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Home My WebLink About12/6 Memo & attachment from Planning(~/rE IDIAN --- November 30, 2007 MEMORANDUM MayorTammy de Weerd City Council Members: Keith Bird Joe Borton Charles Rountree David Zaremba R~CLI~ NOV 3 0 2007 City Of Meridian City Clerk Office TO: Meridian Planning and Zoning Commission FROM: Anna Canning, Planning Director Pete Friedman, Comprehensive Planning Mgr. RE: South Meridian Plan-Revised Text Mixed Use Regional On November 1, 2007, the Commission resumed the hearing on the South Meridian Plan. The purpose of the hearing was to consider amendments to the future land use map and to the text of the Comprehensive Plan. The revisions to the land use map as recommended by staff included a Mixed Employment (ME) designation for the area around the intersection of Lake Hazel and Meridian Roads (please refer the attached map). A portion of the area proposed for the ME designation (approximately eighty acres east of Meridian Road and south of Lake Hazel Road) is currently designated Mixed Use Regional. The balance of the area is designated low density residential or is located in the City's Referral Area and thus not designated on the Future Land Use Map. The text amendment included language to allow residential uses in the ME designation. Presently, the ME designation is only found in the Ten Mile Planning Area. Under the provisions of the Ten Mile Interchange Specific Area Plan, the ME designation precludes residential development and limits retail and service uses. Staff recommended expanding the range of allowable uses in the ME designation to include high density residential uses citywide except in the Ten Mile Planning Area. During the hearing, representatives of the Brighton Corporation, the owners of the eighty acres referenced above, expressed their desire to retain the Mixed Use Regional designation and to work with staff to further clarify the mixed use categories contained in the Comprehensive Plan. Page 2 After considering the testimony, it appeared that the Commission had mixed opinions on the disposition of the recommendation for the ME designation. The Commission acknowledged that there is a need for the types of uses contemplated in the Mixed Use Regional designation in the southeast planning area, but were also of the opinion that there should also be equal treatment for the properties recommended for the ME designation. Based on both the staff's recommendation and Brighton's offer to work with staff to revise the definition for the ME designation, the Commission voted to recommend approval of the map amendment and continue consideration of the text amendment. Subsequent to the hearing, staff met with Brighton. Based on our discussions and a desire to avoid the confusion of having two Mixed Employment designations staff recommends the following: 1) The entire area recommended for Mixed Employment be designated Mixed Use Regional, and 2) The current description of Mixed Use Regional in the Comprehensive Plan found in Chapter VII ,Section C. Future Conditions, 1. Land Use be amended per the attached text. South Meridian Revised Staff Response ~ ~~~ ,_ , , ,~ic, ~xY' i ~ ~ ~ ~' N.C. i ' N G ~~ ~ - ~- ,- -~ -- ~. ~nxx~xra~exuxw~w~x~gixrv~xinw~exxeaxe ~ _ _ _ ~ `_ _ i w ~ ._ ~,. i ~ .... i .. -. , '~ -J- -- ._ - _.._ } i i t ~ t ~~ i i ~~ ~ ~ LAKPI3AZEL i I ~ ~ ,_ ~1 ~ ~_. ~~~ i __- - J~ •~ ~ _ L~ - I ~ r ~ _' ~ p 4 _ ~ `. ~ -. _ ~,. ..~. ~ u> - r- _ _ ~\, --•.... ~ - __. nHtxxwxwxwii~xiw~wxxweww~nwi ~wwwµwwwxMgwwxw htwe ~ . a v - `' tl 0'.25 0.~ 1S Legend Creeks & Canals Low Density Residential ~ Revised Study Area - Commercial ~ _~ Mixed Use -Neighborhood ~~°'°~°~~°~°~°~ °~e~w~w~x~«~„,x~xr Future Planning & Referral Area ~ Med-High Density Residential -Mixed Use -Regional y~ 7F' Parks Existing & Potential '. Mixed Use -Employment ®Mixed Use -Community j Schools Existing & Potential Industrial Ten Mile Interchange Specific Area . Fire Stations Existing & Potential Medium Density Residential _ ~ Public/Quasi-Public ~ Potential Transit Stations November ~, 200 Mixed Use-Regional. The purpose of this category is to designate areas at prominent corner, of major arterials for developments that provide a mix of employment, retail, and residential or public uses. The developments should be anchored by uses that have a regional draw with the appropriate supporting uses. For example, an employment center should have support retail uses; a retail center should have supporting residential uses as well as supportive neighborhood and community services. The detailed standards for the categoryprovide an incentive for public and quasi/public uses where they_provide a meaningful and appropriate mix to the development. The intent is I~t intg~~rnc ;t ~ aric_t<<~1~ ,i~~~. ins hi~lil~~, ~ ~°~i~i~nti.tl .~i~il_to .n oid predominantly single use developments such as a regional retail center with only restaurants and other commercial uses. The following standards will apply to this category: • ~Zesidential uses shall comprise a minimum of 10% of the development area at _ densities ranging~rom~i to 40 units/acre • Retail uses shall comprise a maximum of 50% of the development area • 1 13ere is neither a minimum nor maximum unposed on non-retail commercial uses such as office, clean industry, or entertainment uses • All developments shall have a mix of at least three of the four types of uses: retail, non-retail commercial, public/quasi-public and residential • Where the development proposes public and quasi-public uses to support the development, the developer ma by e eligible for additional area for retail development (beyond the allowed 50%), based on the ratios below: o Supportive~ublic and quasi-public uses would include parks, plazas, outdoor dining and atg hering_areas, open space, environmental restoration, libraries, public schools, etc. o All such areas must be open to the public and not limited to patrons of the development. o For land that is being donated (or nominally sold) to the public, such as a library or school, the developer is eligible fora 2:1 bonus. That is to say, if there is a five-acre library site, the project would be eligible for five additional acres of retail development. o For active open space or passive recreation areas, such as a park, tot-lot or playfield, the developer is eligible fora 2:1 bonus. That is to say, if the park is 10 acres in area, the site would be eligible for 20 additional acres of retail development. o For plazas that are integrated into a retail project, the developer shall be eligible fora 6:1 bonus. Such plazas should provide a focal point (such as a fountain, statue, and water feature), seating areas, and some weather protection. That would mean that byproviding a half-acre plaza. the developer would be eligible for two additional acres of retail development. • Sample uses include: All MU-N and MU-C categories, entertainment uses, major employment centers, clean industry Deleted: fro upper limit of non- rosidential uses Deleted: "' Over 200.000 sq. R. of non-residential building area"., u ~Cl'p application would not be needed unless a project lies within 300 feet of an existing residence or school or CUP is otherwise required per ordinanceT Deleted: v Deleted: of 3