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Home My WebLink About2020-03-13 Alpine Point Residents P AL I SJ'A BE?e4440'� D /m / 1<11m ; , 71VA/t Tl-1 c / ( /��f=o�� TFAAIK ��WlCco s IS / NE L t4,�4 C v s d'O�ID 14 � � � 7KAir�/a T/�l0 3f/A �S' 'eERIVAkv `41,1e 6 4 To the Honorable Robert Simison, Mayor, To the Members of the Meridian City Council , and To the Meridian Planning and Zoning Commission : We, the undersigned , are writing this letter in reference to the application for Delano Subdivision AZ, CPAM , PP H -2019-0027 filed by DevCo Development, LLC ( Conger Group ) on April 4, 2019 . This was transferred to Boll Cook LLC in November 2019 ( still Conger Group , just a new LLC) . This plat includes Annexation of Zoning of 15 . 21 acres of land with 1145 ( 11 . 57 acres, a portion assigned 11-8 ) and R-40 ( 3 . 64 acres ) zoning districts and a Preliminary Plat of 66 SFR building lots and 86 MFR Units . We are supportive of some of the recent changes in the Delano Application in terms of lowered density, single stories adjacent to Alpine Pointe residents, and increased usable green space as an important amenity for residents, and appreciate the modifications to the plan . We appreciate the very amenable meetings with Boll Cook LLC representative T . Hethe Clark, attorney-at- law . However, a named builder or rendering of the product is lacking, and this application should be denied or postponed without a builder in mind or representation of the product filed on record with the City of Meridian . IA iopwr% ?3 e r7 dG.�1 'kr5`r & tt bm I #Ed The rather contentious connection to N Dashwood PI is now designated to be an emergency access, bike, and pedestrian access only, and had been submitted as such to ACHD . Alpine Pointe residents want this would be an emergency access in perpetuity ( neighborhood meeting Feb . 18, 2020 ) and this was discussed at great length prior with the applicant; it was submitted to ACHD for it to be emergency only. Our HOA Board members Ken Clifford and Frank Marcos specifically reiterated our request ( 18 Feb 2020) that the connection be designed as a 204eet emergency access lane for MFD and MPD, and not be submitted as a 36' R/W street size to be dedicated in the future . Upon review of the ACHD Memo dated 02 February 2020 the emergency access aspect is deemed temporary with a ten - year length or until Centrepoint Way Commercial Collector at Wainwright opens . We object to this condition of N Dashwood PI as a temporary emergency access and feel it should be in perpetuity, for several reasons : The potential opening of the new N Dashwood Ave to existing N Dashwood PI for all vehicular traffic will create a TWIN COMMERCIAL/ RESIDENTIAL COLLECTOR for vehicles seeking a route to McMillan, Locust Grove and Eagle Rd ; this particular traffic pattern will be onerous to the neighbors of Alpine Pointe and it will destroy much of the character of our neighborhood and would be a terrible and undoable mistake for several reasons . ( See EXHIBIT A, Part I and Part II ) Furthermore , the aggressive attempts to make Dashwood a temporary emergency access will put our residents in a precarious unsafe situation . There are not only residents who are approaching senior citizen age , but there are individuals who have visible disabilities who are already being jeopardized by inattentive drivers and commercial traffic . Please do not add to I these mounting issues . We are also a community of families and school - aged children and worry about their safety . Consider the total of new residential units south of Alpine Pointe and east of Champion Park : 636 Units built and likely pending . If opened , N Dashwood PI will become a de facto TWIN COLLECTOR : traffic will come from the 4- plexes at Ustick and Centrepoint Way ( 80 units ) ; the Brickyard complex ( 270 units ) ; Delano SFR ( 66 units ) ; Delano MFR ( 86 units ) ; proposed Jasmine Acres Assistant Living ( Eagle and Jasmine ) of 134 units . In total the residential units will total 636 units, with much traffic routed via a current 8 home cukde -sac; this is not including the future development and future traffic count when the Wong parcel ( FLUM MU - R ) is sold in the future and developed , and is not counting the COMMERCIAL TRAFFIC . (See EXHIBIT B ) Settlers Bridge and Champion Park will suffer future collateral traffic burdens . Champion Park and Alpine Pointe will be surrounded by high - density, very URBANIZED projects, in contrast to our 114 and R-8 designations . Most of Alpine Pointe is poised to handle traffic North/South and East/West at a higher capacity than other neighborhoods on this City block with a retrofit of our streets as collectors throughout, all with front-on housing, against 2005 ACHD policy for collector streets : the homes are not to be front facing on collectors . ( See EXHIBIT C ) Alpine Pointe will be over-connected in relation to its size, and is poised to handle far too much traffic in gross disproportion to our adjacent neighborhoods, if all of the planned access roads ( three, Rogue River/Conley, N Dashwood PI , Centrepoint Way/Wainwright ) are fully realized . We will have nine ingress/egress connections total if those three are opened up, effectively turning our quiet neighborhood into a gigantic shortcut to avoid Eagle Road traffic-- no other Meridian subdivision our size has this much connectivity ( refer to Exhibit A ) . We believe modification to the DevCo application and permanent closure of N Dashwood PI to additional traffic is paramount and essential , and all traffic for the area should be routed to the collector of Centrepoint Way . N Dashwood PI was accepted in 2005 by ACHD as a closed cukcle -sac; the change to a stub street was suggested by City Staff in 2005 since the Bollinger ( former Wagnild ) parcel did not have the Centrepoint Way stub at the time , and the Phase 2 of Zebulon Heights ( Alpine Pointe ) was considered to have a long block face along Wainwright, which is no longer the case with the addition of Rogue River, Rosepoint Ave , and Brooksburg to the north ; a " landlocked " parcel does not exist, and a long block face no longer exists, thus nullifying the site specific condition set forth by the City Council in 2005 ( refer to EXHIBIT DI El F, Parts 1 , 11 , and lll ) . Furthermore, N Dashwood PI was not signed as a future through street, and most residents bought in good faith that this was a cul -de-sac in every sense, especially in absence of a sign it would be continued in the future and all other Alpine Pointe stubs were signed as such . ( See EXHIBIT G , Parts I , II , and III ) We ask that N Dashwood PI not be continued and to put this forth as a motion to rescind the 2005 site specific condition for Phase 2 of Zebulon Heights ( See Attachment H , I , J ), via a motion and supported recommendation by the City of Meridian Planning and Zoning Commission . Moreover, as the deciding body City of Meridian City council should set forth as a motion to rescind the site specific condition of N Dashwood PI as a stub , rescinding the Site Specific Condition for Zebulon Heights Phase 2 . We ask the P and Z Commission and the City Council to state N Dashwood PI to be cul -de -sac only in perpetuity . The sought City Council motion for elimination of N Dashwood PI as connection to N Dashwood Ave should be a site specific condition of approval for the Delano preliminary plat ; in absence of this particular motion in 2020 to rescind N Dashwood PI as a stub created in 2005 conditions this application should be denied. Other "stubs" have existed in the City of Meridian , and have been redesigned to be a dead end , and redesigned as pedestrian/bike access only . Examples of such are illustrated in EXHIBIT H , Part I , II , III , and IV . N Dashwood Ave should also be renamed to avoid confusion ; it is named Justin on other Delano submissions . An additional suggestion is to require a two-story product on the MU -R Cook parcel to transition from the three-story units, such as the proposed Jasmine Acres Assisted Living Facility ( 134 units ) and the three -story Brickyard product, for the reason that another three -story product is far too much and is not transitional enough in nature . Please consider an alternative of attached two -story townhomes or two— story SFR or MFR product . Additionally, cross access in lieu of a proper lane at the Cook MFR, the Jasmine Acres Assisted Living Facility, and Fast Eddy's would be a mistake : this area sorely needs a proper lane for this amount of density for flow between the residential and commercial needs, and it needn't be a dedicated street or direct connection to Eagle Rd , to eliminate ITD concerns . Please consider adding on and continuing the PATHWAYS to Eagle Rd in this Delano development and coordinating with the City of Boise with the Jasmine Acres project to continue the PATHWAYS . We trust that our prevailing concerns will be favorably received . SlOZS� L �� to 2 e L.(, ; c/C zpZrj 2c5�g44/ cpcuoC4lbje yYl�9 ��i » 02 as ys'43 A C,4^4 s , >00 w g yr� 40 EXHIBIT A , Part I : Alpine Pointe is over - connected and unfair traffic patterns will be the result of too many connections . �If inei o t.tre o _-- 5 1 4 I5 OVER•CONNECTED: Current ingresslegress 6 Ai > Madison Park Ox Note: thoughtfi{ planringforn7adison Park/A. Pointe lessens impact upon that am Settlers Bridge connected neighborhood -- -- 6 Current cut-through and a local traffic patterns via Alpine Older low density Rural Pointe neighborhood—Locust Grove connection solely Future/pending ingressi'egress D All N/5, and very close together . 9 h Future commercial ti, schools DELANO collector traffic - Q _ Brickyard Future Troxel[ Mngate light and Y b , . . 09 _ Conley/Rogue River Connection Commercial - Suinmerfield Collateraltrafficfromschoolsat t . __ Champion Park LeighfieldandLocusLandthe C C future rr . , _ p eastemChampion Park entry 17T 1 oxei,Lyrn , leX iiht K, : � 4 ',-p Settlers Park Cut-through Locus[ � . Go g� , Grove-Alpine Pointe-Eagle Rd, E/W, W/E EXHIBIT A . Part II : Infill will add much traffic to Alpine Pointe via N Dashwood PI , creating a TWIN COLLECTOR to Centrepoint Way . Traffic Patterns Here are the current, , � •t � _ c' Jt _ r• -- — 1 —� ro osed, and ossiblefuture 'a. ;` ,+ ' " ' - Nir P P P ► +►+� 'f t,4 ' Pit traffic patterns that this area . ', �} l ; "- r—• mayexperience . ° ALPINE POINTE .,— I ATWINDEFACTO "' , 'f �' COLLECTOR WILL EXIST IFN A • t DASHWOOD PLCONNECTS ' y� s* t � v �}1F +' • tar I 'Tti TONDASHWOODAVE . . . IT ' At �ry ir'—j i ry7rr� SHOULD BE EMERGENCY 1 .' ,A � ONLY IN PERPETUITY ttoi r�x � I0 4tit `.. "�4{1 -i._ 11 '1 Wong n 1 � Legend I �) Estate possible Enzier parcel layout -J � �4uAAA 1 . or sub 9q1 Royal = Delano ,. , . 1ar STELLAR A <,, , . a Red = Future Commercial � cook Collector "� Enzler ' -' Retirement as A %1 . _ . : . = TWIN y >� w it` 4 ti COLLECTOR if opened � + - �� :r Jilin , . , TurgotJN@ = Fast Eddy's/Bridkyard y ! W gap future road lcurrently stubbed, in CHAMPION PARK ^ Fast 0 8 �' Meridian documents.) . • , = ExistingJasmineLn/Eagle ,, Brickyard Eddy ' s ,t = Existing Centrepointway 7 yx , VOL flow to I Ight from Eagle to yf + =r ' 1 � ' " 1 CentrepointtoUstidc - 4isat in V4 7 ? l lyi _ EXHIBIT A, Part Ill , Twin Collector in Orange , simplified I RAFFIC : .. PATTERNS ` � TURQUOISE : TRAFFIC FROM AFITS ON COOK & r � � _ ' -'' ' :' ro, ^` JASMINE ACRES n9 �a '+ �4 > - 'M • _ RETIREMENT & `- FAST EDDY 'S QT SACKIWAY t + YI`" RED ��f� ' �°" •�Jei,.-% "+:'�r o ' - CENTREPOINT • i WAY COMMERCIAL -+++�.+—� - - COLLECTOR '€ _ Jasmine • `= Acres ORANGE '+ ` • ` Retirement ALPINE POINTE 1 COLLECTOR _ TRAFFIC (THOUGH t `' NOT DESIGNED AS ' j • M COLLECTOR— ACHD POLICY FOR 't . • .\ ,. - .''� - t � qt •- ' o" � COLLECTORS IN '1 FACING FRONT CLOSE DASHWOOD off or this connection will create a TWIN L ALPINE POINTE AL = COLLECTOR off of CENTREPOINT WAY Into ALPINE POINTE �! HOUSING IS FRONTFACING! ( deliveries , cut-through to McMillan , etc . ) LL Stellar Jasmine Acres Assisted Living/ Memory Care Concept , with cross access between Stellar, Delano , Fast Eddy' s on Parking Lots , lacking a proper lane . NOW 4 , f ong _ A o A � - Stellar P4 v ok I lei ( � ; << oil x- � , - - rlck and � - - Y Fast . Edd�ys EXHIBIT B Alpine Pointe is surrounded by high -density projects and many commercial pads, and this seems to be the exception rather than the typical scenario for most of City of Meridian City blocks . We already have 350 High Density units, and we are likely to get 134 units or more with the Stellar project, and the 86 for the Cook parcel , resulting in 570 UNITS at minimum , all high density multi - family, and 636 total with the 66 Delano SFR . If N Dashwood PI is connected to this high -density residential traffic and the accompanying commercial traffic, a residential street will become a DE FACTO TWIN COMMERCIAL COLLECTOR . ,Alt . ' ' s - • • / z 1 s , Bollinger 66 proposed _ - . M Cook 86 proposed 270 M FR . COMMERCIAL Stellar 134 proposed Traffic 4 - plex SD complete I ' 1 ;^ t• r i 0 ,4& n .4 Brickyard z70 ., -„ ' :. Enzler tbd 25 - 60 max � . . Wang tbd 7 - 200 Max � o - -- - -- --- - - --- COMMERCIAL - i PLUS f 61 to $ � MFR Traffic COMMERCIAL TRAFFIC residential f ® � ' Units _ r f EXHIBIT C No front- on housing for residential collectors, ACHD policy 2005 , when this preliminary plat for PHASE 2 , Zebulon Heights was accepted . Now most of Alpine Pointe is poised to become de facto collectors , disproportionately carrying much of this City' s block traffic burdens N /S, and E/W . Most of Alpine Pointe streets have front- on housing . Interestingly enough, the residential front-on housing for residential collectors, such as Wainwright , was not followed in Alpine Pointe, aka Zebulon Heights. 3. Street Sections Residential Collector District policy 72-F1A, 7202 .3. 2 and 7202. 3. 5, requires that residential collectors be constructed as 38•foot street sections with curb, gutter and 540ot wide concrete sidewalks with no front-on housing, The access restrictions for these street segments should be stated on the final plat. Unless otherwise 5 noted , parking should be prohibited on these street segments. Coordinate the signage Program with District staff. ALL FRONT- ON HOUSING ON N DASHWOOD PL IWO „r.i,ai��!z�1En a FRONT- ON HOUSINGON WAINWRIGHT FRONT-ON HOUSING on ROSEPOINTTO LACEWOOD, now functioning as a de facto major traffic i a i f, nc �a. COLLECTOR dMW �yIA L ww M r� qqq l Accompanying link to supportive documentation for ACHD Report for Zebulon Heights Subdivision , SITE SPECIFIC CONDITIONS FOR APPROVAL with NO REQUIREMENT FOR THE STUB TO THE WAGNILD ( now BOLLINGER ) Parcel in the ACHD document . See link below . https : //weblink . meridiancity . org/WebLink/ DocView . aspx? id = 16747 & dbid =0& repo= MeridianCity EXHIBIT D N DASHWOOD STUB NOT REQUIRED BY ACHD . This was the PRELIMINARY PLAT plan submitted and accepted by ACHD . . . . ......, w Mom . .. � � _ . .._..._. .. . . .. -�.. _. .. _ . . � . . ---- - " ► ': �+ \ = J � D 2@4 704 r _ • E i r � t i 1�AJ /H/od > EXH I BIT E : This was accepted by ACHD in 2005 . City staff suggested that Dashwood be modified to be a stub , which is no longer necessary . do IV t4 u.. ww r!`t � � - 3 • , i { • `, � ,a"- .•� x ,,..1 � , A� 1 F3 IZ , ' t ' • e Y . J '�S I110 fig 14 } n _ IN 14, 2 s S � • als I ! � 1 i • +l r • l�v�axvas�p xo. a . tva .. EXHIBIT F , Part I Suggested by City of Meridian Staff, 2005, and the creation of the stub N Dashwood PI , originally a closed cul - de -sac and accepted by ACHD as such . https : //weblink . meridiancitV . ors/WebLink/ DocView . aspx ? id = 16747 & dbid = 0 & repo = Meridian city > 000' s > 2005 > Z.ebulon heights Subctivisiuri AZ > Findings > Zebulon heights Sub AZ 1 37 Q (D 9 Fit width 4 Plain text 'tY Z.ebulon Heights Subdivision No.2 PP-OSwoos Preliminary Plat Site Specific and Standard Conditions SITE SPECMI COUP] TIONS (PU4 LIAt i A R Y PLAT) 1 . rhu preliminary plat prepared by Iiogineering Solutions, LLP, dated 11 -23-04, is approved, with the conditions listed herein . All conditions of the accompanying AnnexationfZoning (AZ-05 .006) and Conditional Use Permit (CUP -05 -006) application shall also be considered conditions of the Prelinoinary flat (pp" 05- 003) , 2. 1 In addition to the street system proposed, construct a public stub street to die 5 - acre Wagnitd parcel (Parcel No. S0532427810) to the south, 3 . The submitted 2- pagc landscape plan prepared by Harvest Design, Inc. , dated i - 19.05 is approved as submitted, widi the following modifications : • If allowed by ACHD, install one tree for every 35-feet of frontage on the McMillan Road right-of--way. Coordinate the liccnsse/maintenance q xement with ACHD for any landscaping within the right-ofway . • In addition to sidewalk, construe a minimum 10400t wide gravel shoulder along McMillan Road and landscape the remaining portion of the right-of-way with lawn or other ACIID approved groundcover. Coordinate the license/mainttaiance agreement with ACHD for any landscaping «7thin the right-of-way. • 11io applicant shall work widi the City Arborist, Elroy HW on designing, adopting, and implcmentinlg a protection/mitigation plari for the existing trees on site. • At areas being rounded toward the open space requirement shall be ftne of "wet ponds" or other such nuisance, All stomtwater detention facilities incorporated into the required open space are subject to Ordinance 12= 13 - lit and shall be fully vegetated with grass and trees, as depicted on the submitted landscape plan. EXHIBIT F , Part II STAFF RECOMMENDATION FOR A STUB DUE TO A " LANDLOCKED" PARCEL, for a condition that did not exist, since the Wagnild ( now Bollinger) parcel had access from Jasmine Ln , and the future stub of Centrepoint Way in the future . Furthermore, with subsequent phases and new roads, the long block face does not exist in 2020, which nullifies the need for N Dashwood PI to be connected . It should be reinstated as a CLOSED CUL- DE -SAC with emergency/ pedestrian/ bike access only . https • //weblink . merldiancitV. org/WebLink/ DocView. aspx ? id = 16458&dbid =0& repo= Meridian CitV SPECIAL CONSIDERATIONS ( PR) LIJV INARY PLAT), l . St b Streets : There are four Cotuity-zoned parcels to the south of the site that have not been approved recently for development . Two of the parcels (5 .0-acres and 8 . 2 - acres ) were platted with Jasmine acres Subdivision in 1992 . The other two parcels (5 . 0-acres and 5 . 2-acres) have not been platted . Ilie applicant is proposing to construct one stub street (Camas Creep Way) to one of the four parcels (the 8 . 2 -acre Ketlinski parcel , Parcel No . R4582530400 ) . When the Ketlinsi parcel develops in the future Camas Creek Way will be extended to tie in with the stub street provided in Champion Park Subdivision to the south. Stuff is supportive of' the proposed Can; as Creek Way stub street. To provide interconnectivity amongst the remaining S -acre plus parcels and the subject site when they develop , stuff believes that the applicant should provide an additional stub street to the south to the 5 -acre Wagnild parcel (Parcel No . S0532427810) . MCC 124- 5 requires blocks to be no more than 1 ,0004eet in length . As shown , Block 10 is over 1 , 350- feet long. The requirement for a stub street to the Wagnild parcel will alleviate the proposed non-conforming block length and provide intercotmectivity it) this othemrise 1nidlocked parcel _ See Site Specific Condition #2 below. Staff is supportive of the other proposed stub streets and stub street extensions to the east and west . EXHIBIT F , Part III Note : STUB STREETS ARE TO BE SIGNED , per ACHD policy . N DASHWOOD PL was never signed . Projects > 2000's > 2005 > Zebulon Heights Subdivision PP > MZ Item Packet > Zebulon Heights Sub PP T > > / 74 ` i Q (+ 0 ff,< O viewplaintext ay itlut ui nynrurway. 4 . Stub Streets District policy 7203 . 5 . 1 states that the street design in a proposed development shall cause no undue hardship to adjoining property. An adequate and convenient access to adjoining property for use in future development may be required . If a street ends at the development boundary , it shall meet the requirements of sub section 7205 , " non-continuous streets . " District policy 7205.5 states that stub streets will be required to provide intra- neighbofhood circulation or to provide access to adjoining properties . Stub streets will conform with the requirements described in Section 7204.5 , 7204. 6 and 7204 .7 , except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE" . in addikion , a stub street must meet the following conditions : 1 . A stub street shall be designed to slope towards the street intersection and drain surface water toward that intersection , unless a satisfactory storm drain system is installed . 2 . The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. 6 i EXHIBIT G , Part I , II , III : HOW N DASHWOOD PL HAS ALWAYS APPEARED — As a functional closed cul - de - sac and turnabout in PHASE 2 of ALPINE POINTE . Based on this appearance residents of Alpine Pointe purchased homes in "good faith " based on the signs and information readily available . I ATTACHMENTC GAREY LETTER, DELANO ALL OTHER STUB STREETS IN ALPINE POINTE WERE SIGNED EXCEPT FOR N DASHWOOD PL. MOST THOUGHT IT WAS A DEVELOPER-AGREED TURN - AROUND IN 20111 OR AN ACCESS POINT FOR A GATE FOR BOLLINGER FOR RV 'S, NEIGHBORS WILL SIGN AN AFFIDAVIT- - IF REQUESTED-- SAYING DASHWOOD WAS NEVER SIGNED e ' i�M �: ' ": i o l � M ybe - off ;Ind � l 1 Al"jor*tW6, I Ar 4e 4ff TO Ar . . . . i r� EXHIBIT G . PART II N DASHWOOD PL SEPT 2016 , GOOGLE STREET VIEW Youniq America Early fare d Edu I Z. NO SIGNS STATING THIS ROAD IS TO BE CONTINUED " TwCity church tueOu CYaro Tmm A rV THERE HAS NEVER BEEN A SIGN WE HAVE HAD PEOPLE HIT AND NEARLY HIT THIS FENCE IN THE PAST.. .ON FOGGY DAYS IT IS HARD TO SEE. MANY THOUGHT THIS WAS A RED AND WHITE WARNING TO VEHICLES THAT THIS WAS NOT A _ J THRU- STREET AND CAUTION RE. A FENCE IN THE TURNAROUND ATTACHMENT . Garey Letter, Delano EXHIBIT G , PART III ATTACHMENT B Ae THE BOLLINGER PARCEL HAS A LOT OF RVS, AND A PRESUMED a '�• „ i ��" DEVELOPER AGREEMENT ACCESS POINT FOR THESE RVS AND LOT ,�► I •� r" ' ` HAD BEEN ASSUMED SINCE THERE WAS NOT AN ACHD-MANDATED STREET SIGN LIKE OTHER STUB STREETS. THIS DEAD-END STREET 4 WAS ALSO ASSUMED TO BE A TURN-AROUND FOR CONSTRUCTION IN PHASE TWO SINCE ALL THE STREETS WERE NOT COMPLETE AT l � 1 ONCE, NOT UNLIKE OTHER SUBDIVISIONS DONE IN PHASES WITH I SIMILAR TURN-AROUNDS . a_ 4L r - r ) � ATTACHMENTB. Garey letter, Delano EXHIBIT H , PART I , II , III , and IV : "STUBS" in the City of Meridian that have been decommissioned from connection or redesigned . Not all "stubs" must connect, and must be assessed individually . N Dashwood PI should be reassigned to be a closed cul - de-sac and be an emergency/ pedestrian/ bike access only in perpetuity . The situation for its connection in 2005 does not exist in 2020, and N DASHWOOD PL should be closed to avoid a TWIN COMMERCIAL COLLECTOR/ DE FACTO COLLECTOR existence . An open link would destroy our neighborhood ' s character and impact our quality of life . Exhibit H , Part I . THREE CORNERS RANCH . 2 "stub" streets were closed by City Council , Dvorak and Barclay . http://weblink. me6diancity. org/weblink8/0/doc/165070/Pagel. aspx MeridianCityClerk > Projects > 2019 > Three Corners Ranch ALT, AZ, PP, PS H-2019-0006 > PZ - Revised Civil Site Works Preliminary Plat Signed 04. 08,2019 ( IsLru: K l ;,; , 39 \ I 38 ° 22 + — $H W. WOODSPRINGIANIfPRIVAIf ) + 0 SSAIH C- 2 N' SSMH C- 1 SSAIH 0 - 1 5 iI W 1 24 + \ 2G 23 � u 2NA CONNECT TO EXISTING `I � CONNECT TO EXISTING 80 SANITARY SEWER MN a °I g• WATER AWN I Y 0iI �! EXHIBIT H , PART II : RENDERING OF THE NEW LANDSCAPED " STUB" at DVORAK, THREE CORNERS RANCH I � > M ; Thrti Comws R W ALT, AZ PP PS W2019-WM • CC • ,W R#W COMSSM ReconlRNIIOM to COL { -- -------- - --- - -- ---- - -- ------ i 1 r •� Cj it ,� pi t t q t ruftwwmff MOM 0 rr. Zr i � i era 4" IIIY M it lad L La - � EXHIBIT H , PART III : by OVERLAND/ MERIDIAN / STODDARD This " stub" was closed to traffic, and a pedestrian/ bike path links residential to busy commercial , South Meridian . L OF c..s �� •: ar Y Bar • c� • ;:•:, � c, ,, , F% ` • r� (1- Il+7e�C�Ali V IF. IF IL OF r I►' ` • OIL ` IF IF Oki 1VL d - J E ti ar . ,f OFr 8 Ott IF EXHIBIT H , PART VI : "STUB" not connected , but redesigned as a dead end , and a pedestrian / bike path links both neighborhoods, creating " connectivity" that works best in this situation . N Dashwood PI and all of Alpine Pointe needs a similar situation . Ten Mile , S of McMillan . OFF Imp OFF IF J I IF Tisf 1 - OFrrr off WLq Off