PZ - Comprehensive Plan Response - 1.4.2019February 4, 2019
Sonya Allen
City of Meridian
Planning and Zoning Department
3 E. Broadway Ave.
Meridian, ID 83642
Re: Stapleton Subdivision — H-2018-0129
Dear Sonya:
We are requesting your recommendation for approval of the Stapleton Neighborhood application in your
staff report. Following several meetings and discussions with your staff we have formulated the following
response that meet the intent of the MU -R Comprehensive Plan Designation. The following six items came
up as questions from the Meridian City Planning Staff, please find our responses below:
Item 1 - Mix of residential housing types. (refer to Attachment A)
Item 2 — Interconnectivity (refer to Attachment A)
Item 3 — Master Street Map (refer to Attachment A)
Item 4 - Integration of (commercial/office/residential). (refer to Attachment A)
Item 5 - Common driveways — We will resolve with Fire Department in the Construction
Documents. (refer to Attachment A)
Item 6 - A revised phasing plan — Not necessary at this time. (refer to Attachment A)
We have provided a response to each of these issues in the attached packed on the following pages. We
have also provided written comment on each of the related Comprehensive Plan Goals (Attachment B,
Page 5).
We believe that the attached clarifications will provide for a path forward and will result in a favorable
staff report.
Sinc rely,
Laren Bailey, MCRP, PMP
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Stapleton Subdivision — Attachment A
ITEM 1: MIX OF RESIDENTIAL HOUSING TYPES
Response: In addition to the two previously proposed housing types within the Stapleton Development we
have added an additional multi- family product type to the plan. This new configuration will add 28
additional Multi -family units while decreasing the single-family units by 10. This will create a transition in
density from the property to the west that has been zoned R-40. Please refer to the blow up of the
proposed Multi -family area below:
a
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LEASING
OFFICE/STORAGE
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ITEM 2: CONNECTIVITY TO THE WEST
Response: The design of the pedestrian and vehicular connectivity for the Stapleton Development has been
a collaboration between many entities including, ITD, ACRD, the City of Meridian and the surrounding
property owners. After much thought and consideration, the proposed plan is the best for the area and will
provide for a diverse pedestrian pathway and trail system, while providing adequate vehicular connections
that will create a harmonious neighborhood for both Stapleton Residence as well as surrounding
neighborhoods and commercial users as well. ACHD has already weighed in on this issue, please refer to
an ACDH email addressing connectivity and the north -south collector:
Christy Little (ACRD) email dated 1/10/2019.
"If there is a full vehicular connection from the apartments to this sub, then the streets in this sub will be over the
allowed volumes. Becky said she really just needs an emergency access connection, and that Jim had given her a
few proposals. I addressed it in our report ... If the City requires emergency access, that's fine. Vehicular access for
the apartments will need to come thru Graycliffe Estates and Harris Street."
ITEM 3: NORTH/SOUTH COLLECTOR STREET
Response: ACHD has determined that the current Stapleton street network meets the intent of the Master
Street Map and has approved the plan. It is our understanding that this issue has been resolved. Please
refer to ACHD's comments below:
a. Applicant's Proposal: The applicant is proposing to extend the north -south collector into the site, off of
Harris Street, for approximately 400 -feet, to serve the residential development. South of that, the
applicant is proposing a circuitous local street network that is will connect to an east -west collector at the
south property line that intersects SH -69 and may connect with the southerly segment of the collector that
is shown on'the MSM in red when those parcels develop. The applicant is requesting that the MSM be
modified to eliminate the continuous collector through the site, to better reflect the proposed land uses.
b. Staff Recommendation: When the MSM was adopted, the land use for this area was anticipated to be of
a higher intensity than the proposed development, and this quarter -mile collector was envisioned to be a
backage road for commercial development along the SH -69 corridor, from Harris Street to Amity
Road. With development applications west of the site, ACHD and the City have required the construction
of a north -south collector from Harris Street to Amity Road at the half -mile. The applicant's proposal to
construct two discontinuous collectors meets the intent of the MSM,and does not preclude the
construction of the southerly segment in the future.
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ITEM 4: INTEGRATION OF COMMERCIAL AND RESIDENTIAL USES
Response: We have provided the following exhibit that illustrates a possible transition and integration of
the residential and future commercial uses. Due to the alignment of the gas line easement and proposed
regional pathway, we have elected to work with the neighboring land owner to the south to secure an
easement that will allow for the extension of the regional pathway to the southern collector roadway.
This alignment of the regional pathway will provide a west -t -east connection to the regional pathway on
Meridian Road. We believe that this will provide a safe and pedestrian friendly environment for the
regional pathway system, while creating a green landscaped buffer between the different uses.
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ITEM 5: COMMON DRIVEWAY LENGTH
Response: The plan has been revised and the design drawings will meet both City of Meridian and the
required Fire Department Standards.
ITEM 6: REVISED PHASING PLAN
Response: The access point at the quarter mile location along Meridian Road (SH 69) has been approved by
ITD and ACHD, it was approved by the City of Meridian as part of a previous application but never fully
developed.
LI
Stapleton Subdivision — Attachment 6
The Stapleton Neighborhood meets or exceeds all the City of Meridian Comprehensive Plan Requirements for the
Mixed -Use Regional Designation. The following is written explanation that describes how the project meets each of
the comprehensive plan goals and requirements:
Comprehensive Plan (https:llwww.meridianci , .oi lcoi)7l_p1ati):
The Future Land Use Designation (FLUM) for this site is Mixed Use — Regional (MU -R) — The purpose of this
designation is to provide a mix of employment, retail, and residential dwellings and public uses near major arterial
intersections. The intent is to integrate a variety of uses together, including residential, and to avoid predominantly
single -use developments such as a regional retail center with only restaurants and other commercial uses.
Developments should be anchored by uses that have a regional draw with the appropriate supporting uses. MU -R
developments are encouraged to be designed according the MU -R plan depicted in Figure 3-5 below:
Transportation:
The Master Street Map (MSM) depicts a planned north/south collector street through and along the west boundary of
the site from W. Harris St. to W. Amity Rd. (see blue and orange dashed line on map below). The collector street
designation was placed on this property because of the MU -R designation and intensity of uses planned for this area
and the need to disperse traffic to the signals at Amity Rd. and Meridian Rd./SH-69 and the future signal at Harris St.
and Meridian Rd./SH-69.
Please refer to ACHD's comments provided by Christy Little on 1.15.2019:
Applicant's Proposal: The applicant is proposing to extend the north -south collector into the site, off of
Harris Street, for approximately 400 -feet, to serve the residential development. South of that, the applicant
is proposing a circuitous local street network that is will connect to an east -west collector at the south
property line that intersects SH -69 and may connect with the southerly segment of the collector that is shown
on the MSM in red when those parcels develop. The applicant is requesting that the MSM be modified to
eliminate the continuous collector through the site, to better reflect the proposed land uses.
Staff Recommendation: When the MSM was adopted, the land use for this area was anticipated to be of a
higher intensity than the proposed development, and this quarter -mile collector was envisioned to be a
backage road for commercial development along the SH -69 corridor, from Harris Street to Amity
Road. With development applications west of the site, ACHD and the City have required the construction
of a north -south collector from Harris Street to Amity Road at the half -mile. The applicant's proposal to
construct two discontinuous collectors meets the intent of the MSM, and does not preclude the construction
of the southerly segment in the future.
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Comprehensive Plan Policies:
Goals, Objectives, & Action Items: The following Comprehensive Plan policies are applicable to this application
and apply to the proposed use of this property:
"Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi family
arrangements) and choices between ownership and rental dwelling units for all income groups in a variety of
locations suitable for residential development. " (3.07.03B)
In addition to the two previously proposed single-family housing types within the Stapleton Development an
additional multi -family product type has been added to the plan. This new configuration will add 28
additional Multi -family units to the existing 99 attached homes and 113 detached single family homes, while
decreasing the single-family units by 10. This will create the perfect transition in density from the property to
the west that has been zoned R-40.
"Provide housing options close to employment and shopping centers. " (3.07.02D)
The proposed single-family homes will provide housing options within the MU -R designated area for the
future commercial/office/employment uses to the south; Many of the commercial areas on major arterial
Corridors within Meridian City limits utilize acreages of +/- 30 acres. A few examples would include each
corner of the Ustick and Eagle Road intersection. Hawkins Development the owner of the remaining +/- 30
acres of commercial property to the south believes it to be the ideal size for future commercial development.
"Locate high-density development, where possible, near open space corridors or other permanent major
open space and park facilities, Old Town, and near major access thoroughfares. " (3.07.02L)
Stapleton Neighborhood residence will be within walking distance of a newly proposed city park to the west
of the project, sidewalks, pathways and regional pathway connections will provide many opportunities for
pedestrians to access the adjacent regional pathway system, regional city parks and commercial/retail uses
planed to the south of this project.
"Consider ACHD's Master Street Map (MSM) in all land use decisions. " (3.03.04K)
Please refer to ACHD's comments above. They have determined that the Stapleton Development meets the
intent of the MSM and are in support of the transportation plan.
"Require open space areas within all development. " (6.01.01A)
The Stapleton Neighborhood Preliminary Plat not only meets the City of Meridians open space requirements
but EXCEEDS them. The development is required by code to provide 10% open space equal to 3.56 Acres.
We have provided a generous 5.43 Acres for 15.2% open space, that equals 1.5 acres or 38% more open
space than required by code.
"Permit new development only where urban services can be reasonably provided at the time of final
approval and development is contiguous to the City. " (3.01.01F)
The proposed development is contiguous to the City and urban services can be provided to this development.
The Stapleton Development will be an integral part of extending domestic sewer services to properties on the
southwest side of Meridian Road. The project will include a sewer boring under Meridian Road (SH 69) that
will allow several hundred acres of property to have access to municipal sewer.
• "Restrict private curb cuts and access points on collectors and arterial streets. " (3.06.02D)
In following the intent of the Comprehensive Plan and Meridian City Code the street network design of the
Stapleton Development is only proposing to access Harris Street (collector) in one location that is
purposefully spaced as far away from the Harris Street and Meridian Road intersection as possible. Access to
HWY 69 (major arterial) has been approved by ITD and is supported by ACHD, the access point was
approved by the Council in 2012 but was not completed due to the economic downturn.
"Work with ACHD, COMPASS, and VRT on bringing public transportation to and through Meridian. "
(3.03.04H)
The Applicant contacted VRT to see if a bus stop is needed on this site; VRT stated their long-term plan
(ValleyConnect 2.0) does not include any service along S. Meridian Rd./SH-69.
"Require pedestrian access connectors in all new development to link subdivisions together to promote
neighborhood connectivity as part of a communio) pathway system. " (3.03.03B)
The Stapleton Development has been thoughtfully designed to provide numerous pedestrian pathways and
connections to all four sides of the development. This includes no less than 12 pedestrian pathways and
sidewalk connections to the surrounding properties and uses. The development will include a portion of the
regional pathway system along the Williams Gas Line Easement and nearly 1,200 linear feet of 10' wide
regional pathway along Meridian Road. The pathway on Lot 23, Block 3 has been carefully designed and
there is more than adequate room for the pathway to meander around the existing irrigation facility.
"Work with transportation agencies and private property owners to preserve transportation corridors, ficture
transit routes and infrastructure, road and highway extensions, and to facilitate access management
planning. " (3.01.0IJ)
Due to the fact that ITD has given approval for the proposed access point onto HWY 69, a request for a
council approved "modification" has been submitted. It has been determined by the City Attorney that a
variance would no longer be required.
"Develop alternative modes of transportation throughh pedestrian improvements, bicycle lanes, off-street
pathways, and transit -oriented development as appropriate. " (3.03.03D)
VRT (ValleyConnect 2.0) does not have any bus service along S. Meridian Rd./SH-69. A 10 -foot wide
multi -use pathway is proposed along SH -69 and across the southwest corner of this site within the Northwest
Pipeline easement for pedestrian/bicycle use. The Stapleton Neighborhood will include a portion of the
regional pathway system along the Williams Gas Line Easement and nearly 1,200 linear feet of 10' wide
regional pathway along Meridian Road.
® "Residential densities should be a minimum of six dwellings/acre. "
The Stapleton Neighborhood meets the requirements for housing density as required by the Comprehensive
Plan with 6.73 residential units per acre. A multi -family component has been added to the project to increase
density and provide a transition to the west.
• "Where feasible, higher density and/or multi family residential development will be encouraged, especially
for projects with the potential to serve as employment destination centers and when the project is adjacent to
US 20/26, SH -SS, SH -16 or SH -69. "
A multi -family component has been added to the project to increase density and provide a transition from the
single-family residential homes and the R-40 zone that has been approved on property to the west. This new
configuration will add 28 additional Multi -family units while decreasing the single-family units by 10. This
will create the perfect transition in density from the property to the west.
• "A conceptual site plan for the entire mixed-use area should be included in the application. "
A concept site plan was submitted for the overall MU -R area (see Section VII.G); the northern 36+/- acre
portion of that area is included in this application. The approval of this project will have no bearing on the
City of Meridians ability to enforce the requirements of the Comprehensive Plan or The City Code on future
development to the south.
• `In developments where multiple commercial and/or office buildings are proposed (not residential), the
buildings should be arranged to create some form of common, usable area, such as a plaza or green space. "
The concept plan for the southern portion of the MU -R area where commercial/office/multi-family uses was
submitted. The bubble plan that was provided was for building massing and proposed use designations only,
it is anticipated that any commercial development application on the remaining +/-30 acres of property will
include a detailed layout of services, parking areas and building placement in addition to common useable
open spaces that meet city requirements. That project will have to meet all the Cities Codes and
requirements. The approval of this project will have no bearing on the City of Meridians ability to enforce
the requirements of the Comprehensive Plan or The City Code on future development.
• "The site plan should depict a transitional use and/or landscaped buffering between commercial and existing
low- or medium -density residential development. "
The updated site plan includes an extension of the regional pathway that will create an ideal buffer between
the proposed residential and future commercial uses. City Codes and the Comprehensive Plan dictate what
can and can not be developed on the property to the south. The approval of this project will have no bearing
on the City of Meridians ability to enforce the requirements of the Comprehensive Plan or The City Code on
future development.
• "A mixed-use project should include at least three types of land uses [i.e. commercial (includes retail,
restaurants, etc), office, residential, civic (includes public open space, parizs, entertainment venues, etc),
and industrial/. Exceptions may be granted for smaller sites on a case-by-case basis. "
The overall concept plan that was submitted with the Stapleton Neighborhood Application for the MU -R area
depicts a mix of land use types as desired, especially if you include all of the property designated MU on the
adjacent parcels.
• "Community -serving facilities such as hospitals, churches, schools, parks, daycares, civic buildings, or
public safely facilities are expected in larger mixed-use developments. "
A Church (Adventure Church) is currently located directly South of the proposed Stapleton Neighborhood
and lies within the MU -R Comprehensive Plan area.
® "Supportive and proportional public and/or quasi public spaces and places including but not limited to
parrs, plazas, outdoor gathering areas, open space, libraries, and schools are expected; outdoor seating
areas at restaurants do not count. "
The bubble plan that was provided with the preliminary plat application was for building massing and
proposed use designations only, it is anticipated that any commercial development application on the
remaining +/-30 acres of property will include a detailed layout of services, parldng areas and building
placement in addition to common useable open spaces that meet city requirements. That project will have to
meet all the Cities Codes and requirements. The approval of this project will have no bearing on the City of
Meridians ability to enforce the requirements of the Comprehensive Plan or The City Code on future
development.
• "All mixed-use projects should be directly accessible to neighborhoods within the section by both vehicles
and pedestrians. "
The Stapleton Development has been thoughtfully designed to provide numerous pedestrian pathways and
connections to all four sides of the development. This includes no less than 12 pedestrian pathways and
sidewalk connections to the surrounding properties and uses. The development will include a portion of the
regional pathway system along the Williams Gas Pipeline Easement and nearly 1,200 linear feet of 10' wide
regional pathway along Meridian Road.
® "Street sections consistent with the Ada County Highway District Master Street Map are required within the
Unified Development Code. "
The Ada County Highway District has approved the proposed street network and has determined that the
Stapleton Development meets the intent of the Master Street Map:
Applicant's Proposal: The applicant is proposing to extend the north -south collector into the site, off of
Harris Street, for approximately 400 -feet, to serve the residential development. South of that, the applicant
is proposing a circuitous local street network that is will connect to an east -west collector at the south
property line that intersects SH -69 and may connect with the southerly segment of the collector that is
shown on the MSM in red when those parcels develop. The applicant is requesting that the MSM be
modified to eliminate the continuous collector through the site, to better reflect the proposed land uses.
Staff Recommendation: When the MSM was adopted, the land use for this area was anticipated to be of a
higher intensity than the proposed development, and this quarter -mile collector was envisioned to be a
backage road for commercial development along the SH -69 corridor, from Harris Street to Amity Road. With
development applications west of the site, ACHD and the City have required the construction of a north -
south collector from Harris Street to Amity Road at the half -mile. The applicant's proposal to construct two
discontinuous collectors meets the intent of the MSM, and does not preclude the construction of the
southerly segment in the future.
® `Because of the existing small lots within Old Town, development is not subject to the Mixed -Use standards
listed herein. "
The proposed development is not within Old Town; therefore, this provision is not applicable.
E
"Development should comply with the general guidelines for development in all Mixed -Use areas."
The Stapleton Neighborhood is in general compliance with the with the Comprehensive Plan Guidelines for
Mixed -Use areas.
"Residential uses should comprise a minimum of 10% of the development area at densities ranging from 6 to
40 Zcnits/acre. "
The proposed residential uses comprise approximately 13% of the overall MU area at a gross density of 6.74
units per acre is consistent with the minimum requirements.
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