2022-07-25 Debbie Wickham
Charlene Way
From:Chris Johnson
Sent:Monday, July 25, 2022 2:23 PM
To:Charlene Way
Subject:FW: East Ridge Estates Objection to Development Agreement
Attachments:East Ridge - DA Modification Narrative V1.docx
From: Brad Hoaglun
Sent: Monday, July 25, 2022 2:16 PM
To: Chris Johnson <cjohnson@meridiancity.org>
Subject: Fw: East Ridge Estates Objection to Development Agreement
For the record if others have not already submitted.
Thanks.
Brad
From: debbie wickhamrealtors.com <debbie@wickhamrealtors.com>
Sent: Monday, July 25, 2022 1:25 PM
To: Brad Hoaglun
Subject: East Ridge Estates Objection to Development Agreement
External Sender - Please use caution with links or attachments.
Re: Public Hearing - East Ridge Estates Development Agreement Amendment
Please accept my letter in opposition to the application to remove single-level limitation on single-family residences within Impressive
East Ridge Subdivision No. 2 and No. 3 Village (Product Area).
Thank you,
Debbie Wickham
2616 E. Brace Dr.
1
Meridian, ID 83642
Debbie Wickham
Real Estate Agent
Phone: 208-850-9000
Email:
debbie@wickhamrealtors.com
Fathom Realty
3573 E. Longwing Ln. Suite 210
Meridian, Id 83646
www.wickhamrealtors.com
2
May 13, 2022
Planning Division
City of Meridian
33 E. Broadway Ave.,
Suite 102
Meridian, Idaho 83642
RE: Impressive East Ridge
Development Agreement Modification
Attached for your review and favorable consideration is the Development Agreement Modification
application for the Impressive East Ridge Subdivision. With this modification we are requesting a small
change to requirements of the DA Addendum listed below.
Approved Applications:
o AZ, PP – H-2017-0129
o DA 2018-052339 – Inst. #2018-052339, 6/7/2018
o DA Addendum 2019-021791 – Inst. #2019-021791, 3/20/2019, H-2020-0096 – Inst.# 2021-
025636, 2/17/2021
o Final Plat H-2018-0062
On behalf of the applicant, DevCo Development respectfully requests approval of this Development
Agreement Modification. This project will provide quality and desirable housing opportunities for
Meridian residents. Thank you for your assistance with this matter, should you have any questions or
require additional information please contact Laren Bailey at 208.336.5355.
Sincerely,
Laren Bailey
4824 W. Fairview Ave. Boise, Idaho 83706
208.336.5355
East Ridge Phase 2 – Development Agreement Modification Narrative
Project Description
East Ridge Village is located in south Meridian and fronts East Lake Hazel Road just west of the South
Eagle and Lake Hazel Road intersection. As you can see below, this community will be a positive
addition of product mixes to this growing area.
Location Map
East Ridge community is a 139-residential home-site planned development on forty acres on East Lake
Hazel Road in South Meridian. The Community will consist of two product types – the Estate Home-
sites on the Rim will consist of 17,000 to 37,000 square foot home-sites and The Village will be an age
targeted neighborhood for the mature homeowner. The Village homes are structured as maintenance
free which is inclusive of all maintenance and is managed by the homeowner’s association. The traffic
generated from The Village is less than 60% of a typical single-family home.
May 17, 2022 2 | Page
East Ridge Narrative DevCo LLC
DA Modification Request
Our request is to remove the requirement that only allows for single story homes. We are asking to be
able to construct a bonus room over the garage. This will not change the overall maximum building
height of 25 feet. Bonus rooms are proposed to be constructed in roughly 1/3 of the homes being built.
Because the additional rooms will only have windows facing the street there will be no adverse impact
to the existing neighbors.
Proposed Home Elevations and Floor Plans
May 17, 2022 3 | Page
East Ridge Narrative DevCo LLC
May 17, 2022 4 | Page
East Ridge Narrative DevCo LLC
May 17, 2022 5 | Page
East Ridge Narrative DevCo LLC
CONCLUSION
DevCo is respectfully requesting approval of the Development Agreement Modifications for this
spectacular new community located in South Meridian. This project will provide a quality mix of
products and desirable homes at allowable densities while maintaining compatibility with Meridian City
Codes as well as the surrounding properties.
Thank you.
May 17, 2022 6 | Page
East Ridge Narrative DevCo LLC
Charlene Way
From:Chris Johnson
Sent:Monday, July 25, 2022 2:48 PM
To:Charlene Way
Subject:FW: Impressive East Ridge Sub. Objection to Request for Modification
Attachments:EastRidgeObjectiontoModification.pdf
From: Robert Simison
Sent: Monday, July 25, 2022 2:47 PM
To: debbie@wickhamrealtors.com
Cc: Chris Johnson <cjohnson@meridiancity.org>
Subject: FW: Impressive East Ridge Sub. Objection to Request for Modification
Debbie,
As this is an open application, myself and the City Council should refrain from having any conversations about the
project outside of the public hearing. I have copied our City Clerk so that this letter and my response will be included in
the public record for this application.
Respectfully,
Mayor Robert Simison
City of Meridian
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
From: debbie wickhamrealtors.com <debbie@wickhamrealtors.com>
Sent: Monday, July 25, 2022 1:18 PM
To: Robert Simison <rsimison@meridiancity.org>
Subject: Impressive East Ridge Sub. Objection to Request for Modification
External Sender - Please use caution with links or attachments.
Please accept my letter in opposition to the application to remove single-level limitation on single-family residences within
Impressive East Ridge Subdivision No. 2 and No. 3 Village (Product Area).
Thank you,
Debbie Wickham
2616 E. Brace Dr.
Meridian, ID 83642
1
Debbie Wickham
Real Estate Agent
Phone: 208-850-9000
Email:
debbie@wickhamrealtors.com
Fathom Realty
3573 E. Longwing Ln. Suite 210
Meridian, Id 83646
www.wickhamrealtors.com
2
July 25, 2022
Debbie Wickham
2616 E. Brace Dr.
Meridian, Idaho, 83642
City of Meridian
33 E. Broadway Ave.,
Suite 102
Meridian Id 83642
Dear Mayor & City Council
Re: Impressive East Ridge Development Agreement Modifications, H-2020-0037 East Ridge
Subdivision
I am writing this letter to request the Meridian City Council to deny the Development
Agreement Modification to remove single-level limitation on single family residences within
Impressive East Ridge Subdivision No. 2 and No. 3 (Village Product Area) as submitted.
On October 19, 2017, four (4) citizens attended the Planning & Zoning Commission Public
Hearing and on November 28, 2017,thirty-eight (38) citizens attended the City Council Public
Hearing in opposition of the Annexation and Zoning (AZ) and Preliminary Plat (PP). Some of the
concerns raised by both public testimony and written testimony included:
• Additional Traffic
• Density of Overall Development
• Feasibility of Age-restricted Housing
• Transition from the Surrounding Neighborhoods and the Transition from the
Age-restricted Lots
• Concerns how the Blackrock Neighborhood were ignored by the Developer
Unfortunately, the Planning Commission and City Council voted to approve the 40.99-acre AR
and PP with R-4 and R-15 zoning districts without addressing the neighborhood concerns.
On June 5, 2018,the City of Meridian and DevCo, LLC entered into Development Agreement,
and on July 17, 2018, City Council approved the first Final Plat. The intent of the Agreement and
Final Plat is to set clear direction as to conditions, and expectations for what is to be built, along
with the confidence that what is proposed meets the intent of R-4& R-15 zoning.
City of Meridian Med-High Density R-15 Design Considerations states the following:
"Residential developments should orient to surrounding uses, including residential and non-
residential areas, in a way that encourages compatible development patterns, character, and
appearances."
"Appropriately address the critical issues of site layout that influence a compatible and
integrated neighborhood character, including, but not limited to, vehicular access, pedestrian
connectivity, building orientations, and common spaces."
Development Agreement (H2017-0129) states "The applicant shall provide a master grading
plan and drainage plan for the site with the first final plat application."
The first Final Plat Application did not include a Master Grading Plan. The applicant submitted
drainage calculations, Conceptual Engineering Plan, Landscape Plan and Final Plat. The
Conceptual Engineering Plan showed existing ground elevations, lot layouts and street
locations, but there was no vertical design component other than a hinge line. Without
knowing proposed lot elevations there is no way to understand the vertical transition between
Village Lots and Estate Lots. Vertical transition is a critical component when determining lot
orientation, landscaping,fencing, and building setbacks.
Today Village Lots are upwards to, and in some locations greater than 13 ft. vertically above the
Estate Lots. Village houses are constructed within 10 ft. of the rear property line, and existing
fencing between lots is a 4 ft. open vision fence. Open vision fencing is typically used when lots
are adjacent to public right-of-way, open space, and public parks. It is hard to believe, and hard
to accept that something this blatantly wrong can get to this point. I've attached a picture (see
attached) of my neighbors back yard. Would you consider this meeting the R-15 Design
Considerations of appropriately addressing the critical issues of site layout that influence a
compatible and integrated neighborhood character?
The application before you takes this already unbearable situation and makes it worse. This
application to remove single-level limitation on a single-family residence introduces changes to
roof lines, windows/lighting, and noise.
Because there is an average of a 13-foot vertical height difference from Estate Lots to Village
Lots and with a maximum roof height of 25 ft. creates a monotonous wall (38-foot) effect
concern. Today only one (1) house plan (Glendale) has a roof height of 25 ft. for the full width
of the house. This application proposes four (4) house plans (Glendale, Chandler, Pima and
Tempe)to have a 25 ft. roof height for nearly the full width of the house. If these houses were
constructed next to each other it would create a undesirable wall effect to Estate Lots Block 2,
Lots 3-16 & Block 3, Lots 19-21 (17 lots total).
The addition of Bonus Rooms/Bedrooms will have an increase in home occupants causing
increased noise from a small 10 ft. backyard. Because the existing condition between Village
Lots and Estates Lots is already intrusive,the addition of Bonus Rooms/Bedrooms will only
make it worse.
Bonus Rooms/Bedrooms with windows will also allow an additional location for neighbors to
look directly down into our yards and homes.
It is obvious that the existing situation between Village Lots and Estates Lots is not good and
does not align with the City of Meridian Med-High Density R-15 Design Considerations. I
believe the applicants proposed changes will only make things worse. I believe that the majority
of the issues being raised today are similar to the Transition from the Age-restricted Lots issues
raised by Blackrock neighbors in 2017. 1 also believe its not to late to make things correct by
including modifications as part of the proposed amendment to the Development Agreement.
Between now and the time of the Public Hearing I ask you to truly think about these concerning
issues which come to you as part of this application.
Thank you for taking the time to read this letter and thank you for considering the information
before you.
Sincerely
Debbie L. Wickham
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