PZ - Applicant's Response to Staff Report Response to Staff Report for H-2020-0051
Klein Huis @ Victory & Meridian
# Staff Report Comment Alpha Development Response Action Item for
Alpha/City of Meridian
1 Street Connection to adjacent This comment is repeated several times throughout the staff If required,ADG will
undeveloped parcels (no connectivity) report. ADG is willing to provide a vehicular/pedestrian stub to provide a stub road to
adjacent properties. ADG believes that connectivity in this specific the adjacent
case will do more harm than good. ADG heard repeatedly at the undeveloped parcel.
neighborhood meeting that the traffic at the Meridian and Victory Please review the
intersection is problematic. By allowing vehicular connection from connectivity exhibit that
the Meridian Heights,Timberline, and Jocelyn Park subdivisions, was submitted as part of
additional vehicular traffic will have the opportunity to connect this application.
with Victory Road, very close to the Victory/Meridian intersection,
and further impact the traffic. Additionally, ADG has provided a
feasible option to connect vehicular traffic through adjacent
subdivisions that will move the vehicular traffic away from the
Victory& Meridian intersection.
2 "the proposed development plan does This is not correct. We are proposing to leave the canal open and Leave the Ridenbaugh
not propose any means of preserving to provide a 10' multi-use trail along the side of it (preserving). In canal in its "preserved"
any of this area (Ridenbaugh Canal)" early conversations with the Nampa & Meridian Irrigation District, condition.
they requested ADG box(or at least line the canal with waterproof
material)the entire canal through the subject property.
3 "the multifamily site design is much This is not true. Both Jocelyn Park,Timberline, and Meridian
denser than that of adjacent single- Heights are zoned R-8. The calculated density of Klein Huis @
family development. Victory& Meridian is 7.98 units/acre (134 units/16.81 acres).
4 Utility Services to adjacent parcels This is related to item #1 above. ADG is willing to stub utilities to Utility design to provide
adjacent undeveloped land parcels. public utility stubs to
adjacent undeveloped
land parcels if required.
5 Vinyl Fencing is not a sound ADG did not realize that a vinyl fence did not meet the sound Construct sound
attenuation material. attenuation requirements in the city code. We intend to fence the attenuation wall out of
individual backyards with vinyl fencing and thought this would be the material that meets
an appropriate match to the rest of the community. ADG is willing city specifications.
change to a fencing material that meets the city's code standards
for sound attenuation.
6 "no buffering or screening is proposed The plan adheres to the 12' rear yard setback requirement. ADG is ADG to propose a
to adjacent single-family homes." willing to address this with some type of appropriate screening. possible screening
Please note there is a 34 elevation difference between the North solution along southern
end of the Meridian Heights subdivision and the ADG property. property line.
This will need to be addressed as part of a screening discussion.
7 Staff's opinion that this plan is not Connected to#3 . Our plan is for single family dwelling units on a Staff, please provide
compatible with surrounding single- single parcel. The plan adheres the future land use designation more detail on why this
family residential uses. and the R-8 zoning. All housing units will be single story(zero plan is not compatible
stacked units) Please note that the Meridian Heights,Jocelyn Park with the surrounding
and Timberline subdivisions are all designated with R-8 zoning. uses.
8 Provide public street connection As mentioned in item#1,ADG believes that connecting to the ADG is willing to provide
Meridian Heights subdivision (assuming the owner of parcel stub roads as suggested.
#51225110160 will elect to develop its property) will put If required, ADG will
additional vehicular traffic accessing Victory Road at a location engage with city to
that has already been identified as having traffic congestion provide public road as a
problems. Additionally,the city process to plat and dedicate ROW means of connectivity to
will add additional time to the entitlement process. the adjacent
subdivisions.
9 "Staff finds the proposed ADG acknowledges that vehicular connectivity is a critical item for ADG requests a
development is not consistent with planning staff. Lack of connectivity is mentioned several times in conference with City of
the Comprehensive Plan." the Comprehensive Plan analysis of the report. That is a single Meridian's Planning
issue that can be addressed by ADG providing a stub road Director to discuss the
(including utilities)to a parcel that is currently undeveloped. project in more detail.
Please note that the land use is consistent with the future land use
designation, and the calculated density is consistent with the R-8
zoning. ADG's finds this plan, with the minor changes mentioned
above, to be consistent with the Comprehensive Plan.
10 Error in Staff Report in reference to a The Staff Report indicates that a previous application (Victory Staff to correct the
previous development application. Apartments, CPAM,AZ H-2020-0065) presented a 170-unit project report.
at that this location. In review of that application, the previous
application presented a 192-unit, all four-plex plan. The staff
report states 170-unit,two-plex and four-plex plan was presented.
This is not accurate. The ADG application includes 134-units, 58
fewer housing units than the previous application. The staff report
states there is only a 36-unit reduction from the previous plan to
the current plan.
11 Open Space Calculation Staff reports indicates that the plan has counted some areas of I ADG to submit corrected
open space that do not meet the dimensional requirements for open space exhibit.
open space (at least 20' and 400 sf). The open space plan has
been corrected and will be submitted to staff.
12 Staff concerns about access locations Staff indicates concern over both access locations to the project. Access points are located
The Alfani Way/Victory Access was a major concern at the as directed by ACHD and
Neighborhood Meeting. As an actionable item from that meeting, ITD. No further action is
ADG asked ACHD if this access could be moved to the west. required.
ACHD's response was that this access had to stay where it is
currently located. Moving it to the west did not provide adequate
"sight distance" from the curve in Victory Road to a new access
point. Also, move the access to the east would put the access
point too close the Victory& Meridian intersection.
As a second action item stemming from the neighborhood
meeting, ADG approached ITD about an access point off Meridian
Road (SH-69). This right-in right-out was allowed and has been
placed in the location that ITD wants to see it. ADG will provide
these offsite improvements as suggested and approved by ITD.
13 Private Streets do not meet required City standards require a private street to connect to a local or ADG to purse Alternative
city standards. collector street. In this case, the private streets are connecting to Compliance for private
an arterial (Victory Road). Additionally, city standards require the streets.
street network to connect at regular intervals to promote cohesive
traffic flow. To address these requirements, ADG will pursue an
alternative compliance approval as part of the CZC process.
14 Pathways/Pedestrian Bridge ADG is willing to work with neighboring subdivisions to create a ADG will work with
cohesive trail as part the Pathway Master Plan. The staff report adjacent subdivisions and
recommends a pedestrian bridge to provide direct pedestrian will study the feasibility
connectivity to the corner of the property directly adjacent to the of constructing a
Victory& Meridian intersection. pedestrian bridge.
15 School Capacity ADG had a phone conversation with Marci Horner,the WASD Address WASD
Planning and Development Administrator. In that she mentioned comments related to
that she was going to provide a letter to staff to provide an school capacity.
assessment of the project, but it hasn't happened yet. We
anticipate Ms. Horner will determine that our project will add
between 50 and 70 school aged children. We understand from the
current memo (referenced in the staff report)that elementary,
middle, and high schools are below capacity and this time, but will
wait until we get have the information from WASD.