February 13, Dear Planning and Zoning Commissioners,

Transcription

1 Planning and Zoning Commission City of Boise 150 North Capitol Blvd Boise, ID Re: 6012 N Pierce Park Lane - S N Pierce Park Lane - S February 13, 2015 Dear Planning and Zoning Commissioners, We respectfully ask you to deny the R1-B zoning request for the parcels at 6012 and 6050 N Pierce Park Lane. My family and I understand the need for common sense infill. We are not opposed to the development of these two parcels. We also understand the rights of landowners to sell their property to whomever they choose. It is important that surrounding landowner rights are protected as well. It is our position that the above parcels should be zoned R1-A (2.1 homes per acre) - at the most. It is also our position that the proposed Planned Unit Development (PUD) on these two parcels does not fit in with the existing community. Furthermore, we believe that the submitted PUD does not adhere to the spirit of what a PUD should be in our community. There are ordinances, guidelines, and frankly, common sense that determine what happens to land in Boise (as each of you know). Blueprint Boise and the Collister Neighborhood Association Plan, which the City of Boise adopted as an addendum to Blueprint Boise, give clear guidelines on what the vision of this area should be. That vision does not include zoning R1-B (4.8 homes per acre) in an area that is surrounded by RUT, R1 and one-acre lots. In our view, the developer has not submitted a PUD plan that is mutually beneficial for the proposed community as well as the surrounding community. According to the PUD definition in the Boise Zoning, a PUD is typically residential. Under these provisions, a development can deviate from minimum lot sizes and other standard requirements of the code, in return for provisions of common open space and other more creative design features. The developer has asked for many PUD specialties but has not compromised on other aspects such as lot sizes that fit into the surrounding areas, open space, bike lanes, trails, and homes that fit into the landscape. This is particularly vital when looking at the current feel and layout of our community in the northern part of Collister.

2 In our opinion, when Comprehensive Plans and Neighborhood Plans are written, they serve as a type of good faith contract between citizens and government and should be upheld when possible. In this case, it is important to keep the aura and feel of a community in tact. This is a beautiful, scenic area of Boise at the base of our foothills. It should be preserved as best as possible while using common sense planning for infill. The proposed development is flawed in the following ways: 1. The area has been designated Large Lots by Blueprint Boise and CNA Plan. R1-B zoning homes per acre does not fit into the context of the existing neighborhoods in this area of Collister. 2. Traffic will increase dramatically (for the area) and will pose safety hazards in crossing and walking on N Pierce Park Lane 3. The PUD does not meet the requirements in the spirit of what a PUD is designed to do. a. The proposed setbacks are five feet instead of ten, outside of the norm of this neighborhood and surrounding neighborhoods b. The proposed homes do not fit within the context of the neighborhoods, the landscape or the area. c. There is no open space or park in the proposed plan. The closest public park is on Castle. d. The amenities are minimal, at best. Note the proposed exercise equipment on the fire lane. e. The streets are too narrow for bike lanes or parking. f. The proposed access street (Belmar Street) is substandard and dangerously close to our neighbor s home. 4. There is no plan to save the existing foliage and trees, which are an integral part of the Collister community. 5. Light pollution will affect existing neighborhoods as well as the foothills. Below are specifics on why this PUD is not acceptable for the proposed parcels and 6050 N Pierce Park Lane are currently designated R1 and RUT, respectively. There are many types of zoning in the areas around these two parcels. For example, our own home is zoned R1C, but was zoned long before Blueprint Boise. The lots on the proposed plan are 7000 sq ft to sq ft.

3 While this can be considered moderate sized lots in some areas, they are relatively small in relation to the Collister area around them. Blueprint Boise calls for Large Lots in this area. This is hard to define by Blueprint Boise definitions so one logically uses context to determine what that means. By using context, one would infer that large lots would be termed larger than R1-B zoning ( 4.8 homes per acre). We recognize there are areas to the west that are zoned R1C but those areas are not part of Collister Neighborhood and are not included in the CNA Plan. We also note that there are areas within Collister that are zoned R1C and R1B but they were zoned before Blueprint Boise and the CNA Plan. Blueprint Boise According to Blueprint Boise, the parcels at 6012 and 6050 Pierce Park Lane are zoned Large Lots. These are currently farmland, used mainly for horse pastures and hay. NW Urban Agricultural Lands Support the retention of urban agricultural lands and activities in the Northwest. We understand this may not stay soley ag land but it would be an egregious error to allow so many homes to go on only 16 acres of land when the surrounding homes are on much larger parcels. NW-10 - Notes the Collister Neighborhood Plan (2007) along with Blueprint Boise will help guide future development in the Northwest. Collister Plan CNA Plan: Ch 5 Obj. 1 Provide and preserve open space CNA Plan: Ch 8 - Obj 1 Preserve, enhance and protect existing neighborhoods and neighborhood character while allowing for reasonable growth. the proposed development does not meet this criteria CNA Plan: Ch 8 - Obj 3

4 Preserve areas and land uses that contribute to the unique semi-rural character of the Collister Neighborhood a. Support the adoption of policies such as the Sycamore Overlay District which reflect the semi-rural nature of the Collister Neighborhood and which preserve its agricultural use. b. Work with the City to develop specific area plans that take into consideration the value of open space and the continuation of urban agricultural uses when reviewing land use decisions, including but not limited to areas on Pierce Park Lane, Pierce Park Road, Hill Road, Elmer Street, Castle, and in the foothills. Where large lot areas are identified for preservation in a district, encourage homeownership, urban agricultural activities, flexibility in housing, planting of trees that contribute to the shade canopy, more greenscape, privacy and reduced noise. the proposed development does not meet this criteria CNA Plan : Ch 8 Obj 4 Preserve the residential character of the Collister neighborhood along transportation corridors, with commercial uses clustered at defined transit nodes. 1. Work to amend City code to require mixed and commercial uses along the State Street Corridor to step down in height toward existing residences the Collister neighborhood. - the proposed development does not meet this criteria CNA Plan: Ch 8 - Obj 5 Preserve the character of the Collister Neighborhood with infill that is compatible with the character of the surrounding area. 1) Appropriate infill should have a mixture of architecture styles and housing units of varied size, cost, and densities that is compatible with the character of the surrounding area. Developments with numerous repetitive cookie cutter structures, differentiated only by exterior color or slight variations in exterior elevations, are not compatible with nor are they a desired addition to the Collister neighborhood.

5 the proposed development does not meet this requirement 2) Infill should relate to the scale and character of neighboring residences, and the surrounding area. the proposed development does not meet this requirement 3) Encourage Boise City, utility companies, and other appropriate agencies to provide in advance for the increase in necessary capacity or usage of utility services as the result of infill development. 4) Infill at higher elevations in the Collister neighborhood should be required to use nonglare glass on the exterior of structures. thus far, this is not a part of the developer s plan 5) Infill should allow the use of at least partial xeriscape or other low water usage landscaping. 6) The Collister Neighborhood should work with the City to develop a plan, designating areas where high-density infill would be appropriate within the Collister neighborhood. CNA was not consulted by the City on this plan 7) All high-density infill should be required to provide adequate outdoor living spaces and amenities for its residents, such as picnic areas and/or playgrounds, in addition to enhanced pedestrian and bicycle connectivity to the surrounding neighborhood. 2. Zoning this area R1B will mean significant increase in traffic on Pierce Park Lane. We view this as a serious safety hazard to school children, bikers and pedestrians. The road proposed to service this new community will be built on the existing flag lot. The road (Belmar Street), while meeting minimum standards for the City of Boise, is narrow and does not have areas to park. It does not have pull outs. Up to 600 cars (trips) per day will likely use this road. Cars will be pulling out onto N. Pierce Park Lane without a road directly across the street. While this may be good for traffic flow, it is a serious safety hazard for bikers, pedestrians and school children. N. Pierce Park Lane does not have sidewalks continually on both the west and east side. Anyone

6 crossing at this area will need to assess TWO intersections, instead of one while still crossing N Pierce Park Lane. The developer is suggesting this is going to be a community for older people, mainly retirees, who do not have children. It is absurd to suggest that only one demographic will be living in this area when it is not designated a retirement community. We need to plan for any demographic living here, children and active lifestyle Boiseans included. This road is dangerous and troublesome. There is a second issue with the proposed development related to traffic. There is a concerted effort in Boise (along with ACHD) that is supported by Blueprint Boise and CNA Plan that relates to the State Street Transit Corridor. The State Street Corridor is a key piece to solid planning in this region. This plan asks for infill within.5 mile of State Street (the development sits at.85 miles from State Street). While the proposed development is not technically infill, it does not fit within the traffic plan to reduce the number of cars on the road and encourage people to use public transit, therefore using the State Street Corridor. There is a bus service on Pierce Park but it is minimal (once per hour at the closest bus stop to the proposed development). Blueprint Boise NW-CCN 1.2: STATE STREET CORRIDOR 1. Designate areas along State Street as Transit- Oriented Development nodes consistent with the regional Long-Range Transportation Plan and the State Street Corridor Study. 2. Encourage pedestrian-oriented mixed use development along State Street where sufficient infrastructure exists or is planned. 3. Encourage the rehabilitation of existing strip centers through façade and landscape enhancement - this should be within.5 miles of State Street which this development is not Collister Plan

7 CNA Plan: Ch 6 Obj 2 Promote the use of complete street principles, such as bike lanes, transit where applicable, detached sidewalks, landscaped medians, etc. Ch 6 Obj 5 - the proposed development does not meet these requirements Provide connectivity and facilities for alternative transportation choices. Ch 7 Obj 7 Encourage the transit and node design from the State Street Corridor Study 3. The PUD does not meet the requirements in the spirit of what a PUD is designed to do within the City of Boise. a. The proposed setbacks are five feet instead of ten, outside of the norm of this neighborhood and surrounding neighborhoods. Not only is this an urban type of setback, it does not go with the current setbacks in the existing neighborhoods, which are 10 feet. b. The proposed homes do not fit within the context of the neighborhoods, the landscape or the area. c. There is no open space or park in the proposed plan. The closest public park is on Castle. d. The amenities are minimal, at best. Note the proposed exercise equipment on the fire lane. e. The streets are too narrow for bike lanes or parking. f. The proposed access street is substandard (Belmar Street). See details of Boise Zoning Ordinances Blueprint Boise NW-C 1.3: PEDESTRIAN/ VEHICULAR CONNECTIONS

8 Ensure new commercial and residential developments provide connections to adjacent properties to promote movement between neighborhoods. Collister Plan CNA Plan: Ch 8 - Obj 5 Preserve the character of the Collister Neighborhood with infill that is compatible with the character of the surrounding area. 1) Appropriate infill should have a mixture of architecture styles and housing units of varied size, cost, and densities that is compatible with the character of the surrounding area. Developments with numerous repetitive cookie cutter structures, differentiated only by exterior color or slight variations in exterior elevations, are not compatible with nor are they a desired addition to the Collister neighborhood. 2) Infill should relate to the scale and character of neighboring residences, and the surrounding area. 4. Per the plan, it appears all trees on the properties will come down. While we understand this seems like a less important issue, it would be remiss not to mention it. Boise is such a beautiful town. It is named for the trees! This area of Boise is remarkable. Bikers, hikers and homeowners alike revel in the beauty around the Pierce Park and Hill Road area. The developer has made no contingency for the current trees on these parcels. Homeowners in the area will see their landscapes change dramatically. Residents of the foothills will no longer see numerous, healthy trees and foliage. Promoting a healthy urban forest is an important component of Blueprint Boise and CNA Plan. Boise Blueprint Goal ES6: Promote a healthy urban forest to enhance the city s environment, air quality, and appearance.

9 Collister Plan CNA Plan: Ch 5 - Obj 5 Establish, maintain and perpetuate an urban forest that provides aesthetics of a traditional neighborhood...with the benefits associated with a canopy of large trees 5. Fifty-eight houses on sixteen acres will impact the ability to see the night sky in that area of Collister (and the foothills) - light pollution. Regardless of the type of lights put in, this many houses in a small area is going to affect the night sky which is an central part of this community. Noise will also increase dramatically in this area simply due to the volume of cars and people that come with fifty-eight new homes. Blueprint Boise ES7.9: PROTECT NIGHT SKIES Minimize light trespass from developed areas, reduce sky-glow to increase night sky access, improve nighttime visibility through glare reduction, and reduce development impact on nocturnal environments by adoption of night-sky lighting standards. the proposed development does not address these issues Goal ES8: Prevent and mitigate adverse impacts of excessive noise exposure. ES8.1: NOISE MONITORING 1.) Monitor and update available data on existing and projected ambient and stationary noise levels. 2.) Conduct a noise study to determine noise contours in 5-decibel (A-Weighted Sound Level) increments along arterials and highways, railroad tracks, and around other noise generators.

10 Collister Plan CNA Plan: Ch 3 - Obj 2 Reduce and manage light pollution. Avoid washing out the darkness and ability to see stars in the nighttime sky. Our Wish List If we could have the perfect scenario, what would we suggest for this property? In order of preference #1 Have the city purchase it for open space and tie it into Farmers Canal, which is on the long-term plan of Connectivity. Allow all Boiseans to enjoy the beautiful rural landscape while basking in the hues of the Boise Foothills. #2 If it is zoned R1-A, ensure that the development that is proposed is respectful of and falls into the parameters set for the Collister Neighborhood with large lots, homes that have a rural design, wide roads, open space, walking and biking paths and has a rural feel. #3 If it is zoned R1-B and the PUD moves forward - mandate that open space is added 10% of the size of both parcels combined - mandate that any new homes bordering existing houses are single story - mandate that the access road to the community is moved to the north side of the property entering N Pierce Park Lane, instead of the south - mandate that single story homes are not higher than feet. Mandate that no more than two lots abut adjacent existing properties on W. Baron Lane. - mandate that the roads in the PUD are expanded to a healthy width - mandate that bike lines and walking trails are put into the new community - mandate that the new community meets the light pollution and noise pollution litmus test put forth by CNA Plan and Blueprint Boise Thank you for taking the time to evaluate our concerns and our arguments against this proposed development. We understand these are hard decisions and there is much for you to consider. We are confident that you will look closely at Blueprint Boise, the CNA Plan, the numerous arguments from neighbors and use your common sense when evaluating this data. The agreement that we entered into with the City of Boise when we purchased our home was done in good faith we understood that development may go in around and behind us but never did we consider it would be zoned for 4.8 houses on an acre.

11 We love our neighborhood. We want other new homeowners to be able to move here, enjoy it, and love it too. But this is not the right plan for this neighborhood. We encourage you to vote NO on the proposal to zone this R1-B and vote NO on the proposed PUD. Respectfully yours, Michelle F. Murphy and family Homeowner Baron Lane