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
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Based on discussions with staff and our letter dated October 22, 2007, Brighton acknowledges the
progress made in the "Reconciliation of Dierences " 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...
► Supports the November 1, 2007, South Meridian "Revised Staff Response " map boundary.
► 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.
► 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 22"d
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.bri--Ittoicorp.com 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 8] 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 St 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 83713
www.briQlrtoncorn com Tel (208) 378-4000
Fax (208) 377-8962
Issue One — South Meridian Comprehensive Plan Bounda
Brighton has reviewed the study area boundary depicted in the following South Meridian
Comprehensive Plan map iterations:
• South Meridian Comprehensive Plan: Preferred Alternative Pro osed 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 1" 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.
10Brighton 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
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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.
00. 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 Staff Response yggp 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.
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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.
9
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 thoughtful site design that incorporates connectivity
with adjacent uses and area pathways, attractive landscaping and individual project identity.
00, 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 principle or secondary arterial should
adhere to a similar design and recognize 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 ercent ofall land within Neighborhood Centers shall be
developed for residential uses. The centers should offer an internal circulation system
that connects...
10 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 Map all centers
are intended to be developed around the half -mile point between two section line
roads...
11- BriEhton 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 of areas
designated Mixed Use Em�loyment multi family residential uses will be encouraged,
especially for projects with the potential...
00. 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.
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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, includinq commercial retail and office uses
• 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 3.4 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 uses permitted
within the Mixed Use -Community areas as shown on the Future Land Use Map. In Mixed 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 35 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 and office uses
• Over 200,000 sq. ft. of non-residential building area
• 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
small aMGL'Rt of Fetail-and withwith limited retail and consumer service uses serving the wider community -A
— Employment areas, -are allewed and high -density residential uses The following oyees and stands of ards willll a Use
to this category: apply
• One to four story buildings
• Total floor areas between 48,080 100,000 and 1,000,000 sq. ft.
expand aGGe6&Gpj_stF6GtUFes4 Will be allowed tp.remain and
• Retail and consumer services shall not exceed XX% [TBD] of the Center's total building area.
• Residential uses shall be limited to not more than XX% [TBD] of the total area of the
Employment Center and shall have a minimum density of 12 units/acre and up to 40 units/acre.
• Sample uses include: Professional office, light industrial, research and development.
Note: Text at the bottom of 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.
8