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HomeMy WebLinkAbout04 12 2022CHUBBUCK 1 0 H H a City of Chubbuck Land Use and Development Commission Regular Meeting April 12, 2022 6:00 PM City Hall Council Chambers 290 East Linden, Chubbuck, ID 83202 MINUTES Board Members Present: Chair Jason Mendenhall, Brett Hiltbrand, Thais Ayre, Mike Schwartz, Carrie Holm and Darell Stewart. Staff Members Present: Attorney Ryan Lewis, Planning Manager Don Matson, Planning and Development Director Devin Hillam, Development Services Manager Sean Harris, and City Clerk Joey Bowers. Mendenhall called the meeting to order at 6:OOpm. Mendenhall asked if any cominissioners had a conflict of interest with the items before the board. Holm recused herself from general business #2. Mendenhall held a moment of silence for Mitch Greer owner of Rocky Mountain Engineering & Surveying (RMES). PLEDGE ALLEGIANCE TO THE FLAG APPROVAL OF THE MINUTES: March 8, 2022. Mendenhall entertained a motion to approve the minutes as emailed. Ayre moved to accept the meeting minutes of March 8, 2022 as emailed; Schwartz seconded. The full commission approved. PUBLIC HEARING 1. An application for a Conditional Use Permit for apartments in the General Commercial zone, comprising approximately 10 acres of land. Subject property is generally located at the southeast corner of Knudsen Blvd and Hawthorne Rd in Chubbuck, Idaho. The application will be reviewed against criteria in section 18.28.020.C.5 of City Code. Type of Action: Decision. Planning Manager Don Matson presented an application for a Conditional Use Permit (CUP) to construct apartments in the Agricultural (A) zone. The site is under conditional approval to be included in the Commercial General (C-2) zone and comprises approximately 10 acres of land. Matson stated that this application had been reviewed by City Staff and appears to meet the standards of Titles 16, 17 and 18 of City Code for a conditional use permit, and recommended approval. Logan Johnson with Wright Development Group, represented the applicant. Mr. Johnson presented four 3 -story buildings for a total of 200 apartments. The proj ect will also include a community clubhouse. Mr. Johnson stated that the height of these buildings will be 49ft which is allowable under city code. Mr. Johnson presented a traffic study for this area and stated that this project will impact/increase traffic. The traffic study shows that this development will not have a negative impact or significantly alter existing traffic patterns. Mendenhall declared the public hearing open for public comment. Kenneth Starr at 4519 Hawthorne Rd., was Opposed. Mr. Starr was concerned about the increase in traffic, and suggested lowering the speed limit to 25mph along this section of Hawthorne Rd. Mr. Starr was also concerned about property values, and losing his current view. Brooke Taylor at 669 Redman St.., was Opposed. Mrs. Taylor was concerned about consuming prime commercial properties as multifamily developments. Beverly Hewett at 4501 Hawthorne Rd., was Opposed. Mrs. Hewett was concerned about the increase in traffic. Mrs. Hewett was concerned about the impact this development would have on Fort Hall Irrigation. Mrs. Hewett asked how close these buildings would be along Hawthorne Rd. Due to no more public comment Mendenhall closed the public hearing. Johnson stated that the developer understands that this development will have an impact on traffic but as the study shows this development will not have a negative impact or significantly alter existing traffic patterns. Mr. Johnson also stated that this development would not impact the existing Fort Hall Irrigation system. Mr. Johnson would be in favor of lowering the speed limit along this section of Hawthorne Rd. The distance this property is from the freeway entrance/exit isn't ideal for commercial property. Hillam stated that Fort Hall Irrigation will ensure conveyance is distributed during construction of the project. Ayre asked about fencing surrounding the project. Johnson stated that there currently was no plans for fencing arolmd this development. Schwartz asked about setbacks along Hawthorne Rd. Johnson stated that the buildings are setback 44ft from the property line plus there is additional right of way and a sidewalk along Hawthorne Rd. that is beyond the current property line. Hiltbrand asked city staff if they had any concerns that this development could have if/when Hawthorne Rd would need to be expanded in this area. Hillam stated that city staff did not have any concerns. Ayre asked if the speed limit on Hawthorne Rd. could be lowered even though it is a main arterial road. Matson stated that city staff will have the city engineer look at lowering that speed limit through that section of Hawthorne. City Attorney Ryan Lewis stated that a change in the speed limit would be a City Council decision and recommended by the City Engineer. Holm agreed that she didn't like seeing prime commercial property being used for residential development. Ayre felt like these types of developments can bring in more commercial opportunities. Schwartz motioned to approve the Conditional Use Permit as presented. Hiltbrand seconded. With all commission members understanding the motion they voted. Roll Call Vote: Mike Schwartz, Yes; Thais Ayre, Yes; Carrie Holm, Yes; Darell Stewart, Yes; Jason Mendenhall, Yes; Brett Hiltbrand, Yes; Motion carried. 2. An application for a Conditional Use Permit for a school expansion in the Agriculture (A) and Limited Residential (R-2) zones, expanding from approximately 8 acres to 14 acres of land. Subject property is generally located at 1295 Alpine Ave in Chubbuck, Idaho. The application will be reviewed against criteria in section 18.28.020.C.5 of City Code. Type of Action: Decision. Planning Manager Don Matson presented an application for a Conditional Use Permit to expand Connor Academy by adding a middle school in the Agriculture (A) and Limited Residential (R-2) zones, expanding from approximately 8 acres to 14 acres of land generally located at 1295 Alpine Ave. Matson stated that this application had been reviewed by City Staff and appears to meet the standards of Titles 16, 17 and 18 of City Code for a conditional use permit, and recommended approval. Principal/Superintendent Joel Lovstedt represented the application. Mr. Lovstedt stated that Connor Academy was granted a Conditional Use Permit by the Land Use Board in 2014 and it opened its doors to students in the fall of 2015. The school is now ready to expand to serve middle school grades by building a second building east of the existing school that would accommodate 300 additional students. Mr. Lovstedt stated that no property taxes will be used, and the school will not be asking for any sort of levy from the residents to fund this project. Mr. Lovstedt stated that he was willing to stagger school day start and end times between the two buildings to spread out the peak hour traffic. Mr. Lovstedt also was in favor of adding striping of right and left turn lanes from westbound Alpine Ave. onto Philbin Rd, and striping of right and left turn lanes from eastbound and westbound Sawtooth St onto Philbin Rd as recommend from the traffic impact study and City Staff. But asked for a three to five year extension on the widening of Philbin Rd within the right of way to add a southbound left turn lane and northbound right turn lane onto Alpine Ave; to see if the other changes and the connection of Alpine from Philbin Rd. to Hawthorne Rd. which will also add an additional route up to Chubbuck Road will mitigate traffic concerns along Philbin Road. Josh Hoffer with Hummel Architects also represented the application. Mr. Hoffer went over the structure design and traffic designs to help move traffic. Mendenhall asked if there would be any traffic updates to the current school. Hoffer stated that the current school will still use the same drop off location but will also be connected to the new building to allow traffic turning left additional space from the Philbin intersection to make a left. Mendenhall declared the public hearing open for public comment. Brooke Taylor at 669 Redman St., was In favor. Mrs. Taylor felt like this middle school would be a great investment in the community and for those families that have middle school aged children. But was concerned about the increased traffic along Alpine Ave. Lorien Peer at 4518 Sarah Loop, was In Favor. Mrs. Peer felt like this middle school would be a great investment in the community. Mrs. Peer also stated that Connor Academy had completely changed the lives of her children through their teaching principals. Michael Matusek at 5315 Stuart Ave., was In Favor. Mr. Matusek felt like this middle school would be a great investment in the community. Mr. Matusek also stated that Connor Academy had completely changed the lives of his children through their teaching principals. Samuel Peer at 4518 Sarah Loop, was In Favor. Mr. Peer felt like this middle school would be a great investment in the community. Mr. Peer felt like the connection of Alpine Rd. to Hawthorne Rd will help mitigate some of the traffic concerns along Philbin Rd. Mr. Peer also stated that Connor Academy had completely changed the lives of multiple children through their teaching principals. Amanda Nielsen at 4988 Sunflower, was In Favor. Mrs. Nielsen felt like this middle school would be a great investment in the community. Mrs. Nielsen also stated that Connor Academy is changing the lives of children everyday through their teaching principals. Trina & Miranda Stearns at 525 Homestead, was In Favor. Mrs. Sterns felt like this middle school would be a great investment in the community. Mrs. Stearns and Miranda Stearns stated that Connor Academy had completely changed her life through their teaching principals. Jessica Wadsworth at 4909 Jake Ave., was In Favor. Mrs. Wadsworth felt like this middle school would be a great investment in the community. Mrs. Wadsworth also stated that Connor Academy had completely changed the lives of her children through their teaching principals. Due to no more public comment Mendenhall closed the public hearing. Mendenhall asked about the traffic concerns on Philbin Road. Hillam stated that City Staff agrees with Mr. Lovstedt that with the extension of Alpine Road over to Hawthorne road and the other road improvements will greatly improve the traffic along Philbin Road, and would support the request to postpone the improvements along Philbin Road. With the recommendation the Land Use Board reviews the conditional use permit and the changes in traffic patterns in three years. Mendenhall felt like it would only take two years to see if traffic patterns had address the concerns along Philbin Road. Mr. Lovstedt stated that his only concern about two years is that it will take the middle school a couple of years before it reaches maximum capacity and maximum traffic flow. Hiltbrand asked if Mr. Lovstedt had any concerns stagger school day start and end times between the two buildings. Mr. Lovstedt stated that Connor Academy staggered start and end times during the covid pandemic and did see a difference in traffic issues. Holm stated that she was glad to see some of the traffic concerns associated with Connor Academy being addressed. Mendenhall suggested including the recommended road improvements excluding the improvements along Philbin Road conditional upon review by the Land Use Commission following the second full school year of the proposed middle school. Hiltbrand motioned to approve the Conditional Use Permit for the expansion of a middle school associated with Connor Academy. Conditional upon staggered school day start and end times between the two buildings to spread out the peak hour traffic, adding striping of right and left turn lanes from westbound Alpine Ave. onto Philbin Rd, and striping of right and left turn lanes from eastbound and westbound Sawtooth St onto Philbin Rd as recommend from the traffic impact study and City Staff. Also to approve an extension on the widening of Philbin Rd within the right of way to add a southbound left turn lane and northbound right turn lane onto Alpine Ave. Traffic issues will be reevaluated as part of this Conditional Use Permit by the Land Use Commission after the second full school year of the middle school to see if the other improvements had made a significant improvement on traffic issues or if the widening of Philbin Rd within the right of way to add a southbound left turn lane and northbound right turn lane onto Alpine Ave needs to be developed to address additional traffic issues. Stewart seconded. With all commission members understanding the motion they voted. Roll Call Vote: Thais Ayre, Yes; Carrie Holm, Yes; Darell Stewart, Yes; Jason Mendenhall, Yes; Brett Hiltbrand, Yes; Mike Schwartz, Yes; Motion carried. 3. A petition by the City of Chubbuck to create a new Chapter 18.18 Chubbuck Village and two new land use districts, Highway Corridor (HC) and Village (V); to change the Land Use District (zone) from General Commercial (C-2) to a new district, Highway Corridor (HC), on approximately 17 acres of land comprising several parcels with Chubbuck Road at the north, Yellowstone Avenue at the west, Interstate 86 at the south, and east from Yellowstone Avenue approximately 250 feet to the eastern boundary line of each parcel bordering the east side of Yellowstone Avenue, including parcels on the north side of E Burnside Avenue; and to change the Land Use District (zone) from General Commercial (C-2) and Limited Residential (R-2) to a new district, Village (V), on approximately 53 acres of land comprising multiple parcels with Chubbuck Road at the north, Yellowstone Avenue at the west, Interstate 86 at the south, Central Way at the east, Evans Lane and the southern boundary of the property located at 5432 Burley Drive at the south, and the Union Pacific Railroad at the east, excluding parcels as described above to be included in the Highway Corridor (HC) zone; setting forth the purpose and intent, special provisions and relations to other chapters of city code, and a regulating plan for the two districts; establishing special standards within the two districts for streets and right-of- way, building design and sidewalk frontage, land and building uses, landscaping, parking, and signage; amending Chapter 18.06 Definitions, adding definitions of form - based zoning and traditional Euclidian zoning; amending Chapter 18.08 Land Use Districts and General Controls with clarifications of relationship to different General Controls in Chapter 18.18 Chubbuck Village, Chapter 18.20 Planned Unit Developments, and Chapter 18.21 Creative Communities. The Comprehensive Plan Future Land Use Map currently designates the area for Commercial or Employment uses, and is under consideration to change to a new area, Chubbuck Village, per draft chapter 16 of the Comprehensive Plan. The application will be reviewed against criteria in section 18.28.050.B.8 of city code. Type of action: Recommendation. Planning Manager Don Matson presented form -based codes to establishing special standards for streets and right-of-way, building design and sidewalk frontage, land and building uses, landscaping, parking, and signage and establishing two new land use districts, Highway Corridor (HC) and Village (V) for the "downtown" area. Schwartz asked how these proposed zones would impact current businesses especially those businesses that are considered non -conforming uses. Matson stated that the new zoning districts would provide more options and flexibility to existing businesses to expand then the current zoning. Matson also stated that there was nothing written in the proposed codes that would force a business out of its current location or restrict the owner from selling their business, and would still allow the new business owner to continue doing business. Mendenhall declared the public hearing open for public comment. Mark Adolfson at 4750 Burley Dr., was Neutral. Mr. Adolfson liked the overall layout and the direction the city was headed. Mr. Adolfson asked about streetscapes and if each property owner would be responsible for the relocating of the current power pole locations within the streetscapes for their own property. Mr. Adolfson wanted some clarification how this application would affect his property in the future. Bart Prestwich at 4730 Burley Dr., was Neutral. Mr. Prestwich liked the overall layout and the direction the city was headed. Mr. Prestwich was concerned about the overall look if each property is developed at different times over long periods of time. Mr. Prestwich wanted some clarification on how this application would affect his property in the future. Tari Jensen at 4563 Burley Dr., was Opposed. Mrs. Jensen read a letter she submitted in opposition to this application. Mrs. Jensen doesn't want to be told by the City what to do and how to redevelop her property. Mrs. Jensen felt like the existing commercial properties should be allowed. to remain under the current commercial zone. William McKee at 265 E. Chubbuck Rd., was Opposed. Mr. McKee read a letter he submitted in opposition to this application. Mr. McKee doesn't want to be told by the City what to do and how to redevelop his property. Mr. McKee was also concerned about the proposed street that is designed to go through his property, and the negative impact that would have on selling his property in the future. Mr. McKee felt like the existing commercial properties should be allowed to remain under the current commercial zone. Jim McKee at 130 Evans Way, was Opposed. Mr. McKee wanted some clarification how this application would affect his business in the future. Mr. McKee was concerned about the overall look if each property is developed at different times over long periods of time. Mr. McKee doesn't want to be told by the City what to do and how to redevelop his property. Michael Harper at 4700 Burley, was Opposed. Mr. Harper lilted the direction the city was headed. Mr. Harper wanted some clarification how this application would affect his business in the future, especially when the time comes that he will sell his business. Mr. Harper doesn't want to be told by the City what to do and how to redevelop his property. Renee McKee at 265 E. Chubbuck Rd., was Opposed. Mrs. McKee was concerned how this application would affect their business in the future, especially when the time comes for their sons to take over. Mrs. McKee doesn't want to be told by the City what to do and how to redevelop their property. Brooke Taylor at 669 Redman St.., was Opposed. Mrs. Taylor wanted to make sure the current land owners would be protected now and in the future. Mrs. Taylor felt like all the different business shapes and styles is what makes Chubbuck ...... Chubbuck". Due to no more public comment Mendenhall closed the public hearing. Hillain clarified that this application was an application from the City of Chubbuck and not the Chubbuck Development Authority. The only interest that the Chubbuck Development Authority had with this application was that it is a current land owner, which is no different than the. other property owners. Matson stated that selling an existing business would not require the new business owner to meet the requirements for these sections of code, unless triggered by external improvements to the existing property. As properties develop or redevelop the property owner would be responsible to install the required streetscapes. This code would be no different than the current commercial zone due to the fact that the current zone also has restrictions on business types, setbacks, building heights, etc. Mr. Matson also stated that the architectural drawings would be reviewed to meet the standards within city code by the design review committee. Decisions from the Design Review Committee are appealable to the City Council. There was nothing written in the proposed codes that would force a business out of its current location or restrict the owner from selling their business, and would still allow a new business owner to continue doing business. Schwartz felt like most of the business owners was opposed due to the lack of business input and education versus the zones all together. Schwartz asked if the business owners would be given an opportunity to express their concerns to the City Council. Matson stated that City Staff took the comments and suggestions made during the March 8, 2022 public hearing and implemented those into the updated application. There would not be a public hearing scheduled with the City Council unless petitioned. Matson also stated that this section of code is a living document that can be changed and updated throughout the years if needed. Attorney Lewis stated that the Land Use Board is only making a recommendation to the City Council and not a final decision. Schwartz wasn't sure if this application was ready for a recommendation to be sent over to the City Council, unless the Board could recommend that some sort of property owner engagement take place with the property owners to get their thoughts and address their concerns on this applications. Holm felt like City Staff had made the offer multiple times to sit down with the individual property owners to go over this application and address their individual concerns, but it seems they had never been taken up on the offer. Hillam gave a brief history on the application and stated that six months ago the City Council placed a moratorium on development in this area and directed City Staff to put together a zoning code for a downtown vision for the City. Schwartz asked legal counsel if the Board was under any type of time frame for this application due to the moratorium. Lewis stated that the Board was not under any time frames but was obligated to make some sort of recommendation to the City Council on the application. Hiltbrand asked if the City Council could have an informal meeting other than a public hearing with the property owners to discuss this application and address some of their concerns. City Clerk Joey Bowers stated that any meeting with the full council to discuss city business is subject to open meeting laws. Attorney Lewis stated that the Board needed to make a recommendation based off city code, and could not make a recommendation that would require the City Council to hold a public hearing on this application. According to city code an aggrieved person could petition the City Council to hold a public hearing on this application, at which time the Mayor would make that determination on whether or not to have a public hearing. Mendenhall motioned to recommend approval to create a new Chapter 18.18 Chubbuck Village and two new land use districts, Highway Corridor (HC) and Village (V); to change the Land Use District (zone) from General Commercial (C-2) to a new district, Highway Corridor (HC), on approximately 17 acres of land comprising several parcels with Chubbuck Road at the north, Yellowstone Avenue at the west, Interstate 86 at the south, and east from Yellowstone Avenue approximately 250 feet to the eastern boundary line of each parcel bordering the east side of Yellowstone Avenue, including parcels on the north side of E Burnside Avenue; and to change the Land Use District (zone) from General Commercial (C-2) and Limited Residential (R-2) to a new district, Village (V), on approximately 53 acres of land comprising multiple parcels with Chubbuck Road At the north, Yellowstone Avenue at the west, Interstate 86 at the south, Central Way at the east, Evans Lane and the southern boundary of the property located at 5432 Burley Drive at the south, and the Union Pacific Railroad at the east, excluding parcels as described above to be included in the Highway Corridor (HC) zone; setting forth the purpose and intent, special provisions and relations to other chapters of city code, and a regulating plan for the two districts; establishing special standards within the two districts for streets and right-of-way, building design and sidewalk frontage, land and building uses, landscaping, parking, and signage; amending Chapter 18.06 Definitions, adding definitions of form -based zoning and traditional Euclidian zoning; amending Chapter 18.08 Land Use Districts and General Controls with clarifications of relationship to different General Controls in Chapter 18.18 Chubbuck Village, Chapter 18.20 Planned Unit Developments, and Chapter 18.21 Creative Communities as presented to City Council. Hiltbrand seconded. With all commission members understanding the motion they voted. Roll Call Vote: Carrie Holm, No; Darell Stewart, No; Jason Mendenhall, Yes; Brett Hiltbrand, Yes; Mike Schwartz, No; Thais Ayre, Yes; Motion failed. Schwartz asked legal counsel if the Board could take Mendenhall's motion and add the recommendation that the City Council hold a public hearing. Lewis stated that the Board could make that recommendation but the City Council was not required to hold a public hearing based off the recommendation of the Land Use Board. An aggrieved person would still need to petition the City Council to hold a public hearing. Stewart liked the idea of adding the recommendation for the City Council to hold a public hearing on this application. Holm was concerned that if they did not make the recommendation for the City Council to hold a public hearing they would be taking that right away from the property owners to be able to address their concerns with the City Council. Attorney Lewis stated that the Board is not taking anybody's rights away by making a recommendation to the City Council. An aggrieved person would still have the right to petition the City Council to hold a public hearing, whether the Board makes that recommendation or not. The City Council would not be obligated to follow the Board's recommendation to hold a public hearing. Stewart felt like the Board needed to let an aggrieved person make that decision to petition the City Council to hold a public hearing or not. Hiltbrand motioned to recommend approval to create a new Chapter 18.18 Chubbuck Village and two new land use districts, Highway Corridor (HC) and Village (V); to change the Land Use District (zone) from General Commercial (C-2) to a new district, Highway Corridor (HC), on approximately 17 acres of land comprising several parcels with Chubbuck Road at the north, Yellowstone Avenue at the west, Interstate 86 at the south, and east from Yellowstone Avenue approximately 250 feet to the eastern boundary line of each parcel bordering the east side of Yellowstone Avenue, including parcels on the north side of E Burnside Avenue; and to change the Land Use District (zone) from General Commercial (C-2) and Limited Residential (R-2) to a new district, Village (V), on approximately 53 acres of land comprising multiple parcels with Chubbuck Road at the north, Yellowstone Avenue at the west, Interstate 86 at the south, Central Way at the east, Evans Lane and the southern boundary of the property located at 5432 Burley Drive at the south, and the Union Pacific Railroad at the east, excluding parcels as described above to be included in the Highway Corridor (HC) zone; setting forth the purpose and intent, special provisions and relations to other chapters of city code, and a regulating plan for the two districts; establishing special standards within the two districts for streets and right-of-way, building design and sidewalk frontage, land and building uses, landscaping, parking, and signage; amending Chapter 18.06 Definitions, adding definitions of form -based zoning and traditional Euclidian zoning; amending Chapter 18.08 Land Use Districts and General Controls with clarifications of relationship to different General Controls in Chapter 18.18 Chubbuck Village, Chapter 18.20 Planned Unit Developments, and Chapter 18.21 Creative Communities as presented to City Council. Ayre seconded. Schwartz asked for clarification if the motion by Hiltbrand was the same motion that was made previously by Mendenhall, Hiltbrand for clarification stated yes. With all commission members understanding the motion they voted. Roll Call Vote: Darell Stewart, Yes; Jason Mendenhall, Yes; Brett Hiltbrand, Yes; Mike Schwartz, Yes; Thais Ayre, Yes; Carrie Holm, Yes; Motion carried. GENERAL BUSINESS An application for a preliminary plat for the Yellowstone Commons Division 2 First Amendment Subdivision. Applicant proposes to subdivide 10 acres into 1 multi -family residential lot. Property is in the NW '/ of Section 10, Township 6 South, Range 34 East of the Boise Meridian, Idaho, generally located at the southeast corner of Hawthorne Rd. / Knudsen Blvd. intersection, Chubbuck, Idaho. Current zoning designation on the property places it in the General Commercial (C-2) land use district. The Comprehensive Plan Future Land Use map designates this area as Commercial. Application will be evaluated against standards found in municipal code section 17.12.100. Type of Action: Recommendation. Development Services Manager Sean Harris stated that this application had been reviewed by City Staff and appears to meet the standards of Titles 16, 17 and 18 of City Code, and recommended approval. Hiltbrand motioned to recommend approval of the Yellowstone Commons Division 2 First Amendment Subdivision Preliminary Plat as presented to City Council. Schwartz seconded. With all commission members understanding the motion they voted. Roll Call Vote: Brett Hiltbrand, Yes; Mike Schwartz, Yes; Thais Ayre, Yes; Darell Stewart, Yes; Carrie Holm, Yes; Jason Mendenhall, Yes; Motion carried. 2. An application for a preliminary plat for the Brookstone Estates Subdivision, Division 12-14. Applicant proposes to subdivide 12.16 acres into 56 residential lots. Property is in the SW '/a of Section 5, Township 6 South, Range 34 East of the Boise Meridian, Idaho, generally located at the north end of Lamar Street, Chubbuck, Idaho. Proposed zoning designation on the property is Limited residential P (R -2P) land use district. Application will be evaluated against standards found in municipal code section 17.12.100. Type of Action: Recommendation. (Action Item) Applicant Dannis Adamson presented an application for 56 residential building lots and 1 park lot in the Brookstone Estates Subdivision. It includes extending and improving Lamar Street to the north. Development Services Manager Sean Harris stated that this application had been reviewed by City Staff and appears to meet the standards of Titles 16, 17 and 18 of City Code, and recommended approval. The traffic impact study at this time does not recommend any road improvements are needed but in the future as traffic increases road improvements might be needed for this area. Schwartz motioned to recommend approval of the Brookstone Estates Subdivision Division 12-14 Preliminary Plat as presented to City Council. Stewart seconded. With all commission members understanding the motion they voted. Roll Call Vote: Jason Mendenhall, Yes; Brett Hiltbrand, Yes; Mike Schwartz, Yes; Thais Ayre, Yes; Darell Stewart, Yes; Carrie Holm, recused; Motion carried. ADJOURN: Menderdiall adjourned at 8:40. Jason Mendenhall, Chairperson Jo ers, City Clerk