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HomeMy WebLinkAbout11/1 Letter from Brighton Corpa~ t, 29. 2007 11: 39AM 66Q E. VUatprtoMrer Lane, Sukt ZOZ Meridian, ID 83642 Photre: (ZO6~64553;i Fax: (2D8 ~~ ,1.:.~ OCT 2 9 2007 City Uf Meridian City Clerk Office No, $974 P, 1/9 T~-e Machslle W17! Fal+ant Matt ~lL~rorth Faoc 887-4813 ~e Oc~ber?.a, X007 Phvr~er: 888-44'.3,3 9 1!iee south Merld"ian a o un~ v ICror Renew v Please c ~ IPleese I~+epty v. •ce~onlra ~u, can y~ tt+otuae e~;s tee wr~h conrnanta ~ aou~ >~d~~ 7`l~anics, Oct. 29. 2007 11: 39AM BRIGHTON CORPORATION October 22, 2x07 Anna Canning, Airector City of Meridian Planning Department 660 E. Watertawer, Suite 202 Meridian, YD 83642 Subject: South Meridian Comprehensive Plan Dear Anna, No. 8974 P. 2/9 Over the past few months, Brighton Corporation has worked with staff to address South Meridian Comprehensive PYan issues as directed by the Planning $t Zoning Commission at the last hearing. At that hearing, Commission members stated that changes to the Comprehensive Plan for the Lake HazeULoeust Grrove area should be with Brighton's concurrence. The purpose of this letter is to comment on proposed map and text changes to the Comprehensive Plan, and to recommend specific actions for modificatio;a of the latest draft of the Plan as they apply to Brighton's property in the South Nlerldlan Area. The attached pages address three issues... • South Meridian Comprehensive Plan Boundary (page 2J • Comprehensive Plan Map Future Land Use Designations jpages 3-4J • Proposed Comprehensive Plan Text Amendments pages 5-7J ...arid offers an additional recommendation (page 8J for text changes to all Comprehensive Plan Mixed Use designations. We appreciate the opportunity to present this information for consideration as you prepare the staffre,port for the Planning & Zoning Commission's November l ~` hearing. If you have questions, or need additional information or clarification, please let me know. Sinc ly, David W. Turnbull Brighton Corporation 12601 W. Explorer Drive, Suite 200, Boise, ,fdaho 83713 www.brlahtoncorp.rnm TeL (208) 37&4000 ,Fax (20$) 377-8942 a~ t. 29. 2007 11.39AM No. 8974 P. 3/9 Issue One -South Meridaau Comprehensfve Plan Boundary Brighton has reviewed the study area boundary depicted in the following South Meridian Comprehensive Plan map iterations: • Sauth Meridian Comprehensive Plan: PreferredAlterrrative Proposed Land Use Map, January, 2007 (excerpted segment below) i South Meridian Sta,~`'Response Man, dated March 23, 2007 • South Meridian Comprehensive Plan: Comments Received to Date, August 23, 2U07 It is our understanding that a modified boundary may be presented to the Flanning c~ 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. F Brighton Recommendation: That the Soath Meridian Comprehensive Flan expansion include the area bounded by Calambia Raad an the south, Meridian Raad an the west, and east of )eagle Road as depicted in the map, above. 2 Oct. 29. 2007 11.39AM No. 8974 P. 4/9 Issue Two - Com reb,ensive Plan Map Future Land Use Designations A. Brighton supports retention of Future Land Use Map designations of the current City of Meridian Comprehensive Plan (e~ccerpi below) adopted August 6, 2002 and as amended on Fpq~-~ lild {I!~>t OsAA9M IIIIYIf q7a !Mi tY1~fJ IYIWIIi11 ~Y-Yn W~YR~W ~1s a~41~E~I ©eATP.~ ®®®1/Ild WIlrtl~lp p~,lAldlY-pps/ '~c LeaalY-Cam.aq. Ii~tLY~.lYlpslYtl -Ale.i eL. tid~~rA~p~wt 1'Mnt ®AYdO1~I1Wc , S f '~ .. . a .y ~~_ t~ ~ ~ t ~ ' ~ ~ n.. ~ '` :... ti. a~ ~ ~~ .~`. ' •ti October l0, 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 aclrnowledged that the change of designation to Mixed'Use-lveighborhoad was inadvertent and should remain Mixed Use Community as depicted in the current Comprehensive Plan. - Brighton Recommendation: That the currently-adopted Mixed Uae-Community designation of the Lake Hazel and Locust Grove intersection be retained. 2} The existing Mixed Use-Regiona] designation of the $0 acres at the southeast corner of the Lake Hazel and Meridians Road intersection. Comment. The land use designation for the intersection has beets proposed to be changed from the adopted Comprehensive Plan's Mixed LTse-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 $0 to 40 acres which significantly affects the potentiai use of that property Brighton does not agree with that ohange of designation for the southeast corner of the intersection-especially the reduction of the mixed-use area. Rather, Brightonz favors retention of the MU-Regional designation of the current Meridian Comprehensive Plan for all $0 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 Oct. 29. 2007 11; 40AM No. $974 P. 5/9 • The proposed Mixed Use-Employment text changes to the Comprehensive Plan would limit retail and consumer services and' prohibit residential uses and would significantly~nd arbitrarily-constrain development options and the flexibility to respond to market opportunities. - Brigbtoag Recommendation: That the curreantly-adopted Comprehensive Flan designation of Mixed Use-Regional for the SO acres at the southeast corner of the Meridian Road and Lake Haze! Road intersection be retained. B. Brighton Proposes modification of the residential land use designation in the March 23, 2007, South Meridian Stat~'Resnonse Man 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 SO-acre parcel owned by Brighton at the southeast corner of the Meridian Road/Lake Hazel intersection-an action opposed by Brighton as discussed above. 6q~ ~drArp~Basnd~rf F4gADoned~Reoid+rtiil Gra,bmQm+h aMndiumDnaik~r~~idm:in! - Gpe~r~einl 0 Lov Da~strRpsd emal C rtaeHi~n Deneq ReaC9rnl+1©t2rr.orDmsM Restdeinial Comment. The proposed text far 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 1 SO acres of land along Lake Hazel Road between Meridian Road and Locust Grove Road as Medium High Density. The goal oftransit-density development slang Lake Hazel is commendable, but the amount of land {the 1 SO acres extend up to one-half mile from each of the arterials) and number of units (1,440 at Sd.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 ofmulti-family and condominium housing. Absorption of 2,140 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: What the proposed ,Medium,laTigh Density land use designation extend no more than one-eighth of a mile from Lake Hazel Road; that the Medium .F,irigh ,Density designation be removed frnm the east side of Meridian Road; and that the Mixed Use-Regional designation be retained for Rrighto'Q's SO-scare parcel as discussed in Issue Two A.2, above. 4 a~ t, 29. 2007 11: 40AM No, 8974 P, 6/9 Issue Thxee ~ Proposed Comprehensive Plan Text Amendnne~ats The following are Brighton's responses to staffs "requested text changes [that] coincide with the South Meridian Comprehensive Map. " First Staf~Ti 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 an very large Jots and to preserve the rural feet of areas so designated. Uses may include single family homes on minimum three acre lots. 7~•ansfer or purchase of development rights between parcels is encouraged to allow for cluster subdivisions and preservation of open space and agricultural lanai - Brishton Recommendation: Na position; not applicable to Brighton interests Seearad St~cff 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 unfts 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, far 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. ~ 8ri~l~ta~a lteCamme~adatian: Qualified approval, subject to its application as recommended in Issue Two ~B" above Third St$fi' Request, Pg. 101 -Before Neighborhood Center/Mixed Use: 1Veutraceutical Overlay. Targeted parts of Very Low L~nsity 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, mad storage uses relating to and necessary for related businesses are allowed. Unrelated processing, manufacturing and storage arses are prohibited as are excavation businesses, contractor's yards, and other tight and heavy industrial uses. i Brighton Recommendation: No position; not applicable to B~rigtiton interests Oct. 29. 2007 11; 40AM No. 8974 P. 719 k'out~th Staff Request. Pg. 101- Add the underlines to existing Comprehensive Pian text: Neighborhood Center/Mixed Use. This designation widl 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 YII-3. Neighborhood Centers that straddle or are centered around one or more princ~le or secondar,~arterial s,~ould adhere to a similar design and recognise access control measures as convened by Ada Count~ghway Aisirict. The purpose of these centers is to create a centralized, pedestrian-oriented, identifiable and day-to-day service oriented focal point for neighborhood districts. l+'orty taercent of all land within Nef~hborhood Centers shall be developed for residential uses. The centers should o,~'er an internal circulation system that connects... F Brighton_Recommendation: Qualified approval, with Concern that the "ACRD" language may limit the City's ability to make site-specific determinations Fifth Staff Request. Pg. 1 Q 1 -Add the underlines to existing Comprehensive Plan text: Last paragraph: Unless otherwise depicted on the Future Land Use Man, all centers are intended to be developed around the hal, f-mile point between two section line roads... - Brighton Recoa~,mendation: Approval, with encouragement that the City reconsider its btal~ mile Neighborhood Center location policy per the "informational commenW below. ((nformational Gomntent: The City's rnid--mile neighborhood center plan was based, in part, on a planning concept promulgated by noted New Urbanist, t'eter Calthorpe. ,Ironically, four years ago (3:45 p.m,, June 20, 2aQ3, to be specific), C.althorpe admitted to attendees of the annual conference of the Congress for the New iJrbanism (GNUXI) in Wpshington, D.C. that the concept, frst 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 iTse. There are six sub-categories of the Mixed Use designation... Second bullet under Mixed Use -Where feasible, and with the exception o areas designated Mixed Use -Employment, multi family residential uses will be encouraged, especially for projects with the potential... - Brighton Recommendation: No posi#lon on the first change but encouragement that the City review Cite uumber of Mixed Use designations. Opposed to the second change, given that the proposed Mixed Use-Employment text (below) limits retail and service uses and elinninates the possibility of residential uses in 1VYU-Employment areas. 6 Oct. 29. 2007 11: 40AM No. 8914 P. 8/9 Seventh Staff Request. Pg. 103 --After the "Mixed Use - Regional." bullet, add the following (new designation): Mixed Use - Employment The purpose o, f the Mixed Use - ,Employment designation is to encourage a mixture of o,~ce, 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, OOO and 1, ODD, 000 sq. JR. + 11ro new residential uses will be permitted (existing residential wild be allowed to remain and expand accessary structures) • Sample uses include: Professional office, light industrial, research and development. - Sx'i~ton Recommendation: Opposed to proposal that it be applied to the southeast corner of the Meridian Road and fake 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 $righton, and is the basis for the recommendation stated in Issue Two, A.Z, above. In addition to the comments above concerning the number and location Mixed Use Centers, Brighton requests consideration of the Additional Recommendation (next page)1"or proposed changes to the MU-E and other Mixed Use designations. Such substantive ML1-E tent changes allowing retail and consumer services and residential uses, are necessary befaz~e Brighton would consider application of that designation to the $Q acres at the southeast corner of Meridian Road and Lake I-Iazel 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 Oct. 24. 2007 11:41AM No. 8474 P. 9/9 Additional Recommendation: That t>ie City establish a task force to consider substantive Comprehensive Phan Mixed Use text changes to establish requirements far required aces, minimum percentage of residential uses and minimum densities for each of the Mixed Use designations-~incladiing the proposed Mixed Use-Emplooyment designatia~as suggested below: Mixed Use-Ne/ghborhood. The following standards will apply to this category: • Up to 10 acres may be non-residential usesiincludina commercial. retail and office uses Up to 100,000 sq. ft. of non-residential building area _ __A_ minimum of XX%jto be determinedlaf the total area. but not less than XX acres 17BD of a Neiahborhood Center shall be residential Residential density, shall be a minimum pf 3 4 unit/acre and u~ to 8 unitslacre'~ • Sample uses include: grocery stores, drug stores, coffee/sandwich shops, dry cleaner/ Laundromat, salons, daycare, professional offices, medicaUdental clinics, retaiUgift shops, schools, parks, churches, clubhouses, public uses. Mixed Use-Go»tmunity, The following standards will apply to this ca#egory: • Up to 25 acres of non-residential uses includi commercial retail and office uses permitted within the Mixed Use-Community areas as shown on the Future Land Use Map. !n Mixed Use- Communityareas 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°1° FTBD] of the total area of a Comrn nit G nter shall be re idential • Residential density shall be a minimum of S 5 units/acre and uo to 15 unitslacre* • Sample uses include: All MU-N categories, clothing stores, garden centers, hardware stores, restaurants, banks, drive-thru facilities, auto service station, department stores MJxed Use-Regional. The following standards will apply to this category: • No upper limit Of non-residential uses. includinti 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 GUP is otherwise required per ordinance • A minimum of XX°i6 (f8D] of the tot I area of a Re ion I Center shall be sidential • Residential density shall be a minimum_gf g 6 units/acre and unto 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 specialised employment areas~#ese-,areas with limited retail and consumer service uses serving the wider cammunity:~4 and employees and users of the Mixed Use - Employment areas,-aFe-allewetl and hinh-density residential uses. The following standards will apply to this category: One to four story buildings • Total f}vor areas between ~8;89A 100.000 and 1,D00,000 sQ. ft. Retail and consumer services shall not exceed XX% [TBD] of the Center's total buildingarea. Residential uses shaA be limited to not more than XX% [TBD] of the total area of the e Sample uses include: Professional office, light industrial, research and developmem-t. Nate: Text at the bottom of page 101 of the Compreher~ive Plan states that residential density in neighborhood centers "may not be below eight (8) dwelling units per acre. " This con,~'ict needs to 8e corrected as changes in Mixed Use designations are considered