PZ - Applicant Response to Staff ReportKimley>>> Horn
June 17, 2020
City of Meridian Planning and Zoning Commission
Alan Tiefenbach, Current Associate Planner
33 E. Broadway Ave., Ste. 102,
Meridian, Idaho 83642
RE: H-2020-0032 Brody Square - Response to Staff Report for June 18 Planning and Zoning Commission
Dear Commissioners and Planning Staff:
On behalf of Pinnacle Land Development, LLC, Kimley-Horn provides this response to the Brody Square Staff
Report. We appreciate staff's support of the project and recommendation for approval. We have only two concerns:
the requested stub road to the north and the requested pathway connection along the pond. We hope that the
further background and analysis in this letter will give staff and the Commission the basis to recommend approval
of these site plan elements as proposed by the applicant.
Stub Street to North (Staff Report Section V.F. Access (11-3A-3) & Section VIII.A.4.i)
Staff requests a stub street be provided on the project site's northern boundary to the
property at 5230 N. Black Cat Road. This request was based on an old pre -application
meeting held on 11/7/19, which involved a different project boundary that did not include
the northern 5 -acres of the current project site and did not share a northern boundary
with 5230 N. Black Cat. This 11/7/19 pre -app did require a stub to the north to provide
access to 5120 N. Black Cat Road. Subsequent to the 11/7/19 pre -app meeting, the
project site was expanded to include the 5 -acre property at 5120 N. Black Cat Road. At
a second pre -application meeting on 12/17/19 for the current project site, the pre -
application notes reflect that the City requested an eastern stub (Avilla Dr.) instead of
the northern stub. The eastern stub location was subsequently coordinated with ACHD
and is reflected on the submitted plat.
The applicant has met with the owners of 5230 N. Black Cat during the entitlement
process and has worked with the owners on their desired edge treatment for the project
site's northern boundary. A stub to their property is not necessary to serve the property
and would be intrusive as it could result in a four-way intersection, which is not
encouraged in this environment. The owners of this property, who also own the
surrounding seven acres, have existing access from Black Cat Road and an existing
stub to the northeast in Sepino Avenue. It should also be noted that Black Cat Road was
the site's access on an approved preliminary plat, which has since expired.
o", -_ -- 1
1117119 pre -application
We request, consistent with the City's direction to us in the 12/17/19 pre -application W
meeting, that our current roadway layout be supported as proposed
12117119 pre -application
Pathway Connection Alonq Pond (Staff Report Section V.B. Future Land Use Map Designation ->
Comprehensive Plan Policies -> Bullet 2, Section V.H. Pathways (11-3A-8), Section V.L. Qualified Open Space
(UDC 11-3G) & Section VIII.A.5.a)
Staff requests pathways be added on both sides of the proposed pond area to connect the development's two open
space areas. The applicant has carefully considered this option but believes the pathways are not desirable or
feasible for several reasons described below.
Kimley»>Horn
Page 2
At the outset, we note that staff's requested addition is not required by City Code. Currently, both open space areas
are qualified open space, as described below.
Northern Open Space: This 50' x 293' grassy area north of the pond is consistent with and exceeds
UDC 11-3G-3.B.1.a, which quantifies the minimum grassy area to be counted as common open space
as 50' x 100'. This space also contains a landscaped looped pathway to the pond and back and will
create a quiet and private setting.
Central Open Space: This +/-25,000 s.f. area that surrounds the pond area, is consistent with UDC 11-
3G-3.B.1.e, which requires the minimum linear open spaces to be at least 20' x 50' and have access
on both ends. Currently this space, filled with grassy areas and lush landscaping, has access on both
the east and west sides of its boundaries. This area is the central active space, intended for community
gatherings. It is amenitized by a picnic area that includes tables, benches and a ramada for shade as
allowed by UDC 11-3G-3.C.e.
Further, we believe the additional pathways are not needed for pedestrian connectivity. Connecting sidewalks
already provide pedestrian access throughout the development and to each open space area.
Not only is the requested pathway connection not required, but it is also problematic. After careful analysis, we feel
that extending the pond to force a pathway connection would create the following less than ideal conditions:
• First, there would be less area along the pond for year-round landscaping and the pond itself would have
to narrowed into a channel, reducing the aesthetic value of this passive open space feature. There simply
isn't enough room to fit the pathways, lush landscaping and the pond because of sloping. Plus, the
longer/narrower the pond, the less effective it is from serving its secondary purpose of holding irrigation
water (additional pump, more evaporation, etc.).
• Second, the pathways would significantly impact the privacy of surrounding homes. As designed, 12 homes
benefit from having view lots that back up onto lush year-round vegetation in a more private condition. The
pathways would have to be pressed right up to the back of the lots with open -view fencing, reducing those
homeowners' privacy.
• Third, the pathway connection would change the desired feel of the two open space areas. By keeping
these areas separate, the developer's desire is to provide two distinct experiences — one, a quiet area with
walking path, the other, a more active gathering area.
• Finally, the pond can only occupy 25% of the required open space. If we increase the footprint, we are
working against those open space standards.
We request that our current open space and pathway layout be supported as proposed.
We appreciate your consideration of these comments and we look forward to discussing the development with you
at the June 18th hearing.
Sincerely,
Keith Nichter
Planning Manager