|
All right. Welcome, everybody. Today is February 1st, 2023. It is 6:02 PM and this is the Vineyard Planning Commission meeting.
|
00:01:20
|
|
I didn't ask anybody, so I will give an invocation and the Pledge of Allegiance. So we'll start with an invocation.
|
00:01:31
|
|
Check.
|
00:01:38
|
|
Dear Heavenly Father, we're thankful that we could be here today and please bless us as we make plans for the city that we will
|
00:01:39
|
|
feel inspired as to what is best and.
|
00:01:43
|
|
Make the right decisions. We're thankful for the city and those that volunteer their time and efforts and those that.
|
00:01:47
|
|
Are helping others in the city. We're thankful for our police and fire and.
|
00:01:55
|
|
All those other people.
|
00:02:01
|
|
And if I were a thankful father, we have and we say these things, the name of Jesus Christ.
|
00:02:02
|
|
Right, everybody rise for the president pledge.
|
00:02:07
|
|
I pledge allegiance to the flag of the United States of America, and to the Republic for which it stands, one nation under God,
|
00:02:14
|
|
indivisible, with liberty and justice for all.
|
00:02:20
|
|
Great. And you want to jump up here with us?
|
00:02:29
|
|
All right, we're moving into an open session right now. If you have any comments, please try to limit it to 3 minutes. State your
|
00:02:37
|
|
name and.
|
00:02:42
|
|
If it's something that's on the agenda, hold off. Open comment is just for things that aren't on the agenda currently.
|
00:02:47
|
|
So.
|
00:02:55
|
|
I.
|
00:03:00
|
|
Hey.
|
00:03:09
|
|
OK.
|
00:03:17
|
|
Thank you, Daria Evans, Vineyard resident.
|
00:03:18
|
|
I just like to make a comment about infrastructure.
|
00:03:21
|
|
We need.
|
00:03:26
|
|
Work on that before we move on to anything else. I'm experiencing a lot of congestion just this morning.
|
00:03:28
|
|
Going over the overpass Center St. to Mill Rd. To get to Center St. you know further.
|
00:03:35
|
|
Was a mess.
|
00:03:42
|
|
On 800 connector.
|
00:03:44
|
|
To Geneva. It's backed up all the way to Mill Rd.
|
00:03:46
|
|
And other times that's been.
|
00:03:50
|
|
Going the other way, coming W instead of going east. So I really think we need to work on improving our.
|
00:03:52
|
|
Infrastructure before we do anything more. Thank you.
|
00:04:01
|
|
Yeah.
|
00:04:09
|
|
Karen Cornelius I'm a resident as well.
|
00:04:15
|
|
I don't think I've ever been to a meeting here where parking wasn't addressed. I intend to continue to address that and really
|
00:04:18
|
|
ask.
|
00:04:22
|
|
Perfect.
|
00:04:27
|
|
How are you guaranteeing those of us who live here today?
|
00:04:29
|
|
That this problem will not continue with the new developments that are on the books.
|
00:04:34
|
|
It's a nightmare. These people that are having trouble are real people who have realized they're not just.
|
00:04:41
|
|
Members out there, these are real people. I have a friend who had to take a hand from job because she lost her job.
|
00:04:48
|
|
She doesn't get home until midnight.
|
00:04:55
|
|
Like front, like condos. She has to drive over to the cinema parking lot, call her son at midnight to come and pick her up to take
|
00:04:59
|
|
her home because there's literally nowhere left to park.
|
00:05:06
|
|
We have to take this seriously because it's a quality of life issue.
|
00:05:14
|
|
And I don't hear that being taken seriously when I hear we talk about 1.7 parking places or 2.1 parking places. This is real. This
|
00:05:19
|
|
is real.
|
00:05:25
|
|
And quality of life is everything people put.
|
00:05:31
|
|
Their life saving.
|
00:05:35
|
|
Into purchasing building living here.
|
00:05:37
|
|
And we need to treat them as real people.
|
00:05:41
|
|
My other question and concern is about community develop.
|
00:05:44
|
|
I I don't know how long this has been a city and incorporated city.
|
00:05:48
|
|
But I certainly don't understand why.
|
00:05:53
|
|
When we have this many people, we do not have local services.
|
00:05:56
|
|
We do not have a grocery store. We don't even have a convenience store.
|
00:06:01
|
|
We do not have a dry cleaner, we do not have a drugstore, and I know we have a compounding pharmacy that is plugged right down in
|
00:06:05
|
|
the middle of an entertainment district, which is not where it belongs.
|
00:06:11
|
|
All this over, there are restaurants.
|
00:06:18
|
|
Top golf and cinema. That's not where we want to.
|
00:06:22
|
|
Drug store and they really don't.
|
00:06:27
|
|
The.
|
00:06:30
|
|
Quick drugstore needs, so I think that that really needs to be addressed. Then my other question is I keep hearing about high
|
00:06:32
|
|
density.
|
00:06:36
|
|
Is there a formula or a percent?
|
00:06:41
|
|
That the state gives each incorporated city.
|
00:06:45
|
|
As to what their high density versus?
|
00:06:49
|
|
They're single family, the one Wings needs to.
|
00:06:52
|
|
Because I.
|
00:06:55
|
|
Are teetering over way, way too far on my density side.
|
00:06:57
|
|
Way too far and I'd like to know.
|
00:07:03
|
|
If there is anything that addresses that at all, I think that's very important. Again is quality of life.
|
00:07:06
|
|
And his quality of life. And every time I drive by the porch and think of 1500.
|
00:07:13
|
|
Units going in there, I just cringe. I'm new.
|
00:07:21
|
|
Not sure I would be here if I had known.
|
00:07:26
|
|
Because when you.
|
00:07:29
|
|
On.
|
00:07:32
|
|
About Vineyards plan, these are not the things I read.
|
00:07:33
|
|
And then when we go.
|
00:07:37
|
|
1/3 residential to 2/3 residential and now 1/3 business.
|
00:07:39
|
|
On that same development, that's a real concern for me.
|
00:07:45
|
|
So thank you.
|
00:07:49
|
|
There any other public comments?
|
00:07:56
|
|
All right.
|
00:07:59
|
|
Did you guys want to address that percentage of how many the state requires for the city or. Sure. Yeah and and just yeah, I'm
|
00:08:01
|
|
we're happy to to to address concerns and things like that. But we do need to be careful because there was an agendized. We can we
|
00:08:08
|
|
can provide basic responses, but we can't do it back and forth. I guess maybe it doesn't meet the open. Yeah, I'm not planning on
|
00:08:14
|
|
doing so. I can provide just some general statements.
|
00:08:21
|
|
As far as the the number of units, the state does require that that cities adopt A moderate income housing plan and we're going to
|
00:08:29
|
|
talk about about that tonight.
|
00:08:34
|
|
It does require that that cities allow for higher densities than what are typically allowed in traditional suburbia. And so there
|
00:08:39
|
|
there's a lot of strategies that that do push cities. So we are seeing from the municipal level that some of those those controls
|
00:08:47
|
|
that have been in their past are are being dissolved from a land use standpoint the the state, I believe it was like a 40,000 unit
|
00:08:55
|
|
shortage of the amount of units that are needed.
|
00:09:02
|
|
In the state and what is able to be delivered, you'll probably hear some of that. We've heard some of that.
|
00:09:11
|
|
In our last meetings as we talked about about density.
|
00:09:19
|
|
So there there are, there are some summer restrictions. I mean with our city right now we're pretty much.
|
00:09:23
|
|
I mean most of the development, I mean we do have like amendments like the floor just going through where they're asking to to to
|
00:09:29
|
|
be able to to change the the, the, the ratios. But for the most part the city is an entitled city in the terms of zoning and
|
00:09:37
|
|
design is is established and we do have those entitlements that they're in place so the city.
|
00:09:44
|
|
From a property rights standpoint, has to honor property rights that are given through through zoning.
|
00:09:51
|
|
There are things, too, with accessory dwelling units. Accessory dwelling units are requirements, so cities have to allow accessory
|
00:09:59
|
|
dwelling units and being right in the middle of an urbanized area or the fastest growing county.
|
00:10:06
|
|
In in.
|
00:10:14
|
|
In the state were projected to be, I think we're kind of jumped back and forth with a couple others, but we're adding over a
|
00:10:16
|
|
million people in the next 30 years in Utah County and we're going to surpass Salt Lake County in population. The in Salt Lake
|
00:10:23
|
|
County is growing. We're just going to go faster and I think that's that's 2050 and that's.
|
00:10:29
|
|
You know that that's reality of being a city in the middle of the urbanized footprint of Utah Valley.
|
00:10:36
|
|
The city has done a lot to try.
|
00:10:43
|
|
And and provide quality of life with amount of parks. There's not many cities that you're going to see that have the level of
|
00:10:45
|
|
amenities and parks that have been master planned into our city. Most neighborhoods have access to multi use trails. The trails
|
00:10:51
|
|
connect to the station, they connect to our parks, they also connect to the lake.
|
00:10:57
|
|
So those are things that have been that have been thought out.
|
00:11:04
|
|
Honestly, what was the other question as far?
|
00:11:10
|
|
That was that was the main one parking in a grocery store and stuff and we we can't I'm sorry from a legal standpoint we we we
|
00:11:15
|
|
can't do it do it back and forth as far as there be the.
|
00:11:21
|
|
Yeah, if you want to talk to Morgan after the meeting, you can you can give you.
|
00:11:28
|
|
Yeah, yeah. And the moderate income housing, we can talk about it. The state doesn't necessarily necessarily say like a percentage
|
00:11:38
|
|
of your zoning that has to that, that has to be.
|
00:11:43
|
|
High density, high density needs to be defined too. So a lot of people just say density and everything is density. One unit per 20
|
00:11:50
|
|
acres is the measurement of density. You know, 500 units per acre that you would have them like in downtown.
|
00:11:56
|
|
Like in Manhattan is is a level of density, so.
|
00:12:03
|
|
Everything has a level of density. It does require that like some of the state requirements for moderate income housing do require
|
00:12:06
|
|
attached housing and and they require cities to look at doing that, especially around where you have transit stations for the
|
00:12:13
|
|
transit stations that that's where you're going to find.
|
00:12:19
|
|
Multi family.
|
00:12:27
|
|
Higher density, you know like your your 14 plus units per acre.
|
00:12:29
|
|
That's going to do a lot better around transit and that that'll actually help the transit and the transit helps. That helps the
|
00:12:36
|
|
land use as well.
|
00:12:39
|
|
And so there's several strategies. The state requires us to have 5 strategies out of their. They have an inventory of strategies
|
00:12:44
|
|
that you can choose from.
|
00:12:48
|
|
And so we're discussing that tonight. We we currently meet the requirements, but we we have to have an implementation plan and for
|
00:12:54
|
|
transportation funding, we actually probably need to adopt another strategy and so Brian will talk about that as well. As far as
|
00:13:00
|
|
parking goes, the parking requirements have been increased there. There have been a lot of Facebook things going around that just
|
00:13:06
|
|
are not accurate.
|
00:13:12
|
|
You know if you look at developments that have been developed, you know after some of the developments on on Mill Rd. Brazilian
|
00:13:18
|
|
code was changed to to require more more parking per unit.
|
00:13:25
|
|
So let lakefront at residential is one that's that's always talked about and that's and I believe when we did our analysis they
|
00:13:31
|
|
had over 600.
|
00:13:35
|
|
Surplus from what the base minimum requirement was in the code. And so part of this too is you were dealing with just say a
|
00:13:40
|
|
university area where there's lots of students, there's lots of young professionals you have.
|
00:13:46
|
|
Silicon Slopes nearby the Orem Provo metro area is a really big employment area and so a lot of our residents work in those areas
|
00:13:54
|
|
and people come from out of state to live here.
|
00:13:58
|
|
And so part of the two is dealing with with landlords. We have investors who buy units and then try to pack in as many people as
|
00:14:04
|
|
they possibly can. The city is working actively with Hoas to identify those units and to do code enforcement and we've been
|
00:14:10
|
|
successful in many cases of doing that. We've also worked with multiple apartments to add more parking. The Alloy Concorde Fine
|
00:14:17
|
|
Edgewater currently is is adding about 100 parking spaces. We're looking at at redeveloping some of our corridors to to add
|
00:14:23
|
|
parking.
|
00:14:30
|
|
That that that can help as well.
|
00:14:37
|
|
So the city is doing quite, quite a bit, but I mean they're we're just in one of the highest growth areas in the country right now
|
00:14:38
|
|
with two universities really close by so.
|
00:14:43
|
|
And that's something to you with the Forbes that were required at the very front end that they have a parking management plan.
|
00:15:23
|
|
And if they don't provide enough parking, there's a parking study, and that parking requirement won't go up in their next phases.
|
00:15:30
|
|
And so it's and that's something that we built into the downtown and those are pretty important because that will actually require
|
00:15:37
|
|
a consultant to come out a parking professional who will study the area and see what kind of demand is on the system from those
|
00:15:42
|
|
units. And if they don't provide enough, then the parking requirements jump And so it's in the best interest of of the developers
|
00:15:48
|
|
to have.
|
00:15:53
|
|
To manage their parking and to have enforcement that that tells you know if if people are are parked without permits.
|
00:16:00
|
|
Anyway, I mean, we understand the problem and we're we're definitely working on it. Thanks, Morgan. All right, if there are no
|
00:16:08
|
|
more public comments, we will move into.
|
00:16:13
|
|
Minutes for review and.
|
00:16:18
|
|
I make a motion to approve the minutes from January 18th, 2023. I have a second second. All in favor, aye?
|
00:16:22
|
|
All right, Moving on to the business item 4.1, General amendment, General Plan Amendment, Moderate income housing.
|
00:16:31
|
|
Yeah, this is.
|
00:16:38
|
|
Whoops, there we go.
|
00:17:51
|
|
OK. Good evening, Planning Commission. Good to be with you guys. I'm Brian Amaya.
|
00:17:56
|
|
I.
|
00:18:02
|
|
I'm a senior planner here with Vineyard City and the Community Development Department.
|
00:18:03
|
|
Morgan gave a great introduction to what what this ordinance is looking to do.
|
00:18:08
|
|
So.
|
00:18:14
|
|
This one is just talking about the moderate Income housing plan that we're trying to push through.
|
00:18:15
|
|
It's a requirement from House Bill 462, which requires municipalities to add or update their minor income housing plans by
|
00:18:21
|
|
October, the first of last year.
|
00:18:28
|
|
So we did meet that requirement to submit what?
|
00:18:35
|
|
Going to be our modern housing plan. We have received communication from them since that ordinance that we submitted that we did
|
00:18:39
|
|
need to make some corrections in terms of implementation, measurements, benchmarks and timelines, which I will get to in a minute.
|
00:18:47
|
|
So this update requires that the incorporation requires the incorporation of pre selected strategies from Utah State code
|
00:18:57
|
|
10-9A-403 with including implementation.
|
00:19:03
|
|
This code outlines 24 potential strategies for cities and towns to choose them that they can select as part of their Modern Income
|
00:19:12
|
|
Housing plan.
|
00:19:17
|
|
They're lettered A through Z basically, and depending on what class of city you are, you either have to.
|
00:19:22
|
|
There's a number of strategies that you have to implement.
|
00:19:32
|
|
And because Vineyard is a city that has a fixed guide World Guideway rail station, so for Honor Station, we're required to
|
00:19:36
|
|
implement 5 strategies.
|
00:19:42
|
|
If we implement 2 more strategies, we basically can add we can qualify for priority consideration of TIFF, TIFF and COVID-19 local
|
00:19:50
|
|
instance matching grant program.
|
00:19:58
|
|
Umm.
|
00:20:07
|
|
And if we do not meet the minimum of implementing at least five of the required strategies from that state code.
|
00:20:09
|
|
We basically don't qualify for for that for that funding. So TIFF is transportation Investment Fund funding that comes from the
|
00:20:15
|
|
state. It's it's for capital improvement projects having to do with roads.
|
00:20:23
|
|
T TIF stands for Transit Transportation Investment Funds, also coming from the state for capital investment projects having to do
|
00:20:32
|
|
with public transit.
|
00:20:36
|
|
And then COVID-19 local assistance matching program is funding.
|
00:20:41
|
|
That comes from the federal government, the American Rescue Plan Act and it's funding for eligible projects.
|
00:20:48
|
|
Or services that address the economic impact of the COVID-19 emergency.
|
00:20:57
|
|
Projects that qualify include investments in water and sewer.
|
00:21:03
|
|
Projects that address housing and security, a lack of affordable housing or homelessness. And there's a bunch of other projects
|
00:21:10
|
|
that could also qualify for that kind of funding. So in a past meeting, people wanted to know what those funds were about, what
|
00:21:16
|
|
were missing out on or qualifying for. So that provides a little bit of an explanation.
|
00:21:22
|
|
To give you a little background on the evolution of this ordinance and where we've been and how we've arrived at this point.
|
00:21:29
|
|
On August the 3rd, 2022, so last year you, the Planning Commission, had a work session.
|
00:21:38
|
|
With the city staff and with the public, where we introduced the 24, what we introduced.
|
00:21:47
|
|
House Bill 462 The requirements.
|
00:21:55
|
|
And we laid out all the strategies that we can choose from.
|
00:21:57
|
|
The in the Planning Commission meeting that followed right after on the 17th of August.
|
00:22:02
|
|
We had another work session where we began to narrow down the strategies that we felt were most appropriate.
|
00:22:07
|
|
For Vineyard.
|
00:22:14
|
|
In the September 7th Planning Commission.
|
00:22:16
|
|
You held a public hearing.
|
00:22:21
|
|
And.
|
00:22:23
|
|
Decided to recommend for approval to the State Council the following strategies.
|
00:22:25
|
|
EFH.
|
00:22:33
|
|
OQ&V.
|
00:22:36
|
|
Later in my presentation, I'll layout.
|
00:22:39
|
|
The strategies that we're currently considering.
|
00:22:43
|
|
So that you can see them and have them before you.
|
00:22:48
|
|
On September the 14th, the City Council held a public hearing where they approved.
|
00:22:51
|
|
Oh, I'm sorry. Let me take a quick step back on that on that September 7th meeting where the Planning Commission held a public
|
00:22:59
|
|
hearing.
|
00:23:02
|
|
We removed.
|
00:23:07
|
|
Strategy I which had to do with single occupancy housing.
|
00:23:09
|
|
And there was a concern of our planning commissioners that that that that may.
|
00:23:14
|
|
Further affect our demographics for a more family friendly environment, especially within the downtown.
|
00:23:20
|
|
And so, umm.
|
00:23:25
|
|
That availability for single occupancy housing throughout the city was removed from the strategies.
|
00:23:27
|
|
And then on September 14th, the City Council did have that public hearing and strategies EFHLNOQ&V, but not I were officially
|
00:23:35
|
|
adopted as by by ordinance.
|
00:23:42
|
|
Um.
|
00:23:52
|
|
So we did meet the deadline.
|
00:23:52
|
|
For that October 1st, 2022 submission where we had to have a modern income housing plan submitted to the state.
|
00:23:56
|
|
Along with.
|
00:24:04
|
|
Implementation.
|
00:24:07
|
|
Tactics. So we have a format within the general plan that outlines.
|
00:24:08
|
|
A pretty much a rough estimate of costs and timelines for when we believe that strategies can get done.
|
00:24:14
|
|
And that's what we submitted to say based on our form.
|
00:24:22
|
|
But they did not fully meet the requirements of the Department of Workforce Workforce Services at the state.
|
00:24:26
|
|
Implementation was not detailed enough according to them, and they required more detailed, actionable items and specific
|
00:24:35
|
|
benchmarks and measures to support the implementation of our of our selected strategies. So this was communicated to me by a
|
00:24:41
|
|
person. Her name is Alyssa Gamble, she's one of the project managers at the Department of Workforce Services, and she relayed this
|
00:24:48
|
|
information to me on November the 18th.
|
00:24:54
|
|
She 20/22 she told me that Vineyard has.
|
00:25:01
|
|
90 days from October.
|
00:25:06
|
|
To amend our modern Income Housing Plan to have specific benchmarks, measures and timelines that the state requires.
|
00:25:09
|
|
And so we we went to work. And we we.
|
00:25:18
|
|
We amended A revised our minor income housing plan with more deep with more details.
|
00:25:22
|
|
Um.
|
00:25:28
|
|
So this is what we're bringing before you today, Ordinance 2023-04, which provides those those requirements for the Department of
|
00:25:30
|
|
Workforce Services.
|
00:25:36
|
|
In addition, this ordinance removes strategy N&O of the, yeah, I'll just pull those up so you can see them.
|
00:25:43
|
|
Excuse me, so strategy, N&O?
|
00:25:54
|
|
Strategy and is it has to do with providing mortgage assistance for employees of the city or for other public servants working
|
00:25:59
|
|
within the municipality?
|
00:26:04
|
|
And our conversations, our internal conversations with staff basically it's not something that, it's not that we do not want to
|
00:26:09
|
|
work on that as a strategy. It's just because of the time constraints that we're currently in to submit by that October 1st
|
00:26:16
|
|
deadline and then the 90 days shortly after. It just requires a little more thought and consideration and analysis of of budgets
|
00:26:23
|
|
and different things like that in order for us to make a really well planned and educated.
|
00:26:29
|
|
Strategy for what that's going to look like. So for lack of better words, it's kind of on the back burner, but we definitely
|
00:26:38
|
|
intend to to look further into that.
|
00:26:42
|
|
In the future.
|
00:26:47
|
|
And then?
|
00:26:48
|
|
Uh.
|
00:26:51
|
|
So that's strategy N strategy O. Sorry, I just I never showed you which one that is here on the board.
|
00:26:52
|
|
And increase the size of this a little bit.
|
00:27:01
|
|
Oh, here we go. Yeah, let's do that. Thank you very much.
|
00:27:18
|
|
So it says, implement a mortgage assistance program for employees of the municipality.
|
00:27:22
|
|
Employer that provides.
|
00:27:27
|
|
Contracted services services to the municipality or any other public employer that operates within the municipality.
|
00:27:29
|
|
And then strategy 6, which is also it's strategy 6 in our general plan, but.
|
00:27:36
|
|
Oh, within state code 10-98-403.
|
00:27:43
|
|
And and just to give you a quick rundown of that, it basically is a strategy for us to partner with different entities.
|
00:27:49
|
|
Local, regional or federal that promote the construction of moderate income housing and they also partner with other
|
00:27:56
|
|
organizations.
|
00:28:00
|
|
That one too, we.
|
00:28:05
|
|
We have to research who those organizations are. We don't know who's out there and so we need a little bit more time.
|
00:28:08
|
|
But our recommendation tonight, because we do want to qualify for that additional consideration for funding for the TIF funding
|
00:28:14
|
|
and the TIF funding and all that is to put this one, sorry, put this one back into our modern income housing plan. So this will
|
00:28:20
|
|
this would show up as green again.
|
00:28:27
|
|
In our OR I guess would be a condition of approval.
|
00:28:33
|
|
Correction in your motion.
|
00:28:37
|
|
And then?
|
00:28:40
|
|
Just having the strategy would suffice the requirements of the Department Workforce Services, because we've already detailed
|
00:28:41
|
|
measures and benchmarks for the other five that are outrightly required.
|
00:28:48
|
|
And so I think that by making that motion that'll get us to where we need to be to get that additional consideration. That's why I
|
00:28:54
|
|
can just add that's a pretty good one. So as you know, the downtown received the HTRZ debt designation, that's the housing,
|
00:29:00
|
|
transit and redevelopment.
|
00:29:06
|
|
That that designation and so they're required to have.
|
00:29:13
|
|
11.2%.
|
00:29:18
|
|
Of I think 10% was the state requirement and they said well we actually think we can get just a little bit more So they're they
|
00:29:20
|
|
propose 11.2, so that's what the state basically approved that was 11.2 and so they have to have the 80% AMI a number of those and
|
00:29:27
|
|
so.
|
00:29:34
|
|
Anyway, because of the requirement to have that anyway, that this might be an opportunity to partner with with an entity to to
|
00:29:42
|
|
maybe get the AMI even down further.
|
00:29:47
|
|
So that that that actually would be a good one because we're kind of doing it anyway with with the downtown, we got the
|
00:29:53
|
|
designation. So there has to be affordable housing and this could be you know kind of a win win if we could we could get a lower
|
00:29:58
|
|
AMI right next to the train station.
|
00:30:03
|
|
Cool.
|
00:30:10
|
|
Yeah. I guess I lost the Commission. Have you guys had the chance to review the amendments to the strategies that have already
|
00:30:11
|
|
been approved or is that something that you guys would like to run through right now?
|
00:30:17
|
|
And we can kind of see the changes if you could run through it just for the benefit of the of course, Yeah. So in goal two of our
|
00:30:24
|
|
code of the moderate.
|
00:30:29
|
|
Income Housing Plan within our our general plan.
|
00:30:37
|
|
The goal is here, as I said, encourage and promote affordable housing developments by incentivizing developers to build this type
|
00:30:40
|
|
of housing.
|
00:30:44
|
|
And so we added strategy three, reduce wave or eliminate impact fees related to moderate income housing.
|
00:30:49
|
|
And then the specifics of that, the implementation plan that the state was looking for is the city will establish a program to
|
00:30:55
|
|
reduce wave or eliminate impact fees.
|
00:31:01
|
|
Related to moderate income housing.
|
00:31:06
|
|
Draft plan will be presented to the City Council by the end of 2020.
|
00:31:09
|
|
And then the city will Commission a study which will include The analyze will include analyzing reductions of impact fees for
|
00:31:13
|
|
moderate income housing units by the end of 2020.
|
00:31:18
|
|
This was also a strategy that was incorporated develop and adopt A station area plan in accordance with Section 10-98-403, point
|
00:31:26
|
|
One of Utah State Code.
|
00:31:31
|
|
The city will choose a consultant by the end of the first quarter 2023.
|
00:31:37
|
|
So we're.
|
00:31:43
|
|
Around like March, March or April. So and just a kind of for the stationary plan mag is the one facilitating that process. We had
|
00:31:45
|
|
four consultants submit. We have the the committee working on that has ranked each of those consultants and we're hoping by next
|
00:31:52
|
|
month or you know by the end of this month even to to be able to go into to interviews and potentially have someone under under
|
00:31:58
|
|
contract to to start that work.
|
00:32:05
|
|
Thanks, Morgan.
|
00:32:12
|
|
So continuing the planning process for this project will initiate at the end of the second quarter of 2023, so around July or
|
00:32:15
|
|
August. The city will develop and adopt A station area plan by the end of 2024.
|
00:32:22
|
|
OK, let's see. So this next goal has to do with providing the framework for the successful integration of a mix of housing types
|
00:32:31
|
|
in the communities, various neighborhoods. So this comes from the general plan.
|
00:32:37
|
|
Strategy.
|
00:32:45
|
|
So this is one of the new strategies that we proposed back in that public hearing with City Council, so that the zone or rezone
|
00:32:47
|
|
for a higher density of or moderate income residential development in commercial or mixed-use zones.
|
00:32:55
|
|
Near major transit investment corridors, commercial centers or employment centers. So we're already doing a lot of that with the
|
00:33:03
|
|
downtown.
|
00:33:07
|
|
The study will work with UVU to ensure the establishment of a residential mixed-use zone to accommodate on campus living with
|
00:33:11
|
|
ground level commercial uses within the Vineyard South Campus by the end of 2026.
|
00:33:18
|
|
Starting in 2023, the city will meet biannually with the UVU Associate vice president of Facilities Planning to coordinate
|
00:33:24
|
|
planning efforts between the university and Vineyard City.
|
00:33:30
|
|
I just want to add a little note that that is already within you use master plan. That's something that they wish to accomplish.
|
00:33:38
|
|
They want to provide much student housing in their southern campus.
|
00:33:43
|
|
And we just want to be able to partner with them and make sure that that's carried out appropriately.
|
00:33:49
|
|
The Forge Special Purpose Zoning District, which we'll be discussing further tonight, will be rezoned to allow for higher
|
00:33:55
|
|
residential density. Currently, this district allows 1/3 of the square footage to be dedicated to residential use. By the end of
|
00:34:02
|
|
2025, the city will increase the residential square footage allowance to 1/2.
|
00:34:08
|
|
Strategy 5. Create or allow for and reduce regulations related to internal or detached.
|
00:34:17
|
|
Accessory Dwelling Units in residential zones. The city will amend the zoning code to allow for mobile housing units intended for
|
00:34:24
|
|
long term placement to be utilized as accessory drilling units such as tiny homes, modular homes and prefabricated homes by the
|
00:34:30
|
|
end of 2025.
|
00:34:36
|
|
These housing types must adhere to a permanent foundation.
|
00:34:42
|
|
Strategy 6. Amend land use regulations to eliminate or reduce parking requirements for residential development where a resident is
|
00:34:46
|
|
less likely to rely on the residents owned vehicles as owner vehicle. I think I missed that own vehicle.
|
00:34:53
|
|
Such as residential development near major transit investment corridors or senior living facilities. The city will Commission a
|
00:35:01
|
|
citywide parking study to analyze parking.
|
00:35:06
|
|
And provide recommendations for parking reductions to the City Council by the end of 2026. Carrying out the study will require
|
00:35:11
|
|
approval funding.
|
00:35:16
|
|
The Venue Redevelopment Agency, the RDA will provide funding for the construction of a parking structure to serve the multi family
|
00:35:21
|
|
units of the Vineyard Downtown District by the end of 2028.
|
00:35:26
|
|
And then study seven I was supposed to add.
|
00:35:32
|
|
Implementation and I I didn't somehow it didn't get into the ordinance, but I did want to show you the corrected version of that.
|
00:35:38
|
|
I'm gonna jump right to it on the next page.
|
00:35:44
|
|
So it does create a housing and transit reinvestment.
|
00:35:49
|
|
Pursuant to Title 63 N Chapter 3, Part 6, Housing and Transit Reinvestment Zone Act.
|
00:35:52
|
|
The.
|
00:35:59
|
|
Was the city was successful in receiving the HTRZ designation?
|
00:36:01
|
|
From the State of Vita moving forward, the City will set up an HDRZ board to oversee, manage and analyze the project to ensure
|
00:36:07
|
|
that 11% of the units are deed restricted to provide moderate income housing. This board shall be established by the end of 2023.
|
00:36:15
|
|
And then the only thing missing out of this ordinance is the strategy. Oh, that we're recommending to.
|
00:36:24
|
|
Reinsert back into the into the.
|
00:36:31
|
|
So those are the changes.
|
00:36:35
|
|
Morgan.
|
00:36:39
|
|
Happy to try to ask questions.
|
00:36:40
|
|
Did you guys have any questions?
|
00:36:43
|
|
Couple questions. Some of these are pretty high level and vague, so can you just clarify again?
|
00:36:47
|
|
Like when, when further details would be.
|
00:36:55
|
|
Adopted on these with with execution plans on which ones this is.
|
00:36:59
|
|
When it says things like rezone to allow for higher residential density, is that just higher than?
|
00:37:08
|
|
One unit higher equals higher density. I'd like just some clarity there or?
|
00:37:14
|
|
I would say like what what were you doing tonight is? I mean would really be, yeah, I'm just wondering if there was any specifics
|
00:37:20
|
|
in there where if we took action.
|
00:37:26
|
|
Someone would look at it and say no, that doesn't.
|
00:37:32
|
|
What you said you would do because there's some words in there that are.
|
00:37:35
|
|
Like there's not a lot of teeth to it, right?
|
00:37:40
|
|
Similar what you know, so I just want to make sure that if these are our strategies that we actually know.
|
00:37:44
|
|
If you guys feel comfortable.
|
00:37:51
|
|
Recommending a timeline or some sort of metric.
|
00:37:54
|
|
You're welcome to, You know, I mean, obviously that's probably not the answer you're looking for.
|
00:37:59
|
|
But.
|
00:38:04
|
|
Yeah, we we're open to ideas. It doesn't give you a lot. It doesn't say like you need to go like it needs to be by you know 40%
|
00:38:07
|
|
increase or anything like that it.
|
00:38:13
|
|
I mean it's kind of general in that sense, but then you submit a report, they analyze report and then they tell you.
|
00:38:19
|
|
Or if you if you met the requirement.
|
00:38:28
|
|
What what it was when we were talking about the accessory dwelling units and like a separate.
|
00:38:31
|
|
Obviously that wouldn't be applicable for every parcel, probably some of the larger parcels and so just defining that as well I
|
00:38:37
|
|
think is would be part of that and I don't know if this is the place to do that or if when it says city will amend the zoning code
|
00:38:43
|
|
that that's good enough.
|
00:38:48
|
|
Yeah, exactly. Because this is part of the general plan and so this.
|
00:38:54
|
|
It serves as a guiding point to where then we can add additional details and further ordinances in the municipal code and the
|
00:38:58
|
|
zoning code.
|
00:39:02
|
|
So those details can be talked about with you guys and with the public later on. Yeah, one way to look at this is you have to have
|
00:39:06
|
|
something in there that meets the, the requirements. So we went back and forth, back and forth with the state, would this, this,
|
00:39:12
|
|
this meet it now? Would this meet it now this okay, this meets it.
|
00:39:18
|
|
And so essentially what would happen is you would take those under under consideration. So some of these might not get get
|
00:39:24
|
|
adopted, but you do have to have an implementation plan that shows the city well considered some of these things like the one
|
00:39:32
|
|
tonight, the 4th, you know if that's if that gets passed by the City Council then that would be one that you could check off. So
|
00:39:39
|
|
what we did is we put kind of what, what, what a minimum allowances. So we said half.
|
00:39:47
|
|
The square footage, so that would increase it. If you do more than that then that's that, then that's even better for the state
|
00:39:54
|
|
that's that's a better influence. I mean that answers my question about where the where the details and nuances should live. The
|
00:40:00
|
|
other thing that I think has come up multiple times that.
|
00:40:05
|
|
Just to answer further answer, OK, I want to read something here that yeah go ahead. And so in my in a letter that we received
|
00:40:10
|
|
from Alyssa Campbell.
|
00:40:15
|
|
That project manager with the Department of Workforce Services, she did.
|
00:40:20
|
|
I feel like what you're saying is almost referring to like new actions moving forward, like when are we going to do this or that
|
00:40:26
|
|
if we've already commenced that project?
|
00:40:31
|
|
The strategy, the way that we word it can can address.
|
00:40:38
|
|
I'll just read it says that the strategy has been implemented, is complete, or is ongoing.
|
00:40:43
|
|
Measures and a specific timeline for program monitoring, review or continued implementation must be included. So.
|
00:40:48
|
|
We can then kind of focus our shift or shift shift our focus to monitoring and reviewing and then providing.
|
00:40:56
|
|
That feedback as as time goes on to the Department of Work for Services, so we don't necessarily need to say.
|
00:41:05
|
|
You know we need to create new projects, higher density and you know all that. We can just continue monitor what we already have.
|
00:41:11
|
|
That makes sense. I don't know.
|
00:41:18
|
|
Helps answer your question a little bit.
|
00:41:20
|
|
The other one was just a comment.
|
00:41:22
|
|
It comes up pretty frequently. Like the term high density I think it would.
|
00:41:24
|
|
That means something different to everybody, but I think it would be in our best interest to define, at least from what the city's
|
00:41:30
|
|
standpoint is like. What does the city?
|
00:41:34
|
|
Say is high density so that we're using the right terms.
|
00:41:38
|
|
Because every single development is coming to the city. Someone has complained about it being high density, even if it's third
|
00:41:41
|
|
acre lots. You know, if you were the farmer here originally, that's outside density to you, right? So every, every development
|
00:41:46
|
|
that comes in that term gets used.
|
00:41:50
|
|
It's kind of meaningless if we don't have a like a working definition of for exactly. So that's just more of a comment and that's
|
00:41:56
|
|
one too with our. So we are looking at hiring some planning services contract. So I'd be a consultant that could help us. So there
|
00:42:02
|
|
we have, I think we look at our products, we have 40 projects right now that the department's working on SO4 four people.
|
00:42:09
|
|
So somewhere we're just like giant projects over like, we have to be realistic, I mean.
|
00:42:17
|
|
And so the planning service contract is going to help us take on some of these. And the Planning Commission part of this too is
|
00:42:24
|
|
the General Planning Commission requested that we relook at the land use map and make sure that the land use map is accurate, that
|
00:42:29
|
|
we define the land use categories.
|
00:42:35
|
|
So something like that we want to do it.
|
00:42:40
|
|
In a in a very well organized way and how to have some good basis for for decision making. And so we're going to have a consultant
|
00:42:43
|
|
help us analyze that now. So that'll be one of the projects that the planning services contract will will cover.
|
00:42:50
|
|
So yeah, we plan to start on that this this next year. I also wanted to state to the Commission.
|
00:42:57
|
|
So Alyssa, she gave me kind of a timeline for how.
|
00:43:04
|
|
Doing in order to be able to meet a requirement, so the.
|
00:43:10
|
|
2022 deadline already.
|
00:43:14
|
|
Then you'd have 90 days has 90 days in order to get this on income, income, moderate Income Housing plan approved. That deadline
|
00:43:16
|
|
is February the 16th.
|
00:43:21
|
|
So if we wanted to meet that deadline, we'd basically have to make it a recommendation for approval tonight and the City Council
|
00:43:26
|
|
would have to then approve.
|
00:43:31
|
|
On the 8th next week, but that being said.
|
00:43:36
|
|
She she is willing to work with within your city, I'll be in communication with her if there.
|
00:43:42
|
|
Something that you guys do not like about this ordinance or any additional time?
|
00:43:49
|
|
She then has an additional 90 days from February the 16th.
|
00:43:54
|
|
Keep moving forward, but with the requirement that we have to be like in communication with her on how things are doing.
|
00:44:00
|
|
Because that that one is definitely a hard, a hard deadline for her, and she recommended that we definitely don't.
|
00:44:09
|
|
Umm.
|
00:44:15
|
|
Almost even. Like, consider, you know, but she's like.
|
00:44:16
|
|
Try to stay on the deadlines that are already outlined so we do have a little bit of time if we need further.
|
00:44:19
|
|
Conversations with.
|
00:44:26
|
|
It's not that we are.
|
00:44:28
|
|
On a tight schedule.
|
00:44:29
|
|
I I don't know. I feel satisfied.
|
00:44:32
|
|
With the work that I've seen in the additions.
|
00:44:34
|
|
We're up here. Can I ask one question for you? The emotion? Oh yeah.
|
00:44:38
|
|
So everything like you talked about has been approved, which is great. Thank you for clarifying timelines. So the only one they
|
00:44:45
|
|
haven't seen is Oh right.
|
00:44:49
|
|
Because we took it out. Now we're gonna put it back in. So yeah, but still, I just want.
|
00:44:54
|
|
Not that it matters for anything, but I actually think it is very wise to keep it in there because it opens us up that additional
|
00:45:00
|
|
funding.
|
00:45:04
|
|
Because of the point of the public comment, like we can't do some of these projects on infrastructure unless we qualify, I mean
|
00:45:09
|
|
that just only helps, right, with additional funding sources, so absolutely.
|
00:45:14
|
|
The housing thing, I I remember like four years ago, like the state passed some stuff like you got to start getting a plan
|
00:45:19
|
|
together and there was no, yeah, there there was no, like, enforcement or anything like that. And the next year got a little
|
00:45:24
|
|
tighter. And then finally they're like, OK, no one's doing it. Now you have to do it or you're not getting funding. We're like,
|
00:45:28
|
|
OK.
|
00:45:33
|
|
So yeah, all cities. So we looked at a lot of different cities. All, all cities are going through this the same process, so.
|
00:45:39
|
|
Cool. Any other questions before we open it up for a public hearing?
|
00:45:49
|
|
Do I have a motion to open up a public hearing? I move to open it up to a public hearing. Do I have a second?
|
00:45:55
|
|
Second, all in favor? Aye, All right, public hearing. If you'd like to make a comment, come up to the board and you probably just
|
00:46:01
|
|
sit at the table if you want.
|
00:46:07
|
|
And we're just talking about the general plan amendment for the moderate income housing right now. So if you have a comment for
|
00:46:14
|
|
this.
|
00:46:17
|
|
I.
|
00:46:25
|
|
Daria Evans, Vineyard resident.
|
00:46:31
|
|
OK, I've been reading this ordinance that we're talking about adopting tonight.
|
00:46:35
|
|
And where?
|
00:46:41
|
|
Therefore, it must adopt a minimum of five strategies to include strategy B and either strategy GH or Q.
|
00:46:44
|
|
I could not find strategy.
|
00:46:52
|
|
On.
|
00:46:55
|
|
And I would like to know what that is before we decide whether to adopt it.
|
00:46:57
|
|
I don't think we need to adopt strategy.
|
00:47:02
|
|
Because seniors still need.
|
00:47:06
|
|
I don't think you should put seniors without a vehicle.
|
00:47:09
|
|
They need them. We need them. I need them.
|
00:47:14
|
|
We need vehicles and we need parking for vehicles.
|
00:47:17
|
|
If a medical supply.
|
00:47:21
|
|
Needs to come to deliver oxygen. That vehicle needs to park right where that resident lives.
|
00:47:23
|
|
Meals on Wheels, Same thing.
|
00:47:30
|
|
Ambulance services, fire.
|
00:47:32
|
|
We don't need to implement strategy.
|
00:47:37
|
|
OK.
|
00:47:41
|
|
We have strategy.
|
00:47:43
|
|
We have two already with that.
|
00:47:46
|
|
Let me find.
|
00:47:55
|
|
Yes, we already have that it that.
|
00:47:57
|
|
He mentioned that it was successful.
|
00:48:00
|
|
Getting that designation, so that's already there.
|
00:48:03
|
|
So we don't need to implement anything more.
|
00:48:06
|
|
They.
|
00:48:11
|
|
But I just like you or whatever it is. Yes, it looks like F is is actually G and so. So if if you pass a motion then it would be
|
00:48:15
|
|
to change the typo so F is G.
|
00:48:21
|
|
OK. What is it? OK.
|
00:48:29
|
|
Rezoning for higher density or moderate income residential development.
|
00:48:32
|
|
OK. That's the one with EU.
|
00:48:38
|
|
Yep.
|
00:48:43
|
|
OK. So that so that whole ordinance will have to be that part needs to be rewritten then?
|
00:48:44
|
|
To make it accurate.
|
00:48:50
|
|
OK. But I really don't think we need to include strategy.
|
00:48:53
|
|
Sure, you shoot yourselves.
|
00:49:02
|
|
Senior residents for good residents.
|
00:49:07
|
|
Thank you.
|
00:49:11
|
|
I might have more.
|
00:49:14
|
|
Taking tariffs down with me. Like you know, my name is Wendy Point and I am a vineyard resident. I just want to comment on
|
00:49:23
|
|
something she just said about H personal experience.
|
00:49:29
|
|
My mother was in a really nice assisted living for years.
|
00:49:36
|
|
It was it was wonderful and I had parking.
|
00:49:40
|
|
Most of the parking was taken up by #1 employee staff. You'd be amazed how many.
|
00:49:43
|
|
How much staff they have and they all drive their own cars, OK, when they come and they go. And then also you have deliveries as
|
00:49:50
|
|
you mentioned, but seniors have vehicles. I mean, some of them shouldn't be driving and hopefully that keys get taken away
|
00:49:56
|
|
eventually, but a lot of them drive. I mean they do drive and my mom drove safely until she was in her 80s and she handed us her
|
00:50:01
|
|
car keys, but.
|
00:50:07
|
|
The other thing is, remember they get a lot of visitors and as somebody who visited my mom frequently, especially at the end, it
|
00:50:14
|
|
was important that either my sister and I go see her every day.
|
00:50:20
|
|
And there would be times we could not find a parking spot, and there wasn't even an adjacent spot anywhere close. So.
|
00:50:27
|
|
You know, it was, it was frustrating. I mean, you literally have to drive around, drive around, hope that you could find something
|
00:50:35
|
|
out front temporarily and then move your car for a little bit longer and you've got to remember.
|
00:50:40
|
|
There's a lot of.
|
00:50:47
|
|
Residents have.
|
00:50:49
|
|
People have deliver.
|
00:50:51
|
|
And then there are visitors. And that's one thing that senior citizens need more than anything with, especially when they get
|
00:50:53
|
|
older or visitors and visitors come in cars.
|
00:50:58
|
|
Thank you.
|
00:51:04
|
|
Sorry again. I just want to mention one more thing. We have a population density 3300.
|
00:51:09
|
|
People per square.
|
00:51:15
|
|
And we need to.
|
00:51:18
|
|
Recognize that and that we need.
|
00:51:20
|
|
Plan.
|
00:51:24
|
|
Eventually higher density, but plan judiciously and.
|
00:51:26
|
|
That we don't have the problems that we're already experiencing.
|
00:51:35
|
|
You know, when is UDOT going to widen that road that you've talked about restriping?
|
00:51:40
|
|
That's a Band-Aid measure.
|
00:51:45
|
|
And the problems that we're having with Center St. Overpass and.
|
00:51:48
|
|
And you know, we don't have very many exit strategies. It's either Geneva Road or Center St.
|
00:51:53
|
|
Because for South isn't through yet. Because Holdaway Fields isn't being developed yet.
|
00:52:00
|
|
And so we're.
|
00:52:06
|
|
In a.
|
00:52:09
|
|
And then also I had one more question. Well, a comment about Adus.
|
00:52:11
|
|
Now, recently we've said that ad use can come into.
|
00:52:16
|
|
Existing homes.
|
00:52:20
|
|
And.
|
00:52:22
|
|
In new construction, is that correct? Am I correct in saying that if they meet certain requirements and so now we want to put more
|
00:52:24
|
|
ADUS in with these?
|
00:52:28
|
|
And do they not require private driveways and parking spaces for these ad use that would be coming in and if you have little tiny
|
00:52:33
|
|
homes?
|
00:52:38
|
|
They will need driveways and parking spaces too, correct? So that means more land area, lesser density.
|
00:52:42
|
|
OK. OK. Thank you. Thank you. And to kind of address the ADUS, we still have requirements. This is just making it so say a person
|
00:52:51
|
|
wanted an Adu and they didn't want to rent out their basement then they could have.
|
00:52:59
|
|
Small, detached, something in their backyard. It's just giving people options, but they still need to meet requirements for our
|
00:53:07
|
|
city.
|
00:53:11
|
|
That's lot size and they have to have a certain amount of parking spaces and currently with our city they need to also have a
|
00:53:16
|
|
business license if I'm right.
|
00:53:20
|
|
Clarify something too senior living facilities.
|
00:53:25
|
|
That that's an actual like defined term I think by the state and it's it doesn't mean age restricted like 55 plus community, it
|
00:53:28
|
|
means that I could.
|
00:53:32
|
|
Like like a facility where you know you yeah memory care that that kind of stuff typically were seniors that are living there
|
00:53:37
|
|
don't don't have a car and so that's that So that's what it it's referring to that's the state definition that's plugged in
|
00:53:44
|
|
doesn't mean that we we have to we have to actually do that because.
|
00:53:52
|
|
Because it it provides an an or but we have to have that the full state strategy so that that doesn't mean like so if it age, so
|
00:53:59
|
|
like in.
|
00:54:02
|
|
The the whole way.
|
00:54:07
|
|
Fields, they changed names, sorry all the way. Fields development, they have an age restricted development that's coming in that's
|
00:54:09
|
|
not a senior living facility there that that's actually like a defined term.
|
00:54:14
|
|
So just just to clarify, so like Leisure Village wouldn't wouldn't fall under a senior living facility?
|
00:54:21
|
|
Living I think needs to be defined because yes.
|
00:54:29
|
|
Usually the memory care facilities are attached to things called independence and I apologize just because.
|
00:54:34
|
|
If you want to give your public comment then we can catch you.
|
00:54:42
|
|
I apologize. I just want to, there's some clarification. I live in a 55 plus unit, yeah. And most of us are mobile and you know
|
00:54:45
|
|
whatever.
|
00:54:49
|
|
But the one I was talking about, like my mother, it was A and most of them are like that. They're assisted living, independent
|
00:54:54
|
|
living and memory all in the same unit. And you do have people that are independent.
|
00:55:00
|
|
That drive quite a few.
|
00:55:07
|
|
I just want to say that the requirement from the state unfortunately is to adopt these word for word so, but we can further define
|
00:55:11
|
|
it in our own definition section.
|
00:55:17
|
|
If we don't put something in there it says like we will reduce parking requirements for facilities when we it's not something you
|
00:55:24
|
|
have to you have to do. But that's why we're going to analyze it city wide on on H here is even though the strategy itself seems.
|
00:55:32
|
|
Somewhat extreme that the strategies that we're proposing.
|
00:55:41
|
|
Commissioned a study to see if it's even feasible to reduce parking, and if it's not, then you don't do it. But you commissioned
|
00:55:46
|
|
the study and then the other one is actually funding more parking.
|
00:55:51
|
|
To serve those multi family units to ensure that there's not an issue. So yeah, I I see how strategy 8 sounds like pretty.
|
00:55:58
|
|
Aggressive. But the the strategies that the city is proposing starts out with, Is this even it's a feasibility study basically
|
00:56:05
|
|
right? Am I am I correct in that frame?
|
00:56:10
|
|
Pardon me if I have a loan trust though.
|
00:56:16
|
|
Yeah, and also something.
|
00:56:20
|
|
When the city requires parking for space, requires minimum parking and stuff like that.
|
00:56:24
|
|
It's kind of interesting because.
|
00:56:31
|
|
If we didn't require parking, let's say, and they decided to build no parking stalls, would you?
|
00:56:33
|
|
And you had a car.
|
00:56:39
|
|
Want to be in that senior living facility? Like, no, you just wouldn't. You wouldn't go there, you wouldn't be in the senior
|
00:56:42
|
|
living facility or it's kind of the same with.
|
00:56:47
|
|
Apartments and stuff too. Or businesses where if we require a minimum.
|
00:56:51
|
|
And.
|
00:56:56
|
|
Say Topgolf had 10 parking cells there. Would people want to go to the top Golf if they had nowhere to park?
|
00:56:58
|
|
And with the house, should we require anybody to build the house? Just a single family home? Should we require them to have three
|
00:57:05
|
|
parking spots or 4 parking stalls? Because they have they might eventually someday sell the house to somebody that has four cars.
|
00:57:11
|
|
Should we require them each house to have a certain amount of parking? Sell suits?
|
00:57:17
|
|
It's kind of trying to find that line of.
|
00:57:24
|
|
Where do we try to give people freedom? And that freedom, kind of.
|
00:57:27
|
|
To developers too, that.
|
00:57:33
|
|
As far as parking, if you're going to rent a house and it has no parking stall, but you have a car.
|
00:57:36
|
|
Like you have to consider like should I live in this place and get rid of my car instead of purchasing the place and being like
|
00:57:42
|
|
well the city should have required them to give me a parking spot.
|
00:57:47
|
|
And.
|
00:57:53
|
|
If you're buying a house, you would always consider that You would think I'm buying this house. It has a garage with two spots. I
|
00:57:55
|
|
can park my two cars, but if it only has one spot, you just wouldn't buy the house because it's like I need to.
|
00:58:01
|
|
So it's kind of hard to.
|
00:58:08
|
|
To make specific requirements like that on certain facilities, businesses, if they don't have enough parking, they should lose
|
00:58:11
|
|
business.
|
00:58:14
|
|
And high density or multifamily units? If they don't have enough parking, they should have a hard time selling homes.
|
00:58:20
|
|
And really, it needs to come. We need to figure out a better way as a city.
|
00:58:29
|
|
To make sure the develop.
|
00:58:33
|
|
And people are knowing what they're buying before they're buying it because a lot of times people purchase homes or rent.
|
00:58:36
|
|
Units thinking like, oh, I'll be fine, I'll park on the street and then for some reason the city needs to take away street parking
|
00:58:43
|
|
to widen the road or something. And then they're like, oh, they're taking my parking spot away from me.
|
00:58:49
|
|
Even though that technically was never their parking spot, and so it's hard for the city to.
|
00:58:54
|
|
That's why having.
|
00:58:59
|
|
When a.
|
00:59:02
|
|
Has good parking plans and implements it well. It's easy to not complain about parking because you don't have an option.
|
00:59:04
|
|
You have two spots and there are no other.
|
00:59:11
|
|
Whereas if it's lean and it's lacks and it's like, let's just add as many as we can or let's allow the city to let people park
|
00:59:16
|
|
wherever, that's when you start to run into issues because.
|
00:59:21
|
|
Things change. Parking goes away, more people have cars and so.
|
00:59:28
|
|
Finding something is is difficult.
|
00:59:34
|
|
And.
|
00:59:38
|
|
It's it's a requirement. Even if the city lowers the requirement and says you only have to do 1 stall, a good business or a good
|
00:59:40
|
|
developer will know, you know, my customers need this. So I'm going to put in this even though the minimum's one, I'm going to put
|
00:59:45
|
|
in four because I want people to come here that have vehicles or I want people to know that they'll have a parking spot guaranteed
|
00:59:51
|
|
and so.
|
00:59:57
|
|
Minimums.
|
01:00:04
|
|
I think they are.
|
01:00:07
|
|
But I think more important is the way that it's handled when something is built and when people are.
|
01:00:09
|
|
Buying units. They should know what?
|
01:00:15
|
|
Are there any other public comments for the moderate income housing?
|
01:00:21
|
|
Russell Adams, resident and yeah, I'm getting an analogy.
|
01:00:34
|
|
Our house requires, I believe it's R49 installation in the attic. Guess what we got?
|
01:00:40
|
|
We've got.
|
01:00:46
|
|
Hmm.
|
01:00:48
|
|
And I prefer that with the builder, and that's because there's some regulation that they can run around the R49 by considering the
|
01:00:48
|
|
windows, the walls and even the cement floor.
|
01:00:54
|
|
Heat rises.
|
01:01:00
|
|
What what does the cement floor to do to to help the insulated. Meanwhile we've got high high gas bill.
|
01:01:01
|
|
And they've got two things that are in the villas and in the new phase they're putting in the R49 up top, they're not doing the R
|
01:01:09
|
|
48.
|
01:01:13
|
|
But I guess my my my my program in that analogy is that let.
|
01:01:18
|
|
What we need, I said last time in City Council meeting. Excess is probably going to be adequate.
|
01:01:25
|
|
And I believe that because the.
|
01:01:30
|
|
Because of the high density units here have a history of not having enough.
|
01:01:33
|
|
Lakefront preserves. I've seen people come to the village clubhouse, park there multiple times and walk across the street to the
|
01:01:39
|
|
preserves.
|
01:01:43
|
|
And I'm just the witness of that walks. They've been parking on the 8th NI hear they're parking at the front runner station
|
01:01:47
|
|
parking too. Went there last Sunday and they had lot was half full.
|
01:01:54
|
|
In the front runner doesn't run on Sunday. I know some are using the airport, I understand that, but I guess my my comment is to
|
01:02:00
|
|
do it right and build an extra just like engineers.
|
01:02:07
|
|
With safety requirements, they go in extra to make sure that it doesn't fail.
|
01:02:14
|
|
If we build in the next trail, it'll be adequate and I guess.
|
01:02:20
|
|
That's my comment. Thank you.
|
01:02:25
|
|
Any other public comments?
|
01:02:31
|
|
All right. Do you have a motion to close the public?
|
01:02:34
|
|
Close the public hearing. Do I have a second, second, all in favor, aye?
|
01:02:39
|
|
All right. Any comments?
|
01:02:44
|
|
I'll just reiterate.
|
01:02:49
|
|
Let.
|
01:02:51
|
|
It's a good framework to add to our general plan.
|
01:02:53
|
|
I don't know. I like what you got it. I like the fleshing out of each strategy.
|
01:02:57
|
|
I.
|
01:03:05
|
|
I think it creates a nice structure for us to work off of as we move forward.
|
01:03:06
|
|
And hopefully it satisfies.
|
01:03:12
|
|
Because we would really like that funding.
|
01:03:14
|
|
That's a science. Thanks. So I just wanted to clarify then so.
|
01:03:18
|
|
Strategy F is.
|
01:03:24
|
|
G.
|
01:03:26
|
|
Can you verify that, Brian?
|
01:03:29
|
|
And then, as was pointed out, some of these strategies.
|
01:03:34
|
|
Are being included, but have already been.
|
01:03:38
|
|
Worked on or are being addressed. So basically we're saying.
|
01:03:41
|
|
We're going to do this and actually we have done this.
|
01:03:45
|
|
Which is why they're, we're including those is because they're already part of our regular business.
|
01:03:49
|
|
Yeah, that was just my clarity is if we move forward with this.
|
01:03:56
|
|
Anthony, we have. I have him on the board.
|
01:04:01
|
|
So F OK F is F is G.
|
01:04:05
|
|
No. So she she was in her ordinance. The ordinance is mislabeled. That's one of the things that was to be considered was strategy
|
01:04:11
|
|
G, So I wanted to make sure.
|
01:04:16
|
|
OK, And we didn't put it in here, but she was curious what we were leaving off because she was not detailed. Am I capturing that
|
01:04:21
|
|
accurately? That's right. That's right.
|
01:04:27
|
|
Do we want to look? Yeah, if you pull that back up.
|
01:04:32
|
|
So amend.
|
01:04:39
|
|
G is a manned land use regulations to allow for higher density or new moderate income residential development in commercial or
|
01:04:40
|
|
mixed-use zones near major transit investment corridors. Now jump back to the ordinance and just make sure that's the same one.
|
01:04:47
|
|
Yeah, geez, not not in the new strategies at all. So I'm no. And the reason why it's not is because this.
|
01:05:01
|
|
Strategy Strategy four in the general.
|
01:05:09
|
|
Already talked about high density.
|
01:05:13
|
|
So why not? Yeah, G is not, G is not yeah.
|
01:05:16
|
|
OK.
|
01:05:21
|
|
Yeah, sorry. I remember our thinking for that, so.
|
01:05:22
|
|
And then also, I think it's always helpful in public hearings that everyone understands what action is actually being taken.
|
01:05:28
|
|
The Planning Commission, and this would be true for the next agenda item. These are simply recommendations to the City Council,
|
01:05:35
|
|
who would be making the final decision on to agree with disagree scrap recommendations. They're not binding.
|
01:05:43
|
|
All right. Any other comments?
|
01:05:54
|
|
If not, do I have a?
|
01:05:56
|
|
I'll make a motion to.
|
01:06:00
|
|
I guess recommend these.
|
01:06:03
|
|
Strategies to the City Council for General Plan amendment.
|
01:06:05
|
|
Jimmy Morgan, I'm sorry, do we need to state.
|
01:06:11
|
|
The ones.
|
01:06:16
|
|
Adding back in Strategy O and then cleaning up Strategy 7 at the bottom that I showed, yeah Strategy 7. Brian, if you want to
|
01:06:18
|
|
state that what what the amendments are then they can say as the amendments are to reinsert Strategy O from state code Utah State
|
01:06:26
|
|
code 10-98-403, the one that talks about partnering with different entities.
|
01:06:34
|
|
That support the construction of modern income housing.
|
01:06:43
|
|
And then the addition of the implementation plan that I left out on accident for strategy 7.
|
01:06:47
|
|
Which is here in my corrected.
|
01:06:55
|
|
Of the ordinance. That's not correct.
|
01:06:59
|
|
Must have.
|
01:07:03
|
|
Uh.
|
01:07:06
|
|
OK but it it outlines I'll, I'll show you the.
|
01:07:07
|
|
Implementation.
|
01:07:13
|
|
Oh, it won't be on here.
|
01:07:16
|
|
Or maybe it is. I'm sorry.
|
01:07:19
|
|
It is. It's this one Strategy Q which is also Strategy 7, the city. Well, here it is.
|
01:07:21
|
|
I'll read it just so that the city was successful in receiving HRZ designation from the State of Utah. Moving forward, the city
|
01:07:33
|
|
will set up an HTRZ board to oversee, manage and analyze the project to ensure that 11% of the units are deed restricted to
|
01:07:39
|
|
provide modern income housing. This board shall be established by the end of 2023.
|
01:07:44
|
|
That's what we're adding back into Strategy 7.
|
01:07:50
|
|
OK, just make your motion say as stated. OK, I make a motion to recommend.
|
01:07:56
|
|
General Plan amendments for moderate income housing as stated by city staff to the.
|
01:08:02
|
|
City Council.
|
01:08:08
|
|
Do I have a second?
|
01:08:10
|
|
I'll second for approval. All right. And this is a roll call, Craig Anthony.
|
01:08:12
|
|
I Bryce, I take Braden. All right, and that passes. Moving on to 4.2 public hearing for the development agreement for the.
|
01:08:18
|
|
OK. I'm gonna come up in just one second and then we'll turn the time over to Steve.
|
01:08:31
|
|
I wanted to read in the record. We did receive a public comment. The public hearing has been closed.
|
01:08:39
|
|
Want to make sure that the comment.
|
01:08:49
|
|
Is only shred at the.
|
01:08:52
|
|
This is from Dale Deidre, so hopefully I got that right because I cannot be there for the meeting tomorrow night for the Forge. So
|
01:08:55
|
|
I'm letting you know that I'm very concerned about two issues. One, the number of residential units proposed.
|
01:09:03
|
|
And the associated traffic and 2nd the height of the.
|
01:09:10
|
|
Of up to 10 feet.
|
01:09:14
|
|
I think that there's a 10 feet in the car, but I we believe it's meant.
|
01:09:17
|
|
There you go.
|
01:09:25
|
|
Thanks.
|
01:09:26
|
|
Play.
|
01:09:47
|
|
Otherwise not going.
|
01:10:33
|
|
And they flip screens.
|
01:10:36
|
|
I hit in a dozen double screens. All right, well, I hope you can guys sit there. I can do other than we'll zoom.
|
01:10:39
|
|
All right. So Planning Commission, you've you've had work sessions on this. We have the public hearing. Public hearing was
|
01:10:46
|
|
officially closed, City Council last minute.
|
01:10:51
|
|
How the public hearing and and analyze the project with the applicant. What I wanted to do is run through some of these amendments
|
01:10:56
|
|
that have been submitted to address kind of the comments that came from the Planning Commission and also from the City Council.
|
01:11:03
|
|
And so this will kind of help kind of run through some and all these items were were were kind of discussed at the both meetings.
|
01:11:11
|
|
So the the first one area, so these are the changes that have been redlined throughout the agreement. Air meeting income is
|
01:11:20
|
|
defined, that's the Provo.
|
01:11:23
|
|
Or AMITA Metropolitan Statistical Area I. Median income as determined annually by the Department of Housing and Urban Development.
|
01:11:27
|
|
It's clarified that only structured parking may be reimbursable with. Rea will not reimburse surface parking. Site plans are
|
01:11:35
|
|
clarified as a development application.
|
01:11:41
|
|
Definition of unit is clarified to only mean residential units. Open space implementation is clarified for those projects
|
01:11:47
|
|
surrounding the media project area allowing for bonding of 110% of project cost. So for instance if a project is developed in like
|
01:11:54
|
|
Block A, then the landscaping and amenities surrounding that that project would need to be implemented with that project. But for
|
01:12:01
|
|
some reason if.
|
01:12:08
|
|
It's.
|
01:12:15
|
|
Plan to develop right adjacent to that project.
|
01:12:16
|
|
And improving the open space between the two projects.
|
01:12:20
|
|
Will mean basically tearing out improvements that were freshly made. Then it will allow for the bonding. So when that project,
|
01:12:23
|
|
that second project's done, then either the city can come back in and develop the open space or or the developer would then
|
01:12:29
|
|
develop that open space.
|
01:12:34
|
|
Open space credit will be provided for those areas owned by the developer and they include the area along Geneva within orange
|
01:12:41
|
|
boundary will not include right of way. So the reason why we say that is because if as you know in Geneva Rd. there is about 40
|
01:12:46
|
|
feet that is owned by the developer but essentially it's it's in vendors. The boundary line was supposed to be in the center of
|
01:12:52
|
|
the street.
|
01:12:58
|
|
And so we do want to see that 40 feet landscaped and pulled into the trail system. It's going to benefit the city a lot and so.
|
01:13:04
|
|
You know with them expanding those resources to do that and we felt like they should be able to get the credit for it so.
|
01:13:13
|
|
We wanted to make sure that that area was.
|
01:13:20
|
|
Well, it was improved.
|
01:13:24
|
|
Geneva Trail Park will be located on Block H with improvements prior to 750 residential units, certificate of occupancy. So that
|
01:13:26
|
|
kind of and there's a there's a couple.
|
01:13:31
|
|
Different mechanisms that would kind of trigger the dedication on park to us, but that we felt that was the most important one
|
01:13:38
|
|
that you know when half the residential units go in that way we can have a public park that that comes online. As you know with
|
01:13:44
|
|
past developments having amenities come online towards the end have not has not been very popular with with residents. So we want
|
01:13:50
|
|
to make sure we get those at least halfway through.
|
01:13:56
|
|
So they agree to work in good faith with U dot, UTA and the city to connect from our station with a walkway to bring transit
|
01:14:03
|
|
options to the site. So that has been it with ETA and UTA is definitely considering you know, adding more transit options. So we
|
01:14:11
|
|
do have a bus on the road and potentially getting a bus from the station to the the project would be really great.
|
01:14:19
|
|
As for my facilities will not count for his overstation less design in a way that maintains the quality of the amenity. So that's
|
01:14:27
|
|
something that would be determined by the community development directors myself, but we would also bring that through the site
|
01:14:33
|
|
planning process and we Planning Commission would be able to to to consider it as well. What we don't want is, is deep detention
|
01:14:39
|
|
ponds trying to be counted towards as parks, I mean.
|
01:14:45
|
|
Yeah, they might make good amenities, but when they fill up, you got a week or so that you got to let them dry out. So we just, we
|
01:14:52
|
|
want to make sure it's an actual usable space.
|
01:14:56
|
|
One parking stall per bedroom, not to exceed 2.25 stalls per unit. So if it's a two-bedroom, it would require 2 stalls. If it's a
|
01:15:02
|
|
3 bedroom, it would require 2.25.
|
01:15:07
|
|
This is actually an increase over the 1.5 spaces per unit that's in the code now. So this does up and what what this does is it
|
01:15:12
|
|
provides a higher baseline for the first phase. So the first phase that'll come out, I believe the applicant has talked about 300
|
01:15:20
|
|
units. So when the 300 units come out, they would be required to do the one per bedroom not to exceed the 2.25 space installs per
|
01:15:28
|
|
unit. We would then do a parking study and the parking study would analyze the actual on site conditions.
|
01:15:35
|
|
And if more parking is required than future phases would be required to have that up.
|
01:15:43
|
|
So it's in their best interest to manage it at a very high level. It's still a minimum of 1.5 spaces per unit.
|
01:15:51
|
|
In the in the code it is, but this development agreement requires the one stall per per bedroom, so for any single single.
|
01:15:57
|
|
Or studio apartments or one bedrooms, They would just be one stone instead of 1.5. If you want that as condition, that's something
|
01:16:07
|
|
we can talk with with the applicant. If you wanted that as a baseline how, how, how it's written in the development agreement, A
|
01:16:11
|
|
one bedroom would require one stall.
|
01:16:15
|
|
Design criteria is added for buildings along major roads and so staff believes that we need to include Mill Road and 650 N as
|
01:16:22
|
|
major roads and collector roads. Essentially what this means is that we have entrances and architectural features and elements
|
01:16:29
|
|
that help connect the the project outward and not just internally. Internally it's got a great plan. We want to make sure that we
|
01:16:37
|
|
have the entrances and you know windows and get architecture. The code does require a lot of that. We wanted that to be stated.
|
01:16:44
|
|
Within a development agreement as well.
|
01:16:52
|
|
So blocks A&E, those are the two that run adjacent to Mill Rd. will have a height limit of five stories or 75 feet, but you need
|
01:17:01
|
|
to clarify is that whichever is greater or whichever is.
|
01:17:07
|
|
And so that's something, you know, for us to talk about.
|
01:17:13
|
|
You know, we would want that to go or in the development agreement.
|
01:17:18
|
|
Design standards are provided for the shared commercial St. Retail Plaza and E Gateway Linear Park, West Gateway Lanier Park
|
01:17:21
|
|
Internal Alley and the Geneva.
|
01:17:27
|
|
And these are the prevalence motions. The 1st is to approve as present and approve modification. Second one, third one is.
|
01:17:35
|
|
To deny, if you do that, provide some reasons that would be sent to the City Council and for continuation. If you do that, please
|
01:17:44
|
|
provide some direction so we can address those in the next video.
|
01:17:51
|
|
That's everything.
|
01:17:58
|
|
So thanks.
|
01:18:00
|
|
Do you guys have the information on the agreement they have with the RDA as far as?
|
01:18:04
|
|
Reimbursement for the parking structures, at what percentage does that reimbursed or yeah, I I haven't worked on that as much. I
|
01:18:10
|
|
think it's 75% of the increment, but I'd like to expect Steve could probably answer that better.
|
01:18:17
|
|
So that kind of falls outside of what I do.
|
01:18:25
|
|
I was just curious.
|
01:18:28
|
|
One thing I didn't see in there that I know we discussed in the last meetings and it was.
|
01:18:35
|
|
Maybe alluded to in that public comment that you read in.
|
01:18:40
|
|
You know, building.
|
01:18:44
|
|
In and of itself isn't necessarily an issue, but if it's blocking views, I think like the natural beauty, whether it's the lake or
|
01:18:46
|
|
the mountain.
|
01:18:50
|
|
What's the best?
|
01:18:55
|
|
That staff would recommend to ensure that.
|
01:18:57
|
|
Sight lines are preserved obviously like any type of building from some vantage point is going to block something. But you know
|
01:19:00
|
|
maybe it's you know measuring it from the West side of the tracks in the neighborhood if they if anything. Yeah. I mean the
|
01:19:07
|
|
easiest way is this is to cap the height that's that that that's what we did. We're fairly confident that that will at least help
|
01:19:14
|
|
preserve kind of the foothills of the mountains up I Steve may have provided exhibit did you.
|
01:19:21
|
|
I think you said you're done so far.
|
01:19:30
|
|
So but yeah, height is in zoning. That's always your easiest you could require.
|
01:19:36
|
|
View corridor that diagrams and territory site plans what the requirement that it not not block the mountains.
|
01:19:46
|
|
Those are kind of hard. I think just the the height is a very clear and objective wave down and that's kind of what Utah coast
|
01:19:54
|
|
says is beacon size the objective and.
|
01:19:59
|
|
That's the easiest way.
|
01:20:04
|
|
Yeah, my only other comment was I was happy to see.
|
01:20:06
|
|
The parking study, parking plan language in there because you know, within this room.
|
01:20:10
|
|
There's lots of variation and what people think is appropriate for density and that's you know, there's there isn't a right or
|
01:20:15
|
|
wrong but I think what?
|
01:20:19
|
|
We can all agree on is no one wants to plan for failure or plan for problems, right? And so I think.
|
01:20:23
|
|
I was pleased to see that language and I actually think it should be a part of basically everything we do moving forward where
|
01:20:30
|
|
build a little bit, stop, evaluate.
|
01:20:34
|
|
Is this working? Is it not? And then move forward based on that? Yeah, absolutely. Yeah. We started out with downtown. We wanted
|
01:20:38
|
|
to carry that forward with the Forge and really any other developments.
|
01:20:43
|
|
So.
|
01:20:48
|
|
And then when you guys come up, if you could talk about the traffic study that you had done, the flow of inward and outward
|
01:20:51
|
|
traffic that we talked about that would be.
|
01:20:55
|
|
That's.
|
01:21:01
|
|
Play.
|
01:21:14
|
|
Hello again.
|
01:21:51
|
|
Nice to be here in front of you.
|
01:21:54
|
|
I think everybody knows me. I'm Steve Borup. I'm the Director of Development with Dakota Pacific, and this is Brian Dillio. Let
|
01:21:57
|
|
him introduce himself.
|
01:22:01
|
|
Hello everyone. Thank you for your your time and consideration. My name is Brian Dilley, Managing Director at Dakota Pacific Real
|
01:22:06
|
|
Estate.
|
01:22:10
|
|
Jeff had done engagements elsewhere.
|
01:22:16
|
|
Just to address the two comments that came up before we get into the presentation, the view corridors, we do have a study going on
|
01:22:21
|
|
to confirm the five stories won't block any views. And what we did is we stood kind of halfway into the UVU land. You notice that
|
01:22:27
|
|
that kind of dirt, asphalt, Rd. we kind of stood in that area and took some pictures and then they're tying that to the model. We
|
01:22:34
|
|
should have that hopefully in the next few days. That'll just confirm.
|
01:22:41
|
|
Those mountains we did rough calculation just kind of based on the basic geometry. The mountains this tall and you know 7 1/2
|
01:22:47
|
|
miles away and what will it look like if you know a few 100 feet away you have a five story building it looked like just from the
|
01:22:53
|
|
rest study you know you're not blocking any more than.
|
01:22:58
|
|
Or 2/3 or more of that mountain would be visible to five story there, but but again we'll have a confirmation on that but that was
|
01:23:05
|
|
the preliminary so.
|
01:23:08
|
|
Generally still like those views from about halfway into that field should be not impacted and of course if you go further into
|
01:23:14
|
|
the residence even further to the West that that impact would be reduced even more so.
|
01:23:20
|
|
In regards to the traffic study I did, I do have a slide, so just in way of background it was brought up that.
|
01:23:27
|
|
How is it the traffic so that the basic findings of?
|
01:23:34
|
|
Of the.
|
01:23:39
|
|
And I can zoom in if we need to on some of those tables, but the basic finding was that.
|
01:23:42
|
|
1.1 million square feet of.
|
01:23:47
|
|
Is more impactful to the intersections and the level of service of those intersections than what we're proposing by reducing the
|
01:23:51
|
|
office and bringing in up to 1500 residential.
|
01:23:55
|
|
Units, and I think the question that Commissioner Brady asked.
|
01:24:00
|
|
How does that work? Because office would be leaving while residents are coming in and therefore the flow of traffic.
|
01:24:05
|
|
Should be improved and this is the statement from our traffic engineers that overall as expected, the office had a worse level,
|
01:24:13
|
|
especially during the evening peak hour. This is primarily due to the increased number of vehicles trying to exit the site while
|
01:24:17
|
|
the traffic volumes on the mainland are still very high.
|
01:24:22
|
|
And so that was from Hales Engineering.
|
01:24:27
|
|
They gave some basic trip information, but the basic premise was now all these people are trying to leave Vineyard and you've got
|
01:24:30
|
|
to provide green lights for them to leave Vineyard and therefore the people coming into Vineyard no longer have as much green
|
01:24:37
|
|
light time, right? So the programming of that, of that stop light creates A detriment to the overall intersection.
|
01:24:43
|
|
And so there was, you know this statement kind of summarizes that it was, it was still a negative impact and we had to run that
|
01:24:50
|
|
that that study. And so there was an e-mail as well and I think that got forwarded on that kind of had all that detail in it and
|
01:24:56
|
|
we can certainly share more of of those findings but.
|
01:25:02
|
|
We did have Commission, a specific study for it and Commissioner Braider and it came back the same.
|
01:25:08
|
|
OK.
|
01:25:13
|
|
Alright. And did you have the, do you have a slide like this for the project like as you've presented it?
|
01:25:14
|
|
Umm.
|
01:25:24
|
|
Yeah, so this was this is the level of service of each intersection.
|
01:25:27
|
|
That full build out future 2050 with with with a background.
|
01:25:32
|
|
In it, right. So all the other growth around us as well.
|
01:25:37
|
|
The capital letters are signaled intersections and the the lowercase are not signaled intersections.
|
01:25:41
|
|
You have a slide for what that would be. I mean, some of those roads aren't there 650 N isn't there?
|
01:25:50
|
|
I think they're all here. 650 N Mill Road, 650 Geneva. I mean it it doesn't connect to Geneva currently, is what I'm saying.
|
01:25:57
|
|
Like these are 2050 I assume that assumes that the rails gone that center St. has two lanes. It does assume the Interstate. Yeah
|
01:26:06
|
|
that's connector also has two lanes. So do you have a study that shows?
|
01:26:12
|
|
Our current conditions without the rail spur removed, so the background.
|
01:26:18
|
|
Today is the current condition.
|
01:26:22
|
|
So first.
|
01:26:26
|
|
Yeah. And let me just go because we ran a 1200 units in scenario 1500 units, the level of service didn't change.
|
01:26:27
|
|
Uh uh.
|
01:26:35
|
|
There was no impact to the intersections between those two in terms of level of service, that pretty much resulted in the same.
|
01:26:36
|
|
Existing.
|
01:26:43
|
|
Right. And this was kind of if we implement phase one and this was when the whole thing was built out and so.
|
01:26:46
|
|
Built out and a whole bunch of time has gone by and it's 2050. So that's the basic criteria that the the ITE standards I think
|
01:26:55
|
|
required.
|
01:26:59
|
|
To put it into those 3 buckets.
|
01:27:04
|
|
So this.
|
01:27:14
|
|
Kind of looks to me like the problem areas that were called out earlier.
|
01:27:16
|
|
Mill Rd. Center St. Geneva Rd.
|
01:27:20
|
|
Yeah. Then you're connected. Geneva Rd.
|
01:27:23
|
|
Yep. It's it's it's Center St. in Geneva. Not expected to be good in the future. It's basically right. It's, it's Center St.
|
01:27:26
|
|
Geneva. It's vineyard connector Geneva. They're tough intersections. They're challenging again.
|
01:27:34
|
|
Background includes the downtown and everything that's going on there. All that's happening as far as connecting that road up
|
01:27:43
|
|
through the north, all of that is kind of included into the background mitigated.
|
01:27:47
|
|
But a lot of dual left turn lanes is are some of those mitigations?
|
01:27:54
|
|
At those at those key intersections.
|
01:28:00
|
|
In order to achieve the mitigations.
|
01:28:03
|
|
Steve, do you, I don't know if you saw this, did you model it at 1500 units?
|
01:28:06
|
|
Yeah, that's what this was here. So this is, yeah, that's the same one. You can see the level of service at the intersection is
|
01:28:10
|
|
really the same at 2050, but.
|
01:28:15
|
|
These are peak hours.
|
01:28:22
|
|
Yeah, evening and AM PM.
|
01:28:25
|
|
But as I stated before, I really feel the key issue in terms of what we're approving here is a change of use, right? Not a use.
|
01:28:30
|
|
And the change of use is incrementally beneficial.
|
01:28:37
|
|
Any which way that the health engineering has run it and.
|
01:28:41
|
|
That's that's what's I think relevant to the decision of can we change the use.
|
01:28:45
|
|
You explain again the difference between the background column and the background of the gated.
|
01:28:51
|
|
I can. I can pull up the study, the background mitigated. Just assume certain mitigations.
|
01:28:56
|
|
Yeah. But I mean, if we're going from F to A, that sounds like a an interesting mitigation. Yeah, that's one in the works for.
|
01:29:03
|
|
Yeah, Mill Rd. Center, St. Geneva.
|
01:29:14
|
|
That is.
|
01:29:18
|
|
Yeah, that that is adding.
|
01:29:21
|
|
Yeah, OK.
|
01:29:26
|
|
Yeah. So for the North and Mill Rd. that's on the basis that.
|
01:29:29
|
|
Intersection there with real development to allow for the pedestrian crossing east to West.
|
01:29:35
|
|
Yeah, I agree that would make a huge difference. 5 lane cross section.
|
01:29:42
|
|
And Signal was the big one that they listed as the mitigation there.
|
01:29:48
|
|
And what about for the 800 N and Geneva road and center St. Union Rd. Because those those are going from F to D.
|
01:29:53
|
|
Just heading in the right direction.
|
01:30:00
|
|
On which ones?
|
01:30:04
|
|
Yeah, this one has to be this one vineyard connector.
|
01:30:06
|
|
And 8th.
|
01:30:10
|
|
Widen Vineyard connector to five lane. Cross section through Geneva Rd. intersection. Allow for two through lane each direction.
|
01:30:14
|
|
So yeah, U dot project, right turn lane on the northbound approach and then you're connected to Geneva. So there's also a right
|
01:30:21
|
|
turn line that's that would be the excuse me for the honesty that would be EU dot project about the restriping that they have
|
01:30:27
|
|
currently on the books to do this next construction season. So they understand that the background mitigated are those projects
|
01:30:33
|
|
that are already in process announced in the works and.
|
01:30:39
|
|
Yeah, and also Center Street with the removal.
|
01:30:47
|
|
Just setting up everything was last week talking to Orange city engineer at Sam Kelly. They planned, and I mean it's not official
|
01:30:51
|
|
until it's approved by the city of ARM but they plan on doing the widening between.
|
01:30:57
|
|
Geneva.
|
01:31:04
|
|
From Geneva to I-15.
|
01:31:06
|
|
To allow for the traffic, we actually had a conversation with you guys about that as well today. I think they said it would be two
|
01:31:09
|
|
through lanes, so the pinch point moves.
|
01:31:15
|
|
And also the additional background to this conversation. So the City of India is actually a process of reviewing several proposals
|
01:31:22
|
|
for for an update to Translation Master plan.
|
01:31:29
|
|
City.
|
01:31:37
|
|
On this, I guess citywide where it's going to be looking at focusing on key areas of key areas and concerns of the city, but also
|
01:31:40
|
|
going through there and.
|
01:31:46
|
|
Making, making projections for the future growth areas as well. So some of the items that were brought on this kind of.
|
01:31:53
|
|
Hells, Hells Engineering has done quite a bit of work. So projecting quite a bit of improvements as well that are not to be
|
01:32:01
|
|
needed. For example with the traffic channels that redress with the traffic signalizations with with timing. I know UDOT
|
01:32:08
|
|
particularly has studies going on in terms of adjusting timing. It's a it's a process, it's not just doing doing it at one light,
|
01:32:15
|
|
it's doing it along a corridor to ensure that one light doesn't affect the whole corridor as well.
|
01:32:23
|
|
So those are those are those are items and then Vineyard City plans on avoiding.
|
01:32:30
|
|
The transportation Master plan and next next few weeks and going through the process and going through the process and as well as
|
01:32:39
|
|
during the engineering and final finalization of the Forge.
|
01:32:45
|
|
The part of the development agreement has that they will be providing a.
|
01:32:53
|
|
Utility studies to include.
|
01:32:58
|
|
Transportation impact studies. So any kind of adjustments that are done on file adjustments are done based on the engineering
|
01:33:02
|
|
designs they will be having to assess.
|
01:33:06
|
|
The impact to the transportation network specifically, obviously they have not done the deep dive on that since the designs are
|
01:33:12
|
|
not being finalized yet.
|
01:33:16
|
|
So just to put out the consideration and those utility studies will be reviewed by the city, the city engineer and recommendations
|
01:33:21
|
|
on ensuring that the level of service has not increased will be done at that time.
|
01:33:28
|
|
And I'll just go back to the.
|
01:33:38
|
|
What?
|
01:33:41
|
|
Office Heavy 489 More TR.
|
01:33:43
|
|
Entering.
|
01:33:46
|
|
And 375 more leaving in the evening peak hour versus those two, that's what drove it, right. It's just more trips office, I think
|
01:33:48
|
|
we talked about it last time, there are more cars per square foot of office than there are in residential dwelling units and so
|
01:33:53
|
|
that creates more trips.
|
01:33:59
|
|
And that's what that's what drove again to need to be able to push more more out with with more green light time.
|
01:34:05
|
|
I.
|
01:34:17
|
|
I printed off with all the.
|
01:34:20
|
|
The changes that have kind of been coming in on the request I just printed off a tracking sheet.
|
01:34:23
|
|
And I'm going to address certain ones of these and I've highlighted those on this, but is it OK if I just pass these out real
|
01:34:29
|
|
quick so everybody can kind of see the full list and refer to it if you need?
|
01:34:33
|
|
So this is just a log of everything that we have discussed at one point or another with the city.
|
01:34:44
|
|
Steve, can you want to Rachel for our records?
|
01:34:51
|
|
Also I guess quick question about the traffic also.
|
01:35:08
|
|
It's considering the 1500 units. Is it also considering commercial and office space? Yeah, it's still the 600,000.
|
01:35:13
|
|
5 to 600,000 square feet of of commercial as well.
|
01:35:22
|
|
So just look over what I've just handed out. I've highlighted in blue those items that I'm going to address tonight with a slide
|
01:35:30
|
|
and go a little bit more depth in into that. I thought either needed some clarification or some discussion.
|
01:35:36
|
|
Happy to discuss any others that anybody else has on the list.
|
01:35:44
|
|
But these are the ones that will be going into SO.
|
01:35:47
|
|
If anything else comes up, you can just call it out by row number there and we will address it.
|
01:35:51
|
|
Umm.
|
01:35:59
|
|
Number one on the list was affordable housing.
|
01:36:01
|
|
And we've had other slides and committed to up to 25 developer contributed units for the 1st 1300 residential units. So I guess
|
01:36:04
|
|
there's some change to this language versus what it has been. I'm just trying to clarify.
|
01:36:09
|
|
That we're going to deliver one for 52 market units. So we'll phase them in as we deliver units, if that makes sense.
|
01:36:15
|
|
And we've already committed to the 20.
|
01:36:23
|
|
Is there a city manager asked. What about if we go from 1300 to 1500, how does that work? And so we've committed here to do it an
|
01:36:27
|
|
additional 4 units.
|
01:36:31
|
|
Assuming that 1500 units are approved and those would be added when units 1301 to 1500.
|
01:36:36
|
|
Are added at a rate of 1 per 50 market rate units and then we've talked about deed restricting those for 25 to 30 years. And so
|
01:36:43
|
|
the development agreement had I think some placeholders of the draft that you reviewed.
|
01:36:49
|
|
And so this is some clarifying language of what we're proposing. I believe in the, in the development agreement it says 60 or 60
|
01:36:55
|
|
markets, we might end it. It does. We reduce that just to make sure it was.
|
01:37:00
|
|
Consistent because we're now breaking out between the 1 to 13101 to 15. I just want to make sure those rates are consistent
|
01:37:06
|
|
because that is 1500.
|
01:37:10
|
|
Does that make sense? Yep.
|
01:37:15
|
|
And then in addition, we've been talking with.
|
01:37:18
|
|
The city just about additional RDA funded and you know we presented a slide that shows that we could potentially add additional
|
01:37:21
|
|
and so we are will commit to work with the city on additional RDA funded.
|
01:37:28
|
|
Those units and how many of those will be determined based on the available funding obviously with the RDA each year and at the
|
01:37:35
|
|
end of the end of the year, there'll be an application made assuming that we met the qualifications for affordable housing and
|
01:37:39
|
|
that can be reimbursed.
|
01:37:43
|
|
And so that'll be added as well. So anywhere there's an.
|
01:37:49
|
|
By any of these sentences, this is something that's slightly different or modified versus the language of the development
|
01:37:52
|
|
agreement that you.
|
01:37:55
|
|
Were provided on Tuesday, Tuesday. So these are just some clar.
|
01:37:58
|
|
Clarifying language that we've come up with in the last few days after talking with staff.
|
01:38:02
|
|
In there, there's also the option for the city to come back and say if we agree to a place where there's surface parking, what
|
01:38:08
|
|
does that do? We take the same economic concession that we've given and we turn that back into additional affordable housing if we
|
01:38:12
|
|
find an area with surface.
|
01:38:17
|
|
And the same is true with option #2 if you come back and say, well, like 70% is the right number.
|
01:38:22
|
|
You tell us that within the first year of the development agreement being signed so we can react to it in time.
|
01:38:27
|
|
Then.
|
01:38:33
|
|
Then again, we take the same economic benefit and we contribute that to additional affordable units. Is that all?
|
01:38:35
|
|
Does it all make sense on what we're proposing?
|
01:38:41
|
|
Any questions or comments on affordable?
|
01:38:45
|
|
One of the requests was for what can change in the master plan and what can't. And so in exhibit E we provided in paragraph 2A
|
01:38:51
|
|
statement that basically says.
|
01:38:56
|
|
These are the areas that we're providing, right. This table over here is in the development agreement and says this is the acreage
|
01:39:01
|
|
for each area when we come and we submit a site plan that shows the adjacent.
|
01:39:06
|
|
Open space areas that have to be developed concurrently, we can plus or minus that 10% without having to go back for City Council
|
01:39:13
|
|
approval on.
|
01:39:17
|
|
However, the total acreage still needs to meet the 5.9 private open space acreage.
|
01:39:21
|
|
And then of course we have the Geneva Trail park which we are donating. There will be a public park to get to the 6.9 or 7 acres
|
01:39:28
|
|
that we've been talking about before, so.
|
01:39:32
|
|
We'll we'll bring a site plan.
|
01:39:37
|
|
The size and the shape might slightly be different, right? The East Gateway park might be different because that building shape
|
01:39:39
|
|
might be different, but the basic acreage is ±10%.
|
01:39:44
|
|
And then when we're all said and done, it needs to equal to 5.9 for private open space.
|
01:39:48
|
|
Any questions or concerns? So when you do that, would you just remember to clarify that with us just we don't forget or do you
|
01:39:55
|
|
need to, I guess does that make sense as far as each site plan? Yeah or is that too much effort? I guess you know what I'm saying,
|
01:40:01
|
|
it's an accountability with each site plan and I'm sure that I'm sure that Morgan is going to be.
|
01:40:07
|
|
I just figured it would be. I just didn't know. And we we could too. I mean, as a Planning Commission, you should say.
|
01:40:15
|
|
You know where where we at? You know get the site plan 3 and yeah, you know.
|
01:40:21
|
|
I don't. I haven't been through a site plan to venture, but often times it's here's all the requirements. Here's how.
|
01:40:27
|
|
The applicant met them, right. They'll usually go to zoning, which is correct. Basically the zoning and we would we would
|
01:40:32
|
|
reconcile it in there.
|
01:40:36
|
|
Are usually really hard for me to get over detail in there, so I guess that's true. So thank you.
|
01:40:40
|
|
OK. I'll, I'll move on.
|
01:40:47
|
|
Question. So comment #18 there. When is open space that we were committing to providing going to be?
|
01:40:51
|
|
Constructed and so.
|
01:40:58
|
|
In paragraph 2.3 of the development agreement, we say basically it has to be improved no later than the development of immediately
|
01:41:01
|
|
adjacent parcel structures or parcels. So I'm going to go through a couple examples just so it's clear Morgan brought this up
|
01:41:05
|
|
earlier.
|
01:41:10
|
|
But if we were to come in and say we want to develop this hotel, all this dashed area around that hotel would have to be
|
01:41:15
|
|
delivered. In this case, the parking would also have to be delivered. And so basically the extent of all.
|
01:41:20
|
|
The alleyway would need to be delivered with that hotel Hotel development.
|
01:41:26
|
|
As Morgan said, if we were to then come back and say, well actually we're going to start to, you know, breaking ground on this in
|
01:41:32
|
|
six months.
|
01:41:35
|
|
It may not make.
|
01:41:38
|
|
To deliver the entire.
|
01:41:39
|
|
Of this alley trail, and therefore we could bond.
|
01:41:41
|
|
For this, do the construction and bring it all.
|
01:41:45
|
|
In one part, the other thing that we're.
|
01:41:48
|
|
Is that there'll be some kind of continuity for pedestrians within a block.
|
01:41:52
|
|
You know, in this case the parking and the structures will be separate. But if for some reason we were only to develop this
|
01:41:58
|
|
building and therefore had to approve improve this, there's also a requirement for us to provide at least temporary means to have
|
01:42:02
|
|
continuity for pedestrians through a block.
|
01:42:06
|
|
And I'll show that again in another example.
|
01:42:10
|
|
And then the last thing that we added there that is an asterisk after that is just that Central Plaza, any building built next to
|
01:42:13
|
|
that we're going to dividing that in half meaning.
|
01:42:17
|
|
If there's a building on half of it, we have to develop half of it, not necessarily the entirety of it. So right. It's already
|
01:42:21
|
|
kind of got some symmetry to it, which I'll show you in the next example.
|
01:42:26
|
|
Here's another example. If we were to build on this corner, this is vineyard connector. This is Geneva trail, you know here at
|
01:42:32
|
|
this E Gateway park, then gets developed as well as the shared St. next to it.
|
01:42:37
|
|
If we were to build this office building, you don't want to deal with the parking within it. Really, the the parking will be here
|
01:42:43
|
|
and it'll be built together. We would develop everything that's adjacent and half of the Central Park when this one's built.
|
01:42:48
|
|
Obviously, when this building's built or this building's built in, the other half of the Central Park would be built.
|
01:42:54
|
|
And then we would again be required to provide some continuity because this is within a block to provide pedestrian access in the
|
01:43:01
|
|
example on the left would so the open space corridor.
|
01:43:06
|
|
Kind of the alley that is to the West, what what would happen there with that? Yeah, I should have highlighted this as well,
|
01:43:14
|
|
right. Because technically this is open space, we've called it amenity open space, but that road only obviously be developed to
|
01:43:19
|
|
get the parking into it and then for that area around it would also be adjacent.
|
01:43:25
|
|
Any questions or clarity needed?
|
01:43:37
|
|
What we proposed for the phasing?
|
01:43:40
|
|
Great parking.
|
01:43:46
|
|
You know, we've talked about this.
|
01:43:50
|
|
I think we've mentioned.
|
01:43:52
|
|
That we.
|
01:43:54
|
|
Having visited four or five or six public meetings now, I think parking takes up half of them and the discussion time, we
|
01:43:55
|
|
understand it's a big deal. We just.
|
01:44:00
|
|
To address.
|
01:44:06
|
|
Some sensitivities.
|
01:44:07
|
|
I'm not quite sure we have the right language for you.
|
01:44:10
|
|
You know.
|
01:44:14
|
|
Concern was, are we responsible to provide parking for the theater, right?
|
01:44:15
|
|
If we go to a parking study in the theaters parked all over our parking spots, is that become our problem financially and
|
01:44:21
|
|
economically And so we just need some kind of a statement in there to say.
|
01:44:25
|
|
We're not responsible for infiltration and we can measure that. Typically Hales would do a study when that theater's not at full
|
01:44:31
|
|
capacity and therefore right if it fails with the with the parking engineer.
|
01:44:36
|
|
So that doesn't become an issue, but sorry, comment.
|
01:44:42
|
|
You know if people are parked.
|
01:44:48
|
|
That's parking that's not there for the residents, so I would say.
|
01:44:50
|
|
Yes, it would be your problem to ensure that infiltration doesn't take place on.
|
01:44:55
|
|
Parking spots, I mean, because that's reality and that's what the parking studies would do. So if if we're.
|
01:45:00
|
|
If you eliminate what's reality in a parking study.
|
01:45:08
|
|
Then it's not gonna.
|
01:45:12
|
|
What's the plan for in reality is that's my gut feel.
|
01:45:15
|
|
Yes, I get what you're saying. Like if someone was parking in my driveway and you came by and said, hey.
|
01:45:19
|
|
Yeah, you've got three cars. Like no, I don't. That's somebody else's. They shouldn't be there. But like I would put that on me to
|
01:45:24
|
|
be like, yeah, they don't belong here. They like I need to get rid of it as far as parking management to ensure that parking with
|
01:45:28
|
|
agreed.
|
01:45:33
|
|
So I hesitate to we and and and this is, you know, we.
|
01:45:38
|
|
You shouldn't be financially liable to be, you know, an extra parking lot for a different business that's not related to yours. I
|
01:46:15
|
|
I get that, but I also want to acknowledge that.
|
01:46:21
|
|
If fifty of your spots are used up by infiltrators.
|
01:46:27
|
|
That's fifty spots that Aren.
|
01:46:30
|
|
For the residents there, like that's reality, right? So I think.
|
01:46:33
|
|
That's that would be what I would consider a parking problem there would need to be addressed before we move forward.
|
01:46:38
|
|
That's all I'm saying. I'm on the same page, addressed with.
|
01:46:45
|
|
Ensuring that the infiltration isn't occurring, not necessarily addressed, however. Yeah, yeah, yeah, well, it depends. I mean if
|
01:46:49
|
|
you're so if you're going parking structures, I mean that that's going to be a lot easier for you for you to to manage those.
|
01:46:56
|
|
On on the streets you're going to get some during your normal operation, but if if someone is there at 1:00 AM, you know, I mean
|
01:47:02
|
|
that that's where the enforcement mechanism. So if you start off with enforcement and permits, you know let's say at night you,
|
01:47:07
|
|
you let residents there park at night, but they have to be gone you know at 6:00 AM or or whatever so the retail spaces can open
|
01:47:12
|
|
back up.
|
01:47:17
|
|
Umm.
|
01:47:23
|
|
I I don't think we want to Ding you for having a mixed-use site where you know where there's some flexibility people can park once
|
01:47:24
|
|
but.
|
01:47:29
|
|
You know we we do need to ensure that the like the management is done at a higher level and so that that that's why I'm kind of
|
01:47:34
|
|
cautious about saying we take that fully off because I don't want to take the kind of responsibility of managing the system out of
|
01:47:38
|
|
the equation.
|
01:47:43
|
|
Agreed. The only way this works for us is if we manage it right because you put it, you put the if it's not managed well, now all
|
01:47:51
|
|
of a sudden our project and land isn't viable anymore because we have to provide more parking than we can economically absorb,
|
01:47:57
|
|
right? And so.
|
01:48:02
|
|
That becomes the challenge. I'll just.
|
01:48:08
|
|
We have customers on our side and they need certainty, right. Those customers are called investors and it's really hard to be able
|
01:48:12
|
|
to.
|
01:48:16
|
|
Investor, you're now responsible to pay for the theaters parking and so that's all I'm trying to say here is.
|
01:48:21
|
|
Somehow we need to account for that and understand it and work together to find a solution and just instead of just saying.
|
01:48:27
|
|
Developer people are parking there when they shouldn't. You're doing everything you can to enforce.
|
01:48:33
|
|
You know, and maybe it's that's outside of our ability to enforce there's there's got to be some kind of disclaimer to be able to
|
01:48:38
|
|
understand that and have a discussion instead of just assuming carte Blanc. It's our, it's our problem because people are
|
01:48:43
|
|
overflowing into our. Yeah. And I don't want to be like cold hearted about it, but it sounds like you've got a whole lot of
|
01:48:48
|
|
motivation to do it right then. That's right. So and I think that's kind of what we're going for here which which is the which is
|
01:48:52
|
|
the incentive you guys are trying to create.
|
01:48:57
|
|
And then the other thing I think we have to address in that language.
|
01:49:06
|
|
You know.
|
01:49:09
|
|
We are planning to develop an own long term multifamily housing commercial.
|
01:49:11
|
|
But there is a provision right to to sell land and there is a right for a landowner to sell. And so just so that this agreement is
|
01:49:17
|
|
watertight. And if that were to happen now, how does this work right, We do a parking study.
|
01:49:23
|
|
Landlord A is not managing their parking very well. Landlord B is now impacted by that. Just how does that work and how does that
|
01:49:29
|
|
get mediated?
|
01:49:33
|
|
And all I'm saying is, maybe it's not.
|
01:49:36
|
|
We just take the results of the parking study, maybe it's about management and having a discussion and being able to account for
|
01:49:40
|
|
some of those kind of things as well. So that landlord, you know Developer B is going to put up in the building isn't necessarily.
|
01:49:46
|
|
Negatively impacted by poor management. Again it's, it's, it's, it's how do we manage poor management. And I will say one thing
|
01:49:52
|
|
that we're going to have here that I don't know you have anywhere else is, is this parking management plan is going to be recorded
|
01:49:56
|
|
covenant.
|
01:49:59
|
|
So we're going to bring to you like this is a parking permit is going to work. This is how monitoring is going to work and now
|
01:50:04
|
|
there is a recorded covenant which.
|
01:50:08
|
|
You know, if Legal was here, they could talk about the city's ability to enforce a recorded covenant.
|
01:50:12
|
|
That I don't know that you have anywhere else in terms of enforcement. I think, I think it'll give you more leverage, but again
|
01:50:17
|
|
probably outside of my, my purview to say, but maybe Morgan or somebody else knows more about that but.
|
01:50:23
|
|
So we'll have to talk to Jamie about it. Typically you know I'm not definitely not an expert on covenants, but we've we've always
|
01:50:29
|
|
been given the direction that the city doesn't enforce.
|
01:50:34
|
|
Covenants, but if they're if, if the management plan is something that gets approved by the city.
|
01:50:40
|
|
Then we could, we can and we can enforce city plans and things that have been approved by the city.
|
01:50:46
|
|
So we'd have to, we have to look at the, the covenant issue and maybe the covenants provide the city that ability to do some
|
01:50:54
|
|
enforcement. But I think our our thinking was that it would be enforced privately, you know like they they would they would
|
01:51:00
|
|
contract with a towing company. Yeah, no, the initial management of those are understanding if we're not, if we're not managing
|
01:51:06
|
|
what we promised to manage. I think I think that gives you guys an additional layer of teeth.
|
01:51:11
|
|
So kind of the same feelings as Anthony on this one, too.
|
01:51:19
|
|
We've had other developments and made promises and.
|
01:51:22
|
|
The only teeth, really, that the city can have is.
|
01:51:27
|
|
By a say say the first development is not managed well and they needed 500 more parking spots.
|
01:51:31
|
|
Well, we can just look at the new one and be like, well, they needed 500 more, so you need 500 more. But we're just stuck with the
|
01:51:39
|
|
crap parking that's on the first one, like it needs to be mitigated in the second one. So if the parking study says that they're
|
01:51:46
|
|
failing or they need more units for that, I think that they need to be covered in the next phase of development.
|
01:51:53
|
|
You mean building #2 would actually cover the the issue the building #1?
|
01:52:01
|
|
Yeah, that's.
|
01:52:08
|
|
I mean if you can't have, if you don't feel confident enough in your management, then I don't feel confident in it happening. Like
|
01:52:10
|
|
it's not that we don't feel confident in the management. I don't think that's, I don't think that's the concern. Then why are you
|
01:52:15
|
|
concerned? It's just it's again think of the sequence of ownership, it may not even be our management.
|
01:52:20
|
|
I mean the value, the value of the property is going to be less if it's not managed correctly. So agreed, so which?
|
01:52:27
|
|
Which is our concern because if we were to sell a building.
|
01:52:34
|
|
And again, I'm not saying that we're we're going.
|
01:52:37
|
|
Our desire is to hold, but we have the same concern now that you do is if that isn't managed well, now we're.
|
01:52:41
|
|
We're detriment like we have to make up what they what they're not managing well. So it's either we get screwed or you get screwed
|
01:52:48
|
|
like it's a tough it's a tough issue isn't it. Yeah. So but we're not in charge of the management you are So that's where I kind
|
01:52:53
|
|
of we are if we own the building I but I mean don't you own the land, Steve won't there be like a master association that and then
|
01:52:59
|
|
that association could could enforce the CCNRS. I mean I I I think so even if I mean you look at a homeowners association you
|
01:53:05
|
|
might have.
|
01:53:11
|
|
You know, 100 different owners, but they're, you know, there, there is an enforcement mechanism that can enforce it. Everyone,
|
01:53:17
|
|
yeah.
|
01:53:20
|
|
So I think that's kind of what we're talking about. If if there's at least like 1 consistent management arm that can cover the
|
01:53:24
|
|
entire development, I think that's satisfying.
|
01:53:28
|
|
So how how do we have teeth? Like if the first phase of the development comes in and they need 500? This is a drastic example,
|
01:53:33
|
|
right? They need 500 extra stalls and it's like well.
|
01:53:38
|
|
Dang it. Like we'll fix the next one, but that one's still a big problem. Like.
|
01:53:45
|
|
I don't understand how that that would be fine with us. Yeah, I see your point that that's something that Ezra and I have have
|
01:53:50
|
|
talked about.
|
01:53:55
|
|
Yeah, I mean you have to be that put in the development agreement if if you wanted them to make up for for those, those parking
|
01:54:01
|
|
spaces and obviously you're hearing for Steve that they're, you know they're they're opposed to doing that and I understand
|
01:54:06
|
|
because that provides.
|
01:54:10
|
|
A lot of unknowns, you know that's and the unknowns are tough for developers that could millions of dollars into these projects
|
01:54:16
|
|
and so it it's hard to have an unknown like that but yeah.
|
01:54:22
|
|
I definitely see why you're concerned about it and wanting to ensure that.
|
01:54:28
|
|
That the lack of parking in the first phase is made-up in the second phase. And so then ultimately I think that that would put
|
01:54:34
|
|
even a stronger motivation to the developer to to manage the parking really well, yeah.
|
01:54:40
|
|
And I I think that's the general theme is like from the get go, we just want.
|
01:54:47
|
|
You know, and no, no, no, I see them. He's on top of it. So I think that that's what they're gonna that's that's what they're
|
01:54:51
|
|
gonna strive for. But you you want some protection in the development agreement.
|
01:54:56
|
|
I mean, just even the idea and a rap building to think that.
|
01:55:07
|
|
Now people are going to be parking in a different building in a residential. I mean the functionality of that is I think
|
01:55:11
|
|
challenging. You have two different owners. That's now very challenging.
|
01:55:16
|
|
I just don't know how water tight that is. I understand why you want it. I think it makes if I'm in your chair, I want the same
|
01:55:21
|
|
thing.
|
01:55:24
|
|
But given the constraints, I don't see how that's feasible from our side.
|
01:55:28
|
|
I honestly, I I.
|
01:55:37
|
|
For me personally, I don't know about the other commissioners. I I couldn't depend on that.
|
01:55:39
|
|
We just with all the other developments and the problems we've been having and promises that have been made, I'd hate to be.
|
01:55:46
|
|
Yeah, do it. And if your management isn't good like, Oh well.
|
01:55:53
|
|
Like I can't.
|
01:55:57
|
|
That's for me personally, I.
|
01:55:59
|
|
I think the frame that's difficult for people.
|
01:56:02
|
|
We're going to.
|
01:56:08
|
|
I don't know what it'll be.
|
01:56:10
|
|
Because the parking ratio per square foot is so much higher for office.
|
01:56:13
|
|
As we attract commercial users.
|
01:56:17
|
|
Extra We're going to talk about excess parking.
|
01:56:23
|
|
With a mixed-use development, you are building an excess evening parking. If there's going to be a parking constraint, it's going
|
01:56:27
|
|
to be in the daytime when commercial and there's a certain portion of the residential units through.
|
01:56:32
|
|
So it really shouldn't be an issue, so there shouldn't be a problem.
|
01:56:37
|
|
I It's reassuring hearing that.
|
01:56:40
|
|
But then you also seem concerned about what the parking study will show. If I might the the concern is like he's been mentioning
|
01:56:44
|
|
on the office perspective.
|
01:56:49
|
|
Say for example we develop an office.
|
01:56:54
|
|
You know the there's parking minimums in the code to be able to provide, you know, in theory, sufficient stalls for those office
|
01:56:58
|
|
buildings.
|
01:57:02
|
|
Say that somebody you know wants to do a build a suit. It's a company that wants to own the building so that that business card,
|
01:57:06
|
|
you know they they buy the property.
|
01:57:11
|
|
They have the building so that they go out of business and a call center, you know, ends up going in there. All of a sudden their
|
01:57:15
|
|
parking requirement is no longer three per thousand, it's like 10 per thousand.
|
01:57:21
|
|
And we can have the liability of having to come back.
|
01:57:27
|
|
And.
|
01:57:31
|
|
Provide parking for building that we don't even know anymore. So who provides it?
|
01:57:32
|
|
That's what, that's the issue We're coming to like we can't possibly. It's a management enforcement issue. Yeah, Yeah. Which is
|
01:57:38
|
|
out of our hands, which, which, I mean this kind of goes back to the same thing.
|
01:57:43
|
|
Maybe we're spinning our wheels too much here, but.
|
01:57:51
|
|
Would a tenant come in if they needed?
|
01:57:54
|
|
Spots per 1000 and there was only three. My my assumption is if someone was going to drop that cash on moving a company here.
|
01:57:57
|
|
They probably say, oh, it doesn't meet our needs. Yeah, I mean that's how I would. We've seen from a financing standpoint that
|
01:58:05
|
|
like.
|
01:58:09
|
|
You know parking is important too from from from the, you know, the lenders. And so you know if a company wants to come in and do
|
01:58:14
|
|
have, they have a requirement of 10 per thousand and they're trying to get.
|
01:58:19
|
|
Lending so they can do the TI and a lot. They may have a hard time and I'm happy to go on the record saying like I'm actually not
|
01:58:25
|
|
one that's opposed to the amount of proposed density maybe in the minority.
|
01:58:32
|
|
As long.
|
01:58:39
|
|
These things are mitigated, right? So like I I don't have a problem with 1500 units if.
|
01:58:41
|
|
These things are mitigated and.
|
01:58:47
|
|
What?
|
01:58:49
|
|
What I'm likely to recommend?
|
01:58:51
|
|
Not getting rid of like the infiltration of future projects only a lot of that, because I feel like that would.
|
01:58:53
|
|
That would allow for.
|
01:58:59
|
|
Basically we're planning for success. I get that it causes some.
|
01:59:00
|
|
Issues or maybe not issues, but.
|
01:59:04
|
|
Extra challenges for you as a developer to figure out, but.
|
01:59:09
|
|
The alternative is, you know, current zoning can also move forward with, but that also proposes its own challenges. So I don't
|
01:59:15
|
|
know, I don't, I don't necessarily need to go any further on that. I think. I think I've been pretty clear on that one.
|
01:59:21
|
|
Eliminates the ability to trans.
|
01:59:28
|
|
Which, for a developer, is the nuclear problem.
|
01:59:31
|
|
We just can't sign up for something that won't allow us to transact and so.
|
01:59:36
|
|
Right. We have land we can't transact on right now and it's not very fun. So and and obviously the Planning Commission is
|
01:59:41
|
|
providing the recommendation of the City Council. So what I recommend doing I think you guys have been considerate of of kind of
|
01:59:47
|
|
what the land owners issues are they have been considered the city. There's some things that you may not agree on 100%. What I'd
|
01:59:53
|
|
recommend doing if you if you do want something as part of the recommendation you put you put it in your motion and then that's
|
01:59:58
|
|
something that.
|
02:00:04
|
|
Could be a discussion with the City Council ultimately when they when they make the approval.
|
02:00:11
|
|
So like, I'm not saying you guys don't necessarily need to come to an agreement, You can say this is what our desire is, Planning
|
02:00:15
|
|
Commission, the City Council can consider it.
|
02:00:19
|
|
Yeah.
|
02:00:24
|
|
It's an uncomfortable stance because we understand. I really do understand.
|
02:00:25
|
|
But I also understand.
|
02:00:29
|
|
The issue that we could experience on our sites.
|
02:00:32
|
|
For sale units to Mr. Breyer, thank you. Were at the City Council meeting and you heard some of the discussion there and I sent a
|
02:00:38
|
|
follow up e-mail. We're not opposed to this. We again just see some headwinds on it that we're not quite sure how to get over that
|
02:00:44
|
|
hurdle yet and therefore committing to the development agreement is challenging.
|
02:00:50
|
|
Again, I think the goal was good and I think the idea is is.
|
02:00:57
|
|
Changing the market dynamics obviously for sale product isn't doing fantastic right now.
|
02:01:02
|
|
When, when that'll end, I don't know for sure.
|
02:01:07
|
|
Interest rates will affect that, obviously the building scale driven by the underlying zoning requirements.
|
02:01:11
|
|
You know you can't build a parking structure for a small little development and make it financially work. It needs scale and mass
|
02:01:17
|
|
and therefore you would be required to do for sale units in scale and mass and and that just creates again a certain amount of
|
02:01:22
|
|
risk.
|
02:01:26
|
|
We're not sure.
|
02:01:32
|
|
How the market would react to and therefore it would take a lot more study and a lot more understanding.
|
02:01:34
|
|
And then the last thing that the parking structures again you're going to add 50 sixty $70,000 a unit just because of the the the
|
02:01:39
|
|
cost of structured parking versus say a condo a townhome that you don't have a garage in a in a.
|
02:01:44
|
|
If if if we're competing with $375,000 condos in town homes and now we're just having to be 454 sixty, we're not sure the market
|
02:01:51
|
|
will pay for that premium just to be to be there and so.
|
02:01:57
|
|
Just there have to be stud.
|
02:02:04
|
|
In thinking about the site plan, if there's a pocket where we can fit some three story townhomes with some tech under garages,
|
02:02:06
|
|
right, I think that's a great idea and we love it. I'm just not quite sure how to fit that into the plan yet. And I think as we
|
02:02:10
|
|
develop the site plans.
|
02:02:14
|
|
Some opportunities like that make me show themselves and we could definitely address it so.
|
02:02:18
|
|
So that was that's the response in for sale any discussion wanted there.
|
02:02:25
|
|
There was a request on comment #24 of the sheet there to How do we ensure that pedestrian priority on the central shared St.
|
02:02:32
|
|
And.
|
02:02:41
|
|
In.
|
02:02:43
|
|
Of the development agreement we talk about design guidelines and this is just a snippet for the central shared St.
|
02:02:45
|
|
And you can just see we've highlighted several things that talk about that, but this is the big one, emphasized pedestrian micro
|
02:02:54
|
|
mobility flow. So the idea is we'll bring a site plan.
|
02:02:58
|
|
We're gonna detail design what that shirt St. looks like.
|
02:03:03
|
|
And again kind of getting back to that site plan criteria, the criteria then go back to this development agreement and say.
|
02:03:07
|
|
Developer, you had to prioritize and emphasize micro mobility, flow, vehicle, pedestrian, and delineate these various pieces on
|
02:03:13
|
|
the street somehow so that everybody can participate together.
|
02:03:18
|
|
And that'll be the opportunity for.
|
02:03:24
|
|
You know to actually evaluate that design and ensure that it works, but we put the requirement.
|
02:03:26
|
|
To.
|
02:03:30
|
|
To hold that as a.
|
02:03:32
|
|
Does that address the concern?
|
02:03:36
|
|
What kind of parking are you thinking on on?
|
02:03:39
|
|
In this area like I don't think it would, it would be like 15 minute loading zone, right?
|
02:03:43
|
|
Potentially depending on if.
|
02:03:50
|
|
Typically in our multi family developments there's like an overhead door that can be pulled up to a freight elevator. So people
|
02:03:53
|
|
are are are moving. There could be something like that, like it's a little area where a moving truck could come.
|
02:03:58
|
|
Access an overhead door if there was one, and get to the freight elevator.
|
02:04:04
|
|
Well, we talked about FedEx delivery. We talked about UPS deliveries. I think opportunities like that could be on here, but they
|
02:04:08
|
|
would be shorter duration parking situations maybe there'd be, you know, we talked about retail.
|
02:04:13
|
|
Maybe even some dining along that central Plaza, right? So you could have some handicapped stalls parked here, but potentially.
|
02:04:19
|
|
Can we clear it? Can we clarify that in this?
|
02:04:27
|
|
To make it so that there's it would be short term parking and handicapped parking.
|
02:04:31
|
|
OK, just so that.
|
02:04:36
|
|
No room for other. Yeah. Loading short term parking or handicapped, Yeah, that would be great. I don't personally have any
|
02:04:38
|
|
concerns with that.
|
02:04:42
|
|
Yeah.
|
02:04:45
|
|
Yeah, it's meant to be open and free flowing. Not a whole bunch of yeah, yeah, we definitely want it to be super awkward to drive
|
02:04:46
|
|
on it, yeah.
|
02:04:50
|
|
Entrances along Major Rd. So this was a request that came up to say.
|
02:04:57
|
|
We don't want to see backs of buildings basically on major roads and I saw today.
|
02:05:04
|
|
The request is to add.
|
02:05:09
|
|
More major roads to 650 and Mill Rd. So we'll take that back internally.
|
02:05:10
|
|
We basically agreed.
|
02:05:16
|
|
That will put at least 40% of the ground floor units that are facing a major Rd. on a residential building to have an entry.
|
02:05:17
|
|
Right, that has some kind of architectural interest in a walkway to connect.
|
02:05:24
|
|
And then the commercial buildings, the primary or secondary entry that faces are within 30 feet of a facade. So the idea there
|
02:05:28
|
|
again is if if there are trails or sidewalks.
|
02:05:33
|
|
You know if the Geneva trail turns and young vineyard connector that you can access that and.
|
02:05:38
|
|
Your insight of.
|
02:05:45
|
|
And be able to access the Main Street there.
|
02:05:48
|
|
And again, those would be for buildings that kind of have a substantial presence. I put 150 feet facing a major Rd.
|
02:05:53
|
|
And you said that little exhibit might be ready for the City Council meeting next week that you made as far as the sidelines.
|
02:06:02
|
|
I'm yeah, OK. Yep, Yep. I will follow up on that and.
|
02:06:08
|
|
Make sure we have it. We hope to have it today, but it wasn't quite ready.
|
02:06:12
|
|
And so those are the ones in blue that I highlighted and I have addressed that I thought needed some time. Does anybody have
|
02:06:18
|
|
anything else you'd like to bring up?
|
02:06:22
|
|
I just I'm trying to for the the clarification on the A&E.
|
02:06:33
|
|
Five stories or 75 feet, whichever is greater, whichever is.
|
02:06:41
|
|
Oh yeah, just just the clarity on that one.
|
02:06:47
|
|
A typical five story building that you'd be proposing. What? What would?
|
02:06:52
|
|
I'd be. I believe the zoning requires this to have a 14 or 15 foot ground floor and so and you know 12 to 14 feet above that if it
|
02:06:56
|
|
was a commercial building or whatever. Sometimes we do 15 feet clear.
|
02:07:02
|
|
So yeah, 5 * 1575.
|
02:07:09
|
|
I don't think we're gonna be over 75 feet on the five story build.
|
02:07:13
|
|
So that kind of synonymous here, but you're saying just for clarity's sake, yeah, whichever's greater.
|
02:07:18
|
|
And then a couple of.
|
02:07:30
|
|
Questions I had as far as percentage of commercial to residential.
|
02:07:32
|
|
Have you guys considered a percentage, adding a percentage making that?
|
02:07:38
|
|
So right now, it's 50% of the ground floor, but I'm talking like an overall percentage of both. Have you guys considered that?
|
02:07:44
|
|
Have you thought about that? I know it's been brought up with us and with the City Council and #32 on this, there was a request
|
02:07:50
|
|
for 50%.
|
02:07:55
|
|
Yeah. Residency does not be more than 50% and we just like.
|
02:08:06
|
|
We're kind of at 33 right now.
|
02:08:11
|
|
To invest what we're investing for, you know, 17%.
|
02:08:13
|
|
That's not viable.
|
02:08:17
|
|
Would you be?
|
02:08:21
|
|
To put 33 as a minimum.
|
02:08:23
|
|
33% commercial minimum like put that in the in the development.
|
02:08:25
|
|
Are you are you looking for like a number? Like yeah, I would like, I would like to see a number so that.
|
02:08:30
|
|
I I mean so for instance, no more than 66% of the.
|
02:08:35
|
|
Total square footage of the development could be residential, correct?
|
02:08:40
|
|
Once fully built out or yeah, one fully built out and then the next thing I was going to add was I know it was somewhere I'm
|
02:08:46
|
|
trying, I was trying to find it again, that there has to be a certain amount of commercial built out at certain phases.
|
02:08:52
|
|
And.
|
02:09:31
|
|
Did you, did you find that this is the slide that was before there's been one change and so we said 50%.
|
02:09:34
|
|
During development, it can't be less than 20% on the ground floor. And then we originally asked for initial phase of three acres
|
02:09:41
|
|
of 300 units without commercial. It's since negotiated and I think it's a #30 square feet per year.
|
02:09:49
|
|
Development that's 9000 square feet of commercial that would have to be delivered along with that initial phase, so.
|
02:09:58
|
|
So that's the idea. And then again those dashed lines that are required commercial ground floor, so on both sides of the street
|
02:10:04
|
|
there.
|
02:10:08
|
|
So yeah, that looked that looks good and the 50% ground level looks good. I just like to also have a percent as the overall.
|
02:10:13
|
|
Yeah, I don't know what I'm to make that call here, but.
|
02:10:27
|
|
If we can make it as a as a comment that needs to be addressed in your recommendation or however the right way to deal with that
|
02:10:31
|
|
is, yeah, I mean if they put it in their recommendation then then that's something that we can just consider with the the City
|
02:10:38
|
|
Council. So I mean obviously it it provides that that ability for you to, you know fine tune it with the City Council.
|
02:10:44
|
|
OK.
|
02:10:54
|
|
Did you guys have any?
|
02:11:03
|
|
Additional questions.
|
02:11:05
|
|
How?
|
02:11:10
|
|
I don't have anything substantive other than I appreciate the effort that you've made to put it into a table that talks about how
|
02:11:12
|
|
except you're being considered still. So I guess with.
|
02:11:17
|
|
The City Council stuff moving forward, I guess the idea would be to add additional clarification.
|
02:11:24
|
|
Does that make sense? Yeah, the ones I'm I'm thinking of would be.
|
02:11:30
|
|
Yeah, clarity on that shared St. the loading short term handicap.
|
02:11:37
|
|
I've got, I've got the conditions right now more than 66%.
|
02:11:44
|
|
Yeah, yeah. I wouldn't mind seeing that. And then the other one I was thinking of is with the parking personally, I would be
|
02:11:49
|
|
comfortable making recommendation to.
|
02:11:53
|
|
Go the stricter route on that and then see where details are ironed out. But.
|
02:11:58
|
|
Those are the key ones. And then start Morgan.
|
02:12:04
|
|
So everyone's gonna allow for public comment since I told everybody.
|
02:12:08
|
|
They couldn't see anything on the agenda.
|
02:12:13
|
|
If alright, sorry, not yes.
|
02:12:17
|
|
So if anybody has any.
|
02:12:19
|
|
Comments. It's not going to.
|
02:12:23
|
|
We're not opening up a public hearing again, just real quick. If you have any comments, please limit them.
|
02:12:27
|
|
To two minutes.
|
02:12:34
|
|
Yeah, if any of you guys have any comments come?
|
02:12:38
|
|
Oh, sorry.
|
02:12:51
|
|
Daria Evans, the new resident.
|
02:12:57
|
|
I just have a question about the hotel par.
|
02:12:59
|
|
Is that going to be shared with the, with the residential?
|
02:13:04
|
|
Or is it going to be its own entity in it of itself? And how are you going to regulate that parking so you don't get infiltrators?
|
02:13:08
|
|
For that parking at the.
|
02:13:17
|
|
And.
|
02:13:20
|
|
What kind of improvements will the developer make?
|
02:13:22
|
|
For roadways.
|
02:13:26
|
|
Deal with.
|
02:13:31
|
|
Traffic. Those are my questions.
|
02:13:34
|
|
So as far as the public streets at 800 N Mill Road and that was the develop.
|
02:13:37
|
|
Their hands are tied with that. That's just on the city, that if there are improvements that need to be made, the city needs to
|
02:13:45
|
|
make those improvements.
|
02:13:48
|
|
We did do a reimbursement in the project first started on the the 650 N to that another project that they they upfront it in the
|
02:13:53
|
|
city did reimbursement afterwards.
|
02:13:58
|
|
And then as far as hotel parking, I guess I could let you guys answer this, but it depends on the hotel and how they decide to
|
02:14:06
|
|
manage their parking.
|
02:14:09
|
|
I would.
|
02:14:13
|
|
If I may just on the the intersections, we will pay substantial impact fees which will ultimately be used for traffic upgrades,
|
02:14:16
|
|
and that's one of the ways that you'll the city will have funds to be able to upgrade intersections.
|
02:14:22
|
|
Yeah, hotel parking, I'll just emphasize again, that's a conceptual layout. Yeah, if the hotel goes there and that's where the
|
02:14:29
|
|
parking went.
|
02:14:32
|
|
It would be part of the parking management plan. That Block is considered all commercial right now. And so again commercial and
|
02:14:36
|
|
hotels work kind of like residential hotels, heavy use at night, an office building or other commercial uses are often heavy
|
02:14:43
|
|
during the day. And so they'll just work together and then there should be plenty of access parking there, we have said I think.
|
02:14:49
|
|
If there's capacity and there's events or there's overflow, you know we'll work to be able to replace that garage there.
|
02:14:56
|
|
Potentially along that theater to help with the city's issues, despite what I said before, we don't want to be responsible for it,
|
02:15:03
|
|
but we do want to be a part of a solution. So yeah, great. Thank you.
|
02:15:08
|
|
Any other?
|
02:15:15
|
|
Russell Evans, Vineyard residents.
|
02:15:23
|
|
I just counted up.
|
02:15:27
|
|
Condos in the preserve.
|
02:15:30
|
|
And there's 40 buildings, 10 units per building. That's four.
|
02:15:33
|
|
And things massive. So this that just gives you an idea of what they're asking for 1500. It's a little under, a little under 4
|
02:15:36
|
|
preserves for the condo portion of the town hall portion.
|
02:15:41
|
|
So just that's a lot. Got something for Dakota Pacific to consider with parking. I like the back and forth on this parking. I
|
02:15:47
|
|
really did show some real consideration.
|
02:15:52
|
|
On it and challenges, but I like the idea of reevaluating it after the first part or whatever seeing.
|
02:15:59
|
|
Consider for the.
|
02:16:08
|
|
Over.
|
02:16:10
|
|
Then your problem is solved that you brought up Anthony that.
|
02:16:12
|
|
What happened? Or once I'm not sure. Your name leader here.
|
02:16:18
|
|
You know where?
|
02:16:23
|
|
Well, you've got 500. You know, Worst case scenario you need 500 bucks.
|
02:16:25
|
|
Build something in to.
|
02:16:30
|
|
And then on the reevaluation go down if you, if you.
|
02:16:33
|
|
But of course I I believe you'll probably stay there. I I've been saying that just on that what we've seen here in.
|
02:16:37
|
|
But I know it's a little more running up.
|
02:16:43
|
|
But it could solve some problems downloading.
|
02:16:45
|
|
And it could go down if the study the revolution show that this something considered.
|
02:16:49
|
|
And those.
|
02:16:55
|
|
My comment, one other question, we're talking about the development agreement. What's the legal ramifications of this? Is that a
|
02:16:58
|
|
contract?
|
02:17:01
|
|
Is it just a handshake? Is it? I mean, I'm just, I don't understand what what the agreement. Yeah. So yes, all of this is laid out
|
02:17:06
|
|
in the agreement. So if you go to the staff report, you'll see that agreement attached. And then what happens is Planning
|
02:17:12
|
|
Commission makes a recommendation, goes to the City Council. If they approve it, then it ultimately gives the mayor the the
|
02:17:18
|
|
authority to to sign the agreement.
|
02:17:24
|
|
Any other comments?
|
02:18:08
|
|
All right. We'll keep moving forward then. Were there any other comments from the Commission?
|
02:18:09
|
|
Cool.
|
02:18:19
|
|
And I guess real quick question for you, Morgan, before you get into all of the all of those, do you feel like as far as the open
|
02:19:03
|
|
space that they're considering the Paseo and the shared St. and stuff, do you feel like there's enough language in this?
|
02:19:11
|
|
Doesn't seem like parks based.
|
02:19:23
|
|
Oh yeah, yeah. I think they did an excellent job and they they went through, if you look at the agreement and this is their their
|
02:19:26
|
|
proposal, they they added a lot of really specific language. They pulled some things that because they knew we already went to the
|
02:19:32
|
|
downtown, they pulled some some of those requirements that that we already kind of came to consensus on the downtown, so.
|
02:19:39
|
|
I'm saying, I'm saying with.
|
02:20:42
|
|
Shared.
|
02:20:44
|
|
Shall only allow parking for short term users. ADA, parking and loading. They get that right. The three categories you guys have
|
02:20:47
|
|
mentioned? Yeah. Do you think we should define short term?
|
02:20:51
|
|
And you could, you could say 15 minutes or less or I don't know if you had a suggestion, Steve, on.
|
|