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Mixed Use Land Uses
In general, the purpose of these designations is to provide for a combination of
compatible land uses within a close geographic area that allows for easily accessible
and convenient services for residents, workers, and visitors.
The intent of these designations is to encourage developments that offer functional and
physical integration of land uses, to create and enhance neighborhood sense of place,
and to allow a high degree of design and use flexibility.
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:
• 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 integration of uses
and features of a mixed use area.
General Overview
Land 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 adjacent doctor offices,
pharmacies, beauty salons, assisted care facilities, and apartment 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 larger 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
Vibrant mixed use communities are those with shared spaces to gather and recreate -
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 (1st 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-being for most
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.
1
O
Where you
Live
o °
Enhanced •
O Well-being O
Where you Where you '
Work Spend Time
Figure 3A. Diagram Conceptualizing 3rd Place
Location
In developing the Comprehensive Plan, the City has typically designated Mixed Use in
areas of higher 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.
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Anatomy of a Mixed Use Project
u Mixed Use Land Uses
O d '0
c aD rn
N p >
c u c CFunctional
'D N L 0 Integration Holistic Design
r as
o V v Mixed Use Designation Integration
(Sub-category) of Uses
Overall Master Plan or
Conceptual Plan
Example Example Example
Commercial Type Residential Office Type Civic Type Residential
Type Type
Figure 3B. Anatomy of a Mixed Use Project
Generalized Land Use Types
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;
4. civic (includes both public and quasi-public open space, for leisure, active
play, or enhanced natural spaces); and,
5. industrial.
All development in Mixed Use areas shall fall within one of these five generalized land
use types. Land uses requiring industrial zoning are discouraged in mixed use areas with
existing or expected residential uses. However, if the developer can demonstrate that
industrial uses are compatible and appropriate, the City will consider industrial uses
when proposed as part of a larger Mixed Use conceptual plan.
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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
features supporting the land use type (e.g. - parking and open space associated with
residential). Vertically integrated units count towards the primary building use type, to
ensure balanced impacts and benefits.
Connectivity
Single Family
Residential
Townhouses '
or Condos
oca or ollec or Road Open
Space
o ,
Multi-family
76
_ o
— Transit
I Stop
Office, J
Live-work,or I
Townhouses '°
a_
J� Commercial/
Retail Core
Office or
Service Use I
I .
�ja — --
Plaza/Open Space Arterial Road
Figure 3C. Mixed Use Concept Diagram. See also Appendix, Figure FA 1 for Color
Diagram with markup.
Functional Integration
As the City reviews development applications for consistency with the Comprehensive
Plan, the principles described in the Integration of Uses and Holistic Design sub-sections
following will be considered in all Mixed Use areas 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 must function together,
not as individual components. Helpful diagrams, photos, and other exhibits are cross-
referenced after many principles, and included in Appendix F to illustrate the concepts.
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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 frequent, accessible and safe
pedestrian connections. Residential and non-residential areas should typically feel
cohesive, as one neighborhood, even when developed across multiple properties over
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 should be developed with an overall master or
conceptual plan for the larger mixed use area; during an annexation or
rezone request, a development agreement will typically be required for
developments with a Mixed Use, future land use designation.
- Mixed use areas should include at least three land use types within a
designation. Exceptions may be granted for Mixed Use designations smaller
than 10 acres on a case-by-case basis. Individual projects within a large
mixed use designation area may not warrant a mix of uses, provided
compliance with a larger vision and integration of uses.
- High intensity residential (higher density or significant percent of an overall
mixed use area) requires 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).
- A mixed use project should inherently support the need for neighborhood
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: am, IM, Im.
- Community-serving facilities such as hospitals, clinics, churches, schools, ,
civic buildings, or public safety facilities are expected in most 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, 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
are not considered supportive public spaces unless 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
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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 thoughtfully 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 frequent use, and support amenities that foster a wide
variety of interests ranging from relaxation to play. These areas should be
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 uses
and larger mixed use area. See also figures: IM, TE, RE
- 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:
EM IS
- Open space should be purposeful in supporting a visible community and
utilized to enhance synergies between residential and non-residential uses.
See also figures: 7m, ME, I.
- 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: ®, ®.
- 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 primary
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: ME
- All mixed use projects should be accessible to adjacent neighborhoods by
both automotive 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 U, is, Im.
- A mixed use project should be designed to support alternative transportation
such as public transit stops, park-and-ride lots, other ride sharing services
including auto, bike, or scooter, and/or other innovative or alternative modes
of transportation. Alternative transportation improvements should be
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integrated as functional, convenient, and comfortable spaces. Electric
charging stations for a variety of transportation modes is encouraged.
- 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 figures: 72, 0.
- Transitions between different residential product types and dissimilar land uses
should include the use of use alleys, roadways with landscaped parkways, or
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: IM, OM.
Mixed Use Sub-Categories
There are five designations (sub-categories) of Mixed Use that are identified throughout
the City of Meridian and the Meridian Area of City Impact: Neighborhood, Community,
Regional, Interchange, and Non-Residential. This section further describes the purpose,
intent, and development design principles for these designations. In addition, there are
three sub-categories of the Mixed Use designation that are solely permitted in the Ten
Mile Interchange Specific Area: Commercial, Residential, and Lifestyle Center. For more
detailed descriptions of the land use designations in the Ten Mile area, see below, and
also the Ten Mile Interchange Specific Area Plan.
Every mixed use designation includes a specific range of densities and coverage that
generally 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
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 justify 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 allocate areas where neighborhood-serving uses
and dwellings are seamlessly integrated into the urban fabric.
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The intent is to avoid predominantly single-use developments by incorporating a variety
of uses. Land uses in these areas should be primarily residential with supporting non-
residential services.
Non-residential uses in these areas 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 3D.
Single Family
Residential
o
Apartments, 0
Four-plexs
or Duplexes
o ® q Plaza Area
75
O
J
-O
Office or
Service Use
4 0 4
Collector Road
Figure 3D. Mixed Use Neighborhood Concept Diagram. See also Appendix, Figure FA I
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 in MU-
N areas:
- Development should comply with the Functional Integration principles for
development in all Mixed Use areas.
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- Residential uses should comprise 30% and 60% of the development area, with
gross densities ranging from 6 to 12 units/acre (of the residential area).
- Multiple residential product types are desired within a single mixed use area.
See Sample uses appropriate in MU-N areas, below.
- A street pattern grid is encouraged for residential areas, and most blocks
should be no more than 600' long, similar to Old Town; larger blocks are
allowed parallel to arterial streets and integration of natural features is
encouraged.
- Supportive and proportional public and/or quasi-public spaces and places
should comprise a minimum of 10% of the development area.
- Where the development site has transit available or stops are planned, an
additional 10% 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-N areas include: alley-loaded single-family
homes, single-family homes with accessory dwelling 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-useThe intent is to integrate a variety of uses, including residential, and to avoid mainly
- . -
Non-residential buildings in these areas 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 3E.
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r -
- Single Family
Residential
Apartments, L. L L L_�_
Four-plexes o
or Duplexes -- a " Office,
Local or Collector Road Day-care or
v Service Use
NI
Integrated
Plaza Area
Office or
Service Use _ o
C1
Retail Use
Arterial Road
Figure 3E. Mixed Use Community Concept Diagram. See also Appendix, Figure FA3 for
Color Diagram with markup.
In reviewing development applications, the City will consider the following items in MU-
C areas:
- Development concepts should comply with the Functional Integration
principles for development in all Mixed Use areas.
- 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).
- Supportive and proportional public and/or quasi-public spaces and places
should comprise a minimum of 5% of the development area are required.
- Where the development site has transit available or stops are planned, an
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
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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, 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, residential
dwellings, and public uses near major arterial intersections.
The intent is to integrate a variety of uses together, including residential, and to avoid
predominantly single use developments such as a regional retail center with only
restaurants d other commercialuses.
Developments should be anchored by uses that have a regional draw with the
appropriate supporting uses. For example, an employment center should have
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 3F.
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Single Family
Residential
Office or
Hospitality a Retail or
Service Use
o Local or Collector Road
ova. a
o Residential
71
Office Park/ -- — Q or Office
Headquarters
Integrated
Plaza Area
�—� v
Retail
4 CO 74 QV
� IIS
Arterial Road
---------------------------
Figure 3F. 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 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).
- The minimum for 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
base allowance):
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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. - if 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. - if a
park is 10 acres in area, the site would be eligible for 20 additional acres of
retail development).
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 uses. 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 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 3G.
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I
I
Office,Light
v ¢ Distribution or
Service Uses
0
Light Manufacturing
or Warehousing
v' I Existing
Industrial
Local Road Use
Single Family
Residential -0
o —
�' Q
O CPO W .
Office or ®—
Service Use
Office or
Retail Infill
Arterial Road
Figure 3G. Mixed Use Non-Residential Concept Diagram.
In reviewing development applications, the City will consider the following items in MU-
NR areas:
No new residential uses will be permitted (existing residential may remain).
Development is not required to comply with the minimum number of use types in
the Functional Integration principles; only two use types are required.
- There is neither a minimum nor maximum imposed on non-retail commercial uses
such as office, industry, or warehouse uses. Food 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.
Sample uses, appropriate in MU-NR areas would include: employment centers,
professional offices, flex buildings, warehousing, industry, storage facilities and.
Sample zoning includes: C-C, C-G, L-O, M-E, H-E, I-L, and I-H.
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Mixed Use Interchange (MU-1)
The purpose of this designation is to call out areas around SH-16 interchanges, and to
acknowledge that this land is very visible. These areas will be served by 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 trips, either aggregated over the larger
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 in MU-1
areas:
- Development should generally 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 use areas.
- A traffic impact study or other traffic analysis may be required for developments
in these areas.
- Vehicular access points should be located as far as practical from 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 ridesharing, park-and-ride and transit transfer facilities are strongly
encouraged.
- 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.
- 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.
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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; the Union Pacific Railroad line to
the north; and '/2 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 19, 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.
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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. Sample zoning includes: I-L and I-H.
Glossary of Terms
Employment Area - An employment area provides a job and employer base large
enough to generate agglomeration of ideas and innovation, are dense enough to
promote a cohesive and integrated environment with efficient transportation, and
include a focus on supporting Meridian families with family-wage jobs. The minimum size
of an employment area is 25 acres, it must provide 1,000 jobs with at least 70% that are
neither retail or service, and include a minimum of 10 employers. Employment area
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 longer than wide, typically publicly
accessible, generally found along canals, creeks, or linking pedestrian-oriented points
of interest, and includes tree canopy and other active or passive natural features offset
from multiuser connectivity such as pathways.
Walkable - Development that contains a comprehensive network of sidewalks and
multiuse pathways. Development tends to be compact, and diverse, providing varied
and plentiful destinations for walking and cycling; destinations tend to be within '/4 of a
mile from dwellings without crossing arterial-arterial intersections. Environment is safe
and aesthetically pleasing, with open space interspersed throughout development.
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