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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 2,2006
REVISED STAFF REPORT
HEARING DATE: May 2, 2006
TO: Mayor and City Council
FROM: Anna Canning, Planning Director
Meridian Planning Department
208-884-5533
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SUBJECT:
Zoning Ordinance (UDC) Text Amendment
ZOA-05-002 Zoning Ordinance Text Amendment to establish TN-R
standards and amend several other sections of Title 11, Meridian City Code,
commonly known as the Unified Development Code (UDC).
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, the City of Meridian, has applied for a Zoning Ordinance Amendment (ZOA) to
amend several sections of the Unified Development Code (UDC). The primary purpose of this
application is to establish Traditional Neighborhood District standards and to clean up various
other sections of the Unified Development Code.
2. SUMMARY RECOMMENDATION: The Meridian Planning and Zoning Commission heard the
item on February 2,2006. At the public hearing they moved to recommend approval.
3. OUTSTANDING ISSUES BEFORE COUNCIL: At the end of the last hearing, Council directed
staff to meet again to resolve outstanding issues regarding street sections, side yard setbacks, maximum
height to eave, alley setbacks, block lengths and alley right-of-way-restrictions. Where we could not
resolve such differences, staff was to provide a brief position statement for each party (i.e., Fire
Department, Police Department, Planning Department, and Development Community.)
i. Street sections: We appear to have reached consensus regarding this issue. A typical 500 foot block
would have two 50-foot chicanes. lithe block is longer than 500 feet it would need to have larger
chicanes or three 50-foot chicanes.
11. Side yard setbacks: Planning and Development Services staff have been unable to get the joint trench
contractors to agree to an 8-foot easement versus a 10-foot easement. Therefore, our recommendation
is to change the side yard setback to 5 feet. Planning Staff will submit a text amendment to change the
R-8 and R-15 setbacks to 5 feet as well. The Fire Department and Police Department support this
modification. The Development Community still contends that a 4-foot setback is reasonable given
that the easement is rarely used and that it is consistent with the R-8 and R-I5 District standards.
iii. Maximum height to eave: The building height for the R-15 District and the TN-R District is 40 feet.
The Fire Department can only access roof heights at 30 feet. The Fire Department has asked for a
maximum height to eave of 30 feet. Planning Staff is supportive, but would recommend adding this as
a standard to the R-15 District as well. The Development Community does not object to the standard.
iv. Alley setbacks: We appear to have reached consensus on setbacks for single family detached and
single family attached products. The recommended standard is 20 feet for alleys that are 16 feet in
width and 18 feet for alleys that are 20 feet in width.
With regard to townhouses, Planning Staff feels it is important to consider different alternatives for
townhouse products in our next text amendment. The Development Community has persuasively
argued that the parking pad requirement is not appropriate for townhouse developments. We have
applicants using our multi-family standards to get around these requirements. Planning Staff would
like to change the regulations to encourage townhouse projects instead.
ODC Text Amendment - ZOA-05-002
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 2,2006
v. Block lengths: We have reached consensus regarding this issue.
vi. Alley right-of-way restrictions: We were not able to resolve this issue. The Police and Fire
Departments feel that a 20-foot right-of~way, fully paved alley is necessary. The Development
Community contends that a 16- foot paved alley is appropriate. After unsuccessfully trying to reach
consensus on this issue, the Planning Staff supports the Development Community argument for 16-
foot alleys.
4. UNIFIED DEVELOPMENT CODE AMENDMENTS:
Item # J.' Definitions
STREET, COLLECTOR
/I street El9Si§ 1I3tee as a R'lajer or R'liRQr E:9I1QE:ter 1311 IRQ R'lQst F9Œllt RQ§ ieRal Tr::u:¡sp>QR:3ti911
PlaR fer ABa COblt-lty :<iEl8pt9El l:Jy tRe CeFRrRblAity PI3I1RiR§ AsseciatioR sf 5 sbltRwest 18aR9 or
tAo City sf MeriEliaR C9FRpÆlAensivo PI31'! tAat Q3rries tr:affic;: fr.QFR 19~31 £treet€ te 3rtori3ls.ß
street desianated as an urban collector or oroposed urban collector on the most recent
Reaional Transportation Plan for Ada County adopted by the Community Plannina
Association of Southwest Idaho or the Citv of Meridian Comprehensive Plan that carries traffic
from local streets to arterials.
ENTERTAINMENT, ADULT
Adult entertainment shall be as defined in Title 3 Chapter 10 of the Meridian City Code and
shall include adult theaters, establishments with adult arcade machines, and cateaorv A adult
stores,
DENSITY, NET
The ratio of the total number of dwellinq units within a development divided by the total area,
excludinq streets; alleys; easements; waterways; common spaces, and any other area not
devoted to the residential lots,
Item #2 Traditional Neighborhood Standards
11-2D-1 (PURPOSE STATEMENT) C: TRADITIONAL NEIGHBORHOOD RESIDENTIAL
DISTRICT (TN-R): The purpose of the TN-R District is to provide for a variety of residential land
uses including attached and detached single-family residential, duplex, townhouse, and
multifamily. A TN-R District includes open spaces and promotes pedestrian activity through
well-designed and varied streetscapes that also provide for the safe and efficient movement of
vehicular traffic. Most dwelling units should be accessed from alleys. The maximum density of
the TN-R District is fifteen (15) units per acre. The minimum density is ~ eiqht (8) units per
acre. Density should decrease away from the center and closer to conventional residential
districts. The TN-R District should be generally located: adjacent to a TN-C District, along a
transit corridor, or within a mixed use neighborhood. For the purposes of this Title, the term
residential district shall also include the Traditional Neighborhood Residential District.
UDC Text Amendment - ZOA-05-002
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 2,2006
Item #3: TN-R Standards: Staff recommends that the existing table in Section 11-2D-6A be deleted and
the following table and standards added.
A.
Dimensional Standards:
TABLE 11-20-2: DIMENSIONAL STANDARDS IN THE TN-R DISTRICT
Minimum densit
Maximum densit
Minimum front setback
for alley accessed properties' (in feet)
for street accessed properties1 (in feet)
$! \
!M:B
8 net
15 net
10
20 to garage
10 to livin area
Minimum rear setback
for alley accessed properties' (in feet)
20 to garage if alley width 16 feet
18 feet to garage if alley width 20 feet
12
§
0
with Class II trees and 5' sidewalk
with Class II trees and 5' sidewalk
eet landsca e buffer and the nits
e street landsca e buffer.
E. Options for Street Sections in the TN-R District:
1. For alley accessed properties, the followinq options shall apply:
a. Standard ACHD street sections.
b. Fire lane chicane option as shown in Fiqure 11-2D-1.
2. Althouç¡h street accessed properties are allowed in this district. it is anticipated that only
properties on the perimeter of a TN-R development would be street accessed. The applicant
UDC Text Amendment - ZOA-05-002
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 2,2006
shall demonstrate that the desian meets the purpose statement of the TN-R district. Standard
ACHD street sections shall apply.
3. Block lengths shall meet the standards as set forth in Section 11-6C-3F2.
F. Liahtina. In addition to the standards as set forth in Section 11-3A-11, the followina standards
shall apply within the TN-R district: All dwellina units shall have a minimum of two (2) liahts at
the front of the unit. All dwelling units on allev accessed properties shall have a minimum of two
(2) liahts alona the allev. Aliliahtina required in this section shall prevent upliqhtina and shall be
on a photocell that activates the liahtinq at dusk and turns it off at dawn.
Item #4: Fences:
11-3A-7C. Additional standards in the R-2, R-4, R-8, R-15, R-40, L-O, O-T, TN-R, and TN-C
Districts:
1.
The maximum fence height shall not exceed six feet (6'), subject to the provisions set
forth in Sections 2 and 3 below.
2.
In the TN-R District. fences in the required front yard includinq the front and side vard
propertv lines shall be open vision and no areater than three feet (3') in heiaht. For all
other districts, t:+he maximum fence height in the required front yard including the front
and side yard property lines shall be three feet (3') for a closed vision fence and four feet
(4') for an open vision fence. See Figure 11-3A-2.
3.
On corner properties, the maximum fence height in the required street side yard shall be
six feet (6') above the grade (as measured at the property line), and the minimum
setback shall be ten feet (10') from the street side property line. See Figure 11-3A-3.
4.
Where the rear yard of one property adjoins the front yard of another property, the fence
along the rear and side yards where they adjoin the adjacent front yard shall be flush or
angled at forty-five (45) degrees to provide continuity with the adjoining fence and
property line. See Figure 11-3A-3.
5.
Side vard fences that follow the side vard propertv line shall onlv be allowed where the
side setback is five feet (5') or areater.
6.
Side vard fences that extend from one buildina to an adioininq buildinq are allowed
where the adioininq houses have use easements on the side vard area. Such fences
shall be set back a minimum of two feet (2') behind the enclosed portion of the front of
the building adioinina the fence.
7.
Side vard fences that extend from one buildinq to an adioininq buildina that are areater
than 3 feet in heiaht and constructed of wrouqht iron or similar material shall provide a
qate for emeraencv access to the side vard.
8.
Rear vard of allev accessed properties and allev side vard properties: All fences within
the required rear shall be open vision. Fences shall be setback a minimum of five-feet
(5') from the allev (measured from propertv line).
UDC Text Amendment - ZOA-05-002
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 2,2006
9.
Additional heiaht shall be allowed for arbors, arches and/or other architectural
appurtenances extendina over oates and/or other entrvways Such appurtenances shall
not exceed five feet (5') in width and/or eight feet (B') in heiaht.
10. Additional heiaht shall be allowed for gate posts. Such gateposts shall not exceed eiaht
feet (B') in heiaht.
Item #5 Alleys:
3. Alleys:
a. Alleys shall have a minimum of sixteen feet (16') of pavina.
b. All alleys shall serye as fire lanes.
c. All alleys shall be concrete or asphalt with a concrete ribbon curb.
d. The entrance to the alley from the public street shall provide a minimum twenty-
eiaht foot (2B') inside and forty-eiaht foot (4B') outside turnina radius. No parkina
shall be allowed on either side of the street within fifty feet (50') of the alley
entrance as measured from the centerline of the alley.
e. Alleys shall be desianed so that the entire length is visible from a public street.
Item #6 Block Length:
2. In the TN-C and TN- R Districts, no block face shall be more than five hundred feet (500')
in length without an intersecting street or alley, or no block face hall have a length greater
than sovon six hundred feet (+200') without a pedestrian connection. Although block lenaths
are allowed to exceed fiye hundred feet (500'), it is anticipated that most blocks will not
exceed the fiye hundred-foot (500') requirement. Where and applicant proposes blocks
lengths areater than five hundred feet (500'), the applicant shall justify why the project
cannot accommodate fiye hundred foot (500') blocks and shall demonstrate that the design
meets the purpose statement of the TN-R district. Based on site design constraints or
considerations, this requirement may be amended by the Director through the Alternative
Compliance procedures set forth in Chapter 5 ADMINISTRATION of this Title.
Item #7 Irrigationfàcilityfencing:
11-3A-6B3: Except as allowed above, all other open irrigation ditches, laterals, canals, and
drains shall be fenced with a ch:1in link an open vision fence at least six feet....
Item #8 Decision-making authority:
TABLE 11-5A-1: DECISION-MAKING AUTHORITY BY APPLICATION
Vacation, exempt per Idaho Code §50-1306A(5) NONE 0 A
aII-9ti:Ief& 9 GG PM
Vacation riaht-of-wav 0 cC PM
Vacation all others 0 CC PH
Item #9 Changes to applicationforms:
11-5A-3B2: Prior to the commencement of any substantive changes to the application
requirements, the Director shall submit the changes to the Planning and Zoning Commission
to be considered :1t:1 public heariFl@ as an aaenda item at a noticed hearina.
Item #10 Blockface:
11-6C-3F1: In the residential districts, no block face shall be more than seven hundred fifty
feet (750') in length without an intersecting, street or alley, or no block face shall have a length
greater than thirteen hundred feet (1,300') without a pedestrian connection connectina
UDC Text Amendment - ZOA-05-002
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 2, 2006
pedestrian open space and pathway. Block face shall be measured from the centerline to
centerline of roadways and/or pathways as appropriate.
Item #11: Punctuation error
11-6B-5A 1: A subdivision application for property within an industrial, commercial, TN-C or a-
T district may be processed as a short plat7 if all of the following exists:
Item #7: Correct where fees are paid
11 3D 4A3: Faos for sign permit applications E:h311 be paid to tho Building Dop3rtmont 3t tho
timo of sign permit issu3nco. Fees for temporary signs requiring permits shall bo p3id to the
Planning Dop3rtmont.
Item #8:ClarifY that chainlinkfencing is not a screening material
11-3B-5M: Where screeninq is required in this Article and/or this Title. chainlink fencinq with
or without slats does not qualify as a screeninq material.
Item #9:Clarijj; when CZC is needed
11-5B-1 B: Certificates of Zoning Compliance Applicability: These provisions apply to all
requests for permits that involve construction, exterior alterations and/or the establishment of
a new use. These provisions do not apply to tenant improvements where the footprint of an
existing structure is not enlarged. These provisions do not apply to sinqle family attached
dwellinqs. sinqle family detached dwellinQs, secondary dwellinas and/or two family duplex
dwellinQs.
Item #10: Amend the off-street loading space requirements to not require loading spaces by gross floor
area. The general philosophy of the UDC regarding commercial development is that the consumers
know what is needed for the type and size of development. Sta.ff has found that the off---street loading
space requirement is not necessary and/or may inappropriately require a loading area. Staff
recommends deleting Section 11 -3C-A (including the table) and Section 11 -3C-B.
A-. Off-street loading spaces for commercial and industrial uses shall be-provided in 3ccord
with Table 8 4G 3. to prevent deliverv vehicles from blockinq travel lanes.
TABLE g 4G 3: REQUIRED LOADING SP/\CES BY GROSS FLOOR ARE/I
II; ;~~ I ¡¡;:~UMØER Of SP~ES I
::i=~,~~..-~~m . it~",IT~A
B.
Typo ^ spacoE: E:h311 bo not leG!:: than twelve feet (12') in width 3nd thirty five foet (35') in
longth. Type B spaces shall bo not loss th::m fiftoon foet (15') in width and sixty fivo foot
(65') in length. All Sp3COE: Gh311 h3ve fourteen feet (14') of \/ortical clO3r3nco.
Item #11: Correct errors and add standards to the family day care similar to the standards placed on
home occupations as follows:
11-4-3.9A 1: In determining the type of day care facility, the total number of childron clients
cared for during the day and not the number of childron clients at the facility at one time, is the
determining factor. In the case of a child day care, +1he operator's children are excluded from
the number.
UDC Text Amendment - ZOA-05-002
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 2,2006
11-4-3.9C: Additional standards for family day care facilities conducted as home occupations:
1. In no way shall the family day care cause the premises to differ from its residential
character in appearance, IiqhtinQ, signs, or in the emission of noise, fumes, odor, vibrations, or
electrical interference. 2. Off-street parking shall be provided as set forth in Section 11-3C-6 of
this Title, in addition to the required off-street parking for the dwellinQ.
Item #12: Correct errors in home occupation section as follows:
11-4-3.211. Off-street parking shall be provided as set forth in Section 11-3C-6 of this Title, in
addition to the required off-street parking for the dwelling.
Item #13:
Correct omission in required number of off-street parking spaces as follows:
11-3C-6B: The following standards shall apply for off-street vehicle parking for nonresidential
uses: In all Commercial Districts, Residential Districts, and Traditional Neighborhood Districts
the requirement shall be one (1) space for every five hundred (500) square feet of gross floor
area. In all Industrial District the requirement shall be one (1) space for every two thousand
(2,000) square feet of gross floor area....
Item #14:
Correct the parking standards table and figure as follows:
TABLE 11-3C-1: REQUIRED STALL WIDTH AND LENGTH BY PARKING ANGLE
PANGLE SJALL WIDTH STALL.DEPTHf;.i ONE -WAY DRIVE AISLE"'
0° (parallel) 9'-0" 23'-0" 12'-0"
45° .w-~'-O" W-19'.0" 13'-0"
60° 9'-0" ~19-0" 17'-0"
90° 9'.0" 19'-0" 25'-0"
.Stalls .igned for comp~ct vehicles may be reduced in depth~YJ\¡t(¡1eet (~').
** All y drive aisles.s\lall be a minimum of twent .five fa ' ; 5\ Altwidth..
UDC Text Amendment - ZOA-05-002
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 2,2006
Item #15:Replace the current Figure 11-3C-l:
FIGURE 11-3C-1: PARKING SPACE MEASUREMENTS AND DRIVE /\ISLE DES!GN
~A-4
0;
r B ~I
T
A
L
0° Parallel
45° Angled
90° Perpendicular
Item #16:
Correct all the tables and associated references in Chapter 3 Article D that are incorrectly labeled as,
"Table 11-3C-xx. " These tables should be labeled, "Table 11 -3D-xx. "
UDC Text Amendment - ZOA-05-002
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 2, 2006
Item#J 7: Add provision for Family Day Care signs in the (currently mislabeled) Table J J-3D-J and Table J J-3D-2.
SIGN MAXIMUM MAX. LOCA TlONI ILLUMINATION NUMBER PROJECTION CLEARANCE . PERMIT
TYPE BACKGROUND HEIGHT S£!~CK ALLOWED (ABOVE R-ONi) ~t1UI~p ,.
AR~A.
Familv Dav Care No Attached flat on None 1 per lot None -- fi
-
Wall & Window 8 sq. ft. hiqher buildinq
Siqns than eave
Item #J 8: Amend the (currently mislabeled) Table 11-3C-3 to add thefollowing:
TABLE 11-3G-3 S T ANOAROS IN THE L -0, 0- T. A NO TN-G 01 S TRIG TS
SIGN MAXIMUM MAX. LOCATION! ILLUMINA TrON NUMBER PROJECTION CLEARANCE PERMIT :::
TYPE BACKGROUND HEIGHT SETBACK ALLOWED (ABOVE R-O-W) REQWRt:b.:,.
AREA ... .::.:':¥~
Family Day Care No Attached flat on None 1 per lot None -- N
-
Wall & Window 8 SQ. ft. hiqher buildinq
SiQns than eave
Home Occupations No Attached flat on None 1 per lot None -- N
-
Wall & Window ~ hiqher buildinQ
Siqns than eave
1When combination of wall & freestanding signs are used, total area for wall sìgns shall be reduced by 50% if all signage is oriented to same frontage.
2 See Sections 11-3[)"8J and 11:.æ-9D2bfor allowable background area where a subdivision identification-sign and center sign are on the samestreeHrontage. ' .
UDC Text Amendment - ZOA-05-002
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 2,2006
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