HomeMy WebLinkAboutMidland 20 26_Rev_Narrative_Condensed
BRIGHTON – Creating GREAT Places – 2929 W. Navigator Drive, Ste. 400, Meridian, ID 83642
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December 20, 2023 (Revision)
Robin Collins, Director
City of Caldwell Planning & Zoning Department 621 Cleveland Boulevard Caldwell, ID SUBJECT: MIDLAND 20b26 DEVELOPMENT APPLICATIONS
Dear Ms. Collins,
PART I – PROJECT IDENTITY
MIDLAND 20b26 defined
A 400 acre-plus land complex located at the Midland Boulevard crossing of US Highway 20/26 in
Caldwell, Idaho.
MIDLAND 20b26 depicted (Figure 1)
With the exception of an eleven-plus acre parcel (page 5) in the “Highline” property northeast of the US 20-26 / Midland intersection, the area within the Midland 20b26 complex was previously annexed and zoned. Several parcels have been the subject of prior development applications; some with approved development agreements and preliminary plats (noted in brief on page 4).
FIGURE 1
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MIDLAND 20b26 Development Sub-Areas
The Midland 20b26 complex will be developed over time, and in quadrants separated by the intersecting highways. As depicted in Figure 2 below, the Midland 20b26 sub-areas are: ◘ Northwest – Lower Five
◘ Northeast – Highline ◘ Southwest – Midland Farms ◘ Southeast – Aviary
APPLICATIONS
The Four Proposals: [1] Annexation of a parcel in the Highline quadrant; [2] Comprehensive Plan
Map amendments and [3] Zoning Map reclassifications in all four. Those comp plan map and
zoning map amendments of the overall Midland 20b26 complex clarify Brighton’s long-term commitment for the benefit of the City, the public, and surrounding properties, as well as facilitating the development process in the future. And, finally, [4] a detailed PUD / preliminary plat development is proposed for Aviary Subdivision in the southeast quadrant (aka Kapicka
Commons). Site-specific development applications for the other three—Lower Five, Highline and
Midland Farms—will be submitted in the future. Anticipated uses, densities, and conceptual site design layouts and roadway alignments are noted / depicted on pages 8 through 10 of this narrative.
Sub-area Development Agreements prepared by the City for applicant execution at completion of the approvals process will supersede all prior DA’s noted in “Proposed Actions” on page 12.
FIGURE 2
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PART II – CURRENT CONDITIONS / PRIOR APPROVALS
CURRENT CONDITIONS Land use. With the exception of two ag-related dwellings and several storage structures north of 20-26, the land within the Midland 20b26 complex is active agricultural as illustrated by the graphic on the first page (aerial photography dated June 28, 2022).
Regional Roadway System. Improvement of US 20-26, the principal transportation facility serving Midland 20b26, is approaching the project from both directions. Construction of the Middleton-to-Star segment encompassing the site is scheduled for 2024 (Figure 3).
Local Roadway System. Arterial and collector roadway improvements (Figure 4, below, and Attachment A) will be completed through the development of Midland 20b26 and adjoining
projects.
SOURCE: ITD Projects – Chinden West 20/26 MIDLAND 20b26 FIGURE 3
FIGURE 4
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City Utility Infrastructure. Sanitary sewer trunk extension is in preliminary design from
Mason Creek eastward along Hwy 20/26. Water main design, also from Mason Creek approximately 1.25 miles to the eastern City limits, has not yet started. The City is in the process of contracting a professional services agreement for that effort. (Source: City of Caldwell Engineering Department, August 3, 2023)
PRIOR APPROVALS Sub-Areas North of US 20-26 Lower Five & Highline – Eagle Rock Subdivision annexation / preliminary plat
● Files: ANN-131-06; SUB-155P-06; SUB-155E-06 [final TE approved 7/19/2010] ● Development Agreement recorded December 19, 2006 / Instrument #2006099937 Sub-Areas South of US 20-26
Midland Farms (Southwest) – White Pine Station annexation / preliminary plat ● Files: ANN-129-06 / SUB-131P-06 [web file is “empty”] / SUB-186P-07 ● Development Agreement recorded December 12, 2006 / Instrument #2006098124 Aviary (Southeast) – Kapicka Commons annexation
● File: ANN-128-06 [Note: No related preliminary plat application or approval found] ● Development Agreement recorded December 19, 2006 / Instrument #2006099938
Note: See page 12, also
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PART III – THE PROPOSED DEVELOPMENT APPLICATIONS
ANNEXATION OF HIGHLINE SUB-AREA PARCEL As noted on the first page of this narrative, with the exception of the “annexation parcel” depicted in Figure 5, below, all of the property in the Midland 20b26 land complex was previously
annexed into the City of Caldwell and zoned in accord with the development applications listed on page 4. Four individually-cited parcels combine for a total area of approximately 11.46 acres (per Canyon County Assessor’s Web Map on 9/27/2023). The parcel’s proposed Comprehensive Plan Map
designation is primarily Medium Density Residential (see Attachment B, Sheet B-3 of 5), with zoning of R-2, Medium Density Residential (Attachment C, Sheet C-3 of 5).
No specific development plan is proposed for the annexation parcel, or for the expanded Highline sub-area at this time. The Highline Concept on page 9 notes “future” uses and densities which will be subject to detailed plan and subdivision plat approvals through the neighborhood meeting
and public hearing process in effect at that time.
FIGURE 5
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COMPREHENSIVE PLAN MAP AMENDMENTS
Figure 6: Current Midland 20b26 2040 Comprehensive Plan Map Land Use Designations.
Figure 7: Proposed Midland 20b26 Comprehensive Plan Map Land Use Designations.
See ATTACHMENT “B” for detailed Sub-Area Comprehensive Plan Map Amendment comparisons
FIGURE 6
FIGURE 7
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ZONE MAP AMENDMENTS
Figure 8: Current Midland 20b26 Zoning Designations.
Figure 9: Proposed Midland 20b26 Zoning Designations.
See ATTACHMENT “C” for detailed Sub-Area Zoning Map Amendment comparisons
FIGURE 8
FIGURE 9
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SUB-AREA CONCEPTS As noted, three of the Midland 20b26 Sub-Area’s—Lower Five, Highline and Midland Farms—are presented only as “conceptual” in this submittal. The potential uses and residential densities denoted in Figures 10, 11 & 12 reflect existing Comprehensive Plan Map and Zoning, or
the proposed modifications depicted on the prior pages, and detailed in Attachment’s B & C.
FIGURE 10
Previously approved as Eagle Rock Subdivision (pgs. 4 & 12)
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The Highline Concept, above, addresses the properties within that quadrant which are under
the applicant’s ownership, control, or authorization. The commercial (HC) zoning is consistent
with the existing Highway Corridor Comprehensive Plan Map land-use designation.
The proposed Medium Density Residential Map amendment (Figure 7, page 6, and Sheet B-3 of 5, Attachment B) coincides with the residential R-2 zone requested in the parcel annexation on page 5, above. (See annexation/zoning legal description LD/AZ-1)
Comprehensive Plan Map amendments may be appropriate beyond the Highline boundary.
But that is a matter for the City and/or adjoining property owner determination and action.
Note: The commercial portion of Highline was included as a portion of the previously-approved
Eagle Rock Subdivision noted in “Prior Approvals,” page 4; also referenced on page 12.
FIGURE 11
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FIGURE 12
MIDLAND
FARMS was previously approved as
White Pine Station (see pgs. 4 & 12) Subject to change in future development applications
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AVIARY SUB-AREA
Aviary—Brighton’s newest Caldwell community, as detailed in pages 13-21—is created for
people with a focus on design themes of Relationships, Walkability, Lifestyle Choices, Vibrancy
and Wellness. These themes are the basis for Aviary’s thoughtful planning. Aviary’s indoor and outdoor spaces provide for active and passive opportunities throughout. Aviary’s design themes are accomplished by:
• Relationships. Connections of people and the land are encouraged o Aviary is designed for individuals to interact and have a social experience. Planned spaces for playgrounds, food trucks, dog parks, covered shelters, and parks will
bring residents together. Additionally, Aviary’s Lifestyle Director will quickly connect people in locations that encourage human contact.
• Walkability. Casual interactions with flexible and adaptable spaces
o Aviary offers an extensive and connected pathway system to active and passive locations. These are intentionally designed for variety and connectivity.
• Lifestyle Choices. Availability of innovative and diverse housing options
o Aviary has a variety of living opportunities through a mix of lot types, building types, home sizes, and designs throughout the entire community. Aviary will maintain design standards through architectural control.
• Vibrancy. Mix of uses that welcomes both housing and commerce o Aviary includes both residential and future commercial uses that will serve the community and surrounding area, and support small business.
• Wellness. Promotes living a healthy lifestyle o Aviary has focused places that promote healthy living, and include pathways,
fitness center, swimming pool, pickleball, basketball, and large areas for games /
group exercise. Aviary’s Amenity Plan, site concepts, thematic examples, details, and renderings, are found in Exhibits PP/PUD E-1 thru 6.
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DEVELOPMENT AGREEMENTS The “Prior Approvals” section on page 4 cites development agreements applicable to each of the four Sub-Areas. For ease of reference, those 2006 projects and related development agreements are restated:
Lower Five & Highline – Eagle Rock Subdivision annexation / preliminary plat ● Files: ANN-131-06; SUB-155P-06; SUB-155E-06 [final TE approved 7/19/2010] ● Development Agreement recorded December 19, 2006 / Instrument #2006099937 Midland Farms (Southwest) – White Pine Station annexation / preliminary plat
● Files: ANN-129-06 / SUB-131P-06 [web file is “empty”] / SUB-186P-07 ● Development Agreement recorded December 12, 2006 / Instrument #2006098124 Aviary (Southeast) – Kapicka Commons annexation ● File: ANN-128-06 [Note: No related preliminary plat application or approval found]
● Development Agreement recorded December 19, 2006 / Instrument #2006099938 Although those DA’s may still be “of record,” none of the cited preliminary plats are valid; their original entitlements—and any subsequent extensions—have long since lapsed.
PROPOSED ACTIONS Thus, rather than undertaking the laborious and confusing process of modifying those existing development agreements as required by the City’s Development Agreement Checklist, we propose:
◘ That the prior development agreements and preliminary plat approvals within the Midland 20b26 complex cited above—as may still be valid—be voided and vacated; and, ◘ That they be superseded by the following approvals:
● Midland 20b26 Comprehensive Plan Map Amendment and Rezoning (pages 6–7 and
Attachments B & C); ● Lower Five, Highline, Midland Farms and Aviary Sub-Area Concepts (pages 8 – 11); and
● Aviary Subdivision preliminary plat and PUD (pages 13 - 21). ◘ And that Development Agreements for each of the Sub-Areas, inclusive of all project requirements, and conditions of approval, be prepared by the City for execution by the
applicant at the conclusion of the public hearing process. Legal descriptions for each of the Sub-Area development agreements are listed on page 24.
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AVIARY SUBDIVISION PRELIMINARY PLAT and
PLANNED UNIT DEVELOPMENT
PRELIMINARY PLAT FEATURES Aviary Subdivision (Figure 13 & Attachment D) provides a wide range of lot and housing types:
• 264 Front-Loaded detached dwellings on lots ranging from 6,000 to over 16,000 s.f.
• 135 Alley-Loaded detached dwellings on lots ranging from 4,320 to 8,145 s.f.
• 53 Front-Loaded attached (paired) dwellings on lots ranging from 4,538 to 7,571 s.f.
• 20 Alley-loaded attached (paired) dwellings on lots ranging from 2,700 to 4,865 s.f.
• In addition, there are three (3) commercial lots on approximately 7.64 acres
• The detailed Preliminary Plat is included as Attachment E. The City of Caldwell’s Planned Unit Development process encourages projects that provide a maximum choice of living environments by allowing a variety of housing and building types, and promotes a mix of uses which are functionally integrated within the development (See
PP/PUD Exhibits A, B, C & D).
FIGURE 13
Previously: Kapicka Commons (see page 4)
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ZONING
As depicted in Figure 14, below, existing Residential R-1 and R-2 zones are retained, but reconfigured from the “interesting” 2006 Kapicka Commons concept to Aviary Subdivision; R-3 zoning is deleted altogether. In addition, the previously-approved Commercial C-1 and C-2 zones are reduced in area, and adapted to the Midland-frontage parcels for more appropriate uses and
better accessibility. (See Figures 8 & 9, page 7, and ATTACHMENT C-5 of 5)
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DENSITY
The PUD process allows up to six (6) dwelling units per acre within the R-1 zone. As proposed, the overall density of Aviary Subdivision is 3.40 d.u./acre, less the commercial parcels.
COMMERCIAL
Three parcels encompassing 7.64 acres (5.2% of the project) fronting on Midland Boulevard, on both, the north and south sides of the project entrance, are designated commercial—the only proposed non-residential use. It is anticipated that these parcels will develop with commercial and office potentially with uses such as medical, dental offices, outpatient clinic, general retail
and mini-storage (traditional indoor as well as outdoor storage).
The proposal conforms to Zoning Ordinance Section 10-03-07-C, which states, “No more than
thirty percent (30%) of the total net area shall be devoted to a use or uses not permitted.” AMENITIES AND OPEN SPACE
Required as part of a PUD in the City of Caldwell are a variety of amenities with at least 10%
open space. Aviary Subdivision proposes 16.44 acres of open space—approximately 11.2% of the overall PUD area.
These open spaces provide a variety of amenities including (See Amenity Plan – PP/PUD Exhibit E, for detailed breakdown and location of amenities):
• Five-foot (5’) wide concrete pathways connect residential areas to all non-residential uses, open space corridors, recreation facilities, major public pathways, and school bus pick-up locations.
• Eight-foot (8’) wide asphalt or concrete paved public pathways along the Madden Spur
Drain and the Caldwell High Line Canal, in accordance with the City of Caldwell 2040
Bicycle and Pedestrian Master Plan.
• Eight-foot (8’) wide asphalt or concrete paved public pathways around the perimeter of the subdivision.
• Community pool, clubhouse, and change rooms constructed in phase 1 (PP/PUD Exhibit F).
• Tot lot with playground equipment, also constructed in phase 1.
• Micro-pathway connections to facilitate pedestrian traffic and access to the perimeter of
the development.
PHASING
The Conceptual Phasing Plan submitted with the application (PP/PUD Exhibit F) projects build-out in eight (8) phases. While it is Brighton’s intent is to follow the phasing plan, market conditions and lot absorption rates may affect how the project ultimately develops.
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ACCESS AND CIRCULATION
The City’s Functional Street Classification Map depicts a collector roadway from Midland Blvd. to Knot Lane bisecting the property in general alignment with the project’s east and west points of access. That continuous-collector concept does not account for the constraints imposed by the Caldwell High Line Canal. The shallow depth of the property along Highway
20/26, and its lack of accessibility, renders commercial infeasible. Thus, the proposed
Comprehensive Plan Map amendment from Highway Corridor to Residential. The project proposes vehicular access from Midland Blvd (arterial); from Skyway Street (collector); and from Knot Lane (collector). The proposed access streets function as residential
collectors (Figure 15) from the center of the development to the perimeter roadways. There is
no access proposed to or from Highway 20/26.
FIGURE 15
INTERNAL COLLECTOR STREETS MIDLAND BLVD KNOT LANE SKYWAY STREET
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PEDESTRIAN CONNECTIVITY
A network of pathways (Figure 16) provides pedestrian connections from the center of the development to the edges, as well as to pathways along the Madden Spur Drain and the Caldwell High Line Canal.
FIGURE 16
Caldwell High Line Canal Pathway
Madden Spur
Drain Pathway
PEDESTRIAN PATHWAY SYSTEM
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PROPOSED PUD MODIFICATIONS
ROAD SECTION
The proposed street and alley standards (PP/PUD Exhibit’s G & H) are the same as Brighton’s Arbor project which was approved in 2018 (PUD-18P-01). Streets have a 60-foot right-of-way
with 8-foot planter strips, 5-foot detached sidewalks, and a 33-foot back-of-curb to back-of-
curb paved section, enabling parking on both sides of the street. Concrete alleys are 20 feet wide, with no parking allowed. PP/PUD Exhibit’s I & J provide aerial examples of streets and alleys from other Brighton
projects. The 8-foot planter strips provide for street trees and the detached sidewalks create a
safer, more pedestrian-friendly environment. FRONTAGE ONTO COMMON DRIVES
PUD Standard: 10-03-07-3M-Access: All lots developed for residential purposes shall have frontage
along a public roadway.
Proposed Deviation. While the vast majority (95%) of the 472 single-family residential lots front public streets, the proposed layout includes seven (7) common drives (Figure 17) that provide access and “frontage” for 21 lots. These common driveways are proposed as an
efficient solution to the challenging “corner” areas of the project. The driveways will be common lots, encumbered by ingress/egress and maintenance easements. The common driveways will be owned by the Aviary Subdivision HOA and maintained by the property owners who benefit from them.
FIGURE 17
COMMON DRIVE LOT FRONTAGE
(TYPICAL OF SEVEN)
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FRONTAGE ONTO OPEN SPACE
Proposed Deviation. The proposal includes 10 lots (Figure 18, below) that do not front onto a public street, but instead have frontage onto open space. Each of the 10 lots will have vehicular access through an alley, and pedestrian access through the adjacent common open space. A sidewalk (shown in green) through the common open space provides access to the front door
entry of each parcel.
Both the alley and common open space will be encumbered by ingress/egress and maintenance easements owned and maintained by the Aviary Subdivision HOA.
FIGURE 18
OPEN SPACE LOT FRONTAGE
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LOT SIZE / SETBACKS
Proposed Zoning Standards Deviation. As allowed through the PUD process, the proposal includes a request to modify the Zoning Ordinance 10-02-03 Table 2 – Height, Lot Line Setback and Lot Dimension Schedule (see comparison tables below). The resulting diversity and character of Brighton neighborhoods is evident in the Brighton community photographs (PP/PUD Exhibit K).
Current Residential Zoning Standards
Zoning District Max Height Front Yard Rear Yard Interior Side Yard
Street Side Yard
Interior Min. Lot Area
Corner Min. Lot Area
Min. Lot Frontage
R-1 25’ 20’ 20’ 6’ 15’ 8,000 9,500 50’
R-2 35’ 20’ 15’ 6’ 15’ 6,000 7,500 45’
Proposed Aviary Residential Zoning Standards
Townhomes – Attached, Alley-loaded
Zoning District Max Height Front Yard Rear Yard
Interior Side Yard
Street Side Yard
Interior Min. Lot Area
Corner Min. Lot Area
Min. Lot Frontage (Abutting Street)
Min. Lot Frontage (Abutting Open Space)
R-1 35’ 4’ 6’ 0’/4’ 10’ 2,700 3,150 30’ 0’
Homes – Detached, Alley-Loaded
Zoning District Max Height Front Yard Rear Yard Interior Side Yard
Street Side Yard
Interior Min. Lot Area
Corner Min. Lot Area
Min. Lot Frontage
R-1 35’ 4’ 6’ 4’ 10’ 4,300 5,250 35’
Homes – Conventional
Zoning District Max Height
Front Yard (Sidewalk to Face of Garage)
Front Yard (Sidewalk to Living Area)
Rear Yard
Interior Side Yard
Street Side Yard
Interior Min. Lot Area
Min. Lot Frontage
R-1 35’ 20’ 10’ 12’ 4’ 10’ 6,000 50’
Villas – Attached, Front-loaded
Zoning District Max Height Front Yard Rear Yard Interior Side Yard Min. Lot Area Min. Lot Frontage
R-2 35’ 20’ 12’ 0’/4’ 4,500 25’
COMMON PARKING LOTS
PUD Standard: 10-03-07-L-1(B) – Lots forty-five feet (45’) in width and smaller shall provide one
additional space per every four (4) residential units in a common parking lot located in close proximity to the residential structures in which it serves.
Proposed Deviation. The central portion of the PUD is designed with alley-loaded and paired
housing. The rear-entry garage lots eliminate driveway interruptions, allowing a significant amount of on-street “guest” parking. Additionally, each of those lots has, at a minimum, a two-car garage with a two-car parking pad. This design provides sufficient additional parking to off-set the need for common parking lots.
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Proposed Deviation. The residential lots* at the northwest corner of the PUD have less than
the required 45’ width. In order to comply with PUD Standard 10-03-07-L-1(B), a minimum
of 13 parking stalls are required in a common parking lot. Thus, a central off-street guest parking lot is conceptually depicted in Figure 19 to provide the required parking spaces.
*Note: The number of lots is subject to change with ITD’s final ROW determination. The site plan will be
modified, accordingly.
FIGURE 19
VILLA GUEST PARKING
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PART IV – IN CONCLUSION
The development of Midland 20b26, as proposed, reflects a “long-term” mutual, and reciprocal commitment between Brighton and the City of Caldwell. Brighton’s commitment is to implement the City’s infrastructure and planning objectives with residential communities of quality and character; and to satisfy the commercial and service needs
of the Midland 20b26 area. Approval of the requested …
◘ Annexation of the “out parcel” in the Highline sub-area;
◘ Comprehensive Plan Map and Zoning Map Amendments in all sub-areas;
◘ Aviary Subdivision Preliminary Plat / Planned Unit Development (PUD); and
◘ “New” Development Agreements for each sub-area;
… reflects and supports the City’s long-range planning and infrastructure commitments.
Detailed development approval is requested only for the Aviary Quadrant of Midland 20b26, whereas the Comprehensive Plan Map and Zoning Map amendments, with associated development agreements, are conceptually proposed for the “future” Lower Five, Highline and Midland Farms
Sub-Areas. While that may seem premature, we believe it essential for assurance to the City, to adjoining property owners, and to the public of Brighton’s intent and commitment. We request the City’s thoughtful consideration, and approval, of Midland 20b26, as proposed.
Respectfully, Brighton Development, Inc.
Jonathan D. Wardle President
Figures, Attachments, Exhibits, and Legal Descriptions are listed on following pages
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FIGURES (found in the narrative)
Figure 1 – MIDLAND 20b26 Vicinity Figure 2 – MIDLAND 20b26 Sub-Areas Figure 3 – ITD Chinden West 20/26 Schedule
Figure 4 – MIDLAND 20b26 Transportation System
Figure 5 – Annexation Parcel Figure 6 – Current Comprehensive Plan Map Figure 7 – Proposed Comprehensive Plan Map Figure 8 – Current Zoning Map
Figure 9 – Proposed Zoning Map
Figure 10 – Lower Five Concept Figure 11 – Highline Concept Figure 12 – Midland Farms Concept Figure 13 – Aviary Subdivision Site Plan
Figure 14 – Aviary Zoning
Figure 15 – Internal Collector Streets Figure 16 – Pedestrian Pathway System Figure 17 – Common Drive Lot Frontage Figure 18 – Open Space Lot Frontage
Figure 19 – Villa Guest Parking
ATTACHMENTS (separate from narrative)
A – MIDLAND 20b26 Transportation System
B – Comprehensive Plan Map Amendment Comparisons C – Zoning Map Amendment Comparisons D – Aviary Site Plan E – Aviary Preliminary Plat
AVIARY PRELIMINARY PLAT & PUD (PP/PUD) EXHIBITS (separate from narrative)
PP/PUD - A Townhome Locations & Renderings PP/PUD - B Alley Home Locations & Renderings
PP/PUD - C Villa Home Locations & Renderings PP/PUD - D Conventional Home Locations & Renderings PP/PUD - E1–6 Aviary Amenity Plan, Details & Renderings PP/PUD - F Aviary Phasing Plan
PP/PUD - G Brighton Typical Street Section
PP/PUD - H Brighton Typical Alley Section PP/PUD - I Brighton Community Street Aerial PP/PUD - J Brighton Community Alley Aerial PP/PUD - K Brighton Community Photographs
Legal Descriptions, next page
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LEGAL DESCRIPTIONS (separate from narrative)
ANNEXATION / ZONING
LD/AZ – 1 Highline Annexation Parcel with R-2 Zoning
COMPREHENSIVE PLAN MAP AMENDMENTS
LD/CPMA – 1 Lower Five / Highline: Medium Density Residential LD/CPMA – 2 Lower Five: Highway Corridor LD/CPMA – 3 Aviary: Medium Density Residential
LD/CPMA – 4 Aviary / Midland Farms: Commercial & Service
LD/CPMA – 5 Midland Farms: High Density Residential REZONING: ZONE MAP AMENDMENTS
LD/RZ – 1 Lower Five / Highline Rezone to H-C LD/RZ – 2 Lower Five Rezone to R-2 LD/RZ – 3 Aviary Rezone to R-2 LD/RZ – 4 Aviary Rezone to R-1
LD/RZ – 5 Aviary Rezone to C-1
LD/RZ – 6 Aviary Rezone to C-2 LD/RZ – 7 Midland Farms Rezone to C-3 LD/RZ – 8 Midland Farms Rezone to R-3
DEVELOPMENT AGREEMENTS
LD/DA – 1 Lower Five DA Boundary LD/DA – 2 Highline DA Boundary LD/DA – 3 Midland Farms DA Boundary
LD/DA – 4 Aviary DA Boundary
ATTACHMENT A
B-1 of 5
MIDLAND 20 26 SUB-AREA
Proposed Comprehensive Plan Map Amendments
ATTACHMENT B
B-2 of 5
MIDLAND 20 26 LOWER FIVE SUB-AREA
Comprehensive Plan Map Amendment
ADOPTED PROPOSED
LOW DENSITY RESIDENTIAL
LOW DENSITY RESIDENTIAL
HIGHWAY CORRIDOR
MEDIUM DENSITY RESIDENTIAL
NAP NAP
B-3 of 5
MIDLAND 20 26 HIGHLINE SUB-AREA
Comprehensive Plan Map Amendment
ADOPTED PROPOSED
LOW DENSITY RESIDENTIAL
MEDIUM DENSITY RESIDENTIAL
HIGHWAY CORRIDOR HIGHWAY CORRIDOR
RESIDENTIAL ESTATES
B-4 of 5
MIDLAND 20 26 MIDLAND FARMS SUB-AREA
Comprehensive Plan Map Amendment
ADOPTED PROPOSED
LOW DENSITY
RESIDENTIAL
LOW DENSITY RESIDENTIAL
B-5 of 5
MIDLAND 20 26 AVIARY SUB-AREA
Comprehensive Plan Map Amendment
ADOPTED PROPOSED
HIGHWAY CORRIDOR
LOW DENSITY RESIDENTIAL LOW DENSITY RESIDENTIAL
MEDIUM DENSITY RESIDENTIAL
C-1 of 5
MIDLAND 20 26 SUB-AREA
Proposed Zoning Map Amendments
ATTACHMENT C
C-2 of 5
MIDLAND 20 26 LOWER FIVE SUB-AREA
Zoning Map Amendment
CURRENT PROPOSED
R-1
C-3 of 5
MIDLAND 20 26 HIGHLINE SUB-AREA
Zoning Map Amendment
PROPOSED CURRENT
R-1
(ANNEX)
C-4 of 5
MIDLAND 20 26 MIDLAND FARMS SUB-AREA
Zoning Map Amendment
PROPOSED CURRENT
R-1 R-1
C-5 of 5
MIDLAND 20 26 AVIARY SUB-AREA
Zoning Map Amendment
PROPOSED CURRENT
R-1
C-2
R-3 R-3
C-1
R-2
ATTACHMENT D