette going straight to the double dog. Dare you, but All I can say is I can't top anything that's been said because those are my points too. And honestly, Mr. Msina, when you gave the intro, it sounded like only thing that we could talk about was Cortier one. And you have to understand this has been a big concern for us since Corair started this project is what kind of an impact is it going to have on our neighborhoods? How safe is it going to be? A lot of people walk their dogs or walk for exercise or jog and we don't have sidewalks. So tell me what that extra traffic is going to do. I know there's been studies. There's had to been studies, but I haven't seen one done on Atlas Road. I can tell you Atlas Road is an absolute it it's a minefield. Certain times of the day, dare you to even go down to the roundabout at Saltis, let alone try to get through the traffic light at Kathleen. [clears throat] And you can't you can't widen Atlas Road. I mean, there's just no room for you to do it. And I guess what all we're trying to say is that yeah, I know that Cordelane needs to grow, but you it's always been about infrastructure, always. And we don't see anything happening there. We just don't. This thing on uh um industrial loop, that was great. We're happy that happened, but we also see the downhill trickle from the rest of Corair coming in. And I got to tell you, I love our home. My wife and I both

do, but we're really thinking about moving because nobody's taking care of business that we can see. That's right. That's right. So, thank you very much for your time. Thank you, Allison. Crows. Okay, thank you. Hi. Hi there. Um, my name is Allison Kross. I live on Buckskin Road. Hi, Sarah.

Um, I'm going to just add my agreement to everything that's already been said, but I have one other thing that probably hasn't been said. Um, I'm a little disappointed to see the the smallalness in the size of the industrial loop connector road. You guys know because you've seen all of our letters. We've been writing them. We're really hanging our hopes that Industrial Loop is going to be a major connector. Major. We know that Nesper and Appaloosa, it's been pretty clear tonight that's happening. I prefer that it wasn't, but I know that it is.

But we [clears throat] as a neighborhood, and we are more organized than you think, we are definitely lobbying that Industrial Loop would be a major connector. And what I've seen tonight, it's too small. And if we approve what's what we saw on this on this plan tonight, and then we go into uh the the second and third phases, and this little connector road is already approved, you guys, whoever is on the planning commission at that time is going to say, "Too bad, so sad. It's already been determined." That's not fair. It's not right. They are connected. Phase one and phase two and phase three are very much interconnected. What happens tonight affects phase two. Please please reject the the the layout with industrial loop. It needs to be a major connector. We've got to take the traffic away from the southern part of the development and start getting it through that industrial loop. Yes, there's big trucks on there. Do you know what's going to happen to Nez Pierce when the big trucks are coming through Nez Purse? It's going to be terrible and there's [clears throat] driveways. So, I'm just encouraging you guys to um just decline. Decline, reject it, take it back to the drawing board. Um that's what the neighborhood wants. I think you guys know that. You've you've been seeing our letters. You know that that's um the thrust of the neighborhood. So that's what I wanted to add. Thank you.

Thank you. Um Raymond Shook.

Hello. Thank you. Uh I'm a resident on Need Pierce on the Northshore side and I know I'm not supposed to talk about that neighborhood, but I agree with everything that everybody else has said about kicking this can down the road. uh you don't want us talking about it. I'd like to see the plan for phase two and three. And I'd also like to know why you're letting them build this thing and dump that traffic on Atalus Road, which I have seen for 45 years get from Hanley down to Seltis one band-aid after another. It's a crappy road and you're talking about putting a lot more traffic on it. And uh and I think what you really need to look at is putting another track. You need to run a main artery down to Celt for this neighborhood. Uh these guys are going to make millions, [clears throat] billions of dollars or whatever and they're going to ruin our neighborhoods. Uh build a build an artery down to Seltis and you might have to buy a little property to do it. I worked on roads for 40 years around here and uh I I've patched I've put band-aids on Atlas Road several times working for paving companies here and it's like the only road in town you've never taken care of and you're talking about dumping all this extra traffic on it. uh make them pay for uh developing Atlas Road or something instead of just making things worse for I I you I've seen the traffic down there at Seltis in the morning since they opened up Hanley and whatnot and you're going to dump more onto it. Uh and uh yeah, and the golf course area is going to get way more traffic when they start coming out of there.

Yes. What's going to happen to our property values on NZ Paris and Aspaloosa? Yeah. Are we going to have to pay for the improvements they're going to need or is that going to be paid for by this company or what? Okay, that's that's all for me.

Thank you. Uh Holiday Sanderson. Hi, I live at I live on Sherwood Drive which is in Queen Anne just to the east of Indian Meadows and west of Atlas. Ever since Hanley opened, the impact on Atlas has been horrible. So when you start dumping all this extra traffic onto Hanley and onto the industrial loop, it's just going to get worse. So my request would be to a planning commission is to do some of that and think about the impact that all this traffic is going to have on those two roads. Certainly the industrial loop needs to be increased. It's too small in this plan. You need to be able to get more cars out that way. And looking at the big picture, there needs to be big picture looking at Atlas and the effect on that. and hopefully eventually ensuring that most of the traffic in the entire quarter lane development gets emptied onto Hutter and not onto Atlas because we can't make it any bigger. I mean, if you put a third lane in, everybody's going to get all gummed up turning left and left because south of Kathleen, none of the roads match Fairway Hills and all that area. So, I'm I'm concerned like everybody else here is concerned about the the horrible traffic that's going to increase. Please please make Industrial Loop a bigger connector. Thank you.

Thank you. Josh Picker U is opposed but didn't indicate if he wanted to speak. Tom Ber Burby. I'm sorry, Tom.

Thank you. You're welcome.

I uh live in uh Queen Anstates as well. I know you want to talk about that later, but is this the later commission or is it the planning commission? Right. We need to think about this now. We've got at a peak this summer 19,000 cars down Atlas. Corta is looking at 10 plus thousand more cars potentially going down Atlas. Right. The elephant in the room is the other 600 acres on the other side of Hutter that no one's talking about. Whether it's brought into uh Cordelane or stays in Post Falls, there's still going to be cars going somewhere, right? So what's the plan? If any of you don't think that Atlas, Hanley, and Hutter are going to eventually have to be a fivelane roads, then you're not qualified to be there. It has to. You just look at the numbers. It has to. And then the second part is we have this developer. They're putting all this uh all these homes in and that's gonna that's been testified to necessitate another fire station, 15 more police officers and vehicles, another snow plow, two schools. Who's paying for that? The city can't pay their bills as it is without hitting us homeowners up with more property taxes every year, right? So, what's the plan? Right. um February 7th, 2023, the Coupney County Land Company agreed that night not to connect on those three streets, Appaloosa, um Arrowhead, and Nez Pierce. And the city council didn't vote on it that night. They pushed it and when they came back two weeks later, those roads were back in. So, I know they can do it. They just don't want to do it. And to their point, it's your respon I know you're volunteers and thank you, but it's your responsibility. You make the decisions that are going to that are going to [snorts]

define this city going forward. So, please look at it. Listen to us. When you have this many people come out in opposition, it should say something to you, right? There's got to be a better way, a better plan. Thank you.

Thank you, [applause] Keny. Chairman, I got a question for Hillary. Uh, I think we did an impact fee scheduling workshop last summer. Is that right? And can you just help me? I think we changed the fee schedule to get it up to date with current prices in order to cover the demands for all the different departments that Tom just referenced, whether it's fire, police, there were a bunch. So, can you can you address that really quickly? And I think the key point is who's paying for the growth? Is it existing homeowners, taxpayers, or is it the developers and then those that purchase the properties?

Okay. So, the city did impact update our impact fees. Um, so that is great. And we have it on kind of a progressive schedule increase each year for I think we did it for five years. So, those have been updated and they are more consistent with the neighboring communities. they were below um market previously. So that does help pay for police, fire, as well as circulation improvements for roadways and for parks. And so we do have those impact fees. Thank you. You're welcome. Okay. Thank you. Uh Kimberly, and I can't make out your last name. She lives on Sherwood Drive. Uh did not signing in.

Oh, okay. Richard Bennett does not wish to speak and is opposed. Rhonda Bowling is opposed and does not wish to speak. Sarah Bennett is opposed and does wish to speak. Picked the wrong thing.

Hi. So, I'm Sarah Bennett. I'm actually a resident on moccasin in Northshshire and I think I bring just a couple more bits of substance to the conversation. I agree with everybody who is in opposition tonight. Um in regards to safety in the green spaces, um I would ask for the burden of that cost to be on on Ctera. that 10 ft of space between the back of two homes um will cause a burden I believe for our law enforcement to have to potentially patrol that space. Um it's just a it's a dead space and uh easy for vagrants to sleep back there. I have seen vagrants on Atlas Trail. So it's just something that um that I would just caution us with as you make decisions for how this Cortier moves forward. with regard to the industrial loop. Um just making sure if this is going to be used by them that there is adequate access for uh sidewalks for the multif family housing units that are going to be there. We'll have Alice population that is potentially um you know don't have vehicles and so they're going to be seeking public transportation. They're going to access that on Atlas. So making sure that that is enough ingress egress for the amount of traffic volume that that industrial loop is going to to need to handle. Again, burden needs to be on Corta. They're going to make billions off of this project. We know that it's massive amount of space. Third point is in regards to track C and what I understand will be a gate as well as a well and a single family home. So that gate I understand that several of your commission the commission members here don't like gates. I was at the last board meeting and learned that very well. Um so I want to bring something that's a little bit offhand but relevant

to the situation between Lancaster in Hayden. So if we think of Lancaster and we think of English Point Road and we know this connector of Meadowwood Lane 20 years ago, the only access between Lancaster and Meadowwood Lane, if you can recall that, there was a connector there for development, but there were two fire um whatever you call them like fire service gates. Knox gates with a knockbox.

Exactly. um today, 20 years into the future, those no longer exist. So my concern for this commission is in regards to Norshshire that connector expires in phase two of this proposal tonight is that eventually in 20 years that gate will go away and there will be a road from Corta into to Norshshire and we'll have all of that traffic easily flowing through not just in the three points that we're talking about that have been talked about with Industrial Loop right with Nespierce and with Appaloosa but Spires will eventually go through 20 years in the future. that gate will be gone. That's only accessible via our fire service. So, just points of concern. Thank you so much.

Thank you. Uh, anyone else wish to speak that hasn't signed up before I ask the applicant to come up? Okay, [clears throat] applicant come up to go. Uh, you guys want to come up and answer anything that has been said? If not then chance to chance to rebut. Yeah, they do. Rebuttal of any. Yeah, come on. You It's your turn. Well, can we talk within our group for a second? Excuse me. Can we talk within our group and then [snorts and sighs] Sure. You go ahead. Talk within your group for

this. Chris Bosley. No, Chris is back there. Chris is still back. Oh, Chris is there. About the roads. On the timeline for Atlas widening. It is on schedule. I know. I'd like to know Alice, too. Hillary. Hillary. Can is Chris still here? Yes. Chris? Yeah. Chris, can I put you in the hot seat for a second [laughter] since we've all been talking about stuff while you've been sitting in the back? I haven't been listening at all. Weren't listening? All good. Um in the hot. So, can you address the widening of Atlas? Yes. I was hoping I would get the opportunity to do that.

Um I didn't I thought it might come up in the staff report, but can you address the timeline and what that already what is already in the works for Atlas?

Yes. A few years ago, we got a I believe it's a federal grant, but it's through Idaho Transportation Department to reconstruct Atlas Road from Seltis Way to Hanley Avenue. It's $4.8 million grant. It will widen it to three lanes, put bike lanes on each side, and there will be some pedestrian crossing points because we can't really get a sidewalk in on the east side because of the Forest Service property there. Um, but that of course with federal grants, everything takes a little while. So, um we're finally approaching uh the year 2028 where design the design funding will be released. Um and then in I don't think it has a construction year yet for it. So, it'll probably be like 2031 or two or something like that. Sometimes those projects can move up depending on other uh projects that fall off out of funding. Um, so we hope that will happen, but we do have a plan to address that in in somewhat near future, but we're counting on federal dollars to help us get there.

And the federal dollars when we do get a federal grant, the advantage being that it's not all local dollars, but there'd be a match requirement, right? And so we'd have to pay just a fraction of what we would be otherwise. Typically, it's 7.34%. Yes. It's a it's a good return on our investment. Okay.

Someone made the statement, Chris, that it's just not wide widening widenable. Uh you can't you can't widen it because you just can't uh it's too constrained. You got the feds on one side with the nursery or what, you know, and I've looked at it myself going, you know, is is it po it's it's possible to obtain the land you need. It's it's normal process to to do that. I guess the feds are subject to uh eminent domain or whatever you got to do to to make it happen. Right.

Right. We hope. Um so um yes, there was a preliminary um design done for it was a conceptual design done for that portion of the project to make sure that it was all going to fit. Determine how much right of way would need to be acquired. And pretty much there was a a sliver of right ofway that would be required to be acquired from the Forest Service. So we need to start conversations with them on that. But it's on that, you know, west side of their property where there's just an access road and their fence there. But to do the grant, you had to come up with a vision [clears throat] and a sketch sketches and lay it out and it's it's doable. Yes.

And it is being planned for. It's just a little further out than we'd like. Right. [snorts] Correct. Yes. Yes. Okay. Don't go. It does not. So, uh, can we talk about industrial loop a little bit? And just hear in the comments tonight. What are your thoughts on widening, developing, making it more robust than it currently is for traffic, future traffic flow?

Um, well, adding lanes to it doesn't make a whole lot of sense. um because you'd be intersecting it into Atlas Road that's only one lane in each direction anyway. Um it is not a classified as anything in the federal functional classification system like Atlas is an arterial road but um also just for your information was designated as an arterial um this year.

Is there a way to swap that designation? Well, I'm not sure because we we just went through the process of redefining these designations this over this past year, right? I requested to change Nespers from an arterial to a collector because it just did not make sense to be such, you know, [clears throat] highly that high of a rating on that road. Um, industrial loop is not even identified on that. Um, right.

But for so I put in that request several months ago. It still has to be approved by Idaho Transportation Department and then it has to be sent to Federal Highway Administration for final approval. So it's still stuck at ITD. I could inquire about what we can do with or with industrial loop about adding that to it. Um, it was never identified as anything because it didn't go anywhere. So, it wouldn't be a collector or arterial.

Um, but we are aware that it does need some some work. Um, it's very alligator cracked through that whole area right there. So, when uh Corair goes in and puts in that left turn lane connection there, we might have to uh address the rest of that corridor out to Atlas Road there. And then do you know um and Gabe might know if you don't know uh the little piece of property purchased so to the north of that pretty close is a storage unit facility on a separate parcel. Did you purchase the entire Right now at least online it looks like it's like the entire large corner parcel or did you just purchase a sliver of right away?

Let's address corner parcel. Yeah. Yeah. You Okay, great. Good question. You know more for Chris. Uh yeah, one one more, Chris. And we heard a couple people talk about, you know, Atlas and queuing up going north. It it it gets a little uh backed up at rush hour at at Kathleen, for example. Um I drive that all the time. I live off right after You're part of the problem.

Yeah, I am. I live right off of Atlas, so I I I I know how it goes and and you know, there's most most of the time it it works pretty well. I there's a few times I might take a different route, you know, because I know I know better. But, you know, recalling from you taught us all up here when we were doing the Atlas Mill devel redevelopment.

We talked about uh traffic signals at uh at Seltus and and Ironwood, for example. And at that point, I realized we got ratings AB CD, you know, uh kind of deals. Is there such a thing for the Kathleen Atlas? Have you done the little pocket study right there to Is that a D or is it a C or is there any improvement that could get squeezed out of the timing of that stuff right there?

I'm not sure the letter grade on that, but I can say with 100% certainty there's some improvements we can make there. I know that we can turn um add a westbound right turn lane to help relieve some of the pressure there. Um the widening itself will probably uh relieve some of that. We're also looking at doing signal timing um between uh adjacent signals throughout the corridor. Um that's something we're starting to get into now with other corridors. We just did that with government way because we finally have uh traffic signal equipment that's new enough to accept programming like that.

So those are kind of things that that I'm encouraged that we might be able to do long before the 2031 big big deal. Right. Yeah. Thank you. Okay. Thanks Chris. Thank you. Okay, John. Okay. Hey, I'd like to have Sean Messer with Civ. He's our the project traffic engineer come up and address some of the traffic and give some background on what studies have been done, how studies are done, and and what information is available. You guys could address anything that you've heard. Okay.

Hi, good evening. Sean Mesner with Civ, the traffic engineer for the project. I've been up here before at the at the annexation process and at other times as well. So, I just want to kind of recap on on how uh traffic studies in the area are performed and how we coordinate with both KMO and city uh staff as part of the process. Um and how KMPO kind of plays into this overall master planning for the entire region. And so um as part of the process for this project, we did an overall master study uh back in 2223 where we looked at the entire development site of Cortair. Um we coordinated with the KMO at that time to get their latest modeling information and coordinated with Ally to give her our her [clears throat] best guess at the time at what development was going to occur. and she ran that KMPO model, provided us those details and that high level analysis that was part of the annexation process. Typically, when you have master plan communities that are very large, you want to do a master traffic study for that so you can identify what those future improvements would be at buildout. So, we're talking 20, 30 years down the road. And that all feeds back into the city's comprehensive plan and into the regional model for improvements that are uh either borne by the development or in part due due to the development. The impact fees would pay for city improvements. And so there's a very coordinated effort with all of that in the sense that we're [clears throat] being transparent about what's being developed. We're coordinating with the agencies for that traffic information. Once you start to break it down into individual phases and what's part of our development agreement is that with each phase of Cortair, we're going to do a traffic study for each one of those

phases separately. And what we do is with the traffic study process, we'll coordinate with Mr. Booseley, talk about the horizon years that we're looking at. We look at existing conditions um five years from that point in time when we think we'll have substantial buildout of that particular phase and then another five years beyond that when we're looking at the buildout of that particular phase plus five years of growth within the region. So we coordinate again with the KMPO for what the regional trends are for development along those roadways and we have kind of a regional growth rate that we apply to the existing traffic counts. So we go out we perform traffic counts at all of our study intersections. We grow that traffic by the regional growth rates. So traffic on Atlas isn't all just traffic from Cordelane. It's from Hayden. It's from Ratham. It's from other parts of the of the region. And as the region grows, that traffic on those roadways is going to continue to grow. So we account for that. And then we add our site traffic to that. And we look at those impacts of what is needed by background growth and then what's needed when we add our site to that. And as Chris mentioned before and as we've talked about, there's certain project improvements that are needed with those different phases. And then there's other projects that are needed because of the ambient growth, because of the growth of the region in which the impact fees would pay for or help to pay for. So for this particular project, we looked at just the phase one itself and we applied that site traffic to all of the regional growth and that's what's within the quarter traffic study, Cortier one traffic study on our part. There is a quarter phase 2 traffic study that was submitted to the city, but it was a kind of a mixup on the internal part of our site uh and development team that that was submitted before Cortier 1 and it was kind of

backwards. So there is in public record a Cortier 2 traffic study that's going to be revised. The reason it's going to be revised is what we do with each one of these individual traffic studies for the phase is when we look at that next phase. So phase two will come in next. Phase one will be counted as background traffic. So we're we're not dismissing the traffic that'll be generated with back with Cortier one. We're building upon that and it's all in line with the master traffic study that we had at the very beginning of the annexation process in terms of number of units. So we're not we're not just looking at one individual phase by itself. Uh in that sense we are accounting for previous phases that will get approved hopefully um through planning commission and through council. So we do those traffic counts at all of the study intersections. We apply the grading system of A through F and that that helps us analyze the congestion at each one of the intersections and it also helps us identify what improvements would be needed to support the future growth. So within the traffic study, we did look at all of that. We made recommendations about what the improvements are and where the impact fees that are collected from the development could go to helping the city to improve regional flow. Um, as Chris mentioned, the atlas being three lanes, we accounted for that in the traffic study. We saw that as a project within the transportation improvement program, and we assumed that that would be constructed near 2030. Again, this development is going to take several years.

How many years will it take to build out? Uh, you know, Mark, it depends. Some of the structures will take a couple of years to [clears throat] build, you know, even after the infrastructure. So, right. So, here we are almost 26. Construction will probably

26. So, um, you know, by 2030, not all of our site's going to be built out, I don't believe, or maybe part of it, but by that time, we're assuming that that Atlas will be a threelane pro or a threelane roadway. And what Chris also mentioned about the signal timing, we recommended that as part of the recommendations for Atlas is to do a corridor analysis of that and adjust the signal timing so you can get platoon of traffic through at the same time. That'll help the functionality of the roadway. It'll help to reduce uh the number of stops that people make. It'll hopefully uh improve the fact that you don't have to wait for seven traffic lights to get through Kathleen. Uh things of that nature. So, we looked at all of that and those are all part of the recommendations of the traffic report. Um, regarding some of our site traffic and where it's going, um, there is some traffic that will be going east of our site, uh, either through Kathleen or taking Hanley over to Highway 95. There will be some traffic going south on Atlas to Seltis, but a large portion of the traffic is actually going west, going west into Spokane to work. So all of these are residential units that are single family or multif family with the exception of the affinity and where the employment centers are within the region there's almost equal traffic distribution between Spokane or Post Falls versus downtown Celane and so there is a distribution of traffic to the west as well using Hutter using Hanley to get back over to Highway 41. And all of that's documented in the traffic study as well. So it's not all traffic going out to house. There's there's a distribution and that was coordinated with the KMO as well. And you also look when you look at the individual plat you're looking at other traffic mitigation that's not kind of the

average what we think of as lights and you know widening roads but you're also looking at like you know curving a road or I know there's some areas even of Cordelane Place where you go in and you're like how do I get out of here? um you know, different things like that that help, you know, our brain just kind of like, oh, we should go this way. Like it just kind of moves the traffic in ways to get to those main roads that are more maybe more subtle, not like hard, you know, mitigation like a light. Um, but I know you guys are looking at that kind of stuff, too. And maybe in maybe as we go through the PUDS you can point out some of those mitigation efforts because I I think some of them are maybe more subtle than than we might notice. You know,

and to that point, Corteer Boulevard, the way that it's laid out in the master plan with the with the curves is just for that. It's it's the focus, and Gabe kind of mentioned it before, of trying to focus our site traffic back to Court Boulevard so that that traffic can exit or enter from Hanley and from Hutter. the landings and cordling place are similar and they're like beautiful in the fall you know with the trees on those boulevards just like oh you're that's you just like want to drive that way you know so but you don't think a lot about it so I think maybe some of those efforts like going forward I think are helpful because I know there are some subtle efforts to mitigate traffic too but this particular piece I I do think it's a win you got the connection at Industrial Loop I don't know if it could be wider or not and that parcels is kind of funky the way it aligns with industrial loop. Um because there is a building right there above to the north that's not on the same parcel. Um I think that's a win. I do think we we have no control over what goes on the other side of hand or Hutter, but the fact that this is in the city of Celane, I I know it's challenging to it's such a big project, but at least we have control over some of those decisions instead of it being like right up to Celane but Post Falls and something we wouldn't have or the county and we wouldn't have any say. So, I think I mean I think it's just like I hope that everybody sticks around and is patient with us because it's it's so big and there's lots of moving parts. And I think particularly for and and I I feel you being in Indian Meadows, but I think there's just like as a volunteer on the planning commission, there's like parts that we we know are coming, but we just can't decide on yet. But but we're trusting that there's a lot of really smart people and experts at the table helping getting us there. Um and we we want to address those, but they're

they're all kind of working with grants and working in timelines and um there there is some planning going on behind the scenes. Um quite a bit I think more than more than the time we sit up here. So when I was I was pleased to hear that there is a master traffic study that has been completed back in 2023. Has that been published or is it readily available to all those in the room? I'm worried that a lot of us haven't seen that or weren't aware of that. We've seen it in Indian Meadows. That's why Yeah, it's available for the public. They've seen it as well as the Corta 2 study.

It is, but that it's that the one that's in with the city is going to be replaced with the revised one because the timing of Cort 2 and one kind of got flipped around. Well, I'm sure there are plans that need to be evolved as new information comes about [clears throat] and as the projects get planned out, but it would be it would be very beneficial if you made those that information readily available certainly to the residents of the communities that are going to be affected by it. It sounds like that hasn't happened. So, I'm surprised. Yeah, I know that with the with all of the studies that we've prepared and submitted to the city, I believe those are available online. So, or through public records requests.

And in your recommendations in that master study, did you take into consideration improvements on the industrial loop? At that time, there was not an industrial loop connection with the master study. So, that that's that's a new piece to that. Um and so the master study uh does not have that connection to industrial loop nor any uh additional improvements to industrial loop. We did look at the industrial loop intersection at Atlas and again there were some signal timing recommendations through the master traffic study there but at that at that particular time this connection to industrial loop wasn't wasn't known.

We didn't own the property to a facility. So but the the difference between the two is there's there is more tra there will be traffic using industrial loop and less traffic using uh the other connections throughout the system. So it does help it helps to distribute the traffic. Thank you. Go ahead. I'm sorry. One quick thing. Did I understand you correctly that you said approximately 2/3 of the traffic would be distributed towards Post Falls and and Spokane?

Um, not 2/3 of it. No. Uh, we have about um let me look real quick. I thought I had it up. It went away. Just so I give you the exact numbers. I've got it here just to find it. So we had about 40% of the traffic going to the west. So about twothirds of the traffic is staying either within Cordelane or going north. Thank you. No. Okay. Thank you.

Um the percent east just to kind of answer that. So we were showing about 10% of our site traffic using Hanley to the east of Atlas. 10% using Kathleen to the east of Atlas, 20% using Seltis east of Atlas, and then about 6% going north on Atlas. And again, that was numbers that was coordinated through the KMPO and through the uh through the traffic counts that we have. And um I guess that's all I have on the traffic. So, okay. Guys have any more?

That's it. Okay. At this time, I'm going to close the public testimony on this, bring it to the commissioners for further discussion and hopefully a motion. I have a question for Gabe. Sorry. Um, that was one that was a public comment. um the trail space, the the buffer trail space all the way down on the east side that'll be maintained by the HOA. Correct. Correct. And that's kind of incorporated as far as the mowing and monitoring and that kind of thing. And then I guess if there was an issue, they would loop in the police with a sixoot fence with a sixoot privacy fence.

Yes. And I I think there was a um assumption of a 10 foot wide space in Cortier one that that combinary tract is 50 ft wide with a 12ft asphalt path and then Oh, so it's significantly wider than that. So similar to maybe like the prairie trail like where it's a little bit landscaped but the trails right through the middle and prairie trail right of way uh through our trail subdivision is 100 feet wide so it's pretty wide but

but but it's not very landscape. This will be a more landscape manicured corridor with trees. Um, we also have that relocated 24-in transmission main that'll be about 10 ft off the property line. So, that won't have any trees on it. That'll be open. And then we'll have the trail adjacent to that to serve as access for the relocated transmission line. And then between the trail and our development will be where the trees are predominantly planted where we don't have conflicts with under. So, that'll be a pretty solid buffer and it'll be

and then the fence on the property line. Okay. Um, and then I guess I was looking at just the main the bigger numbers. Now I'm gonna We have way too much, but it's 576 units. Is that right? Somewhere around there. Anyways, it's about 21%. This this phase one is about 21% of your cap of your 2800 units. So that's a pretty good chunk. I just wanted to kind of highlight that. I guess that is going to access Hanley or Industrial Loop. Of course, if you're on the west side of the development, I mean, Hutter is going to be quicker anyway for those ones. So, it is a pretty good offload of traffic to those two, you know, cuz you're at first I was a little like I may be a little annoyed with the density on the lot size because it's pretty small. Um, but then I was thinking about my neighborhood and I'm thinking, well, actually, leave it up there right where you put that new connection. So, um I do think that's positive and that the the densities up there with a new connection um kind of offloading it from everything south. So,

so all residential units in Corta are closer to Hutter than they are to Atlas, right? So yeah, every everybody will it will be closer and we're trying to make it as convenient as possible for people to get to Corte Boulevard north to Hanley or southeast to Hutter at ultimate buildout of the master plan. So that that's been our traffic basis since the beginning. Yeah. Okay. Thank you. Thank you. Okay. Discussion amongst us or Go ahead, John. I I think uh I appreciate everybody's role here tonight. You know, from my two cents, we're volunteers. We're not paid to do this, but you know, I I

we're elected.

Yeah. Or I I applaud uh people taking the time to come down tonight. Staff's done an awesome job. Uh applicants answered a lot of tough questions. I think I think there's been a lot of good communication achieved tonight. You know, we asked, you know, what's the forum? This is part of it. I I learned more about Atlas tonight than I than I knew about that. There's some lowhanging fruit things that uh Mr. Booseley said u you know might be able to be doable and signal tweaks and right turn lane here and some things to make make things better while we wait for 2030 which will be here before you know it. Uh the last five years went by pretty fast. it. So that said, I I I emphasize our our job is here tonight is to look at what's before us, not what's out out there. And and we have a subdivision and a PUD before us. And the attorney would beat us up uh if we didn't keep our focus on what are the findings and Sean the planner laid out those what here's the findings uh and whatnot. you know, the little connection to to to industrial couldn't be perfect, isn't perfect. There's a few potholes in there and whatnot, but uh you know, that said, uh I would say there's there's a fair amount of good here from, you know, the macros big picture, you know, in terms of what is trying to be achieved here. We got 5% affordable housing units. We got a 5 point 5.4 acre park. Uh that's great. You know, the residential units that you see there, it's 3.9 units per acre. Uh that's half of what's allowed uh density. So, you know, the housing variety I think is good. There's something for seniors in there and

whatnot. I think uh the applicants done a great job of just the physical layout of the thing. you know, here's where things belong and a great deal of thought about sightelines and and and buffering the industrial from this and this and that. Uh, you know, the the traffic mitigation is for this phase and Mr. Booseley has a piece in the staff report that talks to that. He says that the traffic mitigation uh the three items, the left turn pocket off industrial signal timing between Hutter and Atlas on uh Hanley and the signal uh at Corair. uh those are the things that he asked to have mitigated and you know and that uh applicant has said uh I asked are you on board with the with each and every of those conditions and they said yes. So um in my mind this meets the findings.

Thank you John. Good points good points comments.

Go ahead Phil. Yeah. Uh, no one likes change, myself included. And usually when it has to do with growth, it's traffic. We all object to it. I'm going to cit all afternoon going to work, coming from work, whatever. This project as a concept plan was approved three and a half years ago. This what you're doing now phase one, it's what, four, five, six years to build out. So now we're 10 years out and all we've got on that acreage is 500 plus units. A lot of units, but in a community like Celane and what's going on, it's probably essential units, particular with a mix with elderly housing and and apartments and single family homes. I'm sure in your mind as the developer, you look down that south pathway and think, well, you're going to have more single family homes, you're going to have this, that being the case, I would have a much difficult time thinking of a 10-foot setback next to single family homes as opposed to next to an industrial park. That's the first thing. Second thing, I don't know how we can project what you'll be wanting to build on that property in 10 years. And it's like asking us to have a crystal ball to say, well, this isn't going to happen or that is going to happen. No way of us knowing that. No way of you knowing that either. Only thing I will say is I think the people in this commission have certainly heard what the people are concerned about the connection through to Atlas and the current roadway conditions that are around there. Some may have been fixed. I'm sure you're paying how many million dollars in uh different not impact fees but actually fees for the water, sewer, all all those

sorts of things. And when it comes time to do phase two, you're going to have to have show us how the impact of phase one doesn't impact phase two. That's pretty hard to do without justifying any additional traffic, any east way drives. I'm not even sure why people would want to go east essentially. I mean a lot easier to go right across Hanley to get over into Celane or or if you're on the Hutter side right down Hutter Salt coming off of Atlas bus. Your only way through is Kathleen. That's not exactly a direct shot from Atlas. It's kind of winds around and you come through that residential neighborhood. I think it' be a huge problem. A lot of houses in the way you're going to have to buy if you expect to put a road through there. I don't see much of that happening either. But I just think you people need to re pay attention, know what's going on. I mean, you sure knew about this today. I've seen 15 articles in the newspaper over the past two weeks all about this in traffic. I've got I don't know. I think I only got about 15 letters, but I'd say 14 had to do with traffic. 12 of them had to do with traffic and thought industrial loop was a great way to address it at the current time. And I hope that between now and the next phase, there are some options we have to how to address it, not knowing at this point what you're going to be building. But, you know, I don't have a problem what you do with you're doing here, at least on this first phase. And I I and the others, we hear what people are saying, but recognize your concerns as well.

Thank you, Phil. other comments or

I agree with u with John's compliments to the to the staff and and to the developer um and to all your comments that that have I think created a pretty a a a project that has a lot going for it. I I was really thankful that you start with affinity. I think uh senior living is a is a big need in this area like it is in most places and to start with that project I I thought me means a lot. I agree that the parks are wonderful, the bike paths are great. U the landscaping plan looks like it's more than we could ask for. Um, I think that the addition of the access and egress through industrial loop makes an awful lot of sense. And I I guess would have a question for the group is could we make improving that road a condition of approving phase one

improving industrial loop? Industrial loop, making that road, you know, drivable, safe. Um, there is a condition on there already for the road. um in adding a turn lane. Let's see where is it at. But does it address the potholes? The current address the entire road, right, Hillary? It just addresses the turn. That's just the turn. That's correct. That's condition number 28 that you have in there,

the half of road. The developer will be responsible for adding a left turn lane on industrial loop at the proposed corair access and making signal timing changes and coordinating the traffic signals on Hanley and Atlas Road between Hutter Road and installing a new traffic signal. So there and the installation of the new traffic signal on Hanley. um the entire stretch of industrial loop is an existing street and I guess Hillary could probably explain a little bit to the extent of a request um of

I just I just say I think you know we've heard from the city engineer you know he's worked with him many times I think they've consulted and he's identifi identified the mitigations and that's what he's put forth I I think we ought to support staff and and respect that they've done their work and and leave it at that. They did also purchase that piece of property um from our first pass at this. It's been purchased and is even an access point because of their contribution. So I think that's important to note

which we very much appreciate. Can you can you finish what you were saying? Well, I heard not only from from Lynn and others that are very familiar and obviously from the residents that the road needs help beyond just the light and the coordination that it's maybe too narrow, maybe it's not beefy enough, maybe there's too many potholes. Sounds like it needs more help than just you the conditions that you wrote that you read.

It does. And I think um Hillary could probably speak to the those there's a some state statutes I guess or rules to that effect um on if a if a developer is asked to you know do improvements that are from the contributions their development is impacting the community. But so if a if a road is an F I guess maybe step back from that a little bit. If a road is an F now, you can't require them to make it an A if it was currently an F, maybe, right? So, yeah, there's kind of has to be the rational nexus.

I think the comment that that really hit me was when and I agree with it. you've got an elderly population in that highdensity um affinity um apartment complex that are going to be walking to public transportation and the only way they can do that will be through that or the most logical way would be going through. Oh, I I agree on the condition of that road, but I think there is actually Hillary can explain maybe the the requirement that we have under that. Yeah. So, it is a little tricky when you're trying to have if there's already a deficiency trying to have a developer pay for something to come into compliance if it's not truly

just their project, right? There's the road was designed as an industrial road for industrial businesses. It wasn't designed to be a fully functioning

road with bike lanes and sidewalks and all of that. Um it is the pavement itself is deficient and has as Chris builder city engineer mentioned kind of alligatored and I think there's a plan that the city would probably come back in and do that with some of the I don't know if we would chip seal it or if we would have to do we could bring Chris back up to speak to that. So there's you know there's either the repavement of it that's something that the city could do versus if you're talking about full-blown improvements to the road that it wasn't anticipated to to be designed for that. And then yes, depending on the designation of it, it doesn't have a classification, so we can't really go out and apply for grant funds.

Yeah. So, I guess there's kind of a balance there. And I I think Chris has evaluated it. I don't know if he wants to speak to it, but

Well, just to follow up on all this, the one idea would be, and this is math in public, guys, Gabe, I'm looking at you and Chris, I'm looking at you. Is there some kind of recommendation based on hearing Miss Carol and other comments about the concerns of how grateful they are that industrial loop is an option, but is there a way to make it a better option? And is there some way based on Commissioner Jamas's uh point, is there some way we can write that in as a provision into approving this tremendous project? Is there something that you guys would want to flesh out? and Hillary, we're talking about funding, city funding here for something that we don't have the authority to do and somehow it's not. So, I don't know how that would work or if it's even possible. So, start with you and guys can be thinking about it, but what what do you think of that?

Any condition you add, the applicant team would have to agree to. So, yeah, it depends on what you're asking for. Are you asking for repavement or are you asking for other improvements? So that'd be something they'd have to weigh in and it might be helpful because I am certainly not an expert on roadways and all the other things to have Chris maybe come back up. Yeah. There's anything he could clarify for you. All right. I just want Okay. Um I'm going to reopen our meeting because I officially closed it. So I'm going to [snorts] make the motion to reopen it so we can have Chris and everybody else talk. Or can I do that? I don't have to reop if you're just asking staff questions. Okay. Okay. You don't need to reopen the public hearing.

All righty. Go ahead, Chris. Um, I did have a conversation with the applicant about repaving Atlas Loop. It would take more than a chip seal. It would likely have to be the existing surface removed and replaced because it's so alligatored. That is a huge ask. Um, it's a long ways to be repaving a road that far. So, I I mean,

I could guess what they're going to say, but you'd have to uh talk to them about it. Um, it would be something that we could put into our chip or our overlay schedule as we put it together every year. It would likely be something that we wouldn't want to accomplish until after this phase is the infrastructure is built out because

unlike uh the development and annexation agreement that said that construction traffic can't go through Indian Meadows. There was nothing in there about it going through Industrial Loop. Um, so I think the pavement would just take more of a beating over the next few years, but it's something that we can keep an eye on um and put it in our schedule. We can't use impact fees for something like that unfortunately. So um because it is not uh something that would increase capacity of the corridor. Sounds like maybe it needs some attention anyway.

Yes. And what you're saying, I think I heard that, you know, with with the timing of all this, you would have multi-year to kind of get it into a a plan without having to make it a crisis. Correct. Yes. Thank you. Thanks, Chris. Are you waiting for a motion? I'll move approve the application. We got to go through the findings on uh the PUD first. He's getting after I if we got a second

second. I got it. Okay. I'll go through the findings. Yeah. Go right ahead. I'm new. Yeah, you we'll go through the findings and then you'll have a second on your findings. So, go right ahead and we'll help you if you need any.

This is going to take 20 minutes, but [laughter] we'll start. The matter came before the planning commission 7 9th to consider PUD 125 request to approve a plan unit development comprised of three phases including active adult senior living multifamily apartments and finger family homes the applicant affinity of cartier LLC and goat at quarter LLC owner lakeside companies approximately 64.12 acres 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. Starting with A1, all public hearing notices have been uh posted. They have been provided by Mr. Chairman. Sorry, may I have been sent to all the

May I interrupt Commissioner W. I just want to make sure you're using the the most recent version of the findings. I got it right here. Okay. Thank you. Toss it. Okay. Part has changed so far. Anything yet? Hold on. If you would just read the first paragraph under a again.

The planning and zoning commission finds that the following facts A1 through A14 have been established on a more probable basis than not basis as shown on the record before it and on the testimony and exhibits presented at the public hearing. The testimony was conflicting and the commission determined that the most credible convincing evidence establishes the following. All public hearing requirements have been met for item PUD1 I25. Notice of the public hearing was published in an official newspaper. The notice of the public hearing was posted on the premises no less than one week prior to the hearing. Notice of the hearing was provided by mail to property owners or purchases of record. Notice of the public hearing was sent to all political subdivisions providing services and planning jurisdiction including school district and the manager or person in charge of the local public airport at least 15 days prior. Notice of public hearing was given to the pipeline company operating any existing interstate natural gas transmission pipeline or petroleum products pipelines. Planning and zoning commission held a public hearing of this matter on December 9th, 2025. A2 cartier one is the first development in the Cortier project. The application applicant is requesting the uh PUD and the subdivision of the 64 acres into uh dividing quartier one into three phases. The property was annexed into the city of Celane as part of a 483 acre quarter project in 2025.

The subject property known as Cortier 1 is zoned R3, R8, R17, and C17L and is subject to the approved annexation uh uh of the development agreement including amendments one and two. Amendment number two of the development agreement approved by the city council October 21st modified in exhibit E. subject property is currently vacant and has been in agricultural use. The subject property abuted the industrial park to the east and is located south of the recently approved short subdivision that created the future middle school for CDA 271. The 200 the 2042 comprehensive future land use map designate designations are urban neighborhood and single family neighborhood. Single family neighborhood places a lower density housing across areas cord lane where most of the city residents live. Comprehensive plan transportation maps are also included for consideration related to the existing planned bicycle networks, existing planned walking networks and existing and planned uh transit networks. Commission finds the following concepts, plans and goals and objectives are applicable to the request and have been met. Courtlane citizens are well informed and responsive. All notices have been sent out and people are aware here to uh state their position on the application. Goal two, maintain a high quality of life for residents and businesses that make Celane a great place to live. maintain the community's friendly, welcoming atmosphere and its small town feels

try to be livable for medium and low income level uh including young families working class which is enhanced by the inclusion of affordable housing as part of this application. Uh it also supports the pres uh preserve existing housing stock sorry and opportunities [snorts] for new affordable and workforce housing. Environmental and regula and regulation goal ER2 coverage and publicly owned and private recreation facility for citizens of all ages. There abundant recreation facilities provided as part of this application. courage to maintain public access to mountains, natural walking, biking and trails. Protect and improve the urban forest for remaining defensible faces that reduce the potential of forest fire. Although that many trees on the site, there are numerous trees being planted as part of this development. Growth and development. Develop a mix of land use throughout the city that balance housing and employment while preserving the qualities that make Cord Lane a great place to live. Balance of housing product types. This in itself includes three separate types. Recognize neighborhood and identify identities. Ensure appropriate highquality infrastructure to accommodate quality needs and future growth. Ensure appropriate highquality infrastructure. Provide accessible, safe, efficient traffic circulation for motorized vehicles, bicycles, and pedestrians. Health and safety. Support mental and physical health of Cordel Lane in the greater region. Provide safe programs, facilities, expand the services for the city's aging population. This application certainly does with its senior housing. Increase access and awareness. continue to provide exceptional police, fire and emergency

uh services. Uh A8 CER has been designed to include three district uses, senior living, apartment living, and the northern third R3 with single family uh home, public city park, and a future passive and active recreation area. A nine. The application provided building elevations, line of sight drawings and images that convey the height distinction and the 9 foot increase on the senior housing facility. The line of sight drawings increase the height visibility from Hutter to the open space as well. Property is primarily flat. There are no propagraphical, typographical or other physical constraints. uh quarter was anticipated as part of the larger quarter project and conditions of the annexation and development agreement. Cortier one would include 5.8 5.4 acres of public space uh 8.97 acres of private open space for 14.37 acres and 10% actually open space. The project meeting all exceeding off streetet requirements including the landscape required for parking lots in excess of 300. Homeowners association will be responsible for continued maintenance of the private infrastructure private roads of public open spa private open space and trails to serve the property. Inclusion of law based on the forgoing findings of fact the planning commission makes the following conclusions of law. The proposal is in conformance with the comprehensive plans, goals, and objectives. The design and planning of the site is compatible with the location, settings, and existing uses on adjacent property. The proposal is compatible with natural piece of the

site at adjoining properties. The location, design, and size of the proposal such that the development will be adequately served by existing public facilities and services. The proposal does provide adequate common open space areas are determined by the commission. No less than 10% of gross land free of buildings, streets, driveways, or parking areas. The cop common open space shall be accessible to all users of the development and usable open space and recreational purposes. Off- streetet parking does provide parking sufficient for users. The proposal does provide for an acceptable method of perpetual maintenance of all common property. Decision. The planning commission pursued the foregoing findings of fact conclusions of law as determined that the requested PUD amendment does comply with the required evaluation with uh and should be approved uh with condition. the conditions specifically specified. Do I need to leave actually read the conditions out or just incorporate them by reference?

You can do reference. Okay. All 28 uh conditions are included as part of this motion to approve the application as presented. Thank you for that. I I have a first by Commissioner Ward. Second. I have a second by Commissioner Engles. Uh, can we have roll call, please? Jam Tass. Approved. Yes. Ward, yes. Ingles, yes. Fleming, yes. McCracken, yes. CPU, yes. Msina,

yes. Okay, thank you for that. Uh, next is the S2 25. I'm tired. Tired. Do that one. I I Go ahead, John. I'll muddle through this one if you want. Thank you.

So, uh, uh, again, with your patience, uh, I'll try to speed it up teeny bit with a little bit of summary far as I can get away with over there. So this S2-25 is a matter that's come before planning and zoning commission on December 9th, 2025 to consider S225, a request to consider a preliminary plan to subdivide existing properties into two multif family lots, 137 single family lots, 13 tracks, a public park, and a city well site, all known as Core Tier 1 subdivision applicant affinity at quarter LLC. C and the goat at quarter and the goat at quarter ter LLC. Owner is Lakeside Properties. Location is a 64 plus or minus one two acre uh uh land located west of the industrial park and northshshire and south of the school district property. Uh the motion would include findings of fact that the planning commission uh finds that the following facts A1 through A7 have been established on a more probable than not basis as shown on the record before it and the testimony and exhibits presented at the public hearing. The testimony was conflicting and the commission determined that uh the more credible and convincing evidence establishes the following facts. Fact A1 uh as Commissioner Ward the very verbatim fact that all the public noticing uh was handled in accordance with code uh A2 core tear one is the first development development within the Corair uh project and as

commissioner commissioner Ward described that uh uh as the 64.12 acre uh site uh with 595 residential units over three phases 15.39 uh acres of uh associated open space etc etc. The affinity 178 age restricted apartments four-story building nine units of that that would be affordable. The phase two being the 137 uh single family lots with seven of those affordable. Phase three being the goss with 288 multif family units, threetory walkups, 15 of those units would be affordable. Uh and that be in the description. Uh we t uh we wrestled and uh heard the uh seven 9 foot height increase and how that might be mitigated viewwise. Uh we we heard all of that uh testimony. A3 is uh we uh heard from uh Sean and the staff report that the city engineer has attested that the preliminary plat contains all the general and normal preliminary plat elements required by municipal code. Uh fact A4 uh we determined that the property is vacant and it's in agricultural use. Uh and there's a Yellowstone pipeline through there. We've we've looked at the nature and the character of the of the site. A5 uh uh we looked at uh staff report uh findings uh comments as Sean laid out all of the uh uh requirements from staff regarding

uh sidewalks and streets and alleys and all of those uh normal uh improvements. uh with the conditions the 28 conditions uh that are included in this uh that water wastewater uh streets all those issues have been addressed to the uh as necessary A6 that the city engineer has indicated that the for the purposes of the preliminary plans uh that the subdivision design standards and improvement standards comply with municipal code uh as we as have been appro the as the PUD has approved deviations uh associated with the project and fact A7 that the proposed subdivision is in conformance with the existing zoning uh per again the associated PUD uh deviations that were approved. Uh so with that the conclusions of law that based on those facts presented uh A1 through A7 the uh planning commission planning and zoning commission makes the following conclusions of law that all of the preliminary plat requirements have been met as attested to by the city engineer. B2 that the uh provision for sidewalks, streets, alleys, rightaways, easements, street lighting, fire protection, planting, drainage, pedestrian and bicycle facilities are adequate. B3 that the proposed preliminary plat uh does comply with all the subdivision design standards as modified by the approved PUB uh uh or in accordance with chapter 16 16.15 and all of the subdivision

improvement standards contain contained in chapter 16.40 for zero requirements uh are approved as uh commensurate with the deviations approved in the PUD process. B4 that the lots proposed in the preliminary plat do meet the requirements of the applicable zoning district uh commensurate with the deviations approved through the previous approved uh PUD process. Uh as a decision, the planning and zoning commission pursuant to the foregoing findings of fact and conclusions of law uh has determined that the preliminary plat does comply with the requirement required evaluation uh criteria without condition without conditions uh other than the 28 conditions uh spelled out. uh and that the request should be approved uh approved period. That's the motion.

Thank you very much, John. I have a first by Commissioner Engles. Clarify. Sorry. Um that last one should be approved with conditions because that should be the 28 conditions. With the 28 conditions. Thanks. I tried to make that. Yeah. Okay. I got a first by Commissioner Engles and second. I got a second by Commissioner Copus. Can we have a roll call, please? Fleming, yes. McCracken, yes. CPU, yes. Msina, yes. Jamas, yes. Ward, yes. Okay, motion is approved. Engles, yes. Oh, sorry.

Motion is approved. I now just need um a simple motion for approval or denial on the LS1-1. LS1-25. I motion we approve um the landscaping plan LS1-25. I have a motion by Commissioner McCracken. I need a second. Second. I have a motion by Commissioner Fleming. All in favor? Any opposed? Okay. S LS1-25 is approved that we're going to take a 10m minute break. Yeah, 10's good.

10-minute break and we will resume the meeting after that. Perfect. And can you clarify to the um the note on the agenda just about the appeal for any decisions that are final made by the planning and zoning commission? Oh, I guess. Okay, I'll read it. Please note any final decision made by planning and zoning commission is appealable within 15 days of the decision pursuant to sections 1709 705 through 1709715 title 17 zoning. Thank you Hillary. Thank you. And we are going to take a 10-minute break and we will be back. What are we coming back? This one.

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ary plat request for 10 commercial lot known as junction at Kathleen subdivision S-3-25 and Barbara's going to give us a presentation. Thank you for staying.

Yes, and good evening commissioners. Thank you for your patience and being here so late. Uh, this is a very straightforward subdivision request, so I'm quite sure it's going to go quite a bit quicker. Um, this is just Glacier 505 LLC with JUB Engineers as their consultant. The decision point we're talking about today is for the approval of a 10 lot two tracked preliminary plat known as junction on at Kathleen. The subject property has an existing building addressed as 505 West Kathleen and the required notification was published in November 22. For context, as you can see, this property is bordered by Kathleen to the south. We've got US 95 on the right hand side. In terms of surrounding businesses, we've got the Nissan dealer over on the east as well as Super One Foods, Parker Toyota on the south, CD Charter Academy on the west. And in terms of traffic, we have Ramsey Road to the west. We've got Government Way over on the east. Of course, Highway 95 is adjacent east and west, Dalton Avenue, and Kathleen Avenue. Terms of general background, this is uh there are five existing parcels. C17 zoning for commercial use, 10 new lots proposed. This is a phase development approximately 16 acres at US 95 and Kathleen Avenue. This is um from their plat and it's turned to the side. So just keep in mind now that north is to the left. So we have US 95 up on the top of the screen. This is to the east and then south to Kathleen. So the 10 lots proposed and this is going to be hard to read so I'm just going to point them out for you.

Lot one is here. Lot two, lot three, lot four, five, six, 7, 8, 9, and 10. I've colorcoded them just to give you again some uh visibility. We've got these blue lots are all facing US 95. We've got one corner lot with US95 and Kathleen. two others facing Kathleen and then three interior lots. Terms of accessibility, we have a new entry off of Kathleen here. We're removing the two existing entrances. The new entry will be further west. There will be an additional access point to the north off of Building Center Drive. And that's it for that screen for demolition. The existing building that you've seen there, Kathleen and US 95, this one right here, there's a picture, I'm sure you've seen it, that will be demolished. The tracks that are on this proposed development, we have a private access road in tract A, tract B is a common storm water containment area. And then right here, coming off of tract A and looping back to tract A is a private driveway. and that will access lots two, three, four, five, six, seven, and eight. For phasing, um, this is, as I mentioned, a phase project. Phase one is going to be the four lots, lot one, two, three, and four, [clears throat] anticipated to be finished, lease lot three in spring of 26. Um because this is a phase development, you're going to see that track A is only going to be developed up to this north edge here and then it's going to stop in the private driveway there. Uh we had some coordination with fire and we're going to have a hammerhead turnaround at that point. Future phasing is going to require that there'll be a hydraulic study to look at what the water man

should be for the full looping of the system. That's in process right now from JUB, I understand it. And then we're also going to be requiring a full traffic impact study to look at the full development. So right now under phase one, we're just looking at these four lots. In order to have the next final plat done, they're going to have to prove that out with a full traffic analysis. History of the property. You can see the full property in red. In 1983, this prop this piece that is cross-hatched was annexed into the city, reszoned to C17 in 2017. Here's this is the existing 50,000t building built in 1979. That's when it's going to be demolished. Prior it was a warehouse and distribution center for building materials. And again, it will be demolished early 2026. On the subdivision findings, there are four required findings. Rather than reading them here, we'll just read them on the individual screens as we look at them. one by one. First one is B1 that all the general preliminary plat requirements have or have not been met as attested to by the city engineer. This is the same plat that came with our drawings that were submitted. The finding is was sorry the finding needs to be found for um whether or not the preliminary requirements have or have not been met as attested by the city engineer. Chris Booseley did review these plans and has attested that the general consideration contains all of the general preliminary plat elements required for municipal code and you can see your evaluation that will be needed tonight finding B2 that the provisions for sidewalks, streets, alleys, rights of way, easements, street lighting, fire protection, planting, drainage, pedestrian, bicycle facilities and utilities are or are not adequate. This first screen shows you the utilities that are there. You're going to see both sewer and water. Sewer is in, you can see down here in the legend, sewer is

going to be in green and the water's in blue. And you can see as we've already talked about the first development is all going to be just in this phase one. So we will have fire just doing this. But in the future phases, fire sorry water is actually going to go through the full loop. Um sewer is all in the perimeter. So that's already there. The next screen is storm water management or drainage. And you can see, remember we mentioned this tract B is for a containment area. So you'll see that all of these are leading to this from the south, the connection there on the north there. So we've covering drainage as shown in this drawing. This next drawing shows all of the sidewalks and streets. for giving us a cross-section of what's anticipated for this main connection loop. And it is a full 26 foot wide. We've got 8 foot plantings on either side as well as sixoot sidewalks either side. This is showing you by the crosshatch the utility easement through the main access loop. Sidewalks are being provided on both sides we talked about. We also have sidewalks on the driveway access driveway. And you can see the P proposed landscaping. The next screen I wanted to just take give you a closer in snapshot of what's on the original preliminary plat showing again easements for utility easements for this private drive here is also shown on here. We did ask and they were nice enough to give us a 5-ft street tree easement all the way along the US 95 axis as well as along Kathleen. And you can also see some easements for uh that they've got on here for monument signs. The final we wanted to look at infrastructure that's there. Now you can see this is a a view of Kathleen looking towards the intersection. You can see we already have a nice wide sidewalk there

as well as bike [cough and clears throat] lanes and fully signalized intersection. Also existing infrastructure for pedestrians. We've got fully signaled pedestrian access across both directions at the inter intersection as well as crosswalks. [clears throat] So the determination here for finding B2, I'm not going to read that again. I think you're aware of it. City staff did uh review all of these plans and those comments are in your staff report. The staff also provided 17 recommended conditions which we will be going through [clears throat] and your determination will be whether or not these have or have not been shown as adequate in the submission. Finding B3, the proposed preliminary plat does or does not comply with all of the subdivision design standards contained in chapter 1615 and the subdivision improvement standards in 1640. Engineering and planning have reviewed the plans and have found that both subdivision standards and improvement studies comply with the municipal code. And then here's your determination. Finally, B4 is the laws proposed in the preliminary plat do or do not meet the requirements of zoning district. As mentioned, this is a C17 zone. In general, you can see it's proposing 10 commercial lots, so perfect for C17. There were no requests for planned unit development or any special use permits. And as such, in terms of termination, we found that because there was no other deviations, all of these lots must meet minimum standards for the municipal code for C17 as well as the C17 design guidelines. Here are the 17 proposed conditions. We're not going to go through all of them. We'll just hit kind of the highlights of them. The first one has to do with the traffic impact studies. So

again, as you'll see in your staff report, um for phase one, we've got a traffic memorandum that talks about what happens in just phase one alone. And they found that no mitigation was required, but all for future development. We are requiring a full traffic impact study to look at the full buildout before any other final plat are pulled. Final plat for phase one is also going to include a dedication of 12 feet of rideway along Kathleen. That came out of some uh coordination with Campo and they asked for that in case there was possible widening in the future of Kathleen. Um nothing exciting here in terms of these conditions. Uh there were some lines that water asked to be abandoned and you saw those on the drawings. Uh water has also looked at phase one and so we have phase one covered with some improvements that are required and then for the rest of the development we're saying as you can read here 12-in water mains unless the hydraulic study that's currently being done shows that they need to be different and then they would have to be changed. And then this flushing station has to do with the phase one development. Uh I think this is makes sense here on [clears throat] condition nine. Anything that's brought forward for future lots beyond lots one through four have to uh create that connecting loop that we talked about. [clears throat] And wastewater. Most of these are pretty straightforward that you've probably seen in prior trails and urban forestry um did ask for the sidewalk. Right [clears throat] now the sidewalk in Kathleen is actually in very good shape um per our city engineer. However, he has asked if anything does not meet ADA. He's going

to ask for that sidewalk to be replaced. So Trails has asked if it Kathleen is replaced that it be replaced with a shared use asphalt pathway, 10-ft pathway. And then they're also asking that for the tree easements that are put in, we wouldn't want every lot to have different trees put in. So the CCNRs are actually going to call that out. So in the full development all along US95 as well as Kathleen, it'll be the same tree species. It'll look like a one development. And fire and police had no conditions currently. The decision point for tonight is again for a 10 lot two-track preliminary plat to be known as junction at Kathleen. And what's before you tonight, commissioners, is to consider the request and determine one of the following. Approve of these 17 conditions. Approve without the conditions, deny or deny without prejudice.

Questions about Barbara? I've got a couple. I have that's a concrete sidewalk and now they want an ashvalt sidewalks beside the concrete sidewalk. It's concrete now and it would be replaced with asphalt if they have to change it out and that was at the request of trails. Oh, okay. And then I don't see any site map that picks up the Fred Meyer Parker egress ingress on that hill that's opposite and I just don't know where it is in comparison to this ingress egress of this new road. Is there anything on our site maps that captures where that is? Because we do have left turns that back up. I I go up and down that road a lot.

So, I can see what happens when you're trying to cross into what's coming up the hill and trying to get left and you're trying to get across or or go across and head down south on 95. And I want to know what's coming out of and where that load is coming off of Fred Meyer down that hill. And I just can't tell where their new ingress egress is and this current ingress is. Yeah. To to look at them side by side. I think we need to capture that so they're not head on to one another. And I know they moved it down which makes sense.

Sorry to interrupt. It might be helpful to have um Chris. Yeah, maybe this image that she has up there something that'll show us to that because he did have them adjust their entrance to align better with the Parker [clears throat] Toyota entrance just so that they're not offset. But I don't know, Chris, would it be helpful to This isn't that but you might be able to pick it up.

Yeah, I had a similar question um to Chris about that align. I also drive that way a lot. Um that alignment I'm surprised they're not asking for like a concrete median so you can't take that that left cuz when you are going down the hill when you're crossing over from Home Depot over 95 the visibility to take a left out of there it just seems like a conflict. Um and and I don't know where it lines up with Park Parker has two entrances there and then Fred Meyer. So it seems like So are we between the two? Maybe not till phase two, but it seems like there might be some conflict with those as is.

So their new proposed um ingress egress for this um development is directly across from the Parker Toyota um uh access right the most easterly one then of the correct it's not the shared Fred Meyer Parker. Correct. Right. Right. That one's further west than any of this.

But um when they first uh drew this plan up, it was slightly offset with Parkers, and that made me worry that there were going to be left turn conflicts because two people turning left opposite directions would be in each other's way and cause conflict. So they at my request relocated that um approach to be directly across from Parker. So now we eliminate that left turn conflict. Yeah, [snorts] a concrete median of course would solve all of that, but that would be a big issue I'm sure for this development as well as uh receive a lot of push back from others as well. So,

yeah, it just seems when people are trying to make that light before it changes across 95, they're usually going relatively fast. Pretty quick. Um, and that's a pretty quick Yeah, a pretty quick intersection right there. Okay, John, sorry. Yeah. Um, good report, Barbara. Thank you. Um, and the theme tonight is roads and access, of course. So, um, I could follow up on that. Um, when I looked at the packet, I I noticed that Junction Way is in track A. It must be a private I'm going to call it a private street.

So, and I guess that's okay. I just, you know, whether the applicant might talk to it or what not, just I think it's probably appropriate as a a private street, but recognize it's going to kind of function a lot like a street, you know, and I think a comparable, if I can think of one, you might have familiarity since you

developed a lot of Ironwood is is uh Ironwood Parkway that goes between Ironwood and Lakewood. It's kind of a street that's not a street seems to function. You know, if my worry was that it gets maintained, the potholes get fixed, somebody comes along to plow it or whatever, seems to work, and I guess this will too. I'll just kind of assume it will, but uh maybe you could just briefly touch on that when you come up. Thanks. Thanks, Chris. Any other questions in Barber? No. Okay. I guess Ryan, you coming up or whomever wants to speak?

Probably not. So, is there a And then you're going to be down here somewhere. That's right.

[clears throat] Things are different back then, I guess. Just you can just click click right now, I believe. Yeah. Okay, that'll work. Thank you very much. Hi, R. Nice to see your friendly face. Um, I just got to sway you in. Do you solemnly swear and affirm that the testimony you're about to give is the whole truth, nothing but the truth? So, help me God. Yes, I do.

Okay, go ahead. Well, welcome planning commission. Um, thank you for your time and at this point your endurance. Uh, my name is Ryan Nip uh with Parkwood Business Properties. I'm a partner at Parkwood. Uh, we are the applicant and we thought Barbara and staff did an excellent job in summarizing our project, how we meet the requirements. Um, those requirements include we met the preliminary plat requirements. We've adequately provided for the provisions for sidewalks, roads, street lighting, fire protection, landscaping, and utilities. We comply with all the subdivision design standards, and the lots proposed in the preliminary plat meet the requirements of the zoning district. And so, I'm not going to be redundant and discuss our project. And I wanted to just explain a little bit about Parkwood. I've just got a few slides, take a few minutes, but then happy to answer any questions that you might have. Um, our business, we're a local commercial real estate development and management company. We were founded in 1975. Uh, we're second generation and we're familyowned. Uh, we all live here. Uh, raise our family here. I'm fourth generation. My kids are fifth generation. Um, our property types include office and medical office, retail, tech, flex, hospitality, and multif family. Um, these next few slides are just pictures of our current um, buildings and projects that we uh, developed, own, and currently manage. And I just wanted to show you just a few pictures of our properties to explain kind of our experience, our capabilities, and our project that we're uh in front of you tonight. Um it's zone C17. All these projects are you're going to see are allowed in that C17 zoning. I'm going to discuss a little bit of our um phase

one, but then the rest we don't have plans yet, but it could be any of these type of projects. and just wanted to convey to you we had that experience and that capability. So, this building here is our 1250 Ironwood Drive building. Um, it's a three-story um general office building. Here's another general office building uh nearby our 1110 Parkplace building, two-story building with um a really nice atrium. Uh another general office building, our rearview tower office building um which is next to these other two um general office buildings. Um, as I discussed, uh, medical office, we, um, uh, have medical office product as well. This is our 700 Ironwood Drive building, and to the left is our 1919 Lincoln Way building. Um, this is an aerial of those two buildings. These two buildings are connected via an underground tunnel connected to the Coupney Health Hospital. Uh, this is one of our Techflex buildings, home to advanced input systems. Uh this is one of our multifamily projects. Um I was actually in front of all of you a few years ago regarding this project. We think it turned out really really well and this is a uh called the Timbers in uh the Riverstone neighborhood. Uh we own a couple of hotels, the Holiday and Express, the Spring Hill Suites, and then we own retail buildings as well, uh including Best Buy, and our Silver Lake at 95 um power center, which is next to Best Buy. Both Best Buy and the Center is along Highway 95. And then our uh grocery anchored uh prairie shopping center in Hayden uh also along Highway 95. And you can see Highway 95 there. I've I've explain many projects that are on Highway 95 that are larger projects if you see where I'm going here with this. Um but also see

the abundance of greenery and trees. And that's a a staple of Parkwood. we believe to have gracious um landscaping, greenery, trees, and I want you now a segue into this latest project. It's an existing site that we want to redevelop. We're excited to redevelop this project. Uh this 15 acres and so this is the the project that we're talking about. And here's the building. This does not represent our community. This is not Celane. We're ready to demolish this building. If we're so fortunate that you approve this preliminary plat tonight, we will literally start demo, we think, as soon as next week. It might take a few weeks uh to start the process, but we are ready to go and we might start demo next week. Um quickly, I'd like to discuss phase one with you. You've seen this already, but in the dotted line is our phase one. It is four lots. Uh why we're getting kicked off and getting this started now is we're in negotiations with STCU to be on the corner lot [clears throat] to have a branch and potentially a headquarters there. And so they're working on that design. And so um we would start this phase one next spring. Uh SGCU would start, we hope, um construction in the summer and delivery in 2027. So we're going to move pretty fast on this of on this phase one. So, finally the building is demolished. You're starting to see the design and start of our grand boulevard, trees, landscaping, etc. [clears throat] Um, future development. So, beyond that dotted line, uh, beyond those four lots, um, our strategy would be to identify the right use that would complement the site and the neighborhood. Um, as mentioned, we want generous landscaping. We have a 55 foot wide tract to [clears throat] create this grand boulevard feel through the site. So you

have the road, green landscaping on both sides and sidewalks beyond that. So we just want this grand boulevard. Um at full buildout, we want this to feel connected and intentional. Um almost this village type feel. Again, we don't know the uses yet. We'll we'll wait for the right use. But uh we want to be proud of this project. We want the Coraline community to be proud of this project. So, we're very excited to get moving forward on that. And with that, are there any questions? I think just the just the part we talked about the the road. Is is that right? Was that the just the entry? Yeah, the entrance.

Oh, the the entrance. Yes. And so, um, our approach, I don't know, a few years back, we had two approaches. We closed one approach off by the request of the city. That repro approach was too close to Highway 95 in the intersection and it just wasn't functional. We agreed to close that off and in return down the road we want to create two new approaches. Currently, we have one existing approach. Uh we would demolish that and create a new approach just to the west of that existing approach and that would line up with the Parker Toyotaas. Um they have two approaches. It would be their west approach. So it gives you a little room for stacking from the intersection. So it's a little bit better for ingress and egress. So we think that's a pretty good alignment. So we agreed with Chris Booseley. Um let's relocate that existing approach a little bit to the west so it aligns with Parker Toyota's approach and we think that'll be good for circulation.

Bill, you had a question? Yeah, real quick. Yeah. Um I generally have no problem with the plat. City staff says it's okay. It meets requirements. is good by me. Uh, and I do know who Parkwood is, but I have to ask, it's rather a convoluted plat. Is that future design imagined or is something in the soil that dictates the way all that has to go? Topography, slope, topography, it it's well,

so there's a reason why there's a phase one uh because future phases, the topography, there's some unsuitable fill on the site. that's going to take a lot of work, a lot of study. Uh we like the meandering boulevard. We think that's just kind of a nice design for the site, but at at at the end of the day, um we don't know what those uses are. And those um plat and the lot lines could adjust in the future. So, we've got a good feel on that phase one, but lots one through four, but five through 10, uh Commissioner Ward, I I don't know to be honest with you. That that could change to be honest. Thank you. Yeah. Could you speak to again I

asked [clears throat] the question of you know I don't have any heartburn really but I've just the appropriousness of this being a private rather than the public street and assure me that it's going to be maintained nicely in perpetuity forever and you know is it a fair comparable to Ironwood Parkway and and that seems to be working well and all that. Just just touch on that if you would.

Sure. I think so. Based on this boulevard, it's it's going to be generous with the street width will meet those requirements. Uh the green space uh I think it's uh 6 to 8 ft on each side and then you 8 ft on each side and then a 6ft sidewalk beyond that. So it's going to be very very generous allowing us for snow removal. Um we do a lot of it. We're used to we're capable. So it's going to look great. It has to look great. And so um for the use of of others on this street I think it'll be very well maintained. We're going to have CCNRs that are going to be covenants tied to that. Um, we'll manage it. Um, there's 10 lots, but most likely we don't like to sell. Um, so most of the lots we'll probably keep and own, and we're just going to manage that site like we do with a lot of our other properties. But we even had that discussion with the city. Should it be public or private? And there's arguments either way. And um I I think when um I think Stacey um principal Pepin, are you [clears throat] going to speak next? So, we're going there anyway. I'll be circling back with a comment, but there's some discussion of some potential public roads as well.

Thank you. Okay. Okay. Any other questions? All right. We'll have you back if we need you. [laughter] Thank you so much. You're welcome. Stacy, you want to come? [clears throat]

Stacy, just state your name and I'll have to sway you. Okay. Uh my name is Stacy Pepin. And do you seldomly swear and affirm that the testimony you're about to give is the whole truth, nothing but the truth. So help you God. Yes, I do. Go right ahead.

So, um, my name is Stacy Pepin. I'm the current principal at Cordelane Charter Academy. I have lived as a resident here for 40 years. And I know there is going to be growth. And so, my job to come to you today is to ask you to really think about how you want to infill the rest of the city and how we want to what you want to do with your decisions. And I think you all take that very seriously. already hearing all of the testimony from today. So, the Cordelane Charter Academy is a public school and it's located immediately adjacent to the property that we're referring to. Um, we are currently the number one school in the state. So, we put out the top students in the area, the top students in the state. And, um, we inspire the best students in our area. So, I really don't want to do anything that's going to hinder the safety of my students. And that's why I'm here. That's what I'm the most concerned about. I am so sorry, but I had a video that I was hoping to play during my when I was talking so it wouldn't be d you could just watch it and listen at the same time. We took a video of um drop off and pickup in the morning um around our street. So that is on um the building center drive right there. We do have flaggers that are approved by the city to help, but it's just going to walk you through. It's on fast speed so you can see what it looks like. Uh we do not have um on daily basis our school experiences significant traffic and student safety constraints during our student drop off and pickup. Um we are requesting that those factors be carefully considered as you evaluate the request to reszone. Um we do not provide public bus transportation. So nearly all of our approximately 600 students arrive and depart by private vehicle producing heavy construction congestion on surrounding streets during our peak pickup and drop drop off times which is two times a day. Um, in addition, we also have students walk or bike to campus, which increases the pedestrian safety concern in the area. Um, the other thing we also do is our

campus is a north and south building. Duncan Drive runs between the two um parts and we have um students crossing the road approximately 600 every hour crossing that road. And the video at some point will show that during the day. Right here is the kids crossing the road during that day. Um, this is a one-way road. Um, but it would be um right off of Building Center Drive and I and um is definitely a concern. It's very low traffic right now um for our school, but it would definitely be affected by this. Uh after reviewing the packet, we noted that no photographs or documentation or traffic conditions or intersections were west of the property to show any of this. And after talking with Ryan today, he came and visited with me um that it's supposed to be a part of phase two and phase three to look at a traffic study of that. But my concern is if this phase one is approved and the road shows going directly into Building Center Drive, that would make um a very big safety concern for me and our students. Um so uh I the other direction that you can go out of our our um development is you can go to um Dalton Avenue and North Pioneer Drive. Um and that intersection has been horrible since I was in high school, forever. It's ridiculous. Um so any additional traffic would have to go that way or go through Kathleen that comes there and those are both would be very congested. So um for these reasons um we ask that I'm we Mrs. Hammond the vice principal and I who's not here tonight ask the city require the applicant to demonstrate that there will not be an adverse or hazardous effect to our student safety prior to approval of a new zoning. Uh the we I would like to invite each of the commission members. You're invited to come observe our campus during peak drop off or pickup time so you can see the conditions firsthand. And I'd be happy to coordinate a time that works for you. So thank you for your attention to these important safety and traffic concerns to

keep our brightest and best students in Celane safe. Thank you. You the only uh two people I have on the list. Ryan, I don't know if you want to add anything else. Come on up. [clears throat]

Okay.

Is this the one you want, Ryan? Perfect. Okay. Yeah. Thank you very much. Uh, we close bookmark. Okay. Sorry. All right. A little prettier. [clears throat]

Um, principal and I call her Stacy because Principal Pepin and I went to Courtland High School together. So, we had a good conversation today. And, um, we understand her concerns. My kids went to um, charter. U, my business partner, Chris Meer, his kids went to Charter. We've been there. We've seen it. We understand. Um so so we have not created that problem but but it is a challenge and um our phase one will is very close to uh what traffic was generated when we had the Atlas building supply building in operation or BMC. So no impact there. Now future impacts that's where we're going to have to roll up our sleeves and figure it out. And so as a condition with the city which we agreed to at phase one that road does not connect to building center drive. You saw the dotted line. It does not. In future phases we have to work with the city. We have to do a traffic impact study an update to it and we have to work with the city. We have an idea with ITD work with charter to come up with a solution for future impact. So phase one I don't think we have an issue. it's future phases and we are required to work with the city before we can do future phases and we understand that and we agree to it. So, um what principal Pepin was um communicating here is this road will end right now um in phase one kind of in this area. So, we're done for phase one and there it will not connect to building center drive. But in future phases, that's when we have to work with the city of Celane and our neighbors to figure out um uh how to mitigate future traffic in this area. And so, our road would connect into building center drive here. you will see we're already doing work with um ITD just beginning conversations to see if we can convince them to get on board with approving a

ride in ride out off Highway 95. We would dedicate our property to the city of Celane that could be a public road that connects into building center drive. And not only are we mitigating our future traffic, but now we're coming up with a solution that we did not cause, but trying to be a good neighbor. And so we are actively now um next steps after kind of this effort we'll begin to start working with ITD and see if we can accomplish a ride in ride out. Um so I just wanted to I guess convey to you we're already working on it. We're already thinking about it. Right.

I have a question on just the findings and the way we have it written out. Right now we have it written as a 10 lot preliminary plat but then there's a phase one and a phase two. Is there a way to just separate them and approve the phase one and then have the phase two come back when all that's figured out or

the um we had had those conversations with the applicant team and the thought was it's best to kind of understand the whole project and so that's why they came forward with the full preliminary plat versus just the smaller area. Um but having it phased with these conditions built in offers that protection and then if anything does change they that's not substantially consistent with this they would then have to come before the planning and zoning commission just like any other project to amend the subdivision. So the thought was at least give the full picture of how everything's going to work. So we understand the traffic, the utility connections, all those things, but knowing that the phase one doesn't have any of those impacts that need to be mitigated for traffic and there's kind of a need to move forward quickly for the applicant team, um that was the best approach and staff was on board with having that the conditions that gave the additional protections do the additional studies and then that may or may not necessitate a change to the preliminary plat. Okay.

No, I just say I hope you come with solutions because my older boys 15 years ago were there and I remember the pickup and drop off and it hasn't changed since that video. So, it's still a craziness. Yeah. So, uh I know you guys will work together and come up with a solution down the road. So, and I'm glad to see finally the building gone. Yeah, I remember going in there and getting lumber when it was like it's like each Halloween I was like, "Oh gosh, not another one of those." But yeah, congratulations. Hopefully uh that thing will be gone. Thank you. We're excited. We're ready. We're very very ready.

And we figure if the entire city of Celane's ready. Yeah. [snorts] Clapping. Thank you very much. Uh, okay. With that, nothing else, I'll close public testimony, bring it to the commission for discussion and a motion, please. I'll make a motion. Go right ahead. All right. Go for it. This matter coming before the planning and zoning commission on December 9th. It's almost December 10th, I feel like. [laughter]

December 9th to consider S3-25, a 10 lot preliminary plat known as the junction at Kathleen Subdivision. The applicant JUB Engineers um the owner Glacier 505 Kathleen LLC Parkwood 15.8 acres zone C17 along the northwest corner of Kathleen Avenue and Highway 95 in Celane. The planning commission finds that the following facts A1 through A7 have been established on a more probable than not basis as shown on the record before it and the testimony exists presented to the public in the hearing today. The testimony was con was conflicting and the commission determined that more credible and convincing evidence establishes the following. All public hearing requirements have been met for S3-25. Um this is the noticing requirements and the public hearing um notice was mailed to property owners within 300 ft. and um kind of those same ones that we always go through. Um A1 through A7. Based on the foregoing findings of fact, the planning and zoning commission makes the following conclusions of law. That the city or that all of the general preliminary plat requirements have been met as attested by the city engineer. that the provision for sidewalks, streets, alleys, rightaways, easements, street lighting, fire protection, planting, drainage, pedestrian, and bicycle facilities are adequate. That the proposed preliminary plat does comply with all the subdivision design standards as contained in chapter 16.15 and all subdivision improvement standards contained in chapter 16.40. the proposed um the lots in the proposed prelim preliminary plat do meet the requirements of the applicable zoning district. The planning commission pursuant to the foregoing findings of fact and conclusions of law has determined that the proposed preliminary

plat does comply with the required evaluation criteria with conditions 1 through 17 and the request should be approved with conditions. I have a motion by McCracken. Can you second? I'll second. I have a second by Commissioner Fleming. Can we have roll call, please? Fleming, yes. Msina, yes. Engles, yes. Ward, yes. Jamas, yes. Copus, yes. McCracken, yes.

Okay. S-3-25 is approved. Congratulations and thank you. Motion to adjurnn. Motion to adjurnn. I have a motion to adjurnn. I need a second. Second. I have a second. All in favor? I. All right. We are ajourned.

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