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PZ - CPAT Mixed Use Changes Memo
MEMORANDUM E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT A H O October 31, 2023 TO: Mayor Robert Simison City Council Members Planning&Zoning Commission CC: City Clerk Bruce Freckleton, Community Development Director Caleb Hood, Community Development Deputy Director FROM: Brian McClure, Comprehensive Associate Planner RE: Comprehensive Plan Mixed Use Changes This application for a Comprehensive Plan Text amendment is to modify the mixed use section of the Comprehensive Plan(Plan). Proposed revisions are located within Chapter 3, Evolving Community, except for several new/modified definitions in Appendix A, and an additional new Appendix F with reference content. All changes are intended to better implement the: • goal of the plan; • community vision; • applicable text and policies of the Plan; and • underlying context and analysis that was part of Plan development in 2019. City staff have discussed the purpose and rationale of Plan revisions with both P&Z and City Council several times previously. Most recently, this was a conversation after the discussion of Comprehensive Plan policies on August 8th, 2023 before Council, and July 0h before the Planning and Zoning Commission. Areas designated as Mixed Use in Meridian's Comprehensive Plan are critical in providing opportunities for goods and services to Meridian residents and stakeholders. They are intended to offer more housing choice and more access to common services closer to homes. Mixed Use areas should be designed as open, integrated, and safe, and be of reduced impact on the community from otherwise distinct and separate land use types. These areas are not intended only for large box stores, multi-family, multi-story office parks, or drive-throughs on major roadways. In fact, and as a whole, these uses are less important for Meridian residents living in these areas and close by, than opportunities for convenient access to other goods and services such as daycares, gyms, martial arts, professional offices, bistros, and other desired routine services. Having a diversity of uses is intended to reduce long-distance trips for neighborhood and community residents, and to provide opportunities for social experiences in plazas, parks, and on pathways with friends, families, and colleagues where greater time can be spent in these areas. Page I 1 The following are general purpose and need statements developed for this project: • Purpose: To ensure that mixed use areas are supporting the City in providing a healthy balance of dynamic services, shopping, and diversified housing within desirable destination centers. Proposed mixed use text changes are intended to improve project design consistency, clarify expectations, reduce risk through entitlement, and to ensure a more transparent development review process. • Need: The City of Meridian needs sustainable developments that are vibrant through a variety of economic conditions and market trends. Most of the remaining undeveloped areas of the City are not planned for traditional, discrete commercial of office uses,but instead many carry Mixed Use designations. All of the City's future "commercial" services are intended to occur in these mixed use areas. Changes to the existing Mixed Use text are essential to ensure that new developments are providing thoughtful and intentional live-work-play opportunities for residents and stakeholders (now or later), and that reduce the need for local trips by supporting jobs, services, and activities closer to home. In summary, mixed use areas are intended to be healthy, enjoyable communities with balanced benefits and impacts to the community. Note: these proposed revisions to Plan text are not intended to modify the vision of the plan. These changes are intended to better communicate the needs and expectations of the Comprehensive Plan, and to improve and streamline the review of development related activity. These changes do not: • exclude or restrict allowed uses (they do seek a greater variety of uses); • include changes to the Future Land Use Map; or • revise the range of residential densities currently allowed. Initial changes to the mixed use areas of the Plan were developed by staff, after many iterations, and then redlined by a group of development related partners including architects, engineers, landscape architects, property investment interests, and other experienced professionals. Additional changes were made thanks to received feedback, and then again after internal staff reviews. Changes were shared with several large developers and the BCA several weeks prior to submitting this application, without additional comment or requests for more information. Planning staff also expect that further changes will be made as part of public comment during the hearing process, and in development of the Staff Report. Proposed revisions are shown in st-Fike thr-,,,g (remove) and underline (addition) format. Please note that while Planning staff have made every effort to track all changes, the application is intended as a delete and replace of relevant sections due to the sheer number of changes from so many individuals. A website has been setup to collect comments from the community, and will be referenced as part of additional outreach efforts. That page is available at: https://meridiancity.ora/communiiy- development/plannin /g comprehensive-plan/draft-mixed-use-chan eg_s/. Page 12 Attachments: • Text changes in strike-through and underline • Appendix F (which is new) Page 13 Attachment 1: Text changes in strike-through and underline Page 14 Mixed Use Changes Mixed Use Land Uses Commented[BM1]:Important Note:text referencing the new appendix images are not In general,the purpose of thesels designations is to provide for a combination of shown in strike-through and underline(it gets compatible land uses within a close geographic area that allows for easily accessible busy). and convenient services for residents,-Gnd workers,and visitors. Anything relating to the new appendix is new. developmentsThe intent is to d physical integration of land uses,to create and enhance neighborhood place,sense of o allow a degree of design and use Following is a general overview of mixed use principles that apply for all mixed use designations in the City(unless otherwise noted).This information is organized to Include: Commented[BM2]:Intended to better organize the section. • a description of their general locations; • an overview of the different sub-categories of mixed use;and • a design section describing principles aimed at the functional integ_ration of uses and features of a mixed use area. General Overview Land Uses uses can be mixed vertically,such as a building with retail on the ground floor and offices above,or horizontally,such as a healthcare center with e aaix of-adjacent doctor offices,pharmaciesy,beauty salons,assisted care facilities,and apartments buildings.A variety and mix of residential types are desired,from single-family with accessory dwelling units,patio homes,and alley load homes,to cottage court,live- work,small scale multi-family,and laraer midrise multi-family developments.Mixed use areas tend to have higher floor area ratios (buildings with multiple stories and less area devoted to parking),integral shared open space,and interconnected vehicular and pedestrian networks. the Value of Mixed Use Commented[BM3]:Some context for why.Not just Vibrant mixed use communities are those with shared spaces to gather and recreate- assumed to be understood. residents,employees,and visitors alike.They are places to conduct business, collaborate,share ideas,and to innovate.This relationship between residential and non-residential uses is essential,without which the intensity and density of mixed use areas,and the impacts of disjointed and unmitigated density,are not justified. Intrinsic to the success of Mixed Use areas where people may live (1 st Place),work(2nd Place),and play or spend time (3rd Place),is a healthy balance of both residential and non-residential uses.Having a 3rd place in close proximity to home or work,a place to escape,is essential to the emotional and physical health and well-beina for most 1 people.Not all mixed use areas are expected to be all places to all people,but they are expected to be more than just where any given person either lives or works. 0 Where you Live ° °Enhanced . ° Well-being ° Where you Where you ' Work Spend Time Fiaure 3A.Diagram Conceptualizing 3rd Place Location Commented[BM4]:New section.This is already In developing the Comprehensive Plan,the City has typically designatedA Mixed Use true,but additional context/history for what exists area desigROtIOR +., u.,used+ ;Je +;+.,r key ..,+ti;n the r+., where and why.Some location related text is In areas of higher being removed from principles below. visibility(such as along arterial roadways).These Mixed Use areas identified on the Future Land Use Map vary in size,intensity (both residential and commercial),and consider the visibility of the planned transportation network,number of residences planned within mixed use designation service areas,and location relevant to other commercial opportunities.The locations are intended to provide Meridian residents with a variety of opportunities for housing,leisure,activity,and commerce.Attractive and convenient prioritized elements such as multiuse pathways are paramount to functionally reducing impacts to the transportation network through proximity and density of services.Contiguous Mixed Use identified areas that are bisected by an arterial or highway are considered separate and independent areas for use and design integration and will be evaluated independently of each other.",h:r_h k either Rcitwe er situated OR a highly visible OF#GRSitiGRiRg aFea where GRd flexible deGre sigRSe'_ 2 a Anatomy of a Mixed Use Project Mixed Use Land Uses od mx'c u C c Funcl 'o NtIntegration HolisticDesign w t 7 O.a V 0 V WMixed Use Designation Overall(Sub-category) of Uses Example Example Example Project� � 0 Commercial Type Figure 3B.�natomy of a Mixed Use Proiec� Commented[BMS]:Intended to visualize the new mixed use structure.This is one of the largest issues with the adopted text;most don't understand that the early text frames the specific mixed use designation. Fspedfic nted[BM6]:Moved down to before these designations are explained to improve Generalized Land Use TvQes For the purposes of the Mixed Use section,the City identifies five different generalized land use types: 1. commercial (includes retail,restaurants,daycares,etc.); 2. office; 3. residential; 3 4. civic (includes both public and quasi-public open space,for leisure,active play,or enhanced natural spacespGrks entertGin,.,ent venues o+, );and, 5. industrial. All development in Mixed Use areas shall fall within one of these five generalized land use tvpes^ iez.Land uses requiring industrial zoning 44du#r[G�are t=ypicG44y discouraged in resident*'mixed use areas with existing or expected residential uses. However,if the developer can demonstrate that industrial uses are compatible and appropriate in M.ixe.d 1-1-se RegiGRGII (nni i_R) .Mixed i Ise IsI r,_Rori deRfi l (A i_NR) r Mixed Use!RtemhaRge ( MI i " GIFeer the City will consider industrial uses when proposed as part of a larger Mixed Use^'^vconceptual plan. Metrics referenced within the mixed use text,such as minimum or maximum coverage area,are describing gross area.(Generally,gross area would include all portions of Commented[BM7]:New section.Many questions features supporting the land use type (e.g.-parking and open space associated with on existing text during early outside review,and residential).Vertically integrated units count towards the primary building use type,to how things are measured.These are all standard ensure balanced impacts and benefits. practice currently. 4 Connectivity -� �_� I l IL III Single Family Residential Townhouses or Condos Open oca or ollec or oac Space ° a o� Multi-family ° Transit Stop Office, ®--o Live-work,or I 0 0 �_ Townhouses Commercial/ �g Office or Retail Core I I I I III I Service Use Plan/Open Space Arterial Road Figure 3AC�M ixed Use Concert Diagram. See also Appendix, Figure FA I for Color Commented[BM8]:These example concepts were Diagram with markup. hand sketches in 2010.In 2019 we overhauled them with additional detail(as shown here).The (Functional lnteCgratiorl new appendix takes them a step further.We did - - not replace though,as there's just a lot of info, As the Cityla reviewiRg-eviews development applications for consistency with the and we still like these too. Comprehensive Plan,the fGlIeWiRg items principles described in the Integration of Uses Commented[BM9]:New section rearranges and Holistic Design sub-sections following will be considered in all Mixed Use areas previous bullets into more purposeful themes. unless otherwise noted.To be successful,the principles outline in these sub-sections must be considered as interrelated features serving as the basis of plan design.They Items shown in double underline-line and strike through indicate text moved to a new location must function together, not as individual components.Helpful diagrams,photos,and (not outright deleted). other exhibits are cross-referenced after many principles,and included in Appendix F to illustrate the concepts. Integration of Uses A variety of uses, both residential and non-residential,are critical in successfully creating spaces that are unique,distinctive,and attractive. Successful projects reduce vehicle trips for nearby residents and/or visitors by having freauent,accessible and safe pedestrian connections.Residential and non-residential areas should typically feel cohesive,as one neighborhood,even when developed across multiple properties over 5 multiple years or by different developers.To properly develop a mixed use project,the following principles should be integrated into the design: - A Mixed Use project^Ye^°^e W^i^GI should be developed ,n Jar^with an overall master or conceptual plan for the larger mixed use area;durin an annexation or rezone request.a development agreement will typically be required for developments with a Mixed Use,future land use designation. - A mixed use pr^ie^+Mixed use areas should include at least three land use types f'e ^o �,„ce°�°within a designation.(Exceptions may be granted for Mixed Use designations smaller than 10 acres sites on a case-by-case basis.-�his Commented[BM10]:Very few small mixed use use is net intended fer high density recidenfirl deyelepmenf elene Individual areas remain.5 acres is the minimum in scenario projects within a large mixed use designation area may not warrant a mix of modeling to meet objectives.Doubled to consider site constraints. uses,provided compliance with a larger vision and integration of uses. Where appropriate,higher density and/or multi family residential deyelepicnenf is eRGGUFGged fG PFejeGfc..,ifh the PGfenfiGi fe c employment Glecfinr.finn centers Gnd when then ^f is,-.djGGenf fn US 20/26 cu_ss cu_1 6 or cu_6o len Commented[BM11]:Moved to top and modified. High intensity residential higher density or significant percent of an overall mixed use area) reauires commensurate levels of employment or other non- residential elements supporting residents and reducing local vehicle trips (see specific allowances of residential and non-residential within each sub- category). proposed,the blAd.p-gs she Ad be orpopgod to eire ate Commented[BM12]:Move down to design and - A mixed use project should inherently support the need for neighborhood modified. and community services such as recreation centers (e.g.-specialized gyms), daycares,and office (e.g.-professional offices).Some of these uses do not need prominent arterial road visibility to be successful,but instead rely on strong connectivity and access nearer to residential and employment areas. See also figures:M,5m,OM. - Community-serving facilities such as hospitals,clinics,churches,schools, parks,fires=civic buildings,or public safety facilities are expected in most larger mixed use developments thereby reducing extraordinary service and transportation network impacts. - Supportive and proportional outdoor public and/or quasi-public spaces and places including,but not limited to,parks,plazas,outdoor gathering areas, linear open space,libraries,and schools are expected.These areas may be located in spaces between residential and non-residential uses to provide both integration and transition between uses. Outdoor seating areas at restaurants deRetGeuRt are not considered supportive public spaces unless 6 integrated into shared open space,natural amenities,and interconnected with cohesive pathway elements.See also figures: Holistic Design The design of quality mixed use areas is not accomplished by merely including a variety of land use types,elements and features,but by the manner in which such elements and features are seamlessly integrated towards the purpose and vision of mixed use. The uses and site elements of a proposed mixed use project should be designed foremost around the idea of visible,attractive,and accessible destinations.The designer(s) must purposefully layout features to create focal elements that are visibly and physically linked within a development,to ensure that residents and employees have prioritized access to the places and services of most interest.The following design principles should be thouahtfully considered as part of a project within a mixed use area: - Mixed use areas should be centered around spaces that are well-designed public and quasi-public centers of activity.Spaces should be designed with community supportive purpose,incorporate permanent design elements with features to promote freauent use,and support perrnGnent design elements amenities that foster a wide variety of interests ranging from IRW irErelaxation to play.These areas should be t*strategically integrated into the overall development, interconnected with meaningful points of interest,prioritize pedestrian infrastructure,be highly visible and accessible,and designed to enhance both the adjacent usesde and larger mixed use areafar#her .,IGGePREIkiRg, GFt ,n;+,oS sidered.See also figures:M,=, - In developments where multiple commercial and/or office buildings are proposed,the buildings should be arranged to create some form of common,usable area,such as a plaza or green space.See also figures: MIMI M. - Open space should be purposeful in supporting a visible community and utilized to enhance synergies between residential and non-residential uses. See also figures:is,=,M. - Open space should be prioritized along natural or naturalized amenities (i.e. creeks and canals),integrated with pathways and pedestrian corridors,and located away from site features that may obscure visibility and attract dangerous or illegal behavior.See also figures:®,M. - Commercial drive aisles should contemplate a pedestrian friendly built environment with a minimal number of conflict points,and should be oriented so that aisle ingress and egress is generally parallel to multiuse pathways,sidewalks,and linear open space.Drive aisles supporting Drimary pedestrian connectivity for a site should include planted and/or hardscaped parkway treatment,or other enhanced separation with both aesthetic and safety benefits.See also figures: 7 - All mixed use projects should be accessible to adjacent neighborhoods by both„ehi^leO^r,GI^eGleO+^^^sautomotive and alternative-vehicular transportation opportunities.Pedestrian circulation should be convenient and interconnect different land use types.Vehicle connectivity should not rely on arterial streets for neighborhood access.See also figures:M,M,is,M - A mixed use project should be designed to fer fut ire+,�.e support alternative transportation such as public transit stops,park- and-ride lots,bus steps,shuttle bus stepsother ride sharing services including auto,bike,or scooter,and/or other innovative or alternative modes of transportation.Alternative transportation improvements should be integrated as functional,convenient,and comfortable spaces.Electric charging stations for a variety of transportation modes is encouraged. — AlleyS^nGI r r.rJWr..,r rhea ild he used+e+rGRSi+iGR from diccimil^r IGRGI uses, - Non-residential buildings should transition to and compliment adjacent residential buildings in mass and form,and include safe and meaningful mitigation for operational impacts such as loading docks,storage,and outdoor equipment.)See also fI�C uresM,M. Commented[BM13]:This is new.Primarily intended - Transitions between different residential product types and dissimilar land uses to address removal of maximum building size in should include the use of use alleys,roadways with landscaped parkways,or several of the mixed use sub categories later. highly connected open space.The use of barriers such as closed vision fencing or walls that limit connectivity and reduce visibility are typically not appropriate as transitions.See also figures:7M,M. QeGa s of the r. el r- r,fig FG i,.r,Withir,Old Te..,r, development is G bjer-++e the nnixed Use rr+ed heroic, _ _ _ _ Commented[BM14]•Fragment from Old Comp Plan.O-T is not covered under the general mixed Mixed Use Sub-Categories use section. There are five designations (sub-categories) of the-Mixed Use 4e4ef #ief,fhat are usedidentified throughout the City of Meridian and the Meridian Area of City Impact Neighborhood,Community,Regional.Interchange.and Non-Residential.)This section Commented[BM15]:This section occurred earlier further describes the purpose,intent,and development#G-P�desian principles for but did not transition well. these° ,h_� per^rie°designations.In addition there are three sub-categories of the Mixed Use designation that are solely u%-61permitted in the Ten Mile Interchange Specific Area:Commercial,Residential,and Lifestyle Center. the the Gity^r„d^ e Rot S ,hie^++^+his�e^+i^r,.For more detailed descriptions of the land use designations in the Ten Mile area,see below,and also^^dkeE I„+^the Ten Mile Interchange Specific Area Plan Every mixed use designation includes a specific range of densities and coverage that aenerally allow for a mixed use area to realize a diversity of use types and to achieve its stated purpose.Recognizing the dynamic nature of mixed use areas,additional flexibility is afforded to these ranges through other referenced policies.Ultimately,any mixed use project must work towards the purpose and intent statements,including availability of goods and service to the community,and must offset impacts by 8 providing quality of life opportunities not typically achievable through other single use areas of the City.The base land use coverage ranges are a starting point,with exceptions expected to include justification not on current market conditions,but the health and wellbeing of the community,and the market potential and buildout over time for the service area of each mixed use designation. Conditions may exist within some mixed use areas that influence these metrics.For example,significant grade and access limitations may better support reduced intensities.Other land,with high visibility and access,may for example represent an opportunity to provide increased acreage for large employment,or reduced residential ratios when a service provider acquires significant prime acreage.However,examples like these shall not be used to iustify increased residential intensities outside of the specific allowances that are described within each mixed use designations. Mixed Use Neighborhood (MU-N) The purpose of this designation is to assign allocate areas where neighborhood-serving uses and dwellings are seamlessly integrated into the urban fabric. tThe Intent is to avoid predominantly single-use developments by incorporating a variety off use o uses.Land uses in these areas should be primarily residential with supporting non- residential services. Non-residential uses in these areas tend to should be smaller scale and provide goods or services that people typically do not travel far for(approximately one mile) and need regularly.Employment opportunities for those living in the neighborhood are encouraged.Connectivity and access between the non-residential and residential land uses is particularly critical in MU-N areas.Tree-lined,narrow streets are encouraged.Developments are also encouraged to be designed according to the conceptual MU-N plan depicted in Figure 39D. 9 Single Family I Residential Apartments, „I.. Four-plexs or Duplexes 0 Plata Area Office or Wa Service Use —� —� 9 Collector Road Figure 38D.Mixed Use Neighborhood Concept Diagram.See also Appendix, Figure FA 1 for Color Diagram with markup.See also Appendix, Figure FA2 for Color Diagram with markup. In reviewing development applications,the City will consider the following items will be ide ed in MU-N areas: - Development should comply with the Functional Integration principles i#eaps l+s#ed for development in all Mixed Use areas. ReSideRtiGl uses ShG IGI GrRiRiFRYFRof 40 of the.deyelepr-ReRt area at gross densities ranging from x to 12 nits/GCT49 Commented[BMt6]:For all mixed use types, - Residential uses should comprise 30%and 60%of the development area,with typical,we've tried to consolidate this area.Most gross densities ranging from 6 to 12 units/acre (of the residential area). of these have natural caps already given other requirements,and considering bonuses(existing - Multiple residential product types are desired within a single mixed use area. and new).Bonuses are still at the end after See Sample Uses appropriate in MU-N areas, below. understanding the needs.Ranges were modeled _ resideRtOGI buildiRgs sheuld be PFGPGFtiGRGII te GRd bleRdto consider land area feasibility and general r;ion+;ri b ai,aing impacts. - A +r h+ r ,r.,,l;ne-.r gr„-i,.r rn- r,-,+;no-street pattern grid is encouraged for Commented[BM17]:For all designations,relocated residential areas,and most blocks should be no more than 0OLte to Functional Integration.600' long similar to Old Town^r uori+nge r r MeR :larger blocks are allowed 10 pleagiparallel to arterial streets and integration of natural features is encouraged. Throe S Gifie desier,eleMer,+S Shea ld he ir, e+ed;r,+e a ed USe rde„elePw,en+•el Street GGRReGtivity,h1 epeR nrJ G) PGthWGYS I Inless,-,StF „ t r n+,-,;nS e r. r, of heth r cede +;,-,I,-,nd AffiGe a sideRtiGI .J a el IGRd rR h6 lildiRg siixe Shea ld he lir Ri+ed+e a 20,000 c e_feet b iildiRg feetp Fin+ Cer the develr.Pment of p blie reheel sites,the PnGixiinnurn building size dGeS e+a r.l.,I Commented[BM18]:Important note:This is a more — Supportive and proportional public and/or quasi-public spaces and places significant change given past context.Originally h e .rl r le + I ,r r~+her;n e I;hrer;er n removing something like this that was at the S. S r g r,rer~r r.een cr.ee center of multiple hearing debates was a line that `G49Q4 should comprise a minimum of 10%of the development area. was not going to be crossed.However,these Q tgoer See+iRg e e e+rec+e6 1rer,+r rde r,e+a r,++e..,GFd5 this re e er+ values listed are arbitrary,outdated(wrong),and c ere the rJe„el, r.men+r,r,-,r„-.oec r,i ihlie r-�nr-1 rvi irvo;_r,i ihl;!-i ioec+,-. i ir,r.,-.r+ \ we received too many comments from very \A/h ,�e„eler,me n+,-,hr..,e the,,,in;r.,� experienced site designers regarding these metrics +he r. 10% the develeper PAGly he eligible fer to ignore.Expansion of non-residential building Oddi+ier,el resides+iel denS;tier er r ier er,;n e e+e the r rR b uil,diRg \ text above is meant to address.Code feetpFiRt. enhancements or specific plans are likely needed - Where the development site has transit available or stops are planned,an to fully address(but that is also the case now). additional 10%of the site may be dedicated to residential uses.Alternatively, Commented Functional Intteeggratiorati Addressed generally within n now.Each designation has this bonus may be applied where the development site is within one-mile of its own specific metric. planned transit stops or an identified employment area and where last-mile Commented[BM20]:New definition in appendix transportation features are incorporated into the site including thoughtfully located and integrated ride share parking,commensurate with potential trip capture.Other innovations to reduce traffic and/or parking impacts and capture local trips may be considered. - Sample uses appropriate in MU-N areas include:alley-loaded single-family homes,single-family homes with accessory dwellin. units,townhouses,small- scale multi-family developments such as fourplexes,neighborhood grocers, drug stores,coffee/sandwich/ice-cream shops,vertically integrated buildings,live-work spaces,dry cleaner/laundromat,salons/spas,daycares, neighborhood-scale professional offices,gift shops,schools,parks,churches, clubhouses,public uses,and other appropriate neighborhood-scale uses. Sample zoning includes:R-8,R-15,TN-R,TN-C,L-O,and C-N. Mixed Use Community (MU-C) The purpose of this designation is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban fabric. single-use and strip commercial type buildings. 11 Non-residential buildings in these areas"^ ^fen de.RGY tend to be larger than in Mixed Use Neighborhood (MU-N) areas,but not as large as in Mixed Use Regional (MU- R) areas.Goods and services in these areas tend to be of the variety that people will mainly travel by car to,but also walk or bike to (up to three or four miles).Employment opportunities for those living in and around the neighborhood are encouraged. Developments are encouraged to be designed according to the conceptual MU-C plan depicted in Figure 3EE. — Single Family i Residential vo I \ Apartments, .J__ _ L ., p Four-plexes or Duplexes Office, Local or Collector Road Day-care or Service Use Integrated Plaza AreaLl _ 0: Office or Service Use 0 a Retail Use Arterial Road Figure 3EE.Mixed Use Community Concept Diagram.See also Appendix,Figure FA3 for Color Diagram with marku. In reviewing development applications,the City will consider the following items Will be eeRSidered in MU-C areas: - Development concepts should comply with the Functional Integration principles^e��°for development in all Mixed Use areas. — All.deyeleppReRtS rhr.0 l d have emix of et least three lGRd use types. Devi,-Je R tiG1 uses she ld eernprise a inninimum of 20 of the ldeyel er.w ent area Gt g r rdeRsities r g frer m L fe 15 Y RitS/.-„-,re 12 - Residential uses should comprise between 20%and 50%of the development area,with gross densities ranging from 6 to 15 units/acre (of the residential area). IsI,-.n_resir mein-0 buildings she ild be P r.r+iGRGI to Gnd blend in .,i+h rrdjG won+resideRti,-,I buildings. I\/or+ir-r-.II..it tegrete d s+ru t pro e 0 8Gl Commented[BM27]:Stated in the beginning. I InIeSS a Str i!-t ire r n+ivinc rvmex of h- eth r qi dentkal GRGI effi,-e ,-. FL -Ptiol nrd r r-.I lGnrd uses,rnGxirnurn building size shei slid be limited+ram G m b iildiRg size the ilyd ho limited to rti Ln 000 c o_feet hi iilydiRg fr etprin+ Fer the rdeyelepmen+Gf p bliG SGheel sites them m building size rdees RGf apply. - Supportive and proportional public and/or quasi-public spaces and places SPGGe,libraries aR d sGhGels+h.+should comprise a minimum of 5%of the development area are required 1+rdr,r I`sgeGtinr GFeGS Gt Fenni irnntr rdn n t nt+r.N.,,-,r,-Is this ro n+ the development above the minimum SQL the developer may be eligible for Commented[BM22]:There is no longer a maximum - Where the development site has transit available or stops are planned,an building size;design considerations address. additional 15%of the site may be dedicated to residential uses.Alternatively, this bonus may be applied where the development site is within one-mile of planned transit stops or an identified employment area,and where last-mile transportation features are incorporated into the site including thoughtfully located and integrated ride share parking,commensurate with potential trip capture.Other innovations to reduce traffic and/or parking impacts and capture local trips may be considered. - Sample uses appropriate in MU-C areas include:All MU-N categories, community scale grocers,clothing stores,garden centers,hardware stores, restaurants,banks,drive-thru facilities,auto service station,Gnd retail shops, and other appropriate community-serving uses.Sample zoning includes:R-15, R-40,TN-R,TN-C,C-C,and L-O. Mixed Use Regional (MU-R) The purpose of this designation is to provide a mix of employment,retail,aP.4-residential dwellings,and public uses near major arterial intersections. The intent is to integrate . variety of uses �_Predonninantly single use developments such . . regional retail center with only Irestaurants and other commercial uses. Developments should be anchored by uses that have a regional draw with the appropriate supporting uses.For example,an employment center should have 13 supporting retail uses;a retail center should have supporting residential uses as well as supportive neighborhood and community services.The standards for the MU-R designation provide an incentive for larger public and quasi-public uses where they provide a meaningful and appropriate mix to the development.The developments are encouraged to be designed consistent with the conceptual MU-R plan depicted in Figure 39F. Single Family Residential Office or Hospitality Retail or Service Use e Local or Collector Road a © Residential Office Park/ ®° a or Office Headquarters _. Q Integrated Plaza Area I IIIIIIIII�� Retail Arterial Road Figure 39F.Mixed Use Regional Concept Diagram.See also Appendix,Figure FA4 for Color Diagram with Markup. In reviewing development applications,the City will consider the following items will be ^Si Bred in MU-R areas: - Development should generally comply with the Functional Integration. principles for development in all Mixed Use areas. - Residential uses should comprise between 10%and 30%of the development area,with gross densities ranging from 6 to 40 units/acre (of the residential area). 14 - There* *thP+her^minimum^ &e eRfor non-retail commercial uses such as light-office,office,clean industry,or entertainment uses,is 20%of the mixed use area. - Retail commercial uses should comprise a maximum of 50%of the development area. - Where the development proposes public and quasi-public uses to support the development,the developer may be eligible for the following additional coverage area bonuses for retail or residential development (beyond the allewed 50%base allowance), . o For land that is designated for a public use,such as a library or school,the developer is eligible for a 2:1 bonus (e.g.-.Th^+is to°^cif there is a one- acre library site planned and dedicated,the project would be eligible for two additional acres of retail development)_. o For active and shared open space or passive recreation areas,such as a park,tot-lot,or playfield,the developer is eligible for a 2:1 bonus (e.g.- Th^*�*^r^y,if#lea park is 10 acres in area,the site would be eligible for 20 additional acres of retail developmentl. o For plazas that are integrated into a retail project,the developer would be eligible for a 6:1 bonus.Such plazas should provide a focal point (such as a fountain,statue,and water feature),seating areas,and some weather protection.That would mean that by providing a half-acre plaza, the developer would be eligible for three additional acres of retail development. - Where the development site has transit available or stops are planned,an additional 20%of the site may be dedicated to residential uses.Alternatively, this bonus may be applied where the development site is within one-mile of planned transit stops or an identified employment area,and where last-mile transportation features are incorporated into the site including thoughtfully located and integrated ride share parking,commensurate with potential trip capture.Other innovations to reduce traffic and/or parking impacts and capture local trips may be considered. - Sample uses,appropriate in MU-R areas would include:All MU-N and MU-C categories,entertainment uses,major employment centers,clean industry, and other appropriate regional-serving mesuses.Sample zoning includes: R- 15,R-40,TN-C,C-G,and M-E. Mixed Use Non-Residential (MU-NR) The purpose of this designation is to designate areas where new residential dwellings will not be permitted,as residential uses are not compatible with the—planned and/or existing uses in these areas. -For example,MU-NR areas are used near the City's Wastewater Resource Recovery Facility and where there are heavy industrial or other hazardous operations that need to be buffered from residential.Developments are encouraged to be designed similar to the conceptual MU-NR plan depicted in Figure 3€G. 15 I I ' Office,Light o u Distribution or IhService Uses Light Manufacturing — orWarehousing Existing L ° Industrial Local Road Use Single Family �0 Residential I 0 a _ a — a Office or 0 0 ServicelUseQ a W44I Office or l 0-0 Retaillnfill Arterial Road Figure 3€G.Mixed Use Non-Residential Concept Diagram. In reviewing development applications,the City will consider the following items will be ^sidered in MU-NR areas: - No new residential uses will be permitted (existing residential may remain). - All deVeI..Pr.-eRfS She ld hGVe r MiX E)f..+IeGlSt tWG typeS of I. RGI - Development is not required to comply with the minimum number of use types in the Functional Integration principles; two use types are required. trod+o CtiO consistent with the Ada County Highway District Master c+roo+ nn 0 required WithiR the Unified no.,oi r „o +r to Fmfe,.r7e. ted[BM23] Comp Plan adopts this by - There is neither a minimum nor maximum imposed on non-retail commercial uses Odd to have it referenced specifically, such as office,feed seF 'Ge/resfG FGRt8,industry,or warehouse uses.Food ere. service and restaurants are encourage in support of other adjacent employment oriented product. - A transitional use such as professional office or public/quasi-public plaza is encouraged on the perimeter of the MU-NR areas between any existing or planned residential development. 16 - Sample uses,appropriate in MU-NR areas would include:employment centers, professional offices,flex buildings,warehousing,industry,storage facilities and retail r.r„I ether r~r.r.rr,r.riGte RGR resideRtiGI es Sample zoning includes:C-C, C-G, L-O,M-E,H-E,I-L,and I-H. Mixed Use Interchange (MU-1) The purpose of this designation is to call--out areas where around^^nrtr, Gt;er,of f,,t,�re SH-16 interchanges is likely to eGGw,and to acknowledge that this land will hGye a high Glegre ofis Very""visible.These areas will be served by highNYGY interchange ramps and restricted local access.There are two SH-16 interchange areas,one located at US 20-26 and one at Ustick Road,that differ from the other Mixed Use categories in that a much stronger emphasis will be placed upon gateway elements and traffic flow/trip generation factors when reviewing new land use applications.Uses in these areas will need to be compatible with the impacts of a freeway interchange.These areas are not intended for high volume uses SUGh Gr retGiftrips,either aggregated over the laraer planned MU-1 area,or as individual use types.The intention is to protect the immediate vicinity of the interchange from traffic conflicts and shift the high traffic- generating uses away from the immediate vicinity of the interchange to other,nearby areas. In reviewing development applications,the City will consider the following items wi"be nsidere d in MU-1 areas: - Development should aenerally comply with the Functional Integration principles for development in all Mixed Use areas. - Areas in close proximity to interchanges and interchange ramps (and which are further from public access to major roadways) are not appropriate for residential uses intended for senior care,low-income,or other residents and families that may be more sensitive to noise,emissions,or adversely impacted by increased travel times to essential services. - Land uses within the MU-1 areas and adjacent to the SH-16 corridor should be carefully examined for their potential impacts on nearby existing and planned retail and restaurant uses in Commercial and Mixed future land useu%areas. - A traffic impact study or other traffic analysis may be required for terger developments in these areas. - Vehicular access points should be located as for as practical fronlGre prehibited Rear interchange ramps.Future uses should be planned to integrate with a frontage/backage road type circulation system,ensuring high visibility property is able to develop with desired uses such as office or technology/research parks to support the economy,job-base,and reduce local trips on the regional network. - Regional ridesharina,park-and-ride and transit transfer facilities are strongly encouraged. deyeleppnent pGttem..,hero buildings,-, Gl stered eff_street pGrkiR9's 17 ed1 in the r of then el GRd, .Mere n GtiGGI dJe"elepmenf it infer_ d•fe GI with GGIjGininn n elr - The SH-16/US 20-26 interchange will be one of only two regional gateways to the City of Meridian for travelers coming from north of the Boise River(the other being Linder Road).As such,buildings,landscaping,and other design features at this interchange should reflect Meridian's heritage,quality,and character. The MU 1 Grea rt I IrtiGl.ReGd est of SH 16,rhea ild r-RiROFRiZeetGil GRGI G itG ntP-d r nr1 frdvncifien r nidl1'frr.m the inferd-hGRge ter sidenfin'i qes ,-.r the G nf.,line - Examples of uses include schools,post office or library branches,office uses,light residential (low density with minimal trip generation) developments,athletic clubs,and technology/research parks. Ten Mile Interchange Specific Area Plan The City developed a specific plan for approximately 2,800 acres bordered (roughly) by Linder Road to the east;McDermott Road to the west=Lthe Union Pacific Railroad line to the north,and mile 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 density residential;a planned collector road network,and design guidelines. It is important to note that the Ten Mile Interchange Specific Area Plan (TMISAP) uses different land use designations than the rest of the FLUM.While there are some similarities;(for example Low Density Residential),there are also new designations which do not exist outside of this Ten Mile area.Development within Ten Mile area Mixed Use designations should be designed consistent with the Functional Integration principles herein.The TMISAP was adopted as an addendum to the City of Meridian Comprehensive Plan on June 19fK 2007,by Resolutions Numbers 07-563 (Map)and 07- 564 (Text).Development in the Ten Mile Interchange area will also be reviewed using the TMISAP.See the Ten Mile Interchange Specific Area Plan for more details of this area. 18 Other Comp Plan Text Changes Industrial Land Uses This designation allows a range of uses that support industrial and commercial activities. Industrial uses may include processing,warehouses,storage units,light manufacturing, flex,and incidental retail and offices support uses.'^seme cases uses may inelu ,e Sample zoning includes:I-L and I-H. Glossary of Terms (Employment Area-I n employment area provides a iob and employer base large commented[soma]:This definition was created in enough to generate aaalomeration of ideas and innovation,are dense enough to coordination with,and based on COMPASS data promote a cohesive and integrated environment with efficient transportation,and for traffic analysis zones.This is the same info that goes into traffic analysis.But,other newer sources include a focus on supporting Meridian families with family-wage jobs.The minimum size could be used by development applicants when of an employment area is 25 acres,it must provide 1,000 jobs with at least 70%that are needed(e.g.projections based on development neither retail or service,and include a minimum of 10 employers.Employment area plan). boundaries align with COMPASS traffic analysis area (TAZ) boundaries.Other verifiable data may be used in substitute for developing areas. Linear Open Space-This type of open space is lonaer than wide,fypicallypublicly accessible,generally found along canals,creeks,or linking pedestrian-oriented points of interest,and includes tree canopv and other active or passive natural features offset from multiuser connectivity such as pathways. Walkable-Development that contains a comprehensive network of sidewalks and #G*multiuse pathways.Development tends to be compact,and diverse,providing varied and plentiful destinations for walking and cycling;destinations tend to be within v,of a mile from dwellings without crossing arterial-arterial intersections. Environment is safe and aesthetically pleasing,with open space interspersed throughout development. 19 Attachment 2: Mixed use and other text changes in strike-through and underline Page 15 Appendix F: Mixed Use Examples A. Mixed Use Concepts with Additional Annotation The following images are colorized versions of the mixed use concept included in the Land Use section of the Comprehensive Plan. These colorized concepts include additional annotation styles that more closely align with aerial examples of real mixed use projects in Appendix F, Section B. These are intended to better identify different building types, and to correlate design features with actual mixed use projects. The following definitions may be helpful when reviewing these concepts: • Points of Interest: Generally intended as public spaces such as an urban plaza or small park, but may also be a historical site, a building with architectural interest, a landmark with significance, or some other unique visual point of interest. • Primary Local Corridor (Visual and Physical): The main transportation and/or visual corridor linking the area; size is relative. When depicting a roadway, the cross-section is context sensitive to the adjacent land use. This could be considered the main thoroughfare or feature. • Secondary Local Corridor (Visual and Physical): Secondary transportation and/or visual corridors linking the area; size is relative. When depicting a roadway, the cross-section context sensitive. This is often shown as pedestrian connections but may also be secondary vehicular to highlight pedestrian prioritized areas. 1 FA1 Mixed Use Concept Color Diagram with Markup J I4 I I_I i I -L -a Continuous Traffic calming L Pedestrian�-- features Corridors S Diverse ousing Types I-- Tree-lined roads with] — parking as product ' W type transitions ■ _ ■ Shared, -- ■ " ■ v oCentralized Retail,Office,or j ■ ■ '� open Space Service Uses —j Grid Layout ■ - - q . . . 0 ■ ■ ■ ■ I Street Oriented Design r Layout ® Retail or Office � Office,Live-work, r+ _ LEGEND or Townhouses fLj�- Points of Interest 8 Townhouses or Condos --2 Multiple ,,� Primary Local Corridor Multi family non-residential - (Visual or Physical) Residential product types Single-family "� — Secondary Local Corridor Residential (Visual or Physical) Note: See Chapter 3 Evolving, Land Use, Mixed Use for companion graphic. FA2 Mixed Use Neighborhood Concept Color Diagram with Markup Office or Service uses Direct Neighborhood I L \ ® Retail/Services Connectivity ( - uses Multi-family 1 Residential Integrated Urban - Plaza(s) 0 LEGEND Points of Interest r Primary Local Corridor I i (Visual and Physical) Support for variety of Secondary Local Corridor neighborhood (Visual and Physical) suportive uses Note: See Chapter 3 Evolving, Land Use, Mixed Use for companion graphic. 2 FA3 Mixed Use Community Concept Color Diagram with Markup Preference for ' , ❑ Retail,Office or fronting units with 1 Service Uses on-street parking for . _ �� it Retail Anchor new developments __ ❑ Multi-family ❑ Single-family Direct Neighborhood Residential Connectivity M 3' �4. Neighborhood uses and integrated open space that ... "hold the corners"with LEGEND I_ © k inward facing focus. Points of Interest 07 . 999 Q� ® 0 Support for a variety of Primary Local Corridor community uses clustered (Visual and Physical) around shared urban — _ _ amenities LA-QSecondary Local Corridor (Visual and Physical) F_ Note: See Chapter 3 Evolving, Land Use, Mixed Use for companion graphic. FA4 Mixed Use Regional Concept Color Diagram with Markup Retail — Traffic Calming Features Retail or Service Neighborhood Connectivity ® UsesVT 4 a ❑ Office or a Multi-family ❑ ' Single-family Residential _._-0 "� o--�.0 O � Support for variety of user types and configuration, 5 retail and services o LEGEND Clustered uses around a shared amenities Points of Interest --� 0q�_ 4 ' � Q Primary Local Corridor (Visual and Physical) � � I' � c Limited pedestrian drive aisle conflicts Secondary Local Corridor (Visual and Physical) (� 1 4 Note: See Chapter 3 Evolving, Land Use, Mixed Use for companion graphic. 3 B. Mixed Use Project Examples Images on the following pages include aerial and street view photo examples of mixed use projects. These images are intended to supplement conceptual graphics included in Appendix F, Section A, and the general text of the Comprehensive Plan. Reference points on aerial images indicate the location of any companion street view examples. These examples are all real-life, developed, unique projects with locations and land development policies that vary across the Country. 4 ( �• •�fT .R, Public ""'N,,,,� Library`' Public �; ♦ �l Multi-story,Neighborhood - � School • � - L Scale"Main Street"Buildings 5'91 IL 1F a �•A Variety of Street View non-residential -� Reference Location building types—,- , a� hoc► v _ j_.�t " Variety of z " residential G product types r Building modulation with Shared additional outdoor spaces Outdoor space " Mufti-story 'MEOWN�m- A IF structures FIRyr Eastsid Lan scaped Medians - Pedestrian scale - _-..� architecture and features ■ On-street Parking Street Furnishings Essential Services Prioritized Pedestrian Variety of non-residential (e.g.-grocer) Connectivity(Limited building types and use Conflicts) r support ' 1 jILI t Centralized and heavily 1 _ amenitized open space • ;�.�. Street View`s Roadways and Reference alleys used as - Location transitions ; Variety of Residential,,. Pathway product types Node �a �!_��-- Amenitized Linear Open Space Housing fronting unobscure ,shared community amenities - is ? •3 1 .�� '.��s�' �r _ Buildings with structural modulation and transitional - landscaping to streetscape Centralized community r Vr "open space with variety of - *i '" �nor hardsca a amenities - Detached sidewalk Dn-street Parking V > q wl Landscape buffers with tree canopy and decorative lighting FB3 Bethany Mixed Use Area di ';Connected " -"' ' Amenities �� ` CommerciaLAnchor � _• ` ' 4Backage Road ;�, � ' !- .. Hold the Corners � " � - Central Commons �h I �• �' Location, J '�,r �. � % i,, , - c��a�l�"Main Street" '- �:- " P, ND Variety o€non-residential ;� Connectivity building types '` ti `� Secondary Tier Commercial • ' % �, i, Points of Interest Essential studios,spa,etc.) ;, : Primary Local „ (Visual , Physical) � (e.g.-grocer) u;' I ;` �' �T /' � �• �� Y` �► Ah, Spmonclary Local MT ridor(Visual and Source: Goog/e Earth Pro, Bethany Village Mixed Use Area, Bethany, Oregon Source: Google Earth Pro, Bethany Village Mixed Use Area, Bethany, Oregon Vertically integrated building U (residential off-street parking in rear) � �/ �� Pedestrian scale � � architecture brought to i �' streetscape edge r j "Main Street"oriented design focus with on-street parking,tree wells, Transition to mid-hox anchor and streetscape amenities. and more auto-oriented uses 4 � � LEGENI Points of Interest _i 4 Transitional Local t ,A t Local Corridor Roadway with diversityPrimary - .. - (Visual an1 Physical) ;;,.,;<;, of fronting homes IPA 0.0 Secondary Local Corridor 1 'd Diverse 1 ' Centralized 1, r„ *� " E.�. ��� �t Themes —:— Housing Types _ f' e'er' Multiple Nan-residential product types -_ Street View Reference f �( Location =' Visually r Anchored r AmenitiesWIN f f u /\� r■ M�'a�fi sty — J Pedestrian scale focus with patios, Y;v\ `-hardscapE,planted landscape ; � V��QI a�eri (s7-low and tall columns,and iY ✓ t r�� :,I'm multi stork architecture; q {,�i "'ri. �7.t �`J�A•,vaR�tis fir• ,fig I,j�� Salon Ba Entrance to -, courtyard parking Wide sidewalks and Traditional midblock crossings neighborhood design building setbacks - Vertically Integrated Streetscape Furnishings Building(s) Main Stree ' r t Elements, - p Grid Layout �. �. Public Open - �* Space.Dining ` Internal Parking Street View Reference Location Diverse �. I I Housing Types ,IC I4 �\ 1 1 11 - Essential Services -grocer) • — ••• — • • :• • �• • • •• • •• :� • • : • � 1 r pp r�z •sue � �.�:,�. _,_ I .I —WA mentizied shared plaza(urban j space)for retail,services, ara I� ' Pedestrian Arcade office,and residential usesJ. "Main Street"oriented desig focus with on-street parkin t e - wells,detached sidewalk � = - pedestrian scale chit-ecture.11 '1. Streetscape Furnishings "� .; " C. Public Spaces, Node, and Link Examples The following images are examples of pathways and public spaces that may be appropriate in mixed use areas. These are organized by interconnected nodes and links. Nodes are often places of respite or of focal activity, and activated with amenities that usually include constructed hardscape or play elements. Links are features such as pathways or linear spaces connecting nodes, usually visibly, and in a meaningful and interrelated context. These examples are all developed in unique projects with locations, environments, and land development policies that vary across the County. However, the design nodes and links depicted may be replicated in similar settings within Meridian. NOTE: For the draft version below, text is located below the image, for suggesting revisions and to track changes. Final text will be overlaid on the images instead (and likely integrated into metadata). 10 re 46�7lJj*'��y f^j�rs �/d ,y� �*+1 �l �/ - '.rl�:r,�) i�� '�•`�.. '� IAd, idA��44'+�a ,��j� ',r. rJ /{%�a,,, r ,1 4 •tJ� sgr e e',.. add' :• 6 s" Xl: .47 y ` � VI Jul .• .OF P V1 t1. —3 -- FC2 Link, Pathway Link f Thematic pathway bridge provides architectural character integration of the pedestrian network into the surrounding development amenities. Source: Google Earth Pro, Caldwell, Idaho 43°40'2. 1ON, 1 16°41'23.73"W. [Accessed June 2023] 12 FC3 Link, Shared Purpose Pathway Corridor S. t Pathway links can be accommodated in areas where development is otherwise difficult, but should be attractively improved and integrate thoughtfully into the overall site design and mix of uses. Source: Google Earth Pro, Lincoln, California 38°51'51.35"N, 121°l 9'0.91 W. [Accessed June 2023] 13 FC4 Link, Linear Urban Open Space t Via" ti M - Linear open spaces may not only follow naturalized amenities, but also external to developments and include integration with streetscape and utilized as shared open space. Source: Google Earth Pro, Baccus Park Streetscape, Plano, Texas 33°4'54.47"N, 96049'14.81"W. [Accessed June 2023] 14 �� �,• �I. 7.-,.�+- ` �+I�`+'^ 4 .�.,'s�,"���� e,.T�is ,. .e"�� .-ter ."sY'�� � tky�,.�, +s+c y� ����k�dr,.. � ��Su��j�,`'r ai '�.. t, •�'M�'f&• � ,`` t s ��.�.. FC5 Node, Urban Plaza Open Space nil Urban Plazas provide both permanent constructed features along with planted materials, and include year-round seasonal interest. Lighting, protected spaces, shade, and places for both social experiences or quiet escape are important. Source: Google Earth • BaccusPark, • • Texas96�4• • [Accessed June 2023] FC6 Node, Micro Plaza on Neighborhood Pathway �14 ' ITY mo pt� qqk i.? i' i Xy v Pathway node with highly contextual, permanent constructed features. Pathway link meanders across visible open space towards an activity node (see Figure 1`132). Source: Google Earth Pro, Magnolia Mixed Use Project, Hillsboro, Oregon 45°31'56.05"N, 122-52-21. 10"W. [Accessed June 2023] 16 FC7 Node, Shared Open Space 1 1 Community open space shared among multiple developments and benefiting both local residential and employment uses. Shared space increases opportunities for improved location, increased size, and additional amenities, and enhances identity for a neighborhood. Source: Google Earth Pro, Gramercy Park, Meridian, Idaho 43°35'8.47"N, 1 16°21'43.52"W. [Accessed June 2023] 17 FC8 Node, Non-residential Open Space Gateway Dr '7" .d�11040 lilt t �y ! Non-residential open space can be used to integrate development signage, raise awareness and improve identity, create amenities for restaurants and other specialized services, and serve to enhance the destination appeal of retail and service uses. Source: Google Earth Pro, Lincoln Gateway, Lincoln, California 38°53'4. 16"N, 121017'35.24"W. [Accessed June 2023] 18 y ,� ` � t�•�- t. J Ft.a+ sty ' 7. - � FC9 Nodes and Links, Destination Commercial Open Space i Destination commercial spaces require fully integrated, desirable, and prioritized public spaces. A variety of hardscape, landscaping, and unique, thoughtful, and context specific amenities and features are essential. Source: ••• - Earth Pro, The Domain, Austin, Texas0F • • •4 • [Accessed - D. Other Examples The following examples are a variety of public space examples with unique features, such as having special functionality or in serving alternative transportation. 20 FD1 : Urban Spaces, Flexibility or Dedication Wm- _a Community plazas can often have a focus, such as hosting community events. Conversely, spaces can also be designed with flexibility to address a variety of needs. Flexible spaces should still be intentional in providing a diversity of amenities. Source: Google Earth Pro, Midtown Plaza, Carmel, Indiana 39°58'32.49"N, 86° 7'45.03"W. [Accessed June 2023] 21 FD2: Urban Spaces, Multifunctional �N p yYe.i^ •� i. 1. is Community plazas can serve multiple purposes. For example, the lines of delineation between weekday parking and special weekend event expansion can be seamless, and without sacrificing amenities for daily users or unique community features. Source: Google Earth Pro, Newman Plaza, Newman, California 37'18'55.59"N, 121' 1'20.06"W. [Accessed June 2023] 22 FD3: Urban Spaces, Interior and Exterior Integration . Y� A Community plazas can serve as extensions of interior spaces such as libraries, community centers, and other civic places. Integration should positively influence site design and benefit the larger community when not programmed. Source: Google Earth Pro, Oakdale Community Center, Oakdale, California 37045'56.51"N, 120050'54.92"W. [Accessed June 2023] 23 i 5e ., :+.. - 3:.J J. �,_ YI IINI ii ��� � a ;•��' G R s'� ♦ K•A y+ �� � •�! t ~ ' p fir-. � 1 (`_ 1 I�Y' 1! +��' - yes^-` a 4 �. � �� •c�'� ,®� -' it r• ��� ...t �� :-� L. AZ ���c • • •0 [Accessed FD5: Shared Neighborhood Spaces T r I� 1 ✓r�pi A variety of housing products are desired to support a range of housing preferences and opportunities. Garden homes share common area of a size that would often be unavailable for any single owner alone. Source: Google Earth Pro, Daybreak, Utah 40°32'36.00"N, 1 12°O'20.72"W. [Accessed June 2023] 25 D•: Public-Private Integration Integrating development opportunities with public streetscape increases opportunities to enhance visibility and contributes to identification and branding. Architecture and landscaping should also consider site and regional context. Source: Goog/e Earth Pro, Daybreak, Utah 40'32'48.65"N, 112'0'8.62"W. [Accessed September FD7: Active • • Public TransportationAlong y LinearOpen Space Linear open space can seamlessly serve pedestrians, alternative transportation, the business environment, and local residents. Activation of public spaces with amenities is essential to supporting a variety of both non-residential and residential uses. Source: Google Earth Pro, 161hStreet Mall, Denver, Colorado 3944'40.02"N, � a�� aJ "R •, �` - = � I \Cis # f � r 1 • 1 [Accessed September 2023]. • - of Irevitalization •and reconstruction • on-going. FD8: Public Transportation & Shared Mobility A," �AM.-, wffir I Mixed use areas should include public transit stops or other opportunities for shared mobility. Transit stop features should consider bus pullouts, shelter, and safety lighting, Other shared mobility features should include and integrate opportunities for safe and visible access, charging, and storage. Source: Google Earth Pro, Sunset Transit Center, Beaverton, Oregon 45030'36.55"N, 122°46'53. 16"W. [Accessed September 2023] 28