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Home My WebLink About2019-12-16 Kallie Komoda1 Charlene Way From:Chris Johnson Sent:Monday, December 16, 2019 3:05 PM To:Charlene Way Subject:FW: Stetson Estates Attachments:CompPlan2019.MSRC.CCtestimony19Nov19.pdf; ATT00001.htm From: Kallie Komoda <kalliek@hotmail.com> Sent: Monday, December 16, 2019 2:50 PM To: Chris Johnson <cjohnson@meridiancity.org> Cc: Susan Karnes <susankarnes@gmail.com> Subject: Stetson Estates External Sender - Please use caution with links or attachments. I agree with the Stetson Estates and Southern Rim Coalition (attached) testimonies, and I allow Susan Karnes to speak on your behalf. Kallie Komoda 2559 E Mount Etna Drive Meridian, ID 83642 LETTER FROM STETSON ESTATES to CITY COUNCIL: Dear members of City Council and Staff, As residents of Stetson Estates in South/West Meridian, we appreciate that Staff has listened to our concerns and has proposed a new policy to help with transitions from our rural estate properties to new residential developments. Proposed policy 3.7.1F states, “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.” Clearly define transitional and open space requirements in policy 3.7.1F Since this policy is specifically made to protect our 5 and 10 acre rural estate properties, we would like to see it do just that by adding clarification so it cannot be worked-around or abused by developers who will most likely not be in favor of this policy. We envision developers placing a tiny strip of linear open space or a collector road as their buffer and calling that sufficient for a transition. A collector road is absolutely NOT a proper transition. The amount of linear open space needs to be clearly defined. At a minimum, we would like at least a 50-60 foot wide berm planted with evergreen trees for any linear open space adjacent to existing rural properties. Retain Ultra-Low/Rural Designation in New FLUM & Comp Plan While we appreciate the thought behind the proposed policy, it is not enough. We still strongly feel an ultra- low/rural designation is absolutely necessary in order to protect our rural heritage and our agricultural practices. The fact that this is no longer being considered due to the amount of time it would take to make changes at this point is extremely disappointing to residents of Stetson and Rock Ranch Estates, as well as so many Meridian residents who explicitly supported preserving our rural heritage and increasing open space. We encourage you to reconsider updating the proposed FLUM and Comprehensive Plan to include an ultra- low designation that complies with the resounding plea of Meridian residents. 2 Rural Properties Should be Bordered Strictly by Low Density Designations The definition of Low Density Residential in the proposed Comp Plan states that Low Density Residential “....areas often transition between existing rural and urban properties.” According to this definition, our rural estate properties should be bordered NOT by Medium Density Residential, but by LOW DENSITY to serve as a transition between our rural properties and urban Medium Density developments. Therefore, the proposed medium density adjacent to both Stetson and Rock Ranch Estates is an inappropriate transition in any form, even with the proposed action of requiring either 1 acre lots, or roadways and linear open space. If an ultra- low/rural designation is not going to be considered, then absolutely any property adjacent to these rural estate properties should be designated LOW at a minimum to comply with the definition. Remove Density Bonuses for Low Density Developments This definition of Low Density also states, “Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services.” Adding a density bonus is absolutely inappropriate for Low Density as it already has such a broad range of technically 0-3.4 houses per acre and is in such a huge contrast to any rural property. Bonuses should absolutely NOT be given to developers by increasing that density no matter what is added. We ask that the “Density bonus” sentence be removed. Develop a Specific Area Plan for South/West Meridian Our area of South/West Meridian has a distinct rural identity composed of families who love small agricultural practices and wide open spaces. This area deserves special attention to preserve the beauty and rural identity of the existing neighborhoods. We ask that the area of South/West Meridian on the FLUM be reserved in order to spend the necessary time to develop a well thought out Specific Area Plan that includes special transitional requirements and to ensure that, as stated in Action 2.2.2F, “...new development within existing residential neighborhoods is cohesive and complementary in design and construction.” Priority Action Items In conclusion, the following are areas we believe need to take priority to preserve the Meridian that we all love: 1. Clearly define transitional and open space requirements in policy 3.7.1F and include minimum 50-60 ft berm with evergreens. 2. Retain Ultra-Low/Rural designation in proposed FLUM & Comp Plan to protect Meridian’s rural heritage and agricultural practices. 3. Rural properties should be bordered strictly by Low Density designations 4. Remove density bonuses for all Low Density developments 5. Develop a Specific Area Plan for South/West Meridian We appreciate your time and thoughtful consideration to our proposed changes and look forward to hearing from you. Sincerely, Stetson Estates HOA Good afternoon, Mayor DeWeerd and members of the Council, The Meridian Southern Rim Coalition respectfully requests that the following revisions be made to the proposed Future Land Use Map and Comprehensive Plan: 1. The creation of a Rural/Very Low residential zoning designation to support the intent and values of the new Comprehensive Plan. Rationale: Stakeholders asked the City to preserve and protect our semi-rural and estate properties1, and the Comp Plan specifically includes language that states these housing types will be provided2 3. The draft Comp Plan also includes goals to protect our rural and semi-rural properties4. However, we believe the FLUM doesn’t provide adequate provision for semi- rural and very low density districts, protection for agricultural uses, or transition to those existing uses. Although the Low Density Residential zoning allows for rural and very low density properties, the range of LDR’s density will be far too broad. South Meridian has numerous enclaves of 5-, 10- and 15-, and 20-acre rural estate properties. To plan Medium Density Residential (MDR) zones adjacent to such properties is to encourage inappropriate adjacent transition. The current low, 1 During the visioning survey for the Comprehensive Plan, stakeholders asked the city to "preserve, protect and enrich Meridian's strong historic charm and character.” 2Page 2-2 of the Housing Chapter states “Opportunities for housing should be available for all income groups with a diverse mix including rural,…” 3Page 3-9 states “The purpose of this designation is to provide for a variety of housing types and densities varying from large estate or semi-rural lots to multi-family homes.” 4 Section 4.05.03 of the draft states the following goals: • “Preserve prime farmland within the Area of City Impact to maintain rural character and provide opportunities for local produce and continued farming operations,” • “Encourage the continued use of land for farming near Area of City Impact boundaries to effectively transition from rural uses to urban,” • “Slow the outward progression of the City’s limits by discouraging fringe area development,” and • "Support appropriate agriculture operations within the Area of City Impact." medium and medium high residential zoning designations have a far tighter range. 2. Revisions to the draft FLUM for South Meridian to accurately reflect existing uses5 and to ensure appropriate transition as the vast acres of raw land in our residential districts are developed. Rationale: The proposed zoning designations for South/West Meridian do not accurately reflect numerous existing uses. Therefore, proposed zoning in contiguous areas next to those areas are planned for higher density than is appropriate. The Southern Rim Coalition also strongly supports: 1. The creation of districts to help us preserve and protect our existing rural identity in the Southern Rim area (our members live primarily south of Victory and east of Meridian, or in SW Meridian). 2. Because we believe open space is a critical component of a community’s livability, community attachment, and economic development6 7, we support the immediate adoption of a minimum standard of 15% qualified open space in most residential districts, with an increased set aside for the City’s high density districts, and a 25% discount if the development is within ¼ mile of a public park. Respectfully submitted, Susan Karnes Co-chair 5 Rustler Lane, S Rock Ranch Lane, Debonair Lane, Twin View, S Nickel Creek Place, W Daisy Creek/S Bittercreek, W Guido Lane, S Bo Daniel Place, W Jarvis Court, E Shafer View/E Prairie View, E Mary Lane, Suzan Drive, Blackrock subdivision, E Vantage Pointe Lane, S Gearhard Lane, and numerous individual estate/hobby farm properties. 6 “The Case for Open Space,” Urban Land Institute. Provided as public testimony by Susan Karnes. 7 Eagle—18% with increased set aside for higher density; Idaho Falls—25%; Nampa—20% in Planned Unit Developments; Salt Lake City—20%; 25% discount if within ¼ mile of a park