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.