CC - Narrative REVISED Nov_20214,�, BRIG HTGN
November 22, 2021
Joseph Dobson
Associate Planner
City of Meridian
Community Development Department I Planning Division
33 E. Broadway Ave., Ste. 102,
Meridian, Idaho 83642
RE: Settlers Square Development Agreement Modification - H-2021-0072
Dear Joe:
Thank you for the opportunity to meet with Bill Parsons and you on November 121h to review Brighton's
Settlers Square MDA request; to clarify the project design; and to respond to Staff concerns noted in the
staff report.
Thus, I am providing the following Comprehensive Plan, Commercial Use, and Design background
information in support of the separate, revised MDA proposal:
1. COMPREHENSIVE PLAN — MIXED USE. The area in question is a remnant from Meridian's 2002
Comprehensive Plan where many mid -mile areas on the Future Land Use Map (FLUM) were
designated N.C. - "Neighborhood Center." At that time, the purpose of the City's Mixed Use /
Commercial mid -mile designations was to keep all commercial and mixed -used areas away from
arterial corners.
With the 2011 Comprehensive Plan Update, the City did modify the FLUM to include a number of
additional Mixed Use / Commercial designations at arterial intersections. However, the "N.C."
designation was maintained as noted by this language from the 2011 Comprehensive Plan:
"In certain MU-C areas there is a Neighborhood Center (N.C) overlay designated. In these
areas the City seeks a centralized, pedestrian -oriented, identifiable and day-to-day,
service -oriented focal point for neighborhood scale development. Like other designations,
the N.C. areas shown on the Future Land Use Map are conceptual only and intended to
identify a maximum walking distance from the core of the neighborhood center of 114
mile. Neighborhood Centers that straddle or are centered on one or more principal or
minor arterials should adhere to a similar design and recognize access control measures
as established by the Ada County Highway District and City Code. Neighborhood Centers
should serve as public transit locations for future park -and -ride lots, bus stops, shuttle bus
stops or other alternative modes of transportation. Neighborhood Center developments
are encouraged to be designed according to the conceptual neighborhood center plan
depicted in Figure 3-4. The grid street pattern within the neighborhood allows traffic to
disperse, eases congestion, slows traffic, and is safer for residents."
Further, the 2011 Comprehensive Plan provided exhibits and examples of the intent of the MU-C
Neighborhood Center (N.C.) overlay.
BRIGHTON — Creating GREAT Places — 2929 W. Navigator Drive, Ste. 400, Meridian, ID 83642
www.brightoncorp.com 208-378-4000
November 22, 2021
Page 2
FIGWkE 34.T CEPT DIAGRAM
Mixed Use
Commercial _ _
n n Single Family
1 T!J I Ll Q�� fD Q0�0�Ar Residential
Townhouses,
Condosor W �i� L[I�?���i I
Apartments f Local orCdlettorRoad
Open
1�_a0000aaa.a31•ao� Space
s r
�IResidential
or office
G
Office or Commercial!
Service Use — Retail Core
yoIIIQ IIII�
4-�"0 i
Arterial Road
�^ T
"... the following items will be used in reviewing development applications in all MU-C
areas with an N.C. overlay:
• Four specific design elements should be incorporated into a Neighborhood Center
development: a) street connectivity, b) open space, c) pathways, and d) residential
density that is eight dwelling units per acre or more.
• Most blocks should be no more than 500' to 600 , similar to Old Town and
Heritage Commons, larger blocks are allowed along arterial streets.
• Reduced travel lane widths are encouraged.
• The design should provide an interconnected circulation pattern that is convenient
for automobiles, pedestrians, and transit.
• The centers should offer an internal circulation system that connects with
adjacent neighborhoods and regional pathways, connecting to and integrated
with the larger street and pathway system.
• Developments should provide neighborhood accessible commercial services that
do not force residents onto arterial streets.
• Developments should provide a variety of housing choices and types.
• Housing within developments should be arranged in a radiating pattern of
lessening densities from the core.
• Alleys and roadways should be used to transition from dissimilar land uses, or
residential densities." (Source: 2011 Comprehensive Plan)
In 2019, Meridian adopted a new Comprehensive Plan and FLUM. With that update, the City
continues to emphasize Mixed Use with a variety of Mixed Use Future Land Uses: Neighborhood,
Community, Regional, Non -Residential and Interchange. However, the 2019 Comprehensive Plan
eliminated the Neighborhood Center (N.C.) overlay from the plan.
November 22, 2021
Page 3
FLUM - 2011 FLUM - 2019
r r
LN.C.ighborhood Center N.C. Designation Removed
The language of the 2019 Comprehensive Plan states:
Mixed Use Community (MU-C). The purpose of this designation is to allocate areas where
community -serving uses and dwellings are seamlessly integrated into the urban fabric.
The intent is to integrate a variety of uses, including residential, and to avoid mainly single -
use and strip commercial type buildings. Non-residential buildings in these areas have a
tendency to be larger than in Mixed Use Neighborhood (MU-N) areas, but not as large as
in Mixed Use Regional (MU-R) areas. Goods and services in these areas tend to be of the
variety that people will mainly travel by car to, but also walk or bike to (up to three or four
miles). Employment opportunities for those living in and around the neighborhood are
encouraged. Developments are encouraged to be designed according to the conceptual
MU-C plan depicted in Figure 3C.
November 22, 2021
Page 4
"... In reviewing development applications, the following items will be considered in MU-C
areas:
• Development should comply with the general guidelines for development in all
Mixed Use areas.
• All developments should have a mix of at least three land use types.
• Residential uses should comprise a minimum of 20% of the development area at
gross densities ranging from 6 to 15 units/acre.
• Non-residential buildings should be proportional to and blend in with adjacent
residential buildings.
• Vertically integrated structures are encouraged.
• Unless a structure contains a mix of both residential and office, or residential and
commercial land uses, maximum building size should be limited to a 30,000
• square foot building footprint. For community grocery stores, the maximum
building size should be limited to a 60,000 square foot building footprint. For the
development of public school sites, the maximum building size does not apply."
(Source: 2019 Comprehensive Plan)
From the very first pre -application meeting in May 2021, we have attempted to apply the City's input
by creating a project which incorporates elements of mixed use, but still be market responsive. This
exhibit compares Settlers Square with the Mixed Use Community Diagram (2019 Comp Plan Figure 3C).
Settlers Square MDA
.- i ... �Iil 11 11 __JJ_ ______J
Commercial 6rlvU✓e `
I
I
Future
Commercial
i n
r�� • s=<R= USTICK-Arterial
Mixed Use Community
Concept Diagram
Sr$
I a
Arterial Road
Additionally, Settlers Square incorporates many of the specific design elements originally contemplated
under the Neighborhood Center — N.C. Designation.
November 22, 2021
Page 5
Settlers Square M DA
i
II
Privat Commercia -0rwe'_
Future
Commercial
USTICK -Arterial
Mixed Use Elements to Consider
'1
• Four specific design elements should
be incorporated into Neighborhood
Center development:
I
I
Apartments,
a. street connectivity
b. open space
c. Pathways
I
' i _ Four-plexes -
d, residential density that is eight dwelling
units per acre or more.
or Duplexes
• Most blocks should be no more than
I
500' to 600'.
!
• Reduced travel lane widths are
encouraged,
• Interconnected circulation pattern
l ` I
that is convenient for automobiles,
pedestrians, and transit.
• Internal circulation system that
Ile
connects with adjacent
•i
m -
neighborhoods and regional
pathways, connectingto and
o
Integrated with the larger street and
ra"
pathway system.
I
• Providerieighborhoodaccessible
!
commercial services that do not force
residentsonto arterial streets.
G Offlce or
• Provide a variety of housing choices
and s.
Servi[eUse
. Housing within developments should
be arranged in a radiating pattern of
lessening densities from the core.
• Alleys and roadways should be used
totransitionfrom dissimilar land
uses, or residential densities.
Although not entirely relevant to this matter, it is interesting to note that perhaps the mid -mile location
of Ustick and Venable functions more like MU-N than MU-C.
Mixed Use Neighborhood (MU-N). The purpose of this designation is to assign
areas where neighborhood -serving uses and dwellings are seamlessly integrated into
the urban fabric. The intent is to avoid predominantly single -use developments by i
incorporating a variety of uses. Land uses in these areas should be primarily
residential with supporting non-residential services. Nonresidential uses in these
areas tend to be smaller scale and provide goods or services that people typically do J
not travel far for (approximately one mile) and need regularly. Employment Za ti
opportunities for those living in the neighborhood are encouraged. Connectivity and
access between the non-residential and residential land uses is particularly critical in • •
MU-N areas. Tree -lined, narrow streets are encouraged. Developments are also —
encouraged to be designed according to the conceptual MU-N plan depicted in
Figure 3B. F_
-----------------------------------------------------
Mixed Use Community (MU-0. The purpose of this designation is to allocate areas
where community -serving uses and dwellings are seamlessly integrated into the X
urban fabric. The intent is to integrate a variety of uses, including residential, and to_,;�i�lg�� ,
avoid mainly single -use and strip commercial type buildings. Non-residential _ �q•
buildings in these areas have a tendency to be larger than in Mixed Use
Neighborhood (MU-N) areas, but not as large as in Mixed Use Regional (MU-R) R uJ
a J. >>
areas. Goods and services in these areas tend to be of the variety that people will;a. >
mainly travel by car to, but also walk or bike to (up to three or four miles).
Employment opportunities for those living in and around the neighborhood are
encouraged. Developments are encouraged to be designed according to the
conceptual MU-C plan depicted in Figure 3C.
MIXED USE CONCLUSION: The Mixed Use goals and aspirations are met with the proposed and
revised design of Settlers Square. The project blends well within the
context of the location and surrounding uses at Ustick and Venable.
November 22, 2021
Page 6
2. COMMERCIAL USES. The staff report noted that this is the only remaining area that could provide
neighborhood -serving commercial uses. We do not disagree that some commercial uses could be
incorporated. In fact, in response to the pre -application meeting feedback, we have integrated
commercial uses along Ustick, as shown in the revised site plan.
Settlers Square is located at Venable (Residential Collector) and Ustick (Major Arterial), which is
mile from both Meridian and Linder Roads. Venable's intended purpose is to pull internal trips from
the neighborhood to Ustick. Even with the Mixed Use Community designation, the intersection of
Ustick and Venable developed given the context of its location and in response to market decisions.
This is clearly a function of the market responding to the viability of the location.
However, Settlers Square has been zoned C-C for over 14 years, and has yet to develop in the
context of the current DA, which proposed all commercial uses. Even though this is the only
commercially -zoned property at the mid -mile intersection, the entire 9 acres is not viable for
commercial. Commercial uses behind the Ustick-fronting parcels may not be visible, and, should the
property be developed as future commercial pads, they may slowly develop as single tenant offices
similar to the Settlers Crossing at the northeast corner of Meridian Road and Ustick Road —or worse,
sit as finished commercial pads for many, many years like the Cedar Springs North Business Center
at the southwest corner of McMillan Road and Summit Way which has just one building in 15 years.
We have diligently worked to find a commercial use that would fit within the context of the
neighborhood and provide a service that benefits the surrounding community. We are pleased to
announce that St. Luke's is under contract and wants to quickly develop a 15,000 square foot
medical clinic at this location. This will be a complimentary and appropriate commercial use.
COMMERCIAL CONCLUSION: Even though the site is zoned C-C, commercial uses behind the
Ustick frontage may not be viable. However, some commercial
uses can be, and are incorporated in the updated development
plan. A St. Luke's Clinic will provide a needed service not
currently available in this area with a commercial pad fronting
Ustick, west of St. Luke's, for future development.
3. DESIGN. The Staff report detailed a few items that could have been addressed in future applications.
However, in response to those points and our November 12t" discussion, and within the framework
of the Mixed Use designation, we are providing additional context for the revisions to the attached
site plan.
Permanent Design and Placemaking. Elements discussed were the treatment of the east -west
access road, integration of the commercial and residential uses, and an enhanced sense of
place. The following solutions have been added:
o Traffic Calming. Bulb -outs and pedestrian crossings have been added to make the east -
west access consistent with the Mixed Use design standards.
o Tree Lined. The east -west access will have detached sidewalks with street trees in the
planter strip.
o Front -on Housing. We have proposed front -on / alley -loaded housing on the east -west
access.
November 22, 2021
Page 7
¢ f
Bulb nuts Bulb outs ,
Tree Lined Street
iI
_ I
- a USTICK - Arterial
I 111 l01
i
jC
m
n;
2 Story/ 3 Story Interior
j Alley Load
I
111 01
c
I
1[1 ill
i
2 Story/ 3 Storyinterior
Alley Load
• Proportional Public/Quasi Public spaces. In response to this item, we have:
o Moved the residential amenity building and outdoor area to the corner at Venable.
o Designed the amenity building so that it provides a transition from Venable into the
Settlers Square community, opposite from the future St. Luke's.
o Included a plaza has been added at the entrance of the residential community.
rn
Amenity Bu.
r
n
I �I
November 22, 2021
Page 8
• Access. Additional consideration for both pedestrian and vehicular access, including:
o The northern alley units have been rotated so that a continuous sidewalk connection
can be provided from Woodburn to Venable.
o With the traffic calming, on -road parking can occur in front of the residential units.
o The east west drive is no longer a public street, and will not directly connect to the west.
This was requested because it would have created three access points into a small,
remnant parcel. As an alternative, an access from the commercial parcel could connect
to the northern extension of Blairmore when property to the west develops. This
connection and internal circulation will be finalized in the required CZC process.
• Mix of Uses. The Comprehensive Plan's goal is to provide a mix of three land use types, thus,
the context and location of the site —and the two -use commercial -service development to the
east of Venable need to be considered.
DESIGN CONCLUSION: Settlers Square's townhome-style multi -family residential provides
the "third use" at the mid -mile Mixed Use Community node, in
addition to the community -serving medical clinic and future retail
or office pad adjacent to Ustick Road. MU-C design objectives are
achieved as the residential amenity building "frames" the project
entrance; a gathering plaza on the corner opposite St. Luke's; a tree -
lined, east -west drive featuring front -on, alley -loaded housing with
calming bulb -outs; and pedestrian access is enhanced.
The request for modification to the Settlers Square MDA is supported by the goals of the Meridian
Comprehensive Plan, inclusion of neighborhood supporting commercial uses, and improved by the
November 22, 2021
Page 9
changes to the site plan in consultation with Staff. In conclusion, we respectfully request that the
Settlers Square MDA be modified with the updated site plan and include the requested modifications in
accordance with the September 20, 2021 application and narrative, which is included herewith.
We appreciate the opportunity to work with you and be able to present to Council a project that meets
the goals of the Meridian Comprehensive Plan.
Sincerely,
Brighton Development, Inc.
Jonathan D. Wardle
President
Enclosures: Requested Modifications and Project Narrative — September 20, 2021
Exhibits
Updated Site Plan — Black & White — November 18, 2021
Updated Site Plan — Color— November 16, 2021
BRIGHTON
September 20, 2021
Caleb Hood, Planning Manager
City of Meridian Community Development Department
Meridian City Hall
RE., Settlers Square Development Agreement Modification
Dear Mr. Hood,
Enclosed is an application to modify the Settler's Square Development Agreement. The original approval
was granted on April 30, 2008 as ordinance #08-1364, and recorded on May 22, 2008 as instrument
#108059803. A modification to the development agreement was approved on September 6, 2016 and
recorded on October 12, 2016 as instrument # 2016-097989.
Related proiect files: AZ 07-018; PP 07-024; H-2016-0074.
PROPOSALS
Specifically, this request proposes modification of the approved conceptual site plan (page 4),
architectural elevations (page 3), certain other provisions of the existing development agreement
(below), and adding a provision to obtain building permits for the commercial portions of the
development prior to recording of the final plat.
Market conditions have shifted significantly since the previous approvals were granted in 2016. We
believe that a mixed use commercial and residential project is appropriate for the location. The
modifications will allow us to quickly move forward with development of this infill parcel.
The requested changes are as follows:
5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5.1 Owner/Developer shall develop the Property in accordance with the following special
conditions:
1. Development of the property shall substantially comply with the commercial elevations
and the conceptual site plan submitted with the subject application (see Exhibit A), as
determined by the Planning Director, including the concepts outlined below.
► Pedestrian connections shall be constructed between eemmeFeial
aS ff8pesed as required by the City of Meridian Architectural Standards
Manual and the UDC.
► Commercial structures shall
Pa g-te-the rear and sides of the strestbres; asPrepesed (en s#Fee4
meet the requirements of the City of Meridian
Architectural Standards Manual.
BRIGHTON - Creating GREAT Places - 2929 W. Navigator Drive, Ste. 400, Meridian, ID 83642
www.brightoncorp.com 208-378-4000
September 20, 2021
Page 2
I> Building materials for the development shall meet the requirements of
the Citv of Meridian Architectural Standards Manual and shall be
consistent with the architectural elevations in Exhibit A. {s4ye-a444
weed sidiRg, aree-hiteetural ezempesitien shingles, metal awnings and
brick vPAPPP aGeent 1 rah +,�+ r 1 �I ,, . +� /Cno% ,I�� r r d
the !aFgnr sealed buildings\
® n MpRiFRUFR Of 7 bLImI dmRgS ,A'ith A P_ wffil.diRg exceediRg 20,000 squaFedevelopment shall be 108,000 s e feet -
A. Except for the two access points noted on the plat, no lot shall have direct access to
Ustick Road or Venable Ave. Place a note on the face of the final plat prohibiting direct
lot access to Ustick Road and Venable Ave. The single/temporary access to Ustick Road
shall be terminated at the time the property to the west constructs an access to Ustick
Road that aligns with N. Blairmore Way.
B. A cross -access easement/agreement shall be recorded for all commercial lots within
the subdivision. All lots within the subdivision shall have access to the public streets via
private drive aisles. This agreement shall be recorded and a copy of said agreement
submitted to the City prior to the City Engineer's signature on the final plat OR a note
shall be added to the face of the final plat granting said cross -access.
The commercial portions of this development are allowed to obtain building permits
prior to subdivision of the property.
Please let me know if you have any questions or require additional information.
For SCS Brighton LLC,
Josh Beach
Assistant Project Manager
THESE EXHIBITS ILLUSTRATE THE EVOLUTION OF THE COMPREHENSIVE PLAN
FLUM DISCUSSED ON PAGES 1 THROUGH 5.
FLUM 2002
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THESE EXHIBITS ILLUSTRATE THE EVOLUTION OF THE COMPREHENSIVE PLAN
FLUM DISCUSSED ON PAGES 1 THROUGH 5.
FLUM 2011
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of Meridian
Land Use _\Iap��'_
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NC
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N.C.
I
Future Land Uses
C lm-wide
Ten Mile luterchange Specific Area
THESE EXHIBITS ILLUSTRATE THE EVOLUTION OF THE COMPREHENSIVE PLAN
FLUM DISCUSSED ON PAGES 1 THROUGH 5.
FLUM 2019
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city of Meridian 4 t,
lure Land Use Map ° � a
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1=1 URE -4. MIXED USE NE1 HSORHOOD CENTER CONCEPT DIAGRAM
Mixed Use
Commercial -- -
4 Single Family
.�. Residential
Townhouses,
Condos or
Apartments
Residential
or Office
Office or
Service Use
i o•uC '
Local or Lollector Ioad
4 w
0
owsk
=11 6 A
- -La_ ._� ::
Arterial Road
T
I
Open
Space
Commercial/
r--1 �- Retail Core
Settlers Square MDA Exhibits (11/22/20;
Mixed Use Examples
Comp Plan
FIGURE 3A- GENERAL MIXED USE CONLEFT D ACKAM
Connectivity
L J
Townhouses
orCondos
Single Family
Residential
�-- — open
Space
Multi -family
---- -—- - - - - -- Transit
Stop
Office,
Live -work, or y
Townhouses
Cammercialf
—_� Vt.Retail fore
4ftite or 7 T T
Service UseLa
v Plaaa { Open Space Arterial Road
Forthe purposes of the Mixed Use section, the City identifies
five different land use types!
1. commercial (includes retail, restaurants, etc_);
2. office,
3. residential;
4. civic (includes public and quasi -public open space,
parks, entertainment venues, etc_); and,
S. industrial_
FIGURE3C: NIXED USE CUFJMU'NITY COWEPT D1AC;FL%M
'1 I
Singk Family
Resideniial
aye, L f ��
Four-plem
or Dupl-nes _ omce,
Local erQllectur bO r Lay-rarear
Service ow
Plata Area �
_JQ O 000
Me or _ Y_L_
Servicethe
iIRW Use
Arterial Road'
Settlers Square MDA Exhibits (11/22/202
Mixed Use Neighborhood (MU-N). The purpose of this designation is to assign
areas where neighborhood -serving uses and dwellings are seamlessly integrated into
the urban fabric. The intent is to avoid predominantly single -use developments by
incorporating a variety of uses. Land uses in these areas should be primarily
residential with supporting non-residential services. Nonresidential uses in these
areas tend to be smaller scale and provide goods or services that people typically do
not travel far for (approximately one mile) and need regularly. Employment
opportunities for those living in the neighborhood are encouraged. Connectivity and
access between the non-residential and residential land uses is particularly critical in
MU-N areas. Tree -lined, narrow streets are encouraged. Developments are also
encouraged to be designed according to the conceptual MU-N plan depicted in
Figure 3B.
Mixed Use Community (MU-Q.,
The purpose of this designation is to allocate areas
where community -serving uses and dwellings are seamlessly integrated into the
urban fabric. The intent is to integrate a variety of uses, including residential, and to
avoid mainly single -use and strip commercial type buildings. Non-residential
buildings in these areas have a tendency to be larger than in Mixed Use
Neighborhood (MU-N) areas, but not as large as in Mixed Use Regional (MU-R)
areas. Goods and services in these areas tend to be of the variety that people will
mainly travel by car to, but also walk or bike to (up to three or four miles).
Employment opportunities for those living in and around the neighborhood are
encouraged. Developments are encouraged to be designed according to the
conceptual MU-C plan depicted in Figure 3C.
FIGURE3C: MIXED USE CUFJMU'NrTY COWEPT DIAC;R%ni
'1 I
Singk Family
Residential
aye, IL L
f L—
Fuur-vlexes �....
ar0uprexes �
Local err(ollectm %0 L�aY-rareae
- i 5erviceUu
ir,wyrated - - �
Plana Alen
Om<e
;ervicetlse — J 0 -0
l�
Arterial Road
Settlers Square MDA Exhibits (11/22/2021)
r
Alw sic C'I fi•,nN� � I u � I
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I � BuFuc 8, I &1➢Hc � e%D.c or • I I aKu,i � I I
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RESIDENTIAL
MUL71FAMILY �I
- n, A
--- r -'
Private Commercia Drive a -
1
a n onMxn wnoxA� 1 !H I `
31.789 .789 ACRES IPE
COMMERCIAL I I QL
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i Future y '
Commercial I
G_I loll
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--- - - -- - --- D Q ii G Q.- Q i
_ w ��R�K R Arterial Road
Settlers Square MD
�.— U
x
5
a
r-
a FI AETXc
9�CWIlf [IfPi'
Future
Commercial
1H 1 u
14,994 ACS
RESIDENTIAL
MULTIFAMILY
Settlers Square MDA Exhibits (11/22/2021)
Mixed Use Elements to Consider
\ 14+ V I
Private Commercia
77.M SF
31.789 ACRES
COMMERCIAL
I
rive,
h I II
�,.. Apartments,
or Duplexes •
I
m
f1Ce of •
ervi(e Use
Four specific design elements should
be incorporated into a Neighborhood
Center clevelopment:
a. street connectivity
b. open space
c. Pathways
d. residential density that is eight dwelling
units per acre or more.
Most blocks should be no more than
500' to 600'.
Reduced travel lane widths are
encouraged.
Interconnected circulation pattern
that is convenient for automobiles,
pedestrians, and transit.
Internal circulation system that
connects with adjacent
neighborhoods and regional
pathways, connecting to and
integrated with the larger street and
pathway system.
Provide neighborhood accessible
commercial services that do not force
residents onto arterial streets.
Provide a variety of housing choices
and types.
Housing within developments should
be arranged in a radiating pattern of
lessening densities from the core.
Alleys and roadways should be used
to transition from dissimilar land
uses, or residential densities.
Settlers Square MDA Exhibits (11/22/2021)
Tree Lined Street
ww
Iff
to `
NOD
2 Story / 3 Story Interior
Alley Load
Alley Load
Settlers Square MDA Exhibits (1
7A2 EBo W.'
FIRE PIT
C2 r Al I A2 r A3
r I
r
1
o 611 1 62 j
CDMMUNSTY
CENSER
I' PLAZA
4 �a
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USTICK - Arterial
III'"' Ij-'
f I M.. W
2 Story Perimeter
Front Load
w
(2) STORY
N
_______
(2) STORY
r
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{2) STORY
F
r
p
LL
{2}STORY
rl
BUILDING TYP 'A'
9 BUILDINGS i 24 UNITS
(2) STORY
Y
w
(3) STORY
i
w
w
r
(3) STORY
��
LL
(2) STORY
BUILDING TYP 'B'
9 RUaOINGS l24 UNITS
(2) STORY
---------
7
(2) STORY
U
w
I-
(2) STORY
j
¢
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d
a
BUILDING TYP'C'
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