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Home My WebLink About2-3-04 Letter from Mike AdkinsRECEIVEn FHB - 32004 p Michael S. Adkins ~~ C ~A[eri 6000 North Meridian Road Meridian, ID 83642 February 3, 2004 The Honorable Tammy DeWeerd, Mayor of Meridian The Honorable Council, City of Meridian 33 East Idaho Avenue Meridian, ID 83642 RE: Saguaro Canyon Estates Subdivision Dear Mayor DeWeerd and Council Members: I am respectfully submitting written testimony in addition to oral testimony to be presented at the February I0"', 2004 public hearing regarding the proposed Saguaro Canyon Estates Subdivision. My estate style home and twenty acre pazcel lies directly to the west of the proposed subdivision and I have several concerns that have not been addressed by the developer or by the City Council to date. On December 2, 2003 I submitted written testimony to Ms. Borchers of Meridian Planning and Zoning regarding my concerns (copy attached). To date, I have had no response from her office or from the developer regarding my concerns. The developer has not made any attempt to contact me to discuss finding a mutually beneficial resolution, indicating that his regard for adjacent properties is non-existent. I will first summarize my concerns noted in my letter of December 2, 2003 to Ms. Borchers followed by detail on these concerns. As well, I have added comments from the City Planners Staff Report dated January 5"', 2004 to the Mayor and City Council. • Lot size and density of the proposed Saguaro Canyon Estates Subdivision exceeds those recommended in typical R-4 Zoning (request is for 70% of minimums). • Consideration for adjoining properties is not adequately addressed, specifically those properties to the West. • Active farming/ranching is taking place on these properties and the needs of existing, along with the new homeowners of the subdivision, should be addressed. (Fencing ou the east side has only been discussed and not required to date) • City infrastructure in North Meridian is inadequate to support the proposed subdivision. • The North Meridian Development Plan of 2002 does not appear to be of consideration. recommended in t ical R-4 Zo Lot Size- City Requirement R-4: 8,000 sq, ft. per lot House Size- City Requirement 1,400 sg. Pt. minimum Frontage- City Requirement 80' minimum 40' minimum (cul-de-sac) Cul-de-sac City Requirement Length 450' maximum Proposed Lot Sizes 5,735 sq, ft. minimum per lot Proposed Minimum Area 1,201 sq, ft. minimum Proposed Minimum Frontage 60' minimum (perpendicular streets) 30' minimum (cul de sacs/curves) Proposed Lengths Approx. 550' maximum Staff report recommendations: Due to the lack of existing gravity sewer for 392 of the 442 buildable lots and the lack of a secondary permanent vehicular access road, we bel_ ie annexation and reliminar lat boundaries should be limited to the 50 lots at the south end of thethe dev~nrnent. This will require the applicant to submit a new and a revised preliminary plat. Alternatively, staff is recommendi g ae ond'tion be placed on the preliminary plat and CUP/PD applications that allow a maximum of SO lots to be developed and until such time as these services become available. Finally, the applicant told staff on 12/31/03 that they understand the inherent risk involved with these two issues (extension of the North Slough Trunk and a secondary access road). The Public Works Department's preliminarily estimates the North Slough extension to be complete by ,Tune 2005. Staff finds that the requested zoning and annexation could be deemed premature for this section (T.4N., R.IE, Section 30) based on the Comprehensive Plan of Havasu Creek Subdivision and the school district's intent tooconshuct a new~Middle School in the next two to three years demonstrates a certain degree of intent for the City to expand in this area. The P&Z Commission and City Council should consider whether the timing is correct for expansion of the city limits into Section 30. My concerns: Meridian has a finite resource in North Meridian and a pproving densities of this magnitude will further exasperate over-crowding of our infrastructure. As well, Saguaro Canyon Estates doesn't protect the heritage of Meridian or the "rural-feel" that currently- exists. Meridian's mantra on its letterhead states "Hub of the Treasure Valley, A good place to live". Meridian needs to strive for something better than "a good place to live" it should be a "GREAT" place to live. If we succumb to the pressures of developers and development, Meridian will become nothing more than anover-crowded bedroom community ofentry-level homes. As I have stated previously, I support growth and develo of existing homeowners, and certainly not without some conside anon for the pent spa epense Approving lot sizes 70% of the city requirement would be extremely questionable considering the number of homes planned for this North Meridian location. properties to the West Staff recommendation: Staff does not anticipate that the ro hazardous. However, staff finds that the new residences may be disruptive to existing agricultural practices to the west and north. p posed residential uses will be The Commission and Council should rely on public testimony (oral and neighborin written) to determine whether or not the proposed uses will be disturbing or hazardous to the existing or future g uses. MY Recommendation: The conditional use request to allow for greater density should not be granted. And. the developer needs to provide an adequate barrier between the existine landowners to the west that should include a berm and solid fence protecting the future neighbors from the existing agricultural practices. Furthermore, a solid fence and hi would be a step in the right direction towards protecting the value of existin properties. gh berm g and adjacent Citv infrastructure Staff recommendation: Existing elementary school ca aci undetermined factor for thie• subdivision. In his Novemb~ I ~ remains an important but Wendel Bi ham states that "additional students will urther com~houlnd the cu~rent Mr overcrowded situation. Residents cannot be assured o Both Havasu Creek and Paramount Subdivision, a attendin the nei hhorhood school " this time. A ke ~' miles to the west, have been approved, for new elementary schools, although ne~her ofthese sites has p constrzrclion date at involved with a rovin uestion or the Commission and Council to consider is the de ree o risk munici al services and school ca atcon o which onl a small onion is serviceable iv' toda . rtla Joint School District No. 2 does not intend to 0 Fall 2007, assuming it is approved on the Fa112005 bond w Mi This would e this section until the North Slough trunk to the east side of Meridian that new residential develo Road by Spring 2007, It c 9 ld be argl esg precede the availability of the public school s stem to t~ty m this square mile should not coincide. Y provide service, and that the two should Sewer - It is debatable whether the applicant's hasin P g of Saguaro Canyon Estates is in accordance with their connection to the North Slough Trunk. The Master Facility plan's designated gravity drainage area for the majority of this subdivision is not available for service at this time. While it is possible the North Slough Trunk may be available to the subject property by the time Phase 2 of Saguaro Canyon Estates is ready for submission, it cannot be determined for certain because fhe majority of the sewer trunk extension is through Paramount Subdivision -property outside the control of the developer of Saguaro Canyon Estates. 3 Police/Fire -The Meridian Police Department has not replied in writing to this application. However, they have historically opposed new developments of this sire in North Meridian until the patrol force is expanded and response tinges improved Fire service is available via Substation No. 3, which opened December 2003. However the applicant has riot demonstrated how or when the majority of the subdivision will be serviced with a per mancnt secondar y vehicular access As proposed, only ~0 Zots can be served with emergency, fire service at this time. My concerns: A development of this magnitude and this aggressive considering all of the concerns raised in the staff report is premature and certainly shouldn°t be approved. with the current conditional use requests for increased density, and without satisfying neighboring concerns. The proposed development will lead to further over-crowding of the schools, substantial congestion on McMillian between Meridian and Locust Grove roads, lacks the necessary police and fire protection and has inadequate sewer facilities. Finally, the staff report questions the timing of this development and whether or not it is in the best of interests of the ci considering all of the factors called out in the report. As a resident and business leader, I recognize that growth is critical, provided it protects the interests of established property owners and adequate city infrastructure exists. The Saguaro Canyon Estates Subdivision certainly doesn't satisfy neighboring concerns and as the staff report calls out numerous times, city infrastructure is inadequate. Approving this subdivision in its current form would establish a precedent in North Meridian that predisposes the future of Meridian into one of an over-crowded city with inadequate infrastructure. I am appealing to the City Council to reconsider the Saguaro Canyon Estates Subdivision and to reject it as currently proposed for all of the reasons mentioned above. I am asking the City Council to require the developer to resubmit a plan that meets the zoning requirements of the ;city, and more importantly, deliver a plan that is supported by adjacent home/landowners. Respectfully, ~L'' ~N Michael S. Adkins attachment: Letter to Ms. Borchers dated December 2, 2003 4