HomeMy WebLinkAboutVillage - Records Apartments Comp Plan Addendum V1(E IDIAN -
APPROVED
DATL 04/25/22
FILE NUMBER:H-sos W8
February 2, 2022
BRIGHTON
CORPORATION
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 maybe
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 20126, 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. "
(E IDS IAN,_
APPROVED developments where multiple commercial and/or office buildings are proposed, the
anTL 04/25/22 uildings should be arranged to create some form of common, usable area, such as a
FILE NUMRER:H-�-0WB laza 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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(E IDS IAN,_
APPROVED
DAM 04/25/22 ll mixed -use projects should be accessible to adjacent neighborhoods by both vehicles
FILE NIABER: H-�-0M nd pedestrians. Pedestrian circulation should be convenient and interconnect different
and 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.
CUEIDR IAy
APPROVED I
sidential uses should comprise a minimum of 10% of the development area at gross
DATE 04/25/22 nsities ranging from 6 to 40 units/acre.
FILE NUMBER:N-zozz WB
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
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