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HomeMy WebLinkAbout2021-03-15 Larry White March 12, 2021 City Clerk City of Meridian 33 E. Broadway Avenue, Suite 104 Meridian, ID 83642 cityclerk@meridiancity.org Attention: Planning and Zoning Commission Subject: Skybreak ALT,AZ, PP, PS H-2020-0127 Members of the Planning and Zoning Commission: Thank you for the opportunity to submit our opposition to the current design of the Skybreak development. I live in the Vantage Pointe subdivision with my wife and son. With the crazy rate of growth throughout the valley, we understand that houses will soon be built in the property north of our home. We are not opposed to new development, but we have the same expectations with new growth as stated in the Livable Community section of the Meridian Comprehensive Plan (Comp Plan): "While development is expected within the Area of City Impact, a maze of monotonous expansion is not desired, either. It is essential to find a balance that protects and preserves Meridian's natural resources, agricultural heritage, and open spaces, while supporting the need for new development and sustainable provision of services." Unfortunately,the current design for the Skybreak subdivision does not meet the city's vision, and it fails to meet several other goals and requirements in the Comp Plan and in the Meridian City Code. Here are some examples: • Land use: The Comp Plan Section 3.03.03D requires "all development to be consistent with Future Land Use Map designations for the property." The current development does not comply with the Comp Plan. The FLUM identifies the Skybreak property as low density residential south of the Farr Lateral and medium density residential north of the Farr Lateral. The current application increases densities at both locations: from low to medium density residential south of the Farr Lateral and from medium to high density residential (R-15) on the eastern portion of the property north of the Farr Lateral. Commissioners, please enforce the Comp Plan and require this development meet the FLUM. • Sidewalks: The Comp Plan Section 3.03.03G requires "urban infrastructure be provided for all new developments, including curb and gutter, sidewalks, water and sewer utilities." Comp Plan Section 2.02.01C requires "all new residential neighborhoods to provide complete streets, consistent with the Transportation and Land Use Integration Plan." RIP requires sidewalks for all complete streets and recommends a minimum 5' sidewalk width. The current development does not comply with the Comp Plan. Skybreak plans to construct several streets without sidewalk (Private Streets A, L, M, N, O, P, Q and R). Commissioners, please require sidewalks on all streets in this development as required by the Comp Plan. Members of the Planning and Zoning Commission March 12, 2021 Page 2 • Natural resources: One of the Comp Plan's stated goals (4.05.00) is to "preserve,protect, enhance, and wisely use natural resources." It requires development "protect and enhance existing waterways, groundwater, wetlands, wildlife habitat, air, soils, and other natural resources." Section 3.07.01B encourages "land uses and site designs that do not harm natural systems and resources" and Section 4.05.02C encourage "the incorporation of creek corridors as amenities in development design." The current development does not comply with the Comp Plan. Ten Mile Creek routes along the bottom the hillside slope on the eastern border of the development. We have witnessed a variety of wildlife along the hillside and creek corridor in the last few months, including deer,foxes, coyotes, pheasants, hawks, geese and ducks. The current development eradicates the slope and wildlife habit and does nothing to mitigate the development's impacts to the creek corridor. As noted in the Comp Plan, "Meridian has seen much of its natural resources change over the years from agricultural open spaces to a growing city. Providing and protecting unique sites and resources will assure the quality of life that the residents have come to know and expect." Commissioners, please require the development meet the Comp Plan goals for natural resources by preserving and protecting this unique wildlife area along the hillside and Ten Mile Creek. • Transitions between land uses: The Comp Plan Section 3.07.01A requires "all new development to create a site design compatible with surrounding uses through buffering, screening, transitional densities, and other best site design practices." It also states that in transition from low residential land use "developments need to respect agricultural heritage and resources, recognize view sheds and open spaces, and maintain or improve the overall atmosphere of the area." The development does not meet the Comp Plan's intent for transitions. We live at the east end of Vantage Pointe subdivision just south of Skybreak Lots 79 and 80. The transition that the developer is currently offering our home is a 30' setback to the south border of Lot 79 and a 15' setback on Lot 80. Their explanation for reducing the Lot 80 setback to 15' is because the home is rotated to orient the back of home to the east. As we recently learned in obtaining a building permit for an out-building, Ada County requires a 25' setback adjacent to properties bordering subdivision regardless of the structure orientation. Recognizing the value of our view, the developer is also offering—currently—a 110' setback on Lot 80 from its east border. I emphasize currently because when I met with the developer at our home a year ago, we understood the building setback would be approximately 160', which leaves the same building area as the adjacent Lots 77, 78 and 79. Finally, a two-story home is planned directly north of our home. There is no transition in height planned, even though 85%of the homes in Skybreak are single-story. Commissioners, please require the developer to improve transitions to meet the Comp Plan requirements. We are happy to work with the developer on this, and would like the south setback for Lot 80 increased to match Lot 79,the east setback increased to 160', to match the buildable area of Lots 77, 78 and 79, and transition • Public safety: In order to be annexed,the Meridian City Code 11-5B-3 requires the proposed development"shall not be materially detrimental to the public health, safety, and welfare." The current development does not comply with City Code for annexation. In 2019,we witnessed a wild fire on the Skybreak property directly north of our home caused by farming operations. The wind-aided fire traveled extremely fast to our fence line, burning a few feet of lawn before it was stopped with quick action by the Meridian Fire Department (MFD). With the winds that we experience on the rim and the dense housing proposed by the development, a fast fire Members of the Planning and Zoning Commission March 12, 2021 Page 3 response is essential to contain fires before they spread to other homes and properties. MFD's latest summary report cautioned "extended response times to the east side of the development". They noted that the narrow, gated streets "will cause delays". Having first-hand experience with a rapidly moving fire on the,we take MFD's comments literally and believe that the current design of Skybreak is materially detrimental to public safety. Commissioner, please deny the current annexation request as required by City Code. • Schools: Another requirement for annexation according to Meridian City Code 11-513-3, is that the development "shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including, but not limited to, school districts". Skybreak is located at the southeast boundary of the West Ada School District. According to the district,the subdivision is expected to add 270 students. The three schools in the development's area are currently near or over-capacity. In their agency comments, West Ada indicated their willingness to accept a land donation for a future school. Without a new school, Skybreak results in an adverse impact to the delivery of services by the West Ada School District. Commissioner, please deny the current annexation request as required by City Code. Skybreak development fails to meet many of the Comp Plan's goals and requirements and fails to meet the City Code requirements for annexation. Commissioners,we are counting on you to acknowledge these failures, and others identified through this hearing process, and reject the development application. Thank you for your consideration. Sincerely, qa4 3804 E. Vantage Pointe Lane Meridian, ID 83642