HomeMy WebLinkAboutSouthern Rim Coalition15 August 2017 Meridian City Council Meeting
SKY MESA EAST
File H-2017-0068
Testimony prepared by the Meridian Southern Rim Coalition
Based upon June 2017 neighborhood survey
Contact: Susan Karnes, susankarnes@gmail.com; 817-909-0488
ROADWAYS
1. We strongly object to ACHD’s approval of a variance for two streets providing
entry to 39 R-8 patio homes 210’ from the intersection of Taconic and Eagle.
ACHD standard is 330’.
Rationale: Sky Mesa's plan does not offer a clear north-south connector. (There
is a convoluted route to Amity via Marsala.) Therefore, this intersection is
critically important for emergency response to hundreds of homes in Sky Mesa
and Blackrock. It is also our access route to Hillsdale Elementary School and the
future YMCA. Public safety should be our primary objective.
At the present time, this intersection is beleaguered by traffic delays
during school and rush hours. The proposed configuration of local streets is too
close to an intersection that soon will be complicated by:
An additional 1000+ new homes in directly affected subdivisions
(after buildout)
A traffic circle
Pedestrian crossing signal
School zone
Lengthy medians on Taconic to control right in, right out traffic
Traffic generated by the R-8 patio homes at the entrance to Sky
Mesa.
As one resident testified before ACHD, an ambulance that responded to a
medical emergency in her home in 2014 was unable to turn onto Eagle Road for
several minutes--and finally had to utilize its siren and lights. She was unable to
turn to follow her husband to the ER for an additional 10 minutes.
We believe our concerns are more than justified: It is interesting to note that the
City of Phoenix will not allow a traffic circle in these conditions. Phoenix does not
build traffic circles on collector/arterial roads where one has a posted speed limit
of 45 mph or higher; where traffic volumes are unbalanced with flows on one
road considerably more; where there is high pedestrian activity.
Recommendation
The Meridian Southern Rim Coalition respectfully requests that Council deny the
variance for two streets 210’ from Eagle Road and require the applicant to
reconfigure the roadway design to create generous allowances for driver and
pedestrian safety at the intersection.
(See 3.02.01F and 3.07.02N in Comprehensive Plan pertaining to routes to
school easily accessible by auto, walking and bicycle, and safe routes to schools,
parks and community gathering places.)
2. We are deeply concerned about chronic spee ding along our connector road,
Taconic.
Rationale: Speeding on Taconic is well documented. Sargent Stacey Arnold of
the Meridian Police Department advised me that he routinely—and easily—writes
tickets for speeds of 40-45 mph in the 25 mph zone. He further stated that law
enforcement is a poor manner of controlling speeds. The Coalition requested
traffic calming before ACHD commissioners and they concurred.
Recommendation
We respectfully request that Council support the ACHD recommendation for
traffic calming and require appropriate traffic calming other than speed bumps,
such as traffic football-shaped medians, on Taconic.
(See 3.03.02S in Comprehensive Plan pertaining to traffic calming.)
3. We are baffled by the lack of stub streets allowing future connectivity to a
parcel marked Unplatted Proposed Mini-Storage.
Rationale: This parcel is designated residential medium density according to the
City’s Future Land Use Map (FLUM). The Coalition has been advised numerous
times that we cannot introduce special amendments to the Comprehensive Plan
that contradict the FLUM—and yet here is a development application that
presumes the adjoining parcel will be granted commercial zoning in the future,
despite the lack of any action by P&Z or Council to approve such.
Recommendation
We respectfully request that Council require the applicant to redesign the
application to provide the appropriate stub streets for future connectivity to an
adjacent community.
(See 3.01.01I in Comprehensive Plan pertaining to conside ration of the City
Master Plans and Strategic Plans in all land use decisions, and 3.03.03C in
Comprehensive Plan pertaining to allowances for future street connections.)
LOTS, COMMON AREAS AND AMENITIES
1. We oppose the 3:1 lot ratio adjacent to Blackrock.
Rationale: The application’s plan for a 3:1 ratio doesn't reflect
"transition" by any reasonable definition as defined in the City’s
comprehensive plan. Boise Hunter Homes set a precedent of
appropriate transition in its first phase of Sky Mesa with its 1:1 ratio
along Lodge Trail abutting Blackrock lots.
Recommendation
Staff recommends no more than 2:1 ratio. The Coalition respectfully requests a
revision to this application that will provide a 1:1 and/or no greater than 1.5:1
ratio of all Sky Mesa lots that abut Blackrock lots.
(See 3.05.02F regarding comparable lot sizes to provide buffer interface)
2. We support staff’s recommendation that the slope adjacent to Blackrock be
designated common area.
a. The current arrangement in the first phase of Sky Mesa is for the HOA
to maintain the slope, which is privately owned property and contributes
significantly to lot sizes despite its restrictions. This spring, tall weeds placed
homeowners at risk of misdemeanor tickets due to noncompliance with the City’s
code regarding weeds and created friction between Sky Mesa and Blackrock
neighbors when Blackrock homeowners asked Code Compliance to enforce
weed control—unaware that property owners below in Sky Mesa, their neighbors,
would be held liable for the non-performance of their HOA.
Rationale: Compliance to City weed code has been a constant battle. City code
states weeds cannot be more than 8" tall. Weeds mowed 2 and 3 weeks ago are
already taller than code permits--and although BHH has agreed to mow every 5
weeks (previous agreement was twice each growing season), this will not begin
to comply with code. Homeowners report their concerted calls and emails this
spring to the HOA management company to have the slope mowed fell on deaf
ears--so property owners on Lodge Trail were threatened with fines and
misdemeanor tickets because compliance is their legal responsibility as property
owners.
b. The slope in the first phase of Sky Mesa is designated as non-buildable
(although this is only mentioned in the plat and not in the CCRs, and is
causing confusion related to what IS allowed.)
Rationale: As we’ve witnessed in the Boise foothills, the integrity of slopes on
which homes like those in Blackrock are built must be vigilantly protected. As the
Coalition understands it, the City has no grading regulations.
Recommendation
The Coalition supports Staff’s recommendation that slopes abutting Blackrock be
designated common area (relieving individual owners of liability related to weed
control and erosion). We ask that the development agreement clearly task the
HOA with responsibility for planting and maintaining erosion controlling plants,
and strict and timely weed code compliance.
We further request that the slope be designated nonbuildable in the DA and
CCRs.
We further ask that lots in Sky Mesa below the Blackrock subdivision be
redesigned to ensure appropriate transition in lot sizes between the two
subdivisions.
3. The Pool
Four spaces for the proposed clubhouse and pool will not provide enough
parking for 278 homes, as proven by the first phase of Sky Mesa and
given the number of homes beyond reasonable or safe walking distance.
Sargent Stacy Arnold mentioned to me his concern about congestion
created by the pool and parking lot in the existing Sky Mesa
neighborhood, which he witnessed while issuing a speeding ticket.
Rationale: Due to scant parking, many young families are forced to walk to the
pool, which is difficult with very young children and carrying pool floats, etc.
Current homeowners state the pool parking lot in the existing Sky Mesa
development is absolutely inadequate. They are forced to park along the
adjacent street, which creates a constant hazardous situation for drivers and
pedestrians. Many residents will need to cross Taconic, a collector street, to
access these amenities. Street parking creates a hazardous situation for drivers,
children and pedestrians alike, especially along a collector street.
Recommendation
The Coalition requests that Council ask the developer to provide a greater
allocation of parking spaces that will reasonably meet the needs of 278 homes,
without sacrificing additional green space in the adjacent park.
4. Trailways
The Coalition supports Staff and the Compass Report’s recommendations
for continuity with the regional pathway network map and request
generous and optimal trails, paths. We further encourage the City to
consider greater green space expanses in developments of this size
without a contiguous park so older children may have ample space to
recreate, perhaps in impromptu soccer and sandlot baseball games; tot
lots offer limited recreation spaces.
We further respectfully request that Council require bike lanes along
connector streets in suburban communities, to support our community in
motion initiative and provide safe spaces for our numerous cyclists.
(See 3.05.02E pertaining to bike lanes on collectors streets in urban
settings.)
CONCLUSION
To adhere to guidelines set forth by the City’s comprehensive plan regarding
transitions between density zones, recognizing the identities of existing
neighborhoods and enhancing the unique characteristics of each, the Meridian
Southern Rim Coalition respectfully asks for the following:
1) That Council deny the variance for two streets 210’ from Eagle Road and
require the applicant to reconfigure the roadway design to create
generous allowances for driver and pedestrian safety at the intersection.
a. (See 3.02.01F and 3.07.02N in Comprehensive Plan pertaining to
routes to school easily accessible by auto, walking and bicycle, and
safe routes to schools, parks and community gathering places.)
2) That Council support the ACHD recommendation for traffic calming and
require appropriate traffic calming other than speed bumps, such as
traffic football medians, on Taconic.
a. (See 3.03.02S in Comprehensive Plan pertaining to traffic calming.)
3) That Council require the applicant to redesign the application to provide
the appropriate stub streets for future connectivity to the adjacent parcel
labeled Proposed Mini-Storage that is, in fact, designated residential by
the FLUM.
a. (See 3.01.01I in Comprehensive Plan pertaining to consideration of
the City Master Plans and Strategic Plans in all land use decisions,
and 3.03.03C in Comprehensive Plan pertaining to allowances for
future street connections.)
4) A revision to this application that will provide a 1:1 and/or no greater than
1.5:1 ratio of all Sky Mesa lots that abut Blackrock lots.
(See 3.05.02F regarding comparable lot sizes to provide buffer interface)
5) That slopes abutting Blackrock be designated common area (relieving
individual owners of liability related to weed control and erosion). We ask
that the development agreement and CCRs clearly task the HOA with
responsibility for planting and maintaining erosion controlling plants, and
strict and timely weed code compliance.
6) That the slope be designated nonbuildable in the DA and CCRs.
7) That lots in Sky Mesa below the Blackrock subdivision be redesigned to
ensure appropriate transition in lot sizes between the two subdivisions.
8) That Council ask the developer to provide a greater allocation of parking
spaces that will reasonably meet the needs of 278 homes, without
sacrificing additional green space in the adjacent park.
Respectfully submitted,
Susan Karnes
Steering committee
Meridian Southern Rim Coalition