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2022-08-26 Malissa Barnard Chris Johnson From:Mike and Malissa Bernard <MMBERNARD1@msn.com> Sent:Friday, August 26, 2022 7:17 AM To:City Clerk Cc:Mike Bernard; Paul Miller; Ken Clifford; Mike and Malissa Bernard Subject:Kingstown Subdivision H-2022-0045 For attachment to the Public Comments Attachments:Kingstown Public Comments for attachment.pdf External Sender - Please use caution with links or attachments. Dear City Clerks, Good morning! Please attach this PDF to the Public Comments portion for Kingstown Subdivision. Have a great weekend! Thank you. Malissa Bernard Sent from Mail for Windows 1 City of Meridian Planning and Zoning Commission Hearing Date September 1, 2022 MEDIUM DENSITY Zoning is more appropriate at R-4 The applicants were fully aware of the local lay of the land with larger lots on nearly all sides (estate purchase just three years ago in 2019 and they have developed and moved on from similar parcels) and there may be a future ask for a match of the maximum density allowed as in minimum required SF lots (4000 SF) in Phase 2. This is far too dense for the dead center of the square mile on its own, and even more so in relation to the surroundings. TRAFFIC MITIGATION may be due downstream from and/or within this project as a deterrent to cut-through and calm speeds---stop signs, passive elements or speed cushions---as these new streets will funnel traffic intended for the Centrepoint Way Commercial Collector and to future mid-mile lights and roundabouts throughout this square mile. Alpine Pointe, Delano, Kingstown, Brickyard, and Champion Park will be the most impacted. Let’s think about getting ahead of it and not always be behind the apparent need. Keep local-traffic-local. Detached Patio Homes Attached Townhome Low Density Residential 4-plex apartments 592 Highest Density units Brickyard R-40 mix with ground floor commercial, 4-plex, Senior Living and R-40 Delano slated in an area heavy with HIGH INTENSITY DENSITY SCHOOLS/CIVIC We also have remaining RUT infill TBD DIVERSITY of most every housing type, various MUR and commercial uses and civic properties already exist on this square mile. There is no need for a special advantage for the densest zoning allowed in the FLUM or density bonuses. No codification of a formula for a density bonus exists in City Code unless it is Planned Unit Dev. PUD, see Chapter 7. This may be an entitlement grab for the maximum density allowed with the most possible units for development or for sale and specifically tailored for a buyer in wait with a propensity to modify Phase 2 in the future. Medium Density is R-4 and R-8…either would fit for annexation within the FLUM, yet which is a better fit? R-4 is most appropriate, which is 8000 SF min lot size, 15-foot rear setback, and five-foot side setback minimums. Remove just one SF from the prevailing size of the lots? It is then automatically deemed R-15 zoning not at Medium Density but MEDIUM HIGH DENSITY, which is not adherent to the Future Land Use Map (FLUM) for Medium Density; it barely squeaks by. Take away just one square foot from just one single 4000 SF lot and it would need a complete REZONE. While trying to keep an open mind along the way regarding all possibilities in early phases of planning as each of the three proposals were submitted to the City, upon weighing Staff comments and looking at Code at the end of the day after looking at all the Conceptual Plans over with scrutiny not one of the 3 proposals is appropriate. 2nd pre-plat pre-application meeting November 2021 with 45x100 lots at north and 30x90 lots center. Adjacent N. lots are 3:1 ratio to Alpine Pointe min. CHAMPION PARK Maximum Density allowed in the FLUM for Kingstown aside, R-4 ZONING seems to be MORE APPROPRIATE Do not use the estate parcel and Phase 2 to artificially buoy and promote overall lower gross and net densities as the eastern Phase 2 will likely change. In the PP submitted the average lot size is stated to be 8530 SF because of three oversized lots especially the OVERSIZED ESTATE PIECE IN THE MATH . Most single family lots are 4000 SF. DELANO BRICKYARD APTS. Only the Estate, Lots next to the Estate, and Park Parcel meets or exceeds the lots (in blue) of Alpine Pointe and only 4 additional lots (in yellow) are near Champion Park-sized lot dimensions. Several larger lots are designated green spaces, in green. Most home lots are 4000 SF. CHAMPION PARK LOTS 80’ W X 135’ L MIN, at least 10800 SF up to .45 acres. THIS IS LIKE R-2 & R-4 OVER R-8 ZONING AT THE NORTH. R-2 min lots are 12000 SF and R-4 min is set at 8000 SF in City of Meridian Unified Development Code. A 4000 SF lot minimum for R-8 is only .09 acres. ADJACENT ALPINE POINTE LOTS MIN 12960 SF up to half-acre+ Three and ¼ Kingstown lots would fit on the smallest Alpine Pointe lot at the adjacent border. Delano – Kingstown BORDER R-8 nearly 6000 SF limited to one story only with front facing bonus room allowed 4000 SF DELANO LOTS are only ADJACENT TO BORDER of the 3- STORY Brickyard Apartments KINGSTOWN Delano Sub under construction and the Brickyard Apts. are complete Phase 1 as proposed with initial traffic pattern Phase 1 and 2 as proposed with complete traffic pattern CHAMPION PARK 10800 SF R-8 zoned with R-4 sized lots minimum lot size Kingstown is a 2.7 : 1 Ratio or greater ALPINE POINTE 12960 SF Minimum Lot size in this area zoned R-4 with R-2 Sized lots Kingstown is a 3.24 : 1 ratio or greater Possible future for this plat IF YOU APPROVE THE DENSITY LEVELS TO THE WEST as Phase 1 THEN A FUTURE PHASE MODIFICATION WILL MOST LIKELY COME FORTH WITH THE ESTATE BULLDOZED AS WE WERE SHOWN A HIGHEST USE PLAN BY THE APPLICANT. Coincidentally, it fits seamlessly with Phase 1. Recommend denial for this project. Do not set the negotiation point for possible minor redesign before City Council just to reduce by a few lots. PHASE 1 PHASE 2?? Phase 1 may be the applicants’ attempt to show an approximate 2:1 ratio but the lots north are 140 feet deep and the lots on Kingstown are 100 feet deep. This is a 3.24 to 1 ratio at minimum. Jasmine Lane Subdivision JUNE 2, 2021 THIS IS NOT APPROPRIATE Looks squished? Based on the Conceptual Elevations submitted, houses would actually overlap each other at the North and the submitted elevations are suitable for very few lots within. Count the lots. It is a fairly accurate count depiction of Phase 1 to the West and reflects the potentials for Phase 2. 27 feet and 7 ¼ inches high, using this scale to measure and calibrate the arrows this is approx. 40’ wide home that cannot possibly fit on a 40x100 lot with the necessary 5 feet on each side of the home as a setback per code. Basis of the blue arrows’ length on 20-foot wide garage. 27’ 7 ¼” https://eplanreview.meridiancity.org/ProjectDox/Integration/Brava Plugin/HTMLClient/HTMLViewer.aspx?FileID=692902 Concept submitted that works on larger lots only. This home is about 46-47 feet wide and cannot fit on a 40 X 100 lot. 24 feet 7/8 in 24 feet 7/8 in https://eplanreview.meridiancity.org/ProjectDox/Integration/BravaPlugin/HTMLClient /HTMLViewer.aspx?FileID=692902 23 feet 2 17/32” high This home is over 40 feet wide and cannot possibly fit, using 20-foot width on the garage, blue arrows. 23 feet 2 17/32” https://eplanreview.meridiancity.org/ProjectDox/Integration/BravaPlugin/HTMLClie nt/HTMLViewer.aspx?FileID=692902 R-4 ZONING MAKES SENSE and a 10000 SF lot minimum condition of approval is a density bonus next to adjacent lots of 10800 SF minimum and 12960 SF minimum lot sizes. 15 new home lots. Here’s a look at this area with ENTITLED parcels and households = 1946 residential units on this square mile holding Ada County, Boise City, and Meridian parcels. +/- a few Variable after Kingstown and other RUT infill nearing 2100 households and pop. nearly 6000-7000 people on one square mile. TBD TBD 6000-7000 people on this one square mile? That is a CITY population in itself. At 9.77 avg. vehicles trips per household x 2100 units equals 20517 daily residential trips and that is not taking the commercial traffic into account, and some extra non-block residents are going to be cutting through this square mile as well. Daily Eagle Rd trips were claimed to be 57500 trips daily (City Council ITD Presentation Aug. 23 2022 Work Session). We don’t have viable transit to lower trip counts per traffic manuals so the household data is universally applied. With apartments stuffed with more residents the higher data is applied. tbd 3 homes on RUT acreage Schools/Civic This square mile’s population is DOUBLE the average for Meridian which increases vehicle counts as well. 2.78 persons x 2100 homes = 5838 people on this square mile at full buildout, TBD. 3.08 x 2100 is 6468 persons for an approximate range. At the highest 3.38 x 2100 households is 7098 persons for an upper tier sample statistic. Vehicle count ranges 2 vehicles x 2100 households equals 4200 vehicles 2.5 vehicles x 2100 households equals 5250 vehicles 3 vehicles per household (as in high density housing, shared) is 6300 vehicles https://statisticalatlas.com/place/Idaho/Meridian/Population MERIDIAN IS THE DENSEST CITY PER SQUARE MILE OUT OF ALL IDAHO CITIES in the area and this block is double that average density. Based on data from this site Meridian rivals many large population US Cities. Our block surpasses San Jose and is close to Milwaukee avg. density at 14th and 15th rank. This illustrates the main traffic flow and how all the square mile resident population and cars will move within and beyond, plus Commercial. With this new connectivity we will need mitigation such as stop signs or speed cushions because while connectivity is the ultimate goal there needs to be a deterrent to cut-through traffic and we should have a strategy in place to keep local traffic indeed LOCAL. Alpine Pointe has the only mid-mile light and the only lane leading north on Eagle except for Ustick/Eagle NB. The Commercial traffic and heavy high density residential will find a way to this light and will use it frequently. This development will function as the missing spoke and will be the de facto collector in absence of the intended Commercial Collector at Centrepoint to Wainwright/Eagle, red-dashed line to east. Solid light blue is official MSM Residential Collector status. Dashed dark blue are local streets functioning at Full Mid-Mile Collector status without the ACHD MSM designation and design. We should not become an extension of Eagle Rd. and the arterial traffic as a means of cut- through and convenience. Settlers Bridge Madison Park SCHOOLS and CIVIC PARCEL NO TRAFFIC CONNECTIONS Summerfield Champion Park Alpine Pointe https://weblink.meridiancity.org/WebLink/DocView.aspx?id=265878&dbid=0&repo=MeridianCity Planning 2022 H-2022-0049 - Existing Conditions Report 2022 - CPAT Documents Existing Conditions Report 2022 Public Draft V1 Page 60 of 126 Summarizing the type of street and their purpose. THIS IS VERY CONCERNING. Our interior streets are designed as “LOCAL STREETS” to discourage through traffic yet they seem to be groomed AFTER APPROVAL and MANY HOME PURCHASES to future Collector Status throughout via land use decisions, apparent coming and pending ACHD shifts in the Master Street Map or ACHD MSM, and policy changes/rejigs all within an older project Zebulon Heights aka Alpine Pointe approved in 2003-2005 with the majority of the residences being all front-on houses. Champion Park, Delano, and Kingstown have primarily front-on housing via the proposed connections on their local streets. THROUGH TRAFFIC via local streets IS DISCOURAGED…why did this not apply to our neighborhood or Champion Park? Were the traffic loads, purpose, and patterns on our LOCAL STREETS in our subdivisions amended after approval at some point for the sake of the greater good? Our streets are deemed LOCAL STREETS immediately west of the future intersection of Centrepoint Way/Wainwright yet for all intents and purposes our streets will be fully functional a s two out of four mid-mile collector points East at Eagle Rd. and North at McMillan and will also serve as conduit to the other two to the South at Ustick and West to Locust Grove and roads beyond. We should all be connected within a square mile without any one or two neighborhoods being expected to carry a disproportionate amount of the traffic load; if they must then they should be designed appropriately, examples below. https://gis.meridiancity.org/portal/apps/PublicInformation/index.html?appid=c39fed23af55409fbfb53d8876fdbf69 go to Layers >Transportation Layers>check ACHD Master Street Maps to see Collectors. Most in Meridian do not have full front -on Housing. The southern Meridian miles of low density now and open to future development will likely be planned appropriately as ours should have been. https://weblink.meridiancity.org/WebLink/DocView.aspx?id=16745&dbid=0&repo=MeridianCity&searchid=09c52a62 -397b-4619- 9cc7-2d062301bfbf&cr Year 2005 Zebulon Heights Subdivision AZ-05-006 PP-05-008 CUP-05-019 IT WAS ACHD POLICY WHEN THIS SUBDIVISION WAS APPROVED THAT RESIDENTIAL COLLECTORS NOT HAVE FRONT -ON HOUSES and that design typically prevails in newer subs today. Look to other RESIDENTIAL COLLECTORS in Meridian…most have minimal front-on housing. If traffic is to be carried through these local streets to mid -mile points then they should be adequately designed. We had 90 acres in Alpine Pointe as a blank slate…why is it so flawed? The same for Champion Park. The Brickyard. Our streets are at local street tech standards, not at COLLECTOR STANDARDS but were planned to take traffic to mid -mile points yet not designed appropriately for that purpose. Heavier traffic does not come to a screeching halt at the end of a MSM designated collector i.e. Wainwright/Future Centrepoint Way/ Eagle or Leigh Field via Champion Park---it goes somewhere. South to Light at Centrepoint Way/Ustick and S to mid-mile future light Troxel/Wingate/Ustick Eagle Road E North via Camas Creek as mid-mile to McMillan, future light West via Wagon and West via Leigh Field to Locust Grove Purple is the Commercial Collector continued, not constructed today. Route to Wainwright Routes in RED will be the primary routes used for intra-mile traffic and cut-through, with EAGLE>WAINWRIGHT>ROSEPOINT- LACEWOOD>CAMAS to McMillan and vice versa and McMillan>CAMAS>LINWOOD>WAINWRIGHT>EAGLE THE MOST HEAVILY USED streets. Soon Centrepoint/Wainwright and Rogue River/Wainwright will add additional traffic from the Southern part of the block. S N W Leigh Field Wainwright Jasmine NEARLY ALL FRONT FACING HOUSING with Heavy Traffic Potentials The Camas Creek/Wagon/Granadillo/Lacewood local streets with juxtaposition are functioning as the collector to/from McMillan and forward to Wainwright but these streets Are NOT DESIGNED TO APPROPRIATE COLLECTOR TECHNICAL SPECS. THIS SHOWS PORTIONS OF THE MID-MILE “COLLECTOR” ROADS, portions of the Commercial Collector at Centrepoint Way, and “local roads” being used as Collectors (most to local street tech specs of 125 foot minimum spacing between road access) ONCE THIS PLAN is Connected, in Blue. Darker Blue is the MSM accepted collector road. In Purple future collector. Alpine Pointe will get all that southern residential to the light at Eagle as additional ingress/egress and the same applies to North to McMillan. Red Dashed will be the likely COMMERCIAL COLLECTION of Traffic as the intended road is not complete with through traffic extending further onto existing Collector road Leigh Field via Champion Park. Regardless of the status of the Commercial Collector Centrepoint Way, traffic patterns will intensify. We will experience cut-through ingress/egress from Locust Grove W via Leigh Field to use the light at Wainwright /Eagle as well as cut-through from the heavier Village uses via Wainwright/Records collector ingress/egress to the East. The non-conforming points along the “Collector” System including actual MSM Collectors and supposed Local Streets in use to perform as Collectors are circled in Orange, not including all residential driveways currently not in compliance. Red Circle is the new Roundabout at Leigh Field/Locust Grove. FUTURE ROUNDABOUT VERY SOON ORANGE SHOWS VARIANCES AND DEVIATION FROM CURRENT ACHD POLICY AND SPECS WHEN LOCAL STREETS are used as COLLECTORS and VARIANCES ON EXISTING ACHD MSM COLLECTORS thus creating potential critical points. Acceptable and safe Collector road access points are 330-ft apart measured from Centerline- to-Centerline per ACHD Technical Specs. The Future extension of the “Collector” system via Champion Park to Wainwright isn’t to ACHD Technical Specs and none of the soon-to-be connected “local” roads will be appropriately constructed to perform at Collector capacities. Pending and current “Collector” in Blue. The Bowman, Nakano, Hawkins, Swindell, and Omera existing streets’ juxtaposition to Collector Dixon & Troxel/Leigh Field in Champion Park is not up to standard ACHD Technical specs on the already accepted Collector Road in the MSM as it is; they are not 330-feet apart. See the next page as well. The existing MSM accepted RESIDENTIAL COLLECTOR via CHAMPION PARK in light blue. Kingstown will have front-on housing, and this is not conducive to Mid-mile COLLECTOR use or technical requirements, especially with the population, car counts, proximity to other dense square miles, proximity to on-the-block Commercial uses and Heavy Commercial uses and Regional draws in the area, and the very high density SE on this square mile and considering the road to and from the schools. There is a difficulty in assigning newer mid-mile ACHD overlays on older square mile blocks as in the LOCAL streets are not in line with needed Collector capacities and technical requirements for SAFETY and LIVABILITY RE. THE ULTIMATE USAGE OF THE ROADS. The Kingstown proposal at its density and lot size cannot meet the required driveway spacing as the newest spoke connection in the Mid-mile “collector” system. As it stands our ALPINE POINTE streets are a failure to be used as Collector status with front-on housing, street spacing and driveway separation and Champion Park portions are a failure on the deemed Collector with the front-on housing, street spacing and driveway separation. We have several examples of Local streets’ errors being carried into transition to Collector use…this is just one area of con cern. Cars come speeding off of McMillan and to McMillan. This street is often used as cut -through to shave off a light and includes general population, commercial, delivery, trades, SunCor concrete trucks, large lumbering vehicles and often speeding vehicles not coming specifically to Alpine Pointe but using the road to cross past Eagle to Wainwright to Records onward to the Village at the light or to take an easy controlled intersection right south to Delano, Centrepoint/Eagle area Commercial and others. This cut -through will increase once the Centrepoint Way is complete. E Granadillo Dr ACHD REPORT Brickyard Subdivision PFP CUP MDA H-2017-0107 https://weblink.meridiancity.org/WebLink/DocView.aspx?id=137173&dbid=0&repo=MeridianCity This area will be full of busier roadways, and this is one major project with many variances. How come a “DESIGNATED COLLECTOR ROADWAY” sign was placed here in 2017, but not at Wainwright and Centrepoint Way at the future ROW there? We have a collector right-of-way site on our side as well and a sign or signs should have gone up in 2005 when the ROW was purchased and/or the parcel transferred. Design-wise: Not prudent to bisect this project of this size with a major commercial collector with no other access in the first place. Local residents are currently paying for this after all approvals. This acreage had the potential to be done right as we had the opportunity for our 90 acres of Zebulon Heights/Alpine Pointe to be designed correctly at the onset for the future. We do not want our LOCAL STREETS morphing into deemed COLLECTORS to be grandfathered in with such variances after the fact re. Master Street Map amendments that few are aware of or camouflaged Right-of-ways no one knows about until these MSM Amendments. If our local streets fall into for the greater good use to be de facto collectors then we need safety and measures in place now, regardless of the stated metrics as the traffic is coming. http://achdidaho.org/Documents/ACHDpolicyManual/7000to9000/Section7200_TechnicalRequirements.pdf Appropriate Zoning as R-4 zoning and not at R-8 re. the smallest possible lot size 4000 SF allowed in the Future Land Use Map FLUM and re. future phase potential. This whole plan is wrong for this area and is not in the best interest of the City of Meridian. Traffic mitigation There will be a significant uptick in traffic volume on unofficial and under-recognized mid-mile “collector” roads designed, accepted and therefore named as “local streets.” However unintentional this might be this is indeed our reality. Champion Park’s existing ACHD Master Street Map Collector is not to specs and that is also true for streets in Alpine Pointe being poised and already in use for mid-mile Collector traffic, however unofficially so. It is far too late to redesign neighborhoods to technical specs and optimal standards for the uses now and for uses in the future. In the present and pending circumstances there needs to be a conscious and active effort to bring down the vehicle trip counts that are coming and to temper the speeds to true residential use and not slightly below 30 mph to make the cut to just squeak by set ACHD parameters, as in maybe a 20-mph limit throughout the square mile as Leigh Field will be heavily utilized and four schools are in place on that road. We will have cut-through and maybe 20-mph throughout with bumps, cushions, passive elements and stop signs strategically placed as to not impede essential emergency services yet will not make it so rewarding and advantageous for drivers via wide-open opportunities to cut-through zipping past our homes and havens as an easy alternative over use of the established arterials and Highways. The residential roads on this square mile shouldn’t be used as an extension of the Highway or Arterial Roads and they definitely should not be used as a bypass route. As-Is? Recommend DENIAL for this application. We respect and appreciate the daunting tasks of City Planning and ACHD Planning as this area is growing very quickly and older blocks might not fit well as older designs regarding current policies and needs. These retrofits of lower-traffic and lower density residential subdivisions’ LOCAL STREETS to heavily used COLLECTOR PURPOSES as thoroughfares sited near the busiest State Highways and sited nearest the most heavily -used arterials in all of the State of Idaho have tremendous and collateral quality-of-life impacts that change the character and feel of neighborhoods. We shouldn’t build further upon mistakes leading to the path to create new ones. This Notice appears on every ACHD Agenda…now may be the time to have another look at this holistically instead of application-by-application and take some time to develop a plan to apply throughout this city mile to keep- local-traffic-local while being interconnected and to consider plans for other square miles in a similar position.