HomeMy WebLinkAboutVillage - Records Apartments Comp Plan Addendum V11
February 2, 2022
SUBJECT: Records Apartments – A Comprehensive Plan Compliance Analysis Addendum
This Addendum to the Records conditional use permit application is provided to demonstrate
the project’s adherence to the City of Meridian Comprehensive Plan’s Section 3 – Evolving
Community future land use objectives.
MIXED USE – GENERAL CRITERIA
Development criteria subject to review in all mixed-use designations:
• A mixed-use project should include at least three types of land uses. Exceptions may be
granted for smaller sites on a case-by-case basis. This land use is not intended for high
density residential development alone.
o The Comprehensive plan requires a mixture of uses within a specific “project,”
but does not require each parcel within that project to include three land use types.
o The Records Apartments development parcel was annexed into the city in 2009
as part of the 258-acre “The Village at Meridian” mixed-use project with its plan
for a variety of uses. The Records multi-family residential use will add to the
mixture of uses that already exist within the mixed-use project.
• Where appropriate, higher density and/or multifamily residential development is
encouraged for projects with the potential to serve as employment destination centers
and when the project is adjacent to US 20/26, SH-55, SH-16 or SH-69.
o Proximity of the site to the varied office and retail uses within the Village mixed
use project, and to SH-55 makes Records a prime location for high-density
housing.
• Mixed Use areas are typically developed under a master or conceptual plan; during an
annexation or rezone request, a development agreement will typically be required for
developments with a Mixed-Use designation.
o The Village Development Agreement Instr.# 109009630, and its appended
conceptual site plan, includes the Records site within the “East Parcel.”
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• In developments where multiple commercial and/or office buildings are proposed, the
buildings should be arranged to create some form of common, usable area, such as a
plaza or green space.
o The Records multi-family development parcel comprises 3.85% of the Village
mixed-use project which incorporates such areas and facilities. As with previous
Village development approvals, including Brighton’s Bri active-adult community,
Records meets the requirements of the Meridian Comprehensive Plan and UDC.
Records will complete development of the “East Parcel.”
• The site plan should depict a transitional use and/ or landscaped buffering between
commercial and existing low- or medium-density residential development.
o The Records development parcel is between the completed theater/retail complex
west of Records Way and the CarMax vehicle sales and service facility on the
east half of the “East Parcel.” CarMax provided the required commercial-to-
residential landscape buffer along its west boundary. Records provides significant
landscape buffers and visual barriers along the streets on the west and south sides
of the site.
• Community-serving facilities such as hospitals, clinics, churches, schools, parks,
daycares, civic buildings, or public safety facilities are expected in larger mixed use
developments.
o The overall Village mixed-use development includes many of these uses—but not
all. More are expected as the project continues to develop and evolve, particularly
west of Eagle Road.
• Supportive and proportional public and/or quasi-public spaces and places including but
not limited to parks, plazas, outdoor gathering areas, open space, libraries, and schools
are expected; outdoor seating areas at restaurants do not count.
o Substantial open space “places” and facilities are provided within the Records
project, which also benefits from its relationship to the City’s Julius M. Kleiner
Park immediately to the north.
• Mixed use areas should be centered around spaces that are well-designed public and
quasi-public centers of activity. Spaces should be activated and incorporate permanent
design elements and amenities that foster a wide variety of interests ranging from leisure
to play. These areas should be thoughtfully integrated into the development and further
placemaking opportunities considered.
o Internal components of the Village mixed-use project provide well-designed
public and quasi-public “centers of activity.” While not the physical center of the
Village, Kleiner Park provides the cultural and recreational focus for not just this
mixed-use project, but also for the broader community.
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• All mixed-use projects should be accessible to adjacent neighborhoods by both vehicles
and pedestrians. Pedestrian circulation should be convenient and interconnect different
land use types. Vehicle connectivity should not rely on arterial streets for neighborhood
access.
o Pedestrian pathways surrounding Records development parcel will enhance
pedestrian access by drawing residents to the mixture of retail and office uses
within the Village mixed-use project, as well as provide safe access to Kleiner
Park.
• A mixed-use project should serve as a public transit location for future park-and-ride
lots, bus stops, shuttle bus stops and/or other innovative or alternative modes of
transportation.
o Valley Regional Transit has plans for the Meridian Fixed-Route Service to serve
housing and job/activity centers within Meridian, including a stop near the corner
of Records Way and Fairview Avenue to serve the Village and Kleiner Park.
• Alleys and roadways should be used to transition from dissimilar land uses, and between
residential densities and housing types.
o Records Way on the west, Fairview Avenue on the south, Elden Gray Street on
the north, and a private drive aisle on the east act as roadway buffers to dissimilar
adjacent land uses.
• Because of the parcel configuration within Old Town, development is not subject to the
Mixed-Use standards listed herein.
o Not applicable.
MIXED-USE REGIONAL (MU-R) CRITERIA
The Records Apartments parcel is located in a Mixed-Use Regional (MU-R) Comprehensive
Plan land use designation. In addition to the general, overall mixed use development criteria
cited above, there are specific objectives for developments within the MU-R designation.
The MU-R criteria are:
• Development should generally comply with the general guidelines for development in all
Mixed-Use areas.
o The “General Criteria” section, above, demonstrates the Records project’s
adherence to the Comprehensive Plan’s general mixed-use guidelines.
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• Residential uses should comprise a minimum of 10% of the development area at gross
densities ranging from 6 to 40 units/acre.
o The Records Apartments will be the second residential component of the Village
mixed-use project; more are anticipated in the future.
o Records’ 9.947 acres, combined with the 2.442-acre Bri project at the southwest
corner of River Valley Street and Records Avenue, brings the total area of Village
residential uses to 4.8% of the 258-acre mixed-use project. That is just less than
half of the Comprehensive Plan’s MU-R “minimum of 10% of the development
area” residential objective.
o Records density of 47.4 units/acre is above the 40 units/acre gross density target
for the MU-R designation—and is appropriate for the site, given the adjacent or
nearby employment, service, transportation, and recreational opportunities.
• There is neither a minimum nor maximum imposed on non-retail commercial uses such
as office, clean industry, or entertainment uses.
o Does not apply to the Records development parcel which is a minor component of
the larger Village mixed-use project.
• Retail commercial uses should comprise a maximum of 50% of the development area.
o This is applicable to the Village mixed-use project development area as a whole,
not to Records, individually.
For Brighton et al,
Michael D. Wardle, Director of Planning