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We good. 00:00:01
We're good. All right. Well, good afternoon, everyone. Welcome to the Holiday Planning Commission. 00:00:02
Work meeting. 00:00:08
April 15th it is 538. 00:00:09
In attendance we only have commissioners prints. 00:00:12
Font, Cunningham and chair Roach. We do have city staff Carrie Marsh, John Tearlink and City Council. 00:00:16
Christopherson with us this evening. We have. 00:00:24
Three items. 00:00:27
For approval, I would just like to start the work meeting if we may by just bringing up the minutes 'cause that's a quick check 00:00:28
mark for when it comes time. 00:00:33
Did anyone see anything on any of those 3 minutes that looked like it needed? 00:00:39
Discussion, revision, concern during our actual meeting. 00:00:44
OK. Can we just delegate a signing for motions on that so we're not stalling waiting for that when the time comes, can we? 00:00:49
Designate someone to make motions on each of those 3. 00:00:59
Just go down right the way. 00:01:02
You'll make it on all of them. 00:01:04
Well, you got to do each one individually and we got to have seconds, so. 00:01:05
All right, so Mr. Cunningham's got us covered on meeting minutes, so that is out of the way. 00:01:09
Thank you very much. 00:01:16
And. 00:01:18
Then we have the site plan amendment for 5025 Highland, which we've seen a couple different times. 00:01:20
And then the continued hearing item for the text amendment. 00:01:27
Which hopefully we can talk about a little bit more in the work meeting. 00:01:30
But if city staff wants to start us off with Item 1. 00:01:34
Umm, because this. 00:01:40
Is going to be somewhat interesting and I am anticipating a couple. 00:01:41
Members of the public tonight. 00:01:45
Just have to get on the right screen here. 00:01:52
All right. 00:01:55
This is the site that's at the corner of our. 00:01:57
Lane and Highland Drive. 00:02:01
Mixed-use, commercial residential. 00:02:03
Previous iteration had a larger building up on the corner toward the front. 00:02:07
Of Arbor Lane. 00:02:14
This iteration is pushing that building closer to Highland Drive and the intersection. 00:02:16
Highland. 00:02:22
And then? 00:02:24
The previous plan had residential units on the upper floor. 00:02:25
They're now proposing to remove those residential units from the upper floor. Just do that as a solely commercial building. 00:02:31
And then put. 00:02:40
Another row of townhomes. 00:02:42
Next to the previously approved ones. 00:02:46
So the PUD setbacks we discussed last time on those townhomes? 00:02:49
They're proposing to maintain the same. 00:02:54
10 foot set back on. 00:02:57
The site so it just continued. 00:02:59
And. 00:03:02
The building that is out here there, they have that proposed next to the sidewalk. 00:03:05
You can see there's a Clearview triangle labeled on here, so building is outside of that. 00:03:14
Area for visibility. 00:03:20
I'm trying to think what else was on my staff report there. Oh, the vacation area referenced is this portion. 00:03:24
So that's the former alignment of Arbor Lane. 00:03:32
So the motion will include a recommendation to City Council to vacate that portion of. 00:03:37
Arbor Lane and then it would be. 00:03:45
Included in this property. 00:03:48
They've they have it all calculated as part of the property, 1.08 acres. 00:03:50
You can see there. 00:03:57
Square footage for building area with the commercial space and then the 8 dwelling units. 00:04:00
Total impervious. 00:04:08
Coverage and landscaped area. 00:04:10
Umm. 00:04:16
And then their parking as well. And I believe one of the main reasons for kind of changing this around. 00:04:20
Was because the original commercial building just had too much square footage that. 00:04:28
Was. 00:04:35
Not, uh. 00:04:37
The best use of space or just that it would be hard to. 00:04:38
Lease or find users for that. 00:04:42
Amount of. 00:04:45
Commercial space and. 00:04:46
Restaurant space specifically. 00:04:48
So this puts. 00:04:50
2 levels of commercial space above a restaurant use. 00:04:54
You can see the building section here. 00:04:58
That it's kind of a stacked design, so the restaurant would be on the main floor. 00:05:01
And then to. 00:05:06
2 levels of office space. 00:05:09
Their parking, I think parking was another reason there was with having a larger restaurant. Trying to have a smaller parking lot 00:05:12
was challenging. 00:05:17
And, umm. 00:05:21
Than those overhead power lines are a huge issue to work around as well. 00:05:23
So that's where the building got moved over to this side. 00:05:27
Instead of sitting in. 00:05:31
In this area where it was previously. 00:05:33
And then having those residential units that can make the. 00:05:36
Project viable. 00:05:40
Are there any questions on items in the staff report that were called out? I know it was a longer staff report. 00:05:43
They have a development agreement to do a brewery restaurant so. 00:05:59
It did have one before. 00:06:05
So that's where the development agreement, they're trying to retain that use. 00:06:08
If in light with their development agreement. 00:06:11
If they weren't able to do a restaurant then it would revert back to neighborhood commercial zoning and. 00:06:15
If the property sold, then the property would then have to go back to neighborhood commercial and they would have to start a new 00:06:23
application for whatever their. 00:06:28
Their whole site would be. 00:06:33
Likely pursuing another rezone at that point. 00:06:36
Possibly to something like a multi family that's just no commercial or trying again to do a. 00:06:40
Commercial zone. 00:06:46
So that was options and that's why the applicant. 00:06:49
Kept the restaurant use in there. 00:06:54
To maintain that development agreement to have a restaurant use on the site. 00:06:56
And the TRC report in here says they do. 00:07:06
Recommend approval of the preliminary. 00:07:10
We looked at it as a shift in units. 00:07:15
And there's still a decent amount of commercial space. 00:07:20
You don't have the same. 00:07:23
Square footage that you did before it's. 00:07:27
Shifted a little bit more to. 00:07:30
Higher square footage for residential uses, but you'll get that when they're. 00:07:32
You have. 00:07:37
Footprints that were 1300 square feet for each one. 00:07:39
And putting that into a stacked unit. 00:07:43
Commercial was. 00:07:45
I don't remember what their total commercial area was. 00:07:48
10,000 square feet. 00:07:52
Yeah. 00:07:54
But I mean we. 00:07:59
It can't be up against like, can it be approved to be right up against the sidewalk like that? 00:08:00
That was a recommendation from staff is to move that 10 feet from Highland Drive so that there is a set back from the sidewalk. 00:08:06
Their site plan does show a 10 foot sidewalk that is required for the Highland Drive right of way. So there is a wide sidewalk 00:08:17
there, but. 00:08:21
Having landscaping between the sidewalk and the building so you don't have just a huge well next to the sidewalk as as staff 00:08:26
recommendation. 00:08:30
Great, so it's the edge of the sidewalk, not the curb, not the. 00:08:41
Right St. 10 feet right would be 10 feet from sidewalk to any structure. 00:08:45
Right. And that's where the property line is on the sidewalk, so 10 feet from that property line. 00:08:51
So they're. 00:08:58
Yes. 00:09:05
Fewer, fewer units. 00:09:07
Higher total square footage. 00:09:09
If you Scroll down to wherever it is in the staff report that has the visual on it. So these are 383 story. 00:09:14
Residential units behind there. 00:09:21
And correct me if I'm wrong, did they move it off of the? 00:09:24
Back fence, or they pushed all the way up against that back fence where they were. 00:09:28
They are they were going to put in landscape. 00:09:33
It's the same setbacks that were on there, but we looked at before was the 10 feet. 00:09:36
Before. 00:09:43
One of the things that can't change on a PUD is a. 00:09:45
The height requirements for the zone. 00:09:48
Its height and. 00:09:51
John Wood graduated high apply on AC2 as well. 00:09:53
Yeah. 00:10:01
So we approved an extra 5 feet. 00:10:06
And all the zones. 00:10:09
Plan that isn't going to happen. 00:10:13
So what we got instead of residential? 00:10:16
Building. 00:10:21
Which they're treating as the rear, including. 00:10:25
And I think that the bigger picture of your height is that that's beneficial for all commercial zones. So as you have commercial 00:10:32
zones redevelop with modern construction and higher ceiling heights. 00:10:38
That's where that increase in height came from. It wasn't necessarily specific to this property, but it is something that as they 00:10:43
were looking to redevelop. 00:10:47
Was a barrier that would then be a barrier for. 00:10:52
Other properties in the C2 zone. 00:10:55
PO zone has a 40 foot height. 00:10:58
So it's a pretty standard. 00:11:01
More modern update on heights based off of construction. 00:11:03
So that's where it was supported to, for them to reapply or to apply for that. 00:11:08
Code amendment. 00:11:13
Does benefit their project, but also. 00:11:15
Applies to any redevelopment, so. 00:11:18
You can see some redevelopment in C2 zones, possibly in the future. 00:11:21
And is there graduated height on the building? 00:11:28
Abutting Highland driver, is that going to be a three? 00:11:31
Story wall with. 00:11:34
Potentially 10 foot of landscape space between it and the sidewalk. 00:11:37
There is not a graduated height requirement next to roadways, it's just next to residential zones. 00:11:42
OK, so three story wall, 10 foot sidewalk. Got it. 00:11:49
10 foot sidewalk. 00:11:56
10 more feet. 00:11:57
And yeah. 00:11:58
I didn't bring Tums, but I did bring Mike and Ikes. 00:12:07
There we go. We got to take the. 00:12:11
I need a little sugar. 00:12:13
Sweeten up on this. 00:12:15
Need to pick me up. 00:12:17
Feels like I don't think your mics on. 00:12:23
There you go. 00:12:29
Everything we're saying. 00:12:30
Points to something that. 00:12:33
Is really ugly. 00:12:35
But it also feels like our hands are tied. 00:12:38
Because on what basis do we? 00:12:43
On what basis do we deny this? 00:12:45
Are we trying to? 00:12:50
We're in the work session, so we can't, we can have discussions on that, on decisions in the work meeting, but. 00:12:53
So yeah, we'll have the applicant. 00:13:02
Kind of explain the why behind the what with the changes. 00:13:04
I mean, they could make it really nice. 00:13:10
I'm not sure about the dumpster part, but I'm sure it could work something out. 00:13:14
Umm, yeah. So there's, there's definitely some discussion points to be had on this. We'll see what public comment we have, if any, 00:13:18
around it. We haven't received any yet though, right? 00:13:23
OK. 00:13:29
Do we have any leverage? 00:13:31
It would just be if there were any grant programs or city funds, but the applicant is welcome to reach out to our housing manager 00:13:36
for. 00:13:41
Doing a project like that if they. 00:13:47
Wanted to, but there wouldn't be a requirement for that. 00:13:50
I just I ask because. 00:13:53
That's our big thing about. 00:13:56
Moderate income housing. 00:13:58
Another big parcel is going. 00:14:01
I do have concerns just around the landscape aspect so. 00:14:13
In the report in progress is what we have and when I look at the. 00:14:17
Umm, landscape or just the land that they have available to do anything with? 00:14:24
Like I think it's going to be a really limited landscape option. 00:14:29
When I'm looking at this. 00:14:35
With this building. 00:14:37
Building footprints, setbacks, everything else like. 00:14:39
I'm sure they could throw in a couple trees along Highland. 00:14:43
And maybe one or two on Arbor Lane. 00:14:47
But not big ones, because there's power lines right there that. 00:14:50
Don't like trees to get too big? 00:14:53
So. 00:14:56
It just, it feels like it's really condensed in there. 00:14:58
Yeah. And that's, I mean the difficulty of This site is that it is challenging with having those. 00:15:03
Umm, high. 00:15:09
Lines that you can't do anything under, so it's like the best place for. 00:15:11
Parking is there, but then that limits where you can put buildings. 00:15:16
If it might. 00:15:23
Venture opinion. I don't hate to do it when Carrion's not. 00:15:25
Position but. 00:15:29
I think primarily what we're looking to do with the applicant is looking for interest on separating the uses out. 00:15:30
The details on how we layout everything. 00:15:38
Dumpster location. 00:15:41
Parking lot landscaping. 00:15:43
You know, even setbacks for other types of uses, how the townhomes are probably situated physically. 00:15:45
Can be worked out as a different element. 00:15:52
Primarily because we're amending the PUD for mixed-use development. That was an attached situation now that they're detaching 00:15:55
everything sort of. 00:16:00
Piecemealing it that's. 00:16:04
Essentially what the planning, what they're asking for direction on the Planning Commission tonight. 00:16:06
You know, if we feel like there's more that needs to be presented on this, there is the option to continue it and then also 00:16:18
receive additional. 00:16:23
Planning Commission feedback. 00:16:27
Since we are limited. 00:16:29
Numbers tonight. 00:16:31
You're saying, John, we're getting ahead of ourselves. 00:16:33
I don't get lost in the weeds. 00:16:37
And I think especially with talking to the applicant, there may be some. 00:16:42
Feedback that he'd be willing to take as well. Or you know, when you're hearing things from the public, if there's public comments 00:16:46
that can give you some guidance as you. 00:16:50
Look at what you would like to. 00:16:55
Do you want this one? 00:16:58
Perfect. 00:17:00
And Carianne did have to step out for a second, but we do have the item number 2 text amendment for the outdoor lighting. 00:17:02
That might also be one we want to look at continuing just because we are. 00:17:12
Short 3 commissioners tonight. 00:17:18
And City Council would probably like full Planning Commission to look. 00:17:21
Approve the final amendments on anything taxed. Would that be accurate, John? Yeah. 00:17:26
So that might be one that we want to look at, but also look at. 00:17:30
Continuing. 00:17:34
Just for respect to the feedback from the missing Commissioners. 00:17:36
But as their. 00:17:41
If we want to just Scroll down to the changes. 00:17:42
It looks like the Kelvin stuffs all been pulled out of there. 00:17:46
What were the other suggested updates that were in there? 00:17:50
Right. So there were some elements of the purpose statement that didn't sit well with the Commission, so those were removed. 00:17:53
Some applicability standards. 00:18:01
That were just clarified. 00:18:04
That we had to refer back to sections in the same. 00:18:06
Chapter. 00:18:09
And then moving down into the definitions, there was an added definition or a clarifying definition of light trespass. 00:18:11
That light trespass element is spoken. 00:18:19
Who has addressed a little bit in the general? 00:18:21
The general standards. 00:18:25
But I think. 00:18:26
The omission felt additional definition would be beneficial. 00:18:28
Umm, specifically we there had some elements on. 00:18:34
Maximum light output for lumens was removed. 00:18:38
And also the idea of this candlelight power. 00:18:40
Was they need to be clarified? 00:18:45
And then moving down into the R1R2 section. 00:18:48
That was where most of the amendments took place, so the colour spectrums were removed. 00:18:51
And as well as the lumen. 00:18:56
Maximums. 00:18:58
But and everything else pretty much had to be reordered. 00:18:59
But that was a pretty much those are the amendments that came from last meeting. 00:19:02
Anyone see anything additional? 00:19:08
Well, there's still there's still a numbering problem. 00:19:10
There's 207 zeros, 208 zeros. 00:19:14
And that listing at the front obviously doesn't match what's in the content, so. 00:19:19
We just need to. 00:19:24
Doing. 00:19:26
Get that fixed. 00:19:27
And that. But there was one interesting thing and. 00:19:28
So if I have a duplex or triplex. 00:19:31
That isn't mentioned in here because. 00:19:36
We've gone from single family. 00:19:39
To multifamily being defined as. 00:19:41
Or more or three or more. 00:19:45
Three or more. OK, so. 00:19:46
A duplex probably needs to be put into. It says there that a single family residence has to comply. 00:19:49
Duplex also has to comply. 00:19:56
If you are in the R1 and R2 zones, yes. 00:19:58
But it says that. 00:20:04
The requirement is on a single family residence. 00:20:06
I think it's just a wording thing. 00:20:09
I was trying to follow the logic and you know the three. 00:20:13
Different breakouts of. 00:20:16
The plans, because we have to have plans for two of the three. 00:20:18
But we don't have to have plans for this three or the three or more. Yes, I think it. 00:20:22
You don't have to have a plan for a duplex either. 00:20:26
Would it just be then? 00:20:29
More beneficial to just say a residence located in these zones must comply XYZ. Well if it's. 00:20:31
Three or more it would have to comply. 00:20:37
And I think that also corresponds with the requirement of a lighting professional. 00:20:40
So we wanted to make sure that was not Yeah, I. 00:20:46
I think you're on the right. 00:20:49
Somehow I think a duplex got left out of all this. Fair enough. 00:20:51
Thank you for that, but no, I appreciate the extra work on it because it's. 00:20:55
There's a lot of stuff in here. 00:21:00
And although I generally think it's overkill. 00:21:02
And it certainly won't solve the problem that was sent out to do. 00:21:06
I think because the Council. 00:21:09
Is the one that asked for a draft from staff. 00:21:11
And our review? I think we ought to give it to him. 00:21:14
Fair enough. Yeah. 00:21:17
So we can just bring up those points in the work session before. 00:21:19
Entering a motion, it sounds like most likely to continue, not that we're making decisions now. 00:21:25
What's that? 00:21:32
We would never do anything that was against the rules cause Brad keeps us in check which is what we love about him. 00:21:33
All right. So with that, I think that covers everything in the work meeting. We will go ahead and close that now and we will wait 00:21:42
a whole outlook. It just turned to 6:00. What perfect timing is that? So if we are ready, we will roll right into the official 00:21:47
meeting carry you let me know when we're there. 00:21:53
All right, good evening. Welcome everyone to the Holiday City Planning Commission, April 15th, 2025. 00:22:04
We have commissioners excused tonight. 00:22:10
We do not have Commissioner Gong, Commissioner Villchinski or Commissioner Barrett. 00:22:14
But we do have a quorum with our other 4 commissioners and we have city staff and legal council present. 00:22:19
We have three items on the agenda tonight. 00:22:28
And before we get into those, I have asked Commissioner Cunningham if he will read the opening statement for the benefit of the 00:22:31
public. 00:22:34
The City of Holiday Planning Commission is a volunteer citizen board whose function is to review land use plans and other special 00:22:40
studies. 00:22:44
Make recommendations to the City Council and proposed zoning, map and ordinance changes. 00:22:48
And approve conditional uses and subdivisions. 00:22:52
The Planning Commission does not initiate land use applications. 00:22:55
Rather, acts on applications as they are submitted. 00:22:59
Commissioners do not meet with applicants except in publicly noticed meetings. 00:23:03
Commissioners attempt to visit each property on the agenda where the location. 00:23:07
The nature of the neighborhood, existing structures, and uses related to the proposed change are noted. 00:23:11
Decisions are based on observations. 00:23:16
Recommendations from the professional planning staff. 00:23:19
The city's general plan. 00:23:22
Zoning ordinance and other reports. 00:23:23
By all verbal and written comments and by evidence submitted. 00:23:26
All of which are part of the public record. 00:23:29
Thank you very much, Commissioner Cunningham. 00:23:32
All right. So with that, we have a public hearing on our first item on the agenda tonight for a site plan amendment at 5025 S 00:23:34
Highland Drive. 00:23:40
And. 00:23:46
We would like to ask city staff if they would go ahead and give us a breakdown on what is in here before we invite the applicant 00:23:48
up. 00:23:52
OK. 00:24:22
So this is. 00:24:24
Project we've seen a couple of Times Now. 00:24:27
Location is 5250 S Highland Drive. 00:24:30
It is zoned as C2 and there is a development agreement for the property. 00:24:34
For a restaurant, brew pub and town home. 00:24:42
Planning Commission has previously approved. 00:24:47
The site plan. 00:24:51
And then in 2024, so last year, you approved a. 00:24:52
Revised site plan that had the commercial building with some residential units on the top floor and then the original townhomes. 00:24:57
Modifications to the site plan are. 00:25:06
What is here tonight for your review? 00:25:10
The commercial building is still on the. 00:25:14
Let's see West and North End of the site, but it has been pushed closer to Highland Dr. than its original location. 00:25:19
And then for the. 00:25:27
Units that were on the top floor of the commercial building were taken out. There were six there before and moved over to four 00:25:29
additional townhome units. 00:25:34
The property overall is 1.08 acres. 00:25:41
There is a portion of the property on the east and Northside that's the former alignment of Arbor Lane. 00:25:45
That requires a vacation from the right of way. 00:25:53
Into and then that will become part of the property, so that's part of your. 00:25:57
Approval and recommendation tonight is a recommendation to City Council or as part of this application. 00:26:03
Recommendation to City Council. 00:26:08
To vacate a portion of Arbor Lane. 00:26:10
The previous site plan that was approved had a 10 foot set back for the townhomes. 00:26:15
The applicant has proposed to keep that 10 foot set back for those townhomes. 00:26:22
The Commission required previously on that approval to have more than the required amount of trees. 00:26:27
On that east side of the property, the rear of the units 1-2, three and four. 00:26:34
The trees are not shown on this plant, so that is a requirement that we have listed in conditions for the applicant. 00:26:41
If you were to make a motion. 00:26:48
Let's see, in the staff report I have detailed what the square footage is for each of the uses, so there's a total tabulation of. 00:26:53
9800 square feet for commercial use. 00:27:04
And the footprint of each. 00:27:08
Residential unit is 1300. 00:27:11
You can't see the tabulation of the. 00:27:15
Spaces. It's up on the top of the screen, but we can scroll through up to that. 00:27:19
Let's see. 00:27:25
And so that does meet all of the requirements required for the zone with in the C2 zone and meets the coverage. 00:27:27
One of the main points of discussion that. 00:27:36
The Commission can have with the applicant or and also amongst yourselves as well is. 00:27:40
As a mixed-use site, does this meet the requirements for residential use being and accessories to the commercial building? 00:27:45
The let's see, there was another point on here that I wanted that we talked about. What else did we talk about? The work meeting? 00:27:54
The we talked about the landscaping. 00:28:04
That would be a condition that they need to show on a final plan or the Commission can. 00:28:07
Choose to have that come back with more. 00:28:12
Detailed landscaping plans. 00:28:15
Parking design would need to meet the requirements for in our parking landscaping code that's referenced in the staff plan. 00:28:17
Or staff report. 00:28:27
And. 00:28:29
Vacation. 00:28:38
Land use. Oh the other item as well is that with the height? 00:28:40
It is 40 feet in height in the C2 zone. 00:28:46
Those uses that are next to residential zones, which would be on the. 00:28:50
East side and then also on the South side, there would be graduated height requirements next to those two residential zones. 00:28:56
So that would taper building height away from residential. 00:29:04
Property lines. 00:29:09
The final item that staff recommends is to move the commercial building 10 feet from the property line, which is. 00:29:11
From the edge of the sidewalk. 00:29:20
Move that further away from the sidewalk by and at least 10 feet. 00:29:22
Possibly a good place to add in some landscaping and break up a larger wall there. 00:29:28
And that's those. 00:29:34
Items that you can discuss with the applicant and also receive some public comment on, possibly if people are here for the 00:29:36
application. 00:29:40
And so I just want to clarify real quick before you walk away with the graduated height that would be impacting unit 1234 and five 00:29:44
on the screen that we have in front of us, right? 00:29:49
OK, so 4 would basically have to slant up from the corner. 00:29:56
On both sides. 00:30:00
Right, OK. 00:30:02
Just making sure I'm visualizing what the tops of the buildings would look like based on that. 00:30:03
And that could be something like they do like a terrorist deck and then it goes, then the building goes up just so that there's a 00:30:08
breakup in the height. 00:30:11
OK. All right. Thank you very much. 00:30:14
And with that, we'll invite the applicant to come up and. 00:30:17
Add anything and. 00:30:23
Help clarify for us. 00:30:24
All right, well. 00:30:26
Yeah, this has been quite a process, right? 00:30:29
I'm not a professional developer. I've told you this in the past. I'm a neighbor. 00:30:33
Who? 00:30:37
Ran by that dilapidated property with. 00:30:38
Vagrants and drug. 00:30:42
Use and a horrible property and I thought maybe I can do something out of it. 00:30:44
And maybe I was wrong, right? Because I probably overpaid. 00:30:48
For it and I'm just trying to make it financially possible to do something. 00:30:52
It didn't make sense to have residential above the restaurant. It was too difficult. 00:30:58
To engineer and design, the parking was a mess. Everything was a problem. 00:31:03
So I'm asking to take those six residential units. 00:31:08
And build for additional townhomes. 00:31:12
It makes much better use of that lane that we created and it separates the residential from the commercial. 00:31:15
So it alleviates a lot of the parking issues and I think a lot of the problems we were having. 00:31:23
With getting anybody to buy it on doing the residential units because they didn't want residential facing. 00:31:31
Commercial restaurant parking lot. 00:31:38
So I felt like this is. 00:31:41
The only way to make sense of. 00:31:43
This property financially I have to have. 00:31:46
I have to have a residential component or it just doesn't? 00:31:49
Pencil out. 00:31:53
The restaurant was challenging too, getting that many square footage and then trying to get the parking for. 00:31:55
For that amount of square footage, the brewery was. 00:32:02
An issue. It was just way too expensive to do. 00:32:05
So I wanted to decrease the size of the restaurant, but those power lines. 00:32:09
Make this property almost impossible to develop in any practical way. 00:32:14
So moving the building. 00:32:19
As far to Highland Drive as we can, as far as that code allows, is what we want to do, but I don't it's going to. 00:32:22
It'll be a. It'll be a building of. 00:32:30
That's beautiful. In fact, I hope to run the restaurant and I hope. 00:32:34
To have my office. 00:32:38
Top floor and. 00:32:40
And so. 00:32:44
It will be. 00:32:47
It won't be an eyesore. It won't be a three story. 00:32:49
Wall. It will be a really nice architecturally designed. 00:32:52
Building. 00:32:57
But as you can see, everybody, the mayor calls me all the time, Brett, do something with this property. 00:32:58
I want to thank John and Carrie at the city for really going out of their way and and. 00:33:06
Working with me as much as they have over the last three years. I come in not knowing what I'm doing, but they'll walk me through 00:33:12
it. 00:33:15
And this is a plan that we think. 00:33:19
Works. It meets all the city. 00:33:22
Requirements and asks it financially makes it possible. 00:33:25
And I can move forward with this. 00:33:29
But I need approval tonight. 00:33:31
This has been eating financially draining me. 00:33:34
And I have somebody that's willing to come in. 00:33:38
On it with me on the residential units if I need approval tonight. 00:33:41
If I don't get approval tonight. 00:33:45
You're going to be dealing with a whole other. 00:33:47
Person through bankruptcy, I don't know, You know, you're going to be dealing with somebody else coming in and trying to probably 00:33:50
push 100%. 00:33:54
Low dense, high density residential in here. 00:33:57
But I think this is. 00:34:01
I think it works. I hope it works for the neighbors. I think everybody around here has been talking about how lovely it be to have 00:34:03
a restaurant. 00:34:06
And. 00:34:11
Anyway, I don't know what else to say, but if you have any questions or. 00:34:14
Comments I'd be I'd love to hear them. 00:34:17
I have one question for you, if I may, City staff. 00:34:20
And Technical Review has. 00:34:24
Brought up, or I should say city staff has brought up the. 00:34:27
Condition of moving that 10 feet back from the sidewalk so it's not beautiful wall against sidewalk. 00:34:31
Is that something you envision is possible and still meeting what you're trying to do with all the architectural features, parking 00:34:38
and power line issues? 00:34:43
It it would be challenging if that's not a requirement for the zone, I would rather be as close as possible, but I don't want to 00:34:49
brick wall either right? Like I. 00:34:53
It's a restaurant, so it's got to feel inviting if I can do some. 00:34:58
Trees in between the sidewalk and you know, like it's represented here. We would do something. 00:35:03
Something like that, but I'm afraid. 00:35:10
With the utility easement. 00:35:14
About the only thing you can do there is parking. 00:35:17
And I don't know. 00:35:20
We can bring. 00:35:22
The building. 00:35:24
But I would be if we can get the square footage to work by moving as far as way from highland. 00:35:26
All for it, but I might ask for a concession when we get to the point of. 00:35:32
Of getting the final building design approved. 00:35:37
Um. 00:35:41
Commissioners, any other questions for the applicant at this time? 00:35:45
We just ask that. 00:35:50
You let staff have a copy of that. 00:35:51
We see so many changes in these pictures and stuff. 00:35:54
Yeah. I mean, I can't say for. 00:35:58
I realize what it is. It is what it is. But for the record, since you've offered it, yeah, I'd like to get it into the record. 00:36:00
All right, perfect. Well, with that, we'll go ahead and have you sit down then and we're going to open up the public hearing on 00:36:10
this for public comment tonight. 00:36:13
Before we get into that, I would like to remind those members of the public that wish to speak on this. 00:36:18
When you come to the podium, please state your name and address for the record. 00:36:24
And if you are making comment on this. 00:36:29
After someone else has made comment, please try to refrain from making simultaneous or duplicate comments SO. 00:36:33
We can be respectful of everyone's time. 00:36:39
And with that, and also try and keep your comments to 3 minutes or less is what we would ask so we can be efficient with 00:36:42
everything. And with that, we'll go ahead and open it up for anyone that wishes to come up and speak at this time. 00:36:48
Hi, Sarah Pierce, 2004 Arbor Lane. I'm the immediate neighbor of this development. 00:37:02
Apologize for the mask, I'm just getting over a cold. 00:37:09
We are supportive of this project. 00:37:12
With the conditions that you outlined, we spoke about this last time we were here. 00:37:16
Having those extra trees along our driveway will be really helpful and having the. 00:37:20
And have tapered back. 00:37:25
Hate will be really helpful, so I appreciate that you're putting that in. Thank you. 00:37:26
Thank you very much. 00:37:32
Do we have any other members of public that wish to speak on this? 00:37:41
So. 00:37:43
Steve Glaser, 2052 E Arbor Lane. 00:37:52
And very much supportive of. 00:37:55
Proposal. 00:37:58
I have a question that maybe this isn't the right form for. It's really for the applicant but. 00:38:00
The property. 00:38:05
There's a for sale sign on it. 00:38:07
And I'm just wondering. 00:38:09
I was wondering if there's a change in the plans. It doesn't sound like there is, but then I wonder why there's the for sale side. 00:38:12
Thank you very much. 00:38:18
All right. 00:38:25
I'm like shopping. 00:38:34
And I meant 1945 E vintage Woods Court, so we're directly across the street. 00:38:35
And we're also supportive of. 00:38:40
Project. 00:38:43
Thank you very much. 00:38:46
Good evening. My name is Chris Leighton. 00:38:54
I'm a resident of Holiday City. 00:38:57
3200 E. 3900 S. 00:39:00
I'm also partial. 00:39:03
Because I'm the architect on this project. 00:39:06
But I'm also impartial enough to understand even as a planning. 00:39:09
Ex Planning Commissioner. 00:39:13
How difficult these? 00:39:17
Types of decisions and. 00:39:18
Processes are because. 00:39:22
We're dealing with the reality of an economy and. 00:39:24
That is driven by needs and still trying to keep within. 00:39:28
The. 00:39:33
Codes of the city. 00:39:34
And. 00:39:36
One of the challenges is uses. 00:39:37
And what uses are there in demand? What uses do we really need? 00:39:40
What use is within, especially this type of a mixed? 00:39:46
Zone mixed-use zone rather. 00:39:51
Where there's housing, How? How? 00:39:54
Is it vertically mixed or is it laterally mixed? 00:39:57
What makes the most sense when you have? 00:40:01
Encumbrances like. 00:40:04
Easements Giant easements through a site. 00:40:07
How do we work together? 00:40:10
And represent the people and everyone's. 00:40:13
Concerns here as holiday citizens. 00:40:17
And work with business people that are trying to develop an environment that. 00:40:21
Is a. 00:40:25
Value added. 00:40:27
Entity to the city. 00:40:29
And I think this is a value added entity to the city. I think additional. 00:40:31
I think a restaurant space. 00:40:36
I think office space. 00:40:38
Are both vital? 00:40:41
And would work in this location. 00:40:43
I think additional residences. 00:40:48
That are not just. 00:40:50
Apartment and dwelling there. 00:40:52
Their luxury homeowners, I hate to use the term luxury because they're. 00:40:54
But they're nice homes. 00:40:59
That people want and need in the market shows that. 00:41:00
So I hope that you'll take that into consideration. 00:41:05
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We good. 00:00:01
We're good. All right. Well, good afternoon, everyone. Welcome to the Holiday Planning Commission. 00:00:02
Work meeting. 00:00:08
April 15th it is 538. 00:00:09
In attendance we only have commissioners prints. 00:00:12
Font, Cunningham and chair Roach. We do have city staff Carrie Marsh, John Tearlink and City Council. 00:00:16
Christopherson with us this evening. We have. 00:00:24
Three items. 00:00:27
For approval, I would just like to start the work meeting if we may by just bringing up the minutes 'cause that's a quick check 00:00:28
mark for when it comes time. 00:00:33
Did anyone see anything on any of those 3 minutes that looked like it needed? 00:00:39
Discussion, revision, concern during our actual meeting. 00:00:44
OK. Can we just delegate a signing for motions on that so we're not stalling waiting for that when the time comes, can we? 00:00:49
Designate someone to make motions on each of those 3. 00:00:59
Just go down right the way. 00:01:02
You'll make it on all of them. 00:01:04
Well, you got to do each one individually and we got to have seconds, so. 00:01:05
All right, so Mr. Cunningham's got us covered on meeting minutes, so that is out of the way. 00:01:09
Thank you very much. 00:01:16
And. 00:01:18
Then we have the site plan amendment for 5025 Highland, which we've seen a couple different times. 00:01:20
And then the continued hearing item for the text amendment. 00:01:27
Which hopefully we can talk about a little bit more in the work meeting. 00:01:30
But if city staff wants to start us off with Item 1. 00:01:34
Umm, because this. 00:01:40
Is going to be somewhat interesting and I am anticipating a couple. 00:01:41
Members of the public tonight. 00:01:45
Just have to get on the right screen here. 00:01:52
All right. 00:01:55
This is the site that's at the corner of our. 00:01:57
Lane and Highland Drive. 00:02:01
Mixed-use, commercial residential. 00:02:03
Previous iteration had a larger building up on the corner toward the front. 00:02:07
Of Arbor Lane. 00:02:14
This iteration is pushing that building closer to Highland Drive and the intersection. 00:02:16
Highland. 00:02:22
And then? 00:02:24
The previous plan had residential units on the upper floor. 00:02:25
They're now proposing to remove those residential units from the upper floor. Just do that as a solely commercial building. 00:02:31
And then put. 00:02:40
Another row of townhomes. 00:02:42
Next to the previously approved ones. 00:02:46
So the PUD setbacks we discussed last time on those townhomes? 00:02:49
They're proposing to maintain the same. 00:02:54
10 foot set back on. 00:02:57
The site so it just continued. 00:02:59
And. 00:03:02
The building that is out here there, they have that proposed next to the sidewalk. 00:03:05
You can see there's a Clearview triangle labeled on here, so building is outside of that. 00:03:14
Area for visibility. 00:03:20
I'm trying to think what else was on my staff report there. Oh, the vacation area referenced is this portion. 00:03:24
So that's the former alignment of Arbor Lane. 00:03:32
So the motion will include a recommendation to City Council to vacate that portion of. 00:03:37
Arbor Lane and then it would be. 00:03:45
Included in this property. 00:03:48
They've they have it all calculated as part of the property, 1.08 acres. 00:03:50
You can see there. 00:03:57
Square footage for building area with the commercial space and then the 8 dwelling units. 00:04:00
Total impervious. 00:04:08
Coverage and landscaped area. 00:04:10
Umm. 00:04:16
And then their parking as well. And I believe one of the main reasons for kind of changing this around. 00:04:20
Was because the original commercial building just had too much square footage that. 00:04:28
Was. 00:04:35
Not, uh. 00:04:37
The best use of space or just that it would be hard to. 00:04:38
Lease or find users for that. 00:04:42
Amount of. 00:04:45
Commercial space and. 00:04:46
Restaurant space specifically. 00:04:48
So this puts. 00:04:50
2 levels of commercial space above a restaurant use. 00:04:54
You can see the building section here. 00:04:58
That it's kind of a stacked design, so the restaurant would be on the main floor. 00:05:01
And then to. 00:05:06
2 levels of office space. 00:05:09
Their parking, I think parking was another reason there was with having a larger restaurant. Trying to have a smaller parking lot 00:05:12
was challenging. 00:05:17
And, umm. 00:05:21
Than those overhead power lines are a huge issue to work around as well. 00:05:23
So that's where the building got moved over to this side. 00:05:27
Instead of sitting in. 00:05:31
In this area where it was previously. 00:05:33
And then having those residential units that can make the. 00:05:36
Project viable. 00:05:40
Are there any questions on items in the staff report that were called out? I know it was a longer staff report. 00:05:43
They have a development agreement to do a brewery restaurant so. 00:05:59
It did have one before. 00:06:05
So that's where the development agreement, they're trying to retain that use. 00:06:08
If in light with their development agreement. 00:06:11
If they weren't able to do a restaurant then it would revert back to neighborhood commercial zoning and. 00:06:15
If the property sold, then the property would then have to go back to neighborhood commercial and they would have to start a new 00:06:23
application for whatever their. 00:06:28
Their whole site would be. 00:06:33
Likely pursuing another rezone at that point. 00:06:36
Possibly to something like a multi family that's just no commercial or trying again to do a. 00:06:40
Commercial zone. 00:06:46
So that was options and that's why the applicant. 00:06:49
Kept the restaurant use in there. 00:06:54
To maintain that development agreement to have a restaurant use on the site. 00:06:56
And the TRC report in here says they do. 00:07:06
Recommend approval of the preliminary. 00:07:10
We looked at it as a shift in units. 00:07:15
And there's still a decent amount of commercial space. 00:07:20
You don't have the same. 00:07:23
Square footage that you did before it's. 00:07:27
Shifted a little bit more to. 00:07:30
Higher square footage for residential uses, but you'll get that when they're. 00:07:32
You have. 00:07:37
Footprints that were 1300 square feet for each one. 00:07:39
And putting that into a stacked unit. 00:07:43
Commercial was. 00:07:45
I don't remember what their total commercial area was. 00:07:48
10,000 square feet. 00:07:52
Yeah. 00:07:54
But I mean we. 00:07:59
It can't be up against like, can it be approved to be right up against the sidewalk like that? 00:08:00
That was a recommendation from staff is to move that 10 feet from Highland Drive so that there is a set back from the sidewalk. 00:08:06
Their site plan does show a 10 foot sidewalk that is required for the Highland Drive right of way. So there is a wide sidewalk 00:08:17
there, but. 00:08:21
Having landscaping between the sidewalk and the building so you don't have just a huge well next to the sidewalk as as staff 00:08:26
recommendation. 00:08:30
Great, so it's the edge of the sidewalk, not the curb, not the. 00:08:41
Right St. 10 feet right would be 10 feet from sidewalk to any structure. 00:08:45
Right. And that's where the property line is on the sidewalk, so 10 feet from that property line. 00:08:51
So they're. 00:08:58
Yes. 00:09:05
Fewer, fewer units. 00:09:07
Higher total square footage. 00:09:09
If you Scroll down to wherever it is in the staff report that has the visual on it. So these are 383 story. 00:09:14
Residential units behind there. 00:09:21
And correct me if I'm wrong, did they move it off of the? 00:09:24
Back fence, or they pushed all the way up against that back fence where they were. 00:09:28
They are they were going to put in landscape. 00:09:33
It's the same setbacks that were on there, but we looked at before was the 10 feet. 00:09:36
Before. 00:09:43
One of the things that can't change on a PUD is a. 00:09:45
The height requirements for the zone. 00:09:48
Its height and. 00:09:51
John Wood graduated high apply on AC2 as well. 00:09:53
Yeah. 00:10:01
So we approved an extra 5 feet. 00:10:06
And all the zones. 00:10:09
Plan that isn't going to happen. 00:10:13
So what we got instead of residential? 00:10:16
Building. 00:10:21
Which they're treating as the rear, including. 00:10:25
And I think that the bigger picture of your height is that that's beneficial for all commercial zones. So as you have commercial 00:10:32
zones redevelop with modern construction and higher ceiling heights. 00:10:38
That's where that increase in height came from. It wasn't necessarily specific to this property, but it is something that as they 00:10:43
were looking to redevelop. 00:10:47
Was a barrier that would then be a barrier for. 00:10:52
Other properties in the C2 zone. 00:10:55
PO zone has a 40 foot height. 00:10:58
So it's a pretty standard. 00:11:01
More modern update on heights based off of construction. 00:11:03
So that's where it was supported to, for them to reapply or to apply for that. 00:11:08
Code amendment. 00:11:13
Does benefit their project, but also. 00:11:15
Applies to any redevelopment, so. 00:11:18
You can see some redevelopment in C2 zones, possibly in the future. 00:11:21
And is there graduated height on the building? 00:11:28
Abutting Highland driver, is that going to be a three? 00:11:31
Story wall with. 00:11:34
Potentially 10 foot of landscape space between it and the sidewalk. 00:11:37
There is not a graduated height requirement next to roadways, it's just next to residential zones. 00:11:42
OK, so three story wall, 10 foot sidewalk. Got it. 00:11:49
10 foot sidewalk. 00:11:56
10 more feet. 00:11:57
And yeah. 00:11:58
I didn't bring Tums, but I did bring Mike and Ikes. 00:12:07
There we go. We got to take the. 00:12:11
I need a little sugar. 00:12:13
Sweeten up on this. 00:12:15
Need to pick me up. 00:12:17
Feels like I don't think your mics on. 00:12:23
There you go. 00:12:29
Everything we're saying. 00:12:30
Points to something that. 00:12:33
Is really ugly. 00:12:35
But it also feels like our hands are tied. 00:12:38
Because on what basis do we? 00:12:43
On what basis do we deny this? 00:12:45
Are we trying to? 00:12:50
We're in the work session, so we can't, we can have discussions on that, on decisions in the work meeting, but. 00:12:53
So yeah, we'll have the applicant. 00:13:02
Kind of explain the why behind the what with the changes. 00:13:04
I mean, they could make it really nice. 00:13:10
I'm not sure about the dumpster part, but I'm sure it could work something out. 00:13:14
Umm, yeah. So there's, there's definitely some discussion points to be had on this. We'll see what public comment we have, if any, 00:13:18
around it. We haven't received any yet though, right? 00:13:23
OK. 00:13:29
Do we have any leverage? 00:13:31
It would just be if there were any grant programs or city funds, but the applicant is welcome to reach out to our housing manager 00:13:36
for. 00:13:41
Doing a project like that if they. 00:13:47
Wanted to, but there wouldn't be a requirement for that. 00:13:50
I just I ask because. 00:13:53
That's our big thing about. 00:13:56
Moderate income housing. 00:13:58
Another big parcel is going. 00:14:01
I do have concerns just around the landscape aspect so. 00:14:13
In the report in progress is what we have and when I look at the. 00:14:17
Umm, landscape or just the land that they have available to do anything with? 00:14:24
Like I think it's going to be a really limited landscape option. 00:14:29
When I'm looking at this. 00:14:35
With this building. 00:14:37
Building footprints, setbacks, everything else like. 00:14:39
I'm sure they could throw in a couple trees along Highland. 00:14:43
And maybe one or two on Arbor Lane. 00:14:47
But not big ones, because there's power lines right there that. 00:14:50
Don't like trees to get too big? 00:14:53
So. 00:14:56
It just, it feels like it's really condensed in there. 00:14:58
Yeah. And that's, I mean the difficulty of This site is that it is challenging with having those. 00:15:03
Umm, high. 00:15:09
Lines that you can't do anything under, so it's like the best place for. 00:15:11
Parking is there, but then that limits where you can put buildings. 00:15:16
If it might. 00:15:23
Venture opinion. I don't hate to do it when Carrion's not. 00:15:25
Position but. 00:15:29
I think primarily what we're looking to do with the applicant is looking for interest on separating the uses out. 00:15:30
The details on how we layout everything. 00:15:38
Dumpster location. 00:15:41
Parking lot landscaping. 00:15:43
You know, even setbacks for other types of uses, how the townhomes are probably situated physically. 00:15:45
Can be worked out as a different element. 00:15:52
Primarily because we're amending the PUD for mixed-use development. That was an attached situation now that they're detaching 00:15:55
everything sort of. 00:16:00
Piecemealing it that's. 00:16:04
Essentially what the planning, what they're asking for direction on the Planning Commission tonight. 00:16:06
You know, if we feel like there's more that needs to be presented on this, there is the option to continue it and then also 00:16:18
receive additional. 00:16:23
Planning Commission feedback. 00:16:27
Since we are limited. 00:16:29
Numbers tonight. 00:16:31
You're saying, John, we're getting ahead of ourselves. 00:16:33
I don't get lost in the weeds. 00:16:37
And I think especially with talking to the applicant, there may be some. 00:16:42
Feedback that he'd be willing to take as well. Or you know, when you're hearing things from the public, if there's public comments 00:16:46
that can give you some guidance as you. 00:16:50
Look at what you would like to. 00:16:55
Do you want this one? 00:16:58
Perfect. 00:17:00
And Carianne did have to step out for a second, but we do have the item number 2 text amendment for the outdoor lighting. 00:17:02
That might also be one we want to look at continuing just because we are. 00:17:12
Short 3 commissioners tonight. 00:17:18
And City Council would probably like full Planning Commission to look. 00:17:21
Approve the final amendments on anything taxed. Would that be accurate, John? Yeah. 00:17:26
So that might be one that we want to look at, but also look at. 00:17:30
Continuing. 00:17:34
Just for respect to the feedback from the missing Commissioners. 00:17:36
But as their. 00:17:41
If we want to just Scroll down to the changes. 00:17:42
It looks like the Kelvin stuffs all been pulled out of there. 00:17:46
What were the other suggested updates that were in there? 00:17:50
Right. So there were some elements of the purpose statement that didn't sit well with the Commission, so those were removed. 00:17:53
Some applicability standards. 00:18:01
That were just clarified. 00:18:04
That we had to refer back to sections in the same. 00:18:06
Chapter. 00:18:09
And then moving down into the definitions, there was an added definition or a clarifying definition of light trespass. 00:18:11
That light trespass element is spoken. 00:18:19
Who has addressed a little bit in the general? 00:18:21
The general standards. 00:18:25
But I think. 00:18:26
The omission felt additional definition would be beneficial. 00:18:28
Umm, specifically we there had some elements on. 00:18:34
Maximum light output for lumens was removed. 00:18:38
And also the idea of this candlelight power. 00:18:40
Was they need to be clarified? 00:18:45
And then moving down into the R1R2 section. 00:18:48
That was where most of the amendments took place, so the colour spectrums were removed. 00:18:51
And as well as the lumen. 00:18:56
Maximums. 00:18:58
But and everything else pretty much had to be reordered. 00:18:59
But that was a pretty much those are the amendments that came from last meeting. 00:19:02
Anyone see anything additional? 00:19:08
Well, there's still there's still a numbering problem. 00:19:10
There's 207 zeros, 208 zeros. 00:19:14
And that listing at the front obviously doesn't match what's in the content, so. 00:19:19
We just need to. 00:19:24
Doing. 00:19:26
Get that fixed. 00:19:27
And that. But there was one interesting thing and. 00:19:28
So if I have a duplex or triplex. 00:19:31
That isn't mentioned in here because. 00:19:36
We've gone from single family. 00:19:39
To multifamily being defined as. 00:19:41
Or more or three or more. 00:19:45
Three or more. OK, so. 00:19:46
A duplex probably needs to be put into. It says there that a single family residence has to comply. 00:19:49
Duplex also has to comply. 00:19:56
If you are in the R1 and R2 zones, yes. 00:19:58
But it says that. 00:20:04
The requirement is on a single family residence. 00:20:06
I think it's just a wording thing. 00:20:09
I was trying to follow the logic and you know the three. 00:20:13
Different breakouts of. 00:20:16
The plans, because we have to have plans for two of the three. 00:20:18
But we don't have to have plans for this three or the three or more. Yes, I think it. 00:20:22
You don't have to have a plan for a duplex either. 00:20:26
Would it just be then? 00:20:29
More beneficial to just say a residence located in these zones must comply XYZ. Well if it's. 00:20:31
Three or more it would have to comply. 00:20:37
And I think that also corresponds with the requirement of a lighting professional. 00:20:40
So we wanted to make sure that was not Yeah, I. 00:20:46
I think you're on the right. 00:20:49
Somehow I think a duplex got left out of all this. Fair enough. 00:20:51
Thank you for that, but no, I appreciate the extra work on it because it's. 00:20:55
There's a lot of stuff in here. 00:21:00
And although I generally think it's overkill. 00:21:02
And it certainly won't solve the problem that was sent out to do. 00:21:06
I think because the Council. 00:21:09
Is the one that asked for a draft from staff. 00:21:11
And our review? I think we ought to give it to him. 00:21:14
Fair enough. Yeah. 00:21:17
So we can just bring up those points in the work session before. 00:21:19
Entering a motion, it sounds like most likely to continue, not that we're making decisions now. 00:21:25
What's that? 00:21:32
We would never do anything that was against the rules cause Brad keeps us in check which is what we love about him. 00:21:33
All right. So with that, I think that covers everything in the work meeting. We will go ahead and close that now and we will wait 00:21:42
a whole outlook. It just turned to 6:00. What perfect timing is that? So if we are ready, we will roll right into the official 00:21:47
meeting carry you let me know when we're there. 00:21:53
All right, good evening. Welcome everyone to the Holiday City Planning Commission, April 15th, 2025. 00:22:04
We have commissioners excused tonight. 00:22:10
We do not have Commissioner Gong, Commissioner Villchinski or Commissioner Barrett. 00:22:14
But we do have a quorum with our other 4 commissioners and we have city staff and legal council present. 00:22:19
We have three items on the agenda tonight. 00:22:28
And before we get into those, I have asked Commissioner Cunningham if he will read the opening statement for the benefit of the 00:22:31
public. 00:22:34
The City of Holiday Planning Commission is a volunteer citizen board whose function is to review land use plans and other special 00:22:40
studies. 00:22:44
Make recommendations to the City Council and proposed zoning, map and ordinance changes. 00:22:48
And approve conditional uses and subdivisions. 00:22:52
The Planning Commission does not initiate land use applications. 00:22:55
Rather, acts on applications as they are submitted. 00:22:59
Commissioners do not meet with applicants except in publicly noticed meetings. 00:23:03
Commissioners attempt to visit each property on the agenda where the location. 00:23:07
The nature of the neighborhood, existing structures, and uses related to the proposed change are noted. 00:23:11
Decisions are based on observations. 00:23:16
Recommendations from the professional planning staff. 00:23:19
The city's general plan. 00:23:22
Zoning ordinance and other reports. 00:23:23
By all verbal and written comments and by evidence submitted. 00:23:26
All of which are part of the public record. 00:23:29
Thank you very much, Commissioner Cunningham. 00:23:32
All right. So with that, we have a public hearing on our first item on the agenda tonight for a site plan amendment at 5025 S 00:23:34
Highland Drive. 00:23:40
And. 00:23:46
We would like to ask city staff if they would go ahead and give us a breakdown on what is in here before we invite the applicant 00:23:48
up. 00:23:52
OK. 00:24:22
So this is. 00:24:24
Project we've seen a couple of Times Now. 00:24:27
Location is 5250 S Highland Drive. 00:24:30
It is zoned as C2 and there is a development agreement for the property. 00:24:34
For a restaurant, brew pub and town home. 00:24:42
Planning Commission has previously approved. 00:24:47
The site plan. 00:24:51
And then in 2024, so last year, you approved a. 00:24:52
Revised site plan that had the commercial building with some residential units on the top floor and then the original townhomes. 00:24:57
Modifications to the site plan are. 00:25:06
What is here tonight for your review? 00:25:10
The commercial building is still on the. 00:25:14
Let's see West and North End of the site, but it has been pushed closer to Highland Dr. than its original location. 00:25:19
And then for the. 00:25:27
Units that were on the top floor of the commercial building were taken out. There were six there before and moved over to four 00:25:29
additional townhome units. 00:25:34
The property overall is 1.08 acres. 00:25:41
There is a portion of the property on the east and Northside that's the former alignment of Arbor Lane. 00:25:45
That requires a vacation from the right of way. 00:25:53
Into and then that will become part of the property, so that's part of your. 00:25:57
Approval and recommendation tonight is a recommendation to City Council or as part of this application. 00:26:03
Recommendation to City Council. 00:26:08
To vacate a portion of Arbor Lane. 00:26:10
The previous site plan that was approved had a 10 foot set back for the townhomes. 00:26:15
The applicant has proposed to keep that 10 foot set back for those townhomes. 00:26:22
The Commission required previously on that approval to have more than the required amount of trees. 00:26:27
On that east side of the property, the rear of the units 1-2, three and four. 00:26:34
The trees are not shown on this plant, so that is a requirement that we have listed in conditions for the applicant. 00:26:41
If you were to make a motion. 00:26:48
Let's see, in the staff report I have detailed what the square footage is for each of the uses, so there's a total tabulation of. 00:26:53
9800 square feet for commercial use. 00:27:04
And the footprint of each. 00:27:08
Residential unit is 1300. 00:27:11
You can't see the tabulation of the. 00:27:15
Spaces. It's up on the top of the screen, but we can scroll through up to that. 00:27:19
Let's see. 00:27:25
And so that does meet all of the requirements required for the zone with in the C2 zone and meets the coverage. 00:27:27
One of the main points of discussion that. 00:27:36
The Commission can have with the applicant or and also amongst yourselves as well is. 00:27:40
As a mixed-use site, does this meet the requirements for residential use being and accessories to the commercial building? 00:27:45
The let's see, there was another point on here that I wanted that we talked about. What else did we talk about? The work meeting? 00:27:54
The we talked about the landscaping. 00:28:04
That would be a condition that they need to show on a final plan or the Commission can. 00:28:07
Choose to have that come back with more. 00:28:12
Detailed landscaping plans. 00:28:15
Parking design would need to meet the requirements for in our parking landscaping code that's referenced in the staff plan. 00:28:17
Or staff report. 00:28:27
And. 00:28:29
Vacation. 00:28:38
Land use. Oh the other item as well is that with the height? 00:28:40
It is 40 feet in height in the C2 zone. 00:28:46
Those uses that are next to residential zones, which would be on the. 00:28:50
East side and then also on the South side, there would be graduated height requirements next to those two residential zones. 00:28:56
So that would taper building height away from residential. 00:29:04
Property lines. 00:29:09
The final item that staff recommends is to move the commercial building 10 feet from the property line, which is. 00:29:11
From the edge of the sidewalk. 00:29:20
Move that further away from the sidewalk by and at least 10 feet. 00:29:22
Possibly a good place to add in some landscaping and break up a larger wall there. 00:29:28
And that's those. 00:29:34
Items that you can discuss with the applicant and also receive some public comment on, possibly if people are here for the 00:29:36
application. 00:29:40
And so I just want to clarify real quick before you walk away with the graduated height that would be impacting unit 1234 and five 00:29:44
on the screen that we have in front of us, right? 00:29:49
OK, so 4 would basically have to slant up from the corner. 00:29:56
On both sides. 00:30:00
Right, OK. 00:30:02
Just making sure I'm visualizing what the tops of the buildings would look like based on that. 00:30:03
And that could be something like they do like a terrorist deck and then it goes, then the building goes up just so that there's a 00:30:08
breakup in the height. 00:30:11
OK. All right. Thank you very much. 00:30:14
And with that, we'll invite the applicant to come up and. 00:30:17
Add anything and. 00:30:23
Help clarify for us. 00:30:24
All right, well. 00:30:26
Yeah, this has been quite a process, right? 00:30:29
I'm not a professional developer. I've told you this in the past. I'm a neighbor. 00:30:33
Who? 00:30:37
Ran by that dilapidated property with. 00:30:38
Vagrants and drug. 00:30:42
Use and a horrible property and I thought maybe I can do something out of it. 00:30:44
And maybe I was wrong, right? Because I probably overpaid. 00:30:48
For it and I'm just trying to make it financially possible to do something. 00:30:52
It didn't make sense to have residential above the restaurant. It was too difficult. 00:30:58
To engineer and design, the parking was a mess. Everything was a problem. 00:31:03
So I'm asking to take those six residential units. 00:31:08
And build for additional townhomes. 00:31:12
It makes much better use of that lane that we created and it separates the residential from the commercial. 00:31:15
So it alleviates a lot of the parking issues and I think a lot of the problems we were having. 00:31:23
With getting anybody to buy it on doing the residential units because they didn't want residential facing. 00:31:31
Commercial restaurant parking lot. 00:31:38
So I felt like this is. 00:31:41
The only way to make sense of. 00:31:43
This property financially I have to have. 00:31:46
I have to have a residential component or it just doesn't? 00:31:49
Pencil out. 00:31:53
The restaurant was challenging too, getting that many square footage and then trying to get the parking for. 00:31:55
For that amount of square footage, the brewery was. 00:32:02
An issue. It was just way too expensive to do. 00:32:05
So I wanted to decrease the size of the restaurant, but those power lines. 00:32:09
Make this property almost impossible to develop in any practical way. 00:32:14
So moving the building. 00:32:19
As far to Highland Drive as we can, as far as that code allows, is what we want to do, but I don't it's going to. 00:32:22
It'll be a. It'll be a building of. 00:32:30
That's beautiful. In fact, I hope to run the restaurant and I hope. 00:32:34
To have my office. 00:32:38
Top floor and. 00:32:40
And so. 00:32:44
It will be. 00:32:47
It won't be an eyesore. It won't be a three story. 00:32:49
Wall. It will be a really nice architecturally designed. 00:32:52
Building. 00:32:57
But as you can see, everybody, the mayor calls me all the time, Brett, do something with this property. 00:32:58
I want to thank John and Carrie at the city for really going out of their way and and. 00:33:06
Working with me as much as they have over the last three years. I come in not knowing what I'm doing, but they'll walk me through 00:33:12
it. 00:33:15
And this is a plan that we think. 00:33:19
Works. It meets all the city. 00:33:22
Requirements and asks it financially makes it possible. 00:33:25
And I can move forward with this. 00:33:29
But I need approval tonight. 00:33:31
This has been eating financially draining me. 00:33:34
And I have somebody that's willing to come in. 00:33:38
On it with me on the residential units if I need approval tonight. 00:33:41
If I don't get approval tonight. 00:33:45
You're going to be dealing with a whole other. 00:33:47
Person through bankruptcy, I don't know, You know, you're going to be dealing with somebody else coming in and trying to probably 00:33:50
push 100%. 00:33:54
Low dense, high density residential in here. 00:33:57
But I think this is. 00:34:01
I think it works. I hope it works for the neighbors. I think everybody around here has been talking about how lovely it be to have 00:34:03
a restaurant. 00:34:06
And. 00:34:11
Anyway, I don't know what else to say, but if you have any questions or. 00:34:14
Comments I'd be I'd love to hear them. 00:34:17
I have one question for you, if I may, City staff. 00:34:20
And Technical Review has. 00:34:24
Brought up, or I should say city staff has brought up the. 00:34:27
Condition of moving that 10 feet back from the sidewalk so it's not beautiful wall against sidewalk. 00:34:31
Is that something you envision is possible and still meeting what you're trying to do with all the architectural features, parking 00:34:38
and power line issues? 00:34:43
It it would be challenging if that's not a requirement for the zone, I would rather be as close as possible, but I don't want to 00:34:49
brick wall either right? Like I. 00:34:53
It's a restaurant, so it's got to feel inviting if I can do some. 00:34:58
Trees in between the sidewalk and you know, like it's represented here. We would do something. 00:35:03
Something like that, but I'm afraid. 00:35:10
With the utility easement. 00:35:14
About the only thing you can do there is parking. 00:35:17
And I don't know. 00:35:20
We can bring. 00:35:22
The building. 00:35:24
But I would be if we can get the square footage to work by moving as far as way from highland. 00:35:26
All for it, but I might ask for a concession when we get to the point of. 00:35:32
Of getting the final building design approved. 00:35:37
Um. 00:35:41
Commissioners, any other questions for the applicant at this time? 00:35:45
We just ask that. 00:35:50
You let staff have a copy of that. 00:35:51
We see so many changes in these pictures and stuff. 00:35:54
Yeah. I mean, I can't say for. 00:35:58
I realize what it is. It is what it is. But for the record, since you've offered it, yeah, I'd like to get it into the record. 00:36:00
All right, perfect. Well, with that, we'll go ahead and have you sit down then and we're going to open up the public hearing on 00:36:10
this for public comment tonight. 00:36:13
Before we get into that, I would like to remind those members of the public that wish to speak on this. 00:36:18
When you come to the podium, please state your name and address for the record. 00:36:24
And if you are making comment on this. 00:36:29
After someone else has made comment, please try to refrain from making simultaneous or duplicate comments SO. 00:36:33
We can be respectful of everyone's time. 00:36:39
And with that, and also try and keep your comments to 3 minutes or less is what we would ask so we can be efficient with 00:36:42
everything. And with that, we'll go ahead and open it up for anyone that wishes to come up and speak at this time. 00:36:48
Hi, Sarah Pierce, 2004 Arbor Lane. I'm the immediate neighbor of this development. 00:37:02
Apologize for the mask, I'm just getting over a cold. 00:37:09
We are supportive of this project. 00:37:12
With the conditions that you outlined, we spoke about this last time we were here. 00:37:16
Having those extra trees along our driveway will be really helpful and having the. 00:37:20
And have tapered back. 00:37:25
Hate will be really helpful, so I appreciate that you're putting that in. Thank you. 00:37:26
Thank you very much. 00:37:32
Do we have any other members of public that wish to speak on this? 00:37:41
So. 00:37:43
Steve Glaser, 2052 E Arbor Lane. 00:37:52
And very much supportive of. 00:37:55
Proposal. 00:37:58
I have a question that maybe this isn't the right form for. It's really for the applicant but. 00:38:00
The property. 00:38:05
There's a for sale sign on it. 00:38:07
And I'm just wondering. 00:38:09
I was wondering if there's a change in the plans. It doesn't sound like there is, but then I wonder why there's the for sale side. 00:38:12
Thank you very much. 00:38:18
All right. 00:38:25
I'm like shopping. 00:38:34
And I meant 1945 E vintage Woods Court, so we're directly across the street. 00:38:35
And we're also supportive of. 00:38:40
Project. 00:38:43
Thank you very much. 00:38:46
Good evening. My name is Chris Leighton. 00:38:54
I'm a resident of Holiday City. 00:38:57
3200 E. 3900 S. 00:39:00
I'm also partial. 00:39:03
Because I'm the architect on this project. 00:39:06
But I'm also impartial enough to understand even as a planning. 00:39:09
Ex Planning Commissioner. 00:39:13
How difficult these? 00:39:17
Types of decisions and. 00:39:18
Processes are because. 00:39:22
We're dealing with the reality of an economy and. 00:39:24
That is driven by needs and still trying to keep within. 00:39:28
The. 00:39:33
Codes of the city. 00:39:34
And. 00:39:36
One of the challenges is uses. 00:39:37
And what uses are there in demand? What uses do we really need? 00:39:40
What use is within, especially this type of a mixed? 00:39:46
Zone mixed-use zone rather. 00:39:51
Where there's housing, How? How? 00:39:54
Is it vertically mixed or is it laterally mixed? 00:39:57
What makes the most sense when you have? 00:40:01
Encumbrances like. 00:40:04
Easements Giant easements through a site. 00:40:07
How do we work together? 00:40:10
And represent the people and everyone's. 00:40:13
Concerns here as holiday citizens. 00:40:17
And work with business people that are trying to develop an environment that. 00:40:21
Is a. 00:40:25
Value added. 00:40:27
Entity to the city. 00:40:29
And I think this is a value added entity to the city. I think additional. 00:40:31
I think a restaurant space. 00:40:36
I think office space. 00:40:38
Are both vital? 00:40:41
And would work in this location. 00:40:43
I think additional residences. 00:40:48
That are not just. 00:40:50
Apartment and dwelling there. 00:40:52
Their luxury homeowners, I hate to use the term luxury because they're. 00:40:54
But they're nice homes. 00:40:59
That people want and need in the market shows that. 00:41:00
So I hope that you'll take that into consideration. 00:41:05
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