HomeMy WebLinkAbout2019-10-07 Gloria Beattie FLUM Signatures1
Charlene Way
From:Gloria Beattie <gloriabeattie53@gmail.com>
Sent:Monday, October 07, 2019 7:20 AM
To:Meridian City Clerk
Subject:Petition to Retain Low Density Residential Land Use Adjacent to El Gato Lane
Attachments:Petition_FLUM_Revision_El_Gato_Lane.pdf
Attached is a petition to retain the current Low Density Residential
land use classification as shown on the Future Land Use Map for
the area adjacent to and in the immediate vicinity to El Gato
Lane. This petition is submitted for consideration prior to and at the
Planning and Zoning Commission meeting on October 17th.
Respectfully,
Gloria Beattie
Chuck Sundby
6155 W. El Gato Lane
Meridian, ID
Virus-free. www.avast.com
TO:
DA TE:
S UBJEC7l
PETITION TO REVISE PROPOSED FUTURE LAND USE MAP
FOR THE AREA AD」ACENTTO EL GA丁O LANE
City of Meridian
33 E BroadwayAvenue, Suite lO4
Meridian, Idaho 83642
October 7, 2019
Meridian Comprehensive Plan Update
Future Land Use Map
SUMMRY:
Based on analysis presented in the attachment to this petition′ We reSPeCtfu=y request the City
retain the current 〃Low Density ResidentiaI′′ ciassification asthe land use shown on the Future
しand Use Mapforthe area adjacentto EI Gato Lane.
This petition is agreed upon by the fo=owing signatories:
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1
ATTACHMENT
INTRODUCTION
The proposed Future Land Use Map (FLUM) presented in the Meridian Comprehensive Plan
Update would change the land use classification for a significant area within the western
portion of the City’s Area of City Impact (AOCI). The area is bounded on the west by
McDermott Road and on the south by the Union Pacific railroad corridor and is shown on Figure
1. In these comments, this area will be referred to as the “affected area.” Within the affected
area, the land use would be changed from Low Density Residential to Industrial.
The proposed change in land use classification is in direct conflict with the goals, objectives, and
action items presented in the Comprehensive Plan. These comments will focus on five areas
where the FLUM does not conform to commitments of the Comprehensive Plan.
Change to the FLUM land use classification in the affected area:
1. does not consider existing development.
2. does not protect private property rights.
3. does not preserve farmland.
4. does not adequately address public comments.
5. does not recognize that there are other more suitable parcels within the AOCI for
transition to Industrial
Each of these inconsistencies is discussed in detail in the following sections.
1. FUTURE LAND USE MAP DOES NOT CONSIDER EXISTING DEVELOPMENT
As described in Chapter 3 of the Comprehensive Plan:
The Future Land Use element emphasizes the importance of thoughtful and responsible
land use planning, cooperation and collaboration among the various jurisdictions and
agencies in the area, and preservation and enhancements of the high quality of life that
currently exists in Meridian.
The Future Land Use Map (FLUM) identifies the vision for a portfolio of land uses to
implement the City’s many diverse goals and objectives, and works in conjunction with
the text of the Comprehensive Plan, City Code and various policies of the City.
The following text is from Table 3-2 in the Comprehensive Plan that outlines Future Land Use
Goals, Objectives and Action Items.
3.06.01A Maintain the Future Land Use Map to reflect existing facilities
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The proposed change to the FLUM from Low Density Residential to Industrial is in direct conflict
with this text which emphasizes preservation of high quality of life that currently exists and
states that the map should reflect existing facilities. As shown on Figure 1, the affected area is
largely a low density residential area of 28 homes characterized by a high quality of life. These
properties include many existing facilities including homes, shops, garages, agricultural out-
buildings, barns for livestock, and mature landscaping and trees.
Within the affected area, the current FLUM designates the area north of the railroad tracks as
Low Density Residential and the area south of the railroad tracks as Industrial. This
classification is consistent with another goal from Table 3-2 which states:
3.06.02F Allocate land uses near the rail corridor to both support industrial and freight
movement but also residential and the movement of people within the corridor.
Again, the proposed FLUM is not consistent with text that promotes both industrial and
residential land uses adjacent to the rail corridor.
2. FUTURE LAND USE MAP DOES NOT PROTECT PRIVATE PROPERTY RIGHTS
The following text is from Table 3.1 which outlines Growth and Population Goals, Objectives
and Action Items.
3.05.00 Ensure that all planning, zoning and land use decisions balance the interests of
the community by protecting private property rights for current citizens and future
generations.
3.05.01 Enact land use ordinances, policies, and fees, and make decisions, including land
use restrictions and conditions of approval, that do not violate private property rights.
3.05.01C Preserve private property rights and values by enforcing regulations that will
prevent and mitigate against incompatible and detrimental neighboring uses.
Additionally, Appendix C Regulatory Takings Checklist includes the following text:
The City of Meridian wholly respects the rights of its citizens and their property and is
abjectly against the negligence, abuse or devaluing of private property by others. . . . . .
The City will continue to review its policy for compliance with the State regulatory
takings guidelines, and ensure that their staff is appropriately trained in applicable code
related to property rights. The following checklist is used in reviewing proposed
regulations or actions to ensure compliance with private property rights.
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The checklist includes the following:
4. Does the regulation have a significant impact on the landowner’s economic interest?
Courts will often compare the value of property before and after the impact of the
challenged regulation. Although a reduction in property value alone may not be a
“taking,” a severe reduction in the property value often indicates a reduction or
elimination of reasonable profitable uses.
The proposed change to the FLUM from Low Density Residential to Industrial appears to
conflict with this text which states that the City is committed to protect private property rights
for current citizens and future generations. Furthermore, the City is against the devaluing of
private property by others.
However, the proposed change in land use classification from Low Density Residential to
Industrial may reduce property values and marketability for residential use within the affected
area. As shown on Figure 1, a total of 28 residential parcels are contained within the impact
area and approximately 35 acres of farmland. The average size of the 28 residential parcels is
approximately 5 acres. This is a very diverse well-established neighborhood. Many homes
were constructed over 40-years ago and there are 5 structures that were built in the last 5
years.
The neighborhood within the affected area has achieved many of the goals defined for the City
of Meridian within the Comprehensive Plan Update:
Diversity that includes new homes, old homes, agricultural uses, and livestock facilities
Housing for all income groups
Environmental stewardship with open space, wildlife habitat, and bird sanctuaries
Mature landscaping, orchards, gardens, and trees
Neighborhood cooperation working together and pride of ownership
High level of public safety that provides a walking, running, and bicycle corridor for
residents of adjacent high-density subdivisions
With a variety of photographs depicting life within the affected area, Figure 2 illustrates the
unique nature of this existing neighborhood. Although diverse in nature, the 28 residential
properties within the affected area will share an uncertain future if the land use classification is
changed to Industrial. The cloud of some future Industrial land use could adversely impact the
marketability for residential use. Clearly, this would be an unintended consequence that the
City should correct.
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3. THE FUTURE LAND USE MAP DOES NOT PRESERVE EXISTING FARMLAND
The following text is from Table 4-2 in the Comprehensive Plan that outlines Stewardship Goals,
Objectives and Action Items.
4.05.03 Preserve prime farmland with the Area of City Impact to maintain rural
character and provide opportunities for local produce and continued farming operations.
4.05.03A Encourage, as appropriate, the continued use of land for farming near Area of
City Impact boundaries to effectively transition from rural uses to urban.
4.05.03C Support appropriate agriculture operations with the Area of City Impact as a
source of locally grown food.
For the area directly north of the railroad tracks, the proposed change on the FLUM from Low
Density Residential to Industrial conflicts with text of the Comprehensive Plan which
emphasizes preservation of prime farmland and continued use of land for farming.
4. THE FUTURE LAND USE MAP DOES NOT ADDRESS PUPLIC COMMENTS
Appendix D contains “Summarized Future Land Use Comments” and comment 9 refers to the
affected area:
9. Retain Low Density neighborhood north of railroad tracks. Do not transition to
Industrial.
This single comment is a simplistic consolidation of over 30 comments submitted by concerned
property owners within the affected area. Many of the comments submitted were very
thoughtful, detailed and insightful and depict the attributes that warrant retaining the
residential area into the future. Clearly distilling all these comments down to this single
comment fails to acknowledge the overall magnitude of concern of the existing residents. The
Appendix includes thousands of individual comments (many redundant) but fails to address
these significant concerns. This is contrary to the stated goals of the planning effort.
Furthermore, Appendix D does not provide any response to comments. Not only should these
comments be included in the Appendix, the City should provide some rationale and justification
for the proposed change to the land use classification which is clearly being imposed in conflict
with the desire of existing residents.
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5. THE FUTURE LAND USE MAP DOES NOT RECOGNIZE OTHER MORE SUITABLE
PARCELS FOR TRANSITION TO INDUSTRIAL
Appendix D “Comprehensive Planning Market Analysis” includes the following statement
relative to the role of rail transport for industrial activities.
Today’s industrial users rely more on easy interstate access and would probably prefer
locations more directly accessible to I-84 (or a future Hwy 16), if zoned land were
available.
Since this is a long-range plan, why not identify industrial land uses for the agricultural lands
along the Highway 16 corridor instead of imposing the Industrial land use on existing residential
development? A review of aerial photography adjacent to the Highway 16 alignment between
Chinden Boulevard and Ustick Road shows ample undeveloped area to meet the growing
demand for industrial land in the AOCI.
CONCLUSION
In summary, we the signatories, strongly believe that the existing low density residential
development located along the El Gato Lane corridor should be retained and protected through
the foreseeable planning horizon identified in the Meridian Comprehensive Plan Update. A
change in land use classification in this area from Low Density Residential to Industrial violates
several key principles stated as foundations to the planning process. Additionally, it appears
there are other areas located in the northwest corner of the AOCI which could accommodate
future industrial uses if such demand does in fact materialize. We, the signatories, strongly
encourage reconsideration of the proposed Industrial land use designation in the affected area
and retention of the current Low Density Residential land use.
6
FIGURE 1 AFFECTED AREA
NOTES: Current Land Use Classification is Low Density Residential (Consistent with Existing Facilities).
Proposed Land Use Classification is Industrial.
Due West of the Affected Area, Saint James Place Subdivision in Canyon County contains 13 High-End Low Density Properties.
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Older “Historic” Home Mature Landscaping and Trees Established Home (40 years) Preparation for the Fair
Horses at Home Barns and Outbuildings Welcoming Community Hay Production
Orchards Newer Home Rural Setting Safe Neighborhood
FIGURE 2 EXISTING LOW DENSITY RURAL NEIGHBORHOOD