Bear Creek HOA Petitione o'
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BEAR CREEK HOME OWNERS ASSOCIATION
292 CAVE BEAD
M>;RIDIAN, IDAHO 83642 ~rr~n mT
July 9, 2007 ~U~ ' ~ ~~Q~
City of Meridian
Tammy deWeerd, Mayor City Clerk pffice
City of Meridian
33 E. Idaho Avenue
Meridian, ID $3fi42
Subject: Applications RZ 07-012-Valley Shepherd Rezone and AZ 07-009-
Queensland Acres, Annexation and Rezone
Dear Mayor deWeerd:
This letter transmits a petition signed by 236 taxpayers, voters, and residents of Bear
Creek and Strada Bellissima Subdivisions located within the city limits of Meridian, Idaho
who oppose the above applications. The petitioners request that you and the City
Council give serious consideration to issues involving these developments and vote in
opposition to or consider more compatiible zoning for:
• Valley Sheph®rd Rezone from R-$ to Commercial CG (Application RZ 07-
012); and,
• Queensland Acres annexation and rezone from R-7 to Commercial CG
(Application AZ 07-009),
The proposed rezone requests ff permitted will have direct impacts on the habitability
and home values of both subdivisions.
We implore you and the Counal as our elected officials to consider the following
issues/impacts and address eadi issue prior to approval:
ISSUES:
1. Land UseJZoning
Queensland
/ The current land use of the proposed Queensland Acres is currently R-1, one
house per acre. The n~uest far a rezone to Commercial GG would leap from 1
home per acxe to Commercial CG, allowing 200,000 s.f. buildings with 65' walls
and essentially no transitional zoning buffer between a low to medium density
residential and a "Big Box° style store. This rezone would be a questionable
application of the City's Comprehensive Plan guidance, e.g., Meridian
Comprehensive Land Use Plan, page 106 which states: "Redevelopment of
this type of ana is to be guided by the intensity of the existing use, the
underlying zoning of the property, the surrounding land uses, the location
of the property, and transportation issues associafied with the proposed
development of the property."
/ The intensity of the existing use has been R-1, a density lower than the adjacent
land use of Bear Creek at R-2.6 to R-4. A residential high density or Commercial
CN (neighborhood commercial) would be a more compatible transitional zone for
this property. If Commercial CG were permitted, there would be no transition
from high end commercial to the low to medium density residential with residual
impacts on existing homeowners. Thus the redevelopment and rezoning should
only permit a rezone to a higher density residential or a Commeraal CN
(neighborttaod commeraal) zone.
Valley Shepherd
/ The current land use of the proposed Valley Shepherd Rezone is currently R-$.
The request fur a rezone to Commercial CG would leap from 8 homes per acre to
Commercial CG, allowing 200,000 s.f. buildings with 65' walls and a minimal
buffer between a low to medium density residential and a potential °Big Box"
style store. This rezone would be questionable application of the City's
Comprehensive Plan guidance, e.g., Meridian Comprehensive Land Use Plan,
page 106 which states: uRedevelopment of this type of area is to be guided
by the intensity of the existing use, the underlying zoning of the property,
the surrounding land uses, the location of the properly, and transportation
issues associated with the proposed development of the property."
/ The intensity of the existing use is R-8, a density which is considerably lower
than a Commeraal CG_ A residential high density or Commercial CN
(neighborhood commercial) would be a more transitional zoning for this Property.
If Commercial CG were permitted, there would be no transition from high end
commercial to the low to medium density residential with residual impacts on
existing homeowners.
2. Meridian Comprehensive Plan -Goals, Objectives, and Action Items
Queensland ~ Valley Shepherd
/ In chapter VII of the Meridian Comprehensive Plan, page 109, item D
addresses goals, objectives, and action items.
/ The following goaUobjedive/adion addresses the City's own actions to
ensu th t tran itional zones be identfi to rovide a buffer between
commercial and residential zones:
Goal l: Ensure a variety and balance of land uses to support
the Meridian Impact Area
Objective B: Plan for a variety of commercial and retail
opportunities within the Impact Area
2
Action 7: Identify transitional zones to buffer commercial and
residential uses, to allow uses such as office and
other low intensity uses-
A re-zone to Commercial CG for these areas does not meet with Goal 1, Action 7.
There are no transitional zones to provide a buffer between commercial and
residential uses in this area thus a rezone to Commercial CG would' be incom atible
with a residential low to medium densities of the adjacent Bear Creek and Strada
Bellissima Subdivisions- Bear Cn~k would be the most impacted by this rezone
The example already set by the City of Meridian in allowing Lowe's to build
immediately adjacent to Bear Creek's north boundary is a good example of CG
commeraal zoning and the negative impacts this has on a low to medium density
residential area. There was no action taken by the City to identify a "transitional
cone" ~ buffer the commercial and residential uses as pn~scribed in the
Comprehensive Plan.
PROPdSED ACTIONS TO ADDRESS Land Use ~& Density:
Judiciously apply City of Meridian Comprehensive Plan guidance on
redevelopment carefully considering the intensity of the existing use, the
underlying zoning, the surrounding land use, the location of the property, and
transportation issues in the decision making process an the land use for this
development. In consideration of this guidance and the adjacent land use, permit
only Commercial N or kriver rezoning.
• Apply the City's own Action item 7 from page 109 of the Meridian's
Comprehensive Plan goals and objectives which advocates that transitional
Lanes be established as buffers between commercial and residential uses.
2. AccesslTraffic Issues
Valley Shepherd
/ A Commercial CG zone of the Church's property would increase traffic
significantly an the primary access out of the Church's property. The burden for
most of this traffic will be an Strada Bellissima Subdivision with residual impacts
to Bear Creek. The only protected intersection is Victory Road which means that
all north bound traffic will exit the area via Affani Way to Victory, creating
intolerable congestion aril traffic through Strada Bellissima Subdivision which
was not designed as a collector mad- Its purpose and function is as a
subdivision road with homes backirxf onto the street an both sides of the road-
/ The Valley Shepherd Church was adamant about not having a collector road
located on their property when proposed by the City of Meridian in the t=all of
2~fi, however, now they are requesting a rezone of their land to Commercial CG
with no direct access off their property to Meridian Road. The access would
have to be provided by Alfani Way, through Strada Bellissima Subdivision,
adding significant traffic to a street not designed for high volume traffic or a
~Ilector road.
3
/ A 2006 study by the Institute far local Self-Reliance found that this type of
zoning which allows up to 200,000 s.f., 65' walls, minimal 25' buffer, generate
over 10,000 vehicle tripsJday. The amount of traffic is directly related to the size
of these stores. The larger the store, the larger the geographic area from which it
pulls customers and thus the higher the traffic counts. A 200,000 s.f. store
typically generates more than 10,000 car trips on weekdays and more on
weekends.
Queensland
/ The Queensland developer and Lowes have both agreed that Alaska Avenue not
be made a through street_ ACRD is proposing that it still be provided but that it
be a circuitous route through the Lowe's and adjacent Queensland Acres parking
lots. ft makes na sense to have this road opened when both Bear Creek
Residents and the Developers do nat want the road.
/ Based on the information presented above regarding the 2006 Study by the
Institute for Local self Reliance, traffic generated by Iowa's and the other
proposed commercial structures would develop 10,000 vehicle trips /day. This
traffic needs to be kept on streets designed to handle this level of traffic. Bear
Creek homeowners have no desire to have residual traffic funneling through their
subdivision.
PROPOSED ACTIONS TO ADDRESS Access and Traffic issues:
• Support Bear Creek and Strada Bellissima position on keeping traffic out of their
low to medium density subdivisions
• Communicate this position to Ada County Highway District in regards to traffic
and transportation issues_
3. Devalues Property
/ Commercial CG zoning wiU significantly devalue properties that abut it or are
visually connected to it. Homeowners purchased their properties fully expecting
that their elected officials and City Planners would give careful thought and
consideration to adjaoent land uses and appropriately zone lands to reflect their
own guidance found in the June 2006 Meridian Comprehensive Plan on page
106. The guidance states. "Redevelopment of this type of area is to bs
guided by the intiensity of the ®xisting use, the underlying zoning of the
property, the surrounding land uses, the location of the property, and
transpor~tion issues associated with the proposed development of the
Prop~y.~
4
PRO~'OSED ACTIONS TQ ADDRESS Prope DeMaluation:
• Judiciously apply City of Meridian Comprehensive Plan guidance on
redevelopment carefully considering the intensity of the existing use, the
underlying zoning, the surrounding land use, the location of the property,
and transportation issues in the decision making process on the land use
for this development. In consideration of this guidance and the adjacent
land use, permit only Commercial CN or lower rezoning.
• Apply the City's own Action item 7 from page 7Q9 of the Meridian's
Comprehensive Plan goals and objectives which advocates that
transitional zones be established as buffers between commercial and
residential uses.
4. Noise Pollution
~ Commercial CG zoning allows businesses that create extensive noise which is
not compatible with low density residential housing. Deliveries at all hours of the
day, back up alarms, lighting, loud speakers, drive through facilities, etc., create
noise that is incompatible with residential areas.
PROPOSED ACTIONS TO ADDRESS Noise Pollurrlon:
• Judiciously apply City of Meridian Comprehensive Plan guidance on
redevelopment carefully considering the intensity of the existing use, the
underlying zoning, the surrounding land use, the location of ~e property,
and transportation issues in the decision making process on the land use
for this development. In consideration of this guidance and the adjacent
land use, permit only Commercial N or lower rezoning.
• Apply the City's own Action item 7 from page 7Q9 of the Meridian's
Comprehensive Plan goals and objectives which advocates that
transitional zones be established as buffers between commercial and
residential uses.
5. Visual Pollution
~ Commercial CG zoning allows 21m,0l70 square foot structures with a maximum of
fi5' walls, which blocks residential views, shades yards, and has a minimal buffer
of 25' with very limited plantings for screening. The residences that border these
developments are directly impacted.
PROPOSED ACTIONS TO ADDRESS Visual Pollution:
• Judiciously apply City of Meridian Comprehensive Plan guidance on
redevelopment carefully considering the intensity of the existing use, the
underlying zoning, the surrounding land use, the location of the property,
5
and transportation issues in the decision making process on the land use
for this development In consideration of this guidance and the adjacent
land use, permit only Commercial N or lower rezoning.
• Apply the City's own Action item 7 from page 109 of the Meridian's
Comprehensive Plan goals and objectives which advocates that
transitional zones be established as buffers between commercial and
residential uses.
The undersigned residents of Bear Creels and Bellissima Strada Subdivisions are very
concerned about the Queensland Acres and Valley Shepherd rezones as currently
proposed and request that you and the Council give careful and informed consideration
to the issues defined in this letter prior to application approval.
Many of the homeowners will be attending the Planning and Zoning meeting on July 19'
2QQ7 to address these issues with the Commission. We look forward to sharing our
concerns with the Commission and the City of Meridian staff-
Sinoereiy,
Brian Beckley
Vice President
Bear Creek Home Owners Association
Enclosure
KEM/kem/7/9/07
cc. Will Berg
Meridian City Clerk
Michael Rohm
Chairman, Meridian Planning $~ Zoning
Joe Barton
President, City Council
Keith Bird
City Council Member
Charlie Rountnye
City Counal Member
David Zaremba
City Council Member
David Moe
Meridian Planning 8~ Zoning Member
Wendy Newton Huckabay
Meridian Planning 8~ Zoning Member
Steve Siddaway
Meridian Planning ~ Zoning Member
Keith Borup
Meridian Planning ~ Zoning Member
6
F'etil:ion - C,2ueensland Acres and Valley Jheph~rd Develaprnents ~i8.~200~
Petition to deny proposed rezones for Queensland Acres and Valley Shepherd
developments until issues and concerns tha# severely impact adjacent properties
are considered
we, the undersigned, call on Mayor Tammy deWeerd, the City Council and the Planning and Zoning
Commission of Meridian, Idaho to address specific issues associated with the proposed rezone
requests for Queensland Acres and Valley Shepherd that directly impact the homeowners of Bear Creek
and Strada Bellissima Subdivisions, Meridian, Idaho.
Whereas:
1. Increased Traffic
~ Considerable increase in traffic on Stoddard and Overland roads and increased traffic due to
direct access through Bear Creek on Alaska Ave by the Queensland Development. All parties
(Developer of Queensland Acres, Lower Developer and Bear Creek Homeowners) oppose the
through street.
~ Maestra is a right in/right out only thus increased traffic on Alfani Way through Strada Bellissima
from the proposed Valley Shepherd development to access the only protected intersection at
Victory Road for full access to Meridian Road
2. Noise Pollution
~ For Bear Creek and Strada Bellissima residents that bander these two areas, greatly increased
noise due to traffic, delivery trucks, loud speakers, and garbage pick-up. Also potential for drive
through businesses will contribute to elevate noise levels
3. Visual Pollution
~ For residences on both boundaries, 200,000 s.f_ buildings with 65' walls will be allowed. City
buffer requires only 25' between residential areas and the commercial development with little to
no sound deadening or visual screening.
~ Current example under construction is Lowes, with elevations over 6' above the original grade of
the com field that pre-existed the development
4. Increased Crime
~ Wrttr increased traffic and drive through activity associated with these commercial developments,
the potential for more crime in Bear Creek is a reality
5. Land Use ~ Density
~ The City of Meridian Land Use Map denotes the land use designations for Queensland at
medium density residential and the Valley Shepherd as Public-Quasi Public, (however, Valley
Shepherd Church property was rezoned to medium density residential in 2006.)
"Redevelopment of this type of area is guided by the intensity of the existing use, the
underlying zoning of the property, the surrounding land uses, the location of the properly,
and transportation issues associated with the proposed development of the property." (Pg
106 of the June 2006, Meridian Comprehensive Plan)
~ Proposed zoning is CG which would permit 200,000 s.f. buildings with fi5' walls and minimal 25'
buffers. Based on the above Comprehensive Plan guidance, we oppose this rezone and
question the compatibility of this zoning with low to medium density residential
~ C-N zoning (Neighborhood Business District with small scale convenience-type businesses is
more ~mpatible with low density residential
B,. Lot/Home Values
~ The increased zoning to Commercial CG negatively impacts the values of residences in Bear
Creek ~ 5trada Bellissima. Bear Creek ~ Strada Bellissima residents have put forth a significant
investment in the purchase of their homes and in paying greater taxes to the City of Meridian.
~ Homes in areas adjacent to commercial developments are worth significantly less
petition - (~ueensland .Acres aria Valley Shepherd Develo(_~i~~er~ts G'~~~!200i
THEREFORE, WE THE UNDERSIGNED CALL ON THE CITY OF MERIDIAN TO
ADDRESS THESE CONCERNS IN RELATION TO THE PROPOSED QUEENSLAND
ACRES 8~ VALLEY SHEPHERD DEVELOPMENTS
TOTAL SIGNATURES
F'crtw`tiar - C~uecansland Ar_~-es and Valley Shepherd Develc~i~ments c:3i200~.
TOTAL SIGNATURES ~"I
r~tytian - G~ueensland ArrF~s and Valley S'hephE~rcf I?av~l~~p~n~ents c;~,~;~(107
TOTAL SIGNATURES
I~'etition - C~ueensland Acres and Valle Shy. herd Develo ~n'ient~
x'/3/2
NO.
N e
Address ~~ ,. 00 ~
Si ature
129 ~~,~
130
131
132 /.(~• l?~C-v si
133 ~/ Nz~it4 65 (~/. Drsi/ sT- --
134 0 ,~y ~ ~
135 --~ ~ $
136 ' ~" "7 I S ~' U ~
137 _1~ S
138 ~ ( _
138 .. s~~ cps ~.
14 D Ss~ -
141 `~ ~a-- - ~a~ ' ~V - G~.B-~ 7
142 (,~
143 ~, ,~ ~~ ,~
144 i ~~ ~ ~, .
145
146 ~-. (~3 GU fd . ~ 4s
147 ,~ W a ~ ~ ¢
148 ~
149
' w ,
150 ~ ~/ ~ s ~ E
151 ~/ ~ ~
152 S
153 ~~Nc e, (,v .
154 - S
155
156 S'v •,4 w
158 I ~ c~ ~-
~r~ ~~ U
1 ~
~ ~-
61 ~ S ice 63 a
162 5. er ' , e. tar ~,
163 oY~t ~ S ~t~l - l
164 S_
165 ~ S ,
166 ~T' ~ I~ipL .ZsLa .$ . ~~h~~h
167 ~ ~ ~ S . ~ L~
168 T-l 2a A 1a rr~
169 ~~~cu vc ~-
170 ,~ ( v~ l l S - e,l car W
171 e(ml°~ Kk .~ ~ ~ ~,,,,
172 S C 4a ~
'~
~.--~
- ~1 ~
TOTAL SIGNATURES ~"
. - ~
P~tihinn -- C]uPan~lanri ArrFS and Vallav ShPnharri I~avPlnmm~nts
~;~n -~~
NO. N me Address
262 / /
2fi3 ~ 8 '~1 I 1. ~ P ~ r'
264 =~ G S. PG ~ ~ !~
2fi5 ~ ~ ~, ff o ~C
268 'z~z~ 5, ;~ - e-- -- -'~- L-
2G9 ' Zv S - t~~ o~. p
270 ~ ~ ~ ~
271 ~'
272 ~
273 -
. pyl
274 0. ~ X Cx1 ~
275 ~ ~ ~ ~ W - .v...•_-~
27s
277 u , ~ ~ - ~' G .. `'~~~
~
z7s - ~
, -
279 - ~
2so ~~~ ~- ~, ~~ y~ g~a c w ~ - ~~' _ -
-.
281 ~ - - - _ --.~.....~
282 3~, ' ~ '
283 -E - - .~~ 3oZK S , `F- i r.l
2$4 ~ ~ ~ a~ ~- 3o~~-f- S~ ~i Wa .
285 ~ n ~
286 ~ ~ .~~ f Z - / ~ -1 ~,._ ~
287 ~ ~ 7 S
289
290 ~:-''' - ~ S, -~ ~
291
292
293 - S -
294
295 ~~ 7 .5 ~ ` ~ /~' i ~ r~
296 Y~ ,~ G.,
297 ~ ~'
298 ~ S Zvi ~+~ i T~
299 2~ S, ~ ~ a~+n
300 S~ S• c~- ;.~ ~ ;
301 .~- ~ I G Sri 1~6c,1 ~ ~Q EY
302 ~ . .. ~ Z 5 ~ ~.: ~ ~. r,d.
303 - ~ - - - - .G /~,~
304 - ~` v/
305 C~ S , v 6~T
30fi bW ~- +--•"'~~'.. Z95 ~ ~ O 1 P ~ ~ n KncK~f.
TOTAL SIGNATURES
i
~.
~ -.
~4
~~
~'-~._/
~~
~ ,
~'etitVorr ~-•• QuFensland Acres and Vallev SF~epi7erd Develo;~mEnts 6.3'~00~''
NO. Name Address Si na e
307 /t/j , a ,~`'`..
308 ~
309 S ~ .
310 `1 Y`-` " 4
311 - ~ ^ 5.
" - ---~
312 - .(J~~ viz, ~~~ ~._ -...-
313 -
314
315 ~
316 J - ~. r~ ,., u- .._
317 0 1~.. ~ ln> ~4r
-
318 vt ~~._-.. r c
319 ~ ~
320 L, .~ ti~ l
321 5 ~ Ckc (,~7a,
322 ~
323 i ~ 00 - a
324 ~ 3 ~ '
325 ~ ~
326 ,- 99 S'- ,4 ~- -
327
328 G ~` a
329
330 ~.
331
332
333
334
335
336
337
338
339
340
341
342
343
344
345
346
347
348
349
350
i
~~_
TOTAL SIGNATURES - ~ Y