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HomeMy WebLinkAboutArea PlanFriday, October 04, 2002 1:01 PM Wardle & Associates (208) 344-3922 CV- M1�. GCA Db'cr F3, 'ZM2- 50 Broadway Ave. Suite B, Boise, ID 83702 October 4, 2002 r, M Wardle & Associates TO: Mayor Robert Corrie Meridian City Council FROM: Michael D. Wardle RE: North Meridian Area Plan Telephc Items WC), 10, I I, 1 Z OCT 0 4 2002 City Of Meridiaia City Clerk Office It is my understanding that the Council has deferred action on Lochsa Falls Subdivision pending a report on the North Meridian Plan. Admittedly, such a report is overdue and I propose to present an up -date to the Council at your next meeting, October 8, 2002. I will report on the following: • The status of the Plan, which is nearly in final "draft" form and ready for distribution. • The results of a task force group working to prepare an "alternate code " option for development. Members of the group include Meridian City planning staff, Ada County planning staff, Idaho SmarthGrowth and private consultants. • Information due from ACHD that will enable completion of a mechanism for scheduling and funding required transportation improvements. I request 10 to 15 minutes of the CounciI's time to make that report, perhaps in conjunction with your consideration of the Lochsa Falls application. OCT 04 '02 13:05 208 344 3922 PAGE.01 50 Broadway Ave. Suite B, Boise, ID 83702 October 4, 2002 CrW5 Wardle & Associates TO: Mayor Robert Corrie Meridian City Council FROM: Michael D. Wardl RE: North Meridian Area Plan ClCKt�. 060btr 8, 2.c )Z l 1CM5 tic), 10J l 1, 1 Z Telephc ! RECEIVE'r--- L) OCT 0 4 2001 City Of Meridian City Clerk Office It is my understanding that the Council has deferred action on Lochsa Falls Subdivision pending a report on the North Meridian Plan. Admittedly, such a report is overdue and I propose to present an up -date to the Council at your next meeting, October 8, 2002. I will report on the following: • The status of the Plan, which is nearly in final "draft" form and ready for distribution. • The results of a task force group working to prepare an "alternate code " option for development. Members of the group include Meridian City planning staff, Ada County planning staff, Idaho SmarthGrowth and private consultants. • Information due from ACHD that will enable completion of a mechanism for scheduling and funding required transportation improvements. I request 10 to 15 minutes of the CounciI's time to make that report, perhaps in conjunction with your consideration of the Lochsa Falls application. OCT 04 '02 13:05 20e 344 3922 PAGP.ni 10/04/02 13:49 FAX 208 377 8962 M M BRIGHTON CORPORATION October 4, 2002 Mayor Come Meridian City Council 33 E. Idaho Ave. Meridian, ID 83642 RE: Lochsa Falls Subdivision Dear Mayor and Council Members; RECEIVED OCT 0 4 2002 City Of Meridian City Clerk Office cI C- M t5. OC+Ober Si 2C0 Z. 14cms Ko, l Co 11, 12 I have been asked by Marty Goldsmith to submit a letter regarding our position on the Lochsa Falls application currently before the City Council. Apparently, there have been some questions raised as to how the application complies with the pending North Meridian Area Plan. As you know, I am part of the developer group working on the North Meridian Area Plan in conjunction with the City, ACHD, County and other stakeholders. I also co-chair the stakeholder group. The plan has been carefully crafted in consultation with all stakeholders over the past year or more. We have been prepared to submit the final draft to the City for action for some time now but have been waiting on some updated information from ACHD. Since it has not been forthcoming we have decided that the plan should be submitted immediately to the City for action. With that background, I think that the City's Planning Department is well versed in the goals, objectives and other criteria of the North Meridian Area Plan and are fully capable of rendering an opinion to the Council on whether or not the Lochsa Falls application meets the general criteria. As you may know, our company is an owner of a substantial portion of the section of land to the east of Lochsa Falls. We will be submitting an application for that property, to be known as Paramount, in the near future. It will include sites for two public schools including the next high school site tentatively schedule to begin construction in 2 years subject, of course, to passage of a bond. We also are including an elementary school site and have worked closely with the School District and the District's architects to properly locate these two facilities. Brighton Corporation 12426 W. Explorer ,Drive, Suite 220, Boise, Idaho 83713 www.brizhioneorp.com TeL (208) 378-4000 Fax (208) 377-8962 OCT 04 '02 13:55 20e 377 8962 PAGE.01 10/04/02 13:49 FAX 208 377 8962 10002 Page 2 of 2 10/04/2002 While I cannot speak for the developers or any other stakeholders involved in the North Meridian Area Plan, I can speak in my capacity as a neighboring landowner and developer. As such, we have no objection to the Lochsa Falls development application. We have worked closely with Mr. Goldsmith to coordinate extension of utilities to our respective development sites. The extension of those utilities will be important for our developments as well as the aforementioned school facilities. If the staff and Council determine that the Lochsa Falls application meets the objectives and intent of the pending North Meridian Area Plan, I would urge you to approve the application. Sincere David W. Turnbull OCT 04 '02 13:55 208 377 8982 PAGE.02 BRIGHTON CORPORATION October 4, 2002 Mayor Come Meridian City Council 33 E. Idaho Ave. Meridian, ID 83642 RE: Lochsa Falls Subdivision Dear Mayor and Council Members: RECEIVED OCT 0 4 2002 City Of INIeridian City Clerk Office C1 C- M t5. WOber g, 7-00 Z � �--M-ts 1JG, 101 111 l 2 I have been asked by Marty Goldsmith to submit a letter regarding our position on the Lochsa Falls application currently before the City Council. Apparently, there have been some questions raised as to how the application complies with the pending North Meridian Area Plan. As you know, I am part of the developer group working on the North Meridian Area Plan in conjunction with the City, ACHD, County and other stakeholders. I also co-chair the stakeholder group. The plan has been carefully crafted in consultation with all stakeholders over the past year or more. We have been prepared to submit the final draft to the City for action for some time now but have been waiting on some updated information from AC10. Since it has not been forthcoming we have decided that the plan should be submitted immediately to the City for action. With that background, I think that the City's Planning Department is well versed in the goals, objectives and other criteria of the North Meridian Area Plan and are fully capable of rendering an opinion to the Council on whether or not the Lochsa Falls application meets the general criteria. As you may know, our company is an owner of a substantial portion of the section of land to the east of Lochsa Falls. We will be submitting an application for that property, to be known as Paramount, in the near future. It will include sites for two public schools including the next high school site tentatively schedule to begin construction in 2 years subject, of course, to passage of a bond. We also are including an elementary school site and have worked closely with the School District and the District's architects to properly locate these two facilities. Brighton Corporation 12426 W. Erplorer Drive, Suite 220, Boise, Idaho $3713 www.brizhioncorn.corn TeL (208) 378-4000 Fax (208) 377-8962 OCT 04 '02 13:55 Zoe 377 8962 PAGE.01 Page 2 of 2 10/04/2002 While I cannot speak for the developers or any other stakeholders involved in the North Meridian Area Plan, I can speak in my capacity as a neighboring landowner and developer. As such, we have no objection to the Lochsa Falls development application. We have worked closely with Mr. Goldsmith to coordinate extension of utilities to our respective development sites. The extension of those utilities will be important for our developments as well as the aforementioned school facilities. If the staff and Council determine that the Lochsa Falls application meets the objectives and intent of the pending North Meridian Area Plan, I would urge you to approve the application. Sincere David W. Turnbull OCT 04 '02 13.55 208 377 8962 PAGE.02 Preparing 0 Today's O Students for n Tomorrow's Challenges. 46o91e . Met`a`o�� SUPERINTENDENT Christine H. Donnell joint School District No. 2 911 Meridian Street • Meridian, Idaho 83642 • (208) 888-6701 • Fax (208) 888-6700 September 30, 2002 City of Meridian Planning and Zoning 33 East Idaho Meridian, ID 83642 Re: Lochsa Falls Sub Dear Planners: 0 C T 0 8 2002 City Of Meridian. City Clerk Office We understand that a concern has arisen regarding an elementary school site in the proposed subdivision. We reviewed this development early on and declined to locate a school within it due to the placement of a park site. We are currently investigating the elementary location to the north on the former Hobbs property or south on the Bews property. I plan on attending the city council meeting October 8, 2002 to be present should you have any questions. Sincerely, W'endei Bigham Supervisor Facilities and Construction C: Marty Goldsmith (Fax 376-2041) C. act �, 2oa2 00\ Preporing �l/\ C Today's O O students For Tomorrow's N' Challenges.,, i P i • F�91e . Mer�d�,-, SUPERINTENDENT Christine H. Donnell Joint School District No. 2 911 Meridian Street • Meridian, Idaho 83642 • (208) 888-6701 • Fax (208) 888-6700 September 30, 2002 City of Meridian Planning and Zoning 33 East Idaho Meridian, ID 83642 Re: Lochsa Falls Sub Dear Planners: RECEIVED OCT 0 a 2002 City Of Meridian City Clerk Office We understand that a concern has arisen regarding an elementary school site in the proposed subdivision. We reviewed this development early on and declined to locate a school within it due to the placement of a park site. We are currently investigating the elementary location to the north on the former Hobbs property or south on the Bews property. I plan on attending the city council meeting October 8, 2002 to be present should you have any questions. Sincerely, Wendel Bigham Supervisor Facilities and Construction C: Marty Goldsmith (Fax 376-2041) LC, 3C+ $ , 20 2, Preporing Todoy's O II O students for � T'orw's rJ Challenges. P °91e . Mev%6\�", SUPERINTENDENT Christine H. Donnell Joint School District No. 2 911 Meridian Street • Meridian, Idaho 83642 • (208) 888-6701 • Fax (208) 888-6700 September 30, 2002 City of Meridian Planning and Zoning 33 East Idaho Meridian, ID 83642 Re: Lochsa Falls Sub Dear Planners: RECEIVED 0 C T 0 8 2002 City Of Meridian City Clerk Office We understand that a concern has arisen regarding an elementary school site in the proposed subdivision. We reviewed this development early on and declined to locate a school within it due to the placement of a park site. We are currently investigating the elementary location to the north on the former Hobbs property or south on the Bews property. I plan on attending the city council meeting October 8, 2002 to be present should you have any questions. Sincerely, Wendel Bigharn Supervisor Facilities and Construction C: Marty Goldsmith (Fax 376-2041) 3C+ � , 2cz)2 101 � I , i z 49, "' -i' Z� ,5;, , A fraho wA, 111PAM"--ftft Klt&k v A TodWs Soudan¢ For Tomerrow's 'as. SUPERINTENDENT Christine H. Donnell joint School District No. 2 411 Meridian Street • Meridian, Idaho 83642 • (208) 888-6701 • Fax (208) 888-6700 September 30, 2002 City of Meridian Planning and Zoning 3 3 East Idaho Meridian, ID 83642 Re: Lochsa Falls Sub Dear Planners: We understand that a concerti has arisen regarding an elementary school site in the proposed subdivision. We reviewed this development early on and declined to locate a school within it due to the placement of a park site. We are currently investigating the elementary location to the north on the former Hobbs property or south on the Bews property. I plan on attending the city council meeting October 8, 2002 to be present should you have any questions. Sincerely, Wendel Bigham Supervisor Facilities and Construction C: Marty Goldsmith (Fax 376-2041) u Na 14—/ m V U z a a U � v U aN aE' c E o E. $ � ai o c S v m alp Q U Fl tm " )CUn Um m NC a C 2 m c y o o a aC7 mZ c_N�fOo m N c - c U �S N N O N m c L a o o E Q L« y C E O U p E :c2 :E2dZ a hw—�tL- Q min d `W` F— Japu V♦J cn N J0 0 N Q O 0 Z LL = o Cl) 0 Cl) t T W v J V a m 0 Cl) J 0 a alive ua � o N FBI � 00 00 00 z j� Cq y n p N M N 0 N n Measures to Mitigate Impact on the Existing Transportation System Constructing I .5-mile5 of continuous collector roads will decrease trips per day on the arterials by 1 0%. Incorporated a mixed -use desicgn to provide essential services (i.e. doctors, daycares, churches) for the Lochsa neighborhood. Providing Commuteride parking areas within the project to lessen the number of trips per day on the arterials. ACHD has approved the standard R.O.W. widths of 48' from the centerline on arterials to be decreased to 38" providing the sidewalk is completely in the development's common area. This will reduce the total right of way costs to ACHD. Farwest LLC agrees with the following statement found in the Findings and Recommendations of Planning and Zoning Commission (Annexation and Zoning), page 2, recommendation A-G: A development Agreement will be required as part of this annexation request. A condition of the development agreement shall be that the applicant participates in any road infrastructure agreements in the North Meridian Planning Area negotiated with ACHD and shall faithfully perform the terms of such agreement or agreements. Conclusions of ACHD's Analysis of the Lochsa Project The following is stated in the ACHD Staff Report, Conclusions of Law # I , page 22: "The proposed site plan 15 approved, if all of the Site Specific and Standard Condition of Approval are satisfied." The following is stated in the ACHE) Staff Report, Findings of Fact #3, Traffic Impact Study, page 4: "Linder Road, McMillan Road, and Ten Mile Road have adequate existing capacity to handle the traffic from (the) Lochsa Project at buildout." North Meridian Area Plan Farwest LLC has been involved in the North Meridian Area Plan group from the beginning of its existence. Farwest LLC has paid 20% of the costs associated with the drafting of the North Meridian Area Plan. Lochsa Falls 15 in conformance with: Current North Meridian Area Plan -And - The City of Meridian Comprehensive Plan _ BRIGHTON CORPORATION October 4, 2002 Mayor Corrie Meridian City Council 33 E. Idaho Ave. Meridian, ID 83642 RE: Lochsa Falls Subdivision Dear Mayor and Council Members: I have been asked by Marty Goldsmith to submit a letter regarding our position on the Lochsa Falls application currently before the City Council. Apparently, there have been some questions raised as to how the application complies with the pending North Meridian Area Plan. As you know, I am part of the developer group working on the North Meridian Area Plan in conjunction with the City, ACHD, County and other stakeholders. I also co-chair the stakeholder group. The plan has been carefully crafted in consultation with all stakeholders over the past year or more. We have been prepared to submit the final draft to the City for action for some time now but have been waiting on some updated information from ACHD. Since it has not been forthcoming we have decided that the plan should be submitted immediately to the City for action. With that background, I think that the City's Planning Department is well versed in the goals, objectives and other criteria of the North Meridian Area Plan and are fully capable of rendering an opinion to the Council on whether or not the Lochsa Falls application meets the general criteria. As you may know, our company is an owner of a substantial portion of the section of land to the east of Lochsa Falls. We will be submitting an application for that property, to be known as Paramount, in the near future. It will include sites for two public schools including the next high school site tentatively schedule to begin construction in 2 years subject, of course, to passage of a bond. We also are including an elementary school site and have worked, closely with the School District and the District's architects to properly locate these two facilities. Brighton Corporation 12426 W Explorer Drive, Suite 220, Boise, Idaho 83713 !Eww.brikhtoncoM.com 1'e1. (208) 378-4000 Fax (208) 377-8962 Page 2 of 2 10/04/2002 While I cannot speak for the developers or any other stakeholders involved in the North Meridian Area Plan, I can speak in my capacity as a neighboring landowner and developer. As such, we have no objection to the Lochsa Falls development application. We have worked closely with Mr. Goldsmith to coordinate extension of utilities to our respective development sites. The extension of those utilities will be important for our developments as well as the aforementioned school facilities. If the staff and Council determine that the Lochsa Falls application meets the objectives and intent of the pending North Meridian Area Plan, I would urge you to approve the application. Sincere , David W. Turnbull rflPay, VGIVU•1 V'!, fVV& I 1 owl 50 Broadway Ave. Suite B, Boise, ID 83702 October 4, 2002 cam Wardle & Associates TO: Mayor Robert Corrie Meridian City Council FROM: Michael D. War '�► RE: North Meridian Area Plan Telephone: 208-349-3448 Fax- 208-344-3922 It is my understanding that the Council has deferred action on Lochsa Falls Subdivision pending a report on the North Meridian Plan. Admittedly, such a report is overdue and I propose to present an up -date to the Council at your next meeting, October 8, 2002. I will report on the following: • The status of the Plan, which is nearly in final "draft" form and ready for distribution. • The results of a task force group working to prepare an "alternate code" option for development. Members of the group include Meridian City planning staff, Ada County planning staff, Idaho Smarth0rowth and private consultants. • Information due from ACHD that will enable completion of a mechanism for scheduling and funding required transportation improvements. I request 10 to 15 minutes of the Counci I's time to make that report, perhaps in conjunction with your consideration of the Lochsa Falls application. e::3 50 Broadway Ave. Suite B, Boise, ID 83702 Telephone: 208-344-3448 Fax: 208-344-3922 Wardle & Associates FWBMED October 4, 2002 0 C T - 8 2002 CITY OF MERIDIAN TO: Mayor Robert Corrie Meridian City Council FROM: Michael D. Wardl RE: North Meridian Area Plan It is my understanding that the Council has deferred action on Lochsa Falls Subdivision pending a report on the North Meridian Plan. Admittedly, such a report is overdue and I propose to present an up -date to the Council at your next meeting, October 8, 2002. I will report on the following: The status of the Plan, which is nearly in final "draft" form and ready for distribution. • The results of a task force group working to prepare an "alternate code " option for development. Members of the group include Meridian City planning staff, Ada County planning staff, Idaho SmarthGrowth and private consultants. • Information due from ACHD that will enable completion of a mechanism for scheduling and funding required transportation improvements. I request 10 to 15 minutes of the Council's time to make that report, perhaps in conjunction with your consideration of the Lochsa Falls application. NORTH MERIDIAN AREA PLAN INDEX SECTION A: FOUNDATION REPORT ....................................... 9 PAGES I. Introduction........................................................................................................1 II. Vision and Goals................................................................................................2 III. Land Use............................................................................................................ 3 IV. Urban Services..................................................................................................:4 V. Community Facilities.........................................................................................4 VI. Transportation and Circulation..........................................................................7 VII. Commercial Neighborhood Services.................................................................8 SECTION B: IMPLEMENTATION ISSUES AND STRATEGIES..16 PAGES I. Land Use............................................................................................................ I II. Urban Services................................................................................ III. Community Services..........................................................................................6 IV. Transportation..................................................................................................12 SECTION C: ALTERNATE CODE ................................ 12 pages + exhibits SECTION D: TRANSPORTATION SYSTEM PLAN ...................... TBA SECTION E: STAKEHOLDERS ...................................................TBA SECTION F: MEETING LOG .....................................................TBA ACKNOWLEDGEMENTS.............................................................. TBA WARDLE & ASSOCIATES OCTOBER 8, 2002 NORTH MERIDIAN AREA PLAN L INTRODUCTION The 1975 Idaho Land Use Planning Act required local units of government (cities and counties) to plan for their futures. The City of Meridian complied with that requirement, adopting its first Comprehensive Plan in 1978. The plan updated in 1993. Unprecedented growth in the Treasure Valley, particularly in Meridian, the "Hub" of the growth corridor, led the City to initiate a process for updating the Comprehensive Plan. A draft plan was presented to the public in June of 2000. The new Comprehensive Plan was adopted in August, 2002. Even as the City looked to the future, proposed development activity in "North Meridian" led the parties responsible for managing that growth --the City, Ada County, and the Ada County Highway District --to consider short term solutions. On June 18, 2001, the officials of the three entities requested the North Meridian development community to lead a focused effort to avoid planning the area project -by - project. All participants agreed with the need to provide a framework for growth with the requisite services, community facilities and transportation system provided much earlier than heretofore. Of equal importance to participants is the character and quality of growth within the North Meridian area. North Meridian Area Planning Area Defined... The North Meridian Area Planning area, as agreed upon by stakeholders on July 23, 2001, is the 10 square mile area bounded by Chinden Boulevard on the north, Ustick Foundation Section A Wardle & Associates 09-16-02 SECTION A: FOUNDATION REPORT Road on the south, Locust Grove Road on the east, and McDermott Road on the west. • The northern and western limits coincide with the City's Area of Impact Boundary. Locust Grove was selected as the eastern boundary inasmuch as the City's Impact Area is restricted by Boise City limits and much of the remainder of Meridian's jurisdiction is already committed to development. Chinden E McMillan The North Meridian Area Plan is... A focused planning effort led by the development community, in concert with local government leaders, to provide a framework within which development proposals will be reviewed, approved and constructed, including the means by which public infrastructure and community facilities will be implemented. The North Meridian Area Plan is not... An in-depth background Comprehensive Plan document, but rather a component thereof, focused to a geographic area of the city with primary emphasis on land use. • Community history, population forecasts, economic development, physical and cultural resources and so forth, are addressed in the City's Comprehensive Plan commencing with the June 2000 Draft and through North Meridian Area Plan-- Draft NORTH MERIDIAN AREA PLAN subsequent addenda; that information is not repeated here. IL VISION AND GOALS The Meridian City Council adopted a vision statement in 1998 as a guide to the Comprehensive Planning up -date process: "Meridian is a vibrant community at the center of the Treasure Valley dedicated to embracing its heritage and providing a high quality of life where its citizens live, work and play." North Meridian Area Plan As a guide to the North Meridian Area Plan, the stakeholders, as identified hereafter, approved the following vision and goal statements. Vision "North Meridian will develop with all of the diverse elements of community in an orderly and serviceable manner, in accordance with approved community plans. Goals The goals adopted to support the vision are: • Enhance the sense of community through master planned neighborhoods. • Encourage a range of housing types and densities, located in close proximity to employment, services, schools, and parks. • Provide shopping, recreation, and services to meet the routine daily needs of North Meridian residents. Foundation Section A Wardle & Associates 09-16-02 SECTION A: FOUNDATION REPORT • Provide essential infrastructure including major roadways, schools, parks, and pathways early in neighborhood development through innovative public /private agreements. • Enact development standards and incentives that encourage high quality and high amenity neighborhoods. • Provide for the possibility offuture public transportation services through land use patterns and density. North Meridian Stakeholders Overall guidance to the developer -funded planning effort was provided by a principal stakeholder group composed of: Sponsors • Meridian City Mayor and Council • Ada County Commission • Ada County Highway District (ACHD) Commission • Development Community Cooperating agencies • Meridian City - Public Works - Planning - Parks - Fire & Police Department • Ada County Highway District • Meridian School District • Idaho Transportation Department • Ada County Planning • COMPASS Technical support • Idaho Smart Growth 2 North Meridian Area Plan-- Draft NORTH MERIDIAN AREA PLAN • Idaho Urban Research/Design Center. • Private Sector Consultants The most significant result of the North Meridian Area Planning effort is expected to be its incorporation into the Meridian Comprehensive Plan --the City's guide to its future growth. "Products" include: • Land -use designation with specified development standards and incentives. Implementation policies. • Recommendations for public/private agreements setting forth phasing and construction of public infrastructure including, - urban services - community facilities - transportation improvements III. LAND USE "North Meridian," for the purposes of this planning effort, encompasses a total of 6,400 acres (ten square miles). The area will, develop predominantly as a residential community as the city grows northward to its ultimate urban boundary. The challenge is to achieve the North Meridian Area Plan's goals of enhancing the sense of community with diverse housing choices and employment, services, school, and parks in high quality neighborhoods. Density Excluding public uses (parks, schools, well sites, public safety building sites) and proposed commercial/office areas, projected residential development scenarios Foundation Section A Wardle & Associates 09-16-02 SECTION A: FOUNDATION REPORT range from 15,912 dwellings (2.95 d.u./ac) 1 to 18,850 dwellings (3.5 d.u./ac.)2 to 21,550 dwellings (4 d.u./ac.) The North Meridian Area Plan proposes land -use policies, which maximize density in order to support neighborhood services, and to encourage public transportation. The North Meridian "Community" will be home to 42,962 residents at the low end of the range, or 58,185 if the high range density is achieved, based on COMPASS' factor of 2.7 persons per household. Development Pattern While single familydetached will be the predominate residential unit, higher density housing is encouraged close to service centers and along the roadway corridors with potential for public transportation. Achieving densities greater than the typical single family detached will require patience and a marketing emphasis on life-style choices. The "building block" of North Meridian is the one square -mile section, each of which is projected to have an elementary school (a total of 10). The 10 square mile area will also have three (3) middle schools, two (2) high schools, and --if the Park's Plan is adopted by the City —up to six (6) community parks. A public trail system is proposed to link the community parks from section -to -section within the planning area. Among the stated objectives of City officials is to change development patterns of the poorly -connected and repetitive single- family subdivisions which are symbolic of the last decade's growth. ' ACHD: WGI study based on current development proposals. 2 Meridian City Public Works projections. North Meridian Area Plan-- Draft NORTH MERIDIAN AREA PLAN IV. URBAN SER VICES Sanitary Sewer Service The singular factor controlling North Meridian development is the provision of sanitary sewer service. City officials encourage "orderly and serviceable growth." As a result, the City has programmed, designed and constructed expansions of the sanitary sewer system to control growth patterns. Further, under current policy, service is extended only to annexed land. Hence, development has generally been within existing service areas, or in city - planned and constructed expansions. North Meridian growth will be accommodated through the planned sanitary sewer service areas described as: White Drain, North Slough, Black Cat and McDermott. The first (White Drain) is under construction. The service area is generally east of Ten Mile Road, between Ustick and McMillan. Service to the North Slough area requires approximately a one-half mile extension of the Ten Mile Trunk. That expansion will serve the remainder of Meridian's Area of Impact east of Ten Mile Road and north to Chinden Boulevard. A change of City policy is required to open the North Slough area to development (or the Black Cat and McDermott areas to the west) under developer -programmed and funded efforts. The argument is easily made that City expansion in an outward direction is as "serviceable and orderly" as incremental rings around the City as long as the developments are contiguous, annexed and served by City sewer and water services. Foundation Section A Wardle & Associates 09-16-02 SECTION A: FOUNDATION REPORT Domestic Water Under current City policy, developers provide well sites which must meet site and locational criteria and the City constructs the well. This cooperative method of water system expansion will continue. Drainage The handling of storm water drainage will be a challenge for both the public and private sectors. ACHD has completed a drainage study for a portion of the area and is in the process of studying additional areas in North Meridian. Given the topography and water table, alternatives for handling of surface drainage are limited. The implications are significant. If subsurface solutions are not available, then large areas of land will be consumed for drainage facilities. Those areas could serve jointly as open space and storm water facilities, if designed to handle the low - volume storms without restricting the area's use for other purposes, including recreation. The use of natural and existing constructed drains for storm water must be explored, and standards established to make the use of such drains a feasible alternative to the consumption of large areas of land. This is an area where cooperation between the public agencies and development community is needed. V. COMMUNITY FACILITIES Community quality depends in great measure on the facilities that form the nucleus of neighborhoods, such as schools and parks. Public pathways and open space, and private parks and recreation facilities add to the character of, and accessibility 4 North Meridian Area Plan-- Draft NORTH MERIDIAN AREA PLAN within neighborhoods. Other public facilities, such as fire, police and emergency medical services, provide the sense of safety and security that the residents require. Schools The specific location of elementary, middle, and senior high schools is somewhat flexible, providing latitude for negotiation between the School District, and landowners and developers. The District has identified the service areas and established size and locational criteria. It behooves the District to initiate site acquisition discussions early. Contact with the District should be one of the early steps taken by developers. That will enable the District to secure the site(s) in large developments, or to commence assembly of sites from several smaller projects. Further, it will facilitate site planning for access, and for integration into the neighborhood. Parks Park sites pose a challenge similar to schools, although there are far fewer planned public facilities. In addition to the existing 56 acre "Large Urban" park site at Meridian and Ustick roads, up to six (6) community parks are proposed for North Meridian. Acquisition of sites is the City's first priority in the proposed "Action Plan." Current funding constraints necessitates a creative solution or neighborhoods will be fully developed before the parks are improved. Public/private partnerships, developer - funded turnkey projects, with credits and reimbursements, or "banking" of City - required open space improvements through the planned development process, must be explored. In addition, consideration should Foundation Section A Wardle & Associates 09-16-02 SECTION A: FOUNDATION REPORT be given to serving this public need, in part, through neighborhood parks. In numbers, they would be closer and more accessible to residents. While there is a need for the community parks with their full-sized play fields and facilities, they are typically less desirable as "neighbors" and most users arrive by automobile, not on foot. The proposed City Park's "Action Plan" encourages co -location of schools and parks. But that plan also encourages private development of neighborhood parks which almost assures that co -location will not occur. Homeowner's associations would have liability for inviting public use of a private facility, plus the added burden of maintenance. This issue, one of the most significant decisions to be made, will have a direct affect on the quality and character of the North Meridian neighborhoods. Pathways Implementation of the proposed public pathway system is more easily solved by establishing the desired linkages, defining standards, and being certain that development applications conform. However, acquisition and/or reimbursement issues must be addressed at the onset. The City may provide as -yet undetermined incentives to encourage these facilities (just as may be done for parks). The City must also address access and liability issues with the irrigation districts, where the pathways are proposed to use canal or drain rights -of - way. 5 North Meridian Area Plan-- Draft NORTH MERIDIAN AREA PLAN Public Safety: Fire -EMS -Police Selection of public safety sites is not a controlling land -use factor. Potentially, two fire stations and one EMS facility will be required to serve North Meridian. The sites will be from 1 to 2 acres each, depending on single- or joint -use. City policing needs may be met through sub -station sites in commercial centers --or possibly with the other public safety entities. The challenge facing the City is the cost of constructing and equipping a fire station. Each single -use facility costs approximately $1.3 million in capital outlays. If co -located with EMS, the extra land and bay would add $300,000 to the cost; likely that difference would be borne by the County. An interesting side note is that EMS services historically are not required at the same rate of expansion as fire protection in newly developed areas. Hence, an EMS facility may likely be located in the more established neighborhoods adjacent to the North Meridian Area Planning area. Library The Meridian Free Library District (MFLD) operates independent of the City of Meridian. Its boundary incorporates properties within, as well as outside, the city limits. The Library District's boundaries, are generally, McDermott Road, the Boise River, Cloverdale Road, and Lake Hazel Road, but excludes those areas within another library district (i.e., Boise, Eagle, Kuna or Ada County). The MFLD currently has two locations: • Main Library, 1326 W. Cherry Lane • Old Town Branch, 18 E. Idaho St. Foundation Section A Wardle & Associates 09-16-02 SECTION A: FOUNDATION REPORT The Library District funds programs and services through property taxes, and receives some contributions. In 1995, the District passed a bond to construct the Main Library. Each year, during the month of May, the MFLD updates its "Five -Year Plan." A goal of that plan is to provide its patrons access to programming and materials. While the "Five -Year Plan" does not directly identify how and where future library facilities will occur, the MFLD has considered two options: - Branches. If built, future branches could be located in shopping centers. Construction costs for a new branch are estimated at $500,000, excluding staff. Bookmobile. A bookmobile could service the entire district, with a set schedule and fixed locations. Capital cost for the bookmobile is estimated at $200,000, excluding staff. MFLD will likely expand its services in the North Meridian area through the Bookmobile option. While branches provide a permanent location, the MFLD has noticed low patronage at the Old Town Branch since the Main Library was constructed. The Bookmobile could locate in parking lots within shopping centers or in other patron - accessible locations. The MFLD desires locations that are visible, close to residential neighborhoods, accessible by pedestrians, and away from roadways with high levels of traffic. 6 North Meridian Area Plan-- Draft NORTH MERIDIAN AREA PLAN VI. Transportation & Circulation Transportation system concerns prompted the North Meridian Area Planning effort. Analysis of development proposals led to ACHD-sponsored traffic studies, first of a reduced area, then of the City's entire 12 square -mile northern tier. The magnitude of those numbers in the projected "build -out" scenario of WGI's October, 2001, Traffic Study, has unduly raised the level of concern among governing officials. If those concerns are only for projected levels of traffic on the existing arterial system, they are unjustified. Traffic study densities are essentially the same as those of west Boise as it merges with the now - developing eastern portion of Meridian; or, for that matter, the City's growth pattern up to Ustick Road. The difference is the "big -picture" look at North Meridian growth versus the incremental, project -by -project analysis that typically occurs. Rather than an extraordinary problem, however, North Meridian provides an extraordinary opportunity: To provide an improved transportation system concurrent with development. Avoiding, the post - development pattern of up -grading the system will require a public/private approach, and innovative financial solutions. Arterials The foundation of the North Meridian transportation system is the one -mile section -line grid of arterial roadways. At this point in time, the arterials are within unplatted 50-foot prescriptive rights -of -way, and are generally light -duty, rural roads. Foundation Section A Wardle & Associates 09-16-02 SECTION A: FOUNDATION REPORT Complete reconstruction may be required as expansion of the roadways occurs. There are two external influences on the North Meridian arterial system: (1) Chinden Boulevard (Highway 20-26), serves as Meridian's northern Area of Impact boundary. It also separates the City's distinctly urban growth patterns from the City of Eagle, with its low -density, rural development character. (2) The potential connection of the Ten Mile Road/I-84 Interchange with State Highway 16. In simple terms, the corridor options are to follow Ten Mile Road north, across the Boise River, then jog one mile westerly to align with Highway 16. That places the two major north/south river -crossing routes (Ten Mile and Linder) only one -mile apart, effectively splitting North Meridian in two. Another scenario is to transition from the Ten Mile interchange westerly to Black Cat Road. That two-mile separation from Linder softens the transportation impact on North Meridian, but it also makes funding of an additional river crossing more likely. Such an alignment would also have the long-range benefit of a more useful connection to a future Robinson Road Interchange. For the purposes of the North Meridian Area Plan, Black Cat Road will be the designated Ten Mile/Highway 16 connection corridor. Collectors The transportation system's second -tier is the collector system. That component was the subject of an ACHD-funded study by JUB, dated August, 2001. Of the study's four conclusions, one is a threat to the viability of future North Meridian neighborhoods. Specifically, Conclusion 3 which states: "Collectors should be 7 North Meridian Area Plan-- Draft NORTH MERIDIAN AREA PLAN continuous within any given one -mile section. " That pattern will further subdivide and separate neighborhoods within the one mile section structure. The objective should be to create livable neighborhoods with internal connectivity, not a means to short circuit the arterial system. The North Meridian Area Plan proposes that collector roadways be required at any point where the internal street system generates trip counts that exceed ACHD's local street standard. That will encourage more internal connections and shorter block lengths. It will also protect the heart of the section from being divided by high volume, high speed streets. Project plans, coordinated during the approvals process, must encourage internal access throughout each section, particularly when schools, parks and pathways are located therein. But there should be no continuous collector roadway that directly connects arterial -to -arterial. Access Controls The Idaho Transportation Department has adopted a policy of controlled access along Chinden Boulevard. Signaled intersections between the one -mile arterials will be limited to one, located at or near the half - mile point. Other points of access may be possible, but without signalization. Similar constraints would be expected for the Ten Mile Interchange -to -Highway 16 route, if such a link is approved. ACHD proposes similar controls on the arterial system with signaled collector intersections at the mid -mile point. The City's proposed neighborhood center concept, and the reality of multiple ownerships will challenge these controls. Foundation Section A Wardle & Associates 09-16-02 SECTION A: FOUNDATION REPORT The objective should be to make the arterial system as efficient as possible, with the least possible number of travel lanes. Hence, internal/external function is an important issue to be thoroughly discussed and resolved. VIL COMMERCIAL AND NEIGHBORHOOD SERVICES The adopted Meridian Comprehensive Plan Future Land Use Map depicts three neighborhood (3), community (2), and the regional (1) scale mixed -use "center" and one previously zoned commercial designation. Currently, major commercial services are available to Meridian residents east of Locust Grove along Fairview Avenue, at the Eagle Road/Fairview intersection, and at I-84 and Meridian Road. With a projected North Meridian population base of 43,000 to 50,000-plus, there is a need not only for "neighborhood" services but also larger commercial centers. Such facilities will serve the dual purpose of providing services to North Meridian residents, and of reducing trips outside of the area. The precise location of a major commercial center must be flexible, keyed to the transportation system, particularly Chinden Boulevard. Secondary influence will be the principal north/south routes through North Meridian. For the purposes of this plan, those routes are Linder Road and Black Cat Road. 8 North Meridian Area Plan-- Draft NORTH MERIDIAN AREA PLAN SECTION A: FOUNDATION REPORT The North Meridian Area Plan proposes designations, for regional, community and neighborhood and village scale commercial centers but not at the mid -section locations depicted by the Comprehensive Plan. It is important to establish size and locational standards for regional and community scale commercial centers. Village centers, containing retail, office, professional, or community facility uses are also designated on the Land -Use Map. They should be encouraged, where feasible, through incentives to the developer to include and integrate such uses directly into North Meridian neighborhoods. Foundation section9 North Meridian Area Plan-- Draft Wardle &Associates 09-16-02 NORTH MERIDIAN AREA PLAN SECTION B: IMPLEMENTATION ISSUES AND STRATEGIES L LAND USE GOALS: Enhance the sense of community through master planned neighborhoods. Encourage a range of housing types and densities in close proximity to employment, services, schools, and parks. Provide for possibility of future public transportation services through land use patterns and densities STRATEGIES: I.A. Encourage diversity in residential density and flexibility in the location of services, commercial areas, and employment centers. I.B. Develop a four -tier mixed -use hierarchy of Village("smallest component), Neighborhood, Community and Regional fiscal development. I.C. Establish zoning provisions to housing variety, variable and attractive I.D. Develop polices that encourage mixed -use neighborhoods. Preface The most discussed issue in the North Meridian planning effort has been Land Use. An early and oft -repeated objective by the participants has been "to change the development patterns of the poorly - connected and repetitive single family subdivisions which are symbolic of the last decade's growth. " Through numerous workshops, a concept was formulated to provide greater land -use flexibility than the City Comprehensive Plan. The key to that concept is a four -tier, mixed - use hierarchy of Village (smallest component), Neighborhood, Community and Regional scale development. The concept encourages diversity in residential density, and flexibility in the location of services, commercial areas, and employment centers. The recently -adopted Comprehensive Plan has embraced three of the four proposed designations: The Comprehensive Plan Future Land -Use Map shown commercial "centers" in all three, but at mid -section locations within the one -mile arterial grid, and only at limited sites. Incentives/Alternate Code Incentives were discussed as the means to encourage a different development pattern. Given the anticipated low to moderate development densities, density bonuses were not deemed to be an incentive. An "alternate code" was considered and found to be the only option to the City's planned development (PD) process. The purpose of the "alternate code" is to provide an incentive in the form of expedited processing. Given the requirement to annex, zone, and plat property in North Meridian, the only incentive is to short-cut the development process by applying Traditional Neighborhood Development (TND) provisions of a new Neighborhood Residential (N-R) zoning designation; or to use the City's existing planned development process which enables the developer to Wardle & Associates September 17, 2002 North Meridian Area Plan DRAFT NORTH MERIDIAN AREA PLAN SECTION B: IMPLEMENTATION ISSUES AND STRATEGIES include TND elements or unique standards in a project. North Meridian Land Use and Neighborhood Residential Provisions Implementation for the North Meridian Land Use plan requires two actions: (1) the adoption of the general land use designations as the land use elements of the Comprehensive plan; and (2) incorporation of the accompanying Neighborhood Residential provisions into the City's Zoning ordinance. The concept of the Land Use Plan is quite simple. Existing zoning designations may be applied to annexation requests and the planned development process required used for project approval; or the Neighborhood Residential Zone applied and the standards met, eliminating the PD process. Mixed -use districts provide the "bridge" between residential and commercial development for complete land use flexibility, but within a hierarchy that relates directly to the transportation *system. is the complete eli of zoning ordinance requirements for minimum dwelling size. No such rigid standard is proposed in the North Meridian land use concept" or Neighborhood Residential designation. The mixed -use designations do not mean that commercial uses will be located at every arterial intersection. But where such commercial use is feasible, the mixed -use standards would "guide" that development through the process. The flexibility of the concept is illustrated by the following: ❑ Residential -only projects may be located in any mixed -use overlay district. • Density and the required number and types of residential uses will be in accordance with the North Meridian Neighborhood Residential provisions. • In Community and Regional mixed -use designation, low density residential uses are restricted near arterial ❑ Low -to medium density residential (Minimum overall gross density of 6 dwellings per acre) is allowed anywhere within the Regional Mixed -use designation along Chinden Boulevard, except adjacent to the arterial intersections. ❑ Commercial and/or professional office development may be located within any mixed -use district. • The commercial core standards for that district dictate size and square footage. • Residential uses are encouraged as a component of the mixed -use commercial/office project. Land Use Policies 1. Development proposals shall provide diversity in residential uses and densities, and flexibility in the location of services, commercial areas and employment centers, in accordance with the North Meridian Land Use and Development Guidelines. Wardle & Associates 2 September 17, 2002 North Meridian Area Plan DRAFT 2 W NORTH MERIDIAN AREA PLAN SECTION B: IMPLEMENTATION ISSUES AND STRATEGIES • In order to encourage diversity within neighborhoods, there shall be no minimum square foot size standards in the North Meridian Residential and use designation. A development plan which proposes professional or commercial services, or employment centers, in addition to residential uses, shall comply with the North Meridian base residential and commercial core district standards through the appropriate mixed -use overlay as designated on the Land Use Map. A mixed -use project shall include a principal use (retail, office, professional or residential) and at least one other land -use type. • Exceptions may be granted for small, single -use projects on a case -by -case basis. 4. In addition to the commercial or re qualifying mixed -use land uses may include community facilities such as a school, public park or public safety facility. Mixed. -use compliance may also be achieved when two or more; residential types and densities are proposed in close proximity to existing or services or commercial 6. The required minimum density for any North Meridian residential project within the NM-R, residential designation, is three (3) units per acre, gross. • Proposals for an overall project density greater than eight (8) units per acre (gross) within the NM-R, residential designation, will require a conditional use permit. 7. Residential densities within mixed -use projects shall comply with the standards of the mixed -use district designation, as follows: • Village (MU-V): Minimum of 3, up to 8 units per acre (gross). • Neighborhood (MU-N): Minimum of 6, up to 12 units per acre (gross). • Community (MU-C): Minimum of 3, up to 18 units per acre (gross). • Regional (MU-RG)'; Minimum of 6, up to 24 units per acre (gross). 8. Commercial core development within mixed -use districts shall comply with the following"(see also, North Meridian Land Use and Development Guidelines, Section B): • Village (MU-V): Small shopping or office center integrated into a residential neighborhood. - Located at or near mid -section (1/2 mile) - 15 - 55,000 sq. ft. of building area - Up to 5 acres in size - Residential density from 3 to 8 units per acre, gross • Neighborhood (MU-N): Mid -sized shopping center to serve the immediate surrounding area. - Located at designated arterial intersections - 55 - 160,000 sq. ft. of building area - 5 to 15 acres in size - Residential uses of up to 12 units per acre, gross waruie & Associates September 17, 2002 North Meridian Area Plan DRAFT NORTH MERIDIAN AREA PLAN SECTION B: IMPLEMENTATION ISSUES AND STRATEGIES • Community (MU-C): Large shopping center with a variety of tenants, including grocery, department store, home supply and discount stores. - Located at designated arterial intersections - 160 — 275,000 sq. ft. - 15 — 25 acres in size - Residential uses up to 18 units E Wardle & Associates 4 North Meridian Area Plan DRAFT September 17, 2002 NORTH MERIDIAN AREA PLAN SECTION B: IMPLEMENTATION ISSUES AND STRATEGIES IL URBAN SER VICES GOAL: Provide essential infrastructure... through innovative public /private agreements. STRATEGIES: II.A. Promote orderly growth under current sewer and water master plans. II.B. Allow development community - initiated system expansions. Preface The City has a well -developed urban services program for sanitary sewer and domestic water system expansion. The only change proposed to the current procedure is to enable developer -initiated expansion of the city's sanitary sewer system, in addition to city -initiated projects. There is no need to modify the current method of water system expansion. The issue of urban services policy was subject of,extensive discussion, debate and testimony during hearings before both, the Planning and Zoning Commision and City Council during the formulation of the Comprehensive Plan. Although the Council approved the Commission's recommendation, there was last minute consideration of an urban services policy recommendation from City staff. The Council's final action left the matter open for further modification. The North Meridian Area Plan urban services policy recommendations firmly address the City's concern for orderly growth under the "water and sewer system master plan" but also provide flexibility to the development community for initiating system expansions. However, such expansions must conform to the City's facility plan. Urban Service Policies 1. The City policy of requiring development to connect to City sewer and water services within its Area of Impact shall remain in effect. 2. Expansion of the sanitary sewer and/or water systems shall be at the option of either, the City or the developer. 3. Developer -initiated expansions shall be approved as long as the area to be served conforms to the City's long-term system plan. 4. Developer -initiated system expansions must be for properties which are adjacent to constructed or approved projects where City sewer and water services are, or will be provided. 5. Developer -initiated and constructed system expansions shall be eligible for over -sizing credits and reimbursements from latecomer hook -on fees. Wardle & Associates September 17, 2002 North Meridian Area Plan DRAFT NORTH MERIDIAN AREA PLAN SECTION B: IMPLEMENTATION ISSUES AND STRATEGIES III. COMMUNITY FACILITIES GOAL: Provide essential infrastructure including ... schools, parks, and pathways and public safetyfacilities early in neighborhood developments through innovative public/private agreements STRATEGIES: III.A. Encourage the proactive work of the school district to meet the needs of a growing student population. III.B. Provide strategically placed park sites and pathways for greater efficiency and public accessibility.', III.C. Develop a capital improvement plan and budget for long-term funding, separated from operations and maintenance, to ensure public safety facilities for residents of North Meridian. III.D. Encourage the Me Library District`t( in. uatron-accessib SCHOOLS Preface No change is proposed in the current program of the Meridian School District (Joint School District No. 2) of securing sites and to providing facilities for the growing student population within its boundary. The District is commended for its proactive effort to forecast facility needs, and to identify sites for elementary, middle and senior high schools. The North Meridian Land Use Map [See Page depicts those sites, some of which have been, or are in the process of being secured. The ultimate number of schools required in North Meridian will be the direct result of the density of future development. Generally, there 'will be a need for one elementary, school 'per square mile section of land. The Land Use Map depicts three school sites. However, middle and two high increases in development density may create a need for one additional middle school and one additional senior high school. The North Meridian planning process has provided the District with the opportunity to discuss site requirements, the challenge of bringing new facilities on-line within a year of bond electionapproval, and the need for well-defined site development standards. The District appears prepared to provide the facilities to serve growth through early site acquisition, with as -yet undeveloped site improvement standards with the City to expedite construction approval. School Policies The School District, through its long- range planning effort, shall provide the city with an annual up -date of the general locations of future elementary, middle and senior high schools, and other District facilities. • District facilities shall be designated on the North Meridian Land Use Map. • The number and location of District facilities is subject to development patterns, specific site acquisitions and school boundary decisions. Wardle & Associates 6 September 17, 2002 North Meridian Area Plan DRAFT NORTH MERIDIAN AREA PLAN SECTION B: IMPLEMENTATION ISSUES AND STRATEGIES 2. School site and access issues shall be coordinated with developers at the earliest opportunity in the development planning process. • Developers shall submit to the City, evidence of contact with the School District concerning acquisition of those sites generally depicted on the Land Use Map. • Small developments shall cooperate with adjacent developments in providing school sites when it is not practical for a small projects to provide an entire site. • The District shall provide a written statement to the City that a site... - has been secured; - is needed, and negotiations with the land -owner or developer are underway; or - is not required. 3. The District and the City shall seek opportunities for developing combined school and park sites, and shall develop standards for such joint -use facilities. 4. School site improvement standards shall be developed jointly by the City and the District. 5. As a general standard, school sites shall be as follows: • Elementary school 12 • Middle school 40 acres • Seniot high school 58 acres 6. Schools are an essential public facility and shall be a permitted use in all land - use aesignauons ana zones. • When school sites are integrated into, and approved as an element of a development proposal, no conditional use permit shall be required. PARKS NOTE THE STATUS OF THE PROPOSED PARKS PLAN IS UNCLEAR. No up -date has been provided to the North Meridian Planning Team beyond the May 30, 2002 version of the Comprehensive Plan's "Future Land Use Map," which depicts six (6) community parks sites. Preface There is a conflict between the current City Park Impact Fee Ordinance and the proposed "Comprehensive Parks and Recreation System Plan. " Specifically: 0 The Ordinance allocates impact fees to neighborhood parks and to community parks, providing a revenue source for both types of facilities. © The Plan proposes that neighborhood parks be funded privately and that the City accept them for maintenance, operation and liability, if compliant with City standards. Recommended Action Maintain the current Impact Fee Ordinance provision for both, neighborhood parks and community parks, and amend the Plan accordingly. The recently -adopted Comprehensive Plan depicts six (6) community parks in the North Meridian planning area, in addition to the 56—acre, large urban park ("Settlers") at Ustick Road and Meridian Road. The North Meridian Foundation Report, [Section A] expresses concern that the City's Parks Plan is tilted too heavily in favor of fewer large facilities, and not toward public parks which are more accessible to residents in their own Wardle & Associates 7 North Meridian Area Plan DRAFT September 17, 2002 NORTH MERIDIAN AREA PLAN SECTION B: IMPLEMENTAT1nN Ts0,1 rFc AXTT, C-ry ATCl7TVC! neighborhoods, with less need for vehicular access. The City is encouraged to reconsider the Plan, based on the following: ❑ The Plan's proposed community parks should be based on an efficient 20-acre community park "template". ❑ Development of neighborhood parks in lieu of community parks should be considered on a case -by -case basis when other public open spaces such as schools are available to meet recreation objectives. ❑ Clearly defined service areas should be drawn for the North Meridian parks, accounting for... • Boise City's 40-acre regional park located at Eagle Road and McMillan. • Settlers Park, the 56-acre "large urban parr at Ustick and Meridian Roads. ' • The "urban fringe" location of the 3tilcMan Road park. and strategically ty park sites for and public acre Funding of park acquisition and development for both, current deficiencies and projected needs, is perceived to be a significant challenge. The "solution" is expected to include a combination of resources: Impact fees, donations, general fund dollars and "partnerships" with developers. That challenge is manageable, particularly if... ❑ North Meridian Impact fees are reserved for use in that area. ❑ The City secures sites prior or very early in the development process. ❑ Partnerships with developers provide for a "basic" improvement program of irrigation; green -up and utility stubs, with the City and other public organizations making additional improvements over time. 0 Developers should receive impact fee credits and/or reimbursement.q,fnr qnA • The benefit of this arrangement may be is earlier park development, at substantially lower cost. An essential step that the City must take is a re -assessment of actual park land needs for the current population, and the resources required to bring current deficiencies up to standard. Impact fees cannot be used to correct deficiencies, so establishing the "standard" is critical. However, that will lead to a second step: Analysis of population projections to assure that the proposed North Meridian parks (community and Settlers) comply with the City's standards for new growth. The reason is based on the population growth assumption of the ACHD/WGI study which projects an additional 43,000 people in the 10 square mile area. At the 4 acres per 1000 standard, 172 acres of new parks would be required, 36 acres more than the November 2001, Park Plan proposal for North Meridian. Wardle & Associates 8 September 17, 2002 North Meridian Area Plan DRAFT NORTH MERIDIAN AREA PLAN SECTION B: IMPLEMENTATION ISSUES AND STRATEGIES Park Policies 1. Public park facilities shall be in compliance with the size, location and dimensional standards of an adopted City Parks Plan, and shall include: • Neighborhood parks • Community parks • Large urban parks 2. The City shall re -assess park standards to assure that the City is able to meet the park needs of the current population, and that the Park Plan accommodates future population growth according to that adopted standard. 3. Generalized community and large urban park sites shall be designated on the Land Use Map. 4. Neighborhood park sites need not be shown but must meet size and location criteria, and shall be considered on a case -by -case basis as meeting City requirements when other public open spaces (schools) are available to meet recreation needs. 5. Public "special use" facilities need not be designated on the Land Use Map but shall be considered on a case -by -case basis in acoordance with standards unique' to the proposed use. 6. City Park impact fees shall continue to be allocated to public neighborhood and community parks. 7. The City shall be divided into two park impact fee benefit zones --one specifically for North Meridian (perhaps north of Fairview/Cherry Lane) —to assure retention of funding for the required parks from growth in that area. 8. Funding options for public parks and open space facility acquisition and improvements shall include: • Impact fees collected within the designated park "service areas" within the North Meridian benefit zone shall be applied to the acquisition and improvements of public facilities in that area. - Reimbursement of developer - constructed facilities shall be from impact fees collected in the specified park "service area" of he North Meridian benefit The facilities must be in compliance with an adopted City Parks Plan and/or be the subject of an agreement between the developer and the City. A "banking" program shall be established to provide an additional funding source for public parks and open space. Developers shall have the option to: (a) Contribute the value of increased open space or amenity requirements, i.e., the open space percentage difference between a subdivision and a planned development; or, (b) Substitute public open space for required private open space, if said property is added to an approved public park site or open space facility. Developers shall be entitled to develop the land for which a cash contribution is made ("a", above) or to add the number of units equivalent to the overall density of the proposed project for land donations ("b", above). Contributions of cash -in -lieu, or land shall be by agreement between the City and developer Wardle & Associates 9 September 17, 2002 North Meridian Area Plan DRAFT NORTH MERIDIAN AREA PLAN SECTION B: IMPLEMENTATION ISSIJF.S ANn ,C'TRATPI-TPC Pathway Policies 1. Public pathway corridors shall be designated on the Land Use Map. 2. Standards shall be adopted by the City for the design and construction of public pathways. 3. Developers shall have the option to donate or sell easements or rights -of -way for pathways to the City f by donation, the developer shall be entitled to add the number of units equivalent to the project's overall density for each acre donated. 4. The City shall secure the right of public and recreational access and shall assume the liability for public use where City - designated public pathways are within irrigation district canal or drain easements or rights -of -way. LIBRARY [Informational Only] The Meridian Free Library District will likely expand its programs in the North Meridian area through Bookmobile service. The Bookmobile could locate in parking lots within shopping- centers or in other patron -accessible locations. The District desires loc close toresidential accessible by pedestrians; and away from roadways with high levels of traffic. PUBLIC SAFETY Preface As briefly discussed in the Foundation Report [Section A], the principal public safety issue for the City is the need to develop a funding strategy for new fire stations. Two such facilities will be required in North Meridian. The most recent fire station, located on Ten Mile Road, south of Ustick Road was constructed from set -aside funds accumulated by the City over a number of years. The City has generally been able to budget capital expenditures without debt. The City's new police headquarters is the exception, having been funded by a long- term bond through.the judicial confirmation process. Short-term capital requirements for the City's next two fire stations may be met through available funding generated by the Rural Fire District's levy over -ride, Proposed station No. 3 is slated'for construction in next year's budget and will serve the community's southeast area. North Meridian is likely location for the next facility on a site already secured on Even if short-term capital needs are addressed, the intensity of development in all areas of the City suggests that a long- term funding strategy will be required to keep up with the need for fire stations. The Fire Department is clearly aware of the need. One of the "significant recommendations" of the February 2000, Fire and Emergency Services Evaluation proposes that the City "develop a long- range facilities, staffing and equipment plan based on projected growth and development within the MFD service area. " Although such a plan has not yet been adopted, the Fire Department has projected capital needs. and explored funding mechanisms, including the use of impact fees to help pay for new facilities. It is important to note, however, that a fundamental requirement for the imposition of impact fees is the development of a capital improvements plan. Wardle & Associates 10 September 17, 2002 North Meridian Area Plan DRAFT NORTH MERIDIAN AREA PLAN SECTION B: IMPLEMENTATION ISSUES AND STRATEGIES Therefore, the primary public safety "implementation" recommendation for North Meridian is the preparation of a capital improvements plan and budget, which includes a clear strategy for long-term funding of capital facilities separately from on -going operations and maintenance costs. This is consistent with the Evaluation report, Objective Six — Capital Improvements Recommendation: "Develop and adequately fund a long-range facilities management plan. " A key element of a capital improvements plan will be the analysis of funding sources, including long-term bonding, impact fees, etc., and the mechanisms required to secure those funds. They may include special bond elections, annual appropriation, or the use of judicial confirmation for "ordinary and necessary" expenditures. Fire stations should qualify as ordinary and necessary components of community growth as did the police headquarters building. [Note: The North Meridian planning effort provides the opportunity to. "plant a seed for consideration by the City, the County Commission, and other general purpose government officials in Ada County (possibly through COMPASS). Public safety, with specific emphasis on fire protection is non political, a public necessity, with no regard to jurisdictional bounds. The growth of Meridian and Boise h ave had significant and direct impacts on the service areas and viability of the fire districts, especially the Meridian Rural and Whitney Districts. Cooperative agreements between those entities assure that the public will be protected. However, given the urbanization ofAda County, the blurring of jurisdictional lines and the loss offire district tax base, it is time for the elected Wardle & Associates September 17, 2002 officials of the cities, the county, and fire districts within Ada County to consider the future of fire protection, including the pooling of resources, manpower and equipment.] Public Safety Policies l . Fire protection will be provided through two fire stations to be constructed at an existing site on Locust Grove Road and another site to be secured further to the north and west. • A capital improvements plan and budget shall be prepared to address long-term facility needs. • A long-term financing strategy shall be developed to separately fund capital facilities from on -going operations and maintenance. 2. Emergency Medical Service (EMS) will be provided to North Meridian residents through the construction of a facility by Ada County at a location to be determined. 3. Police services will be provided to North Meridian residents through sub- station sites in commercial centers or by co -location with other public safety entities. North Meridian Area Plan DRAFT NORTH MERIDIAN AREA PLAN SECTION B: IMPLEMENTATION ISSUES AND STRATEGIES IV TRANSPORTATION GOALS: Provide essential infrastructure including major roadways... through innovative public /private agreements Provide for possibility of future public transportation services through land use patterns and densities STRATEGIES: W.A. Develop a clear definition of the transportation for North Meridian. IV.B. Designate a north/south "throughway" and potential connection of I-84 to State Highway 16 at Highway 44. IV.C. Continue to work with ValleyRide to provide regional transit routes in the North Meridian Area Plan. IV.D. Identify corridors that would, support feasible mass'transit. Preface Transportation concerns for proposed North Meridian developments were the genesis for the North Meridian Area planning effort. The January 30, 2602, "Foundation Report" and "Draft Policies" provided the basis for the North Meridian Plan which has evolved into a framework for concurrency, with recommended actions and strategies required to achieve one of the Plan's objectives to `provide essential infrastructure including major roadways... through innovative public/private agreements. " Transportation infrastructure has been the subject of numerous workshops and study, including review by a public bond attorney. Public/private partnerships between the Ada County Highway District (ACHD) and the development community is the appropriate mechanism to provide the required "system improvements" concurrent with development. Key to such an effort, however, is a clear: definition of what the transportation system will be in the North Meridian. lJ Chinden Boulevard is, and will continue to be, the principal east/west "throughway." • It is regional facility. • It will have access controls. • Adjacent development may range from residential to regional commercial or employment centers. ❑ Black Cat Road is the designated north/south "throughway" and the potential connection of I-84 to State Highway 16 at Highway 44. ❑ Public Transportation opportunities for North Meridian are still in the formulation and review stage by ValleyRide. • Chinden Boulevard could function as a regional transit route, providing a northerly connecting "community -to - community" route, parallel to I-84. Wardle & Associates 12 September 17, 2002 North Meridian Area Plan DRAFT NORTH MERIDIAN AREA PLAN SECTION B: IMPLEMENTATION ISSUES AND STRATEGIES • Consideration of McMillan Road for "local" east/west transit one -mile grid function with a balance of transportation, service is encouraged. services and livable - Land use patterns, roadway neighborhoods. and intersection design and - Calthorpe's concept is access could be incorporated into "outside the box," but it development projects to relates directly to the one - mile.grid system of the area. focus toward McMillan Road Significant changes in the as the "community corridor" current development and for North Meridian. infrastructure patterns must • North/South transit routes should be considered, or the provide access links between the perceilVed„ problems will principal system components: continue unchanged into the Chinden Boulevard, I-84, and, future. potentially, rail. ❑ Given the constraints and ❑ Drainage will be a major challenge in the development of North characteristics of Chinden Boulevard Meridian. A way for the natural and Ustick Road, McMillan Road drainage ways to be used must be provides the best opportunity for the found to balance sub -surface systems creation of a North Meridian "community and ACHD-proposed regional -oriented" transit facilities and solutions (refers to boulevard, with emphasis on February 2001, Storm Drainage amenities and pedestrian -scale Study by Civil Survey Consultants, neighborhoods, services, and Inc., and other ACHD-contracted character. studies in North Meridian). • New design concepts for the • The arterial concepts proposed roadway and intersections will be by the plan is for on -site drainage required, including the means of areas; minimizing the number of amenity enhancement and travel lanes; and not constructing maintenance. • There are many sources for ideas continuous mile -long turn lanes. to achieve the desired results, - The result is less asphalt and such as a recently -published more right -of --way for drainage. APA Journal: article (May 2002 edition) by Peter Calthorpe, "The The Plan does not propose all of the entitled Urban Network: An Alternative Framework for potential solutions for North Meridian's Growth." A pre -publication transportation system, but rather actions that must be taken to address the issues, copy was provided to participants of a recent COMPASS - including: sponsored audio -conference. - The article addresses ❑ The need for a clearer definition of opportunities for making the the arterial system. Wardle & Associates 13 September 17, 2002 North Meridian Area Plan DRAFT NORTH MERIDIAN AREA PLAN SECTION B: IMPLEMENTATION ISSUES AND STRATEGIES • ACHD should up -date the WGI study to factor in Black Cat Road as the principal North/South "throughway" in place of Ten Mile Road which is proposed to be downgraded, possibly to a minor arterial. • The defined arterial system should identify the minimum number of lanes required to efficiently carry projected traffic and include innovative intersection design systems that give equal weight to livable neighborhoods and accessible services. Public/private partnerships can provide a more cost-effective roadway improvemel program. However, such partnerships wil be possible only if the following "structul changes are made: ❑ The arterial roadway ii must be impact fee cre the roadways in the five-year plan (or what ever other creative` method'is required). • A phasing plan for area roadway improvements is required. ❑ ACHD must change current policy (by ordinance or resolution) to make the utility companies responsible for relocation of their systems along arterials even when developers initiate projects. ❑ ACHD must be able and willing to condemn out -parcels, when required, in order to enable "complete" roadway improvement projects. ❑ A separate North Meridian impact fee benefit zone must be established to preserve the resources for required system capacity improvements within that area. [Note: Given that North Meridian development patterns and densities are expected to be similar to recent West Boise and Meridian growth, there is no basis for the impositionof Extraordinary Impact Fees. A pro -active "partnership "between ACHD and the development community may, in fact, reduce the cost of improvements to the arterial transportation system.] State /Federal Highways (Throughways): 1. Chinden Boulevard shall serve as North Meridian's east / west "throughway" transportation corridor. 2. Black Cat Road shall be the designated north / south "throughway" corridor for a future connection of the Ten Mile/I-84 Interchange to State Highway 16. Public Transportation / Transit Boulevard: 1. Land use patterns and residential densities along McMillan Road, east of Black Cat Road, shall encourage future public transportation as North Meridian's "community -oriented" corridor. • Public transportation facilities will be planned with ValleyRide and "stops" shall be provided in designated regional, community, neighborhood and village "centers" on McMillan Road. • North/south arterial linkages to east/west public transportation routes will be designated. Wardle & Associates 14 September 17, 2002 North Meridian Area Plan DRAFT NORTH MERIDIAN AREA PLAN SECTION B: IMPLEMENTATION ISSUES AND STRATEGIES Arterials: 1. The section -line arterial roadway network shall serve as the basis for an efficient and cost-effective transportation system. 2. Arterial roadways shall be classified as principal or minor, based on up -dated traffic projections. 3. Right-of-way, lane requirements and design speed shall be at the minimum allowed by the classification and required by projected traffic volumes. 4. Access control standards shall limit the number of arterial intersections, to improve traffic flow, to minimize the number of travel lanes, to accommodate drainage and to provide for pedestrian safety. • Primary access to arterials shall generally be provided at quarter and half -mile intervals with right- in/right-out access provided at intervening points. 5. Pedestrian safety must be balanced with efficient traffic flow. • Designated pedestrian crossings shall be provided generally at the quarter and half -mile intersections. • Landscaped center medians at intersections malt provide "safety zones" for pedestrians on principal arterials. 6. Arterial Intersection design alternatives shall be developed that wild assure traffic flow is balanced with pedestrian access and the viability c adjacent land uses. • Alternatives may include roundabouts where traffic movement is the primary objective, or couplets where public transportation, commercial center access, and pedestrian safety have equal consideration. 7. Non-structural surface drainage areas shall be provided between primary access points where roadways narrow. • Sidewalks shall be located behind such drainage areas, away from traffic lanes. 8. Amenity enhancements shall be provided at primary access pedestrian medians, and in drainage facilities adjacent to the travel lanes. Collectors: 1. Collectors shall be designed to provide efficient traffic movement from neighborhoods to the arterial system while maintaining the integrity and internal accessibility of neighborhoods, 2. Collector roadways (continuous) shall not divide neighborhoods within the one -mile section. 3. Collector roadway restrictions shall be required only at the point that internal street trip counts exceed local street standards. 4. Front -on uses and housing will be encouraged on collectors where alternate means of vehicular access are provided. Right —of -Way Acquisition: 1. ACHD shall create two Impact Fee benefit zones to assure funding for North Meridian roadway improvements. • Fairview Avenue/Cherry Lane should be considered as the division of the two zones. 2. ACHD shall: • Make North Meridian arterial roadway projects impact fee -eligible. • Require utility companies to relocate their facilities when required for arterial system improvement projects. • Acquire "out -parcel" right-of-way to enable full improvement of arterial system projects. Wardle & Associates 15 September 17, 2002 North Meridian Area Plan DRAFT NORTH MERIDIAN AREA PLAN SECTION B: IMPLEMENTATION ISSUES AND STRATEGIES 3. Right -of -Way shall be acquired from developers by ACHD by purchase or dedication. • If by dedication, the developer shall be entitled to impact fee credits. 4. Improvement of section -line arterial roadways may be by action of either, ACHD or the developer. • If by the developer, the developer shall be entitled to impact fee credits or reimbursement. Drainage: 1. Drainage solutions shall be formulated to address the requirements of the public (City of Meridian and ACHD), irrigation/drainage districts, and the development community. 2. Solutions may include subsurface or surface facilities, and discharge into drains. • "Non-structural" drainage bio-swales along the arterial roadways may minimize "regional" solutions and reduce costs. • Surface facilitie :may include public and private open space areas where design for low -volume events enables the use of the area for its other open space activity. 3. The public agencies (City, County and / or ACHD), in concert with the with the irrigation resolve issues of l standards for drail rights -of -way and local streets. Wardle & Associates September 17, 2002 unity, will work rainage entity to bility and discharge ge from public zilities, including 16 North Meridian Area Plan DRAFT Wardle & Associates 50 Broadway Avenue, Suite B Boise, ID 83702 (208) 344-3448 fax (208) 344-3922 August 23, 2002 TO: Tricia Nilsson Steve Siddoway Brad Hawkins -Clark Elaine Clegg Jon Barrett Becky Bowcutt Jonathan Wardle FROM: Mik RE: "Alternate Code" Attached you will find the "draft" of the alternate code document. This past week I talked with a Belmont City Planner. He faxed me a copy of their "latest" TND ordinance with graphics. Therefore, we have formatted the North Meridian Neighborhood Residential Provisions to reflect their document. Again, I appreciate your assistance in getting the document to this point. Our plan is to refine our graphics and insert them as appropriate into the document. We will likely need to meet one last time but prior to that, I would like to know your thoughts. NORTH MWRIDIAN NEIGHBORHOOD 2 •�• RESIDENTIAL PROVISIONS TND 2.A.1. INTENT The purpose of the North Meridian Neighborhood Residential (N-R) and Mixed - use Districts is to encourage the development of fully integrated pedestrian -oriented neighborhoods with the intent to minimize traffic congestion and infrastructure costs. Their provisions adapt "traditional" urban conventions, which are based on the following principles. Neighborhoods have identifiable centers and edges. • Residential uses have access to retail and recreation by non -vehicular means. • Uses and housing types are mixed and in close proximity to one another. • Street networks are interconnected and blocks are small. . • Civic buildings and public open spaces are given prominent sites throughout the Specifically, the intent of these provisions is to set forth an alternative process for residential development and to establish standards for implementing the land use policies of the North Meridian Area Plan; to create traditional neighborhoods as an alternative to conventional neighborhood development under existing Meridian City ordinances; and to by-pass the requirement for a conditional use permit as an incentive. NORTH MERIDIAN PLANNING AREA Chinden ZE McMillan V � C o C7 Ustick 2.A.2. I The purpose for the Neighborhood Residential district and for PURPOSE: residential uses in the mixed -use districts is as follows: A. NEIGHBORHOOD 1. To create traditional residential neighborhoods with a diverse RESIDENTIAL mix of housing at an overall average minimum density of three (N-R) DISTRICT (3) units per gross acre of residential land, and a maximum density of eight (8) units per gross acre of residential land. 2. To accommodate single family detached dwellings, single family attached dwellings and two-family rlwell;noc 2.A: Residential Base Districts Page 1 RTH MRIAN 2 A• REOSIDE TIA LPROV SIONS NEIGHBORHOOD TND B. RESIDENTIAL IN 1. To be a setting for housing combined with complementary and VILLAGE MIXED- supporting land uses that serve a neighborhood and are USE (MU-V) developed and operated in harmony with the residential DISTRICT characteristics of the neighborhood; to function together with surrounding residential neighborhoods; to form an integral town -like pattern of development, and not merely a series of individual development projects in separate zoning districts. 2, To encourage higher density development in the MU-V District with an overall average minimum density of four (4) units per gross acre of residential land, and a maximum density of eight (8) units per gross acre of residential land. 3. To accommodate single family detached dwellings, single family attached dwellings, two-family dwellings, multi -family dwellings (limited to four [4] or less units per building), and mixed -use structures. C. RESIDENTIAL IN 1. To provide a transit -supportive pattern of moderate density NEIGHBORHOOD housing within walking distance of a commercial or civic MIXED -USE area. These neighborhoods will form a transition and a link (MU-N) between surrounding neighborhoods and the commercial core DISTRICT with a unifying pattern of streets and blocks. 2. To encourage higher density in the MU-N District with an overall minimum average density of four (4) dwelling units per gross acre of residential land, and a maximum average density of twelve (12) dwelling units per gross acre of residential land. To accommodate single family detached dwellings, single family attached dwellings, two-family dwellings, multi -family dwellings, and mixed -use structures units. A complete range of the permitted housing types is encouraged in the MU-N District and within any individual development plan. 2.A: Residential Base Districts Page 2 2.A. NORTH MERIDIAN NEIGHBORHOOD RESIDENTIAL PROVISIONS I TND D. RESIDENTIAL IN 1. To provide a transit -supportive pattern of concentrated COMMUNITY moderate -to high -density housing within, or immediately MIXED -USE adjacent to transit and a commercial or civic area. This district (MU-C) will form a transition and a link between surrounding DISTRICT neighborhoods and the commercial core with a unifying pattern of streets and blocks. 2. To encourage higher density in the MU-C District residential developments with an overall minimum average density of six (6) dwelling units per gross acre of residential land, and a maximum average density of eighteen (18) dwelling units per gross acre of residential land; and to assure that no residential use of less than 8 units per acre is located within 1/8 mile of a "community scale" arterial intersection. 3. To accommodate single family detached dwellings, single family attached dwellings, two-family dwellings, multi -family dwellings, and mixed -use structures. A complete range of the permitted housing types is encouraged in the MU-C District and within any individual development plan. E. RESIDENTIAL IN 1. To provide a transit -supportive pattern of higher density and REGIONAL multi -family housing. Multi -story, mixed -use buildings are MIXED -USE encouraged in order to promote efficient use of the land and (MU-RG) regionally significant transit nodes. DISTRICT 2. To encourage higher density residential developments in the MU-RG District with an overall minimum average density of six (6) dwelling units per gross acre of residential land, and a maximum average density of twenty-four (24) dwelling units per gross acre of residential land; and to assure that no residential use of less than 8 units per acre is located within 1/8 mile of a "regional scale" arterial intersection. 3. To accommodate single family detached dwellings, single family attached dwellings, two-family dwellings, multi -family dwellings, and mixed -use structures. A complete range of the permitted housing types is encouraged in the MU-RG District and within any individual development nlan_ 2.A: Residential Base Districts Page 3 NRTH RIDIAN 2 •A• IRESIDEO NTIA LPROVISIONBS l�ORHOOD _ TND 2.A.3. The entire land area of the residential neighborhood shall be GENERAL divided into blocks, streets, and lots, and open spaces and RESIDENTIAL greenbelt areas. Similar land categories shall generally enfront DEVELOPMENT across streets. Dissimilar categories shall generally abut at rear lot lines. Accessory dwelling units may be allowed on attached STANDARDS: and detached home lots. Fences and walls shall adhere to the provisions of the Meridian Zoning Ordinance. General residential development standards are as follows: A. Mix of A mix of permitted housing types shall be included in any HOUSING individual development plan, to the extent reasonably feasible, depending on the size of the parcel. In order to promote such variety, the following minimum standards shall be met: l . A minimum of two (2) housing types shall be required on any residential project development plan containing ten (10) acres or more, including such plans that are part of a phased development; and a minimum of three (3) housing types shall be required on any such project development plan containing forty (40) acres or more. 2. Lot sizes and dimensions shall be varied for different housing types to avoid monotonous street-scapes. For example, larger housing types on larger lots are encouraged on corners. Smaller lots are encouraged adjacent to common open spaces. 3. The following list of housing types may be used to satisfy this requirement, as allowed by the corresponding district, as shown in Table 213: a. Standard lot single-family detached dwellings (lots containing six thousand [6, 000] square feet or more). b. Small lot single-family detached dwellings (lots containing less than six thousand [6, 000] square feet). c. Alley loaded single-family detached dwellings. d. Two-family dwellings. e. Three-family dwellings. f. Single-family attached dwellings. g. Townhouse h. Mixed -use structures. i. Multi-familv dwellinmq 2.A: Residential Base Districts Page 4 2 •A• IRESIODENTIALD PROV PROVISIONS ORxOOD TND B. LOTS & 1. Residential buildings setbacks shall conform to Figure 1. BUILDINGS 2. All lots shall share a frontage line with a street, square, or alley. 3. All buildings, except accessory structures, shall have their main entrance opening onto a street or square. C. STREETS & ALLEYS 1. Streets and alleys shall conform to Figure TBA. 2. Streets or alleys shall provide access to all tracts and lots. If a unit takes its frontage from an alley, block length must be less than 300 feet or have an alley with a minimum paved width of 20 feet, and a length not greater than 500 feet. 3. All streets and alleys shall terminate at other streets within the neighborhood and connect to existing and projected through streets outside the development. 4. When alleys are proposed, there should generally be a continuous network of alleys to the rear of lots within the residential neighborhoods. 5. No block face shall have a length greater than 500 feet without a dedicated alley or pathway providing through access. 6. Public utilities, such as power, telephone, cable TV, natural gas, etc., shall run along alleys wherever possible. 7. Rights -of -way and streets are encouraged to differ in dimension and each street shall be separately detailed. 2.A: Residential Base Districts Page 5 NORTH MERIDIAN NEIGHBORHOOD 2 •A• RESIDENTIAL PROVISIONS _j TND D .LANDSCAPING 1. Trees shall be planted within parkways along all streets AND OPEN SPACE 2. Tree spacing shall be 35 feet on center, or determin d b!s cies type. 3. Landscape improvements shall conform with Meridian City's Landscape Ordinance. 4. A minimum of 5% of the gross area of the residential neighborhood shall be permanently allocated to squares or parks, exclusive of required street buffers and buffers between incompatible land uses. Unless designed as a maintained water amenity, no surface storm drainage facilities are permitted within the required 5% open space allocated to squares or parks. 5. Each development of 20 acres or more shall contain as its central focus, at least one square or park no smaller than one (1) acre. 6. Private squares and parks, shall have at least 75% of their perimeter abutting street rights -of -way. 7. All residential units shall be within 1/4 mile radius (not to exceed 2,000 feet) walking distance of the one -acre square or park. 2.A: Residential Base Districts Page 6 •�• NORTHN ER DIAN NEIGHBORHOOD TND PROVISIONS E. AMENITIES Two or more of the following amenities shall be provided as part of each Neighborhood Residential development: Landscaped open space of at least ten percent (10%) of the gross area, exclusive of required street buffers and buffers between incompatible land uses. Unless designed as a maintained water amenity, no surface storm drainage facilities are permitted within the required open space allocated to squares or parks. 2. Private recreational facilities such as a playground, picnic area, basketball or tennis court, swimming pool, clubhouse, etc., of a size suitable to meet the needs of the development. I Provision for an addition to, or public access, to a neighborhood or community park or other public open space. 4. A public pedestrian or bicycle circulation system within the project (exclusive of required sidewalks adjacent to public right-of-way) and connecting to existing or planned pedestrian or bicycle routes outside the project (as designated in the Meridian Parks Department Pathway Plan), designed and constructed in accordance with standards set forth adopted by Meridian city standards. 5. Other amenities appropriate to the size and uses of the proposed development. 2.A: Residential Base Districts Page 7 2•A• REOSIDE TIALPRO ISIONSORxOODETND 2.A.4. Detached housing areas may contain buildings for residential uses, DETACHED home occupational uses, bed and breakfast inns, and accessory HOME DESIGN dwelling units. An accessory building is permitted on each lot. STANDARDS AND PROVISIONS. A. LOTSAND PI. -Detached building setbacks and dimensional standards shall BUILDINGS conform to Figure and Table 2A. 2. Buildings on detached home lots shall cover no more than 70% of the lot area. Building height shall not exceed 35 feet, except as noted in Table 2A. 2.A. S. Attached housing areas may contain buildings for residential use ATTACHED and limited commercial use, such as a coffee house, home HOME DESIGN occupation, accessory dwelling unit or bed and breakfast. An STANDARDS accessory building is permitted on each lot. For projects of ten (10) acres or greater, a minimum of 10% of the gross area of the AND residential neighborhood shall be designated for attached houses PROVISIONS or small lot (50 feet or less in width) detached houses. A. LoTSAND 1. Building setback and dimensional standards shall conform to BUILDINGS Figure 1 a and Table 2A. 2. Buildings on attached home lots shall have no required setbacks from interior side lot lines. Buildings on attached home lots shall cover no more than 70% of the lot area. 4. Building height shall not exceed 35 feet, except as noted in Table 2A. 2.A: Residential Base Districts Page 8 NORTH AORI IAN NEIGHB 2'A• REESI ENTIALDPROV SIONS ORHOOD TN D 2.A.6. Unless otherwise specified, Table 2B lists principal permitted (P), ALLOWED accessory (A), conditional (C), or prohibited ( --- ) uses within the USES residential base district and mixed -use overlay district. A. PERMITS Principal permitted uses shall be reviewed in accordance with the specific use standards in Title 11, Chapter 8. B. ASSESSORY USE Accessory uses shall be reviewed in accord with the procedures in Title 11, Chapter 9. C. CONDITIONAL Conditional uses shall be approved in accord with the procedures USE in Title 11, Chapter 17 2.A. 7. Table 2.A shall be used for development in the respective DIMENSIONAL residential base and mixed -use districts. STANDARDS 2.A: Residential Base Districts Page 9 RTH 2 •A• RESI ENTIA MERIDIAN NEIGHBORHOOD ISIONS URxOOD TND TABLE Z.A Residential Requirements & Standards Note: MU-V, MU-N, MU-C and MU-RG denote residential standards when included in a mixed -use district development in accordance with the North Meridian Land Use Map. 2.A: Residential Base Districts Page 10 RTH M*rRIAN 2 A• REOSIDENTIA LPRO ISIONS NEIGHBORHOOD '� T�T� 11 �rl Table 2.A. (CONT.) Alley — Loaded Residential Requirements & Standards 2.A: Residential Base Districts Page 1 I 2 9A. NORTH MERIDIAN NEIGHBORHOOD RESIDENTIAL PROVISIONS TND Table 2B ALLOWED USE BY BASE DISTRICT ALLOWED USES. Unless otherwise specified, this table lists principal permitted (P), accessory (A), conditional (C), or prohibited (-) uses within the base district. A. Principal permitted uses shall be reviewed in accordance with the specific use standards in Title 11, Chapter 8. B. Accessory uses shall be reviewed in accord with the procedures in Title 11, Chapter 9. C. Conditional uses shall be approved in accord with the procedures in Title 11, Chapter 17. RESIDENTIAL Accessory Uses to Allowed Dwellings Districts A A A A A Boarding or Lodging houses - - C C C Childcare�� C C C C C - Fa -mil childcare home - Group childcare home C C C C C Dwellings A A A A A - Accessory Dwelling Unit - Apartment house - - C C C - Multi -Family Dwelling - C p p p - Three -Family Dwelling p p p p p - Townhouse p p p p P - Two -Family Dwelling p p p p p - Single Family Attached Dwelling P p p p p - Single Family Detached Dwelling P p p p p Home occu ations A A A A A Libraries p p p P P Mobile home arks and subdivisions Planned Development (PD) C C C C C C C C C C 2.A: Residential Base Districts Page 12 1 LANE LOCAL, � 2 LANE RESIDENTIAL COLLECTOR OR COLLECTOR elf d C U N J O Y U Y L N ` L r y M Q. ci 'u Y j ML1 - 9e 1-Lane - Minor Local (1 shafedTway +-2-parking) (20 MPH design spee * n rllikZ 5.5 5 .5 8 12 8 .5 5 5.5 ML1 - P2 1-Lane -Minor Local (1 shared 2-way + 2 parking) (20 MPH design speed) (planter strip between sidewalk and curl 29/50 4' with.f & .5 8 12 8 5 4' wither lanter lanter ML2 - P1 2-Lane- i kin 20 MPH design spee 29/42 1. 10 10 1.5 ML2 - P1 2-Lane - Minor Local (2-thru + 1 parking) (20 MPH design speed) (planter strip between sidewalk and curb �0 1.5 4' with,f"&r .5 - 10 10 lanter .5 4' wit h,{f'�� 1.5 planter ML2 - P2 2-Lane -Minor Local (2-thru + 2 parking) (20 MPH design spee l Vl9fi7f i - 2 -6 a.l 33/50 3.5 5 .5 7 9 9 7 C�rttX-"LfL !N 2EyL><Alr( 5E] 3.5 t SL2 - P2:2-Lane - Standard Local (2 thru + 2 parking) (25 MPH design speed)E36/502 5 .5 8 9.5 9.5 8 .5 5 2 C2 NP 2-Lane - Collector (2 thru + no parking) * 29/50 5.5 5 .5 - 14 14 - .5 5 5.5 C2 - P2 2-Lane - Collector (2 thru + 2 parking) 39/52 1.5 5 .5 8 11 11 8 .5 5 1.5 All dimensions are in feet. 1. Road widths are measured from back -of -curb to back -of -curb. 2. Utility strips (back -of -sidewalk to P/L). Wider widths may be required to accommodate utilities. 3. Planter strips are 5' and may be required on collectors or arterials. / 4. Design speed shall be 20 MPH for minor locals, 25 MPH for standard locals, 25 MPH for residential collectors, and 30 MPH for collectors. t/ 5. Minor local (ML2) section is allowed when no more than 1,000 trips per day are forecast to use the street. V/ 6. Minor local (ML1) section is allowed when no more than 500 trips per day are forecast to use the street. 7. Areater right-of-way widths may be required to accommodate utilities. 8. * (lowed when specified conditions are met, 9. Bike lanes will be required where consistent with current bike pathway planning. 10. Right-of-way widths are normally set from 2.5' behind new sidewalk across the roadway to 2.5' behind the opposite new sidewalk. District may add width to allow for special utility or improvement installations. 11. Five foot sidewalks and vertical curbs are required on ML1-P2 if sidewalks are attached to curb. 12. 42-foot right-of-way may be allowed for ML1-P2, ML2-P1, C2 NP in constrained or infill locations. See Section 7204.4.1. -OcLe cam k rc1--- t4pp2evAL -t29-t4L, �J��-v 7ft( AA�-b t-n y�G %may, Revised December 1, 1999 72-F1A Right Y 210 140 feet alf i Purpose: Provides non-moto " ed access througho I Street Features Buildings and the neighborhood. a Shade trees rec mended ■ Link to make e connec tN a Tr,j11 width -4 ft. between all homes, parks a Design sd 20 mph schools, and shopping dig ■ Stoppi sight distance 125 ft. -6 ft. O■�one of 3 J U-1 Maj. IEHI EMI �w� fro]ID MW. w 42, roll Al 10' 12' Right-01-waya&vIL* feet Alley Purpose: Provides access to the rear of property. Street Features Buildingsand Land Use - M Average sVed 10 mph .4 a Residential — primarily single family - Requiresla't6-foot ROW E Consistent building line recommended a Utility location underground a Provides rear access to garages on one side a Consider accessory unit above garage - Paved width minimum of lo ft. -le-foot minimum setback of building @6 G&Fag@ doer aft jr .8@4_ _Fedtte&_ Figure 1-1 C�' ea-f fm&, d�261ialwkv' ) Figure 1 -2 D' �nve- GYIVL? &AG46C &' Vi2c"r, M "a4br- Figure 1-3lane Purpose: Provides access to single-family homes_ Aon�D ML 2 - Yl/L t9t)I�=i ED Figure 1-4 PI Street Features Buildings and Land Use ■ Street width ].(,% ft. with curb, ■ Residential — primarily single family I gutter and informal parking ■ Buildings brought close to sidewalk ■ Planting st 'ps 6 ft. ■ Consistent building line recommended S ■ Sidewall4ft. on each side g ■ Average spe 15 mph i ■ Requires a foot ROW i ■ Utility location — underground or alley i • Drainage — Curb and gutter k • Two to six blocks long t e it I- �FMI IMF-- Right-of-wayge�reetI _. too Street Purpose: Provides access to housing. Street Features Buildings and Land Use ■ Street width 26 ft with curb, ■ Residential — many residential types gutter and in al parking ■ Residences brought close to sidewalk • Planting s tps 6 ft. ■ Consistent building line recommended ■ Sidewalk*Tt. on each side ■Front porches encouraged • Average speed 20 mph ■ Requires foot ROW ■ Utility location — underground or alley ■ Drainage — Curb and gutter ■ Two to six blocks long ��I�■lINS C Avenue with Parking Purpose: Connects town centers and neighborhoods. Avenues go from neigh- borhoods to town centers, and are not long (no more than one mile). Avenues may circulate around a square or neighborhood park. Street Features Buildings and Land Use ■ Strect width 24 ft. on both sides • Mixed residential and commercial use of median with on -street parking ■ Buildings brought close to sidewalk (17 ft. if no parking), curb and gutter ■ Consistent building line recommended ■ Median width 12-16 ft. ■ Place prominent public buildings and • Travel lanes I 1 ft. plazas at.end of vista • Maximum two travel lanes • Bike lanes and planting strips 6 ft. ■ Sidewalks 5-8 ft. on each side ■ Average speed 25-30 mph ■ Utility location — underground ■ Drainage — Curb and gutter, median can have swale for natural drainage and water retention 11 ®® �IEHI 6 11❑.: _: 1['.;7 6 ..;.,8'.I ...-...... Right-f—ay 58 feet Streetm.JL AA• Purpose: Provides access to, and a space for, neighborhood commercial and mixed -use buildings. Street Features Buildin s a�ndff Land e ■ Travel lanes 11 ft. w/striped parking ■ al:an mixed use .a ,t ■Planting 6 ft. i'landsesped• Consistent building line recommended apt. ---I ' y� ■ Pedestrian awnings, arcades, sidewalk • Sidewalks minimum off t. each side dining and retail recommended ■ Average speed 20-25 mph ■ Utility location — underground ■ Drainage — Curb and gutter • Includes bulbouts at intersections and mid -block crossings ■ Bike lanes optional but preferred Figure Z-1 k(4-v SLZ - P'L. Figure Z-Z 6c-;7 CA>f266r.:77-- I�t 'fiebb 1K)CB_U rZ(:; . H:)1NW CN U- 0 H:)iVW U U.J z O S J Q LJJ Q W Qz LO U� ce CLCL Qn z a d W N LL C Stone - Retaining Walls L.0 ,c 9 Great Connectivity & Diversity Locltsa Falls contains great conncctit ity througltont the entire subdivision Collector streets prosdde efficient access to all areas They exceed the rWuirentenls ofACHD and the City of Meridian • The 1.5-miles of collcc^tor streets, along with the connecicd padrwrys are inte»dcd to be at) asset to the subdivision. Diversified product lures and lot sizes dial mnrnbule to the needs ofthc community Lochsa Fafls is Beneficial to the Community • Providing a City well lot i f needed • Providing a fire station Id • Donaling5-acres ofthe City park • Providing interest -free financing on the ranaining acreage Of City park with stlimae on future impact few • Developer is funding an oversized sewer bunk line that will be capable of sensing m additional 2-square :Hiles Collector roads and pathways DI - Mi6ed subdivision containing (5),speeific product lines and lot sizes• contributing to the housing needs of the community The size of Ibe subdivision allows the City OrMeridiwt to miner plan large sections of land. minimising patchwork d—lopment SEP 25 '02 12:24 Diversified Product Lines and Lot Sizes rr.� enn ®F1'f n r• OCIMP, Ow 'VOWS 206 376 2041 4 PAGE.05 FARWEST LLC V 4487 N. DRESDEN PL. # 102 BOISE, IDAHO 83714 PHONE 208-388-0189 FAX 208-376-2041 FACSIMILE TRANSMITTAL SHEET TO: FROM: W>ll Berg Justin Martin k-vvu'Al\ 7: DATE: City Clerk 09/25/2002 FAX NUMBER: TOTAL NO. OF PAGES INCLUDING COVER: 888-4218 5 I'HUNL• NUMBER: SENDER'S RE•FL•RENCE NUNMER: 888-4433 a YOUR REFERENCE NUMBER ❑ URGENT ❑ FOR REVIEW ❑ PLEASE COMMENT ❑ PLEASE REPLY ❑ PLEASE RECYCLE e4�f P"oi7�- G% 2 L/— ✓ 2 1-7C�qo,�-s-�7% SEP 25 '02 12:21 208 376 2041 PRGE.01 OFFSITE SEWER & WATER -1 I CMI(e➢IJU love lxcn9PV—! rl by: •.acno •DEQ • Cily of Mendiaa Pahlic Worlm D.Panmeal (u. yrTv. 1.•mn{esy p w4YbY yrtbm.�.n'1`W1 Wirer Sena WATER • Watcr mains will be extended on Ten Mile Road from 100 feet South of McMillan Road and will continue North 2700 fl • 12 inch water mains will be constructed in all arterial roadways along the frontage of Lochsa Falls Funds Provided for Water Prwyi.der...,__ ., _ ,. Source Amount Builders ]look -up Fees S944.900.00 ACHD De.2bpnr➢r➢tan is in mnf nmrxs wirh ,\(?iD contuuoa5 c11 a roemgnlUaer wo:t=,.n_A uelrc wdyu M Funds Provided to ACHD Provider Source ____ Amount Builders 1111pacI Fees S1,648•147.00 Property Owners Yearly Tax S390.607.32 uc SEWER • The sewer plant has the capacity to provide service to the proposed development • Sewer capacity can be expanded after receiving Hook-up Fees provided by the home builders Funds Provided for Sewer Provider _ _ Source Builder _ Hook-up Fees S1,1196,000.00 __... 7TaxRcvcnuc ICE F[Increased allow for more Meridian Officers. ty Fund e Amount Prnperty Owncrs Yearly Tax $1,17D,d45.62 •n1l rKwu.n.r•,nvwlm I•n<M IJ.1, 5 1 SEP 25 '02 12:22 209 376 2041 PAGE.02 FIRE PROTECTION i • Lochsa Falls is providing a future fire station lot • Closest existing fire station is less than 2 miles away General City Fund Provider Source Amount Property Owners Yearly Tax Sl•17U,445.62 A41'er . eWnv Iuw,I LLt' I Park Impact Fees Exceed Costs of Parks in Area In the 10-squat. mile area U. City ;..P. a m -quire w-xru rot patl:land. SmUc r Rely homes rot d14 nca am Ptuieaed At IS.9:2 (WGVACHD), the Park Impact Pee alone czcped the coat ofacquuidon and d—lopme —the xg;.d go, or palklald. i Wi Cunln Cn 1 A,y—L—A el r d To F j� *V Fuk arpxt FAA.- is3a)a i15, 9121• Sa.4lrAa9 Coat.1 AoO 1— i . (a]0.000 • S27.0D0) a 110) • ir.00a, o00 E.—Ynpacl Fees: IS4417aa1l-1S40o0A001• S41),"& Us+rp a,¢4dm Cox] I 4eoairo ' ad i Prtm ae I goer aool ac-9 nwh Im9x1 Fan. (5129)+ I13,9t27 • S1t,590.&0 Coat d AeWsni011 L D"Co na[ (5sQ000.S3ItoA a 1i0/ • 50,000,000 Er "Anpael Faaa i11,5a9,d:A)•xiAaaD7�• fi.]i0,aa1 I• AN ICr...le y,lm .-...�..... 1 CITY PARK 25.51-acre community park site provided in accordance with the Meridian City Parts Plan Parks in the 10-square mile area can be fully funded by the Park Impact fees in this general vicinity Ordinance 723 states that the Pali- Impact Fees are to be used for purchasing land and developing parks i Funds Provided for Parks Provider _ __ Source Amount Builders Park Impact Fees S526,395.69 All Atvr re YFi•+�>tiar `•^a., aim , Parkland Acquisition & Development Land acquisition prior to development is a top priority for the City. To make this step easier, Forw•est I-I.0 will do the following: • Donate 5 acres of parkland (S 150,000 cost) • Fund the acquisition of rensaining 20.51acres h4thour 1. Duwn Payment 2. Interest • Repaymcnl of 2o.51-acres will be provided tluough future impact fees SCH00� _1 h.I_ (�-r i _. J ,=J I iA school site in Lochsa Falls is not required by the District Funds Provided for School District I Provider Source Amount Yearly Taz S2,530,614.43 i •All rie,ie M•Ilnure•um 1"•n I.1 L' I_ 2 SEP 25 '02 12:22 20e 376 2041 PAGE.03 ANNUAL TAX REVENUE Tax CzLeV ones Annual Amount School District 2,530,614,aJ-r..� Meridian City 1,17D,445.62 Ada County 1,067,328.82 :\CHD 390.607.32 Meridian Library 225,412.01 Emergency Medical 45,308.62 Western Ada Recreation 29,899.63 Meridian Cemetery 22,205.99 i Mosquito —.46atement TOTAL $5,490,746.23 --- Fw.+uc u SEP 25 '02 12:23 FEES PAID BY BUILDERS ----- Fee -- Annual Amount Park Impact 526,395.89 - ACHD lntpact 1.648,147-00 Sewer Hookup 1,396,000.00 Water Hookup 844.800.00 Building Permit 749,899.31 Water Meter 177,045.00 ----- - Ires _ ---_ 25_325.00 TOTAL S5,868,112,20 Landscaping Tree -lined ;L-eets F:owers around every tree in parkway Detached sidewalks Lots of }peen space 1r. 3 20e 376 2041 PAGE.04