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Home My WebLink AboutLetter from Givens Pursley -- n_- ----. ..- .vvvvvvv.o """'W1AN i"&¡; D~fT- .. City Clerk @OOI 660 E. Watllll<>wer Lan.. Suite 202 Meridian- 10 83642 Phone: 208.884.5533 Fax: 208.888.6854 City of Meridian Planning & Zoning Fax RECEIVE]} t. Fax: ..; /ðv I¿. ~;r,' (:1 CITY OF I'AERIDIAN To: ";-.::::'rr From: SteVe Siddoway Pltone: Ðate: '/~r- r Pages: J1 cc: file - ~Jr- D Ulgent D "or Review D Pie...... Com.......t D Please Reply D As Requssted -Comments. 'P~ .u -f. ~ Þri"ã r-.t SEP 28 '04 09:26 2088886854 PAGE Ç,1 . - . - - -'- ovvvvvvv", """UUIA!' y&¡; V.ëY'J. GIVE@J?tSLEY m LOWOFFIees "" W, Ban- Shot Fa eo. 272<1, """"" e.,., TElEPHONe lOa 38&-1200 FACSIMILe: >De :188-13"" WEBSI1é___.""",,- GoryG.Allon "'~T.- ""ri""h~.L- WlIiemc;.CoI. "",.., Co -mo, Thom..e."""", Roy LMo eg""" 11m,,". P. F.....do JoIiivyc.-.. """.L """'~ KanT,"'"", o"'...,,""'~- Anno C. ""n"" J818myø,LIJGO """""G.Loo Sept~berI6,2004 City of Meridian Planning and Zoning Commission Anna Borchers Caoning, Pla.oning Director City ofMeridial1 PI=ing and Zoning Department 660 E. Watertower, Suite 202 Meridian, ID 83642 RE: .. cit! cf~1-' ,., /lJOp2 rLJIJLJI11L Vgf ":iT'r OF Co-IdR.""'bo"" D.""...,...lIo.J,. e""rA.""'""", I<ImberIY D. Moloney J",nM""""" -O"R_",. ""Iy GroOM "'ea....11 C)m~;'A.Mer". 0.""-'" H."'", L "wo",...". -...okJ."",.. ;"5On B. Mon~om"Y ""'... K. NaJaon -e,N- W. liu"" O'RJ""', U-M. Kingsbridge Subdivision Annexation & Zoning, Preliminary Plat, Conditional Use & Planned Development City of Meridian File Nos. AZ-04-023; PP-04-030; CUP-04-032 Dear Commissioners and Director Canning: "'.,..,0.°" -OIIILPu""", -""V'So=, H. Barton Tho""", LLM, J. wml... V.'n Cool", e...... -. B. W!>". M""oeIV, Woodh"'.. Jom.. A. MeCiura ""COUNSEL -",0.G1ven8 AeTIRED This fiml represents Vision First, L.L.C., the developer for Kingsbridge Subdivision. Vision First is very pleased to present a development that the City Staff characterizes as a "quality development" with "one of the most generous lists of amenities in recent memory." Vision First has strived to achieve a first-class development and it is nice for their effons to be recognized. Vision First concurs with Staff's recommended conditions of approval except Site Specific Condition No.2, which would require Vision First to get the written consent of a majority ofDartmoor Subdivision lot owners to develop that portion of Kings bridge Subdivision located on Lot 11, Block 2 of Dartmoor Subdivision ("Lot 11 "). To begin, we note that Vision First already meets Condition No.2 becanse each and every lot owner in Dartmoor Subdivision has already consented to. the resubdivision and development of Lot 11. However, Vision First objects to the proposed condition because it might be interpreted to mean that Vision First must get a new, separate written approval of a majority of the Dartmoor Lot owners. Because the Dartmoor owners have already consented to the resubdivision and development of Lot 1], there would be no other reason for the condition. In addition to being legally flawed, such a condition would set bad precedent !òr the City and it would create an unnecessary lawsuit between Vision First and the Dartmoor owners. For those reasons, as further discussed below, we respectfully request that the City of Meridian approve the proposed development without Site Specific Condition No.2. SEP 28 '04 09:26 2088886854 PAr,F.f1::> -- ---- --'n ..- .vvvvvvvvO JD.I:.1'tlU1AN y&¡; VJ::PT. .. Ci1:Y Clerk @OOJ City of Meridian Planning and Zoning Commission September 16, 2004 Page 2 Site Specific Condition No.2 would be legally flawed for several reasons. First, the proposed condition exhibits It misunderstanding of the nature of Ada County's "open space" restriction. Second, the proposed condition would diminish the City's exclusive power to control development within its colporate limits. Third, the proposed condition would apply Ada County's ordinances in a manner that Ada County would JlOt apply its ordinances. The proposed Condition No.2 reads: Approval of the plat is conditioned on the applicant demol1strating written approval by a majority of the lot owners Ù1 Dartmoor Subdivision of the subdivision and development, or as an alternati\,'e, a favor<ible final decision by the District Court for the Fourth Judicial District of the State of Idaho declaring that the applicant has the right to subdivide and develop the property notwithstanding the non-build restriction placed on the property by Ada County. Such approval shall be required prior to submittal- of any final plat applications or issuance of any building permits. ~ noted above, the proposed condition is already met because each and every lot owner in Dartmoor has expressly and conclusively consented to the resubdivision and development of Lot 11 in accordance with applicable lolling ordinances by conspicuous Janguage placed on the !Tont page of the CC&Rs for Dartmoor Subdivision. See ~ 3, Article 11, Dartmoor CC&Rs. Eaeh and every lot owner knew, before they purchased their lot, that Lot II would be resubdivided and developed in the future accordiÍ1g to the then applicable zoning ordinances. The language in Article 11 of the CC&Rs, as follows, could not have been more clear: "As provided in Section 5.28 (sic-actually 5.27] of this Declaration, Lots 1 and 11, Block 2 are excluded by the Grantor fi-om coverage of this Declaration. By accepting a Deed to a Lot within Dartmoor Subdivision, each. Owner shaJl be co c usivel dee ed t ave w 'ved ob.ection to the exel io of said Lot 1 and 11. Block 2 and consents to the fe-subdivision and development thereof in accordance with the zonimr ordinances then in force and effect and applicable to Lot 1 and ll, Block 2, including such re-subdjvi~ng and develo:ment as shall rcauire that access to Lot 1 and 11. Block 2 will be rovided bv the ublic riiilit{s) ofwav within Darttnoor Subdivision. and that the utility facilities locaied within Dartmoor Subdivision may be extended to serve said Lot I and ll, Block 2, including a fe-subdivision thereof." (Emphasis added.) Ifproposcd Site Specific Condition No.2 is interpreted to mean that Vision First must get a new, separate written approval of a majority of the Danmoor Lot owners, the proposed condition essential1y gives the neighbors absolute veto rights that were never contemplated by anyone, There is no legal basis in any Ada County or City of Meridian ordinance for granting veto rights to neighbors. lithe City does not delete Site Specific Condition No.2, the City needs to identify the legal basis for granting veto rights to the neighbors. Furt!¡ennore, the interpretation would set a very bad precedent for the City by creating a new class of SEP 28 '04 09:27 ;:>ç:tq:<¡:¡¡:;¡:¡C:L1 CN-." ~7 . -. ---- .--.0 ..- .VVVVVUVVO lIU:.'UUllU' 1"&1: V.ëI'T. .. City Clerk @OO4 City of Meridian Planning and Zooing CODmÚssioIl September JG, 2004 Pagc3 neighborhood "veto" rights based on a mexe assertion of a priva:te right from private covenants. If the above condition is adopted, Vision First would be forced to sue each and every one of its Dartmoor neighbors, or the City, or both. It is not in anyone's interest to begin this development with lawsuits. Furthermore, proposed Condition No.2 exhibits a misunderstanding of the nature of Ada County's "open space" restriction and the exclusive right of the City of Meridian to control development wit1ún its corporate limits. First, Ada County would not apply the open space limitation to prohibit any future development on Lot II. The old Section 8-4B- 7 of the Ada County Code (which was referenced in note 9 on the plat of Dartmoor Subdivision) was amended and recodified by Ada County in 2000 as Article J, Chapter 4, Title 8. The current open space standards - which Ada County would apply to Lot 11 - allows open space lots to be developed once it has been rezoned to a district that allows a density of 5 acres or less per dwelling and urban services are available. See Ada County Code § 8-4J-3.D.l.a, The City of Meridian's annexation and rezone of Lot II clearly meets the above reqlùrements and would allow development of the property. Second, prohibiting development of Lot II because of a repealed Ada County open space requirement runs con1:raIy to the City of Meridian's exclusive power to control the zoning and development of the lands within its corporate limits. The Staffis exactly right when it stated that "It has been staff's understanding that the County's open space restrictions are voided if the property is annexed to a city and urban seIVices are available." The entire pwpose of annexation is to subject the =exed lands to a good urban planning and zoning scheme. Even if the old open space requirements were still in force, it would create very bad precedent for the City to apply Ada County's development ordinances to City lands. It appears that proposed Condition No.2 was motivated by a letter from Robert Bums to one of the Dartmoor residents dated May 27,2004. The letter, however, is factually and legally flawed and it would be dangerous for the City to rely on Mr. Burn's analysis to suppOrt the proposed condition. In brief, Mr. Burns asserts that Dartmoor residents were "assured by the recordation of the Plat that [Lot II] would not be developed for 15 years and they were further assured by the recordation of the CC&Rs that [tot 11] would never be developed." Burns Letter, Page 2, ~ 3. 111e Plat and CC&Rs, however, expressly state the con1rary. The CC&Rs plainly state. in conspicuous language on the first page, tl1at Lot 11 may be resubdivided and developed "in accordance with the zoning ordinances then in effect and applicable" (i.e., at the time of application, April 2004). Note 9 of the Plat plainly states that Lot II is subject to the "open space" requireJI1ents of then Section 8-4B-7, now codified as Article 8-43, which would permit resubdivision and development of Lot II. Of course, none of Ada County's ordinances will apply to the property once it is annexed into the City. Annexation is proper because Lot 11 is within the Meridian Area of City Impact, is contiguous to the Meridian city limits and is serviceable by public utilities. SEP 28 '04 09:27 2088886854 PAr.F. çw ..' -.. u., vo. vv . = .voooooo.. 1\IJjlUV1AN 1'&1: DEfT. .. City Clerk @OO5 City of Meridian Planning and Zoning Commission September 16, 2004 Page 4 Mr. Burns' reliance on Sections N(g) and 5.01(b) of the CC&Rs "to proscribe any development of [Lot 11)" is misplaced. Both provisions expressly limit their applicability to avoid conflicting with the clear language in Article II of the CC&Rs. ,See Section N(g) (limited the use of Lot 11 to agricultural pu.rposes "except as otherwise provided herein") and Section 5.01(b) (restating the same limitation "subject to the limitations as provided in this Declaration"). The only proper reading of the above sections is that Lot 11 would be used for agricultural purposes until resubdivision and development is allowed by then applicable zoning ordinances as clearly indicated on the first page of the CC&Rs. The assertions of Mr. Bums are only that - mere assertions. If the City adopts Site Specific Condition No.2, it will be picking sides in a private dispute between Vision First and the Dartmoor owners about the interpretation of private CC&Rs and outdated Ada COlUlty zoning ordinances. The City should not put itself in the middle of such a private dispute where it would be defending Mr. Bums' misplaced assertions. For the reasons discussed above, we respectfully request that the City of Meridian approve our proposed development without Site Specific Condition No.2. V ray tTUly yours, LEMlFGL:ehk Enclosures: Plat ofDartmoor SubdivisÌOIl CC&Rs of Oartmoor Subdivision Ada County Code § 8.4J.3D cc: Jill Holinka, City Attorney Sævc Siddoway, Principal PIaDne:r B¡1Ice FreckietoD, Sr. EngiDeerwg Teeh Vision First, LL.C. SEP 28 '04 09:27 2088886854 PAr.F . ç¡c; .. -.' -_v. VVoVV .- ,uooooooo~ J!Il\.KW1AN Y&:G DEfT. .. C11;y Clerk ~ If. ! ., ~ ~ ........ ~ . ~ ~ ~i ,~{~"o ~ ~ ~ i! 5f~ ~ D u"" J ~..5 ii Z ;;"~P!.~ 11/ ~ ~ '" J,. ~""~ ! .l!Joo;'";>";>~~ i ~ n; d¡¡B ~ 9.t '. f i . i š . <¡¡ . ~ .. ." ~. ~ . ~ i ~.g f i~. g ~¡t! ~ ~ .¡~a ;. .~~ a si!¡ ~ i ; ~iiê d ;.~ ~ ~ " 3 ~ ".ili °. ~e~. ~¡i; i g ~ !~~ ;~ ~~¡ ~ ~j'si S., . ~8~¡ I; !i~ ~ ~~ ~ E-~ r , iht .~. ~v.." ~ .:i. 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I.~.I. .' IN WIT"...TlI_",.".,,_bu........ n...........,.".. 01"."',... ....ß.'~""ba... OIIAN1V1~ PEGGY J, JACOBSON ~ NOTARY PUBLIC ~ STJtI'e OF IDAHO STATe OF UA/fo. I Ca...tf .f ADA) '" On tIll. lo""-o.y .f-.27fUl!:.t.. , U!1!f.., ..r.", øc, f1 718'Jz,Lr.¡ P......llf app"'"ð...7ü~~ nf... Tn, ~ /;...n. ""iJ'¡'Jl1 ;"/Sl-ybJ" A.:'f~;' L~ ~f~hO . ~no... to ... to.. tn. p""" ""'5O n....s '" ..bs.rlbl. t. tno ""hl~ ~'r....nt IAti :~~'odgod t. ... tI,", ......t.d th, ¿N ~ITItEss IIII£.\£OF, 1 hoVe h,..... s.t ..,. ...d and Orn...d .., ofn.lol "'1 h d DECLAMTJQN OFCOVEN/ond _. In till. .a"IF! t. /I t' '.0 If ..It. . '" '.0.. ".'; c !. '" .. 'F' , Id,,"o, '" .} r~\ ~":' i'-i'," ..'>:~""'" ;',: ", '-'.;: '. .¡,.' ... SEP 28 '04 09:32 :?$ 2088886854 PClr.¡: 10: '- - ,,' ~ SEP 28 '04 09:32 -- nn.._... ¡""""UlAN i"&;t; V.ëPT. .. City Clerk @016 Exhibit A-Ordinance 389 2. Cluster. subdivision. Not less than 75 percent of the total area of a cluster subdivision, as described in Section 8-28-6 of this Title, shall be designated as, and used exclusiVely for, dedicated open space, as set forth in this Arlicle. 3. Planned unit development Not Jess than 10 percent of residential areas of planned unit developments shall be designated as, and used exclusively for, dedicated open space, as set forth in this Article. C. Allowed open space uses. The allowed open space uses shall indude, but not be limited to, the following: 1. Natural areas; 2, Agriculture; 3. Community garden plots for cultivation by residents; 4, Recreational areas designed for specific passive and/or active recreational uses including, but notlimiled to, golf courses, tot lots, tennis courts, swimming pools, and ball fields; 5. Greenways identified on the adopted Ada County Ridge-to-Rivers Pathway Plan; 6. Lawns or ground cover with or without trees; 7, Riding trails and common pasture; 8. Use associated with an historic structure; or 9. Any combination of uses listed above. D. Term and form of restrictions for dedicated open space. 1. Non-farm subdivision. All development restrictions shall be noted and/or shown on the final plat and shall be recorded as either a deed restriction or a conservation easement prepared subject to the regulations of Idaho Code §55-21 05. a. Open space areas shall be restricted from development until both the following conditions have been met í. The subject properly has received development approval and approval for a zoning ordinance map amendment to 1) a commercial or industrial district or 2) a residential or rural district that allows a density of less than or equal to 5 acres per dwelling; and 4J-2 2088886854 PAr;¡:-, ,~ ,- ----.no.. """'lV'"" i"&:G VJ>l"f. .. City Clerk @017 --- . ---.- L Exhibit A-ordinance 389 *- ii. Urban services are available to the proposed development. 2. Cluster subdivision. Areas designated as dedicated open space shall be restricted from development until the site receives approval of a master site plan and/or final plat and the Proposed development shall be served by a community water system and a munidpal or central wastewater collection and treatment system. Development restrictIons shall be noted anellor shown on the final plat and shall be recorded as either a deed restriction or conservation easement prepared subject to the regulations of Idaho Code §55-21 05. E. Ownership. Dedicated open space shall be held in one or more of the following methods of ownership: 1. Condominium. If ownership of the proposed development is held as a condominium in conformance with Idaho Code, Tme 55, Chapter 15, the dedicated open space may be held as a common area of the condominium. 2. Homeowners association. The dedicated open space may be held in common ownership by an incorporated homeowners association. 3, Fee simple dedication. a. The dedicated open space may be dedicated to a Federal, State, or municipal government body empowered to hold an interest in real property subject to the laws of Idaho or the United States, or a charitable corporation, charitable association, or charitable trust, the purposes or powers of Which include retaining or protecting the natural, scenic, or open space values of real property, assuring the availability of real property for agricultural, forest, recreation, or open space use, protecting natural resources, maintaining or enhancing air or water quality,or preserving the historical. architectural, archaeol,ogical, or cultural aspects of real property, b. The applicant or owner shall submit for County review and approval any offer of dedication and the terms and conditions thereof that demonstrate the dedicated open space shall be maintained as dedicated open space for the required term as specified in Section 8-4J-3D above, c. The Board may. but shall not be required to, accept any POrtion or portions of the dedicated open space, provided the land is accessible to the residents of the County, there is no cost of acquisition other than any costs incident to ownership, such as We insurance. and the Board agrees to and has access to maintain such lands. 4. Private ownership. F. Maintenance requirement. In the event any private owner of dedicated open space fails to maintain same according to the standards of this Trtle, Ada County may, in accord with the dedicated open space plan and following 4J-3 SEP 28 '04 09:33 2088886854 PAGE.1?