HomeMy WebLinkAboutLetter from City of EagleRECENE]~
Mayor: Nancy C. Merrill
City of Meridian
Attn: Pete Friedman, AICP
660 E. Watertower Street, Suite 200
Meridian, ID 83642
CITY OF EAGLE
P.O. Box 1520
Eagle, Idaho 83616
939-6813
~~ ~~~~ ~ ~ 2007
CITY OF MERIDIAN
MAYOR'S OFFICE
Council: Stanley J. Bastian
Phil Bandy
Steve Guerber
Scott Nordstrom
October 24, 2007
Re: CPA-07-010-Sherrie Ewing
Dear Mr. Friedman,
The Eagle City Council reviewed the above referenced application on October 23, 2007, and
requests that the Meridian City Council deny the application to amend the comprehensive plan
for CPA-07-010. The property is located within the Eagle Area of City Impact and Eagle
Comprehensive Plan. The City of Eagle believes that this property should remain in Ada County
until annexed and developed in the City of Eagle. The City of Eagle objects to this application
for the following reasons:
Prior Planning:
The properties in question were added to the Eagle Comprehensive Plan and area of city
impact in 2004 at which time, though duly noticed, neither the applicant nor the City of
Meridian expressed concerns about the inclusion of the property into the Eagle Plan or
AOI. Since 2004, the City of Eagle has continued to work with the City Meridian to
establish clearly identifiable boundaries for our communities. The City of Eagle has
previously agreed to remove over 570 acres from our approved AOI, along the north side
of Chinden up to the Phyllis Canal. At that time the Aldape property was spoken about
and it was clearly stated by the Eagle City Council and the City of Meridian Mayor and
Council that the area north of the Phyllis Canal should remain in the Eagle AOI and be
developed with the same guidelines and standards that the City of Eagle has used for all
river and floodplain developments. Further, the cities have discussed the need to support
each jurisdiction's unique land use and planning efforts. Approval of this application
would be a direct assault on the cities' planning relationships and will degrade our ability
to trust each other and to support each others unique community designs and identities.
This application is analogous to concerns Meridian is expressing about Kuna expanding
into your southern area of impact.
Intent of the Ada County Commissioners:
In 2004, the City of Eagle and the Board of Ada County Commissioners spent 6 months
in discussions over the Eagle Area of Impact that was eventually approved, including this
site and the property south of the Phyllis Canal that was annexed by Meridian in 2005.
Page 1 of 6
K:~Planning Deptuvlisc Letters~2007Vv1eridian Comp Plan N. of Phyllis canal.doC
During the AOI approval process, significant time was spent on the requirements under
Idaho Code 67-65 and how they apply to the City of Eagle:
Reasonability to Annex: The applicant states that this application is necessary due
the City of Eagle being more than five (5) miles from the site. At this point the
City of Eagle is less than 4,000 feet from the site requiring the annexation of less
than 5 parcels to become contiguous. (See Attachment A)
Geographic Boundaries:
It is clear that during previous discussions between the Eagle and Meridian City
Councils that the cities agree that the Phyllis Canal and bench to the south of this
site are clear geographic boundaries providing easily identifiable boundaries
between our communities. The ownerships of the proposed application are
fractured and irregular in shape. The project site is less than half of the area
identified in the Eagle Comprehensive Plan as the "River Plain Planning Area"
and will result in isolating parcels not included in this application, which want to
be part of Eagle, from ever becoming part of the City of Eagle. This request in no
way provides either community clearly identifiable boundaries nor does it identify
geographic boundaries as Idaho Code prescribes.
Land Uses:
The land uses identified within the 2007 Eagle Comprehensive Plan are Floodway,
Residential Two, and, Transitional Residential. All these designations are located within
the River Plain Planning Area (Attachment B). Chapter 6.3 of the Eagle Comprehensive
Plan defines these Iand uses as:
Floodway (aprox. 149 acres)
Floodway areas are defined as specifically shown on the newest edition of the
Federal Emergency Management Administration maps along the Boise River
and Dry Creek (Generally shown on the Land Use Map which is a part of this
Plan). These areas are to remain open space because of the nature of the
floodway which can pose significant hazards during a flood event. Also, the
floodway areas shall not be considered as a part of the minimum area of open
space required (as required within the zoning ordinance) unless developed as
noted within this paragraph. Floodway areas shall be excluded from being
used for calculating permitted residential densities. Any portion of the
floodway developed as a substantially improved wildlife habitat area open to
the public, or useable public open space, such as a pathways, ball fields,
parks, or similar amenities as may be approved by the City Council, may be
credited toward the minimum open space required for a development.
When discrepancies exist between the floodway boundary shown on the Land
Use Map and the floodway boundary shown on the Federal Emergency
Management Administration maps such that the floodway area is smaller than
that shown on the Land Use Map the adjacent land use designation shown
shall be considered to abut the actual floodway boundary.
Page 2 of 6
K:1Planning DeptVvlisc Letters~200Nvieridian Comp Plan N. of Phyllis canal.doc
When new floodway boundaries are approved by FEMA and/or the City, the
floodway area on the Comprehensive Plan Land Use Map should be revised
to reflect any new floodway line.
Residential Two (approx. 396 acres)
Suitable primarily for single family residential development within areas that
are rural in character. Maximum density of up to 2 units per 1 acre.
Residential Transition (Aprox. 100 acres)
Residential development that provides for a transition of density within the
planning area while keeping in context the density, scaling and lot sizes of
existing or proposed uses. Commonly requires changes in lot dimensions and
scaling, see specific planning area text for a complete description. (River
Plain Planning Area identifies 2-3 units per acres)
The overall density for this area under the Eagle Comprehensive Plan is calculated at 1.6
units per acre (nearly half the density of the 3 units per acre proposed by the Meridian
comprehensive plan amendment application). Further, under Chapter 6.3 of the Eagle
Comprehensive Plan the densities are calculated as follows:
"Development density shall be calculated by project. Unused density for
undeveloped or underdeveloped land adjacent to or within the same land use
designation will not be transferred or used to "balance" or "maximize"
densities with in an area. Clustering will only be allowed as specified in the
"Parks, Recreation, and Open Spaces" chapter of the Comprehensive Plan."
Unless all of this area is submitted as a single development project/plat, densities would
not be eligible for transfer between parcels under the Eagle Comprehensive Plan.
Communities in Motion:
The proposed comprehensive plan amendment is an expansion of the "residential
subdivision" land uses into an area that was not proposed to be development to this
intensity under the Communities in Motion Plan. The intensification of land uses in this
area will have direct impacts on the regional transportation system and most specifically
Hwy 20/26. Considering Meridian's recent concerns about Eagle's comprehensive
planning in areas that would further expand residential uses in area not previously
planned for it is important to emphasize that Meridian's approval of this application
would be in direct conflict with the CIM Plan.
(http•//www communitiesinmotion org,/Documents/datareports/choiland B.pdf)
Schools:
Through the development of the Eagle Comprehensive PIan in 2004, this area was
identified as a location for a future elementary school. Though the applicant references
a discussion with Wendell Bigham about "welcoming this area into Meridian", the area
was already in the Meridian School district as is all of Star and the majority of Eagle.
Using Meridian School District's student generation calculations, this site developed at 3
units per acre would yield approximately 1,920 households generating .43 elementary
Page 3 of 6
K:~Planning DeptUviisc Letters~200'7~Meridian Comp Plan N. of Phyllis canal.doc
students per household, approximately 825 students, or an entire elementary school
without consideration of the properties located in the "River Plain Planning Area that are
not part of this application. Meridian's approval of this application will result in the
doubling of the anticipated school demands for this area and further exacerbate school
crowding in the district.
Transportation/Access:
The applicant states that one of the main reasons for the request to be included in the City
of Meridian Comprehensive Plan is access to Basco Lane from the south to this site.
Though the City of Eagle agrees that Basco Lane may provide access to the site the
historical and primary access for the majority of the site is along Duck Alley from Linder
Road to the east of the site. The City of Eagle through it's comprehensive plan and
discussions with ITD continues to work with ITD to consider access spacing on the new
State Highway 16 river crossing to provide another access point to the west of this site.
Due to the volatile nature of the floodway it is important to consider multiple points of
access to this area.
Design/Open Space:
The City of Eagle has a minimum open space requirement of 20% for residential
developments. Less than 50% of the required open space can be made up of floodways.
There is no mention of how open space will be addressed on an individual development
application. The City of Eagle would not allow for portions of the Spurwing Golf Course
to serve as open space for future developments in this area due to the "members only"
access to this facility.
Implementing Ordinances:
The proposed comprehensive plan amendment and subsequent development north of the
Phyllis Canal should only move forward under the highest standards for floodplain
management as the impacts from the removal of vegetation, grading, construction and
filling (standard development practices) significantly impact the physical and biological
processes of the Boise River and has been demonstrated by the adverse impacts to the
communities adjacent to the river, within the last few years.
The City of Meridian, to date, has made no progress in addressing Federal Emergency
Management Agency (FEMA) policy which encourages participating communities to
establish sound floodplain management programs that recognize and encourage
community floodplain management activities that exceed the minimum National Flood
Insurance Program (NFIP) requirements. Contemporary floodplain management activities
require an overall community program of corrective and preventive measures for
reducing future flood damage. These measures take a variety of forms and generally
include zoning, subdivision, or building requirements, and special-purpose floodplain
ordinances. The City of Meridian has adopted the basic FEMA model ordinance, to
participate in the NFIP, with minimal revisions.
Unlike Meridian, the City of Eagle has, over the last decade, developed a floodplain
management process that promotes the wise use of floodplains in order to minimize flood
risks, reduce losses from floods, protect public health and safety, and improve the quality
Page 4 of 6
K:~Planning Deptuvlisc Letters~200'7~Meridian Comp Plan N. of Phyllis canal.doc
of life for the community. The City of Eagle has taken an active roll in floodplain
management activities. The City of Eagle, by adopting higher regulatory standards, has
demonstrated that approved developments along the Boise River have not adversely
impacted the natural environment or created increased downstream impacts.
The City of Eagle participates in the Community Rating System (CRS), a FEMA
endorsed program, which provides a 20 percent discount on flood insurance premiums in
the Special Flood Hazazd Area (SFHA) and a ten percent discount for insurance outside
the SFHA. The City of Eagle has a Class 6 designation (only 80 communities in the
United States hold this standing) and has held this classification since April 1, 2000. The
City of Meridian has no standing in this program.
The City of Eagle has one of only six (6) Certified Floodplain Managers in the State of
Idaho. Floodplain managers usually specialize in one or more aspects of floodplain
management. The Certified Floodplain Manager (CFM) program promotes a level of
expertise in the National Flood Insurance Program (NFIP). Certified Floodplain
Managers have a working knowledge of flood studies and maps, NFIP rules and
regulations, regulatory standards, ordinance administration, flood insurance, hazazd
mitigation, and knowledge of natural and beneficial floodplain functions.
In conclusion, the City of Eagle has great concerns over development within the Boise River
floodway and floodplain within the City of Meridian without the codes, trained staff or
experience in reviewing and monitoring developments within these complex areas.
The City of Eagle recognizes the desires of the applicant to develop their property and has
recognized that desire in the Eagle Comprehensive Plan. Development of this area should be
done in a manner commensurate with the natural and irreplaceable values of the land and be
reviewed, monitored, and approved by trained professional under carefully crafted guidelines
that protect the health safety and welfare of the land owner, future residents, and the overall
community. The site in questions has been seen for years as a unique area that lends itself both
in geographic location and physical condition as part of the City of Eagle. The densities
described in the Eagle Comprehensive Plan will have less impact than those described in this
proposed application and are reflective of the land's limitations and the overall community
values expressed during a 10-month community wide visioning and planning process.
The City of Eagle wishes to support Meridian in the development and advancement of the City
of Meridian and has done so through meetings between the Cities and Eagle's hearings to
remove the area south of the Phyllis Canal from our comprehensive plan. But, the City of Eagle
will not move forward with the resolution enacting this decision until we have a firm
commitment from the City of Meridian that they will not annex or expand their comprehensive
plan any further into the Eagle area of city impact. The City of Eagle wants to support the City
of Meridian in establishing their unique community identity and design but objects to this
occurring at the expense of the City of Eagle, our planning, or the overall health, safety and,
welfaze of the community along the Boise River.
Page 5 of 6
K:~Planning DeptVvlisc Letters~2007Uv1eridian Comp Plan N. of Phyllis canal.doc
Sincerely,
Council
Steve Guerber
Eagle Council President
Scott Nor str
Eagle City ouncil
Phil Bandy
Eagle City Council
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2007 CITY OF EAGLE COMPREHENSIVE PLAN
sidewalks and landscaped medians. Sufficient rights-of--way and setbacks should be
preserved to facilitate the construction of this roadway.
c. Design
This area should be recognized as the signature residential area for the Western Planning
Area. The integration of varying lot sizes and uses should be seamless with continuity of
street design, open space, trails and housing throughout that area.
Floating Feather Road and State Highway 16 should be designated as a minor gateway to
the City of Eagle with appropriate landscaping, entry features and place-making features
integrated into the design of the area.
Lot configuration and housing sizes should be mixed throughout the area to provide a
variety of housing options within a single neighborhood or development.
d. Issues
The main concerns in the development of the area are the integration of varying lot sizes
and housing styles. The vision for the area is contingent on the integration of uses and
providing a flow of housing units throughout the area to avoid creating defined separation
from estate areas and patio home areas, for example. Further, the provision of open space
and trails through the area should be a key element in the approval process for
developments that are proposed in the area.
6 8.5 River Plain Residential Area
The River Plain Residential Area is designated as residential and open space. This area should
provide trails, open space, and parks in conjunction with transitional residential densities. The
overall density of the area is 1-2 units per acre. The area of higher densities of 2-3 units per
acre will be located north of the rim and will transition into clustered large lot residential use (1
acre lots) in the areas adjacent to the river.
a. Uses
The land use and development policies specific to the River Plain Residential Area include
the following:
1. Overall residential density of 1-2 units per acre south of the Boise River.
2. Higher densities (2-3 units per acre) beneath the rim transitioning into clustered large
lot residential use (1 unit per 1-2 acres) adjacent to the river.
3. Open space and trail located adjacent to the river in
conjunction with the continuation of the regional
trail system;
Page 50 of 102
2007 CITY OF EAGLE COMPREHENSIVE PLAN
4. Setbacks from streams, irrigation and drains for trails and open space;
5. Use of transitional lot sizes and clustering when new development abuts existing
subdivisions, business and office use to the north;
6. Feathering of lots sizes as densities transition north from the rim to the river;
7. North of the Boise River the lot patterns shall be a continuation of the large lot clusters
found in Moon Valley Ranch; 1 unit/2 acres.
8. Cluster subdivisions should provide permanent dedicated open space.
Illustration 6.4
b. Access
Access to the area from Highway 16 shall be limited to 1 mile intervals with separated
access points south of Moon Valley Road along the Highway 16 extension.
All uses shall rely on internal circulation and a proper street hierarchy to safely and
efficiently move traff c through the area without forcing local trips onto the regional
roadway network.
A pathway and trails network should be encouraged to provide pedestrians bicycle access
along the Boise River corridor and from that corridor north into the Moon Valley Area and
south into the higher density residential area.
The Highway 16 corridor should be designated as a scenic corridor requiring berming and
landscaping within the City of Eagle.
Moon Valley Road to the north of this area will be a
mixed use pedestrian scale street that will be designed to
Page 51 of 102
Floodplain Cluster Eaample
2007 CITY OF EAGLE COMPREHENSIVE PLAN
include pedestrian and bicycle access from the River Plain Residential Area.
c. Design
The River Plain Residential Area should be recognized as uniquely "Eagle" residential area
providing large lot residential uses (1 unit per 1-2 acres) with views of the Boise River
combined with moderate density residential areas (2-3 units per acre) north of the rim.
The integration of lot sizes and densities should be seamless with continuity of street
design, open space, trails and housing throughout the area.
All access points along Highway 16 should be designated as minor gateways to the City of
Eagle with appropriate landscaping, entry features and place-making features integrated
into the design of the area.
Design of lots and homes sites should take into consideration the scenic, wildlife, and river
corridor and provide sufficient setback and buffering to sensitive habitat and floodway
areas.
d. Issues
The main concerns in the development of the area are the integration of lot sizes and
housing styles. The vision for the area is contingent on the integration of uses and
providing a flow of housing units throughout the area to avoid creating defined separation
between estate areas and moderate density areas, for example. Further, the flow and
provision of open space and trails through the area should be a key element in the approval
process for developments that are proposed in the area. This residential area should greatly
limit commercial, retail and office uses. Commercial, retail and office uses desiring to
locate along the Highway 16 corridor should be located in the Chinden Road Planning Area
or the Moon Valley & State Planning Area. Special concern shall be made for the
floodway and floodplain to limit uses that are not consistent with the delicate nature of
these areas.
6.8.6 Eagle Island Planning Area
The Eagle Island Planning Area is designated as open space, recreation and limited residential.
This area should provide trails, open space, and parks in conjunction with limited residential
densities of 1 unit per 1-2 acres. The visioning for this area is to complete a pathway and
recreation connection across Eagle Island.
a. Uses
The land use and development policies specific to the Eagle Island Planning Area include
the following:
1. Clustered large lot residential use: 1 unit per 2 acres;
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