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HomeMy WebLinkAboutCC 11-30 Regarding the Easy Jet Subdivision Joanne St. Charles DEC2015JoPDFNovember 26, 2015 City Clerk Meridian City Hall, Suite 104 33 E Broadway Meridian, ID 83642 Response to the Staff Report RE: REVISED EASY JET SUBDIVISION APPLICATION (RZ 15‐012, PP 15‐016, CUP 15‐017) To Members of the Meridian City Council, After reviewing the Staff reports and doing some additional research, I am concerned that some things may have been overlooked. When the land in question was annexed it was done so with R-4, L-O and C- G zoning. As the report indicates, the planned unit development was conceptually approved to include multi-family housing under Meridian City Code 12-6-3. What is not clear in the Staff report is that the original plan indicated where that multi-family housing was to be. Here is that information: Excerpt from PP 02-004: (Map provided below) Plat map from 2002 (PP02-004) Such a plan made sense as it provided a nice buffer for all residences, transitioned well, and offered a large area for a multi-family complex where there was also access to turn right onto either Easy Jet or Eagle Rd. This was an intelligent and thoughtful design that would have fit well with the rest of Sutherland Farms. In 2004 the developer amended the plan seeking to achieve density goals by adding more R-8 density with a special variance to reduce minimum land area frontage required by the R-8 Zone. The developer’s (J.U.B) application also states, “No other variances or waivers are required or requested.” Plat map from 2004 (PP04-009) Reviewing “Sutherland Farm AZ 02-004” we find that the Easy Jet Drive, which prohibits street parking west of South Nephrite Way, and also allowed no front-on housing, was constructed as a “collector” and industrial road way, not as a simple local street. Excert From Sutherland Farm AZ 02-004 Excerpt from ACHD Idaho If Easy Jet Drive is a Collector, then based on the charts below, it would appear that the min landscape buffer should be 20ft (not 10 ft. as indicated in the staff report). Meanwhile, the developer’s proposed plan indicates a buffer of only 5-10 feet from the street. Based on the chart below, it would appear that a minimum landscaping buffer of 25 feet should be provided between the C-G multi-family development and the R-4 residential use area. The demeloper’s proposed plan indicates a buffer of only 10-20 ft. With regard to land uses, this area has already been developed with multiple residential uses. The original Development plan (made for annexation) included substantial plans to develop places of work and services for the community. We’ve seen those plans cut in the past. Now the developer is asking to cut them further by adding an apartment building to the land that was part of the 2002 Sutherland Farms Master Development Plan. Developments of 20 units or more are required to provide a property management office, maintenance and storage area, and central mailbox location. We do not see those things on the revised plan. The character of the proposed structures does not comply with the CC&Rs of the Sutherland Farms Development. With regard to one family, there are no assurances that renters would not be allowed to sublet rooms to others or that other CC&Rs would be observed. Most obviously the fact that the proposed building are to be hardiplank in three colors will do little to fit into a neighborhood that requires substantial stone or masonry on all front facing elevations. Excerpt from CC&Rs below: The Staff report indicates that an arterial abuts this street and notes the signal light. They reach the conclusion that the site is therefore easily accessible. They might not be taking into account that the site has no direct access to Eagle rd. Also the site is south of Easy Jet Drive. So the only access to leave the site toward Eagle Rd, is by making a left hand turn. The site is close enough to Eagle Rd that traffic already backs up there during peak times. We are concerned that an R-15 development on this site will result in traffic being forced to turn right and head east on Easy Jet Drive through other neighborhoods to gain access to arterials, because Eagle Rd will be difficult to access. In summary, it seems likely that this land is well suited for light office and services as was designated in the original master plan for Sutherland Farms back in 2002. Given that the proposed plan does not fit within the required set backs, or leave room to accommodate the required buffers, it does not seem to be a good site for the development proposed. Respectfully, Joanne St Charles and Robert Nelson 3482 E Yesternight St Meridian ID 83642 November 24, 2015 City Clerk Meridian City Hall, Suite 104 33 E Broadway Meridian, ID 83642 RE: REVISED EASY JET SUBDIVISION APPLICATION (RZ 15‐012, PP 15‐016, CUP 15‐017) To Members of the Meridian City Council, When I attended the Public Hearing with the Planning and Zoning Commission on October 15th, I got the impression that the committee was approving (with recommendations) the apartment complex because they thought they were bound by some previous agreement with the developers of Sutherland Farms/Sutherland Downs. I researched all of the previous Easy Jet/Sutherland Farms/Downs project info in the City of Meridian Archives to try to understand. It is true that the preliminary plat design of 2002 indicated the possibility of Multi Family Housing specifically in the “Eastern end of the office area adjacent to the town homes.” The map below shows the design at that time and the proposed location of the potential future multi-family homes. Such a plan made sense as it provided a nice buffer for all residences, transitioned well, and offered a large area for a multi-family complex where there was also access to turn right onto either Easy Jet or Eagle Rd. This was an intelligent and thoughtful design that would have fit well with the rest of Sutherland Farms. Plat map from 2002 (PP02-004) In 2004 (PP04-009) the developer opted instead to redesign and expand the planned R-8 section of the development, using a portion of the planned office pads as well as a portion of the land proposed for a future multi-family complex. A special variance was requested and received to reduce the minimum land area frontage for the R-8 zone to achieve density goals. Plat map from 2004 (PP04-009) The original application contemplated 11 office lots on approximately 19 acres. This change reduced the total office area by 6.8 acres. There was still quite a bit of land west of the R-8 area that would have been buffered by offices, however that was built for use by Citadel Storage in 2015. This design was still thoughtful and intelligent as smaller lots (the R-8 area) for single family dwellings such as town homes were intended to serve as a transition between the commercial areas and the single family (R-4) areas of the development to the south and east. It was not until 2015 that we a development request within the original Sutherland Downs Development that seemed contrary to the City of Meridian Comprehensive Plan. Though the Planning & Zoning Commission’s recommendations to limit the apartments to 2 stories was somewhat helpful, the current development application conflicts with the City of Meridian Comprehensive Plan in these ways: 1) Mixed Use areas are typically developed under a master or conceptual plan; during an annexation or rezone request, a development agreement will typically be required for developments with a Mixed Use designation. That was the case here as well. The area now proposed as apartments had been planned as an office area buffer for the single family homes. The location that had been accepted for the proposed multi-family dwellings was developed differently per PP04-009. The master conceptual plan has yet to provide the promised development of light office and services to serve the community. 2) This area is miles from a grocery store, does not have access to mass transit and does not even have easy (right turn) access to Eagle Road. 3) The master development plan had promised office areas to provide employment. That area has already been greatly reduced, now the developer is requesting to reduce it further by adding apartment buildings. 4) The City of Meridian plan indicates, “A desirable project would consider the placement of parking areas, fences, berms, and other landscaping features to serve as buffers between neighboring uses. Developments need to incorporate high quality architectural design and materials and thoughtful site design to ensure quality of place and should also incorporate high quality architectural design and materials and thoughtful site design.” This proposed development does not offer a buffer or quality materials such as ample use of stone or masonry to meet the CC&Rs of the community. 5) The City of Meridian Plan states, “Within residential areas the following policies shall apply: • In residential areas, other residential densities will be considered without requiring a Comprehensive Plan Amendment. However, the density can only be changed one “step” (i.e., from low to medium, not low to high, etc.). Going from R-4 directly to R-15 is more than one step. 6) The proposed development does not even provide the minimum required landscape buffering and does not provide any transitional buffering with the existing community. 7) The proposed development does not improve the livability, health, safety, well-being, and quality of life for existing and future residents of Meridian’s Sutherland Farms or neighboring Developments. 8) Development should comply with the items listed for development in all Mixed Use areas. The original (Sutherland Farms) agreement for this area provided light office use to provide work locations and provided adequate buffers. In fact, the original plan looked much like the “Mixed Use Neighborhood Center Concept Diagram” (fig 3-2) from the City or Meridian Plan (below). Here is another diagram also showing a buffer (which the proposed plan lacks). Note the open space and substantial landscaping between apartments and single family lots. The section of land being developed may be too small for such a buffer and apartment buildings. Is that any reason for the City of Meridian make an exception to the plan that protects quality of life for its citizens? This land may just not be an appropriate site for Apartments. In the City of Meridian Comprehensive Plan, Figures 3-1 through 3-5 all demonstrate the use of substantial buffers between residential R-4 and other uses. This extensive use of drawn examples indicates how important these buffers are to quality of life per the City of Meridian’s Comprehensive Plan. Again and Again the City of Meridian Comprehensive plan stresses the importance of a buffer between types. Density and use changes are made one step at a time. It is important. It is wise. We want that for our subdivision also. Based on the City’s published plan, and given the remaining unplatted land, it would make more sense to develop the land in question with an R-8 buffer of townhomes and or duplexes and four-plexes along the R4 border. The “Orchards” at Cloverdale and Ustick is a fine example of a development that is quite attractive and functional. Whatever is allowed on this small Easy Jet group of lots is going to set a precedent. Developing this land to provide a buffer in accordance with the City of Meridian Comprehensive plan would also protect the quality of life, neighborhood, and property values of the remaining 14 single family homes that border the unplatted land adjoining this plot to the south, as well as the surrounding residential area. All we are asking is that the City stand by the guidelines of its own plan, and require the setback requirements to be met, require a buffer to the existing R-4 residential and allow changes in density/use in only one step at a time. 14 Family homes along the unplatted land. Some of them single story. The proposed apartments are just to the north of the unplatted land. 9) On the topic of developments having to comply with the items agreed upon for mixed use in the master plan, here is an excerpt from the CC&Rs for our community. We would expect any new development in the previously defined Sutherland Farms area to meet these architectural requirements as well as other CC&Rs for our community. We would like assurance that any new development within the Sutherland Farms subdivision be required to meet the existing CC&Rs. Below is a small excerpt. 10) The City of Meridian Comprehensive plan states, “Mixed Use Community (MU-C). The purpose of this designation is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban fabric.” Building an apartment complex in very close proximity to single family residences on a parcel that is really too small to accommodate it and with no buffer does not serve the community or integrate seamlessly. Especially when the existing community has high architectural standards which the apartment complex designs have not promised to meet. Here again, a buffer R-8 between the R-4 and the R15 would be ideal, and would comply with the City of Meridian Comprehensive Plan. 11) The City of Meridian Comprehensive plan quite wisely states, “Developments should provide neighborhood accessible commercial services that do not force residents onto arterial streets.” Unfortunately, the proposed plan for EASY JET SUBDIVISION APPLICATION (RZ 15‐012, PP 15‐ 016, CUP 15‐017) does not accomplish this. There is little in the way of commercial services in the area without accessing Eagle Rd, Victory, or Overland. There are not any grocery stores for miles and there is no transit service. Further, placing a high density R-15 development in this location, where their only access to an arterial is by making a left onto Easy Jet at a point so close to Eagle Rd that traffic already backs up there, is certainly going to force those residents to make a left and travel through the existing residential side streets which were not designed for arterial use and do not provide the visibility and safety needed to handle the excess traffic. 12) The City of Meridian Comprehensive Plan also states, “Housing within developments should be arranged in a radiating pattern of lessening densities from the core.” Once again, this implies the wisdom of a buffer. Jumping from R-4 to R15 in a space too tight to provide an adequate landscape buffer does not comply with this plan. 13) Here is another quote from the City of Meridian Comprehensive Plan, “Alleys and roadways should be used to transition from dissimilar land uses, and between residential densities and housing types.” The proposed Easy Jet plan places a 39’4” three story building just 40 feet from the nearest single family residence. There is no alley, or roadway, nor any other significant buffer. 14) The proposed development does not meet the promised percent of work opportunities or services to the existing community in an area where work and services could be used (amended Sutherland Farms development agreement PP04-009). Meanwhile, there are many vacant lots within a few miles of this site that are walking distance from ample work and services along the Overland Corridor. The development as proposed denies us the work and service opportunities that were promised in the Master Plan for Sutherland Farms, while at the same time adversely competing with areas where R-15 zoning and apartments would make more sense. In summary, REVISED EASY JET SUBDIVISION APPLICATION (RZ 15‐012, PP 15‐016, CUP 15‐ 017) proposes to rezone from R-4 to R-15 in an area too small to provide an adequate buffer. The proposed plan is contrary to the City of Meridian Comprehensive plan on a number of fronts (detailed above). The decision that the City of Meridian makes on this project will set a precedent. There are 14 homes bordering the additional unplatted lands along the west edge of Eagle Rd. We the citizens of Meridian invested our savings in homes in a high quality development. We knew the remaining land was R-4. We knew that it had been part of the initial overall development plan to be used as light office/services. We knew that the City of Meridian Comprehensive Plan would require a buffer to protect our quality of life. We knew that the City of Meridian Plan states that jumps in density could not exceed one step. We trust that you will not sacrifice the City’s published design values for the benefit of one developer to the detriment of an established community and the communities surrounding as well. We ask that you please reject the proposed Easy Jet Apartment plan and oversee development of this area in a way in line with the City’s published comprehensive plan; with a buffer for the existing community. A buffer of townhomes, or the development of offices and services as were originally promised to be included in the Sutherland Farms Master Development Plan. Services such as a grocery store, coffee shop, dining, and other services that would make this area “walk-able” and add value for the neighborhoods and business parks surrounding this area. Thank you. Sincerely, Joanne St Charles and Robert Nelson. 3482 E Yesternight St. Meridian, ID 83642