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HomeMy WebLinkAboutPZ - Narrative Zlolb)Llt Planning &consulting,LLC May 18, 2026 updated 6129126 Mayor Simison &City Council Members City of Meridian 33 E. Broadway Avenue Meridian, Idaho. 83642 sent electronically RE: Comprehensive Plan Map Amendment Request Parcel Nos. R8956000211, R8956000223, R8956000225 Dear Mayor and City Council Members: On behalf of Open Door Rentals, LLC and Trilogy Development, Inc. we are submitting our formal request for your consideration of a Comprehensive Plan Map Amendment for the above referenced parcels. Currently this infill wedge-shaped property is not within the city limits of the City of Meridian but is surrounded by the city and has Future Land Use Map designations of Commercial and Medium Density Residential. At this time, we are requesting that the FLUM designations be changed to Medium High Density Residential to support the goals of the City of Meridian's Comprehensive Plan' and our plans to improve the site from a vacant property to a single family attached residentialtownhome style development. Over the past year, our development team has met with staff on at least three different occasions to discuss the development potential of the project. Unfortunately, there are a number of area, as well site, conditions and constraints that make this site undesirable for commercial development. ' Medium High Density Residential: This designation allows for a mix of dwelling types including townhouses, condominiums,and apartments. Residential gross densities should range from eight to twelve dwelling units per acre. These areas are relatively compact within the context of larger neighborhoods and are typically located around or near mixed use commercial or employment areas to provide convenient access to services and jobs for residents. Developments need to incorporate high quality architectural design and materials and thoughtful site design to ensure quality of place and should also incorporate connectivity with adjacent uses and area pathways, attractive landscaping and a project identity. Page 1 of 3 5561 E. Hootowl Drive, Boise, ID 83716 • Phone:208-724-2624 0 Email: bonnie@laytonplanning.com We held a neighborhood meeting on April 27, 2026 on the site to discuss our plans for a Comprehensive Plan Map Amendment and it was attended by three neighbors. I also showed them a preliminary concept of our townhome project site plan. The neighbors in attendance were in support of our plans for a townhome development and thought the site would be better suited for residential development as opposed to commercial buildings that would "likely sit vacant". They also liked the idea that the proposed residential lots did not back up to the canal and that the pathway would be developed there. I also received one call from a resident who expressed her support for our plans as long as we did not build apartments. A copy of the neighborhood meeting letter, sign-in sheet and preliminary site layout concept shown to neighbors is also attached for your review. Area Conditions: Over the past decade, and especially within the last five years or so, a significant amount of commercial pad development has taken place just to the west of this site along the south side of Franklin Road (from Ten Mile Road east towards the site). These pads are much more visible and accessible to residents and visitors in the area. The development of the Ten Mile Interchange has also provided a significant number of commercial opportunities that did not exist just a few years ago, making this site even less desirable than before for commercial development. (Please see the attached `Development Pattern'exhibit for your reference). Moreover, there appears to be a lack of housing types in the immediate vicinity of the Franklin Road/Linder Road intersection. On the north side of Franklin Road are number of commercial and industrial businesses. To the south and east of this site there are traditional lot subdivisions with single family detached homes. While there are some higher density units on our western boundary, these are only rental units. What is missing here is small lot single family attached residential units. Site Specific Conditions: This property is a total of approximately 4.5 acres and is bordered on the south by Tenmile Creek, the north by developed commercial uses, the west by a residential development and on the east by Linder Road. The terrain in the area slopes down from north to south making the commercial development to the north of this property(and Franklin Road) sit quite a bit higher than the developable area of the site. This condition leaves the site, and any commercial buildings, tucked away and with poor visibility from Franklin Road. Additionally, when the developments to the west and north were designed, they were not required to provide any connectivity to this parcel. A solid fence runs along our northern boundary and completely shuts out and ability for vehicular or pedestrian connection to the businesses to the north of our site. Likewise, the development to the west has a private drive aisle that does not permit any public access. The parcel has limited visibility along Linder Road which further exacerbates the issue of no connectivity to the site. Page 2 of 3 5561 E. Hootowl Drive, Boise, ID 83716 • Phone:208-724-2624 • Email: bonnie@laytonplanning.com Linder Road is currently being designed for expansion along our eastern boundary. With this improvement comes plans for a center lane curb so that drivers will be prohibited from turning Left into the site as they are travelling north on Linder Road. This limited access will further deter commercial users from choosing this location, especially since there are so many other options with better vehicular access nearby. Furthermore, the installation of the required pathway along the Tenmile Creek will provide connectivity and an attractive amenity to the future residents of the site as well as for other residents in the area and would be a much greater asset to residential property owners as opposed to commercial tenants on the site. Finally, attached you will find a copy of the vicinity map of the parcel as required, along with the aforementioned exhibit we have put together to illustrate the development pattern of the area over the last ten years. Thank you for your time and consideration of our request. If you have any questions, I can be reached at 208-724-2624. Kind regards, 13o-vt,� 1- Layta w Bonnie L. Layton enclosures Page 3 of 3 5561 E. Hootowl Drive, Boise, ID 83716 • Phone:208-724-2624 0 Email: bonnie@laytonplanning.com