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HomeMy WebLinkAbout2019-12-12 Emily Mueller Mark Bottles Real EstateM MARK BOTTLES REAL ESTATE SERVICES 839 S. Bridgeway Place Eagle, Idaho 83616 December 11, 2019 Via entail ciryclerk@i?ieridimicity.org 33 East Broadway Avenue Meridian, ID 83642 Re: H-2019-0101 CPAT & CPAM Dear Mayor De Weerd and Council Members: As a land owner, representative and agent of numerous land owners in Meridian, I have been watching the City's comprehensive plan amendment process closely. I want to thank City Staff, the Commission, and this Council for their careful consideration of the plan. At the most recent comprehensive plan hearing, I learned that the Council is considering adding the following new policy language regarding buffering to county properties: 3.07.0117 Provide a minimum one -acre lot when proposing residential development adjacent to existing rural estate residential properties that are 5 -acres and where transitional buffers such as roadways and linear open space do not exist. This proposed policy language would undercut many of the City's overarching policy and planning goals and would interfere with the City's zoning ordinance standards. I urge you to reject a rigid one -acre buffer policy and use the flexible buffering policy in the City's current comprehensive plan. Below are a few of the main problems I see with the proposed policy. The one -acre policy is too restrictive and has the risk of being interpreted and applied as a zoning code standard rather than a policy goal. The City's Unified Development Code sets minimum lot sizes based on zoning. Buffering through lot size policy goals is important, but the City already has the right policy tool in the current comprehensive plan (Policy 3.05.02F), which states: "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" The City's buffering policy should be flexible to address specific circumstances on a case-by-case basis. Circumstances that should be considered include the future land use map designation, the intensity of other surrounding development, proximity to major roadways, the layout of the new development, the likelihood of redevelopment of the existing estate, and proximity to existing residences. 839 S. Bridgeway Place, Eagle, Idaho 83616 PH: 208.377.5700 FX: 208.377.0035 Requiring one -acre minimum lots would also frustrate other comprehensive planning efforts, including future land use map designations, throughout the City. This is particularly true in areas where the City has determined that higher density is proper, for example along major roadways, but there are existing adjacent estate lots. The current future land use map shows mixed use neighborhood, medium-high density residential, and high density residential areas that border existing county land. The proposed one -acre buffer lot requirement would frustrate the density and uses the City has determined are appropriate for these properties. Over time, rural county estate lots typically redevelop with valuable infill projects. Strictly enforcing one -acre minimum buffer lots would create a strip of large lots among higher density projects as county estate lots are annexed and redeveloped over time. Valuable housing opportunities for Meridian citizens would be lost for the temporary benefit of county residents. The City should not limit its own long-term growth and planning in its area of impact based on the demands on non -City residents. Many landowners and developers, including myself, have watched this amendment process to make sure our land use designations match up with anticipated future use. If adopted, a one -acre minimum buffer lot policy will functionally change the City's land use designations oil certain parcels. For parcels with significant frontage on rural county estate lots, this policy could cut densities in half and frustrate long term and carefully planned investments. Thank you for your time and attention to this serious issue that will have a large impact on development and planning in the City. Sincerely, Mark Bottles cc: Caleb Hood (via email to choodameridiancitv.org 839 S. Bridgeway Place, Eagle, Idaho 83616 PH: 208.377.5700 FX: 208.377.0035