2019-04-29 Bill and Marge SchumakerApril 26,2019
To the Honorable Tammy de Weerd, Mayor,
To the Members of the Meridian City Council, and
To the Meridian Planning and Zoning Commission:
33 E Broadway Ave.
Suite 104
Meridian, ID 83642
We, as concerned neighbors, are strongly opposed to the proposed Delano development as submitted,
consisting of 85 densely packed single-family homes and a group of multi -story apartment buildings that could
be between 96 and 200* units when the ultimate CUP is accepted at the latter phase of construction. We have
several alternate plans to propose that would allow DevCo to profit from their investment while protecting the
quality of life that Alpine Pointe residents assumed when they bought their homes. One example of an alternate
proposal is in attachment 1. We oppose the Delano development in its current form, for the following reasons:
First, DevCo, the developer, has done nothing to address Alpine Pointe residents' valid concerns about having
thousands of additional car trips through our subdivision each day (we have had three DevCo-hosted
neighborhood meetings to date). DevCo's plan will route the traffic from both this single-family development
and the adjoining apartment complex through Dashwood PI, a quiet residential cul-de-sac in Alpine Pointe that
was never designed or designated to be a commercial collector road. From the Dashwood stub road, these
thousands of cars will disperse throughout Alpine Pointe to connect to McMillan, Locust Grove and Eagle Road,
creating noise and traffic hazards. The outlined traffic patterns will bring collateral traffic to Settlers Bridge as
well. Champion Park will also have thousands of high-density development neighbors. We respectfully ask you
to help us protect our quality of life.
In addition, Alpine Pointe has two school bus stops within our subdivision, thus the additional traffic will pose
significant danger to young school age children as.those using our sub as a pass through are more likely to drive
at a higher rate of speed and not have the same concern about safety as our residents do.
To clarify, it isn't solely the Delano project that will bring forth this heavy traffic burden, but the situation is
impacted by the connection to existing subdivisions and projects under construction that will bring the total
density of the block of land bounded by Eagle Road on the east, Alpine Pointe to the north, Ustick to the south,
and Champion Park to the west to a total population that is significantly greater in density than anywhere else in
the city!
To illustrate how this proposal and future land use of nearby undeveloped parcels will result in such high-
density, this Ustick/Eagle area already has the Centrepointe Way/Ustick four-plexes (80 units) and the Brickyard
Apartments (279 units). Add another 85 single-family homes and 96 to 200 additional apartments, and we are
looking at 540 to 630 homes/apartments and 1,490 to 1,739 or more residents in a small, tightly packed
footprint (avg Meridian household 2.76 persons).** This total resident count and an unknown quantity of
commercial traffic will use Alpine Pointe (specifically Dashwood PI) as the sole northern route into and out of
this area. We feel that this much density must not be routed through a quiet and far less dense subdivision like
Alpine Pointe (3 houses per acre).
Furthermore, the future plans for this area will add to the traffic burden; we are concerned that even more high
density apartment projects will be proposed in the future when the combined 10 acres belonging to Mrs. Wong
and Mr. Hedrick are sold (84582530100 and R4582530202).*** The future zoning of these parcels and the
resident density would route even more traffic into Alpine Pointe via the future Centrepointe Way to
Wainwright commercial collector, N Dashwood PI, and at Eagle/Wainwright.
Third, over -connectivity: Alpine Pointe, at 90 acres and 211 homes, will be over -connected relative to other
comparable and even larger subdivisions. If we add DevCo's proposed access point on Dashwood, Alpine Pointe
will have eight entrances/exits when the Rogue River connection and the Centrepoint Way/Wainwright
commercial collector are constructed. This just further exacerbates our existing problem of drivers using Alpine
Pointe as a high speed shortcut to avoid Eagle Road's already overwhelming traffic burden.
We feel this development as proposed would lower our property values, but not our property taxes. We are
especially affected because our property borders this proposed development.
Finally, DevCo's current proposal makes an abrupt leap from Alpine Pointe's 3 homes per acre to 15 and then to
multi -family. We would like to see a more fluid transition from our mostly R4 to perhaps R8 in the portion of the
Delano development that is closest to Dashwood, and then a transition south to R15 (north of the Brickyard
project). Perhaps consider designating the Delano apartment paddock to R-15 as a transition as well to cap
population density (parcel R4582530300).
Ladies and Gentlemen, we respectfully ask you to consider these issues with an eye towards not only the future
of Meridian, but the quality of life of its residents. We trust you to act in our best interests.
Sincerely, 7 �° '�� �
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Bill & Marge Schumacher
2725 E Wainwright Dr.
Meridian, ID. 83646
Schumacher Z50 hot il.cO
503-856-6119
*Without indoor fire sprinklers, multi -family dwellings are limited to 100 units. With sprinklers, they can go up
to 200 units on a parcel this size, or more with an accepted variance application.
**Based on Meridian's average household size of 2.76 persons per residence (source
hto:�6oridoo ��latitanrevievr.cc�a-pities rnridias-i-c�p:iati�n/)
***Wong and Hedrick parcels (10 acres, R4582530100 and R4582530202) could result in +/- 400 total
apartment units, or +/= 1200 or more residents (a density of +/- 120 persons per acre).
April 26, 2019
To the Ada County Highway District and to the Ada County Highway District Commission,
33 E Broadway Ave.
Suite 104
Meridian, ID. 83646
We, as concerned neighbors, are strongly opposed to the proposed Delano development as
submitted, consisting of 85 densely packed single-family homes and a group of multi -story apartment
buildings that could be between 96 and 200* units when the ultimate CUP is accepted at the latter
phase of construction. We have several alternate plans to propose that would allow DevCo to profit
from their investment while protecting the quality of life that Alpine Pointe residents assumed when
they bought their homes. One example of an alternate proposal is in attachment 1. We oppose the
Delano development in its current form, for the following reasons:
First, DevCo, the developer, has done nothing to address Alpine Pointe residents' valid concerns about
having thousands of additional car trips through our subdivision each day (we have had three DevCo-
hosted neighborhood meetings to date). DevCo's plan will route the traffic from both this single-family
development and the adjoining apartment complex through Dashwood PI, a quiet residential cul-de-sac
In Alpine Pointe that was never designed or designated to be a commercial collector road. From the
Dashwood stub road, these thousands of cars will disperse throughout Alpine Pointe to connect to
McMillan, Locust Grove and Eagle Road, creating noise and traffic hazards. The outlined traffic patterns
will bring collateral traffic to Settlers Bridge as well. Champion Park will also have thousands of high-
density development neighbors. We respectfully ask you to help us protect our quality of life.
In addition, Alpine Pointe has two school bus stops within our subdivision, thus the additional traffic will
pose significant danger to young school age children as those using our sub as a pass through are more
likely to drive at a higher rate of speed and not have the same concern about safety as our residents do.
Furthermore, it isn't solely the Delano project that will bring forth this heavy traffic burden, but the
situation is impacted by the connection to existing subdivisions and projects under construction that
will bring the total density of the block of land bounded by Eagle Road on the east, Alpine Pointe to the
north, Ustick to the south, and Champion Park to the west to a total population that is significantly
greater in density than anywhere else in the city!
To illustrate how this proposal and future land use of nearby undeveloped parcels will result in such
high-density, this Ustick/Eagle area already has the Centrepointe Way/Ustick four-plexes (80 units) and
the Brickyard Apartments (279 units). Add another 85 single-family homes and 96 to 200 additional
apartments, and we are looking at 540 to 630 homes/apartments and 1,490 to 1,739 or more residents
in a small, tightly packed footprint (avg. Meridian household 2.76 persons).** This total resident count
and an unknown quantity of commercial traffic will use Alpine Pointe (specifically Dashwood PI) as the
sole northern route into and out of this area. We feel that this much density must not be routed
through a quiet and far less dense subdivision like Alpine Pointe (3 houses per acre).
Secondly, the future plans for this area will add to the traffic burden; we are concerned that additional
high density apartment projects will be proposed in the future when the combined 10 acres belonging
to Mrs. Wong and Mr. Hedrick are sold (R4582530100 and R4582530202).*** The future zoning of
those parcels and the resident density would route even more traffic into Alpine Pointe via the future
Centrepointe Way to Wainwright commercial collector, N Dashwood PI, and at Eagle/Wainwright. If
density is maxed out (200 apartments per available 5 acre parcel—Hedrick, Wong, and Cook parcels),
the Ustick/Eagle/McMillan/Locust Grove block could potentially have 1,044 homes on the 45 acres of
residential paddocks south of Wainwright, W of Eagle, and east of Champion Park, with a potential
population of 2,881 people on 45 acres (2.76 persons per household, Meridian avg.), for a density of 64
people per acre. This would likely set a precedent for Meridian, and would overburden Alpine Pointe
and other connected communities in the area.
Third, over -connectivity: Alpine Pointe, at 90 acres and 211 homes, will be over -connected relative to
other comparable and even larger subdivisions. If we add DevCo's proposed access point on
Dashwood, Alpine Pointe will have eight entrances/exits when the Rogue River connection and the
Centrepoint Way/Wainwright commercial collector are constructed. This just further exacerbates our
existing problem of drivers using Alpine Pointe as a high speed shortcut to avoid Eagle Road's already
overwhelming traffic burden.
Finally, DevCo's current proposal makes an abrupt leap from Alpine Pointe's three homes (R-4) per
acre to R-15 and then to multi -family (11-40). We would like to see a more fluid transition from our
mostly R-4 to perhaps R-8 in the portion of the Delano development that is closest to Dashwood, and
then a transition south to R-15 (north of the Brickyard project). Perhaps the consideration of
designating the Delano apartment paddock R-40 to R-15 as a transition as well to cap population density
(parcel R4582530300) and thus put some traffic control into place.
North Dashwood Place's fate was decided by the Meridian City Council in 2005 as a condition for Todd
Amyx to developed Alpine Pointe (aka Zebulon Heights). N Dashwood PI was designated to be a stub
road to the Wagnild parcel for its ability to be developed, since E Jasmine Lane was a private road used
by residents of Jasmine Acres, and the parcel would be somewhat landlocked without a stub road; ACHD
staff reports did not require or recommend a stub road at N Dashwood Pl.
Here we are 14 years later, and with the creation of Centrepointe Way, the need for N Dashwood PI
dissipates; in fact, N Dashwood PI does not need to connect to 10.21 acres for the DevCo to develop.
DevCo has ample area and enough room to modify the Delano proposal and N Dashwood PI and Alpine
Pointe does not need to connect, for we will connect north -to- south when the Rogue River/N Conley
(Champion Park stub road) occurs, and when the commercial collector at Centrepoine Way/Wainwright
occurs.
Below are a few solutions to the N Dashwood PI/Alpine Pointe and DevCo Delano project problem:
1. N Dashwood PI becomes connected to the Delano project as an emergency
lane/pedestrian/bike path, utilizing bollards. This prevents N Dashwood PI from becoming the
de facto commercial collector in the absence of the Centrepointe Way/Wainwright commercial
collector. Emergency access is available at N Dashwood PI, E Kern/Centrepointe Way (created
by modification of the Delano plan, and at Jasmine St/Centrepointe Way (widened for Delano's
entrance).
2. DevCo is compelled by public agencies to modify plat to reduce the potential and imminent
traffic burdens thrust upon peaceful neighborhoods such as Alpine Pointe and Settlers Bridge.
DevCo could create another access point at E Kern St and Centrepointe Way for the Delano
single-family home area, thus eliminating the need for any Alpine Pointe connection. The
apartment plan could be flipped (north to south) and Jasmine St continued east for future
connection to the stub streets created at the Brickyard Apartments and the future road at the
NW corner of Fast Eddy's, which would increase traffic flow quality in this high density area.
When the parcel (currently for sale) at Jasmine and Eagle sells, this Jasmine St could be
developed to loop between Fast Eddy's and the Brickyard Apartments, and furthermore Jasmine
could potentially be developed to connect at Eagle Road (in cooperation with ITD) for a vital and
needed road for this pending and for potential future highest density development plans, for
Meridian is planning on increasing densities from their previous comprehensive plans re. this
application (N Dashwood connects as an emergency lane/bike/pedestrian path with bollards in
this instance).
3. DevCo is compelled to divide the Delano single-family homes (R-15) of the proposal into two
sections (see attached drawing). The northern half would be a closed- loop neighborhood
connecting at N Dashwood PI and E Della St. E Della St would have two turnabouts at the west
and at the east end of the street. The park would be relocated west, and an emergency lane
abutting the park at the east would be an emergency lane/bike path/pedestrian path with
bollards. This would create 15-20 lots, more in line with R-8 zoning and much more transitional
in nature to Alpine Pointe (R-4). This would greatly reduce the traffic burden upon Alpine Pointe
and Settlers Bridge if N Dashwood PI must be connected as a public street (terminus points E
and W at E Della St). Examples of previous neighborhoods with a closed-loop are Grantham
Square off of East of Locust Grove, South of Ustick and Solterra, North of Fairview Ave off of
Hickory.
The southern portion of the development could be the R-15 zoning as sought by DevCo, and
the creation of the E Kern St/Centrepoint way entry would be utilized, and the Jasmine St could
be modified to be the main entry to this R-15 section, giving Delano access at two streets off of
Centrepoint Way.
4. Future zoning and pending zoning of parcels should be more transitional in nature, thus
capping population growth and density in such a way as to not overburden the future
commercial collector at Centrepoint Way/Wainwright, and the light at Eagle/Wainwright.
Furthermore, we respectfully ask ACRD to design the future commercial collector with enough
buffer zone for consideration of those residents of Brooksburg cul-de-sac at Alpine Pointe, and
we are hoping in an intelligent design to route traffic properly to the Wainwright light and
eliminate the cut -through traffic that will occur from those seeking to bypass the Eagle Rd
corridor.
in conclusion, without sound planning and implementation now an onerous traffic burden of cut -
through traffic seeking to avoid the Eagle Road corridor will be the fate of Alpine Pointe and Settlers
Bridge residents, thus changing the character and peace of our homes—our homes are our havens.
We feel this development as proposed would lower our property values, but certainly not our
property taxes. We are especially affected because our property borders this proposed development.
We needn't suffer the decisions made by agencies in a much different time of our valley (2005). The
reality of explosive growth may necessitate a change in plans made decades ago, for they will not
beneficial to this area at this time. Ladies and Gentlemen, we respectfully ask you to consider these
issues with an eye towards not only the future of Meridian and our roadways, but the quality of life of
its residents. We trust you to act in our best interests.
Sincerely,
-J1
E,
Bill & Marge Schumacher
2725 E Wainwright Drive
Meridian, ID. 83646
5chum�icher 75 @'notma-,l,carn
503-856-6119