PZ - Applicant Response to Staff ReportChris Johnson
From:
Laren Bailey <laren@congergroup.com>
Sent:
Thursday, February 21, 2019 10:06 AM
To:
Meridian City Clerk; Sonya Allen
Cc:
Jim Conger; Deborah E. Nelson
Subject:
Stapleton Response to Staff Report
Attachments:
Stapleton - P&Z Responce to Staff Report - 2.20.2019.pdf
Please find our response to the staff report for the Planning and Zoning Hearing tonight.
Please let us know if you have any questions or require any additional information.
Thank you
I-1511fl,
Laren M. Bailey, MCRP, PMP
DevCo, LLC
Ph: (208) 336-5355
Cell: (208) 899-1155
laren@congergroup.com
February 20, 2019
Planning and Zoning Commission
City of Meridian
Planning and Zoning Department
3 E. Broadway Ave.
Meridian, ID 83642
Re: Stapleton Subdivision — H-2018-0129
Dear Commissioners:
Please find our response to your staff report that was received by our office on 2/19/2019. The following items
represent our position on specific items that were addressed in the staff report:
Items to be Deleted:
Item 1— Page 9, Modification to the Master Street Map. ACHD has approved the collector roadway and a
modification of the MSM is not required. (Refer to Attachment A)
Item 2 — Page 12-13, 37-38, 1.F, 2.E, 3.G, Vehicular connection. A vehicular connection to the property to
the west is not required by ACHD and is not in the best interest of the residence of the
neighborhood. (Refer to Attachment A)
Item 3 — Page 37, 1.E, Monotonous wall planes. Homes along the two major roadways will be limited to
single story, therefore there is no need for variation in the rear lot setbacks. (Refer to Attachment
A)
Items to be Modified:
Item 4 - Page 15, Signal timing. The traffic signal at Harris Street and Meridian Road intersection should be
constructed when the traffic counts require it per ITD and ACHD. (Refer to Attachment A)
Item 5 — Page 39, 9, No Parking Signage. No Parking signs or red curb painting is acceptable per building
codes, both are not required. (Refer to Attachment A)
Items to be Clarified:
Item 6 —Page 16, On -street Parking. The Stapleton Neighborhood has been designed with more than
adequate on -street parking. (Refer to Attachment A)
Item 7 — Page 37, A, Qualified open space. Passive open spaces should be counted toward the qualified
open space calculations. (Refer to Attachment A)
Item 8 — Page 38, 2.13-C, Highway 69 Access. City Council has the authority under Meridian City Code to
approve a modification that would allow for access to Highway 69. (Refer to Attachment A)
If you have any questions, please contact me at 208-899-1155 or by email at laren@congergroup.com.
Sincerel ,
L en Bailey, MCRP, P P
Stapleton Subdivision — Attachment A
Items to be Deleted:
ITEM 1: Pg. 9, MODIFICATION TO THE MASTER STREET MAP
Response: Per ACHD's Staff Report and Administrative Approval dated 2.19.2019, the collector road ways
proposed in the Stapleton Development meet the intent of the Master Street Map and do not require a
modification the Master Street Map.
ITEM 2: Pg. 12-13, 37-38, 1.F, 2.E, 3.G VEHICULAR CONNECTION 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. Per ACHD's Staff Report and Administrative Approval dated
2.19.2019, prior development applications to the west of this property did not require a stub street to be
extended to this property. The High -Density Residential project to the west of the Stapleton Neighborhood
has access to Harris Street (Mid -Mile Collector) to the north and a local street connect to the south that
connects it with the planned retail and commercial uses. ACHD is in support of proposed roadway network
in the Stapleton Development.
ITEM 3: Pg. 37, 1.E, MONOTONOUS WALL PLAINS
Response: All of the homes along Harris Street and Meridian Road (Highway 69), except for lots 60 and 62,
Block 1 will be single story. Due to landscaping and buffering requirements for State Highways and Collector
Roadways the backs of homes will not be visible from the roadway. Due to this fact we do not believe that
this requirement is valid nor is it supported by Meridian City Code. We believe that agreeing to require
single story homes on major thoroughfares is an extremely generous compromise and that requiring homes
to have staggered setbacks that will not be visible is unnecessary.
Items to be Modified:
ITEM 4: Pg. 15, HARRIS STREET TRAFFIC SIGNAL TIMING
Response: Per the Idaho Transportation Department and ACHD reports the construction of the traffic
signal at the intersection of Harris Street and Meridian Road (Highway 69) will need to be constructed when
the traffic volumes require it. Construction of the signal is not required as a condition of the Stapleton
Development connecting to Harris Street per ACHD's Conditions of Approval. The developer has agreed to
pay a 25% share of the traffic signal construction costs into an ACHD Road Trust.
ITEM 5: Pg. 39, 9, NO PARKING SIGNAGE
Response: The text in this section referring to no parking signage should read as follows: "the curb shall be
painted red or signage shall be installed" building code requires one or the other not both.
2
Items to be Clarified:
ITEM 6: Pg. 16, ON -STREET PARKING
Response: The Stapleton Development is providing 109 on -street parking spaces above the City Code
Requirement of 2 covered (garage) and 2 uncovered (driveway) parking spaces. The parking map submitted
with the preliminary plat application illustrates the proposed parking areas and anticipated 24' long parallel
parking spaces. We have conducted numerous neighborhood visits and interviewed homeowners and
potential home buyers in the other neighborhoods that we have developed with similar housing products,
we have taken those comments and incorporated them into the design of the Stapleton Neighborhood. We
believe that we have more than an adequate amount of parking for this neighborhood.
ITEM 7: Pg. 37, QUALIFIED OPENSPACE
Response: At this time, we are not in agreement with city staff's interpretation of the city code when it
comes to open space and what areas should or shouldn't be counted toward the qualified open spaces.
Unfortunately, the city code on open space continues to be unclear and does not seem to be calculated
with consistency from project to project. In an effort to move this project forward we respectfully disagree
with the calculation methodology used by staff, but still have 13.9% qualified open space which is 39% (1.39
Ac.) more open space than the code requires. We have attached an updated qualified open space exhibit.
ITEM 8: Pg. 38, 2.13-C, HIGHWAY 69 ACCESS
Response: Per the Idaho Transportation Department letter date 1.11.2019 the access point on Highway 69
has been preliminarily approved, as final approval will not come until such time as full construction plans
and an access agreement is signed. This access meets all ITD and ACHD spacing and traffic requirements.
The Meridian City Council approved this access point to Highway 69 in 2012, but the Hawkins Company did
not move forward with the project. The Meridian City Council has the authority to grant approval of this
access point through a modification process. The variance was applied for prior to the ITD preliminary
approvals being granted and is no longer necessary.
0
19312 SF
N
0 40 80 160 240
SCALE: 1" = 80'
STAPLETON SUBDIVISION
OPEN SPACE EXHIBIT
SITE AREA = ±35.67 ACRES
QUALIFYING OPEN SPACE = 4.95 AC (13.9%)