HomeMy WebLinkAboutPZ - Staff Report
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HEARING
DATE:
12/7/2023
TO: Planning & Zoning Commission
FROM: Brian McClure, Comprehensive
Associate Planner
208-884-5533
bmcclure@meridiancity.org
APPLICANT: City of Meridian
SUBJECT: H-2023-0057
2023 Mixed Use Comprehensive Plan
Text Amendment
LOCATION: Citywide
I. PROJECT OVERVIEW
A. Summary
Request for a Comprehensive Plan Text Amendment to update and/or replace certain text and
graphics associated with the mixed-use sections of the City‘s Comprehensive Plan, including
other minor revisions, terms and a new appendix, by City of Meridian.
B. Issues
Staff is not aware of any issues as of this staff report being prepared. One area to highlight is the
removal of building size references for each of the mixed use, future land use designations.
Instead, context sensitive design principles are proposed. Building area requirements and
maximum footprint allowances have been points of contention in past applications, namely
grocery stores, and do not reflect most of the prototypes being developed today.
C. Recommendation
Staff: Recommend approval of H-2023-0057 with all changes included in the Staff Report.
Commission Recommendation: Pending.
D. Decision
City Council: Pending.
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
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Table: Land Use Descriptions
Description Details Page
Existing/Proposed Zoning n/a Error!
Bookmark
not defined.
Future Land Use Designation n/a Error!
Bookmark
not defined.
Existing Land Use(s) n/a Error!
Bookmark
not defined.
Proposed Land Use(s) n/a Error!
Bookmark
not defined.
Table: Process Facts
Description Details
Preapplication Meeting date Monday, October 23, 2023
Neighborhood Meeting n/a
Site posting date n/a
II. COMMUNITY METRICS
See City/Agency Comments and Conditions Section for all department/agency comments received.
Table: Community Metrics
Agency / Element Description / Issue Page
Ada County Highway District
• Comments Received n/a n/a
• Commission Action Required n/a n/a
• Access n/a n/a
• Traffic Level of Service n/a n/a
ITD Comments Received n/a n/a
Meridian Fire n/a n/a
Meridian Police n/a n/a
Meridian Public Works Wastewater n/a n/a
Meridian Public Works Water n/a n/a
School District(s) n/a n/a
• Distance n/a n/a
• Capacity of Schools n/a n/a
• Number of Students Enrolled n/a n/a
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III. STAFF ANALYSIS
(Comprehensive Plan)
A. General Overview
The purpose of this Comprehensive Plan Text Amendment (CPAT) is to ensure that mixed use
areas are supporting the City by 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 the
entitlement process, and ensure a more transparent development review and approval process.
The proposed changes apply citywide and in all areas designated for Mixed Use in the
Comprehensive Plan (the Plan).
Areas designated as Mixed Use in Meridian’s Comprehensive Plan are critical in providing
opportunities for goods and services to Meridian residents and stakeholders. These areas are
intended to offer more housing choice and more access to common services closer to homes. As
such, Mixed Use areas should be designed as open, integrated, safe, and be of reduced impact on
the community from otherwise distinct and separate land use types.
Mixed Use 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 grocers, daycares, gyms, martial arts studios, 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.
The City of Meridian needs sustainable developments that are vibrant over time, through a variety
of economic conditions and market trends. Most of the remaining undeveloped areas of the
City are not planned (designated on the Future Land Use Map) for traditional, discrete
commercial or 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. Therefore,
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 vehicular trips by supporting jobs, services, and
activities closer to home.
While the market is an essential consideration in the ongoing development of the City, the land
use needs of the City long-term are more important than meeting temporary demand in any one
type of land use. The City is trying to achieve a healthy jobs-housing mix and should not
overreact to seasonal shifts towards or away from commercial or residential just because it can
sell. Planned land use needs that require more rooftops, market shifts, or other external changes to
work, are still expected; timing is a relevant factor in the land use and development decisions.
Any other decision making process that does not provide or set aside space for both planned
necessary services and housing, within Mixed Use areas would not meet the needs of the City
long-term. The Future Land Use Map as adopted would need to be rethought with analysis into
all related Local Land Use and Planning act analysis areas. Large mixed use areas may benefit
from infill, and from paced, gradual development just as any other areas of the City, and should
be a consideration during land options and acquisitions.
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Table: Project Facts
Description Details
History 20-2224, 21-2302, 22-2347, 23-2406
Phasing Plan n/a
Residential Units n/a
Open Space n/a
Amenities n/a
Physical Features n/a
Acreage n/a
Lots n/a
Density n/a
B. History & Process
1. The current Mixed Use text in the adopted 2019 Comprehensive Plan was developed by a
Steering Committee, built on the work of the prior 2010 Comprehensive Plan and Future
Land Use Map (FLUM). While substantial work went into developing the 2019
Comprehensive Plan to verify and validate the need for future rooftops, service areas, and
general acreage needs of various uses for the City at buildout, by specialized professionals in
economic development and land use planning, work on the text involved many hands, many
of whom were not subject matter experts. The vision and intent behind the Comprehensive
Plan is valid, and Staff believes it is important, but applying this work to a very dynamic
entitlement and development review process has proved difficult. By including the necessary
details that are proposed with the subject CPAT, the vision should be clearer and the City,
through development, able to make these areas healthy and sustainable.
Applicants struggle to understand and conceptualize text across various areas, there is little
narrative or lead-in to provide context or describe the process, and there is duplication of
ideas throughout. Further, many of the metrics are confusing, and staff struggle to
communicate or justify process. This CPAT seeks to improve on all of these deficiencies with
Plan text that is streamlined and linear.
The review process for the subject CPAT began with Staff seeking to reorganize the sections
into a more top-down review with better organization of content, and in trying to bring clarity
to ideas that had limited direction, context, or examples. A deep dive into the various
performance standards was also done, and is touched on in the following section. It was and
is intended that all changes still reflect the same vision during development of the first rough
drafts.
After a rough draft was completed, Staff invited a group of development and agency partners
that have experience planning and developing mixed use projects, locally or elsewhere, to
review and comment. Of special importance was ensuring that areas still deficient in
explanation, or that remained unclear, were improved, and of course to provide any other
suggestions. This support team included architects, engineers, landscape architects, property
investment interests, and other experienced professionals largely from the private
development groups. Staff made every effort to address each comment with changes, and
when that was not possible to explain why (usually simply just out of scope of this work).
These comments resulted in significant changes. Internal Staff were also asked to review and
provide comment on this new draft, with only minor revisions. NOTE: Public comment
received after application have/will also be addressed by staff.
2. Performance Standard Review. The adopted Comprehensive Plan contains a number of
metrics related to minimum and maximum coverages, densities, and a variety of bonuses.
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These metrics as written are unclear, inconsistent, and difficult to actually apply. Very
specific metrics were provided as if part of a formula, but with incomplete information
required to make the math work. Part of this CPAT includes creating consistent metrics for
each of the Mixed Use designations, and presenting them each in the same fashion, while
ensuring that the purpose and intent of the designation could be met.
The methodology for the performance standard review and changes are based on constraints
in the actual data itself, and in examining variations for theoretical project ranges (multiple
different project areas, at varying densities, and coverage areas of different land use types).
Existing constraints include the existing residential minimum areas subtract from 100%, and
how the remaining areas could be split among other land use needs. Generally smaller and
less dense mixed use designations intended for neighborhoods had higher requirements for
residential coverage (with less density), and more non-retail commercial, where larger
projects more attractive for regional uses, have more retail and less residential coverage
(densities may be high). Another critical factor here are the additional allowances for
increased retail or residential, and other criteria such as public uses, constrained to 100%
coverage area. The emphasis with scenario modeling was ensuring realistic preservation of
the products often missed but needed by the community, regardless of whether it happens
right away or waits until rooftops are there to support. Finally, variations in hypothetical
projects were reviewed to understand the range of flexibility to ensure opportunities for some
market influence, while still preserving spaces required for healthy neighborhoods, healthy
roads, and a healthy city.
In general, only minor changes were recommended from existing metrics, with additional
metrics added to “complete the math”. No density ranges were modified for residential uses.
The proposed CPAT reflects this work. More on this process including additional context,
math, and charts are available as part of Exhibit A.
3. Areas of Highlight. While staff made every effort to constrain changes to the adopted vision,
and believe this was achieved, one area modified has been a point of repeated contention in
public hearings, and so it was also addressed and is covered here.
a. Maximum Building Size
The Mixed Use Neighborhood (MU-N) and Mixed Use Community (MU-C) sections
in the adopted Plan each contain references to maximum building size or footprint.
They each also include “bonuses” that are both very specific and very vague, that
modify allowances. Neither of these standards address building height which is
arguably more important, only building footprint. These values have caused
contention at past public hearings, usually by proposed grocery stores which are
described and desired in mixed use areas, but do not often fall within these metrics.
Grocery stores are trending both smaller and larger, and the adopted value provided
is arbitrary. The contention in public hearings wasn’t really about the building size,
but became contentious because of site design and other factors such as hours of
operation and noise, both of which are regulated by City Code, not the
Comprehensive Plan.
Initially, Staff was resistant to modify the building size language because it has been
a contentious topic, but many comments were received during review regarding the
value and accuracy of the provisions. Thus, the CPAT includes new language which
emphasizes compatibility with adjacent neighborhoods and design that mitigates for
operational impacts, but removes the building size metrics.
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b. Clarifications on Density and Gross Areas
While not a change in either practice or in the modeling and planning for utilities
(water/sewer), there was some desire to see clarification on density and gross area
terms. In Mixed Use designated areas residential densities apply to the residential
areas only. If residential densities were for the entire mixed use area (calculated as
total units), and then consolidated into only residential portions, the actual realized
densities (still gross) would be far higher than planned or intended, and may be
unserviceable (or absorbing capacity for others). Extremes in densities would also
likely be infeasible given existing parking and open space code requirements.
Gross area is clarified and refers to all areas considered with any given residential or
non-residential portion. Parking and open space for a residential project includes the
supportive areas. Net density is not a term used in the Comprehensive Plan.
C. Specific Text Changes in the Comprehensive Plan
In addition to replacing the mixed use section of the Comprehensive Plan in its entirety, there are
several areas of the Comprehensive Plan with additional changes. These are included below in
strike-through (delete) and underline (add) format and italics.
1. Mixed Use Land Uses (beginning on page 3-13 of the currently adopted formatted PDF).
Delete entire section and replace with text included in Exhibit C. See also additional changes
in section III-C-5 below.
2. Industrial Land Use (pages 3-13 of the currently adopted formatted PDF).
The following text under the Industrial section of the Future Land Use section is cleanup and
includes removal of some duplicative text.
• 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. In some cases
uses may include processing, manufacturing, warehouses, storage units, and
industrial support activities. Sample zoning includes: I-L and I-H.
3. Definitions (Appendix A. Glossary of Terms).
The following are new or modified definitions that support text in the Mixed Use section. The
employment definition was created in coordination with COMPASS, and based on
COMPASS data for traffic analysis zones. This is the same information utilized for traffic
analysis and accurately reflects several of Meridian’s existing employment centers including
Silverstone and Ten Mile Crossing. Newer sources could be used by development applicants
when needed (e.g. projections based on a development plan). This information will be also be
maintained in GIS, on the Planning website.
• 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.
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• 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
trailsmultiuse pathways. Development tends to be compact, and diverse, providing
varied and plentiful destinations for walking and cycling; destinations tend to be
within ¼ of a mile from dwellings without crossing arterial-arterial intersections.
Environment is safe and aesthetically pleasing, with open space interspersed
throughout development.
4. Appendix F. Mixed Use Examples.
This appendix is entirely new. No strike-through or underline is provided to help maintain
readability. The final document will look different when formatted for PDF and the
interactive website.
5. Additional Text Changes Proposed with Staff Report.
The following changes are not included in the CPAT application. They are being proposed as
part of the Staff Report as additional cleanup by Staff, or based on feedback received prior to
submitting this Staff Report during the public comment period.
The List of Implementation Tools (page C in the formatted PDF) inaccurately references
Sterling Codifiers as the repository for City Code. The City now uses municode.
The following table lists existing tools which will be utilized to implement the City of
Meridian Comprehensive Plan. These tools are already approved through City
ordinance, but may require updates to most effectively implement this Plan.
Meridian’s online City Code is maintained by Sterling Codifiers a third party and is
available via the City’s website.
The following recommendation is to clarify that single-family homes, more broadly than just
alley-loaded, may be appropriate in mixed use area. Note that changes recommended in the
original application are not shown here, only the additional recommended change.
Sample uses appropriate in MU-N areas include: single-family homes, alley-loaded
single-family homes, single-family homes with accessory dwelling units, townhouses,
condominiums, 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.
The following recommend change is to clarify the difference between mixed use area, mixed
use project, and when a development agreement would come into play. Note that changes
recommended in the original application are not shown here, only the additional
recommended change.
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 development projects with a
Mixed Use, future land use designation
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The following graphic proposed in the CPAT has been modified to revise several text
bubbles, including the title, to better align with proposed text.
D. Comprehensive Plan Analysis
1. Text Analysis
The Comprehensive Plan (Plan) is a living document with maintenance and updates expected
over time. Some of these changes occur with periodic updates to policies, and in other cases
the policies drive adaptations due to ever changing operational conditions in the City.
Specific to this Mixed Use CPAT, the following context is helpful,
Meridian looks to maintain a balanced mix of land uses based on a holistic
understanding of community character, transportation systems, market realities, and
utility use (Evolving Community, iv)
This section of text is a general reference to all future land uses in the City, but also
interrelates many critical elements including character, transportation, market conditions, and
services. Mixed Use future land use areas are not only the distilled essence of these
considerations, but hyper focused to critical areas of the City with opportunities for more
benefit, but also more impact. Ensuring that the balance of land uses are developing, as
intended, is essential to the Plan.
Additionally, one other area of general text is important to this CPAT is in reference to
previously conveyed concerns by elected officials and City staff that housing opportunities
are being missed. The current trends, even now while appearing to slow, are for very large
higher-end apartment complexes. Usually these are either garden style apartments, three and
four stories with external stairways, or mid-rise (on the lower floor count), with internal
hallways. Other types of proposed housing, often referred to as “Missing Middle” housing,
are almost completely absent.
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The Comprehensive Plan seeks to achieve a better mix of options, and while not all of these
are just within mixed use areas, by land area (acreage) mixed use designations are where
most opportunities may lay, and have the most benefit. The following text is relevant,
Opportunities for housing should be available for all income groups with a diverse
mix including rural, modular, townhouses, apartments, workforce housing, large lot
subdivision, and single-family homes ranging in size from one-bedroom to estate
homes. A premier community needs a good [cross-section] of housing and therefore
must guard against an abundance of subdivisions in similar and repetitive densities,
appearances, and price ranges. (2-2, Housing Introduction)
Mixed Use areas already reference multiple housing product types desired within each
section, but this CPAT expands on the list to further emphasize the need by describing a
greater diversity of product types. Middle Housing often fall within densities indicated, or
may be one part of a proposed products meeting the specific range of densities required.
Within mixed uses, this diversity of products and densities help to support more services and
amenities attractive to more people. Middle housing is also supportive of many of the
demographics that the City seeks, such as transitional housing for retirees, and also to be
attractive to more employers, where young professionals and general workforce may be
housed. Within mixed use area, this helps to support non-residential uses and more active,
vibrant spaces. Not to be taken as a new, different extreme, a diversity of single-family and
larger multi-family are also desired within the context of intentional integrated spaces.
Figure: Missing Middle Housing Sampler0F
1
1 AARP & Opticos. 2023. "Discovering and Developing Missing Middle Housing." American Association of
Retired Persons. Accessed November 2023. https://AARP.org/MissingMiddleHousing.
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2. Policy Review
2.02.01E, Encourage the development of high quality, dense residential and mixed use areas
near in and around Downtown, near employment, large shopping centers, public open spaces
and parks, and along major transportation corridors, as shown on the Future Land Use Map.
Alone the above policy is straight forward and this CPAT seeks to enable better
implementation. The reorganization, additional narrative, graphics, and the new appendix all
seek to better achieve this vision. However, this policy when considering companion policies
is more complex. Almost exclusively in larger mixed use areas, developments provide more
expensive and large-scale multi-family, provide less employment, less community and
neighborhood services, and as a result do so with greater impacts to the transportation
network. Policies 3.07.02F, 6.01.01G, 6.01.02B, 6.01.04A are all critical considerations
when understanding the appropriateness of any mixed use project. These policies are
available in the next section for reference.
2.06.02D, Work to encourage a diversity of housing, recreation, and mobility options to
attract and sustain the local workforce.
This policy area is one where many in the community, including elected officials, have wished
to see more done. The housing crisis is a term used perhaps out of context too regularly as
it’s multifaceted and does not involve simply reducing lot sizes or producing more product
faster. This CPAT may help, however, by better aligning the Comprehensive Plan vision, this
defined need, with expectations. Providing more choice to buyers in areas where more people
can be better supported by more services and more transportation options (the theme here
being more), reduces reliance on vehicles and supports taking more cars off the road,
resulting in fewer trips (i.e. – trip capture). Mixed use areas that are designed instead as
retail centers with no workforce supportive housing, simply create more trips and more
congestion both in and out of a mixed use area, without any of the intended trip
capture.
2.09.03A, Establish distinct, engaging identities within commercial and mixed use centers
through design standards.
Meridian uses an Architectural Standards Manual that is oriented around base zoning
districts. While there are some standards specific to traditional neighborhood districts (TN-
R, TN-C, O-T), the bulk of mixed use areas develop out with other more standard districts
like R-15, R-40, C-C, and C-G. Further, there is very little code guidance that staff can
provide to a developer related to site design, and mixed use. The entitlement framework that
Meridian adheres too is generally designed around the public hearing process, and in
inherently more discretionary review with fewer design standards.
This existing process is guided both by the current and previous Comprehensive Plans, and
so part of this CPAT is improving the context around design. They are not standards, but the
guidelines, or “principles” as they are referred to, now are intended to be clearer in what the
Plan Vision seeks to achieve. This process of broad guidelines will always inherently include
discrepancies of interpretation, but greater structure has been developed, the order of
elements has been reworked, redundancy has been lessened, and a wealth of additional
graphics with callout references and annotations provided to help improve it.
3.06.00, Ensure a variety and balance of land uses within the Area of City Impact.
This high level policy is a goal from the Plan, and the operating word is ensure. The
City has and continues to miss areas for many services that either follow
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development, after the rooftops, or bleed over into other areas such as industrial
districts simply because there’s no other spaces. With no office or employment uses
for most of the remaining greenfield areas of the Area of City Impact, mixed use
areas were planned to provide spaces close to neighborhoods, and are the only
opportunity. This CPAT seeks to further identify this intentional, planned, and
studied need that went into the 2019 Comprehensive Plan.
3.06.01, Plan for periodic review, monitoring, and updating of land uses within City
limits and Area of City Impact.
This policy is perhaps more oriented towards land use changes, but regardless the City
monitors land use, and has done a number of reviews regarding concerns such as industrial
encroachments. In the context of this CPAT, this application seeks to indirectly “update”
land uses, by ensuring a variety of uses within the intended future land use designations.
3.06.02A, Plan for an appropriate mix of land uses that ensures connectivity, livability, and
economic vitality.
This policy is higher level than just mixed use areas, but the mix applies very aptly
within a mixed use designated area of the City. Connectivity, livability, and economic
vitality are important citywide, but central within a mixed use designation. The CPAT
seeks to improve these interrelated considerations.
3.06.02B, Encourage and support mixed-use areas that provide the benefits of being able to
live, shop, dine, play, and work in close proximity, thereby reducing vehicle trips, and
enhancing overall livability and sustainability.
A mixed use designation is unlikely to be all things or even most things to all people, but it
should provide opportunities for all elements; live, shop, dine, play, and work, to appeal and
support vibrant communities. The CPAT seeks to improve these interrelated considerations
by creating more intentional text and descriptions.
3.07.02B, Locate smaller-scale, neighborhood-serving commercial and office use clusters so
they complement and provide convenient access from nearby residential areas, limiting
access to arterial roadways and multimodal corridors.
Aside from improving the process, and striving to better communicate the vision which were
a core focus for this CPAT, this policy is perhaps one that resonates most with why some of
this work is proposed. Whereas older areas of the City had general commercial, office, and
even industrial uses spread throughout the existing City, and in closer range to developing
areas, remaining undeveloped areas of the City do not generally have these distinct future
land use designations planned near developing and future areas of the community. Further,
even some of the existing services desired can only be reached by utilizing or crossing
arterials, and worse, State highways. The service areas intended to provide for these
elements, within the rest of the City, are and have been within mixed use areas. This CPAT
seeks to better document this need.
5.01.01D, Plan for and encourage neighborhoods that provide reasonable pedestrian and
bicycle access to services like healthcare, daycare, grocery stores, and recreational areas.
This policy is an area where Staff and development applicants regularly struggle to
understand each other. The CPAT seeks to further emphasize enhanced pedestrian and
bicycle access within mixed use areas, through integration and design of the site, rather than
to simply provide sidewalks through and across drive aisles (as is done in all commercial
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areas). The CPAT seeks to improve these interrelated considerations. An area easier and
safer to access by car, is likely to be visited by cars.
5.01.02A, Maintain and implement community design ordinances, quality design criteria, and
complete street policies to set quality standards citywide.
The proposed CPAT seeks to update quality design criteria for mixed use areas citywide.
There is greater emphasis on holistic site design rather than application of certain elements
after-the-fact.
3. Policies for Reference Only:
The following policies are referenced in the above analysis and are applicable to the subject
application. However, there are no changes proposed to the text, they are included for
reference only.
3.07.02F, Coordinate with transportation agencies to align future needed infrastructure with
land use plans and implement through the development review processes.
6.01.01G, Develop criteria for plan review in determining whether a development proposal is
safe, accessible, and comfortable for pedestrians and cyclists.
6.01.02B, Reduce the number of existing access points onto arterial streets by using methods
such as cross-access agreements, access management, and frontage/backage roads, and
promoting local and collector street connectivity.
6.01.04A, Support efforts to evaluate and plan for future transportation services such as
public transit, on-demand services, autonomous and shared vehicles.
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IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
B. Public Works
C. Fire Department
D. Police Department
E. Park’s Department
F. Community Planning Association of Southwest Idaho (COMPASS)
G. Nampa & Meridian Irrigation District
H. Settler’s Irrigation District
I. Boise Project Board of Control
J. Central District Health Department
K. Department of Environmental Quality (DEQ)
L. West Ada School District (WASD)
M. Ada County Highway District (ACHD)
N. Idaho Transportation Department (ITD)
V. STAFF FINDINGS
A. Comprehensive Plan (UDC 11-5B-7D)
Upon recommendation from the Commission, the Council shall make a full investigation and
shall, at the public hearing, review the application. In order to grant an amendment to the
Comprehensive Plan, the Council shall make the following findings:
1. The proposed amendment is consistent with the other elements of the comprehensive plan.
Staff finds the proposed amendment is consistent with other elements of the Plan.
2. The proposed amendment provides an improved guide to future growth and development of
the city.
Staff finds the proposed amendment is an improved guide for future development. The
proposed text improves the structure of the mixed use section of the Comprehensive Plan, and
will improve consistent application.
3. The proposed amendment is internally consistent with the goals, objectives and policies of
the Comprehensive Plan.
Staff finds the propose amendment supports the adopted goals, objectives, and policies of the
Comprehensive Plan, and will enhance its use as an implementation tool.
4. The proposed amendment is consistent with this Unified Development Code.
Staff finds the amendment is consistent with the Unified Development Code (UDC). The
amendment clarifies implementation, some of which works in unison with development
related standards of the UDC.
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5. The amendment will be compatible with existing and planned surrounding land uses.
Staff finds the amendment is compatible with existing and planned land uses within and
around mixed uses areas identified on the future land use map.
6. The proposed amendment will not burden existing and planned service capabilities.
Staff finds the proposed amendment will not burden existing and planned service capabilities.
The proposed text clarifies expectations for residential densities and residential coverage
areas.
7. The proposed map amendment (as applicable) provides a logical juxtaposition of uses that
allows sufficient area to mitigate any anticipated impact associated with the development of
the area.
Not applicable. The proposed amendment does not revise the map or land use descriptions.
8. The proposed amendment is in the best interest of the City of Meridian.
Staff finds the proposed amendment is in the best interest of the City. The text clarifies
expectations for the purpose and vision of mixed use areas, provides more context for
expectations, and will results in an improved tool for implementing the overall goal and
vision of the Comprehensive Plan.
VI. ACTION
A. Staff:
(Summary of compliance (or not) with adopted standards, codes and Comp Plan policies and
whether or not the project meets or exceeds minimum code requirements.)
B. Commission:
Action Pending.
C. City Council:
Action Pending.
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VII. EXHIBITS
The following is an index of exhibits. See following pages for complete text.
Exhibit A: Context for Performance Standards
Exhibit B: Strike-through and underline of changes
(Note: due to the number of internal and external reviewers, staff cannot guarantee that every
change within the Mixed Use section of the Comprehensive Plan has been highlighted. Staff is
not aware of any omissions, but the formal baseline recommendation, except for changes noted in
the Staff Report, is a complete replacement for the mixed use specific changes. All other changes
are known to be accurate).
Exhibit C: Clean copy of all proposed changes
Exhibit D: Appendix F
Page 16
EXHIBIT A: CONTEXT FOR PERFORMANCE STANDARDS
A. Consolidated Performance Standards
The following consolidated table provides an overview of the performance metrics included
within each of the applicable mixed use designations, as proposed as part of this CPAT. There are
no values for minimum public space or maximum footprint. Instead, policies direct what is
desired and not simply an arbitrary area that may or may not (likely) achieve the desired result.
Designation Residential
Density Min
Residential
Density Max
Residential
Coverage Min
Residential
Coverage Max
Res. Cov. Max
w/ Bonus, Note
MU-N 6 12 30% 60% 70%, 1
MU-C 6 15 20% 50% 65%, 1
MU-R 6 40 10% 30% 50%, 1
MU-NR NA NA 0% 0% 0%
MU-I NA NA NA NA NA
Notes:
1. The following text below serves as the new “bonus” language, that replaces all previous text.
It is identical for each designation, except that the value shown as XY is either 10%, 15%, or
20%, respectively.
Where the development site has transit available or stops are planned, an additional XY% 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.
B. Existing (Adopted) Performance Metrics
The following consolidated table and notes include the pieces related to densities, coverage areas,
building sizes, and performance bonuses under the adopted Comprehensive Plan.
Designation Res.
Density
Min
Res.
Density
Max
Res.
Cov.
Min
Res.
Cov.
Max*
Non-
Res.
Min
Public
Use
Min
Retail
Max
Max
Foot
print
Other
Bonus,
Note
MU-N 6 12 40% - - 10% NA 20,000 Yes, 1
MU-C 6 15 20% - - 5% NA 30,000 Yes, 2
MU-R 6 40 10% - 10% - 50% NA Yes,
3,4,5
MU-NR NA NA 0% - 100% - NA NA
MU-I NA NA NA NA NA NA NA NA NA
Notes:
1. Where the development proposes public and quasipublic uses to support the development
above the minimum 10%, the developer may be eligible for additional residential densities
and/or an increase to the maximum building footprint.
2. Where the development proposes public and quasipublic uses to support the development
above the minimum 5%, the developer may be eligible for additional residential densities
and/or an increase to the maximum building footprint.
Page 17
3. For land that is designated for a public use, such as a library or school, the developer is
eligible for a 2:1 bonus. That is to say, if there is a one-acre library site planned and
dedicated, the project would be eligible for two additional acres of retail development.
4. For active open space or passive recreation areas, such as a park, tot-lot, or playfield, the
developer is eligible for a 2:1 bonus. That is to say, if the park is 10 acres in area, the site
would be eligible for 20 additional acres of retail development.
5. 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.
C. Comparison of Coverage Requirements and Impacts
For all of the following sections, the density shown in each of the charts (in the legend these are
simply “X” DU) following are the minimum, maximum, and “target” densities as adopted in the
Comprehensive Plan. These remain the same in the CPAT. The purpose of these charts is to
demonstrate the huge diversity of both opportunities, and also impacts, dependent on the
minimum or maximum coverage area.
Charts that provide a “variation” or “spread”, are indicating the different between the low value
and the high value for any given acreage, using the minimum and maximum. Charts providing
population and trip estimates, use 2.82 persons per household and 6.0 trips per households as
variables. These may obviously vary, and in the case of trips, may vary greatly dependent upon
whether the project achieves the purpose and vision or not.
Trip spread in particular is intended to highlight the variability of projects, the importance, and to
ensure that density is intentional and meeting the purpose and vision. Most mixed use areas are
located either along state facilities, (ITD does not collect impact fees), or along regional corridors
where ACHD is very limited (per policy) in what they may require for mitigation for any given
project. Stated another way, and to be clear, density may have adverse impacts on regional
transportation corridors, and not pay commensurate share of impacts, if trip capture and other
community benefit are not realized through means other than fees.
Since the adopted Comprehensive Plan includes performance bonuses, and since Meridian isn’t at
a stage of its development life cycle where floor area ratios are likely to exceed 100% (a multi-
story building with SQFT that equal or exceed land area SQFT), a maximum value could not
simply exist as the natural cap (what’s left of coverage) or there would be no “bonus”. These
bonuses are only allowed when there is greater potential to capture trips and more community
benefit to reduce a project’s impact on the transportation network. The maximum residential
coverage is reduced for this reason, and projects with greater impacts are only allowed when there
are increased transportation choices. Charts that compare variation in impacts, by showing
reductions in population and trips, are calculated by comparing spreads of the baseline to the
difference in spread under the new reduced maximum. For each future land use designation, the
left axis maximum value is maintained for comparable ranges.
All applicable modeled project sizes, with natural maximums (including the bonus) and the
reduced maximum (without bonus), are able to provide for minimum non-residential needs. See
next section.
Page 18
1. Mixed Use Neighborhood, Total Dwelling Units Based on Coverage Area.
-
100
200
300
400
500
600
700
5 10 20 35 55 80DU
Project Acreage
MUN, Min Coverage Area
06 DU
08 DU
12 DU
-
100
200
300
400
500
600
700
5 10 20 35 55 80DU
Project Acreage
MUN, Max Coverage Area
06 DU
08 DU
12 DU
Page 19
-
100
200
300
400
500
600
700
5 10 20 35 55 80DU
Project Acreage
MUN, Variation in Density and Coverage Area
Min Density/Area
Target Density/Area
Max Density/Area
-
500
1,000
1,500
2,000
2,500
3,000
3,500
-
100
200
300
400
500
600
700
5 10 20 35 55 80 Pop / Trip CountDUProject Acreage
MUN, Variation in Impacts
Spread DU
Spread Pop
Spread Trips
Page 20
2. Mixed Use Community, Total Dwelling Units Based on Coverage Area.
0%
20%
40%
60%
80%
100%
-
100
200
300
400
500
600
700
5 10 20 35 55 80 % Spread ReductionPop / Trip CountProject Acreage
MUN, Variation in Impacts
Reduction Pop
Reduction Trips
Adjusted Reduction
-
100
200
300
400
500
600
700
800
5 10 20 35 55 80DU
Project Acreage
MUC, Min Coverage Area
06 DU
12 DU
15 DU
Page 21
-
100
200
300
400
500
600
700
800
5 10 20 35 55 80DU
Project Acreage
MUC, Max Coverage Area
06 DU
12 DU
15 DU
-
100
200
300
400
500
600
700
800
5 10 20 35 55 80DU
Project Acreage
MUC, Variation in Density and Coverage Area
Min Density/Area
Target Density/Area
Max Density/Area
Page 22
-
500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
-
100
200
300
400
500
600
700
800
5 10 20 35 55 80 Pop / Trip CountDUProject Acreage
MUC, Variation in Impacts
Spread DU
Spread Pop
Spread Trips
0%
20%
40%
60%
80%
100%
-
100
200
300
400
500
600
700
800
5 10 20 35 55 80 % Spread ReductionPop / Trip CountProject Acreage
MUC, Variation in Impacts
Reduction Pop
Reduction Trips
Adjusted Reduction
Page 23
3. Mixed Use Regional, Total Dwelling Units Based on Coverage Area.
-
200
400
600
800
1,000
1,200
1,400
1,600
5 10 20 35 55 80DU
Project Acreage
MUR, Min Coverage Area
06 DU
18 DU
40 DU
-
200
400
600
800
1,000
1,200
1,400
1,600
5 10 20 35 55 80DU
Project Acreage
MUR, Max Coverage Area
06 DU
18 DU
40 DU
Page 24
-
200
400
600
800
1,000
1,200
1,400
1,600
5 10 20 35 55 80DU
Project Acreage
MUR, Variation in Density and Coverage Area
Min Density/Area
Target Density/Area
Max Density/Area
-
1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
9,000
10,000
-
200
400
600
800
1,000
1,200
1,400
1,600
5 10 20 35 55 80 Pop / Trip CountDUProject Acreage
MUR, Variation in Impacts
Spread DU
Spread Pop
Spread Trips
Page 25
D. Understanding Non-residential Needs
To understand whether modeled projects could provide for a minimum number of desired non-
residential uses, a variety of typical uses were researched and verified for realistic gross footprints
(area including parking, loading, etc.). These identified specific uses were categorized by the
mixed use designations they were generally desired in (i.e. literally listed as an example, or
inferred in the purpose/intent text). For each mixed use designation, an average, lower average,
and upper average acreage were calculated using all of the applicable uses researched.
Each designation was then compared in a matrix to indicate which uses would fit on each project,
given the minimum, target, and maximum residential areas, and then also whether multiple
commercial uses of the three averages, would also fit. The variable for multiple uses was 3 uses,
although 4 also generally works (again, using averages).
Note: for mixed use regional, the smallest project sizes could not generally achieve 3 average
sized uses that are expected in this designation. However, mixed use regional is not applied in
small areas, and so the condition does not exist.
Table: Typical Use by Gross Development Area
Description of
Use
Building
Footprint
SQFT
Parking
SQFT
Other
Area
Total
Acreage
MUN
MUC
MUR
Local
Example
Small
convenience
store
4,000 16,700 - 0.48 Y Y Y (Researched
value)
Daycare 6,500 21,000 - 0.63 Y Y Y Raising
Angels
Restaurant 6,000 31,600 - 0.86 Y Y Y Good Wood
Healthcare
user 10,000 34,700 - 1.03 Y Y Y St Luke's
Pediatrics
Gas station 6,000 19,400 60,000 1.96 Y Y Y Maverick,
Main/Franklin
0%
20%
40%
60%
80%
100%
-
500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
5 10 20 35 55 80 % Spread ReductionPop / Trip CountProject Acreage
MUR, Variation in Impacts
Reduction Pop
Reduction Trips
Adjusted Reduction
Page 26
Description of
Use
Building
Footprint
SQFT
Parking
SQFT
Other
Area
Total
Acreage
MUN
MUC
MUR
Local
Example
Small strip mall 30,000 79,900 - 2.52 Y Y Y Meridian
Marketplace
Neighborhood
grocery store 16,000 49,300 50,000 2.65 Y Y Y TM Grocery
Outlet
Mid-box store 50,000 30,700 150,000 5.30 Y Y Hobby Lobby
Community
grocery store 60,000 51,400 150,000 6.00 Y Y Amity
Albertsons
Multi-user
office 50,000 92,400 - 3.27 Y Y Cedar Pointe
Midrise
building 150,000 146,200 - 6.80 Y BVA ESI
Large box store 140,000 145,800 250,000 12.30 Y Lowes (Both)
Power center 250,000 167,800 350,000 17.63 Y Village P.C.
Notes:
Parking" includes rough estimates for other areas associated with parking requirements including
landscape and drive aisle approximations for commercial zoning.
Fast food and specifically convenience drive-thru are allowed, but not supportive of either the
intent or purpose of mixed use designations. They are in many ways the antithesis of mixed use
design principles. Providing those uses is allowed, and when appropriately designed even
encouraged within reason, but may preclude neighborhood services when considering maximum
residential coverages.
Table: Typical (Average) of Individual Commercial Use Land Area in Acres, by Mixed Use
Designation
Designation Average Lower Half Average* Upper Half Average*
MUN 1.45 0.66 2.04
MUC 2.47 1.45 3.11
MUR 4.72 1.93 10.00
EXHIBIT B: STRIKE-THROUGH AND UNDERLINE OF CHANGES
1
Mixed Use Changes
Mixed Use Land Uses
In general, the purpose of theseis 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, and workers, and visitors.
The intent of these designations is to promote encourage developments that offer
functional and physical integration of land uses, to create and enhance neighborhood
sense of place, and to allow developers a greater 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 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 a mix 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 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
Commented [BM1]: Important Note: text
referencing the new appendix images are not
shown in strike-through and underline (it gets
busy).
Anything relating to the new appendix is new.
Commented [BM2]: Intended to better organize
the section.
Commented [BM3]: Some context for why. Not just
assumed to be understood.
2
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.
Figure 3A. Diagram Conceptualizing 3rd Place
Location
In developing the Comprehensive Plan, the City has typically designatedA Mixed Use
designation is typically used to identify a key area within the City 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.which is either infill in
nature or situated in a highly visible or transitioning area where innovative and flexible
designs are encouraged.
Commented [BM4]: New section. This is already
true, but additional context/history for what exists
where and why. Some location related text is
being removed from principles below.
3
Figure 3B. Anatomy of a Mixed Use Project
There are five sub-categories of the Mixed Use designation that are used throughout
the City: Neighborhood, Community, Regional, Interchange, and Non-Residential. This
section further describes the purpose, intent, and development standards for these sub-
categories. In addition, there are three sub-categories of the Mixed Use designation
that are solely used in the Ten Mile Interchange Specific Area: Commercial, Residential,
and Lifestyle Center. Mixed Use designations in the Ten Mile Interchange Specific Area
are different than those throughout the rest of the City and are not subject to this
section. For detailed descriptions of the land use designations in the Ten Mile area, go
directly to the Ten Mile Interchange Specific Area Plan.
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;
Commented [BM5]: 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.
Commented [BM6]: Moved down to before these
specific designations are explained to improve
flow.
4
4. civic (includes both public and quasi-public open space, for leisure, active
play, or enhanced natural spacesparks, entertainment venues, etc.); and,
5. industrial.
All development in Mixed Use areas shall fall within one of these five generalized land
use typescategories. Land uses requiring industrial zoning Industrial uses are typically
discouraged in residential mixed use areas with existing or expected residential uses.
However, if the developer can demonstrate that industrial uses are compatible and
appropriate in Mixed Use Regional (MU-R), Mixed Use Non-Residential (MU-NR), or Mixed
Use Interchange (MU-I) areas, the City will consider industrial uses when proposed as
part of a larger Mixed Use developmentconceptual 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
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.
Commented [BM7]: New section. Many questions
on existing text during early outside review, and
how things are measured. These are all standard
practice currently.
5
Figure 3AC. Mixed Use Concept Diagram. See also Appendix, Figure FA1 for Color
Diagram with markup.
Functional Integration
As the CityIn reviewing reviews development applications for consistency with the
Comprehensive Plan, the following items 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.
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
Commented [BM8]: These example concepts were
hand sketches in 2010. In 2019 we overhauled
them with additional detail (as shown here). The
new appendix takes them a step further. We did
not replace though, as there’s just a lot of info,
and we still like these too.
Commented [BM9]: New section rearranges
previous bullets into more purposeful themes.
Items shown in double underline-line and strike
through indicate text moved to a new location
(not outright deleted).
6
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 areas are typicallyshould be developed under awith 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.
− A mixed use projectMixed use areas should include at least three land use
types of land useswithin a designation. Exceptions may be granted for Mixed
Use designations smaller than 10 acres sites on a case-by-case basis. This land
use is not intended for high density residential development alone. 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.
− Where appropriate, higher density and/or multi-family residential
development is encouraged for projects with the potential to serve as
employment destination centers and when the project is adjacent to US
20/26, SH-55, SH-16 or SH-69.
− Mixed Use areas are typically developed under a master or conceptual plan;
during an annexation or rezone request, a development agreement will
typically be required for developments with a Mixed Use designation.
− 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).
− 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.
− 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: FB2 , FB3, FB5.
− Community-serving facilities such as hospitals, clinics, churches, schools,
parks, daycares, 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. ; oOutdoor seating areas at
restaurants do not count are not considered supportive public spaces unless
Commented [BM10]: Very few small mixed use
areas remain. 5 acres is the minimum in scenario
modeling to meet objectives. Doubled to consider
site constraints.
Commented [BM11]: Moved to top and modified.
Commented [BM12]: Move down to design and
modified.
7
integrated into shared open space, natural amenities, and interconnected
with cohesive pathway elements. See also figures: FB4, FC5, FC7
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 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 activated and incorporate
permanent design elements and amenities that foster a wide variety of
interests ranging from leisure relaxation to play. These areas should be
thoughtfully 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 usesdevelopment and larger mixed use areafurther
placemaking opportunities considered. See also figures: FB5, FC6, FC7
− 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:
FB8,FC9, FD2.
− Open space should be purposeful in supporting a visible community and
utilized to enhance synergies between residential and non-residential uses.
See also figures: FB7, FC9, FD2.
− 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: FC1, FC2.
− 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: FC1
8
− All mixed use projects should be accessible to adjacent neighborhoods by
both vehicles and pedestriansautomotive 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: FA3, FA4, FB3, FB4.
− A mixed use project should be designed toserve as a public transit location
for future support alternative transportation such as public transit stops, park-
and-ride lots, bus stops, shuttle bus stopsother 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 and roadways should be used to transition from dissimilar land uses,
and between residential densities and housing types.
− 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: FB2, FB4.
− 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: FB1, FB2.
− Because of the parcel configuration within Old Town, development is not
subject to the Mixed Use standards listed herein.
Mixed Use Sub-Categories
There are five designations (sub-categories) of the Mixed Use designation that are
usedidentified 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 standardsdesign principles for
these sub-categoriesdesignations. In addition, there are three sub-categories of the
Mixed Use designation that are solely usedpermitted in the Ten Mile Interchange
Specific Area: Commercial, Residential, and Lifestyle Center. Mixed Use designations in
the Ten Mile Interchange Specific Area are different than those throughout the rest of
the City and are not subject to this section. For more detailed descriptions of the land
use designations in the Ten Mile area, see below, and alsogo directly to 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
Commented [BM13]: This is new. Primarily intended
to address removal of maximum building size in
several of the mixed use sub categories later.
Commented [BM14]: Fragment from Old Comp
Plan. O-T is not covered under the general mixed
use section.
Commented [BM15]: This section occurred earlier
but did not transition well.
9
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 assign allocate areas where neighborhood-serving
uses and dwellings are seamlessly integrated into the urban fabric.
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 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 3BD.
10
Figure 3BD. Mixed Use Neighborhood Concept Diagram. See also Appendix, Figure FA1
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
considered in MU-N areas:
− Development should comply with the Functional Integration principles items
listed for development in all Mixed Use areas.
− Residential uses should comprise a minimum of 40% of the development area
at gross densities ranging from 6 to 12 units/acre.
− 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.
− Non-residential buildings should be proportional to and blend in with
residential buildings.
− A straight or curvilinear grid or radiating street pattern grid is encouraged for
residential areas, and most blocks should be no more than 500’ to 600’ long,
similar to Old Town or Heritage Commons; larger blocks are allowed
Commented [BM16]: For all mixed use types,
typical, we’ve tried to consolidate this area. Most
of these have natural caps already given other
requirements, and considering bonuses (existing
and new). Bonuses are still at the end after
understanding the needs. Ranges were modeled
to consider land area feasibility and general
impacts.
Commented [BM17]: For all designations, relocated
to Functional Integration.
11
alongparallel to arterial streets and integration of natural features is
encouraged.
− Three specific design elements should be incorporated into a mixed use
development: a) street connectivity, b) open space, and c) pathways.
− Unless a structure contains a mix of both residential and office, or residential
and commercial land uses, maximum building size should be limited to a
20,000 square-foot building footprint. For the development of public school
sites, the maximum building size does not apply.
− Supportive and proportional public and/or quasi-public spaces and places
such as parks, plazas, outdoor gathering areas, open space, libraries, and
schools should comprise a minimum of 10% of the development area.
Outdoor seating areas at restaurants do not count towards this requirement.
− Where the development proposes public and quasi-public uses to support
the development above the minimum 10%, the developer may be eligible for
additional residential densities and/or an increase to the maximum building
footprint.
− 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.
− A straight or curvilinear grid or radiating street pattern is encouraged for
residential areas, and most blocks should be no more than 500’ to 600’ long,
similar to Old Town or Heritage Commons; larger blocks are allowed along
arterial streets.
− 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.
The intent is to integrate a variety of uses, including residential, and to avoid mainly
single-use and strip commercial type buildings.
Commented [BM18]: Important note: This is a more
significant change given past context. Originally
removing something like this that was at the
center of multiple hearing debates was a line that
was not going to be crossed. However, these
values listed are arbitrary, outdated (wrong), and
we received too many comments from very
experienced site designers regarding these metrics
to ignore. Expansion of non-residential building
text above is meant to address. Code
enhancements or specific plans are likely needed
to fully address (but that is also the case now).
Commented [BM19]: Addressed generally within
Functional Integration now. Each designation has
its own specific metric.
Commented [BM20]: New definition in appendix
12
Non-residential buildings in these areas have a tendency 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 3CE.
Figure 3CE. 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 will be
considered in MU-C areas:
− Development concepts should comply with the Functional Integration
principles general guidelines for development in all Mixed Use areas.
− All developments should have a mix of at least three land use types.
− Residential uses should comprise a minimum of 20% of the development area
at gross densities ranging from 6 to 15 units/acre.
13
− 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).
− Non-residential buildings should be proportional to and blend in with
adjacent residential buildings.
− Vertically integrated structures are encouraged.
− Unless a structure contains a mix of both residential and office, or residential
and commercial land uses, maximum building size should be limited to a
30,000 square-foot building footprint. For community grocery stores, the
maximum building size should be limited to a 60,000 square-foot building
footprint. For the development of public school sites, the maximum building
size does not apply.
− Supportive and proportional public and/or quasi-public spaces and places
including but not limited to parks, plazas, outdoor gathering areas, open
space, libraries, and schools thatshould comprise a minimum of 5% of the
development area are required. Outdoor seating areas at restaurants do not
count towards this requirement.
− Where the development proposes public and quasi-public uses to support
the development above the minimum 5%, the developer may be eligible for
additional residential densities and/or an increase to the maximum building
footprint.
− 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
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, and 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, and 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 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
Commented [BM21]: Stated in the beginning.
Commented [BM22]: There is no longer a maximum
building size; design considerations address.
14
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 3DF.
Figure 3DF. 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
considered in MU-R areas:
− Development should generally comply with the Functional Integration
principles general guidelines for development in all Mixed Use areas.
− Residential uses should comprise a minimum of 10% of the development area
at gross densities ranging from 6 to 40 units/acre.
− 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).
15
− There is neither a minimum nor maximum imposed onfor 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
allowed 50%base allowance), based on the ratios below:
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. - . That is to say, 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. - .
That is to say, if the 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 most 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 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 3EG.
16
Figure 3EG. Mixed Use Non-Residential Concept Diagram.
In reviewing development applications, the City will consider the following items will be
considered in MU-NR areas:
− No new residential uses will be permitted (existing residential may remain).
− All developments should have a mix of at least two types of land uses.
− Development is not required to comply with the minimum number of use types in
the Functional Integration principles; general mixed use standards only two use
types are required.
− Street sections consistent with the Ada County Highway District Master Street
Map are required within the Unified Development Code.
− There is neither a minimum nor maximum imposed on non-retail commercial uses
such as office, food service/restaurants, 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.
Commented [BM23]: Comp Plan adopts this by
reference. Odd to have it referenced specifically,
only here.
17
− Sample uses, appropriate in MU-NR areas would include: employment centers,
professional offices, flex buildings, warehousing, industry, storage facilities and
retail, and other appropriate non-residential uses. Sample zoning includes: C-C,
C-G, L-O, M-E, H-E, I-L, and I-H.
Mixed Use Interchange (MU-I)
The purpose of this designation is to call- out areas where around construction of future
SH-16 interchanges is likely to occur, and to acknowledge that this land will have a high
degree ofis very visibilityvisible. These areas will be served by highway 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 such as retailtrips, either aggregated over
the larger planned MU-I 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 will be
considered in MU-I 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-I 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 useUse areas.
− A traffic impact study or other traffic analysis may be required for larger
developments in these areas.
− Vehicular access points should be located as far as practical fromare prohibited
near 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.
− Any new development at or near MU-I areas should promote a nodal
development pattern where buildings are clustered, off-street parking is
18
screened in the rear of the parcel and, where practical, development is inter-
connected with adjoining parcels.
− 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.
− Regional ridesharing, park-and-ride and transit transfer facilities are strongly
encouraged.
− The MU-I area at Ustick Road, west of SH-16, should minimize retail and auto-
oriented services and transition rapidly from the interchange to residential uses
near the county 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: ; the Union Pacific Railroad line
to the north; and ½ 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 19th, 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.
19
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. In some cases uses may include
processing, manufacturing, warehouses, storage units, and industrial support activities.
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
trailsmultiuse pathways. Development tends to be compact, and diverse, providing
varied and plentiful destinations for walking and cycling; destinations tend to be within
¼ of a mile from dwellings without crossing arterial-arterial intersections. Environment is
safe and aesthetically pleasing, with open space interspersed throughout
development.
Commented [BM24]: This definition was created in
coordination with, and based on COMPASS data
for traffic analysis zones. This is the same info that
goes into traffic analysis. But, other newer sources
could be used by development applicants when
needed (e.g. projections based on development
plan).
EXHIBIT C: CLEAN COPY OF ALL PROPOSED CHANGES
1
Mixed Use Changes
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.
2
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.
3
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.
4
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.
Figure 3C. Mixed Use Concept Diagram. See also Appendix, Figure FA1 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.
5
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: FB2 , FB3, FB5.
− 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: FB4, FC5, FC7
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
6
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: FB5, FC6, FC7
− 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:
FB8,FC9, FD2.
− Open space should be purposeful in supporting a visible community and
utilized to enhance synergies between residential and non-residential uses.
See also figures: FB7, FC9, FD2.
− 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: FC1, FC2.
− 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: FC1
− 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: FA3, FA4, FB3, FB4.
− 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
7
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: FB2, FB4.
− 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: FB1, FB2.
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.
Figure 3D. Mixed Use Neighborhood Concept Diagram. See also Appendix, Figure FA1
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.
The intent is to integrate a variety of uses, including residential, and to avoid mainly
single-use and strip commercial type buildings.
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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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 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
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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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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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-I)
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-I 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-I
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-I 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 ½ 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.
EXHIBIT D: APPENDIX F
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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.
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FA1 Mixed Use Concept Color Diagram with Markup
Note: See Chapter 3 Evolving, Land Use, Mixed Use for companion graphic.
FA2 Mixed Use Neighborhood Concept Color Diagram with Markup
Note: See Chapter 3 Evolving, Land Use, Mixed Use for companion graphic.
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FA3 Mixed Use Community Concept Color Diagram with Markup
Note: See Chapter 3 Evolving, Land Use, Mixed Use for companion graphic.
FA4 Mixed Use Regional Concept Color Diagram with Markup
Note: See Chapter 3 Evolving, Land Use, Mixed Use for companion graphic.
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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.
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FB1 Bown Crossing Mixed Use Area
Source: Google Earth Pro, Bown Crossing Mixed Use Area, Boise, Idaho 43°34’27.13”N,
116° 9’17.73”W. [Accessed June 2023].
Source: Google Earth Pro, Bown Crossing Mixed Use Area, Boise, Idaho 43°34’27.13”N,
116° 9’17.73”W. [Accessed June 2023].
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FB2 Magnolia Mixed Use Area
Source: Google Earth Pro, Magnolia Park Mixed Use Area, Hillsboro, Oregon
45°31'57.64"N, 122°52'27.07"W. [Accessed June 2023].
Source: Google Earth Pro, Magnolia Park Mixed Use Area, Hillsboro, Oregon
45°31'57.64"N, 122°52'27.07"W. [Accessed June 2023].
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FB3 Bethany Mixed Use Area
Source: Google Earth Pro, Bethany Village Mixed Use Area, Bethany, Oregon
45°33’16.28”N, 122°49’57.44”W. [Accessed June 2023]
Source: Google Earth Pro, Bethany Village Mixed Use Area, Bethany, Oregon
45°33’16.28”N, 122°49’57.44”W. [Accessed June 2023]
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FB4 Orenco Mixed Use Area
Source: Google Earth Pro, Orenco Station Mixed Use Area, Hillsboro, Oregon
45°32'2.09"N, 122°55'0.66"W. [Accessed June 2023]
Source: Google Earth Pro, Orenco Station Mixed Use Area, Hillsboro, Oregon
45°32'2.09"N, 122°55'0.66"W. [Accessed June 2023]
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FB5 Baldwin Park Mixed Use Area
Source: Google Earth Pro, Baldwin Park, Orlando, Florida 28°33'59.76"N, 81°19'40.37"W.
[Accessed June 2023]
Source: Google Earth Pro, Baldwin Park, Orlando, Florida 28°33'59.76"N, 81°19'40.37"W.
[Accessed June 2023]
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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).
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FC1 Link, Linear Open Space with Pathway
Detached pathway link between a variety of residential and non-residential uses.
Pathway parallels linear open space and includes amenities.
Source: Google Earth Pro, Lincoln Gateway, Lincoln, California 38°53'3.75"N,
121°17'27.93"W. [Accessed June 2023]
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FC2 Link, Pathway Link
Thematic pathway bridge provides architectural character integration of the
pedestrian network into the surrounding development amenities.
Source: Google Earth Pro, Caldwell, Idaho 43°40'2.10"N, 116°41'23.73"W. [Accessed June
2023]
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FC3 Link, Shared Purpose Pathway Corridor
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°19'0.91"W. [Accessed
June 2023]
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FC4 Link, Linear Urban Open Space
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,
96°49'14.81"W. [Accessed June 2023]
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FC5 Node, Urban Plaza Open Space
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 Pro, Baccus Park, Plano, Texas 33° 4'53.70"N, 96°49'16.41"W.
[Accessed June 2023]
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FC6 Node, Micro Plaza on Neighborhood Pathway
Pathway node with highly contextual, permanent constructed features. Pathway link
meanders across visible open space towards an activity node (see Figure FB2).
Source: Google Earth Pro, Magnolia Mixed Use Project, Hillsboro, Oregon 45°31'56.05"N,
122°52'21.10"W. [Accessed June 2023]
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FC7 Node, Shared Open Space
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, 116°21'43.52"W.
[Accessed June 2023]
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FC8 Node, Non-residential Open Space
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,
121°17'35.24"W. [Accessed June 2023]
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FC9 Nodes and Links, Destination Commercial Open Space
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: Google Earth Pro, The Domain, Austin, Texas 30°24'6.10"N, 97°43'35.36"W.
[Accessed June 2023]
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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.
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FD1: Urban Spaces, Flexibility or Dedication
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]
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FD2: Urban Spaces, Multifunctional
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]
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FD3: Urban Spaces, Interior and Exterior Integration
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
37°45'56.51"N, 120°50'54.92"W. [Accessed June 2023]
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FD4: Urban Spaces, Children at Play
Urban spaces may not always rely on large green space for play areas to be successful.
Spaces can also be integrated into shopping areas, streetscape, and other unique
conditions when activated with context appropriate amenities and design features.
Source: Google Earth Pro, Village at Leesburg, Leesburg, Virginia 39° 5'22.94"N,
77°31'27.60"W. [Accessed June 2023]
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FD5: Shared Neighborhood Spaces
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, 112° 0'20.72"W. [Accessed
June 2023]
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FD6: 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: Google Earth Pro, Daybreak, Utah 40°32'48.65"N, 112° 0'8.62"W. [Accessed
September 2023]
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FD7: Active and Public Transportation Along Linear Open 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, 16th Street Mall, Denver, Colorado 39°44'40.02"N,
104°59'28.50"W. [Accessed September 2023]. Note: As of 2023, revitalization and
reconstruction are on-going.
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FD8: Public Transportation & Shared Mobility
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 45°30'36.55"N,
122°46'53.16"W. [Accessed September 2023]