HomeMy WebLinkAboutSusan KarnesSusan M. Karnes
5556 S Graphite Way
Meridian ID 83642
817.909.0488
Re: Opposition to East Ridge Estates
File Number H-2016-0137
Dear Mayor de Weerd and Members of the City Council,
We moved to Blackrock in August 2016 after a 3 -year search for a home with a view in the
Treasure Valley. As my husband and I considered where to purchase our home, we
carefully read the City of Meridian's comprehensive plan and studied zoning maps.
Satisfied that the estate and rural flavor of Meridian's scenic Southern Rim would be
protected, and enhanced, we sold our home in Eagle and invested in Meridian.
It is unclear why we were never notified of zoning changes or plans to develop East Ridge
Estates prior to the March Planning & Zoning meeting, nor why residents are not allowed
time to rebut the developer's rebuttal during P&Z testimonies—but we are adamantly
opposed to Planning & Zoning's recommendation for R8 zoning in what is clearly desirable
property with rare rim views, surrounded by 2-,10- and 1 -acre single family homes.
• R8 on Meridian's scenic Southern Rim does NOT reflect or recognize the existing
neighborhood identities to the north, south, east or west, which average R1 or less.
• R8 zoning does not comply with the City's comprehensive plan, which limits density
to one step from adjacent zoning.
• R8 will materially affect property values in an area that is strongly established,
viable and recognized as estate and semi -rural.
• While I recognize the need for high density housing in Meridian, I adamantly believe
the City should identify and protect neighborhoods like Blackrock, which, like Spur
Wing, diversifies the City's housing options through low and medium density, high
quality neighborhoods and offers one of Meridian's most valuable and rare assets:
mountain views.
• I do not oppose development on this property; instead, I urge Council to consider
the proposed plan's lack of continuity to the established and highly sought-after
surrounding neighborhoods. Ask P&Z and the developer to revise plans for East
Ridge Estates so this new subdivision is a natural complement to its neighbors. Ask
P&Z to demand a higher level of amenities from the scant number in this proposed
plan.
I object to the discrepancies between conditions of approval cited in ACHD's
approval summary for a single-phase plan and the multi -phase plan presented to,
and approved by, P&Z. Most notable: the developer's intent to utilize a local road,
Cyanite, for construction traffic instead of building East Ridge Avenue and a turn
lane on Lake Hazel, 600 -feet from Eagle Road and Lake Hazel. Utilizing Cyanite, in
addition to being a.8 route through winding and sometimes narrow streets used for
school bus stops, will endanger children and create unnecessary hazards for
residents.
I object to DevCo's density calculations of 2.85 homes per acre. In fact, lot sizes in
the proposed East Ridge subdivision are as small as 6,000 square feet, almost 1/3
the smallest (1/2 -acre) lot in Blackrock and almost 1/12 of the lot to the east (2
acres). The DevCo application states the average lot will be 9,475 square feet, or
well under 1/4 acre. This density far exceeds any definition of a reasonable transition
or continuity as described in the City's comprehensive plan.
We believe the City has set a precedent for neighborhoods with rim views as
described in the comprehensive plan regarding Spur Wing, and should afford the
City's other scenic rim the same zoning parameters and standards. (Please be aware
that Spur Wing has views of Squaw Butte; Blackrock and its neighbors enjoy
unobstructed views of Bogus Basin and the Boise Range; some homes also have
views of the Owyhee Mountains.)
Furthermore, I ask that P&Z be asked to reconsider this project, due to the following:
• The ACHD approval summary for East Ridge Estates was not posted to the City's
website until after the March 2 P&Z hearing; therefore, our HOA and neighbors
could not comment on its discrepancies at P&Z.
• Due to the unfortunate fact that the HOA could not rebut the developer's rebuttal,
Blackrock HOA could not correct some of the developer and staff s statements, e.g.:
a) As mentioned earlier, DevCo presented a multi -phase development to P&Z. The
ACHD approval summary describes a single-phase development.
b) Staff described the topography between Blackrock and East Ridge as
significantly different, and, in fact, detailed a steep grade along an irrigation
canal (described by DevCo as "a riparian creek") in the parcel. A commissioner
remarked, "So they will be looking at rooftops." In fact, the topographical
transition from Blackrock to East Ridge is one of gradual grade, with some East
Ridge lots at a slightly higher elevation.
In closing, I wish to thank you for considering the perspective of your constituents. Ask that
the application for approval of East Ridge Estates be denied and sent back to Planning and
Zoning for further revisions that will create a neighborhood better suited to the existing
neighborhood identities of Meridian's Southern Rim.
Sincerely,
Susan M. Karnes
CC: Josh Beach, city planner