2019-04-29 Cynthia Arpmow,
To the Ada County Highway District and to the Ada County Highway District Commission,
% Meridian City Clerk, 33 E. Broadway Ave., Suite 104, Meridian, ID 83642
I
We, as concerned neighbors, are strongly opposed to the proposed Delano development as su°bm
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 (R-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 PI.
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 ACHD 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 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 are 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,
Cynthia L. Arp
4178 N. Brooksburg Way
Meridian ID 83646
cindyterryarp@gmail.com
Phone: (208) 863-1538
*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
http://worldpopulationreview.com/us-cities/meridian-id-population/)
***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), when CUPs are
applied for in the future.
".
To the Honorable Tammy de Weerd, Mayor, w
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 (R4582530100 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.
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.
Sinc rely,
Cyn is L. Arp
4178 N. Brooksburg Way
Meridian, ID 83646
cindyterryarp@gmail.com
(208) 836-1538
*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
http://worldpopulationreview com/us-cities/meridian-id-population/)
***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).
UA
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