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HomeMy WebLinkAboutApplicant Response to Staff ReportMachelle — here are the additions for the Council South Meridian hearing in February CPA 07-002 ( land use map) — including re- designating of the area around the intersection of Lake Hazel and Amity Roads from the recommended Mixed Employment to Mixed Use Regional. CPA 009 ( comp plan text) deleting recommendation for changes to Mixed Employment and recommending changes to Mixed Use Regional. BRIGHTON CORPORATION November 1, 2007 To: Meridian Planning & Zoning Commission Subject: South Meridian Comprehensive Plan Public Hearing From: Brighton Corporation RECEP,T' City of Meridian City Clerk Office Based on discussions with staff and our letter dated October 22, 2007, Brighton acknowledges the progress made in the "Reconciliation of Differences" cited on pages 11-13, Section C.6 of the Staff Report. Staff has incorporated most of the text and mapping recommendations presented in our letter (copy is attached). As a result, Brighton is able to express its support —with one exception —for the recommendations made in the November 1, 2007 staff report. Specifically, Brighton... 00- Supports the November 1, 2007, South Meridian `Revised Staff Response"map boundary. 01- Expresses qualified support for the proposed text amendment for a `Medium High Residential" land use designation [Staff Report, page 4, Item h.1] as stated in Brighton's letter [attached copy]. Supports the proposed text amendment for a `Mixed Employment" land use designation [Staff Report, page 4, Item h.2] which incorporates Brighton' suggestions for greater flexibility of uses. 00- Supports the proposed `Neighborhood Center/Mixed Use" text amendment [Staff Report, Page S, Item h.3]. Encourages staff to "move forward " with its stated intent [Staff Report, Page 13] to consider substantive changes in the Mixed Use designations recommended on page 8 of the October 22id letter (attached). Brighton's "one exception"... ❑ Disagreement with staff s recommendation that the land use designation of the 80 acres at the southeast corner of the Meridian Road / Lake Hazel intersection be changed from MU —Regional as currently designated by the City's adopted Comprehensive Plan to Mixed Employment./see attached 11 " x 17 "fold -out mapping comparison] o Even though staff has modified the proposed Mixed Employment text cited above, and considered Brighton's recommendation in doing so, there will still be a need for commercial flexibility at that intersection which, by the physical separation created by the two arterial roadways, will not function as an integrated employment center [See Issue Two, Item 2 on page 3 of the attached letter]. Brighton Corporation 12601 W. Explorer Drive, Suite 200, Boise, Idaho 83713 www briphtoncorn cnm Tel (208) 378-4000 Fax (208) 377-8962 BRIGHTON CORPORATION October 22, 2007 Anna Canning, Director City of Meridian Planning Department 660 E. Watertower, Suite 202 Meridian, ID 83642 Subject: South Meridian Comprehensive Plan Dear Anna, Over the past few months, Brighton Corporation has worked with staff to address South Meridian Comprehensive Plan issues as directed by the Planning & Zoning Commission at the last hearing. At that hearing, Commission members stated that changes to the Comprehensive Plan for the Lake Hazel/Locust Grove area should be with Brighton's concurrence. The purpose of this letter is to comment on proposed map and text changes to the Comprehensive Plan, and to recommend specific actions for modification of the latest draft of the Plan as they apply to Brighton's property in the South Meridian Area. The attached pages address three issues... • South Meridian Comprehensive Plan Boundary [page 2] • Comprehensive Plan Map Future Land Use Designations [pages 3-4] • Proposed Comprehensive Plan Text Amendments [pages 5-7] ...and offers an additional recommendation [page 81 for text changes to all Comprehensive Plan Mixed Use designations. We appreciate the opportunity to present this information for consideration as you prepare the staff report for the Planning & Zoning Commission's November 1 sc hearing. If you have questions, or need additional information or clarification, please let me know. Sincerely, [Original signed by David Turnbull] David W. Turnbull Brighton Corporation 12601 W. Explorer Drive, Suite 200, Boise, Idaho 837, www.briQhtoncorn com Tel (208) 378-4000 Fax (208) 377-8962 Issue One — South Meridian Comprehensive Plan Boundary Brighton has reviewed the study area boundary depicted in the following South Meridian Comprehensive Plan map iterations: • South Meridian Com rehensive Plan: Preferred Alternative ProPosed Land Use Ma January, 2007 (excerpted segment below) • South Meridian Staff Response Map, dated March 23, 2007 • South Meridian Comprehensive Plan • Comments Received to Date, August 23, 2007 It is our understanding that a modified boundary may be presented to the Planning & Zoning Commission at the November 1st hearing. Brighton's primary interest is expansion of the City's plan to include the area north of Columbia Road and east of Meridian Road. ► Brighton Recommendation: That the South Meridian Comprehensive Plan expansion include the area bounded by Columbia Road on the south, Meridian Road on the west, and east of Eagle Road as depicted in the map, above. 2 Issue Two — Comprehensive Plan Map Future Land Use Designations A. Brighton supports retention of Future Land Use Map designations of the current City of Meridian Comprehensive Plan (excerpt below) adopted August 6, 2002 and as amended on Futon L*w lui t.� MY K+�+a• se.olch�a -rmxn�cy Q hamir Q crrq. QN�Sari GeYyR�Wrer -ar 0-mv N.M. I =(7aT_ ® Noai U.. Irrq�rgr Nina U�- i4gianr Noaa Ur- p�.y Q Naw u.- rwpenma Now u.. wraxrrrn.n,.e wrt X.C. rmmbw ac.er October 10, 2006, for the following two (2) specific locations: 1) The Mixed Use -Community designation encompassing the four quadrants of the Lake Hazel and Locust Grove intersection. Comment. This matter has been discussed with staff, which acknowledged that the change of designation to Mixed Use -Neighborhood was inadvertent and should remain Mixed Use Community as depicted in the current Comprehensive Plan. ► Brighton Recommendation: That the currently -adopted Mixed Use -Community designation of the Lake Hazel and Locust Grove intersection be retained. 2) The existing Mixed Use -Regional designation of the 80 acres at the southeast corner of the Lake Hazel and Meridian Road intersection. Comment. The land use designation for the intersection has been proposed to be changed from the adopted Comprehensive Plan's Mixed Use -Regional (map above) to Employment Sanctuary (January, 2007) to Mixed Use -Employment (March 23, 2007 Staff Response Map). That change also reduces the "mixed use" area from 80 to 40 acres which significantly affects the potential use of that property. Brighton does not agree with that change of designation for the southeast corner of the intersection —especially the reduction of the mixed -use area. Rather, Brighton favors retention of the MU -Regional designation of the current Meridian Comprehensive Plan for all 80 acres. The reasons for that position are as follows: • Given the high -volume, high-speed nature of Meridian Road, and the expectation that Lake Hazel will have similar characteristics in the future, the four corners of that intersection will not function as an integrated Employment Center complex. 3 • The proposed Mixed Use -Employment text changes to the Comprehensive Plan would limit retail and consumer services and prohibit residential uses and would significantly —and arbitrarily —constrain development options and the flexibility to respond to market opportunities. ► Brighton Recommendation: That the currently -adopted Comprehensive Plan designation of Mixed Use -Regional for the 80 acres at the southeast corner of the Meridian Road and Lake Hazel Road intersection be retained. B. Brighton Proposes modification of the residential land use designation in the March 23, 2007, South Meridian &a f Response Map as depicted in the excerpted segment of the Plan, below. It is important to point out that the map denotes a change of designation from mixed use to residential for 40 acres of the 80-acre parcel owned by Brighton at the southeast corner of the Meridian Road/Lake Hazel intersection —an action opposed by Brighton as discussed above. Legend ri aud�4ns9c.,ndit, .Hgh6craillRemdrrhrl —Cr�rbViniir r7 Medium prrutp(?rndrrtigl f brr�rwri�l Low Drn:;�Re�+d emial Alyd Hl9h [l f14t1 F?riB llfil O'Aq LU+!r0wol Njidkhl Al Comment. The proposed text for the new Medium High Density residential land use designation states: "Residential densities should range from eight to fifteen dwelling units per acre, with a target density of twelve units per acre. " The proposed land use map designates 180 acres of land along Lake Hazel Road between Meridian Road and Locust Grove Road as Medium High Density. The goal of transit -density development along Lake Hazel is commendable, but the amount of land (the 180 acres extend up to one-half mile from each of the arterials) and number of units (1,440 at 8d.u./ac., 2,160 at 12/ac. and 2,700 at 15/ac.) is unrealistic. In order to achieve the "target density of twelve units per acre " (or even the minimum eight units per acre), the housing would have to be at least attached, and likely include a combination of multi -family and condominium housing. Absorption of 2,160 units of "target density" housing would extend far beyond a reasonable development time frame, constrain development options, and arbitrarily and artificially limit market flexibility. ► Brighton Recommendation: That the proposed Medium High Density land use designation extend no more than one -eighth of a mile from Lake Hazel Road; that the Medium High Density designation be removed from the east side of Meridian Road; and that the Mixed Use -Regional designation be retained for Brighton's 80-acre parcel as discussed in Issue Two A.2, above. 4 I Issue Three — Proposed Comprehensive Plan Text Amendments The following are Brighton's responses to staff s "requested text changes [that] coincide with the South Meridian Comprehensive Map. " First Staff Request. Pg. 99 [Meridian Comprehensive Plan] — Before the "Low Density" bullet, add the following (new designation): Very Low Density: to allow for the development of single-family homes on very large lots and to preserve the rural feel of areas so designated. Uses may include single-family homes on minimum three acre lots. Transfer or purchase of development rights between parcels is encouraged to allow for cluster subdivisions and preservation of open space and agricultural land. ► Brighton Recommendation: No position; not applicable to Brighton interests Second Staff Request. Pg. 99 — After the "Medium Density" bullet, add the following (new designation): Medium High Density: to allow for the development of a mix of relatively dense residential housing types including townhouses, row houses, condominiums and apartments. Residential densities should range from eight to fifteen dwelling units per acre, with a target density of twelve units per acre. These are relatively compact areas within the context of larger neighborhoods and should be located around or near mixed use commercial or employment areas to provide convenient access to services and jobs for residents. Developments should incorporate high quality architectural design and materials and though�W site design that incorporates connectivity with adjacent uses and area pathways, attractive landscaping and individual project identity. ► Brighton Recommendation: Qualified approval, subject to its application as recommended in Issue Two `B" above Third Staff Request. Pg. 101 - Before Neighborhood Center/Mixed Use: Neutraceutical Overlay. Targeted parts of Very Low Density areas may be suitable for agriculture and health -related businesses including seed and other research and development. Nurseries, urban farms, and similar uses are allowed throughout. Processing, manufacturing, and storage uses relating to and necessary for related businesses are allowed. Unrelated processing, manufacturing, and storage uses are prohibited as are excavation businesses, contractor's yards, and other light and heavy industrial uses. ► Brighton Recommendation: No position; not applicable to Brighton interests 5 Fourth Staff Request. Pg. 101 - Add the underlines to existing Comprehensive Plan text: Neighborhood Center/Mixed Use. This designation will provide a blend of high density residential, small scale commercial, entertainment, office and open space uses that are geared to serve all residents within a one to two square mile area. The developments are encouraged to be designed according to the conceptual neighborhood center plan depicted in Figure VII-3. Neighborhood Centers that straddle or are centered around one or more rind le orsecondary arterial should adhere to a similar desi n and reco nize access control measures as conveyed by Ada County Highway District. The purpose of these centers is to create a centralized, pedestrian -oriented, identifiable and day-to-day service oriented focal point for neighborhood districts. For percent ofall land within Neighborhood Centers shall be developed for residential uses. The centers should offer an internal circulation system that connects... ► Brighton Recommendation: Qualified approval, with concern that the "ACHD" language may limit the City's ability to make site -specific determinations Fifth Staff Request. Pg. 101 - Add the underlines to existing Comprehensive Plan text: Last paragraph: Unless otherwise depicted on the Future Land Use Aday, all centers are intended to be developed around the half -mile point between two section line roads... ► Brighton Recommendation: Approval, with encouragement that the City reconsider its half -mile Neighborhood Center location policy per the "informational comment" below. [Informational Comment: The City's mid -mile neighborhood center plan was based, in part, on a planning concept promulgated by noted New Urbanist, Peter Calthorpe. Ironically, four years ago (3: 45 p.m., June 20, 2003, to be specific), Calthorpe admitted to attendees of the annual conference of the Congress for the New Urbanism (CNUXI) in Washington, D. C. that the concept, first proposed for the Laguna West project near Sacramento, California, "did not work" and that he would design "no more neighborhood centers in the center of the neighbor- hood. " He noted that you "can bend the rules, but you can't break them " and expect success in the location of commercial services in communities.] Sixth Staff Request. Pg. 102 - Add the underlines to existing Comprehensive Plan text: Mixed Use. There are six sub -categories of the Mixed Use designation... Second bullet under Mixed Use - Where feasible, and with the exception ofareas designated Mixed Use - Fmployment, multi family residential uses will be encouraged, especially for projects with the potential... Brighton Recommendation: No position on the first change but encouragement that the City review the number of Mixed Use designations. Opposed to the second change, given that the proposed Mixed Use -Employment text (below) limits retail and service uses and eliminates the possibility of residential uses in MU -Employment areas. 0 Seventh Staff Request. Pg. 103 — After the "Mixed Use — Regional" bullet, add the following (new designation): Mixed Use — Employment. The purpose of the Mixed Use — Employment designation is to encourage a mixture of office, light industrial, and other research and specialized employment areas. These areas generally do not include retail and consumer service uses serving the wider community. A small amount of retail and service establishments, serving employees and users of the Mixed Use — Employment areas, are allowed. The following standards will apply to this category: • One to four story buildings • Total floor areas between 10, 000 and 1, 006, 000 sq. ft. • No new residential uses will be permitted (existing residential will be allowed to remain and expand accessory structures) • Sample uses include: Professional office, light industrial, research and development. Brighton Recommendation: Opposed to proposal that it be applied to the southeast corner of the Meridian Road and Lake Hazel Road intersection. The proposed MU-E language arbitrarily limits retail and consumer service uses and absolutely prohibits consideration of residential uses. This is of particular concern to Brighton, and is the basis for the recommendation stated in Issue Two, A.2, above. In addition to the comments above concerning the number and location of Mixed Use Centers, Brighton requests consideration of the Additional Recommendation (next page) for proposed changes to the MU-E and other Mixed Use designations. Such substantive MU-E text changes allowing retail and consumer services and residential uses, are necessary before Brighton would consider application of that designation to the 80 acres at the southeast corner of Meridian Road and Lake Hazel Road. Brighton's position is based on its development experience with the Boise Research Center project which encompasses the major employment uses envisioned by the City's MU-E proposal as well as retail and services and high -density residential. 7 Additional Recommendation: That the City establish a task force to consider substantive Comprehensive Plan Mixed Use text changes to establish requirements for required uses, minimum percentage of residential uses and minimum densities for each of the Mixed Use designations —including the proposed Mixed Use -Employment designation —as suggested below: Mixed Use -Neighborhood. The following standards will apply to this category: • Up to 10 acres may be non-residential uses, including commercial retail and office i4se • Up to 100,000 sq. ft. of non-residential building area • A minimum of XX% [to be determined]of the total area but not less than XX acres [TBD], of a Neighborhood Center shall be residential • Residential density shall be a minimum of 34 unit/acre and up to 8 units/acre* • Sample uses include: grocery stores, drug stores, coffee/sandwich shops, dry cleaner/ laundromat, salons, daycare, professional offices, medical/dental clinics, retail/gift shops, schools, parks, churches, clubhouses, public uses. Mixed Use -Community, The following standards will apply to this category: • Up to 25 acres of non-residential uses including commercial retail and office us within the Mixed Use -Community areas as shown on the Future Land Use Map. In Mi edltted Use - Community areas that are not Neighborhood Centers, over 25 acres of non-residential uses shall be permitted (through the CUP process). • Up to 200,000 sq. ft. of non-residential building area * A minimum of XX% [TBD] of the total area of a Community Center shall be residential • Residential density shall be a minimum of 3 5 units/acre and up to 15 units/acre* • Sample uses include: All MU-N categories, clothing stores, garden centers, hardware stores, restaurants, banks, drive-thru facilities, auto service station, department stores Mixed Use -Regional. The following standards will apply to this category: • No upper limit of non-residential uses including commercial retail anti office �� • Over 200,000 sq. ft. of non-residential building area es • CUP application would not be needed unless a project lies within 300 feet of an existing residence or school or CUP is otherwise required per ordinance • A minimum of XX% [TBD] of the total area of a Regional Center shall be residential • Residential density shall be a minimum of 3 6 units/acre and up to 40 units/acre* • Sample uses include: All MU-N and MU-C categories, entertainment uses, major employment centers, clean industry Mixed Use — Employment. The purpose of the Mixed Use — Employment designation is to encourage a mixture of office, light industrial, and other research and specialized employment areas -��-�8a6 Theco with limited retail and consumer service uses serving the wider community A —Employment areas, and employees and users of the Mixed Use o ` and high -density residential uses. The following standards will apply to this category: 9 • One to four story buildings • Total floor areas between 1 C),008 100,000 and 1,000,000 sq. ft. • Retail and consumer services shall not exceed XX% [TBD] of the Center's total buildingarea. • Residential uses shall be limited to not more than XX% [TBD] of the total area of the Em to ment Center and shall have a minimum densit of 12 units/acre and u to 40 units/acre. • Sample uses include: Professional office, light industrial, research and development. Note: Text at the bottom o f page 101 of the Comprehensive Plan states that residential density in neighborhood centers "may not be below eight (8) dwelling units per acre. " This conflict needs to be corrected as changes in Mixed Use designations are considered.