HomeMy WebLinkAboutSusan Karnes / Neighborhood Survey - 8.171
C.Jay Coles
From:Susan Karnes <susankarnes@sbcglobal.net>
Sent:Thursday, August 17, 2017 4:09 PM
To:Luke Cavener
Cc:Sonya Allen; clerk; Machelle Hill; C.Jay Coles; Kathi Baumgartner
Subject:Sky Mesa East neighborhood survey, "statement" entrance
Attachments:Sky Mesa East Neighborhood Survey.pdf; Sky Mesa East Survey Results.pdf
Good afternoon, Councilman Cavener
Per your request at City Council Tuesday evening, I've attached a pdf of the neighborhood survey the Meridian Southern Rim
Coalition created and distributed to our individual members in June. After we compiled the results, I presented an overview and
representative comments to Sonya Allen and Bill Parsons--unfortunately, that report was not included in public testimony for P&Z. I
have attached it for your review, and have CC'd the city clerk, so he may share it with the rest of Council and the Mayor as public
testimony pertaining to Sky Mesa.
Due to time constraints, I was not able to answer your question about what defines a "statement entrance." As you will discern from
the survey questions, we heard quite an outcry about the original Sky Mesa entrance as presented at the neighborhood meeting. When
asked, BHH described a "stone monument" entrance. This idea offended numerous neighbors who spoke to me and argued that
Century Farm's berm and plantings along Eagle Road and entrance, opposite Sky Mesa, make a far more desirable and attractive
statement than a "stone monument."
These neighbors, and the many who agreed via survey comments, were not asking for a luxurious entrance. Instead, they specifically
complained that the lack of the developer's investment in the Eagle Road and Taconic entrance would indicate a lower price point in
housing (Sky Mesa's Phase 1 homes run about $100,000 more than Century Farm's), potentially impacting their investment, and they
argued that the entrance should be commensurate with the price points in Sky Mesa. In the marketing industry, this is referred to as a
"statement entrance," or one that clearly conveys a statement about the community's identity and character.
Most importantly, neighbors feared that the lack of berms along Eagle Road would introduce unnecessary traffic noise into a
community that is quite tranquil. Several expressed their opinion that Boise Hunter was investing as little as possible into
beautification, which would affect the longterm value of the community.
If you are familiar with the existing, beautiful plantings along Taconic into Sky Mesa, allow me to clarify: That is not Boise Hunter's
investment. The 44 Blackrock homeowners budget about $20,000 annually for the .8-mile drive's upkeep (which is on land not owned
by Blackrock but optioned by BHH, and which no doubt has benefited Boise Hunter in marketing Sky Mesa, so it amused me during
the rebuttal comments to hear about Mr. Hunter only charging each Blackrock household $250 annually to use the Sky Mesa pool.
Both sides have been quite generous, in my personal opinion.)
I hope this information about the neighborhood survey and statement entrance is helpful. Please let me know if you'd like any further
clarification; as always, I understand we cannot discuss this active application.
Warm regards,
Susan Karnes
Neighborhood Survey
Subject: Sky Mesa East proposal
Dear neighbor,
Boise Hunter Homes recently presented its revised plan for Sky Mesa East and, in response to
feedback after the meeting, the Meridian Southern Rim Coalition would like to gather our
neighborhoods’ opinions to present to the developer and the City. Please complete the survey
below and return at your earliest convenience. Your personal information will not be shared.
Results will be tabulated for statistical purposes only and shared via our Facebook page and an
email message. Comments will be anonymously compiled in a report to the City of Meridian.
Thank you,
Steering committee members
Meridian Southern Rim Coalition
1. Did you attend the April 26th neighborhood meeting? _______ Yes _______ No
2. Are you familiar with the Sky Mesa East revised plan? ______ Yes _______ No (Please send me
more information: email _____________________________________; phone ______________________________)
Background
Sky Mesa Development, LLC ( Boise Hunter Homes) will be requesting annexation and
zoning of 65.44 acres to R-4 and 32.91 acres to R-8 with 279 single family homes and 27
common lots on 98.35 acres (see attachment to this survey). The R-8 section will be located
on the north and south sides of Taconic at Eagle Road. The plan includes:
39 lots, or 14%, of 55” width
103 lots, or 36.9%, of 65’ width
117 lots, or 41.9%, of 75’ width
20 lots, or 7.2% of 85’ width
The following questions pertain to lot sizes and housing density:
3. The City of Meridian encourages diversity of housing options in the City. Do you support R-8
homes at Taconic and Eagle in Sky Mesa East?
_____ Yes _____ No
4. If you do not support R-8 homes at Taconic and Eagle, would you support R-8 homes if
located elsewhere in the subdivision?
______ Yes ______ No
If yes, where would you prefer to see R-8 homes located? _________________________________
2
5. Would you support R-8 homes at Taconic and Eagle if the street entrance to the R-8 homes
was located further from the Taconic and Eagle intersection?
______ Yes ______ No
6. Please provide any additional comments regarding R-8 in Sky Mesa East:
_________________________________________________________________________________________
7. Do you support the lot sizes as generally shown in the Sky Mesa East plans?
______ Yes ______ No
Please provide any additional comments regarding lot sizes:
_________________________________________________________________________________________________________
_________________________________________________________________________
8. The established lots along E Lodge Trail Drive are a 1:1 ratio to adjacent homes in
Blackrock. In the Sky Mesa East proposal, some Blackrock owners will have 3:1 ratio, or 3
Sky Mesa East lots adjoining their property.
Do you support the proposed Sky Mesa East lot sizes adjacent to the Blackrock subdivision?
______ Yes ______ No
9. Would you support larger or wider lots adjacent to the Blackrock subdivision, or a 1:1 ratio
of lots?
______ Yes ______ No
Please provide any additional comments regarding lot sizes adjacent to Blackrock:
The following questions pertain to green space and amenities:
1. Do you support the Boise Hunter plan for the berm and wide green space at Taconic and
Eagle? ______ Yes ______ No
2. Do you support the Boise Hunter plan for “monument” signage at Taconic and Eagle that
will identify Sky Mesa East? ______ Yes ______ No
3. Do you support the plan’s neighborhood pool and parking plans? ______ Yes ______ No
3
4. Boise Hunter plans do not include a berm or greenscape along Eagle Road, similar to
Century Farm’s. Some neighbors believe this is important for sound mitigation,
beautification and as an amenity commensurate with Sky Mesa’s identity and pricing. Do
you agree?
______ Yes, a berm with plantings should be added to a revised plan for Sky Mesa East
______ No, I do not believe a berm with plantings is important
5. Please provide any additional comments regarding green space, neighborhood pool,
entrance and/or amenities:
The following questions pertain to traffic concerns:
Developers and the City do not manage roadways in Ada County. This falls under the purview of
Ada County Highway District (ACHD), which does not have immediate plans to widen Eagle Road.
Traffic studies will be conducted periodically to identify the appropriate timing for a traffic circle or
traffic light at the intersection of Taconic and Eagle Road.
With the above understanding in mind, would you support a pedestrian signal at Eagle and
Taconic? ______ Yes ______ No
Would you support asking ACHD commissioners to hold a hearing about the traffic impact of Sky
Mesa East on traffic at Taconic and Eagle? ______ Yes ______ No
Please provide the following information:
Name of your subdivision:
Sky Mesa ______
Blackrock ______
White Bark ______
Century Farm ______
Other ______________________________________________________________________
Thank you for participating. Please feel free to attach further comments, if needed.
If you would like to be included in news alerts pertaining to our development in our area, please
provide your name, address, email and phone number, below:
________________________________________________________________________________________________
4
Please email your survey to susankarnes@gmail.com, or return to Susan Karnes, 5556 S
Graphite Way, Meridian ID 83642
(Last home at end of Hyper Dr. A collection box will be on the porch.)
Please see the following pages for information regarding:
A. Plat/overview of proposed Sky Mesa East
B. R-8 specifications in square feet, and feet
5
6
7
COMMENTS:
SKY MESA EAST
Neighborhood Survey Results
Prepared by Meridian Southern Rim Coalition
June 2017
Lot Sizes:
1. Unanimous opposition to the 3:1 lot ratio adjacent to Blackrock.
Rationale: BHH set precedent with 1:1 ratio along Lodge Trail and 3:1
doesn't reflect "transition" by any reasonable definition.
2. Strong opposition to R-8 in what homeowners understood would be a R-4
development. Unanimous opposition to its placement.
Rationale: Opposition is especially fierce because R-8 streets so close to
Taconic-Eagle intersection will exacerbate traffic congestion during rush
and school hours. Equally: fierce and unanimous belief it will alter the
established semi-rural and estate appearance and identity of the Sky
Mesa and Blackrock neighborhoods.
3. Unanimous agreement that smaller lots/higher density, if permitted, should be
closer to Eagle and Amity intersection than to Blackrock.
Rationale: Again: transition, transition.
Green space and amenities:
1. The current arrangement for BHH to maintain slopes is not satisfactory nor
sufficient.
Rationale: Compliance to City weed code is a constant battle—BHH is
never in compliance with City code, which 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 have BHH mow through the management company fell on
deaf ears--and they've been threatened with fines and misdemeanor
tickets because compliance is their legal responsibility as property
owners. Suggest that slope be a common area and development
agreement clearly task BHH/HOA with responsibility for strict weed code
compliance.
2. Current homeowners state the pool parking lot is absolutely inadequate.
Rationale: Many families are forced to walk to the pool, which is difficult
with very young children and pool floats, etc.
Sound mitigation and beautification:
1. Unanimous opposition to the lack of berm and plantings along Eagle Road.
2. Strong support for a "statement entrance" commensurate with price point for Sky
Mesa (i.e., better than what has been done for Century Farm).
Sky Mesa East Survey Comments
“There is no way the entrances and exits to the R-8 will work. Cars will be exiting from Eagle and
immediately stopping or slowing down to turn in to the North R-8 area. There is a median on
Taconic and there is no way to get around the cars slowing or stopping to turn. The cars behind
will have to hit their brakes and the backup will continue out into Eagle Road.”
“Do NOT place R-8 homes close to South Rim.”
“Tuscany and Century Farm have R-8. Blackrock and Sky Mesa should be R-2 and R-4.”
“BHH did a nice job on west side of Taconic with 1:1 ratio. The same should be done for the east
side.”
“Taconic entrance cannot support this many additional homes without traffic control.”
“With the large number of homes, the pool/playground/parking lot should be bigger.”
“Place R-8 on north side, closer to Amity.”
“R-8 is offered elsewhere. There is a need for large lot sizes.”
“Insufficient open space.”
“Don’t support lot sizes below homes on Cyanite.”
“ACHD hearings need to be done ahead of development not after everyone is frustrated and
roads have to be closed, which affects many more residents.”
“Lot sizes should be a minimum of 12,000 square feet.”
“I do NOT support the lot sizes adjacent to Blackrock.”
“Access to R-8 should be deeper within the subdivision.”
“Larger lots needed for transition to Blackrock.”
“Been told R-8 is inevitable. If so, entrance needs to be within the neighborhood, not set apart
and at main entrance.”
“There needs to be larger lots to make transition to Blackrock gentler.”
“Lots are way too small.”
“Need more green space.”
“My home is on rim overlooking proposed site and plan has THREE lots equal to the width of
mine. :-( “
“WE need height and landscaping limits so Blackrock views are not obstructed.”
“Entrance and berm along Eagle needs to be at least as impressive as Century Farm!”
“Do NOT leave slopes as individually owned property—and maintain it!”
1
C.Jay Coles
From:Luke Cavener
Sent:Thursday, August 17, 2017 5:18 PM
To:C.Jay Coles
Subject:Fwd: Growth, zoning and step ups
Please include in the record.
Sent from my iPhone
Begin forwarded message:
From: Susan Karnes < susankarnes@sbcglobal.net >
Date: August 17, 2017 at 4:58:24 PM MDT
To: Luke Cavener < lcavener@meridiancity.org >
Subject: Growth, zoning and step ups
Reply-To: Susan Karnes < susankarnes@sbcglobal.net >
Good afternoon (again),
I want to thank you for your closing comment during Tuesday's Sky Mesa public hearing, about step ups
in zoning. With your patience, I wish to make a rather lengthy personal observation independent of the
Coalition since it's not met since the Council meeting. Please feel free to add it to the record as public
testimony.
Despite Kathi Baumgartner's presentation, and the fact that the very first comment in my survey
response presentation was the overwhelming, universal objection to the proposed zoning steps up and
density, there was virtually no deliberation among Council about that topic. Yet we've understood from
Staff and Council members that annexation calls for a higher bar. And although Council "can" change
zoning, it doesn't mean it should.
This application asks for:
1. Annexation of 54.01 acres of RUT to R-4 (36.57 acres) and R-8 (27.44 acres)
2. Rezone of 38.87 acres from R-2 to R-4
3. Rezone of 6.26 acres from R-2 to R-8 (how is that even allowed given page 21 in the comp plan?
'density can only be changed one"step"'
4. Rezone of .88 acre from R-4 to R-8
It seems so clear to me that if Council removed R-8 from this application it would resolve the huge outcry
about traffic, the intersection of Taconic and Eagle, the road variance and density. And R-4 allows the
developer ample profit: with 80' lot widths and 5' setbacks in a prime elementary school district, it's plenty
profitable.
AND: In response to the BHH rebuttal statement, ACHD does NOT own right-of-way on Eagle Rd
between Amity and Taconic--so Eagle Rd will not be widened in the next two years--that's speculation,
not fact. ACHD is trying to obtain right-of-way but does not have it. I have verified that with planner Mindy
Wallace of ACHD since it was also stated as fact by BHH to P&Z commissioners, contradicting my
testimony at P&Z. Traffic load, given the enormous number of rooftops to be built, is a REAL issue.
In general, it is distressing to realize how routine it has become for step up R-8 zones to be approved in
this city--at the permanent and irrevocable loss of low density, oversized, estate and semi-rural housing,
and with the only basis, apparently, being the developers' claims that this is what buyers want--in fact, this
is all that buyers are offered.
2
(Developers claim lower density isn't what buyers want. Really? Call a Realtor and ask about 1/2-acre or
larger lots or properties. Search Trulia, or Realtor.com . They're almost impossible to find and in high
demand. During the four months my husband and I spent designing our home, we were approached by
numerous buyers and their agents. Realtors are tracking down owners in the appraisal records!)
Regardless of that argument, what does it say about our City, when low density zones are routinely
displaced by R-8 neighborhoods, with no correlating set aside?
What does it say about our City, when developers routinely present plans requiring steps up? They are
presuming Council will approve their plans.
And what, then, does it say when the Coalition and its homeowners suggest special amendments to the
comprehensive plan, but are denied by Staff "because it contradicts the FLUM"?
There is a process that all stakeholders should adhere to, and a FLUM all should respect until a new one
is drawn--BHH optioned this land knowing how it was zoned and should respect Council's denial of its
step ups; yet it seems obvious BHH is presuming the City will approve zoning changes that the majority of
residents oppose and DESPITE THE DEARTH OF R-2 HOUSING IN SOUTH MERIDIAN. I must say, it
seems almost fait accompli to me, too, based on Council's deliberation that ignored the larger questions
at hand in favor of negotiating the application's details.
Mr. Cavener, having met you and several Council members, I do believe in your and your colleagues'
commitment to Meridian and its livability. I applaud your investment of thought, concern, time and effort. I
certainly appreciate your individual responsiveness to my emails and questions, and your candid
opinions. So surely you can understand, given the pervasive R-8 developments that have swallowed our
areas's R-2 zones (as shown by Kathi's Power Point illustration), why so many residents tell the Coalition
that these innumerable step ups prove Council's lack of respect for, or inattention and/or noncompliance
to, our comprehensive plan and the City's value for "diversity in housing."
I share this feedback with you, based on hundreds of conversations and emails, for a serious reason: I
cannot emphasize enough to you and your fellow Council members the growing discontent and anger the
Coalition hears about escalating zoning density on a daily basis--and again after the Sky Mesa
deliberations. I hope Council will open its continued hearing about Sky Mesa with a discussion about--and
justification, if supporting--approval of any zoning step ups pertaining to this application, especially given
its request for annexation. I truly believe your residents deserve that conversation. This application
deserves deep scrutiny. Your constituents are eager to listen.
As always, I am aware you cannot discuss this application. Therefore, I'll look forward to hearing you
address these concerns at Council next Tuesday.
Respectfully,
Susan Karnes