HomeMy WebLinkAbout2020-05-04 Julie Langlois
Charlene Way
From:Julie Langlois <julie@langloisdds.com>
Sent:Monday, May 04, 2020 7:13 AM
To:City Clerk
Cc:Sonya Allen
Subject:Cedarbrook PP H-2020-0012
City of Meridian Planning and Zoning Department,
As immediate neighbors to the proposed Cedarbrook Subdivision application, the residents of Stetson Estates
would like to share our concerns regarding this application. While we appreciate that Toll Brothers has held
neighborhood meetings, we feel our concerns have not been properly met and would like to see changes
made to the current proposed plan.
Buffer & Transition
Stetson Estates homeowners believe that the Cedarbrook Subdivision Plan, as it stands today, May 1st, 2020, is not
compatible with surrounding uses and does not adequately address the transition to the rural properties of Stetson and
Rock Ranch Estates. The Comprehensive Plan states in Table 3.1 that one of the City of Meridian’s goals is to: “Preserve
private property rights and values by enforcing regulations that will prevent and mitigate against incompatible and
detrimental neighboring uses.” We are small farms with agricultural and animal husbandry practices. Placing mainly 1/3
acre homes with zero transition, as in the current plan, would negatively impact our existing agricultural practices; we
farm, we have livestock and we slaughter and dress out our animals in the fields behind our homes. We would like to
proactively address any potential conflicts between the new subdivision and our existing agricultural practices.
This is not a typical annexation, this is transitioning from rural estate properties to a new development which is
pushing the City of Meridian’s border. This application is an opportunity to implement the higher bar for
transitions between new developments and rural properties. We expect the developer to be sensitive to the
existing neighborhoods on the borders of the subdivision. Although we appreciate the larger lots bordering our
properties, the proposed ⅓ acre lots are not enough. At the very minimum, we are asking for all lots
neighboring the existing properties of Stetson and Rock Ranch Estates to be ½ to 3/4 acre with a rolling berm
on the Cedarbrook property, fencing to be placed at the bottom of the berm on the Cedarbrook side. This will
help protect our right to farm, raise livestock, process our cattle and enjoy our view shed of the Boise
Mountains.
We are asking that the Cedarbrook plan be remanded to include these items:
1/2 to 3/4 acre lots adjacent to the properties bordering Rock Ranch and Stetson Estates. A four and one half
to five foot high rolling berm spanning the entire borders of Stetson Estates and Rock Ranch Estates. The
berm to be planted with a deciduous tree every 60 feet with a maximum height of 15 feet (e.g. Ginnala
maple/Hotwings maple). Evergreen trees every 60 feet with a maximum height of 15 feet (e.g. Serbian
Spruce/Vanderwold Pine/Wichita Blue Juniper/Spartan Juniper) with three shrubs between each tree.
Subdivision fencing to be built on the Cedarbrook side of the berm between the larger lots and the bottom of
the rolling berm. Berm to be maintain by Cedarbrook HOA.
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Infrastructure
As stated in the Comp Plan section 3-3, “Meridian aims to guide growth in a way that efficiently expands
infrastructure and services to support sustainable growth patterns. Targeting the right development and
growing responsibly - in the right locations with the right services - is the foundation of the Evolving
Community Vision.”
According to page 7 of the Cedarbrook application, the number of approved new homes in the immediate area
is 1,053. At 2 cars per home, that’s an addition of over 2,100 cars to our roads, which does not include the 660
cars that approval of this application will add. According to ACHD the current timeframe to widen Linder Road
between Amity and Victory is sometime between 2031 and 2035. Our 2 lane, 4-way stop country roads are
already inadequate to serve traffic, this is especially true during heavy rush-hour traffic as many cars tend to
use Victory and Amity Roads when the freeway is backed up. The infrastructure of this rural area of Meridian is
not prepared for the amount of growth already approved.
The schools are another issue. At the elementary level, Mary McPherson will have a capacity of 650. Their
current enrollment is 556. Blue Valley Elementary, the school cited in the application to which the children of
Cedarbrook would attend, will need to service the 1,052 homes already being built in the area in addition to the
Cedarbrook Subdivision and two other subdivisions in the area which are in the planning stage. That is a total
of 1,536 children who will require schools to attend. According to the West Ada School District, the Blue Valley
Elementary bond has been postponed indefinitely.
Community Identity
It is important to the stakeholders of Meridian that we retain our unique cultural heritage. This area is rich in the
culture of dairies, farms with various crops and slow moving tractors ambling along our country roads. We
hope that our new neighbor will make a nod to this important aspect by incorporating elements of design that
reflect Meridian’s cultural identity. The developer to the north of Cedarbrook has mentioned retaining the silos
currently on his property to maintain the country feel of his planned subdivision. A small windmill at the
entrance, a community garden or street names reflecting the character of the area are examples.
As Councilman Borton stated in the December 17th City Council Work Session, “I can say to the public in
particular that I think we hear you, I know I hear you, and some of the overriding principles which were louder
now than ever before is the concept of acknowledging, recognizing and in protecting rural heritage and
agricultural principles. That is loud and clear…"
We ask that you carefully consider what is best for our neighborhood and our City. As always, we appreciate
your dedication to Meridian and all of the time you invest in keeping our City a place that we are proud to live.
Stetson Estates Steering Committee
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