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2022-10-03 Karen Schmidt Charlene Way From:CHI <office@chipool.com> Sent:Monday, October 3, 2022 3:24 PM To:City Clerk Subject:Oppose Klein Huis H-2022-0051 Attachments:Sidewalk Disconnect.pdf; Connectivity Exhibit.pdf External Sender - Please use caution with links or attachments. I am writing to oppose Klein Huis Development : AZ, CUP H-2022-0051. The development does not meet Meridian’s goals and policies around connectivity, compatibility and transitional density. -------- The same owner, NW Meridian LLC/ Ball Ventures, who was denied the Victory Apartments development in 2020, is again asking for virtually the same type of development. LAND USE: The application for R-15 (Medium-High Density Residential) with a Conditional Use Permit for Multi-Family use and a Development Agreement to only build to R-8 (Medium Density) is: 1) a way to circumvent the need for a FLUM modification to the Medium-High Density Residential required for Multi-Family use. The request for a FLUM modification was one of the main reasons the previous Victory Apartments development was denied. 2) a way to circumvent Meridian’s requirements for Medium High Density Residential (R-15): MCP Pg 3-10, “ Medium High Density Residential: “ These areas are relatively compact within the context of larger neighborhoods and are typically located around or near mixed use commercial or employment areas to provide convenient access to services and jobs for residents.” If Alpha Development is granted the land use exceptions they are asking for (R-15, Multi-Family) there is nothing enforceable that will prevent them from asking for a Development Agreement modification, a FLUM change and then submit a plan for High-Density apartment buildings like attempted with the Victory Apartments. CONDITIONAL USE and COMPATIBILITY: The Meridian Comprehensive Plan, Appendix A defines Conditional Use as “ …granting of approval imposing conditions deemed necessary to make the proposed use compatible with other uses in the area.” The CUP asked for by this developer does just the opposite. This Conditional Use would allow land use that is incompatible with the area. All nearby residential areas are single family homes. Strada Bellissima and Bear Creek contain large, high value, single family homes in Low Density Residential. Meridian Heights to the south is also single family, Medium Density Residential. The property to the west is a five (5) acre single family residence. This CUP 1 would allow Multi-family, Med-High Density Development which is NOT compatible with these existing residential uses. This development does NOT “support and protect the identity of existing residential neighborhoods” as Meridian’s policy expects. 5.01.02E: “support and protect the identity of existing residential neighborhoods” 2.02.02F: “ Ensure that new development within existing residential neighborhoods is cohesive and complementary in design and construction.” 3.05.00 “ Ensure that all planning, zoning and land use decisions balance the interests of the community by protecting private property rights for current citizens and future generations.” 3.06.01C: “ Preserve private property rights and values by enforcing regulations that will prevent and mitigate against incompatible and detrimental neighboring uses.” The applicant is asking that access to their development be a private road that connects to an ACCESS: arterial road (i.e. W Victory Rd). Meridian UDC does not allow that. Meridian UDC 11-3F-4 states , “ 2. Connection point. The private street shall connect to a local or collector street. The private street shall not connect to an arterial street. “ Meridian UDC 11-3A-3 states the same. / Safety: The development does NOT meet ACHD’s Conditions of PEDESTRIAN CONNECTIVITY Approval. ACHD Report pg 12, D. Site Specific Conditions of Approval states, “ Construct 10-foot wide detached concrete sidewalk on Victory Road abutting the site on the south side of the canal and tie into the sidewalk that was constructed as part of Jocelyn Park and extend east to Meridian Road, as proposed” The sidewalk cannot tie into the Jocelyn Park sidewalk because there is private property between the two developments. (See attached “Sidewalk Disconnect”) VEHICULAR CONNECTIVITY: The development does not meet the Meridian Comprehensive Goals and Policies that require neighborhoods to be connected. As an attempted work around to Meridian’s goals and policies for vehicular connectivity between developments, the developer has submitted a sketch showing how OUR PROPERTY to the west (parcel S1225110160) could be developed someday to provide connectivity between Meridian Heights and Jocelyn – connectivity their development does NOT provide (attached “Connectivity Exhibit” ). Not only does this NOT resolve the fact that their development would always be a standalone, disconnected island BUT using our land as their work around to connectivity is DISINGENUOUS and WRONG and should NOT even be considered as part of their CUP submittals. Meridian’s stated connectivity policies that are NOT met by this development: 6.01.02C: “ Require new development to establish street connections to existing local roads and collectors as well as to underdeveloped adjacent properties.” Also: 5.01.01D, 6.01.01H, 2.02.01G, 2.02.02F TRANSITION: The plan does not provide transitional density from the proposed Med- High Density Residential to the existing Medium Density Residential to the south and the rural five(5) acre property to the west. 2 MCP 3.07.01A: “ Require all new development to create a site design compatible with surrounding uses through buffering, screening, transitional densities and other best site design practices.” There is absolutely NO transition between the proposed development and our five acre property to the west. The plan would build 14 units, min 20ft high, 12ft off our East and North property lines with encroachments into that 12ft allowed for patios, entertainment centers, etc. Storage sheds could be placed against the property line. Meridian Heights to the south also has NO transition. Meridian Height’s property owners are bordered on the north by a Nampa Irrigation easement BUT that easement is on their property it is NOT on the Ball Ventures property and therefore cannot be used as the required buffering or transition. ---------- I ask Meridian Planning and Zoning to deny this development based on the numerous exceptions the developer is asking for. The plan does not meet Meridian’s stated Goals, Policies and Codes. Regards, Karen Schmidt 355 W. Victory Rd. 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PL5972 ---- ___ u} s 4 445 S�F L DCK 4s.s' II ��PL5972-�--� - --�-- --�- o ___- \ � ' `�`• 09k I 5y\� 3 � 20 �' e 4.171 SF 21 I 57 m -'�� c19 �� '`+. 6,457 SF h I +0 +"U 36 rn 77sor ra_mv) I 7 S �i 12 �� I 6,329 SF 7,238 SF O J 4,152 SF 4.543 SF ^ uu + V JOCELYN PARK SUBDIVISION h D 4,132 SF 5i �, \ rQ $ ji 14 4,fi52 SF _ go.36' 4,648 SF D 4,113 5F � " 4,O�10 It. i 4,216 SF SF � NN � 5,253 SF I ,4,1631 SF .o co L=19.04 + 11 "J 17i 1 I 33 In 100-W 4,072 SF o 1131fi I 4,554 SF X I © \ \\ 5,243 SF � 1 J I 4,079 SF 44��i, ggFF 1 0 8 43 O . ctL4�4K 2 w � 4,4OSF I - I. s +7.0) 4,10o.aeSF 4,079 SF S - W 4,103 SF EXISTING STREETS C \ 4.000 SF � $ 1 182 8 44 O a&ar S 4,017 SF I 30 ' 1o0.0a (50'ROW) �� V co S 00,E 4 042 SF � ��� 4,079 SF � � $ 45 4,103 � 4,017 SF 9 Bs.sO' t 4,079 SF � 4,002 SF g 4,017 SF g�g�,�pp� - 4,103 SF B&92' Q- I `EJ 8 � � zl 1 4,079 SF s \ 4,001 SF y� g 4,017 SF I I100.08, S ,103 SF \\\ I \ 88.95' g tpp,42' I 4,079 SF $ ® \ \ 17 0 4,010 SF I <' 4, 03 SF _�j 4,005 SF s S I 0.08' e r� 9 I \ 4,079 SF 8 9 r 4,004 5F w g 4,1 SF 19 005 SF B�° K \�4,079 SF $ < 89'35'3 5 1 .48' 0 m 9ss.sa' 1130 SF 0 3 1 L�7.89t. 95: / p � 4,9, SF Gi t ©SFS 5 F \ \ W t BLOCK 2 \ j A U 83' 67.2T \ \ \\ \ \ U U I 1 1 51,8©SF \ �?. \\ \ \ G� I x + EXISTING POND TO BE ] I PROTECTED \ z '' ' MO ` iRfON PN9 x� \ O C PLS 1111 B 006 73 - \ \\ GRAPHIC SCALE N M N \\ \ 100 0 50 100 200 400 ' / N (IN FEET) ONNECTIVIT a� 1 incn= 100 ft. EXHIBIT 06 Scale: Drawn: o 111=100, JMH Date: 5/3/2022 Job#. 22-0093 0 0 Know whars below. Sheet: N Call 811 before you dig. 1 OF 1 " 0 NI N Jocelyn Park Fences �P ,,..,.. _ Jocelyn Park Sidewalk V.,,_•_ C I t I �h. Proposed Klein Huis = Private Property Lines IK VIO a w.