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Bear Creek HOA Petitione o' ~ '' h J.. 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