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HomeMy WebLinkAboutBlackrock HOA Letter - 4.4Blackrock Subdivision Home Owners Association (HOA) Douglas Wheeler, President 2402 E. Taconic Dr. Meridian, ID 83642 208.629.0339 Re: Opposition to East Ridge Estates File Number H-2016-0137 3-26-17 Meridian City Council 33 E. Broadway Ave. Suite 300 Meridian, Idaho 83642 Dear Mayor de Weerd, Councilman Cavener and Members of the City Council, On behalf of the Blackrock homeowners, we are writing to express our deep concern and opposition to the rezoning of 40.99 acres (north of East Lake Hazel Road and west of South Eagle Road) to R8 for the proposed East Ridge Estates development. The development as proposed has many concerning factors for the Blackrock homeowners including but not limited to: • Lack of a reasonable transition from the existing home sites surrounding the proposed development • Safety concerns surrounding the use of Taconic Dr. and Cyanite as the main construction roads for multiple phases of the development • Discrepencies in the information presented at the ACHD and Planning and Zoning (P&Z) hearings regarding East Ridge Estates • Preserving Meridian’s south rim characteristics Lack of Reasonable Transition The Blackrock neighborhood has 44 lots which are sized from 22,216 sq. ft. (.51 acres) to 43,560 sq. ft. (1.0 acres) which represent low density estate properties. Homes are valued between $500,000 to close to a million dollars. South of the Blackrock subdivision there are five and ten acre single-family homes and to the west, there are many single-family homes located on two acre lots. In essence, Meridian’s south rim has an established identity that reflects large estate lots with open spaces and family friendly amenities. In contrast, the average lot size in the proposed East Ridge Estates subdivision are as small as 6,000 square feet, almost 1/3 the size of the smallest (½-acre) lot in Blackrock and almost 1/12 of the size of the west lots (2 acres). The DevCo, (herein referred to as Developer) application states the average lot will be 9,475 square feet, or well under ¼ acre. This density far exceeds any definition of a reasonable transition or continuity. Additionally, East Ridge Estates lacks the transitional (extensive entrance landscaping and signage) and formal amenities currently found in the Blackrock and Sky Mesa neighborhoods. Overall, the development does not embrace the continuity of characteristics that are found in the surrounding neighborhoods and large acreage homes that currently exist. This is in direct conflict of the City’s goals to preserve “strong, viable and recognizable neighborhood identities”. Safety Concerns During the Planning and Zoning hearing the Developer cited Taconic Dr. connecting to Cyanite Dr. as the main construction roads for multiple phases of the development; however the construction of East Ridge Avenue is required to start the project as called out in ACHD’s Conditions of Approval report. The immense increase in traffic, both in frequency and type (heavy-duty and commercial machinery) poses a great safety risk to our families in both the Sky Mesa and Blackrock neighborhoods. There are multiple school bus stops along Taconic Dr. that serve both neighborhoods. In addition, the narrow twisting entrance creates a safe and secluded environment where families feel free to allow their children to play and ride their bikes on streets such as Cyanite. Adding 60-ton trucks to the daily culture of the Sky Mesa and Blackrock neighborhoods is most certainly a recipe for disaster. The Taconic entrance is a winding .8 miles from Eagle Rd. to the present end of Cyanite. Conversely, it is only 600 feet from the intersection of Eagle and Lake Hazel to the planned East Ridge Avenue. Therefore, it’s not only safer for construction traffic to use East Ridge Avenue but more efficient. Discrepancies The plan documents approved by P&Z do not accurately reflect the plan as described in the ACHD approval summary as obtained on the City’s website. In addition, Blackrock HOA did not see the ACHD approval summary for East Ridge Estates until after the P&Z hearing as it was not uploaded to the City website until 6 March 2017; therefore, the HOA could not comment on its discrepancies at the P&Z hearing. Discrepancies that are concerning: The Developer presented a 5-phase development to P&Z; however the ACHD approval summary describes a single-phase development. During the discussion on the topography between Blackrock and East Ridge Estates the information was not factual as presented. The discussion focused on a steep grade existing along an irrigation canal (described by Developer as “a riparian creek”) in the parcel. The actual topography from Blackrock to East Ridge Estates is one of gradual grade, with some East Ridge Estates lots at a slightly higher elevation. The extreme slope of many of the lots will reduce the actual street level size of the lots, greatly affecting the appearance of the subdivision. In calculating housing density for the proposed subdivision, it appears that the commissioners and staff may not have had all of the information. The existing R2-R4 zoning in Blackrock was discussed however; the existing single-family tracts to the development’s immediate east and west were referred to as “undeveloped,” when in fact, these parcels are established 2, 5 and 10- acre single-family estate homes, zoned RUT. It would seem that these property densities were not considered in discussion of “stepped up” zoning designations. Preserving Meridian’s south rim characteristics: The southern rim of Meridian is an area that is highly coveted and indicative of open spaces and large estate lots. Families have actively sought out this area and moved here in search of a calm, scenic atmosphere where they can spread-out in their forever home. The Spurwing area has a similar attraction and was given an amendment in the City’s plan in order to preserve the existing ambiance and lifestyle of the area. These types of areas simply do not exist elsewhere in Meridian. We know that safe and healthy neighborhoods are the utmost concern for the City and therefore we 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. We appreciate and thank you for your thoughtful considerations of our concerns. Sincerely, Doug Wheeler, President, Blackrock Home Owner Association CC: Josh Beach, City Planner