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HomeMy WebLinkAboutCity Clerk ChecklistCITY CLERK FILE CHECKLIST Project Name: Ten Mile Specific Area Plan Text Contact Name: Pete Friedman Date Received from Planning and Zoning Department: Planning and Zoning Level: ❑X Transmittals to agencies and others: ❑x Notice to newspaper with publish dates: File No. CPA 07-008 Phone: 884-5533 March 13, 2007 Hearing Date: April 5, 2007 March 14, 2007 19-Mar-07 and 2-Apr-07 ❑ Certifieds to property owners. ❑ Planning and Zoning Commission Recommendation: � Approve ❑ Deny City Council Level: ❑ Transmittals to agencies and others: ❑ Notice to newspaper with publish dates: ❑ Certifieds to property owners: Hearing Date: ❑ City Council Action: ❑ Approve ❑ Findings / Conclusions / Order received from attorney on: Findings / Conclusions / Order: ❑ Approved by Council: ❑ Copies Disbursed: ❑ Findings Recorded Development Agreement: ❑ Sent for signatures: ❑ Signed by all parties: ❑ Approved by Council: ❑ Recorded: ❑ Copies Disbursed: Ordinance No. Resolution No. ❑ Approved by Council: ❑ Recorded: Deadline: 10 days ❑ Published in newspaper: ❑ Copies Disbursed: Notes: 5-(AA and ❑ Deny Reaolutl— CriganalRes/Copy Cert. Minutebook Copy Ras/Copy Cart Cary Clerk Cary Engineer City Planner Clty Anomey Sterling Codgers Project File Deputy Clerk Copy Res / Original Cert Ada Count' (CPAs) Applicant(non-CPAs) Recorded Oldlnarkas. Original Minutebook Copiesto CityClerk State Tac Comm Slane Treasurer. Audtor, Ass�x Sterkng Cod Hers Cay Anomey C,,,En n... City Planner Project file Appt-m (a( appl.) Depuy Clark Fiii /Orders: Original'. Minutebook Copi�ro. Pppfca, Project Ale Ciy Engineer Cary Planner City Anomey Caput,/ cleM1 Record Vacation Finrinys •• Recorded Development Agreements: Cngmal-Fireproof File Copies to'Pppkml Prolecl Ale Cay Engineer Cay Planner Cay Anomey Depuy Clerk w TY �F TRANSMITTALS TO AGENCIES FOR COMMENTS ON CTt�r idn , "w DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN w, � InAHo r; THE RF To insure that your comments and recommendations will be considers y ;'903 the Meridian Planning and Zoning Commission please submit your MAYOR Tammy de Weerd CITY COUNCIL MEMBERS Keith Bird Joseph W. Borton Charles M. Rountree Shaun Wardle CITY DEPARTMENTS City Attorney/HR 703 Main Street 898-5506 (City Attorney) 898-5503 (HR) Fax 884-8723 Fire 540 E. Franklin Road 888-1234/fax 895-0390 Parks & Recreation 11 W. Bower Street 888-3579/fax 898-5501 Planning 660 E. Watertower Lane Suite 202 884-5533/fax 888-6854 Police 1401 E. Watertower Lane 888-6678/fax 846-7366 Public Works 660 E. Watertower Lane Suite 200 898-5500/fax 898-9551 - Building 660 E. Watertower Lane Suite 150 887-2211 / fax 887-1297 - Wastewater 3401 N. Ten Mile Road 888-2191/fax 884-0744 - Water 2235 N.W. 8th Street 888-5242/fax 884-1159 comments and recommendations to Meridian City Hall Attn: Will Berg, City Clerk, by: March 29, 2007 Transmittal Date: March 13, 2007 File No.: CPA 07-008 Hearing Date: April 5, 2007 Request: Public Hearing - Amend the Comprehensive Plan by adding the Ten Mile Interchange Specific Area Plan as an addendum to the Comprehensive Plan for the Ten Mile Specific Area Plan Text By: City of Meridian Planning Department Location of Property or Project: generally bordered by Linder Road to the east, Mr.Dermott Road to the west, the Union Pacific Railroad Line to the north and 1/2 mile south of Overland Road to the south Steve Siddoway (no FP) David Moe (no FP) Wendy Newton-Huckabay (No FP) Michael Rohm (No FP) Keith Borup (No FP) Tammy de Weerd, Mayor Charlie Rountree, C/C Joe Borton, C/C Keith Bird, C/C David Zaremba C/C Water Department Sewer Department Sanitary Services(No VAR, VAC, FP) Building Department / Rich Greene Fire Department Police Department City Attorney City Engineer City Planner Parks Department Economic Dev. (CUP only) vni it (`.nnrica Ramarks' Meridian School District (No FP) Meridian Post Office(FP/PP only) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian Irrig. District Settlers Irrig. District Idaho Power Co. (FP,PP.CUP) Qwest (FP/PP only) Intermountain Gas (FP/PP only) Bureau of Reclamation (FP/PP only) Idaho Transportation Dept. (No FP) Ada County Ass. Land Records Downtown Projects: Meridian Development Corp. Historical Preservation Comm. South of RR / SW Meridian: NW Pipeline CITY MALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208) 888-4433 CITY CLERK -FAX 888-4218 FINANCE & UTILITY BILLING -FAX 887-4813 MAYOR'S OFFICE -FAX 884-8119 Printed on recycled paper Hearing Date: April 5, 2007 File No.: CPA-07-008 Project Name: Ten Mile Specific Area Plan Text Request: Request to amend the Comprehensive Plan by adding the Ten Mile Interchange Specific Area Plan as an addendum, by the City of Meridian Planning Department. Location: The subject area is generally bordered by Linder Road to the east, McDermott Road to the west, the Union Pacific Railroad Line to the north, and 'h mile south of Overland Road to the south (see attached map). RECEIVED MAR 13 2007 City Of Meridiar, City Clerk Office �eri ian =% IDAHO T"4o C rrvwE' "a�i i I Type of Review Requested (check all that apply) ❑ Alternative Compliance ❑ Annexation and Zoning ❑ CpjnvMhensive Plan Map Amendment omprehensive Plan Text Amendment ❑ Conditional Use Permit ❑ Conditional Use Permit Modification ❑ Design Review ❑ Final Plat ❑ Final Plat Modification ❑ Planned Unit Development ❑ Preliminary Plat ❑ Private Street ❑ Rezone ❑ Time Extension (Commission or Council) ❑ UDC Text Amendment ❑ Vacation (Council) ❑ Variance ❑ Other Applicant Information Planning Department COMMISSION & COUNCIL REVIEW APPLICATION STAFF USE ONLY: File number(s): r—PA 0 q' — ®o Project name:fQJ MWIS C j� Date filed: 1 Date complete: / Assigned Planner' 1 S tj l i XC4 Related files: r OA' �L � —r- I gearing date: ❑ Commission ❑ Council Applicant name City of Meridian P1ann;ilgLDeparttnent Phone: 884-5533 Applicant address: 660 Watertower Street Suite Zip: Applicant's interest in property: ❑ Own ❑ Rent ❑ Optioned ❑ Other Owner name: Phone: Owner address: Zip: Agent name (e.g., architect, engineer, developer, representative): Pete Friedinart, Comprehensive Planning, Mg. Firm name: City of Meridian Planning Department Phone: 884-5533 Address: Zip: Primary contact is: ❑ Applicant ❑ Owner ❑ Agent ❑ Other Contact name: Pete Friedman, Comprehensive Planning Manager Phone: 884-5533 E-mail: friedmap9pieridiancity org Fax: Subject Property Information Location/street address: _ Assessor's parcel number(s): Township, range, section: Current land use: Total acreage: 2,755 Current zoning district: 660 E. Watertower Lane, Suite 202 • Meridian, Idaho 83642 Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org 1 Project Description Project/subdivision name: C2mpmh—ensive.Plan Text Amendment General description of proposed project/request: Ten Mile Interchange Specific Area Plan — An amendment to the text of the City of Meridian Comprehensive Plan for the Ten Mile Interchange Specific Area Plan. The proposed amendment is for the adoption of an addendum to the comprehensive plans and includes a land use map and circulation plan Please refer to the attached narrative plan and exhibits for a detailed description of the proposed amendments. Proposed zoning district(s): NA Acres of each zone proposed: NA Type of use proposed (check all that apply): ❑ Residential ❑ Commercial ❑ Office ❑ Industrial ❑ Other None at this time Amenities provided with this development (if applicable): Who will own & maintain the pressurized irrigation system in this development? Which irrigation district does this property lie within? Primary irrigation source: Secondary: Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water): Residential Project Summary (if applicable) NA to all Number of residential units: Number of common and/or other lots: Number of building lots: Proposed number of dwelling units (for multi -family developments only): 1 Bedroom: Minimum square footage of structure(s) (excl. garage): Minimum property size (s.f): Gross density (DU/acre-total land): Percentage of open space provided: Percentage of useable open space: 2 or more Bedrooms: Proposed building height: Average property size (s.f.): Net density (DU/acre-excluding roads & alleys): Acreage of open space: (See Chapter 3, Article G, for qualified open space) Type of open space provided in acres (i.e., landscaping, public, common, etc): Type of dwelling(s) proposed: ❑ Single-family ❑ Townhomes ❑ Duplexes ❑ Multi -family Non-residential Project Summary (if applicable) NA to All Number of building lots:_ Gross floor area proposed: Hours of operation (days and hours): Percentage of site/project devoted to the following: Landscaping: Total number of employees: Other lots: Existing (if applicable): Building height: _ Building: Paving: Maximum number of employees at any one time: Number and ages of students/children (if applicable): Total number of parking spaces provided: Seating capacity: Number of compact spaces provided: 660 E. Watertower Lane, Suite 202 • Meridian, Idaho 83642 Phone: (208) 884-5533 • Facsimile: (208) 888-6854 * Website: www.meridiancity.org 2 (Rev. 9121106) U ' CITY OF^' , IDAHO MAYOR Tammy de Weerd March 9, 2007 CITY COUNCIL MEMBERS Mayor Tammy de Weerd Keith Bird Joseph W. Borton Meridian City Council Charles M. Rountree Meridian Planning and Zoning Commission David Zaremba 33 East Idaho Avenue CITY DEPARTMENTS Meridian, ID 83642 City Attorney/HR Mailing Address: SUBJECT: COMPREHENSIVE PLAN TEXT 33 E. Idaho Avenue AMENDMENT -TEN MILE SPECIFIC PLAN Street Address: 703 N.Main Street 898-5506 (City Attorney) The City of Meridian Planning Department is pleased to submit an 898-5503 (FIR) application for a text amendment to the City of Meridian Fax 884-8723 Comprehensive Plan. The proposed document, the Ten Mile Fire Interchange Specific Area Plan, when approved, will be an 540 E. Franklin Road addendum to the City of Meridian Comprehensive Plan. In 888-1234 /fax 895-0390 addition to addendum, this application includes three specific Parks & Recreation amendments to the text of the plan. The request is being considered 11 W. Bower Street 888-3579 / fax 888-6854 with a concurrent application for an amendment to the land use map of the plan. Planning 660 E. Watertower Street Suite 202 Requested Action -Specific Amendments to Existing Plan 884-5533 / fax 888-6854 Police As stated above, the application is for adoption of the text and 1401 E. Watertower Street in the draft Ten Mile Interchange Specific Area 888-6678 /fax 846-7366 maps contained p Plan (February 2007)as an addendum to the comprehensive plan. Public Works There are three significant components in the specific plan: 660 E. Watertower Street Suite 200 • New land use designations 898-5500 / fax 895-9551 • A collector circulation plan - Building • Design concepts for future development 660 E. Watertower Street Suite 150 the text and maps contained in the specific plan, the 887-2211 /fax 887-1297 In addition to following amendments to the text of the Comprehensive Plan are - Wastewater proposed: 3401 N. Ten Mile Road 888-2191/fax 884-0744 Chapter I Introduction - Water 884-1 159 A. Plan Purpose and Scope Add new text: This plan applies to all geographic areas within 888-5242 / fax Meridian's jurisdiction, including its surrounding Area of Impact. CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHo 83642 (208) 888-4433 CM CLERK - FAX 888- 4218 FINANCE & UTILITY BILLING -FAX 887- 4813 MAYOR'S OFFICE --FAX 884-8119 Plan goals, objectives, and action items area designed to address a10-year period, although population forecasts area prepared to the year 2020. In the event of conflicts between this plan and any adopted addendums or specific area plans the more restrictive policies shall prevail. Chapter VII How Is The Land in Meridian Developed? C. Future Conditions 1. Land Use Add new text: Ten Mile Interchange Specific Area Plan A specific -plan has been developed for an approximately 2.800 area bordered (roughly) by Linder Road to the east McDermott Road to the west the Union Pacific Railroad line to the north and '/z miles south of Overland Road on the south The specific area plan is an addendum to this comprehensive plan and places an emphasis on a mix of uses_ both residential and commercial new employment areas• higher densay residential a planned collector road network and design guidelines. The full text of the specific area plan is contained on the accompanying CD; may viewed at the Meridian Planning Department or accessed on the Planning Department web site at www.meridiancity.org. Specific Information on Property Involved- Planning Area The planning area contains approximately 2,755 acres and is bordered (roughly) by Linder Road to the east, McDermott Road to the west, the Union Pacific Railroad line to the north, and '/z mile south of Overland Road on the south. Please refer to the attached map of the planning area, Exhibit 1. Conditions warranting a change in the Plan With the passage of the GARVEE bonding law the Meridian Planning Department recognized the urgency to move forward with the planning for the Ten Mile Road Interchange area and proposed project funding in the FY 2006 budget. The City Council recognized that the area needed a detailed, specific plan to coordinate and maximize the benefits to each individual property owner and meet the circulation and land use needs of the City and included the plan in the adopted FY 2006. The funding enabled the Planning Department to engage a consultant to prepare the proposed plan. Public Process Subsequent to hiring the planning consultant, the planning team (city staff and the consultant) initiated a process to involve the public, property owners, agency representatives and city officials in the development of the plan. The planning process started with a public open house where the planning team presented an overview of the process; the relationship of the project to the planned Ten Mile Road Interchange; and obtained public opinion on desirable development and building forms. The open house was attended by more than 300 people. The primary focus of the public process was a four day design charrette that was held between September 25 and September 28, 2006. The purpose of the charrette was to facilitate an open discussion between the public and stakeholders in the planning process in order to develop a preferred land use and transportation plan for the study area. The charrette was an iterative process of identifying conceptual land use and circulation alternatives; presenting them for review and refining them based on comments received. The culmination of that process is the proposed plan. Between the open house and the charrette, over 500 people participated in the public events. In addition to the open house and charette, city staff facilitated two agency coordination meetings and a number of follow-up meetings with ITD staff and consultants and ACHD staff. Comprehensive Plan Application Questions 1. Specific reasons for the requested amendment. The Meridian Comprehensive Plan lists a number of goals related to this project. They include the following: 1) Expedite future north/south crossings and interchange over I-84 (Locust Grove and Linder Overpasses, Ten Mile interchange). 2) Identify a City liaison to: _Encourage and promote the development of an interchange at the Intersection of Ten Mile Road and I-84 by the Idaho Department of Transportation. 3) Allocate and identify locations/inventory for industrial and commercial business parks. Identify transitional zones to buffer commercial and residential uses, to allow uses such as offices and other low intensity uses. The proposed Ten Mile Interchange Specific Area Plan furthers these goals and is both a land use and transportation plan. The plan identifies future land use designations, circulation, access and streetscapes, but is not intended to be a transportation design study. The goal of the plan is to provide a coordinated document that fosters future quality development and an efficient transportation network within the study area through a pre -planned collector street network and design guidelines. How does the proposed amendment provide an improved guide to future growth and development of the City? Land Use Desi nags tions The application is an amendment to the Comprehensive Plan to adopt the Ten Mile Specific Area Plan as an addendum to the plan. The current Comprehensive Plan Land Use Map, Exhibit 2, designates a large portion of the planning area as Mixed Use Regional. The purpose of this designation is to encourage "innovative and flexible design opportunities" in transitional areas, and to "offer the developer a greater degree of design and use flexibility" and is intended to promote the development a significant amount of non-residential development and residential densities between three and forty dwelling units per acre. Implementing such a flexible plan over a large area presents challenges in ensuring continuity, quality and compatibility of adjacent land uses and required further clarification. The proposed amendment includes a number of new designations intended to provide more specificity or further articulate the intent of the Mixed Use Regional designation; provide for new high intensity employment areas; promote new and innovative forms of commercial and mixed use development and expand the range of housing choices for future residents. The plan anticipates access to future transit service and includes densities and design guidelines that are transit supportive. Exhibit 3 contains the current and proposed land use designations in the planning area. An overall description of the proposed designations is attached as Exhibit 4 and the detailed descriptions are found in the attached plan. Circulation Plan The Transportation Element includes a recommended circulation plan for the study area and design recommendations for "complete streets". The "complete street" concept is for the design of streets that meets the needs of all users including motorists, pedestrians, transit riders, bicyclists and people with disabilities. "Complete streets" are intended to serve all users from the outset and includes sidewalks, bike lanes, crosswalks (raised or textured), refuge medians, transit facilities and vehicle travel lanes. The purpose of the circulation plan is to the identify general alignments of future collector roads in order to proactively focus access and plan for efficient traffic circulation in advance of development rather than having the roads built piecemeal as development occurs. The plan also includes recommendations on potential funding mechanisms to assist the City and private property owners in achieving unified development of the road system. Design Guidelines The Ten Mile Specific Area Plan is intended to foster the future development of a high intensity employment, commercial and residential area that furthers the City's Economic Development Goal of being " Built for Business, Designed for Living. " From the beginning of the planning process of the area, City officials acknowledged that the plan had to do more than identify land use allocations. The plan also needed to include design policies that will provide the basis for future design guidelines to achieve the goal of a being a vibrant mixed use area. Thus, the design element is a key element of the plan and addresses commercial and residential building design, placement and architectural details; streetscape and public spaces; signage and landscaping. The recommendations are intended to foster the development of buildings and spaces that are attractive, safe and comfortable. In summary, approval of the proposed Ten Mile Interchange Specific Area Plan provides an opportunity to plan for a vibrant future in the physical and economic development of the City in a cohesive, coordinated manner. The consequences of not approving the plan are that the City will be forced to evaluate individual proposals without knowledge of how other properties will develop in the future. Your favorable consideration and approval are respectfully requested. Si ZFriedman, AICP Comprehensive Planning Manager City of Meridian Cc Anna B. Canning, Planning Director a o� � O W C O � � WWO u _J w �. V J m z' t-p Jj U CHERRY LN g - . ( i usrlcK RD + FAIRVIEW AVE t Union Pacific Railroad FRANKLIN RD F 7� [ i 4VERLAND; RD VICTORY RDre • d � J gam. m H AMITY RD EXHIBIT I TEN MILE INTERCHANGE PLANNING AREA Exhibit 2: Existing Future Land Use Map 0 0.125026 0.5 0.75 1 Miles Ftit ure Land Uses Comtvrcial O tihxsd We - Commurity hdustal tubed We - Neighborhood C",:.e Mxed We - 1At-i Se Wrier Treatment Rard Hgh Density Residential -ld Town Medum Dennis! Re idential PubliciQuasi- Pubic L�itu Ck:n- iry Residential Ten We Parcels Nixed Use - Irteroharge � .gtudy.A,;, Nixed Use- Regional N.C. - Neighborhood Center Future Land Use Map .August 6, 20 02 A EXHIBIT 3 TABLE OF EXSITING AND PROPOSED DESIGNATIONS Proposed Current Designations Designations Low Density Low Density Residential Residential Medium Density Medium Density Residential Residential Medium High High Density Residential Density Residential High Density Commercial Residential Mixed Use Office Residential Mixed Use Mixed Use - Regional Employment Mixed Use Industrial Commercial High Density Office Public /Quasi Public Low Density Office Lifestyle Center Industrial Civic EXHIBIT 4 Land Use Designations The Land Use Map uses 13 land use designations to make relatively broad recommendations for the future distribution of land uses throughout the Ten Mile Area. The 13 land use districts designated on the Land Use Map are: Residential Areas ■ Low Density Residential ■ Medium Density Residential ■ Medium High Density Residential ■ High Density Residential Mixed Use Areas ■ Mixed -Use Residential ■ Mixed -Use Commercial ■ Lifestyle Center Employment Areas ■ High Density Employment ■ Low Density Employment ■ Mixed Employment ■ Industrial Special Areas ■ Parks, Trails, and Open Space ■ Civic Residential Areas All four residential areas reflect relatively large areas where housing is the primary recommended use. Residential areas are located in reasonable proximity to mixed use, commercial or employment areas that provide shopping and service, employment, and recreational opportunities to residents. Residential areas support the integration of various housing types. For example, while the focus in High Density Residential areas is on apartment or condominium product types, the integration of townhouses and other moderate density product types is encouraged. In addition to housing, a wide range of supporting and civic uses are allowed or encouraged. Low Density Residential Low Density Residential areas are characterized by low densities and a predominance of single-family housing types. This is the only residential land use type that does not provide for a variety in housing types or the integration of other uses, although some mix of densities is encouraged. Low Density Residential areas should include a mix of half- to 5-acre lots with building sites clustered to maximize open space. Smaller lot sizes down to 1/4 acre may be appropriate when lots are clustered to preserve open space and limit infrastructure. Low Density Residential areas should be designed to be conducive to walking and all of the housing should have access to an interconnected system of trails. Medium Density Residential Medium Density Residential areas are characterized by relatively low densities and a predominance of single-family and two -unit housing types. Smaller two, three and four unit apartment buildings may be compatible in a Medium Density Residential area, but large apartment buildings or apartment complexes are not. In general, Medium Density Residential areas should be protected from encroachments of higher density or higher intensity uses. Medium Density Residential areas should include a mix of housing types that achieve an overall average target density of 6 dwelling units per gross acre. Generally, densities should range from 4-10 units per acre. Most developments within the area should fall within this range, although small areas of slightly higher density may exist. Small-scale apartment complexes comprised of relatively small, low-rise buildings (such as garden apartments) may be included in a Medium Density Residential area, but large-scale apartment buildings and large apartment complexes should generally be included only in Medium High or High Density Residential or Mixed Use Residential areas. Medium Density Residential areas should be designed to be conducive to walking and all of the housing and other uses should share an interconnected sidewalk and street system. Higher density housing types within Medium -Density Residential areas generally should be located nearer mixed use or other more intensively developed areas, with a transition to smaller buildings such as duplexes and single-family detached houses as the distance from the more intensively developed area increases. Medium High Density Residential Medium High Density Residential areas are locations recommended primarily for relatively dense multi -family housing types, such as row houses, townhouses, condominiums and apartment buildings and complexes. Medium High Density Residential areas should include a mix of housing types that achieve an overall average density target of 12 dwelling units per gross acre. Generally, densities should range from 8-15 units per acre. Most developments within these areas should fall within or below this range, although small areas of higher or lower density residential development may be included. Apartment buildings and complexes will also generally be located in Medium High Density Residential areas, even if the actual parcel density falls within the Medium Density Residential range, to reflect the predominant building type. Medium High Density Residential areas typically are relatively compact areas within a larger neighborhood and generally should be located around and near more intensively developed areas, such as Mixed Use Commercial or Employment areas in order to provide convenient access to these commercial activity and employment centers for the greatest number of residents. Within relatively large Medium High Density areas, the largest -scale, highest -density housing should be located closest to higher intensity uses, or commercial or other type of activity center, with a transition to smaller -scale and lower density buildings as the distance from the higher intensity use or center increases. Medium High Density Residential areas should be designed to encourage walking and provide multiple routes to most neighborhood destinations. High Density Residential High Density Residential areas are multiple -family housing areas where relatively larger and taller apartment buildings are the predominant recommended building type. High Density Residential areas should include a mix of housing types that achieve an overall average density target of at least 16-25 dwelling units per gross acre. Most developments within the High Density Residential areas should fall within or below this range, although smaller areas of higher or lower density may be included. Residential densities can be concentrated in multistory projects with up to 50 dwelling units per acre allowed. Mixed Use Land Use Types Mixed use areas represent the core commercial components of the Ten Mile Area. While most areas promote or allow for some mix of uses and densities, the mixed use areas are the foundation on which the Ten Mile Area will be built and represent a fully integrated land use type. Mixed use areas are recommended locations for development of activity centers that are specifically planned to include both residential and non-residential uses. The range of non-residential uses and the development density of both residential and non-residential uses in mixed -use areas will vary depending on the size of the area and the type and intensity of the surrounding development. Not every building in a mixed -use area needs to include both residential and non-residential uses, but that both types of land uses will be accommodated within the area as a whole is inherent in the designation, and mixed use area must be planned to provide a suitable residential environment. Mixed Use Residential The least intensive of the mixed use land use types, the purpose of the Mixed Use Residential areas is to encourage a diversity of compatible land uses that may include a mixture of residential, office, retail, recreational, employment, and other miscellaneous uses. While the focus of these areas is on residential uses, the horizontal and vertical integration of retail, office and employment uses is essential to securing entitlements. This designation requires developments to integrate the three major use categories — residential, commercial, and employment. Live -Work units are strongly encouraged in the Mixed -Use Residential areas as are a variety of other housing types. Office, employment and commercial uses are generally small in scale and focused on neighborhood services within the Mixed Use Residential areas. This designation is intended to provide flexibility and encourage developers to build innovative projects. Traditional neighborhood design concepts —higher density, buildings M close to the street with easy pedestrian access, narrower streets to slow traffic, on -street parking with parking lots behind buildings, residential with porches or balconies facing the street —are essential. The mix of uses should allow for a diversity of housing with for - sale and rental properties. The mix of uses may be achieved horizontally throughout the site; however, vertical mixes within buildings are highly encouraged. The goal in these areas is to achieve a FAR of .75 or more. Where existing parcel sizes are small, development plans should be developed in collaboration with the adjacent property owners in order to establish an integrated mixed use project across several parcels. No more than 40 percent of the land area within the Mixed Use Residential area should be utilized for non-residential uses. This land use designation calls for an overall target density of 8-12 dwelling units per acre, with higher densities allowed on individual proj ects. Mixed Use Commercial The purpose of the Mixed Use Commercial areas is to encourage a diversity of compatible land uses that may include a mixture of residential, office, retail, recreational, employment, and other miscellaneous uses. While the focus of these areas is on commercial and employment uses, the horizontal and vertical integration of residential uses is essential to securing entitlements. As with all mixed use areas, this designation requires developments to integrate the three major use categories —residential, commercial, and employment. In Mixed Use Commercial areas three or more significant uses also tend to be larger scale projects. This designation is intended to provide flexibility and encourage developers to build innovative projects. The goal in these areas is to achieve a FAR of 1.00-1.25 or more. Mixed Use Commercial areas provide a mix of commercial uses with supporting multifamily or single family -attached residential uses. Development within these land use designation areas should provide a mix of commercial and supporting uses exhibiting quality building and site design and an attractive pedestrian environment with a strong street character. Traditional neighborhood design concepts with a strong pedestrian - oriented focus are essential. The mix of uses may be achieved vertically within buildings; however, some horizontal mixes are allowed. Where existing parcel sizes are small, development plans should be developed in collaboration with the adjacent property owners in order to establish an integrated mixed use project across several parcels. This land use designation calls for an overall target density of 8-12 dwelling units per acre, with higher densities allowed on individual projects. No more than 30 percent of the land area within the Mixed Use Commercial area should be utilized for residential uses. Residential placed over retail is considered a bonus in excess of this maximum. Lifestyle Center The Lifestyle Center designation is a specific form of Mixed Use Commercial. The purpose of the Lifestyle Center area is to encourage a diversity of compatible land uses that includes a mix of retail, professional services, offices, entertainment uses, civic services, housing (including senior housing), employment, and public outdoor spaces. While the focus of these areas is on commercial uses, the horizontal and vertical integration of residential and employment uses is essential to securing entitlements. The design and orientation of new buildings should be pedestrian -oriented, and special streetscape improvements are required to create rich and enjoyable public spaces. The target overall average density for residential uses is 16 dwelling units per acre, with higher densities of up to 50 dwelling units per acre allowed. No more than 30 percent of the land within the Lifestyle Center should be utilized for residential uses. Residential placed over retail is considered a bonus in excess of this maximum. Structured parking may be included to accommodate greater densities. In the Lifestyle Center area, three or more significant uses will also tend to be larger scale projects. Where existing parcel sizes are small, development plans should be developed in collaboration with the adjacent property owners in order to establish an integrated mixed use project across several parcels. This designation is intended to provide flexibility and encourage developers to build innovative projects. The goal in these areas is to achieve a FAR of 1.25 or more. Employment Areas High Density Employment High Density Employment areas (as distinct from the Mixed Employment areas) are recommended as predominantly office, research and specialized employment areas; and generally do not include retail and consumer service uses serving the wider community. However, limited retail and service establishments primarily serving employees and users of the High Density Employment areas are encouraged. Although primarily used to identify relatively large multi -establishment employment areas, the designation also supports the use of individual properties as a corporate campus. High Density Employment areas should provide a variety of flexible sites for small, local or start-up businesses, as well as sites for large national or regional enterprises. High Density Employment areas should be designed to encourage multimodal travel and convenient circulation to supporting uses located within the area. This would include multiple access points to help disperse traffic, and a complete system of streets, sidewalks and pedestrian and bicycle paths to provide circulation within the area and connections to the surrounding roadway, pedestrian and trail systems. Whenever possible, High Density Employment areas should provide restaurants, lodging and other services in support of the employment uses. High Density Employment areas should be designed as compact urban centers rather than lower density suburban -style development. Design and development standards are recommended that would help to make developments more attractive, engaging and accessible places. While there are no fixed limits on size of establishment or development intensity in High Density Employment Areas, it is anticipated that buildings will range in height from 1-7 stories, have total floor areas of 10,000-1,000,000 square feet, and that FAR with exceed 1.0. Designs that promote open space and parks are strongly encouraged. Structured parking is also allowed. Mixed Employment The purpose of the Mixed Employment areas is to encourage a diversity of compatible land uses that may include a mixture of office, research and specialized employment areas, light industrial including manufacturing and assembly, and other miscellaneous uses. These areas generally do not include retail and consumer service uses serving the wider community. However, limited retail and service establishments primarily serving 'N../ employees and users of the Mixed Employment areas or nearby industrial areas are allowed. Mixed Employment areas should provide a variety of flexible sites for small, local or start-up businesses, as well as sites for large national or regional enterprises. Mixed Employment areas should be designed to encourage multimodal travel and convenient circulation to supporting uses located within the area. This would include multiple access points to help disperse traffic, and a complete system of streets, sidewalks and pedestrian and bicycle paths to provide circulation within the area and connections to the surrounding roadway, pedestrian and trail systems. Mixed Employment areas should be designed as lower density suburban -style development. Design and development standards are recommended that would help to make developments more attractive, engaging and accessible places. Low Density Employment Purpose of this designation is to provide low-rise office and specialized employment areas. These areas generally do not include retail and consumer services. Low Density Employment areas should provide a variety of flexible sites for professional offices and similar businesses and should be designed as suburban style development. Design and development standards are recommended that would help make the developments more attractive, engaging and accessible places. Industrial Industrial areas accommodate typical industrial and manufacturing uses, including some "nuisance" uses not appropriately located in proximity to residential or many types of non-residential activities due to noise, odor, appearance, traffic impacts, among other reasons. The areas are not intended for retail or office uses not related to an industrial use, except for limited retail goods and services provided primarily to employees and users of the industrial area. Compared to the Mixed Use Employment and High Density Employment areas, factors that distinguish an Industrial area include a relatively smaller workforce (for a given area), an emphasis on truck or rail traffic, and characteristics such as outdoor work areas and outdoor equipment and materials storage. Industrial areas typically require relatively direct access to the regional highway system for truck delivery and shipping of products to and from the site. Some industrial uses also require rail service. As with other types of employment areas, Industrial areas should be served by public transit whenever possible, particularly areas with large numbers of employees. Areas should provide a variety of flexible sites for small, local or start-up businesses, as well as sites for large national or regional enterprises. Due to the types of uses typically found in Industrial areas, design features and landscaping are not as extensive as in the other employment or commercial areas. Buildings and site improvements may be simple, practical, and more vehicle -oriented than in other land use categories, and may lack a unified design theme or character. Development standards should allow metal buildings, tilt -up buildings and similar large - span construction, as well as aprons and paved areas for work and storage. Parking lots and outside storage areas should be screened from public streets and adjacent land uses. Industrial districts generally should be located away from, or adequately buffered from, residential neighborhoods. While there are no fixed limits on size of establishment or development intensity in Industrial areas, it is anticipated that buildings will range in height from 1-2 stories, have total floor areas of 10,000-2,000,000 square feet, and that the FAR with exceed .5. Special Areas Special area designations are meant to recognize specific and unique opportunity areas for recreation and public or quasi -public facilities within the Ten Mile Area that help to support the overall goals and meet public needs and expectations. Park, Trails and Open Space Park, Trails and Open Space areas identify the recommended locations for public parks, some types of public and private outdoor recreational facilities, conservation areas, some storm water management drainage ways and detention areas, cemeteries, and similar relatively extensive uses that have an open space character and are not recommended for eventual development with more intensive uses. Smaller park features, including urban squares, greens and plazas are not shown at the scale of the Future Land Use Map although they are encouraged in neighborhoods, mixed -use and high density employment areas. Similarly, smaller storm water management greenways are not shown, although relatively narrow open space corridors may be shown if they are also recommended locations for pedestrian or bicycle trail connections. The exact location and extent of proposed open space uses and trails is shown Parks and Trails Master Plan. Parks and public recreational facilities are located where there is convenient access to the neighborhood, community or regional populations that they are intended to serve, and where the land is suitable for the planned activities. Convenient access to neighborhood parks should be provided by local streets, sidewalks, and bicycle and pedestrian paths and trails, with a reasonably direct route available from most neighborhood locations. Adequate vehicle parking and pedestrian and bicycle support facilities, such as benches, lockers and bike racks, should be provided. Larger park and open space facilities serving the wider community should have excellent access to the regional road system and be located within 1/4 to % mile of existing or future transit routes when possible. Detailed development standards for different types of parks are provided in the Parks and Trails Master Plan. Within neighborhoods, a park also often serves as an important community gathering place and activity center. Park location and design should seek to reinforce these attributes. Parks and open spaces contribute significantly to the aesthetic qualities of the neighborhood, and can enhance the neighborhood by such techniques as locating open spaces where they will provide "terminal views" for segments of the local street system. Urban squares and greens can provide an attractive setting for surrounding higher -density residential, mixed -use, or non-residential development, in addition to their function as activity centers. Civic The civic category covers a variety of public and other land uses, including land owned by the City and other public agencies. Possible uses include civic buildings; schools, colleges, and universities; religious institutions; hospitals; museums; cemeteries; park and rides, transit facilities, and others. Most buildings in this category are high profile and prominent within the community. In order to meet future community needs, new development projects should include public/quasi-public sites for future, undetermined uses. Transit Centers Transit -supportive or transit -oriented development (TOD) 1 implies a particular set of urban design and land use characteristics conducive to generating non -automotive trip making. Peter Calthorpe is largely credited with refining the concept into an urban design strategy that has been adapted to promote use of all forms of mass transit —fixed rail as well as buses. Calthorpe's publication, The Next American Metropolis, outlines the fundamental principles and urban form of transit -supportive development and proposes how such developments interact to create a regional web of movement and activity. Basic tenets of transit -supportive development in The Next American Metropolis2 are grounded in the traditions of urbanism and place making and are listed below. ■ Organize growth on a regional level to be compact and transit -supportive. ■ Place commercial, housing, jobs, parks, and civic uses within walking distance of ■ transit stops. ■ Create pedestrian -friendly street networks which directly connect local destinations. ■ Provide a mix of housing types, densities, and costs. ■ Preserve sensitive habitat, riparian zones, and high quality open space. ■ Make public spaces the focus of building orientation and neighborhood activity. ■ Encourage infill and redevelopment along transit corridors within existing neighborhoods. A proposed transit center has been located in the Ten Mile Area with these principals in mind. A transit stop, located at the center of the development, is framed by a higher density, higher floor -to -area (FAR) mixed -use core. Surrounding the core is a secondary area with lower densities and land uses, which are oriented to either jobs or housing. Open and public spaces are considered essential to community life and are sited in both the core and secondary areas. The circulation system for pedestrians and vehicles emphasizes connectivity, 3 which maximizes the number of alternative routes to one destination. The high level of walkability encourages residents or workers to combine daily errands into a single walking, transit or auto trip. The one-half and one -quarter mile radii, which determine the extent of a TOD and its core area, are based on established distances that people will walk to transit stops. From a regional transportation perspective, TODs are critical system links since they are multi -modal transfer points as well as trip origin and destination points.