HomeMy WebLinkAboutLetter from Harry Woodruff
RE C E IVEl)
December 7, 2004
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CITY OF MERIDIAN
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Meridian City Council
Meridian City Hall
33 E Idaho Ave
Meridian, ill 83642
Dear Council Members:
I am writing this letter requesting that you disallow the application ofDyver Development to
develop the parcel of property to the immediate west of our subdivision location. I believe you
will have the file presented for review at your December 14th, 2004 meeting (File No. PP-O4-
034).
My reasons for the denial request are many. I am enclosing a copy offmdings which I believe to
be in contradiction to the goals of the Meridian City Comprehensive Plan. I believe this
development is undesirable as a future neighborhood and development for the City of Meridian
and its citizens. The main point of contradiction is that of "compatibility". I and other residents
of the Golf View Estates subdivision have tried, to no avail, to gain an impartial and fair
audience with the Meridian Planning and Zoning Commission. Thus, I ask you to carefully
review the fmdings of the research here presented ( enclosed), the Planning and Zoning
Commission recommendation, the Staff Report, and any other information that you may find to
be pertinent.
One of the reasons that I am compelled to address this issue is created by the manner in which I
have found the application process to have been developed. While I realize that this is not the
place to plead a case for revision of that process I feel it must at least be given some
consideration. Having citizen input into the development approval process should be a welcome
tool in assuring that our City continue to be developed for the betterment of the community as a
whole. I remain perplexed as to why the citizenry seems to be contacted as if out of necessity to
only satisfy the " letter of the law"! While people were given an opportunity to speak it was on a
very limited basis and that testimony was viewed as having little or no weight in the decision
making process. I felt that the Planning and Zoning Commission did not conduct itself with
proper consideration to the citizenry to which it should be accountable. Materials presented at
the continuation hearing were not even reviewed by the Commission prior to their rendering a
pass recommendation on the development in question. Whether the Commission deemed the
arguments presented to be qualified or not, they should feel bound to at least review the materials
presented.
The material in question is again here presented (enclosure) for your review in hopes that a more
agreeable compromise may be considered. Although legal description of the term "compatible"
mayor may not be in question all the Council need do is drive through the residential areas, that
were presented by the developer as "good examples" of compatible neighborhoods he has
developed, to see that in as much they are not comparable or compatible. I have no desire to see
the area in question go undeveloped. I would like to see a continuation of what the residents of
Golf View Estates have strived to build. . . a solid, enduring, and desirable neighborhood.
Your time and consideration in these matters is greatly appreciated. Please feel uee to contact
me if! can be of any assistance in regard to this topic.
\C\~
Harry Woodruff
President, Golf View Estates #2 HOA
4386 W. White Birch Ct.
Meridian, Id. 83642
884-3700 hm
412-7745 cl
Memorandum
To:
MERIDIAN CITY PLANNING and ZONING COMMISSION
cc:
From: GOLF VIEW ESTATES HOMES OWNERS ASSOCIATION
Date: November 4, 2004
Re:
MILLIRON PLACE SUBDIVISION - Preliminary Plat Application
The Homeowners Association of Golf View Estates, which lies immediately northeasterly of the
proposed Milliron Place Subdivision is in opposition to approval of the preliminary plat as currently
proposed. Our opposition is based upon the following:
Ljffilli,-on Place Subdivision does not appear to "be designed to ensure compatibility
with adjti¡;enr~isting ... developments" as required by Meridian City Code 11-10-1.
Meridian Çit)r C(jde 11-10-2 requires that new residential housing developments like Milliron
Place Subdivisionlllust be designed and constructed in a manner that perpetuates the nature of
developments already in existence. That section reads as follows:
11-10-2: COMPATIBILITY WITH EXISTING OR PROPOSED
DEVELOPMENTS: All new residential housing developments in the City
shall be designed to ensure compatibility with adjacent existing and/or
proposed developments. (Ord. 592, 11-17-1992)
It is my understanding that Golf View Estates, which surrounds the proposed Milliron Place
Subdivision on the east and north, contains substantially larger lots and homes than that which is
proposed. There appears to be no effort by Diver Development to comply with Meridian City
Code 11-10-2 because they have clearly not designed Milliron Place Subdivision to "ensure
compatibility" with Golf View Estates.
Both Golf View Estates and Milliron Place Subdivision are located within the City of Meridian in the
R-4 zone. Meridian City Code 11-10-4.A. requires that any new single-family detached housing in
the R-4 zone must be at least 1,400 square feet in size exclusive of the garage area. Based upon my
conversation with Mr. Woodruff, this approximately half of the size of the smaller homes in Golf
View Estates. Furthermore, the proposed preliminary plat contains at note 9 a recitation of this
requirement, stating that "all residential homes shall be a minimum of 1,400 sq. ft. excluding the
garage." In other words, the Milliron Place Subdivision is being designed not "to ensure
November 3, 2004
compatibility" with surrounding development, but to authorize construction of the smallest homes
possible in the R-4 zone.
Similarly, Meridian City Code 11-9-1 sets the minimum lot size in the R-4 zone at 8,000 square feet
By my reading. of the proposed preliminary plat, 61 of the 83 lots proposed for development in
Milliron Place Subdivision are exactly 8,000 square feet or exceed that bare minimum by less than
5%. Again, it appears that Milliron Place was designed, almost exclusively, to accommodate lots of
the absolute minimum required size. This is not compatible with Golf View Estates which has lots of
much greater size and character.
In short, while the proposed development of Milliron Place Subdivision appears to comply with the
bare llÚnimum requirements of the Meridian City Zoning Ordinance for the R-4 zone, there appears
to be no effort whatsoever to design the subdivision "to ensure compatibility with adjacent existing...
developments" as required by Meridian City Code 11-10-2.
2. The Milliron Place Subdivision may be brought into complionce with Meridian City
Code 11-10-1 by complying with the "site planning review" provisions of Meridian City Code 11-9-
3.
The Meridian City Planning and Zoning Commission has the discretion to require, as a condition of
approval in addition to those items required as llÚnimum development standards by the Meridian City
Zoning Ordinarice and Subdivision Ordinance, that the development of Milliron Place Subdivision be
subject to "site planning review." According the Meridian City Code 11-9-3, "[t]he purpose of this
review is to ensure that development and construction occurs as it is represented it will occur."
Through this site planning review process, City staff, and potentially adjoining neighbors, have the
opportunity to address those instances where Milliron Place Subdivision may be in violation of
Meridian City Code 11-10-2. Presumably, this process can include at least assurances that portions
of the Milliron Place Subdivision will buffer the dramatic differences in compatibility between
Milliron Place Subdivision as proposed and the existing Golf View Estates.
3. The Milliron Place Subdivision may be brought into compliance with Meridian City
Code 11-10-3 by complying with the "design review" provisions of Meridian City Code 11-9-3.
In addition to the site planning review provisions of section 11-9-3, implementation of the design
review requirements of Meridian City Code 11-10-3 might also be useful in assisting development of
Milliron Place Subdivision. That section reads as follows:
11-10-3: DESIGN REVIEW: All new residential housing developments in
Meridian shall be subject to design review to ensure that the proposed
housing units are within an established area of community housing need as
defined by the Meridian City Housing Plan which includes the HUD housing
inventory and housing goals and the objectives of the Meridian
Comprehensive Plan. (Ord. 592,11-17-1992)
This design review process, which triggers the Meridian Comprehensive Plan discussed below, might
be useful in reviewing Milliron Place Subdivision for its compatibility with existing Golf View
Estates. These two ordinances taken together (11-9-3 and 11-10-3) provide the City with discretion
to assure that Milliron Place Subdivision 1) is approved and developed, and 2) is developed in a
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November 3,2004
manner that will ensure compatibility with Golf View Estates as required by Meridian City Code 11-
10-2.
4. As currently proposed, Milliron Place Subdivision does not address community
concerns expressed in the Meridian Comprehensive Plan.
In reviewing and updating the Meridian Comprehensive Plan in July of 2002, the Comprehensive
Plan Committee expressed a concern of the community that extensive subdivision of property for
residential purposes that only meets the minimum lot and house size requirements of the zoning
ordinance creates a lack of residential diversity. The community expressed a desire "for
introducing both lower density ranchettes and higher density apartments" as opposed to a
consistent pattern of small lots and small single-fallÙly homes. Comprehensive Plan, Chapter
VII, page 91.
Milliron Place Subdivision as proposed is an extension of entry level or "one step up"
development that prompts this concern. On the other hand, Golf View Estates certainly comports
with the desire to establish lower density ranchettes. For this reason, development of Milliron
Place Subdivision in a fashion consistent with Golf View Estates perpetuates the desire for lower
density ranchettes. In other words, the Comprehensive Plan supports Meridian City Code 11-10-
2 which would require compatibility between Milliron Place Subdivision and Golf View Estates.
5. As proposed, MUliron Place Subdivision is inconsistent with Objective C, Goal I of
Chapter VII, the Land Use and Housing Component of the Meridian City Comprehensive Plan at
page 101.
Objective C of Goal I on page 102 of the Meridian City Comprehensive Plan instructs that
development approvals should "[m]aintain integrity of housing areas to preserve values and ambience
of areas." Milliron Place Subdivision is certainly well designed and comports with bare minimum
requirements of the zoning and subdivision ordinances. However, because it is substantially different
from Golf View Estates, and other developments in the area, it certainly does not perpetuate the
residential values and ambience of the general area in which it is proposed. Developments that do not
comport with the Meridian City Comprehensive Plan should not be approved by the Planning and
Zoning Commission.
6. As proposed, Milliron Place Subdivision is inconsistent with Goal I of Chapter 8, the
Implementation Tools Component of the Meridian City Comprehensive Plan at page 112.
Goal I of the Implementation Tools Component of the Meridian City Comprehensive Plan at
Chapter 8, page 112 requires with mandatory language that the Meridian City Comprehensive
Plan be used to shape development at this site. That goal reads as follows:
Goal I: The City of Meridian Comprehensive Plan and related ordinances
will be used by citizens and city leaders to shape the future of the City of
Meridian and surrounding Area of Impact. (emphasis added).
Much trouble, effort and public input went into the creation of the Meridian City Comprehensive
Plan. Any deviation from its terms that may result in the approval of incompatible developments
should be rejected.
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November 3,2004
7. Even if the Milliron Place Subdivision is approved, portions of the Meridian City
Comprehensive Plan dictate in favor of signifICant buffers.
Objective D of Goal I of the Land Use and Housing Component, Chapter 7, of the Meridian City
Comprehensive Plan requires that the City "[p]lan for appropriate uses within rural areas." One
of the actions required to implement this Objective and Goal is as follows:
8. Require new urban density subdivisions which abut or are proximal to
existing low density residential land uses to provide landscaped screening or
transitional densities with larger, more comparable lot sizes to buffer the
interface between urban level densities and rural residential densities.
Objective C of Goal IV, of the Land Use and Housing Component, Chapter 7, of the Meridian City
Comprehensive Plan speaks to the implementation of buffer areas between land uses of varying
intensity and density. One of the actions proposed to implement Objection C is as follows:
To require screening and landscape buffers on all development requests that
are more intense that adjacent residential properties.
Taken together, these two actions set forth in the Meridian Comprehensive Plan would dictate in
favor of a moderate transition "interface" within the design and development of Milliron Place
Subdivision to serve as a buffer between the higher density, smaller home size portions of Milliron
Place Subdivision and Golf View Estates. Specifically, these actions may be implemented in this
matter by requiring a portion of Milliron Place Subdivision "open space" to be located along the
existing walking path/common area on the southwesterly edge of Golf View Estates. By aligning
common area from Milliron Place Subdivision with common area of Golf View Estates, the entire
area can be enhanced and a broadened buffer implemented as a transitional area. Furthermore, those
lots and homes closest to Golf View Estates should be required to upgrade toward compatibility with
the lot sizes and home sizes in Golf View Estates.
Block 1, Lots 7 - 20 and Block 5, Lots 1 - 4 of the proposed Milliron Place Subdivision should be
expanded in size to accommodate the Meridian City Comprehensive Plan's requirements of
transitional interface or buffer areas. This would lessen the impact of the transition between the two
subdivisions.. In addition, the minimum house size for these lots should be increased :from the bare
minimum of 1,400 square feet to approximately 2,000 - 2,500 square feet, which will place them in a
transitional category between most of the development in the two subdivisions.
Implementation of buffering design features will help to provide some conformance with the
Meridian City Comprehensive Plan, while at the same time protecting the private property rights of
the developers of Milliron Place Subdivision.
Respectfully submitted on this ~ day of November, 2004.
~\j
tes Homeowners Association
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