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HomeMy WebLinkAbout2023-12-07 PLANNING AND ZONING COMMISSION MEETING City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Thursday, December 07, 2023 at 6:00 PM MINUTES ROLL-CALL ATTENDANCE PRESENT Commissioner Nate Wheeler Commissioner Patrick Grace Commissioner Enrique Rivera Commissioner Jared Smith Commissioner Andrew Seal ABSENT Commissioner Maria Lorcher Commissioner Mandi Meyers ADOPTION OF AGENDA Adopted CONSENT AGENDA \[Action Item\] Approved Motion to approve made by Commissioner Grace, Seconded by Commissioner Rivera. Voting Yea: Commissioner Wheeler, Commissioner Grace, Commissioner Rivera, Commissioner Smith, Commissioner Seal 1. Approve Minutes of the November 16, 2023 Meeting of the Planning and Zoning Commission Meeting 2. Findings of Fact, Conclusions of Law for Meridian OZ (H-2023-0048) by JD Planning and Consulting, located at 1475 E. Franklin Rd. 3. Findings of Fact, Conclusions of Law for Chik-Fil-A at Ten Mile (H-2023-0054) by 4G Development and Consulting, Inc., located at 501, 567 and 609 S. Innovation Ln. ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\] ACTION ITEMS 4. Public Hearing for Blayden Subdivision (H-2023-0043) by Bailey Engineering, located at the South side of W. Chinden Blvd. and west side of N. Black Cat Rd. Continued to February 15, 2024 A. Request: Annexation of 27.36 acres of land with R-15 (4.32 acres), R-40 (16.71 acres) and C-G (6.33 acres) zoning districts. B. Request: Conditional Use Permit for a multi-family development consisting of 312 dwelling units on 14.92 acres of land in the R-40 zoning district. C. Request: Preliminary Plat consisting of 26 building lots and 11 common lots on 24.98 acres of land in the R-15, R-40 and C-G zoning districts. Motion to continue to February 15, 2024 made by Commissioner Smith, Seconded by Commissioner Grace. Voting Yea: Commissioner Wheeler, Commissioner Grace, Commissioner Rivera, Commissioner Smith, Commissioner Seal 5. Public Hearing continued from November 2, 2023 for Farmstone Crossing Subdivision (H-2023-0045) by Bailey Engineering, located at 820 S. Black Cat Rd. Continued January 4, 2024 A. Request: Annexation of 33.893 acres of land from RUT to the M-E (Mixed Employment) zoning district. B. Request: Preliminary Plat consisting of 6 buildable lots on 27.59 acres of land in the proposed M-E (Mixed Employment) zoning district. Motion to continue to January 4, 2024 made by Commissioner Grace, Seconded by Commissioner Wheeler. Voting Yea: Commissioner Wheeler, Commissioner Grace, Commissioner Rivera, Commissioner Smith, Commissioner Seal 6. Public Hearing for a 2023 Mixed Use Comprehensive Plan Text Amendment - Mixed Use (H-2023-0057) by City of Meridian, located City Wide Recommended Approval to City Council A. Request: 2023 Mixed Use Comprehensive Plan Text Amendment Mixed Use to update and/or replace certain text and graphics associated with the mixed- use sections, including other minor revisions, terms and a new appendix. Motion to recommend approval to City Council made by Commissioner Smith, Seconded by Commissioner Wheeler. Voting Yea: Commissioner Wheeler, Commissioner Grace, Commissioner Rivera, Commissioner Smith, Commissioner Seal ADJOURNMENT 7:11 P.M. --------------------------------------------------------------------------------------------------------------------- To view upcoming Public Hearing Notices, visit https://apps.meridiancity.org/phnotices --------------------------------------------------------------------------------------------------------------------- Meridian Planning and Zoning Meeting December 7, 2023. Meeting of the Meridian Planning and Zoning Commission of December 7, 2023, was called to order at 6:00 p.m. by Chairman Andrew Seal. Members Present: Commissioner Andrew Seal, Commissioner Nate Wheeler, Commissioner Enrique Rivera, Commissioner Patrick Grace and Commissioner Jared Smith. Members Absent: Commissioner Maria Lorcher, and Commissioner Mandi Stoddard. Others Present: Chris Johnson, Tina Lomeli, Kurt Starman, Caleb Hood, Brian McClure and Dean Willis. ROLL-CALL ATTENDANCE X Nate Wheeler Maria Lorcher Mandi Stoddard X Patrick Grace X Enrique Rivera X Jared Smith X Andrew Seal - Chairman Seal: Good evening. Welcome to the Planning and Zoning Commission meeting for December 7th, 2023. And at this time I would like to call the meeting to order. Commissioners who are present for this evening -- evening's meeting are at City Hall. We also have staff from the city attorney and clerk's offices, as well as City Planning Department. I don't believe we have anybody joining us on Zoom. Oh, we do. If you are joining us on Zoom we see -- we can see that you are here. You may observe the meeting. However, your ability to be seen on screen and talk will be muted. During the public testimony portion of the meeting you will be unmuted and, then, be able to comment. Please note that we cannot take questions until the public testimony portion. If you have a process question during the meeting, please, e-mail cityclerk@meridiancity.org and they will reply as quickly as possible. With that we will begin with the roll call. Madam Clerk. ADOPTION OF AGENDA Seal: First item on the agenda is the adoption of the agenda. I do need confirmation on which of our applications will be continued, because I know there was a little chatter about that. Kurt, do you want to take that or -- Starman: Mr. Chairman, of course, that's the Commission's decision, but my understanding we have a request to -- from the applicant to -- for Agenda Item 4, as well as Agenda Item 5 to continue those two items. The first one is Blayden Subdivision. The second pertaining to Farmstone Crossing Subdivision. Meridian Planning&Zoning Commission December 7,2023 Page 2 of 23 Seal: Okay. So, the first item on the agenda is the adoption of the agenda, where we will announce and -- unless there is anybody that really really wants to hear either of the applications tonight that Blayden Subdivision, H-2023-0043 and Farmstone Crossing Subdivision, H-2023-0045, will be open for the sole purpose of continuing to a regularly scheduled meeting. They will be open for this alone. So, if anybody is here tonight to testify for the applications we will not -- not be taking public testimony on them this evening. Can I get a motion to adopt the agenda? Smith: So moved. Grace: Second. Seal: It's been moved and seconded to adopt the agenda. All in favor, please, say aye. Opposed nay? Motion passes. MOTION CARRIED: FIVE AYES. TWO ABSENT. CONSENT AGENDA [Action Item] 1. Approve Minutes of the November 16, 2023 Meeting of the Planning and Zoning Commission Meeting 2. Findings of Fact, Conclusions of Law for Meridian OZ (H-2023-0048) by JD Planning and Consulting, located at 1475 E. Franklin Rd. 3. Findings of Fact, Conclusions of Law for Chik-Fil-A at Ten Mile (H- 2023-0054) by 4G Development and Consulting, Inc., located at 501, 567 and 609 S. Innovation Ln. Seal: Next item on the agenda is the Consent Agenda and we have three items on the Consent Agenda. The first is to approve the minutes of the November 16, 2023, meeting of the Planning and Zoning Commission and we also have Findings of Facts and Conclusions of Law -- Conclusion of Law for the Meridian OZ, File No. H-2023- 0048 and Chik-Fil-A at Ten Mile, File No. H-2023-0054. Can I get a motion to accept the Consent Agenda as presented? Grace: So moved, Mr. Chair. Rivera: Second. Seal: It's been moved and seconded to -- excuse me -- adopt the Consent Agenda. All in favor say aye. Opposed nay? Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. Meridian Planning&Zoning Commission December 7,2023 Page 3 of 23 ITEMS MOVED FROM THE CONSENT AGENDA [Action Item] Seal: All right. Public hearing process. It's going to be an abbreviated version of this. So, essentially, we have got one -- one application that we are going to go through the whole thing on here. The others will be continued. City staff is going to be giving their presentation later, so we will go by the public hearing process. ACTION ITEMS 4. Public Hearing for Blayden Subdivision (H-2023-0043) by Bailey Engineering, located at the South side of W. Chinden Blvd. and west side of N. Black Cat Rd. A. Request: Annexation of 27.36 acres of land with R-15 (4.32 acres), R-40 (16.71 acres) and C-G (6.33 acres) zoning districts. B. Request: Conditional Use Permit for a multi-family development consisting of 312 dwelling units on 14.92 acres of land in the R-40 zoning district. C. Request: Preliminary Plat consisting of 26 building lots and 11 common lots on 24.98 acres of land in the R-15, R-40 and C-G zoning districts. Seal: So, at this time I would like to open File No. H-2023-0043, Blayden Subdivision, for a continuation to the date of February 15th, 2024. Smith: Mr. Chair? Seal: Yes. And one item is they will need to repost this, because it is far enough out and they will need to pay for that reposting. So, if you are going to make a motion, please, have that in there. Smith: All right. Try to do that. Seal: Okay. Smith: If -- if anyone wants to correct me. Mr. Chair, I move to continue File No. H- 2023-0043 to the hearing date of February 15th, 2024 at the applicant's request. Also with the requirement that the applicant reposts and pay the cost -- as needed to repost the notice and pay all the applicable costs. Seal: Okay. Wheeler: Second. Meridian Planning&Zoning Commission December 7,2023 Page 4 of 23 Seal: It's been moved and seconded to continue File No. H-2023-0043 for Blayden Subdivision to the date of February 15th, 2024. All in favor, please, say aye. Opposed nay? The item is continued. MOTION CARRIED: FIVE AYES. TWO ABSENT. 5. Public Hearing continued from November 2, 2023 for Farmstone Crossing Subdivision (H-2023-0045) by Bailey Engineering, located at 820 S. Black Cat Rd. A. Request: Annexation of 33.893 acres of land from RUT to the M-E (Mixed Employment) zoning district. B. Request: Preliminary Plat consisting of 6 buildable lots on 27.59 acres of land in the proposed M-E (Mixed Employment) zoning district. Seal: Next I would like to open File No. -- or continue File No. H-2023-0045 for Farmstone Crossing Subdivision for continuation to January 4th, 2024. Grace: Mr. Chairman, I would move that we continue File No. H-2023-0045 to our next scheduled meeting on January 4th, 2024. Wheeler: Second. Seal: It's been moved and seconded to continue File No. H-2023-0045 to the date of January 4th, 2024. All in favor say aye. Opposed nay? Motion -- application is continued. MOTION CARRIED: FIVE AYES. TWO ABSENT. 6. Public Hearing for a 2023 Mixed Use Comprehensive Plan Text Amendment - Mixed Use (H-2023-0057) by City of Meridian, located City Wide A. Request: 2023 Mixed Use Comprehensive Plan Text Amendment Mixed Use to update and/or replace certain text and graphics associated with the mixed use sections, including other revisions, terms and a new appendix. Seal: Now I will open File No. H-2023-0057, 2023 Mixed-Use Comprehensive Plan Text Amendment - Mixed Use. We will begin with our staff report. McClure: Commissioner Seal, thanks for having me here tonight. I look forward to spending the next three hours with you. Meridian Planning&Zoning Commission December 7,2023 Page 5 of 23 Seal: There is a lot of information in here. McClure: I'm here to talk with you about some updates to the Comprehensive Plan, chiefly to the mixed use areas of Chapter 3, evolving community. Hopefully this sounds familiar to some of you as we talked about it during the August -- August Comprehensive Plan policy update. Briefly this is an overview of the presentation. We will cover some background, purpose and need, process, what's been done, overview, recommended changes and, then, recommendation. The city adopted the 2018 Comprehensive Plan in 2019 and which included all the goals, objectives and policies. Each year since we have adopted an amendment. The first was in 2020 to add priorities to the policies. They weren't originally prioritized. The second in 2021 to adopt The Fields area sub -- Fields sub area plan. The third in 2022 to adopt the most current existing conditions report and, then, the fourth was earlier this year with you all to amend the priorities since we hadn't done it for a number of years. In summary we have not done any text amendments to areas outside of policies to the Comprehensive Plan. This will be the first one. There is -- and I will dwell here for a little bit. There is a number of reasons for this Comprehensive Plan text amendment or CPTA. Most importantly the Comprehensive Plan and future land use map are designed with a healthy balance of uses in mind. In the case of residential it's intended to -- the intent of these areas are near services. By design mixed use areas are the only areas for many of those services to occur in areas of city impact. You can sort of see that on the screen here. Northwest Meridian doesn't have any distinct commercial or office uses and most of south Meridian doesn't have any distinct office or commercial uses. All those uses we would expect within those areas are intended to occur in the mixed use areas. Increasingly, however, the land where many mixed use areas are located has been acquired with the intention of maximizing certain uses in certain market conditions and without any concern or reservation for future needs or impacts to the city long term. This Comprehensive Plan text amendment seems to -- seeks to better clarify these expectations. It also seeks to make them formatting and presentation of all relevant information and considerations more streamlined. A great deal of risk is involved with many applications in these areas currently. Review of development applications and mixed use areas is usually very protracted with many revisions of concept plans trying to get staff and applicants on the same page, even when that's what the applicant wants to do. So, it's not necessarily that they don't want to, it's just that the current Comprehensive Plan is really difficult to wrap your head around for some users. Expectations aren't clear. Finally, we want to be more transparent with everyone. Consistency -- consistency is -- is important. Staff had been working on these revisions for seven months. Initial rough drafts were based on years of experience with this new plan. New being relative. And seeking to address common flaws or problems. After a code hearing a draft was assembled, along with new exhibits. A group of experienced professionals and agency partners were asked to review and provide comments. Significant changes -- and I mean that -- were made, including reordering sections. Some of the best feedback, however, were building consistency between some of the terminology we use and better conveying the process and how things occur in what order. Next internal staff did review with minor revisions. And, finally, we invited development partners and, then, the entities prior to submitting our application to Meridian Planning&Zoning Commission December 7,2023 Page 6 of 23 comment. The City Clerk's Office also customized the social media messaging, which included links to a new dedicated website. We did not, unfortunately, have any additional participation through the website, but it was there. I should say we did have comments, just not through the website. The restructure is more top down or linear. I say restructure, because while there is a lot new, there is also a lot old. This amendment adheres to the vision and keeps much of what previously existed, but often reordered or supplements it. There is a stronger intro and median, word context or need, graphic illustrations that identify the process with structure and that structure aligns with the text of the Comprehensive Plan in the next few sections. So, the text as you read it aligns with -- with basically a flowchart we have now. It also reduces duplication of principles, provides more consistent matrix and applies all these matrix to the Ten Mile plan, which has its own sub area plan, but now we have had sort of unifying principles citywide. Or hopefully we will. Just to emphasize the matrix, this work was all done with standard modeling, using real nonresidential service uses and considering gross residential areas. In other words, can we get what residents need after the rooftop -- rooftops are filled in. So, we -- we typically see any number of applications that have a whole lot of residential and, then, we often don't leave enough areas for these services that we need to come in later on and so work was identified with these matrix to make sure that some of the new caps and minimum -- minimums both actually realized what we are looking for long term. In other words, the coverage areas for residential, making sure those leave enough coverage areas for commercial those -- those ceilings and those floors for those coverage areas align and that's probably more visible. I should have had a thing in there, but each of the designations in the mixed use -- some mixed use neighborhood and mixed use community and mixed use regional, they each have consistent terminology that describes minimum residential area, maximum residential area and, then, any number of other -- of other policies that relate. For example, civic uses or bonuses or retail, but those are all provided in the same light -- the same location for each designation. They are provided with the same terminology for each designation and they are more consistent. We had all those things before, but they were very inconsistent. They were worded in such a way as to -- like it was a formula, but you were only given parts and pieces of that and you couldn't actually make the math work. So, now the math works. And, finally, most bonuses that were associated with these matrix before have -- have been retooled to focus on employment and on transportation, not necessarily sort of what was arbitrary civic uses. Spent too much time on that for that one. What's been done. The new appendix includes enhancements to the existing mixed use diagrams, with additional annotation. There is more examples, organization -- that are organization and, then, in the web -- the web version of the Comprehensive Plan, which is -- we have to have a PDF for records, but the web tool is our -- is our sort of the default one and the web version of the -- if this is approved -- when it's approved there will be links and pop-ups that make all this sort of seamless. This is an overview of the new structure. The general overview was unorganized before and there is also new sub areas of this, so the value mixed use, the location and generalized land use types. This describes where they are at, why they are there and why they are important. Before this was sort of -- some of this was there, but it was really sort of all over the place. Functional integration is a new subheading, with integration of uses in holistic designs subsections, being a compilation Meridian Planning&Zoning Commission December 7,2023 Page 7 of 23 of design principles or guidelines, both from the existing text and new supplemental ones. This has also been organized better, essentially, integration equates to what's being included and holistic design is how it should be organized. All that pretty much faces the mixed use subcategories now against a mixed use neighborhood, mixed use community and mixed use regional chiefly. You see the design sort of elements before you get into all those. At least -- at least the ones that apply to all of them. I will say many of those elements are where we struggle the most now. So, a lot of people see these bullet points and treat them like checkboxes and they forget that these checkboxes relate to -- to a purpose, vision and context and you can't just check a box without understanding what those things are. So, that's all -- we have attempted to sort of better relate all of those things. This slide here, essentially, directs interested parties to use the entire mixed use area. This is what I have been talking about, but, hopefully, it makes more sense. It's linear. So, the first three boxes in the middle they are subheadings for the Comprehensive Plan. You start there and work your way down. This is intended to help an interested party developing a pro forma or a concept plan or they are interested in a purchase right for a property, that they will be aware of the things and conditions -- the benefits, the condition, sort of the restrictions that occur with that before they go into it and, then, find out later that they have spent too much money on land, that they -- they can't develop the way they want. Just trying to make these more transparent. The chart also references terms like project. This is something that we have seen everyone struggle with. This is important. We don't necessarily expect a project within a larger mixed use area to have three uses. What we expect is an understanding that when we are looking at the larger mixed use area of any mixed use designation to provide or preserve opportunities to address the larger vision. Generally, you know, the mixed use text says you need to provide a bubble plan or a concept plan with any mixed use project. That's still there. And that's an old one. And there is the new one. We expect that to demonstrate feasibility and conductivity and, then, show us how that individual project works within the larger element. Strict adherence isn't required to a mixed use concept plan for another project, though. We expect general alignment. We expect them to continue demonstrating the feasibility and how they are aligning with -- with the city's larger vision there, but a development agreement is specific to a project, not to a mixed use area. So, we can't have the first one and say this is what we are going to do and everyone else is beholden to this concept plan. What we are -- what we are trying to understand is this is the first one and now how can everything else work with your project to meet their -- to meet their overall vision. There is some look, so I'm just going to pause there in case there is any questions before I go on. Seal: I like where this is going, so -- I mean having a little bit more clarity and a better holistic vision I think it's going to be something that's going to help the Commission, Council, staff, you know, anybody submitting a project as well. So, that's just -- so -- so far I -- I'm interested to see where the word holistic goes in all of this, so -- so far so good. We got the 15 minutes down. We only got two hours and 45 minutes to go, so -- McClure: So, moving on. This is an example of some of the graphics and the appendix. The left side is the older adopted graphic. It still exists in the text as a base Flo Meridian Planning&Zoning Commission December 7,2023 Page 8 of 23 plan. The right side are completely different texts and different annotation style and color to illustrate other principles that align with the principles in the text and these are cross-referenced. So, we are not just trying now to show here is some -- here is five words, we are referencing examples and pictures, sketches, but, then, also photos. So, here is an example of photos and aerials. Again, annotation is -- style sort of been consistent with the previous ones, but these are real locations, real photos and trying to better indicate sort of what we are looking for when we talk about these principles in the text of the Comprehensive Plan mixed use section. And, again, these appendix items will all be cross-referenced in the text of the mixed use areas. We didn't want to fill it up with graphics in case people have a handle on that, but you will be able to quickly see what these are. So, briefly, the staff report included a number of additional recommendations. Most of those were -- two -- actually, two of those were from staff after fresh eyes. The other two were as a result of public comment that we received after submitting a copy -- or before we submitted the staff report. Strike through and underline, I assume you are all familiar with that, but strikethrough is removable and underlined as additions. So, the first two here were staff -- staff changes. This first one isn't actually in the mixed use section, it's page C, right at the beginning of the -- of the Comprehensive Plan itself. All it does is strike Sterling Codifiers, which is our previous code hosting service and we are providing a general description there instead, in case we switch again. Currently we are using Unicode. The second one there, revised graphic, I had that on the previous slide. We adjusted -- I will just go back to it. I adjusted some of the terminology here to better align with text and -- and -- that we submitted with you. We had some good comments on this as well, but after we submitted the application. These next two were the result of some public comments we received from a customer. These made sense, so I'm recommending those forward. The first one -- and the integration of uses in the new -- in the new text is -- and this -- we just sort of talked about this -- is to remove development instead of reference projects. So, a project within a mixed use designation, not a development. So, again, just trying to make the terminology consistent. The second one is under mixed use neighborhood and keep in mind mixed use neighborhood -- all those examples in that one also apply to mixed use community and mixed -- mixed use regional. This first one here is to say that we still -- single family homes are perfectly appropriate in these designations. We still have requirements for density. We are trying to hit a density. That would, then, require other -- other projects -- or other unit types to still achieve that density. You are not going to hit eight dwelling units per acre or six with just single family homes. But you could use single family homes as one product type and, then, have some other product types that sort of transition you -- transition you into the adopted residential density ranges. No issues with that. The second one -- and there is condominiums. That's not a product type and we, as a city, don't typically care or -- or we choose not to care. We are not supposed to care whether something is owned or rented. But the emphasis here is just to say we like those two. Seal: On the first where we switch from development to projects, will that allow us to -- we have had several things come in where we have two different developments that come in and we hear them at the same time or we hear them in succession. Will that allow -- and it's probably more of a process question. Will that allow us to see that as a F-11 Meridian Planning&Zoning Commission December 7,2023 Page 9 of 23 complete project or do we still see -- or are each of those still their own project as a development? McClure: That's a good question. We expect that projects -- whether they occur at same time or different times, to -- to adhere to an overall vision, so that the first one in general develop the concept plan. If they come at the same time we generally encourage them and hope that they will work together and achieve that vision together. They will still have a development agreement for each, though. We are not going to tie both projects in a different ownership to the same developer agreement. Seal: If it has the same ownership? McClure: Well, that's different. I'm not sure on that one. Seal: Okay. McClure: Because if it's the same ownership then -- if it's the same ownership under -- under one development agreement that's -- that's different. Seal: Okay. We just had some stuff come through where it's -- you know, there is -- it may be two -- two properties, two different developments, but we have had some stuff come through that it's two different developments, same owner, and each of them structured a little bit differently. So, it's not -- I mean we can move on from it. It just -- that was the first thing that kind of popped into my head with kind of redoing how that is worded in there where will it allow us to do that? I think there is great benefit to it, but at the same time that might make something so big that it's -- you know, somebody's trying to develop a square mile, for instance, you know, there is going to be a lot of people in here talking about that, where it would be better in, you know, smaller chunks. That's -- that's kind of the first thing that came to my mind on that. But I will quit talking and let you go back about it. McClure: Commissioner, I would just say one more thing. I don't think this precludes doing any type of way. All it's saying is we are not going -- all this is saying is that we are not going to hold different projects and a different ownership under one development agreement. They are going to do their own thing. Now, if you come into a project -- if you buy a piece of property within a land that already has a development agreement, that's different, but if you are coming in with a new project and there is not a previous concept plan, then, you will have your own. Wheeler: Mr. Chair? Seal: Yes, sir. Wheeler: Staff, I have another question there. So, when you -- you struck out development and put in projects there, do you see those as just synonyms or do you see -- how is that viewed within staff eyes? 12 Meridian Planning&Zoning Commission December 7,2023 Page 10 of 23 McClure: Commissioner -- Commissioner Wheeler, those are sentiments -- sentiments -- I'm going to give up there. But, yes, to me, however, not to everyone and that terminology -- and this goes throughout all this, which is why we are trying to use the same words consistently. Everyone else interprets things the way they sort of have them -- have them in their mind and some people definitely saw development and projects very differently. Wheeler: On that same concept about the projects and having the -- you know, there is transitional zones or transitional pieces within a different project, if some of those transitional pieces are already a part of one project are -- is a new project, then, going to be able to use that for their own transitional pieces into where they would want to go or is it going to have to stand alone on its own parcel -- on its own parcels on its own project? McClure: Commission President, Commissioner Wheeler, I'm not sure I'm tracking what you mean by transitional. Wheeler: Okay. So, like on a mixed use project that might have -- you go from single family homes to maybe townhomes did before you get into some commercial spaces on the corner or something like this, that way it just doesn't -- there is transitions between those zones, but if you have one project that already has those transitions in for theirs and a new project comes up and abuts next to it, will they also have to integrate their own transitional pieces of, you know, multi-family maybe into a commercial area or will they be able to use the existing in order to -- to -- to have the more commercial space, if that's maybe a little more clear? McClure: Commissioner Wheeler, I don't know if this answers your question or not, you know, the future land use map indicates the intensity of uses that we are looking for and, generally, when we look for a transition of uses it's something new next to something old and so when something new comes in most cases that's not going to go anywhere. If -- if they provide -- you know, we are talking new and old. If something comes in new and there is nothing adjacent to it, they are generally expected to provide landscape buffers, because we don't know what's going to happen next door. That's still going to be required per city code, unless, you know, the property next door says we don't think you have to do that and Commission says we are fine with that. I will let Caleb chime in if he thinks that's wrong, though. Does that help at all? Wheeler: Yeah, I -- I think it does. My -- my -- this holistic approach I really do like where it's headed, like Mr. Chair said, but I'm -- I'm just trying to make sure that each -- it seems like not each project's got to have its own -- what you want to say -- its own style there, but they can use it off of the larger holistic plan for that area or the larger -- I might be saying this differently, maybe some of you guys understand what I'm trying to say and piping in, then, here to -- to help out, but I'm just trying to make sure that not every unit -- not every project that comes through that we will take a look at -- there is already transitional pieces in place. Those can also be used for the development that's coming in next to it. 13 Meridian Planning&Zoning Commission December 7,2023 Page 11 of 23 Seal: And I will throw a little bit in here for -- for context. There is -- the area that -- we heard about the area -- kind of the development plan for the area that's out McMillan and Chinden in that area where that was looked at kind of as a development and not necessarily a project or maybe the other way around where our -- here is something like that and I'm -- I'm thinking more along the lines of like, you know, a really large -- what we have traditionally called a development with multi-phases over several years, where our -- and what I have seen in the past is, you know, as those begin to happen they say things like, well, we are going to use the same -- you know, we are going to use the same common area, we are going to same -- use the same pathway structure, things like that. Will that still be allowed to happen in the context of a project or is that more kind of what they are -- they are going for? Probably a great example of that is the subdivision that developed on both sides of McMillan, for instance, so -- I mean as we go through this that -- those are the kinds of things that we want to make sure that we are -- will never happen again in Meridian, but at the same time kind of open things up so that we can have a more holistic view of where -- if a really large development comes in -- or something that's going to, you know, take a lot longer to develop than, you know, what is traditional that, all the different pieces stand on their own, but at the same time can be seen as one -- one project. McClure: Mr. Commissioner, I think I understand better now. So, this won't have any bearing or impact on any of that. Any of those sorts of conditions there are going to be a development agreement item. This is -- this -- the -- the project as you can see on the screen is really just talking about the general use. So, we don't expect project one to have three uses, it can be just commercial, so long as they adhere to a general concept plan that leaves room for the other uses to still occur. Any project that comes through in those areas by themselves we still have to adhere to all of our code requirements. So, open space would still -- unless there is something in the DA that Commission and Council allows per city code, they would still have to meet all of our open space requirements and -- and all the city code elements that -- they can't just be shared unless there is an agreement provision to allow them to do so. Mixed -- this is -- this is just -- the term project here is just -- just from the mixed use area and applies to the uses you see here. Seal: I know we are getting hung up on a word. In that -- I guess -- I hate to use the term worrying, but in the future when we go down that road where there is not diversification within a specific project, will that lead the city to having to kind of enforce more rigidly what can go in on a parcel of land, where we have -- somebody says it's mixed use, but we have, you know, commercial, commercial, commercial, commercial. Okay. It's time -- no more commercial in this -- this area. Now, we have kind of dictated to ourselves that we can't have more commercial here. Do we even have the ability to do that or -- and I ask that because I think we are trying to within a project get all those -- get that diversification, so that we don't -- we don't end up in that situation. McClure: Mr. Commissioner, so, absolutely, that is a consideration that's important. If we allow commercial, commercial, commercial and we don't meet the vision of the Comprehensive Plan and, you know, to some degree shame on us -- first one in the F14] Meridian Planning&Zoning Commission December 7,2023 Page 12 of 23 door always has -- has preferential ability, so they get to set the alignments of the roads, they get to determine where the -- where the services are stubbed. They set the baseline for just what the project looks and functions like. The visibility -- they may be able to limit when other things happen near them, because of the design of the buildings and the viewsheds they create. Absolutely. First one in gets to modify it. But that's why we are asking and have always asked for a concept plan for a larger mixed use area of a designation to make sure that whoever comes in first isn't precluding other things from happening. It's not to say at the end of the day there may be very good reasons why those things shouldn't occur. Better than they -- the comp plan is a guide. It's not perfect. It will never apply all things to all places to all people. You know, there is -- there is limitations on there. Not that we shouldn't strive for that, the services, what it's trying to do is very important, but it will never be perfect. Hood: Can I maybe just piggyback a little bit on that. So, in that scenario I think there are a couple of different options and just building on what -- what Brian said, not the part about our comp plan being imperfect. It's pretty darn close. But you do have the capability -- it is a guide and if it is commercial, commercial, commercial on last one we want to be commercial as well, we can change the plan, if that's really what we think is in the best interest. So, we are not locking ourselves in. Yes, there is another step, but it helps us question that last property owner and developer to say, hey, we were -- the community expects and is anticipating a mixed use project. If the last parcel in is -- doesn't have -- if we are there and it's not -- then let's call a spade a spade and let's change the map to say commercial, not mixed use. So, we can do that. We are nimble enough where we can modify it, but we have enough of the visioning document to point folks that are trying to develop in the right direction until Planning and Zoning Commission, City Council says, you know what, that vision is outdated, let's make it all commercial or whatever the case may be. So, just -- maybe just to piggyback a little bit -- I mean this isn't all things to everyone, it is -- it is limited and mixed use and it's belt and suspenders with the UDC. So, some of the buffers, some of the transitions, those things will be looked at case by case to make sure it all works together. So, this is our first blush to get that -- the first one in to really set the stage on what we can expect. It's not locking any of the other properties in, but showing how it's possible for them to comply. But, again, this case depends on what they bring in the door and we will look at that and say, yep, this is what we already have on the books, this is what we expect, how do you fit in or not? Excuse me. But, yeah, I think -- and Brian touched on this, so I'm not trying to be repetitive, but the UDC and things like that will still come in -- into play. This isn't -- it's not, you know, a blueprint to build from, it's a guide with some pretty solid examples, but you can't just pick up this picture and put it down in Meridian and say, hey, there it is, that's going to work. It's meant to show you, but it's not exactly how we are going to see any project. It looks like really any of these projects -- am I supposed to say a project or a development. I can't remember. In Meridian, so -- Seal: Got you. Okay. Thank you. Grace: Brian, wait until you get to an amendment that you change your whole sentence. F15] Meridian Planning&Zoning Commission December 7,2023 Page 13 of 23 McClure: Were there any other questions on this second one or should I go on? So, these next series of revisions here came from Brighton Corporation. We received these too late to really integrate into the staff report. So, they are additional recommendations on top of what was in the staff report. At the end of the hearing I'm going to ask you to include these in your motion if you are comfortable moving this forward onto City Council as additional changes to what staff originally proposed. I'm not going to go through all these. Most of these are simple grammar. I will note they had a number of requests in here -- and you will see the asterisk on one of them there. Suggestions to change requires to should. I don't like doing that, because I really want people to do some of these things. However, this is a Comprehensive Plan and outside of very few examples should is generally what we use there. So, I'm recommending that we support the request for requires to should. Seal: I will weigh in on that. I prefer requires as well and, then, they can file for -- file for alternative compliance or something along those lines if -- you know, I think the guidance needs to be more direct when it -- when it comes down to it. More succinct, so that there is a little less room. I want to leave room for creativity, but just less room for those that like the minimal approach to things, so -- Hood: Sorry, I'm going to chime in again. I don't know if this helps or not, but for all intents and purposes we will expect slash require compliance with this. It's just the words in there. The comp plan again -- it's not a standards document. So, the shalls and requires type of language really shouldn't have in there, because we don't have that authority to really require. We will expect it and if they don't, then, we can make statements like you are not in compliance with the Comprehensive Plan. So, some semantics there, but I want to reassure the Commission that we take these as shalls, we just don't have the language read that way, because there is some flexibility when you are talking about it to some degree. Seal: Okay. McClure: Commissioner, I would -- I would always say -- and, you know, I would -- I would personally love it if required stayed there, but I think we have done a much better job of identifying why these needs exist. You know, in some cases it's health, safety and welfare and this really is important, you know, the commitment levels there. It goes on to say other things. This is important. We have tied it to things -- we had better explained why it's important and why there is a need. It's going to be much more difficult for someone to say I don't want to do this when we identify why -- specifically why it really needs to happen there. So, it's not going to be easy for someone to come in and just roll over staff and say I'm not doing this, because we are going to come back and say, well, these are all the reasons we say you need to do this and it's important to the community. Seal: Okay. Questions on this? Okay. F16] Meridian Planning&Zoning Commission December 7,2023 Page 14 of 23 McClure: Excuse me. This next one -- there is another required there. Some other changes. They had a good question on one of these what was last mile. I actually meant to include a definition and I forgot, so I'm providing -- suggesting another definition here for last mile. The reason I'm calling this one out specifically is because it's not actually going to happen in the text where this was made. If you looked at the comments, this is going to be put into the glossary of terms, which is the first appendix in the Comprehensive Plan. So, just want to make sure that's clear. Seal: Question on -- can you go back one more slide? McClure: This one or one more? Seal: One more. The standard requires or should have or things along those lines, can we use verbiage at some -- more in line with is expected? McClure: Commission President Seal, I think at this point you guys get to recommend what you feel is useful. I think that gets to the same tone. I wouldn't have heartburn over it. Seal: Just -- something stronger without saying thou shalt. You know, I mean is -- I think is expected might feel that or, you know, something along those lines to where it's -- it's understood that these -- these are the things that we are expecting to see or to be followed and with good reasoning given I think that that would -- help us substantiate that and, you know, this is the path we are -- we -- we want to be taken. Any comments on that from fellow Commissioners? So -- oh, ahead. Wheeler: I will comment on that, Mr. Chair. So, for me, you know, should have and is expected are to me synonyms on that. One of them just -- it's just grammar type stuff or -- and I can see -- when you were saying you should have, right, you should have this in your toolbox. You should have this in your -- in your car; right? It's expected you should have this on your tool belt, kind of things like that. It's -- it's -- to me it's -- they can have the same enforcement from -- from -- from the Commission and also from staff on that, in my opinion. My opinion the way I read that. Seal: Okay. Commissioner Grace. Grace: Once I had a long conversation with a legislator about the word -- the difference between shall and will and I think probably there is a difference, but I think most people don't appreciate it and they interpret will as shall. Just a thought that if it says we will have, it -- I don't think it's prescriptive. I think it's expected. But maybe just to avoid that kind of confusion I would support using the verbiage of expected. Smith: Mr. Chair? Seal: Commissioner Smith. F17] Meridian Planning&Zoning Commission December 7,2023 Page 15 of 23 Smith: I also agree. I think at this point it's -- again, as a guidance document it's less about, you know, what is -- is legally binding and what is clear to applicants and I think for me personally, you know -- you know, if I tell a kid he should go do this or I expect you to go do this, I think, obviously, the context depends and you should use -- you are expected to, but I think when it's a guidance from something to me expectation carries a little bit more weight and I think it's a little -- just a little bit clearer. So, I think -- I think you are probably right, I -- it probably will -- hopefully will make it just slightly easier to set the -- I guess level of expectation rather than, you know, just a step beyond a request, but something a little bit more than that. A clear expectation. So, I think you are -- I think you are right there. Seal: Okay. So, we can tell John that we expect him to accept that. Sorry. I couldn't resist. McClure: Commissioners, I would just ask when we get to the recommendation, if this is something you want to push forward, a little leeway in how staff interprets that, like are expected or should be expected or any other words you choose and, then, consistency for all the different references in here, not just the one or unless you just mean the one. So, this slide here where we were at is the last one of the changes. other than that, this is my original request. I can stand for questions. I have all the documents if you want to go through them in detail. We have two hours. Seal: Is -- oh, go ahead. Grace: So, Brian, I was just looking at the materials for the packet this afternoon and there was a provision here about -- for this agenda item for tonight, a little bit of background and the history of it, and it talks -- then it goes on to talk about areas of highlight and it looks like a couple of areas were highlighted as potential areas that were amended. One of them had to do with maximum building size and I just -- maybe I'm not catching it, but it looks like it's in a mixed use neighborhood and mixed use community section. Can you just point to where that is, what the -- what the -- what the change is, what the edit is? McClure: Commission President, Commissioner Grace, yes. So, the staff report goes into that a little bit more. The original Comprehensive Plan hadn't -- actually, this Comprehensive -- the adopted Comprehensive Plan and the original Comprehensive Plan before that -- not original, but 2010 before that, both had the same language in there that involve building footprints within some of the mixed use designations and they included restrictions on how big a foot -- of a footprint a building could be. They didn't talk about height, they just talked about the footprint and it was generally in those two designations specific to grocery stores. The reason I called that out in the staff report was because we have had some previous hearings before Planning and Zoning and City Council that have been contentious, the projects themselves, but, then, also that specific language people felt -- I'm going to try not to refer to a specific project, but the people felt the projects and grocery stores of a certain size weren't appropriate, even with the -- some of the bonuses you could have in there and there were -- and this is Fl-81 Meridian Planning&Zoning Commission December 7,2023 Page 16 of 23 one of the reasons I don't like the bonuses -- they were hard to quantify. No one sort of agreed on -- on how much you should get if you did do those things, because it didn't -- didn't define that and, generally, they were arbitrary in my opinion and I think they were arbitrary in most of the development professionals, the architects -- landscape architects, site planners that reviewed this, because grocery stores are changing, they are getting bigger and smaller both, and also because it didn't really talk about how the building looked or fit within a site and, then, it completely ignored height. It was just the footprint size. So, the -- this draft -- this proposed text removes references to footprint requirements for those designations and, instead, has some new language in the integration of uses section about design and considering the adjacent uses, building mass, transitions, things of that nature. Does that answer your question? Grace: Yeah. And I was just looking for more specifically where is that? Is that -- that strikethrough language, is that in here somewhere that -- McClure: Yes. Let me find it. Grace: And, again, I think it's under the mixed use and community, under C, and I'm guessing it's the references to the fact that most blocks should be no more than -- well, no, that's footprint size. I just wanted to take a look at it. I saw -- I saw the note in the staff report and I thought, oh, that would be interesting, let me look and see where I can find that -- Hood: And, Mr. Chair, Brian's close, just looking at where he is at, but I will stall a little bit here. It underwrites two spots for the neighborhood flavor and mixed use community, both have the footprint language in there. So, if you are looking at the underline strikethrough it's not in -- it's not in the general mixed use, it's within those two subcategories. I don't know what page number it's on, but Brian's got it I think. McClure: On -- on the strikethrough and underlined version and, then, his staff report of that, it's page -- so, it's Exhibit B, the strikethrough and underlined changes, page 11 of that it says, unless a structure contains a mix of both residential and office or residential and commercial land uses, maximum building size should be limited to 20,000 square foot -- building footprint. Period. For the development of public school sites a maximum building site does not apply and, then, additionally, there is some bonus language in there where you can get -- sort of override that. That's -- that's pretty generic. For example, if you provide civic or open space you can go above that. Grace: All right. Thank you. Appreciate that. Seal: Commissioners, any other specifics or items we want to discuss on that? Okay. I mean this -- this -- these are a long road for sure, so appreciate all the hard work on this. I'm happy to see the community involvement. I mean I have been involved in a few of the committees that help kind of with all of this, so it is -- it's -- it's a large effort and I'm glad to see that things are kind of moving into that -- moving in the direction of providing kind of better documentation and a better -- better guidance for how we want 19 Meridian Planning&Zoning Commission December 7,2023 Page 17 of 23 things to come through the city and I'm hoping that that will, you know, help to -- help the city to see things holistically, not necessarily just from what's coming in, but also what is being replaced, you know, not necessarily -- well, I guess what we may be losing in -- in some of that as well. So, we are growing really really fast, so it's -- I guess a lot of the public feedback that I have seen is, you know, things are a little bit out of control as far as growth and so it's good to see that we are taking a more holistic approach, not only in each individual application, but just as they all mix together -- as they all come together for the city. Okay. Anybody else? I will take a motion. Or, actually, do we -- Starman: So, it's the public hearing. So, I guess I will just note for the record we have no members of the public in Chambers. I will ask Madam Clerk if we have any speakers that -- or anybody on Zoom that has indicated they want to speak. Lomeli: There is one attendee, but they do not have their hand raised. Seal: It's looks like we have one person on Zoom. Will, if you are interested in speaking on this matter if you can hit the raise hand button. Starman: And if that is not the case, Mr. Chairman, then, you would handle it like a typical public hearing and you can entertain a motion to close the hearing when you are ready to do so. Seal: Okay. Commissioners, if that's okay with you, then, I think we can move that direction. Smith: So moved. Wheeler: Second. Smith: I would move to close the public hearing. Seal: Do I have a second? Wheeler: Second. Seal: It's been moved and seconded to close the public hearing for File No. H-2023- 0057. All in favor say aye. Opposed nay? Motion carries. The public hearing is closed. MOTION CARRIED: FIVE AYES. TWO ABSENT. Seal: Further comments? Grace: Mr. Chairman, I had a question about the motion, but I will wait a second in case anyone has any further comments. Sorry. 20 Meridian Planning&Zoning Commission December 7,2023 Page 18 of 23 Seal: It's okay. Grace: So, were we instructed to -- in any motion we make to also include the additional recommendations from -- I think it was Brighton? Is that what I heard? McClure: Commissioner Seal, Commissioner Grace, my preference would be comments from Brighton, as staff addressed tonight. Not necessarily all comments from Brighton, because many of them did not propose a solution or one that staff was comfortable with. Grace: Okay. And, then, Mr. Chairman, did we ever answer the question of whether we were trying to modify every should to expect it or just in that one instance? Seal: In my mind we can, obviously, discuss this. I think -- and, then, whatever it is to use is or are expected as relevant to replace required or should. I don't know if we want to -- and that to me, just in general, if we are going to move in that direction or make that recommendation, I think that it should probably apply more broadly, just so that you have consistency. So, you know, when people are reading through a project, an application, those words are going to be more synonymous with other applications that might need to come through as well. If that makes sense. I don't know if I said that right, but -- Grace: Okay. Do we -- Mr. Chairman, do we want to give staff any ability to exercise some discretion over when they -- when they should maybe make that change? That's -- I mean to me that's where I -- I like the terminology as relevant. I mean to me I think that gives them -- gives staff a wide -- wide scope in order to do that, because there may be some places where -- you know, I don't necessarily want to just focus completely in on the word required or should, because they both fit in different circumstances for different reasons, but I think, you know, I like the idea of using is expected, are expected, that kind of terminology and -- and replace as much as we can as far as the, you know, required, shall, should, just kind of remove anything that is more authoritative or really ambiguous, but, you know, I think about it if I -- Commissioner Smith touched on this when -- you know, when speaking to my younger child if I say, well, you should, okay, that's pretty easy to ignore. If I say you will, then, you know, if they are a teenager you are going to get kick back, but if I say, you know, I really expect you to do this, I think that has a weight to it, but at the same time we are not pointing a finger and saying you are going to do this by gosh. So, I just -- to me I'm like -- I like the weight of it without using the word required. Hood: Mr. Chair? Seal: Yes. Hood: If I can just to add to that, I mean I think some discretion of staff -- like just even as example of what Brian has on the board here, I don't know that we put either of those. We just strike are required and it reads fine to me and it is sort of authoritative F21 Meridian Planning&Zoning Commission December 7,2023 Page 19 of 23 without being so. There is no shalls or -- but it just says this is it, you know, so -- and you don't need any of those prepositions to add any weight or take away from it, it's just -- it's a statement and it -- it, essentially, says you have to do it. I mean it doesn't -- doesn't allow wiggle room. I can't interpret that that -- so, if we can -- I don't have a problem. It will take some effort, but we can go and read all those and I think those are kind of three options we are silent on and we don't -- we imply the expectation or the should or the shall, but we don't say any of those words, because it just says do this or we add the expectation language or -- or we do want some of the consistency you were just talking about. So, we will look for that as well. But sometimes it may just read better and fit better to not put any of that in there. If you allow stuff like -- if you want to see -- I mean you could push this out for a month. I mean go back and even read all the shoulds and shalls and expecteds and all that. I think it's pretty minor, but if you want to see that before you send it on the Council we could do that, but I -- Grace: Mr. Chairman, I think probably it's -- it's adequate that we have on the record that as a commission we were thinking these notions of should and require really equate to expected. So, if anyone maybe looks up the legislative history on it, they could see that that was where the commission was at. I was going to add something like where reasonably -- you know, give staff the ability to do that where reasonably possible or where it makes sense or something like that. That way they have some flexibility and if they don't want to say anything at all maybe that makes more sense or is a stronger way to say it versus where the actual word expected is a better -- a better approach. So, that's sort of how I was looking at it. Smith: Mr. Chair? Seal: And I tend to -- I definitely agree with that. I want to give staff as much flexibility as possible in this, but it's a -- at the same time somebody has to formulate a motion. So, I'm just trying to figure that out in my -- my own mind as we walk through this, so -- Commissioner Smith. Smith: Yeah. So, that's kind of what I was going to speak to is I think we have kind of had this discussion. Staff has an idea of what -- you know, the change we might like to see, but also has discretion. I think we could just keep it as simple as, you know, the modification to ask staff to use more -- you know, use clearer language where, you know, requirement language is being replaced with -- with, you know, maybe suggestive language or something like that to that extent. Maybe not dictating whether it's -- is expected to or if it's striking the word and just saying, hey, we would like to be a little bit more precise in our language in these areas and just kind of let them -- let them make those changes at their discretion. That way if they look at it and, hey, we can just cut -- cut the shoulds and requires out entirely and it works fine, they can do that, or if, you know, expectation language is in there as well, that -- that's fine as well. So, I think that's kind of where my head's at. I don't know -- I haven't formulated it into a motion yet, but that's kind of my thoughts at least. 22 Meridian Planning&Zoning Commission December 7,2023 Page 20 of 23 Seal: I tend to agree with that. I mean I like the word expected, because I brought it up, but -- you know. McClure: Mr. Commissioner -- or Commissioner Seal. Seal: Yes. McClure: I just -- I don't want to disagree, because I agree, but I want to say that, you know, we replace some of the shalls or should or expected -- we replaced some of the shalls with should, because we were trying to be more consistent. So, the direction of the consistency you are looking for is still important as well there in order for me to make sure I'm actually doing what you want. It seems like I'm hearing you want to impart some strength without using shall, but I just want to make sure that consistency isn't going back to should -- with more should, it's X. Seal: Right. Okay. And that's good feedback, because I think we -- myself I would like to have a little more weight to it than should. That's just my experience and where things go a little bit -- you know, things are going to look cross-wired in there, because it would be -- you know, should -- should vary to me the word should is something that makes it a little easier to ignore. Like, well, we should, but, eh, we don't have to, where there is just a little more expectation that they will without telling them that they have to. So, again, just trying to navigate -- navigate a vocabulary like I would if I'm talking to my kids, trying to steer them to an end without necessarily having to drag them to it. Rivera: Mr. Chair? Seal: Yes. Go ahead. Rivera: Just to clarify, I guess. If -- is staff wanting to be consistent across? I think we are -- are we saying like we want to leave it open for -- in some sections depending on how it reads -- to have should -- in other words, maybe as expected and is that trying to be --just use the same route or are we open to I guess -- Hood: So, I will take that one maybe. I mean what I'm hearing -- and I will get with Brian and we were just kind of talking -- I think we will look, but, yes, we want to be consistent and I think where the comp plan currently says shall, we were proposing in this to put should for in most cases. Now, we will look to replace the shoulds with some level of expectation, even using that language as much as we can where appropriate and get rid of the shoulds for the most part. So, there shouldn't be -- not saying it's not appropriate in some cases, but we will heighten the level of expectation by using that word where we can and sometimes that's going to mean amending the sentence structure a little bit, but we will try not to do that too many times, so it still reads largely the way you have seen it tonight. So, consistency I guess gets trumped a little bit with when we can use expects or it's expected or -- I mean sometimes we will leave it alone and -- 23 Meridian Planning&Zoning Commission December 7,2023 Page 21 of 23 Rivera: So, where the -- where it reads -- I just think there is some areas that might be -- where we want to be more, you know, strict or -- or we want to use more stronger words for certain areas that are maybe nonnegotiable in a way; right? Like are -- to read stronger than others. So, I just want to make sure that -- Seal: You know, I tend to agree with what Caleb had mentioned was sometimes less is more. So, I think given the opportunity to remove, you know, a should or required or shall and just cut it off, like here is -- here is the information. It's not a negotiation at that point. This is -- you know, it's basically written. That is the expectation. So, I think people would -- would probably take it more that way without having to say anything else. McClure: Commissioner Seal? Seal: Uh-huh. McClure: Not to make this even more complicated, but I'm going to. So, the Comprehensive Plan text amendment also modifies other text outside of the mixed use. I just want to make -- make it understood where my head is at right now is we are talking about the mixed use section only. We are not going through an entire comp plan and doing all shalls and all expecteds. Seal: Right. Really understood on that and that's -- I mean -- and changes like this will probably soon envelop, you know, other areas of the comp plan. So, I think the more work that we do at this point in order to provide that consistency the better off we are going to be in the long run. Grace: Mr. Chair? Seal: Go ahead. Grace: Just a question. Do you ever -- do you routinely run into situations where someone goes, well, it says should -- and if you do that's -- maybe that's my own naivety thinking those things don't happen, but does it matter I guess? Hood: So, I will start that one. I mean, yeah, it is pretty -- we don't get caught up on the word should so much, but I think inherent to the nature of the Comprehensive Plan, the people we work with understand this as a guiding principles document, not a standards document. This isn't the law, it's the guidelines, and they know that and so they push back or away from that as much as possible. So, we -- we could potentially put shall in there, but it's a -- because we can't really enforce that, but we do want the weight of -- we want to portray that strength without actually saying that. So, to answer your question, yeah, I mean don't get caught up on it says should and I choose not to do, not in a smart aleck way, but, yeah, we read it. We are good. We don't want to do it, so -- Grace: If you think you got it. 24 Meridian Planning&Zoning Commission December 7,2023 Page 22 of 23 Smith: I will give it a shot. Okay. So, I will give this a shot and I'm open to amendments if anyone has any feedback. Mr. Chair, I -- read the continuance. After having all staff testimony, I move to recommend approval to the City Council of File No. H-2023-0045 as presented in the staff report for the hearing date of December -- Seal: It's 0057. Smith: 0057. 1 had the wrong number. Apologies. Sorry. For -- for File No. H-2023- 0057 as presented in the staff report for the hearing date of December 7th, 2023, with a modification -- the modification to include the recommendation -- the recommended changes in response to the comments from Brighton presented by staff tonight, except to replace the use of the word should with more precise and instructive language consistently throughout the mixed use text where staff deems appropriate. Wheeler: I will second that. Seal: Okay. Any discussion? Your microphone. Grace: Sorry. To replace it with more concise -- and did you say instructive language? Smith: Yeah. I said precise and instructive. So, whether that is using specifically expectation language or using a different term that fits better, just asking staff to -- something that is more clear. Grace: Okay. With that explanation I -- I understand now. Rivera: Sounds good to me. Seal: It's been moved and seconded to approve File No. H-2023-0057 for the 2023 Mixed Use Comprehensive Plan Text Amendment -- Mixed Use. With the aforementioned modifications. All in favor, please, say aye. Opposed nay? Motion passes. Thank you very much. MOTION CARRIED: FIVE AYES. TWO ABSENT. Wheeler: Mr. Chair? Seal: Go right ahead. Wheeler: I would like to make a motion we adjourn. Seal: Do I have a second? Rivera: Second. 25 Meridian Planning&Zoning Commission December 7,2023 Page 23 of 23 Seal: It's been moved and seconded that we adjourn. All in favor, please, say aye. Motion passes. We are adjourned. MOTION CARRIED: FIVE AYES. TWO ABSENT. MEETING ADJOURNED AT 7:11 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. ) APPROVED ANDREW SEAL - CHAIRMAN 1-4-2024 ATTEST: CHRIS JOHNSON - CITY CLERK 1-4-2024 F26 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approve Minutes of the November 16, 2023 Meeting of the Planning and Zoning Commission Meeting 3 Meridian Planning&Zoning Commission November 16,2023 Page 46 of 46 Grace: Second. Smith: Have a motion and a second. All those in favor, please, say aye. Any opposed? Motion carries. Thank you, everyone. MOTION CARRIED: FOUR AYES. THREE ABSENT. MEETING ADJOURNED AT 8:35 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. ) APPROVED Andy Seal, Chairman 12 17 12023 DATE APPROVED ATTEST CHRIS JOHNSON - CITY CLERK F49 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Findings of Fact, Conclusions of Law for Meridian OZ (H-2023-0048) by JD Planning and Consulting, located at 1475 E. Franklin Rd. F50 CITY OF MERIDIAN w IDIAN;_-- FINDINGS OF FACT, CONCLUSIONS OF LAW AND ! DAHO DECISION& ORDER In the Matter of the Request for Conditional Use Permit for a Multi-family Development Consisting of 36 Dwelling Units on 2.39 Acres of Land in the R-40 Zoning District,by Realm Venture Group. Case No(s).H-2023-0048 For the Planning& Zoning Commission Hearing Date of. November 16,2023 (Findings on December 7,2023) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of November 16,2023, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of November 16,2023, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of November 16, 2023, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of November 16,2023, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65,Title 67, Idaho Code(I.C. §67-6503). 2. The Meridian Planning&Zoning Commission takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian,which was adopted April 19,2011,Resolution No. It-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this decision,which shall be signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S).MERIDIAN OZ CUP H-2023-0048 Page 1 F51 upon the applicant,the Planning Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of November 16,2023,incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the Planning & Zoning Commission's authority as provided in Meridian City Code § 11- 5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for conditional use permit is hereby approved in accord with the conditions of approval in the staff report for the hearing date of November 16,2023, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two(2)Year Conditional Use Permit Duration Please take notice that the conditional use permit,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City in accord with UDC 11-513-6F.1. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period in accord with UDC 11-5B-6F.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.F.1,the Director may authorize a single extension of the time to commence the use not to exceed one(1)two (2)year period.Additional time extensions up to two (2)years as determined and approved by the Commission may be granted. With all extensions,the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho Code § 67-652 1(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S).MERIDIAN OZ CUP H-2023-0048 Page 2 52 G. Attached: Staff Report for the hearing date of November 16,2023 CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S).MERIDIAN OZ CUP H-2023-0048 Page 3 53 By action of the Planning&Zoning Commission at its regular meeting held on the 7th day of December ,2023. COMMISSIONER ANDREW SEAL, CHAIRMAN VOTED COMMISSIONER MARIA LORCHER,VICE CHAIRMAN VOTED COMMISSIONER NATE WHEELER VOTED COMMISSIONER JARED SMITH VOTED COMMISSIONER PATRICK GRACE VOTED COMMISSIONER MANDI STODDARD VOTED COMMISSIONER ENRIQUE RIVERA VOTED Andrew Seal, Chairman 12-7-2023 Attest: Chris Johnson, City Clerk 12-7-2023 Copy served upon the Applicant,the Planning and Development Services divisions of the Community Development Department,the Public Works Department and the City Attorney. By: Dated: 12-7-2023 City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S).MERIDIAN OZ CUP H-2023-0048 Page 4 54 EXHIBIT A STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT D A H O HEARING November 16,2023 DATE: TO: Mayor&City Council FROM: Sonya Allen,Associate Planner 208-884-5533 SUBJECT: H-2023-0048 Meridian OZ—CUP LOCATION: 1475 E. Franklin Rd.,in the NE 1/4 of Section 18,T.3N.,R.IE. (Parcel #51118110051) I. PROJECT DESCRIPTION A Conditional Use Permit(CUP) is proposed for a multi-family development consisting of 36 dwelling units on 2.39 acres of land in the R-40 zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details Acreage _ 2.39 acres Future Land Use Designation Mixed Use—Community(MU-C) Existing Land Use Vacant/undeveloped land Proposed Land Use(s) Multi-family development Current Zoning R-40(High Density Residential) Proposed Zoning NA Lots(#and type;bldg/common) NA Phasing plan(#of phases) 1 Number of Residential Units(type 36 multi-family units(all 2-bedroom apartment units) of units) Density(gross&net) 15 units/acre(gross) Open Space(acres,total [%]/ 0.34 acre(or 14,837 s.f.) buffer/qualified) 0 Amenities Covered picnic area,children's play structure,pedestrian walkway,dog park with waste station,enclosed bicycle storage,community garden and exercise facilities. Page 1 F5_5 Physical Features(waterways, The Cook Lateral runs along S.Locust Grove Rd.on this site. hazards,flood plain,hillside Neighborhood meeting date;#of 7/31/2023 attendees: History(previous approvals) AZ-99-005 (Development Agreement(Inst.#99121334;Ord. 848—Cobblestone Village); CUP-99-005 Cobblestone Village(expired);ROS#13695(not approved by the City);H-2022-0073(Meridian OZ Apartments MDA&CUP— denied) B. Community Metrics Description Details Ada County Highway District 71= • Staff report(yes/no) Yes • Requires ACHD No Commission Action (yes/no) Traffic Impact Study No es/no Access Access is proposed via S.Locust Grove Rd.,an arterial street,at the eastern boundary of the (Arterial/Collectors/State site;no access is proposed via E.Franklin Rd.,an arterial street,at the northern boundary of Hwy/Local)(Existing the site. and Proposed) Traffic Level of Service Franklin Rd.&Locust Grove Rd.—Better than"E"(acceptable level of service is"E") Stub Driveway stubs for cross-access and interconnectivity with adjacent properties are not Street/Interconnectivity/ proposed. Cross Access Existing Road Network There are no existing internal roadways within the site.Franklin Rd.runs along the northern boundary of the site and Locust Grove Rd.runs along the eastern boundary of the site. Existing Arterial There are no existing buffers on this site. Sidewalks/Buffers Proposed Road Franklin and Locust Grove Roads are fully improved;therefore,no additional right-of-way Improvements dedication or street improvements are required. Fire Service No comments were submitted. Police Service See Section IX.D for complete comments. • Distance to Police 0.6 mile Station • Police Response 2:58 minutes(expected);3:44 minutes(average)—Response time goal for emergencies is Time within 3-5 minutes. • Calls for Service 7,200 within a mile of the proposed development(RD—M741)—between 7/1/20 and 6/3/22) • %of calls for service %atP3CF5 0.9% %of A2 CF5 75.3% split by priority %ofn M 12.5% %of AOCFS 13% Page 2 56 Description Details Response Time and Calls for Service tCFS)by Priority-Most frequent priority call types: •Priority 3 ca lls most frequently involved Injury Crashes,Followed by Unknown Problem,and Domestic Dispute- •Priority 2 calls had a majority involvement consisting of Traffic Stops,followed by calls for Code Enforcement,and Welfare Checks. •Priority 1 calls most frequently involved Illegal Parking,Citizen Assist,and Follow Up calls. • Accessibility Police access is required into each building's entry point using a multi-technology keypad if the buildings have climate-controlled access. • Specialty/resource The PD can service this development if approved as they already serve this geographic area. needs • Crimes 761 (RD—M741 —between 7/1/20 and 6/30/22) • Crashes 232(RD—M741 —between 7/l/20 and 6/30/22) • Other MPD can service this area if approved.For more info,see: htos://weblink.meridiancity.org/WebLink/PDF10/0817d448-60a3-4e76-99dc- 5243e49fabe8/280047 West Ada School No comments were received on this application. District Estimated#of school aged children from this development A. Project Maps Future Land Use Map Aerial Map Page 3 57 Zoning Map Planned Development Map III. APPLICANT INFORMATION A. Applicant: Jorre Delgado,Realm Venture Group— 1109 W.Main St., Ste. 700, Boise, ID 83702 B. Owner: Meridian Oz,LLC— 1109 W. Main St., Ste. 700,Boise,ID 83702 C. Agent/Representative: Same as Applicant IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper Notification 10/31/2023 Radius notification mailed to properties within 300 feet 10/27/2023 NA Public hearing notice sign posted 11/2/2023 on site Nextdoor posting 10/27/2023 V. COMPREHENSIVE PLAN(HTTPS://WWW.MERIDIANCITY.ORGICOMPPLAN): Land Use: This property is designated Mixed Use—Community(MU-C) on the Future Land Use Map(FLUM). The purpose of the MU-C 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 Page 4 58 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 3C. The density range desired in MU-C designated areas is 6 to 15 units per acre. The subject property, along with the property at the northeast corner of the site now owned by ACHD, was annexed(AZ-99-005)in 1999 with an R-40 zoning district and entitled to develop with a 96-unit apartment complex/multi-family development at a gross density of 15.6 dwelling units/acre. A conditional use permit(CUP-99-005)was approved for the development but later expired because the use wasn't commenced. The Comprehensive Plan in effect at the time of annexation designated this property as Mixed/Planned Use Development. The R-40 zoning district allowed densities up to 40 units per acre at that time. Although the CUP expired,the property is still entitled with zoning and allowed to develop consistent with the standards for the R-40 zoning district. The proposed multi-family development consists of 36 apartment units on 2.39 acres of land at a gross density of 15 units per acre,consistent with the use and density approved in the development agreement. Transportation: There are no collector streets planned across this site per the Master Street Map (MSM). The MSM designates the segment of Franklin Rd. abutting this site as a planned commercial arterial street; and the segment of Locust Grove Rd. abutting this site as a residential arterial. Both streets are fully improved and no additional right-of-way dedication or street improvements are required with this application. Access is proposed via S. Locust Grove Rd., a minor arterial street,at the site's east boundary;no access is proposed via E. Franklin Rd., a principal arterial street. ACHD is requiring access to be taken from Locust Grove due it's lesser classification; direct access via Franklin is prohibited. The site is located in close proximity to the Franklin/Locust Grove intersection, a major arterial signalized intersection. This site is located within one (1)mile of Valley Regional Transit's(VRT)Route 30 Pine.VRT is requesting a bus stop is provided along Locust Grove Rd. (see Section IX.H for more information). COMPREHENSIVE PLAN POLICIES(https:llwww.meridianciN.or /�pplan): Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property(staff analysis in italics): • "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of Meridian's present and future residents."(2.01.02D) The proposed multi family apartments will contribute to the variety of housing types in the City. • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for public facilities and services."(3.03.03F) City water and sewer services are available and can be extended by the developer with development in accord with UDC 11-3A-21. • "Locate higher density housing near corridors with existing or planned transit,Downtown, and in proximity to employment centers."(2.01.01H) The proposed multi family development is located adjacent to two arterial streets and in proximity to employment centers along Eagle Road. This site is located within one (1) mile of VRT's Route 30 Pine and VRT requests a new bus stop is provided along Locust Grove Rd. with this development. Page 5 59 • "Avoid the concentration of any one housing type or lot size in any geographical area;provide for diverse housing types throughout the City." (2.01.01G) A mix of residential housing types consisting of apartments and single-family dwellings (low-and medium-density) exist within a half mile of this site. • "Encourage compatible uses and site design to minimize conflicts and maximize use of land." (3.07.00) The proposed multi family apartments should be compatible with existing single-family homes to the south and industrial uses to the west.A dense landscape buffer exists along the west boundary of this site, which will buffer the proposed residential use from the industrial use. • "Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development."(3.03.03A) The proposed development will connect to City water and sewer systems;services are required to be provided to and though this development in accord with current City plans. • "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels within the City over parcels on the fringe."(2.02.02) This is an undeveloped property in the City. Development of this property will maximize public services. • "Require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks,water and sewer utilities."(3.03.03G) Urban sewer and water infrastructure and curb, gutter and sidewalks is required to be provided with development as proposed. • "Slow the outward progression of the City's limits by discouraging fringe area development; encourage development of vacant or underutilized parcels currently within City limits." (4.05.03B) Development of the subject vacant land, currently in the City limits, is encouraged over parcels on the fringe of the City. The development of this property will result in better provision of City services. VI. STAFF ANALYSIS A. CONDITIONAL USE PERMIT(CUP) History: The previous MDA & CUP application (H-2022-0073 Meridian OZApartments)for a 60-unit multi family development at a density of 25 units/acre was denied by Council due to the density not aligning with that contemplated in the existing DA and the proposed sole access via Locust Grove presenting significant traffic safety concerns with the number of units proposed only using the one access. The Council stated actions to gain approval could include reducing the number of units to be more consistent with that contemplated in the existing DA and better ingress/egress for the site. A CUP is proposed for a multi-family development consisting of 36 dwelling units in eight(8) 3-story structures on 2.39 acres of land in the R-40 zoning district. All of the units are proposed to have 2- bedrooms each. The gross density for the development is 15 units/acre consistent with that approved in the existing development agreement and with the guidelines in the Comprehensive Plan for MU-C designated areas. Development Agreement(DA): The existing DA(Cobblestone Village A7--99-005 Inst. #99121334) includes provisions for future development of this site. Staff has reviewed these provisions and included comments below and conditions of approval in Section IX in accord with these provisions. Staff has Page 6 60 determined the proposed development is generally consistent with the provisions in the DA and does not require a modification to accommodate the proposed development if the Applicant complies with the conditions of approval herein. Existing Structures: There is an existing single-family home and accessory structure on this site that are proposed to be removed with redevelopment of the site. Access: Access is proposed via S. Locust Grove Rd.; no access is proposed or allowed via E. Franklin Rd. The existing curb cut on Franklin Rd. should be removed with development and curbing extended across the driveway. The Police Dept.recommends the access via Locust Grove is restricted to right-in/right-out for safety reasons. The ACHD report does not include a restriction on access. If the Commission agrees with the Police Dept.'s recommendation,a provision requiring such should be included. The Police Dept. also recommends traffic calming is provided within the site in the north/south drive aisle to slow traffic for tenant/pedestrian safety. Staff has included a condition of approval requiring such. Because this property and the property to the south is designated MU-C on the FLUM and no local street access exists to this site or the adjacent property, Staff recommends a cross- access/ingress-egress easement and driveway with a pedestrian walkway is provided to the property to the south for future interconnectivity in accord with UDC 11-3A-3A.2. Staff also recommends a cross-access/ingress-egress easement and driveway is provided to the property to the west at 50 S.Adkins Way for future interconnectivity; the site/landscape plan should be revised accordingly.Note: There is a strip of land between this property and the 50 S.Adkins Way property owned by the Stonebridge Business Owner's Association; therefore, consent would need to be obtained from that owner in the future in order for access to be provided from either side. Sidewalks(UDC 11-3A-1 : There are existing attached sidewalks along E. Franklin Rd. and S.Locust Grove Rd. Typically, detached sidewalks are required along arterial streets;however,because these sidewalks are still in good condition, Staff does not recommend they are removed and reconstructed as detached sidewalks at this time. Pathways(UDC 11-3A-8& 11-3B-12C1: There are no multi-use pathways designated on the Pathways Master Plan for this site.An internal 6-foot wide pedestrian walkway is proposed along the northeast perimeter boundary of the development adjacent to the existing ACHD storm drainage pond at the corner of Franklin and Locust Grove Roads,which could be reduced to 5-feet in width. Landscaping should be provided along the internal pathway in accord with the standards listed in UDC 11-3B-12C; the landscape plan should be revised accordingly. Storm Drainage(UDC 11-3A-I8): Storm drainage is required to comply with the standards listed in UDC 11-3A-18. Drainage swales should not be within the landscape setbacks along Franklin and Locust Grove Roads as set forth in the development agreement. Fencing(UDC 11-3A- : All fencing is required to comply with the standards listed in UDC 11-3A-7.A 6-foot tall closed vision vinyl fence is proposed along the southern boundary of the site adjacent to the existing residence in accord with the development agreement.A chain-link fence with wire strands along the top exists around the ACHD storm drainage pond to the northeast of this site. The landscape plan depicts existing fencing along the west boundary of the site;however,the chain link fence appears to Page 7 61 actually be located along the west boundary of the adjacent 20-foot wide property to the west—this should be verified and correctly depicted on the plans. Staff recommends the existing chain link fence around the ACHD storm drainage facility is replaced with wrought iron fencing for aesthetic reasons if determined acceptable by ACHD; move fencing in closer to the actual drainage area if agreed upon by ACHD. Lighting(UDC 11-3A-11 : The DA requires particular attention to be paid to lighting plans to ensure adjacent residential properties and the traveling public is not impacted by glare. Therefore, Staff recommends outdoor lighting comply with the standards listed in UDC 11-3A-I I C. The height of a free- standing light fixture on private property should not exceed 6-feet; streetlamps are exempt from this height restriction. Staff recommends a photometric report is submitted with the Certificate of Zoning Compliance application that demonstrates complies with these standards. Signage: The DA requires signage to be limited to one(1)low-profile monument type sign near the intersection of Franklin and Locust Grove Roads.Because this development no longer incorporates property at this intersection, Staff is amenable to signage being placed near the entrance to the development on Locust Grove Rd. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): Schematic renderings were submitted for the proposed 3-story structures as shown in Section VIII.D. Building materials are anticipated to consist of a mix of stucco, siding and mixed metals for accents with a neutral color scheme throughout.To provide variation in profile, Staff recommends the buildings incorporate modulation.Final design of all structures is required to comply with the design standards in the Architectural Standards Manual. Specific Use Standards(UDC 11-4-3): The proposed use is subject to the following standards: (Staff's analysis/comments in italic text) 11-4-3-27: MULTI-FAMILY DEVELOPMENT: "B. Site Design: 1. Residential buildings shall provide a minimum setback of ten feet(10')unless a greater setback is otherwise required by this title and/or title 10 of this Code. Building setbacks shall take into account windows, entrances,porches and patios,and how they impact adjacent properties. The proposed buildings shown on the site plan comply with this standard. 2. All on-site service areas, outdoor storage areas,waste storage,disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public street, or shall be fully screened from view from a public street. The site plan depicts a trash enclosure within the perimeter buffer at the southwest corner of the site and another optional trash enclosure adjacent to the common area on the northern portion of the site, neither of which are visible from the public street. Staff recommends the trash enclosure incorporates a recycling receptacle and is located more centrally in the "optional"location rather than adjacent to the existing residence. 3. A minimum of eighty(80) square feet of private,usable open space shall be provided for each unit. This requirement can be satisfied through porches,patios, decks, and/or enclosed yards. Landscaping, entryway and other access ways shall not count toward this requirement. In circumstances where strict adherence to such standard would create inconsistency with the purpose statements of this section,the Director may consider an alternative design proposal through the alternative compliance provisions as set forth in section 11-5B-5 of this title. The Applicant states each patio will be roughly 80 square feet. Floor plans should be submitted with the Certificate of Zoning Compliance application that demonstrate compliance with this standard. Page 8 62 4. For the purposes of this section,vehicular circulation areas,parking areas, and private usable open space shall not be considered common open space. These areas were not included in the common open space calculations for the site. 5. No recreational vehicles, snowmobiles,boats or other personal recreation vehicles shall be stored on the site unless provided for in a separate, designated and screened area. The Applicant shall comply with this requirement. 6. The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to All Districts",of this title. The proposed parking meets and exceeds UDC standards per the analysis below. Based on(36)2-bedroom units, a minimum of 75 off-street parking spaces are required, including three(3) spaces for guest parking,with 36 of those in a covered carport or garage. Accessible parking is required in accord with ADA standards. A total of 87 spaces are proposed, including 12 compact spaces and 40 covered spaces,which exceeds the minimum standard by 12 spaces. Because there is sufficient area for standard vehicle spaces to be provided where the compact spaces are proposed,Staff recommends those spaces meet the standards dimensions. Based on 87 vehicle parking spaces, a minimum of three (3)bicycle parking spaces should be provided in accord with the standards listed in UDC 11-3C-5C. Enclosed bicycle storage is proposed in four(4) of the buildings as depicted on the site plan. Staff recommends a bicycle rack, capable of holding a minimum of three(3)bicycles,is provided in the central common area for guests in accord with the standards listed in UDC 11-3C-5C. The perimeter buffer along the west boundary and the sidewalk adjacent to parking spaces at the central common area may be widened to 7-feet where 5-feet is currently depicted and the length of the stalls reduced to 17-feet if wheel stops are not desired in parking spaces; otherwise wheel stops shall be provided to prevent vehicle overhang.No compact spaces should be provided as there is sufficient area to meet the standard parking space dimensions.Wheel stops should be added in all of the carport parking spaces to prevent vehicle overhang onto the adjacent walkway. Staff has concerns about the 14'+/-long areas at the rear of the carport parking spaces, which aren't long enough to accommodate most vehicles and don't meet the standards for compact parking spaces,being used for parking and blocking the drive aisle.Therefore, Staff recommends the planter islands are retracted to within 5-feet of the face of the structures; a wider perimeter buffer and/or parallel parking could be provided along the south side of the east/west drive aisle for guests. 7. Developments with twenty(20)units or more shall provide the following: a. A property management office. b. A maintenance storage area. c. A central mailbox location, including provisions for parcel mail,that provide safe pedestrian and/or vehicular access. d. A directory and map of the development at an entrance or convenient location for those entering the development. (Ord. 18-1773,4-24-2018) The site plan depicts a leasing office, mail area in four(4) of the buildings, and a directory for the development; a maintenance storage area should be depicted on the plans submitted with the Certificate of Zoning Compliance application. Page 9 63 C. Common Open Space Design Requirements(UDC 11-4-3-27C): The total baseline land area of all qualified common open space shall equal or exceed ten(10)percent of the gross land area for multi- family developments of five(5) acres or more.Because the site is less than 5 acres in size at 2.39 acres, the baseline requirement does not apply. All common open space is required to comply with the standards listed in UDC 11-4-3-27C.2,4, 6 and 8. In addition to the baseline open space requirement, a minimum area of outdoor common open space shall be provided that meets the standards listed in UDC 11-4-3-27C.5, as follows: a. One hundred fifty(150) square feet for each unit containing five hundred(500) or less square feet of living area.Not applicable b. Two hundred fifty(250) square feet for each unit containing more than five hundred(500) square feet and up to one thousand two hundred(1,200) square feet of living area.All 36 units are between 1,100 and 1,200 sf. c. Three hundred fifty(350) square feet for each unit containing more than one thousand two hundred(1,200) square feet of living area.Not applicable Per this standard, a total of 9,000 sf. (or 0.21 acre) of qualified open space is required. All multi family projects with over 20 units are required to provide at least one(1) common grassy area integrated into the site design allowing for general activities by all ages. This area may be included in the minimum required open space total. The minimum size of the common grassy areas is 5,000 sf. This area shall increase proportionately as the number of units increase and shall be commensurate to the size of the development as determined by the decision-making body. Where this area cannot be increased due to site constraints, it may be included elsewhere in the development. A proportionate amount for the number of units proposed would be 9,000 s f. based on 250 s f.per unit(5,000 s.f120 units=250 s f. —250 s f. x 36 units= 9,000 s f.). A total of 14,837 s.f. (or 0.34 acre) of common open space is proposed as shown in Section VIII.C,however,some of the areas shown do not meet the standards for qualified open space whereas others that do meet the standards were not included. The central open space area appears to be over 5,000 s.f. in size if additional qualified area is included in the calculations and should meet the requirement for a 5,000 s.f. open grassy area. A minimum of 9,000 s.f. (or 0.21 acre) of common open space,including a minimum 5,000 s.f. open grassy area,is required to be provided that complies with the standards listed in UDC 11-4-3-27C; revise the open space exhibit in Section VIII.0 accordingly. D. Site Development Amenities: All multi-family developments shall provide for quality of life, open space, and recreation amenities to meet the particular needs of the residents as noted in UDC 11-4-3- 27D. The number of amenities shall depend on the size of the multi-family development based on the number of units. For multi-family developments between 20 and 75 units,three (3)amenities shall be provided with at least one(1) from each category. The following amenities are proposed from each of the following categories: 1)Quality of Life— enclosed bike storage;2) Open Space—a community garden; and 3)Recreation: pathway and children's playground. The proposed amenities meet the minimum standard. E. Landscaping Requirements: Development shall meet the minimum landscaping requirements in accord with chapter 3, "Regulations Applying to All Districts", of this title. Additionally, all street facing elevations shall have landscaping along their foundation that complies with the standards listed in UDC 11-4-3-2 7E.2. The landscape plan submitted with the Certificate of Zoning Page 10 64 Compliance application should depict landscaping along the street facing elevation adjacent to E. Franklin Rd. in accord with this standard,the landscaping along Locust Grove Rd. appears to comply with this standard Landscaping is required to be provided along all pathways per the standards listed in UDC 11-3B- 12,C additional trees should be depicted on the landscape plan in areas that are deficient along the west side of the development. A 25 foot wide street buffer is required along E. Franklin and S. Locust Grove Roads, both arterial streets, landscaped per the standards in UDC 11-3B-7C. The DA requires a landscape setback of 35 feet to be provided beyond the required right-of-way of Franklin Rd.; the proposed plan depicts a 50'+1- landscape setback in accord with this provision. The perimeter buffers along the west and south boundaries are required to be landscaped per the standards listed in UDC 11-3B-8C.1 for parking lots.A minimum of one (1) Class II or III tree is required every 35 linear feet along with shrubs and vegetative groundcover—the landscape plan should be revised to include shrubs and calculations that demonstrate compliance with the standard. Mitigation is required for all existing trees 4-inch caliper or greater that are removed from the site as set forth in UDC 11-3B-1OC.5.Include mitigation information on the landscape plan that demonstrates compliance with these standards. Staff recommends common open space areas are landscaped in accord with the standards listed in UDC 11-3G-5B and include a variety of trees, shrubs,lawn or other vegetative ground cover. The tree class should be included in the Landscape Schedule on the landscape plan. F. Maintenance and Ownership Responsibilities: All multi-family developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including,but not limited to, structures,parking, common areas, and other development features." The Applicant shall comply with this requirement;a copy of such shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy within the development. G. Police access under exigent circumstances: Multifamily developments with units that take access via secured common corridors shall install and maintain a keyless entry system, or suitable alternative,to provide police access to the common corridors under exigent circumstances. The keyless entry system or alternative shall be subject to review and approval by the Meridian Police Department. VII. DECISION A. Staff: Staff recommends approval of the proposed Conditional Use Permit with the conditions in Section IX. B. The Meridian Planning&Zoning Commission heard this item on November 16.2023. At the public hearing,the Commission moved to approve the subject CUP request. 1. Summary of the Commission public hearing: a. In favor: Jorre Delgado,Applicant's Representative b. In opposition:None C. Commenting: Ann Wetherell d. Written testimony: Brad Banks. Intermountain Wood Products e. Staff presenting application: Sonya Allen Page 11 65 f. Other Staff commenting on application:None 2. Key issue(s)of Public testimony: a. Applicant is in agreement with staff report conditions. b. Concern pertaining to the amount of traffic this development will generate in such close proximity to the Locust Grove/Franklin Rd. intersection. c. Concern for the safety of children within the development with the ACHD drainage pond in such close proximity to the site. d. Questions and concerns from Ms.Uechi(see letter in project file). 3. Key issue(s)of discussion by Commission: a. Opinion the proposed development is a good fit for this corner. 4. Commission change(s)to Staff recommendation: a. None Page 12 66 VIII. EXHIBITS A. Proposed Site Plan ----- ----------- MI - -� FJIiT FRJWRLIM xono Harm Mrw F - a? i - ! �_ cawracrrraorccr wxwwr '��� zourG 000E srrw�rsr ail wry )N SITE PLAN ___--- :- __ - -- --_ _- --' SCALE 1°=60'101- TREK! 1 R C r TM HEL.REKARCHCOM 225MCN ROE#2O4 SPOKANE WA 50.M111. Y 11 Page 13 ■ B. Proposed Landscape Plan(date: 8/10/23) o L O e a o ____�� 3� +nam,o oeu— -- - L100 JSTACKR y a ��n E NANaNN� v� 77 ----------- ----------- -------------- -- s m ® a O O � • ® FL MS- —L101 s Page 14 68 LANDSCAPE NOTE m . :•. r.v.-e e.:::.:..wa w,or--. "M"" omi.«a STACK ROCK ._ ......a i......,e,.. '^ .. ... ..x..... -..r�� wimru "" � M rrn,awa ww«www xcx•cex onoue i I _ ... ... uic gtiti •oue. ix ua .. _ _ >av u '',�'• BALLS BURLAP TREE PLANTING SHRL13 PLANTING 14 z J Y 3 PLANTER ISLAND DETAIL LANDSCAPE BOULDER PLACEMENT(IYP) z LLLLI o wwamnwm.�w.m�oea. m G 1 4� 8 5 T. ..x LANDSCAPE mzwoamw NOTES 8 LJ � DETAILS 4'-'VINYL FENCE L150 Page 15 69 C. Qualified Open Space Exhibit(dated: 8/10/23) e - — — — — — STA�C rO �� EAST FRPM(LIN ROAU �m •u.m vuu. I J �o = J Y e Z AREA ■ SOFT 1L d o TOTALSITE 10501755 w BllILD@EG 10246 ^ � 3 y` ® C] q Yr REQUIRE 6OPEN SPACE 13W0 Landscape: 55991 34% _ — — — _ — — - Common Spaces 1 4463 Common Space2 994 Common Spaca3 Gommon Space 4 1198 Open Leven 5719@� ..A. __ F-104 Butler 14V 1% ..� L—si Gm,e Boiler 13H 1.51% ss� inPo— Pk-Bede 10307 17-A i � PL1W-aeE a Q; COLOR Provided Open Space: 4W7 14%% C L102 Page 16 70 D. Conceptual Building Elevations&Floor Plans(NOT APPROVED) SCHEMATIC RENDERING ELEVATION FROM PARKING AREA t TREKARCH,M E«��EkAA �M ,zzsNaNAOE.zo4.sPo�NEwA so�3,s�� ,I» SCHEMATIC RENDERING VIEW OF REAR FACADE FACING NATURAL AREA t TREKARCH TM "IIIIIIIIIIIIIIII�� - 1 SCHEMATIC RENDERING VIEW OF AMENITY CORNER AND BUILDINGS 1 TREKARCH Page 17 71 w , <: r W b Ste'► f �, ,� SCHEMATIC RENDERING 1 TREKARCH, SCHEMATIC RENDERING VIEW OF AMENITY AREA AND REAR FACADE 1 TREKARCH f SCHEMATIC RENDERING VIEW OF TENANT ENTRY AND COVERED PARKING AREA Page 18 72 I i kit SC.!.I"'c porr R 114 G _- o aso 0 == o � F y 4 lll 7 I I I GROUND LEVEL FLOOR PLAN SCALE.1i8-1-0" 2,200SF/FLOOR t TREKARCH,M �ErREKAA ,�sM��Ea ��EwA =o�3,sae� 3a„ a � i � J — ET oo d tEE J� - - - - - — ------------ ------ — — — — I I I I I I TYPICAL FLOOR PLAN(LEVEL 2-3) SCALE.1/8'=f-0' 2,240SF/FLOOF t TREKARCH.M �ErAEKAA� ,�sM��Ea �EwA so�3,s4a� naf„ Page 19 73 IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. Future development of this site shall generally comply with the provisions in the existing development agreement(AZ-99-005 Inst. #99121334) and the site plan, landscape plan,open space, site amenities and elevations submitted with this application and with the conditions listed below. 2. The multi-family development shall have an ongoing obligation to comply with the specific use standards for multi-family developments listed in UDC 11-4-3-27. 3. Floor plans shall be submitted with the Certificate of Zoning Compliance application that demonstrate compliance with the private open space standard of 80 square feet for each unit as set forth in UDC 11-4-3-27B.3. 4. The multi-family development shall record a legally binding document that states the maintenance and ownership responsibilities for the management of the development, including,but not limited to, structures,parking, common areas, and other development features as set forth in UDC 11-4-3-27F. A recorded copy of said document shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy within the development. 5. Provide a recycling receptacle in the trash enclosure. 6. All structures shall comply with the design standards listed in the Architectural Standards Manual. 7. The existing curb cut via Franklin Rd. shall be removed and curbing extended across the driveway. 8. Outdoor lighting shall comply with the standards listed in UDC 11-3A-I I C. The height of a free- standing light fixture on private property shall not exceed 6-feet; streetlamps are exempt from this height restriction.A photometric report shall be submitted with the Certificate of Zoning Compliance application that demonstrates complies with these standards in accord with the development agreement to ensure the adjacent residential property and the traveling public isn't impacted by glare. 9. Signage is limited to one(1)low-profile monument type sign near the entry of the development on Locust Grove Road as set forth in the development agreement. 10. Drainage swales should not be within the landscape setbacks along Franklin and Locust Grove Roads as set forth in the development agreement. 11. Multifamily developments with units that take access via secured common corridors shall install and maintain a keyless entry system, or suitable alternative,to provide police access to the common corridors under exigent circumstances as set forth in UDC 11-4-3-27G. The keyless entry system or alternative shall be subject to review and approval by the Meridian Police Department. 12. Revise the open space exhibit to include a minimum of 9,000 square feet(or 0.21 acre)of common open space that complies with the updated standards listed in UDC 11-4-3-27C.5. A minimum common grassy area of least 5,000 square feet in area shall be provided in the central common area where the picnic area is located in accord with UDC 11-4-3-27C.4a. 13. The site and/or landscape plan submitted with the Certificate of Zoning Compliance shall be revised, as follows: a. All transformer and utility vaults and other service areas shall be located in an area not visible from a public street, or shall be fully screened from view from a public street in accord with UDC 11-4-3-27B.2. b. Depict landscaping along the foundation of building elevations that face S. Locust Grove Rd. and E. Franklin Rd. as set forth in UDC 11-4-3-27E.2. Page 20 74 c. Depict a bicycle rack, capable of holding a minimum of three(3)bicycles,in the central common area for guests in accord with the standards listed in UDC 11-3C-5C. d. Depict a berm or constructed barrier at least four(4) feet in height along E.Franklin Rd. with a break in the berm or barrier to allow for pedestrian access as set forth in UDC 11-4-3-27C.7. e. Internal common open space areas shall be landscaped in accord with the standards listed in UDC 11-3G-5B and include a variety of trees, shrubs,lawn or other vegetative ground cover. f. Depict landscaping within the 5-feet on both sides of the internal pathway in accord with the standards listed in UDC 11-3B-12C. Include calculations to demonstrate compliance in the Landscape Requirements table. g. Verify if fencing exists along the west boundary of this site or along the west boundary of the adjacent 20-foot wide property to the west—correctly depict the location on the plan. h. The perimeter buffer along the west boundary and the sidewalk adjacent to parking spaces at the central common area may be widened to 7-feet where 5-feet is currently depicted and the length of the stalls reduced to 17-feet if wheel stops are not desired in parking spaces; otherwise wheel stops shall be provided to prevent vehicle overhang.No compact spaces shall be provided as there is sufficient area to meet the standard parking space dimensions. i. Depict trees and shrubs along with vegetative groundcover within the perimeter buffers adjacent to parking or other vehicular use areas along the west and south boundaries of the site in accord with the standards listed in UDC 11-3B-8C.1. Include calculations to demonstrate compliance in the Landscape Requirements table. j. Include tree classes in the Plant Schedule on the landscape plan. k. Mitigation is required for all existing trees 4-inch caliper or greater that are removed from the site as set forth in UDC 11-3B-1OC.5. Include mitigation information on the landscape plan that demonstrates compliance with these standards. 1. Depict a cross-access/ingress-egress easement and driveway with a pedestrian walkway to the property to the south for future interconnectivity in accord with UDC 11-3A-3A.2. A copy of the recorded easement shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy within the development. in. Depict a cross-access/ingress-egress easement and driveway to the property to the west at 50 S. Adkins Way for interconnectivity. A copy of the recorded easement shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy within the development. n. Depict new wrought iron fencing to replace the existing chain link fencing around the ACHD storm drainage facility if determined acceptable by ACHD; move fencing in closer to the actual drainage area if agreed upon by ACHD. o. Depict a bus stop along Locust Grove Rd. as required by Valley Regional Transit. p. Retract the planter islands to within 5-feet of the face of the carports;provide a wider perimeter buffer and/or parallel parking for guests along the south side of the east/west drive aisle. q. Depict modulation in the placement of the structures for a variety in profile. r. Depict traffic calming within the site in the north/south drive aisle to slow traffic for tenant/pedestrian safety as recommended by the Police Dept. s. Relocate the trash enclosure from the southwest corner of the site to the"optional"location more central to the development and away from the existing residence. Page 21 75 t. Depict wheel stops in all of the carport parking spaces to prevent vehicle overhang onto the adjacent walkway. 10. A conditional use permit,when granted, shall be valid for a maximum period of two (2)years unless otherwise approved by the city. During this time, the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground.Upon written request and filing by the applicant prior to the termination of the period in accord with subsection(F)(1) of this section,the director may authorize a single extension of time to commence the use not to exceed one (1)two-year period. Additional time extensions up to two (2) years as determined and approved by the commission may be granted. With all extensions, the director or commission may require the conditional use comply with the current provisions of this chapter. B. PUBLIC WORKS https:llweblink.meridianciV.orelWebLinkIDocView.aspx?id=311132&dbid=0&repo=MeridianCitX C. FIRE DEPARTMENT No comments were submitted. D. POLICE DEPARTMENT https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=311186&dbid=0&repo=MeridianCitX E. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https:llweblink.meridianciU.orelWebLinkIDocView.aspx?id=310444&dbid=0&repo=MeridianCitX F. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=309567&dbid=0&repo=MeridianCitX G. ADA COUNTY HIGHWAY DISTRICT(ACHD) https:llweblink.meridianciU.ore/WebLink/DocView.aspx?id=308760&dbid=0&r0o=MeridianCitX H. VALLEY REGIONAL TRANSIT(VRT) https:llweblink.meridianciU.ore/WebLink/DocView.aspx?id=308788&dbid=0&r0o=MeridianCitX I. IDAHO TRANSPORTATION DEPARTMENT(ITD) https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=308790&dbid=0&repo=MeridianCitX X. FINDINGS A. Conditional Use Permit(UDC 11-513-6E) The Commission shall base its determination on the Conditional Use Permit requests upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The Commission finds that the subject property is large enough to accommodate the proposed use and dimensional and development regulations of the R-40 zoning district if the Applicant complies with the conditions in Section IX(see Analysis, Section V for more information). Page 22 76 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. The Commission finds that the proposed use is generally consistent with the future land use map designation of MU-C and is allowed as a conditional use in UDC Table 11-2A-2 in the R-40 zoning district and with the existing development agreement. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. The Commission finds the proposed design of the development, construction, operation and maintenance should be compatible with the mix of other uses planned for and existing in this area and with the intended character of the area and that such uses will not adversely change the character of the area. 4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. The Commission finds that if the applicant complies with the conditions outlined in this report, the proposed use should not adversely affect other property in the area. 5. That the proposed use will be served adequately by essential public facilities and services such as highways,streets,schools,parks,police and fire protection,drainage structures,refuse disposal,water, and sewer. The Commission finds that essentialpublic services are available to this property and that the use will be adequately served by these facilities. Comments were not received from the school district on this application. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. The Commission finds the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors. The Commission finds the proposed residential use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare. 8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. The Commission finds the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feather of importance. Page 23 77 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Findings of Fact, Conclusions of Law for Chik-Fil-A at Ten Mile (H-2023-0054) by 4G Development and Consulting, Inc., located at 501, 567 and 609 S. Innovation Ln. F78 CITY OF MERIDIAN C� E IDIAN --- FINDINGS OF FACT, CONCLUSIONS OF LAW AND I D A H O DECISION& ORDER In the Matter of the Request for a Conditional Use Permit for Chick-fil-A including a dual drive- through, full fire escape lane, and two exterior drive-thru canopies located within 300 feet of an existing drive-through facility, residential district, and existing residence,Located at 501,567,and 609 S.Innovation Lane on 2.26 acres of land in the C-G Zoning District,by 4G Development and Consulting,Inc. Case No(s).H-2023-0054 For the Planning& Zoning Commission Hearing Date of: November 16,2023 (Findings on December 7,2023) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of November 16,2023, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of November 16, 2023, incorporated by reference) 3. Application and Property Facts(see attached Staff Report for the hearing date of November 16, 2023, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of November 16, 2023, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65,Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian Planning&Zoning Commission takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code,and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian,which was adopted April 19,2011,Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [Chick-fil-A at Ten Mile CUP file#H-2023-0054] Page 1 F79 6. That the City has granted an order of approval in accordance with this decision,which shall be signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk upon the applicant,the Planning Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of November 16, 2023, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the Planning & Zoning Commission's authority as provided in Meridian City Code § 11- 5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for Conditional Use Permit is hereby approved in accord with the conditions of approval in the staff report for the hearing date of November 16, 2023, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two(2)Year Conditional Use Permit Duration Please take notice that the conditional use permit,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City in accord with UDC 11-5B-6F.1. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period in accord with UDC 11-5B-6F.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.F.1,the Director may authorize a single extension of the time to commence the use not to exceed one(1)two(2)year period.Additional time extensions up to two (2)years as determined and approved by the Commission may be granted. With all extensions,the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho Code § 67-652 1(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [Chick-fil-A at Ten Mile CUP file#H-2023-0054] Page 2 ■ Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003,an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of November 16,2023 CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [Chick-fil-A at Ten Mile CUP file#H-2023-0054] Page 3 ■ By action of the Planning&Zoning Commission at its regular meeting held on the 7th day of December ,2023. COMMISSIONER ANDREW SEAL, CHAIRMAN VOTED COMMISSIONER MARIA LORCHER,VICE CHAIRMAN VOTED COMMISSIONER NATE WHEELER VOTED COMMISSIONER JARED SMITH VOTED COMMISSIONER PATRICK GRACE VOTED COMMISSIONER MANDI STODDARD VOTED COMMISSIONER ENRIQUE RIVERA VOTED Andrew Seal, Chairman 12-7-2023 Attest: Chris Johnson, City Clerk 12-7-2023 Copy served upon the Applicant,the Planning and Development Services divisions of the Community Development Department,the Public Works Department and the City Attorney. By: Dated: 12-7-2023 City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [Chick-fil-A at Ten Mile CUP file#H-2023-0054] Page 4 ■ EXHIBIT A STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING November 16, 2023 Legend -►� DATE: r Project Location TO: Planning&Zoning Commission FROM: Stacy Hersh,Associate Planner 208-884-5533 SUBJECT: Chick-fil-A at Ten Mile CUP H-2023-0054 LOCATION: 501, 567,and 609 S.Innovation Lane in the W 1/2 of the Northwest 1/4 of SectionI 14, Township 3N.,Range 1W. (Parcel #R8483120120,R8483120040, ' R8483120060) I. PROJECT DESCRIPTION Conditional Use Permit request for a new approximate 5,872-square foot Chick-fil-A including a dual drive- thru,full fire escape lane,and two exterior drive-thru canopies located within 300 feet of an existing drive- through facility,residential district, and existing residence, on approximately 2.36 acres of land in the C-G zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 2.36 acres(Conditional Use Permit) Future Land Use Designation Commercial Existing Land Use Vacant/undeveloped Proposed Land Use(s) Chick-fil-A(restaurant with a drive-through) Current Zoning C-G Physical Features(waterways, None hazards,flood plain,hillside) Neighborhood meeting date;#of 6/30/2023 attendees: Description Details Page History(previous approvals) H-2020-0074 MDA, PP,RZ(DA#2021-089157);FP-2022- 0009;PS A-2022-0188. Pagel 83 B. Community Metrics Description Details Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD No Commission Action (yes/no) Traffic Impact Study No es/no Access Access is proposed from S.Innovation Lane(private street)via S.Vanguard Way at the (Arterial/Collectors/State South boundary of the site. Hwy/Local)(Existing and Proposed) C. Project Area Maps Future Land Use Map Aerial Map Legend 0 Legend .. Project Location Project Location . � High`D'ensity Residential MU-Res ommercial � -_ i MU-Com Med-High' Density — Residential High Density r- -- `. Employment -MU'N~ Mined Employment- - } �� Page 2 84 Zoning Map Planned Development Map Li Legend 0 Legend - 0 FOProject Location RUT Project Location C-C City Limits C-G R-40 C-G —Planned Parcels " '" R-40 R-40 RUT C-G TN-C TN-C TN-R R-15 C-C C=G R-8 M-E C-C H-E H-E R1 '0 0 0 ❑ o R1 M-E RUT III. APPLICANT INFORMATION A. Applicant: Kevin Watson,4G Development and Consulting,Inc.—P.O. Box 270571, San Diego, CA 92198 B. Owner: Sabrina Wright,Chick-fil-A— 105 Progress, Irvine, CA 92198 C. Agent/Representative: Same as Applicant IV. NOTICING Planning& Zoning Posting Date Newspaper Notification Radius notification mailed to properties within 500 feet 10/27/2023 Public hearing notice sign posted 11/6/2023 on site Nextdoor posting 10/27/2023 V. COMPREHENSIVE PLAN(HTTPS://WWW.MERIDIANCITY.ORGICOMPPLAI�: Land Use: This property is designated Commercial within the Ten Mile Interchange Specific Area Plan on the Future Land Use Map (FLUM). The purpose of the Commerical designation will provide a full range of commercial uses to serve area residents and visitors. Desired uses may include retail,restaurants,personal and professional services, and office uses,as well as appropriate public and quasi-public uses. Multi-family residential may be Page 3 85 allowed in some cases,but should be careful to promote a high quality of life through thoughtful site design, connectivity, and amenities. The subject site is one of multiple commercially zoned and designated properties that surround the intersection of Ten Mile, Franklin, and the I-84 Interchange. There is a multitude of commercial uses existing and under construction with more to come as this area continues to develop. The proposed use of a restaurant with a drive-through is a desired use outlined within the Commercial designation in the Comprehensive Plan, as noted above. The proposed use, in conjunction with the already approved or constructed uses, satisfies the general Commercial future land use designation for this area. Stafffinds the proposed project is generally consistent with the Comprehensive Plan. COMPREHENSIVE PLAN POLICIES(https://www.meridiancity.or /comp-plan): Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property(staff analysis in italics): • "Require all new and reconstructed parking lots to provide landscaping in internal islands and along streets."(2.01.04B) All parking lot landscaping is required to comply with the standards listed in UDC 11-3B-8C. • "Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City."(3.01.01F) City water and sewer service stubs have been provided to this site with the development of the subdivision. • "Plan for a variety of commercial and retail opportunities within the Area of City Impact."(3.05.01J) The proposed drive-through restaurant will contribute to the variety of uses and fast food options in the Ten Mile Interchange Area of the City. • "Require pedestrian circulation plans to ensure safety and convenient access across large commercial and mixed-use developments."(3.07.02A). A 10 foot wide pathway is proposed to be constructed within the buffer area along the entire frontage of S. Ten Mile Road, as part of the final plat site improvements approved for TM Center Subdivision No. 1. Additionally, the Applicant is proposing a 5-foot wide pedestrian walkway extending from the main sidewalk along S. Vanguard Way located on the southern boundary of the site. The pedestrian facility provides a connection passing through the drive-through lanes to the front entrance of the building. • "Minimize noise, lighting,and odor disturbances from commercial developments to residential dwellings by enforcing city code."(5.01.01F) Operation of the proposed use should comply with City ordinances pertaining to noise, lighting, and odor disturbances. VI. STAFF ANALYSIS A. CONDITIONAL USE PERMIT(CUP) Conditional use permit for a new 5,872-square foot Chick-fil-A restaurant including a dual drive-thru, full fire escape lane, and two exterior drive-thru canopies on approximately 2.36 acres of land in the C-G zoning district to allow the requested drive-through use within 300 feet of another drive-through facility, residential district, and existing residence. Specific Use Standards(UDC 11-4-3): Page 4 86 The proposed use is subject to the following standards: (Staffs analysis/comments in italic text) Drive-Through Establishment: The proposed drive-through establishment is subject to the specific use standards listed in UDC 11-4-3-11, Drive-Through Establishment. All establishments providing drive- through service are required to identify the stacking lane,menu, and speaker location(if applicable), and window location on the site plan. The site plan is also required to demonstrate safe pedestrian and vehicular access and circulation on the site and between adjacent properties. At a minimum,the plan is required to demonstrate compliance with the following standards:Staff recommends signage be installed ahead of each crossing warning drivers to watch out for pedestrians(north & South). Staff finds that the parking stalls to the north or south should be restricted for employee parking only to maximize pedestrian safety. Additionally,Staff recommends that the Applicant incorporate a pedestrian walkway from the easternmost parking area, through the middle of the parking lot, leading to the front of the building to facilitate safe pedestrian access (see figure below). N Mail .III i • .' L i1 _ I ! • —ii 3a ��r� U w�o a�I U mz - .-_ `�� I~ r < ow- 1) Stacking lanes have sufficient capacity to prevent obstruction of driveways,drive aisles, and the public right-of-way by patrons; The proposed site layout for the restaurant includes a dual drive-through lane with space to queue 37 vehicles and a third fire escape lane provided on the outside of the entire length of the drive-through. The drive-through itself starts at the north side of the building and exits at the south side,facing S. Innovation Lane. However, Staff has some safety concerns regarding the entry to the drive-through from the north.At the entrance of the drive-through, vehicles will be entering/exiting the drive-through while vehicles are attempting to park or back out of the parking stalls along the northern boundary. Staff recommends that the entry/exit on the north should be designated as"entrance only"for the drive- through to clearly mark and direct traffic flow. Further, staff recommends that the Applicant install additional signage andparking lot striping to clearly mark and guide traffic safely throughout the site. Chick-fil-A operations utilize a drive-through system featuring a door with a built-in pickup window. Additionally, employees serve customers as food runners within designated areas in or around the drive- through lanes. Customers have multiple options for placing orders in the drive-through. They can Page 5 87 either use digital menu boards with speakers or directly engage with employees equipped with handheld computer pads and portable receipt printers. Employees are equipped to take all methods of payment in the drive-through area. Once the order is placed using one of the above methods, the customer will proceed to move forward in the queue approaching the order pick-up area at the end of the drive- through. At this point, an employee will then hand or a runner will deliver the customer their order to their vehicle and direct cars safely through the drive-through exit. 2)The stacking lane shall be a separate lane from the circulation lanes needed for access and parking, except stacking lanes may provide access to designated employee parking. The stacking lanes are separate lanes from the circulation lanes needed for access and parking. 3)The stacking lane shall not be located within ten(10) feet of any residential district or existing residence; The stacking lane is not located within 10'of any residential district or residence. 4)Any stacking lane greater than one hundred(100) feet in length shall provide for an escape lane; and The stacking lane exceeds 100'in length and an escape lane is required. An escape lane is proposed at the entrance on the northwest side of the building(see site plan). 5)The site should be designed so that the drive-through is visible from a public street for surveillance purposes. The drive-through is located starting on the north side of the building and ending on the south side of the building. The drive-through is visible from S. Ten Mile Road along the west side of the building for surveillance purposes. Based on the above analysis, Staff deems the proposed drive-through is in compliance with the specific use standards as required. Restaurant: The proposed use is also subject to the specific use standards listed in UDC 11-4-3-49 Restaurant,which requires at a minimum,one(1)parking space to be provided for every 250 square feet of gross floor area(see parking analysis below). The proposed restaurant will include 90 indoor seats and 32 patio seats to accommodate customers. Dimensional Standards (UDC 11-2): Development of the site shall comply with the dimensional standards of the C-G zoning district in UDC Table 11-2B-3. Staff has reviewed the proposed plans and building elevations and they comply with the required standards. The building is currently located on multiple property lines. Staff recommends that the Applicant submit a property boundary adjustment to combine all three properties into one property (parcels#R8483120120,R8483120040,R8483120060)prior to submitting for a Certificate of Zoning Compliance(CZC). Access(UDC 11-3A-3): The site plan includes three access points from S. Innovation Lane, a private street located on the eastern side og the property. Vehicles accessing the site can do so from the northeast, east, or southeast and have the option to park in the lot in front of building or proceed northwest to one of the first two inner 10'drive- through lanes. These lanes are equipped with menu boards for ordering and allow for exiting back to the drive aisle in the southeast direction. The third lane,farthest from the building, serves as an escape lane, leading to the drive aisle along the south side of the building. To improve traffic flow and minimize confusion, it is recommended that the first entrance%xit at the NEC should be an "entrance only"as mentioned previouslyNote: While Staff recommends approval of three drive-through lanes for this project to accommodate the volume of business that Chick-fil-A generates, Commission ultimately has the authority to determine whether it is appropriate for this project. Page 6 sa Parking(UDC 11-3C): A minimum of one(1) off-street parking space is required per 250 square feet(s.f.) of gross floor area. Based on the 5,872-square-foot restaurant, a minimum of 23 parking spaces are required. A total of 97 parking spaces are proposed, exceeding UDC standards. A minimum of one(1)bicycle parking space must be provided for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to comply with the location and design standards listed in UDC 11-3C-5C.Bicycle parking is shown on the plans submitted with this application that meet the requirements. A detail of the bicycle racks shall be provided on the landscape plan submitted with the future Certificate of Zoning Compliance and Design Review Application. Pedestrian Walkways(UDC 11-3A-19): The proposed plan includes a pedestrian walkway from the main walkway along S. Vanguard Way connecting to the south side of the building across the drive-through lanes. Where pedestrian walkways cross vehicular driving surfaces,they're required to be distinguished from the vehicular driving surface through the use of pavers, colored or scored concrete,or bricks as set forth in UDC 11-3A-19B.4. The site/landscape plan submitted with the Certificate of Zoning Compliance application should reflect compliance with this standard—the proposed striping of the crosswalk is not an approved material and should be revised to comply with this standard Landscaping(UDC 11-3B): Street buffer: The street buffer along S. Ten Mile Road and S. Vanguard Way was constructed with the improvements for the Ten Mile Creek Subdivision No. 1 for the common area site improvements. The buffer along S. Ten Mile Road is required to be 35 feet wide as part of the entryway corridor in accordance with UDC 11-3B-7C.f. The buffer appears to be 35 feet in width, which includes the 10 foot wide pathway and the additional street buffer that was constructed with the subdivision improvements.Moreover, the landscape plan is missing the planting detail and the landscape calculations table. Staff recommends that the Applicant depict the 35 foot wide landscape buffer,planting detail, and calculation table on the plans submitted with the CZC application. Parking lot: Landscaping is required in the parking lot per the standards in UDC 11-313-8C.1. Each interior planter that serves a single row of parking spaces shall be landscaped with at least one (1)tree and shall be covered with low shrubs, lawn, or other vegetative ground cover. Each interior planter that serves a double row of parking spaces shall have at least two (2)trees and shall be covered with low shrubs, lawn, or other vegetative ground cover. Trees shall be centered within the planters and provide urban canopy. Deciduous urban canopy trees shall be pruned to a minimum height of eight(8) feet above the adjacent parking areas. Evergreen trees and class III trees are prohibited in interior planters. Several planters within the parking lot that are missing trees and aplanter is missing adjacent to the trash enclosure. Additionally, it appears that a section of the central landscape island that runs along Innovation Lane does not look to meet the 5- foot width requirement. Staff recommends increaseing the size of the planter island adjacent to Innovation Lane by removing a parking stall and adding the required trees in accordance with UDC H- 3B-8. As part of the CZC submittal for the building, the Applicant should address the absence of the required trees(approximately 4 trees)from the planters. furthermore, an additional planter should be added adjacent to the trash enclosure in accordance with UDC 11-3B-8(see figure below). Page 7 89 ro . .ascc CFA uMIT o-YJ02K - I HE HA EliHH RR R N HE J rill i -- is _... 1 a ' 1 S YANGJ.GRp VV.4Y .. ' Outdoor Lighting(UDC 11-3A-11): All outdoor lighting is required to comply with the standards listed in UDC 11-3A-I IC. Light fixtures that have a maximum output of 1,800 lumens or more are required to have an opaque top to prevent up-lighting; the bulb shall not be visible and shall have a full cutoff shield in accord with Figure 1 in UDC 11-3A-11C. Details of the lighting wereprovided that demonstrate compliance with the standards listed in UDC H- 3A-11. Mechanical Equipment(UDC 11-3A-12): All mechanical equipment on the back of the building and outdoor service and equipment should be incorporated into the overall design of buildings and landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets as set forth in UDC 11-3A-12. If mechanical equipment is proposed to be roof-mount,all equipment should be screened and out of view as noted above. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): Conceptual building elevations were submitted for the proposed structure as shown in Section VII.C. Building materials consist of stucco,parapet metal wall coping,thin brick,metal awnings, and glazing. The proposed conceptual elevations are not approved.The conceptual elevations should incorporate a more pronounced parapet change to enhance the design on the west-facing side along S. Ten Mile Road,in contrast to the current proposal. Final design is required to comply with the adopted TM Crossing Design Guidelines. Page 8 90 Certificate of Zoning Compliance(UDC 11-5B-1): A Certificate of Zoning Compliance(CZC) is required to be submitted for approval of the site and building design prior to submittal of building permit applications. VII. DECISION A. Staff: Staff recommends approval of the Conditional Use Permit per the provisions included in Section IX in accord with the Findings in Section X. B. The Meridian Planning&Zoning Commission heard this item on November 16,2023. At the public hearing,the Commission moved to approve the subject Conditional Use Permit request. 1. Summary of the Commission public hearing: a. In favor: Kevin Watson,4D Development and Consulting Inc.: Sabrina Wright,Chick- fil-A Development Lead b. In opposition:None C. Commenting: None d. Written testimony: None e. Staff presenting application: Stacy Hersh,Associate Planner f. Other Staff commenting on application: Bill Parsons,Planning Supervisor 2. Key issue(s)of public testimony: a. None 3. Key issue(s)of discussion by Commission. a. Pedestrian safety from the parking lot to the building. b. Traffic concerns within the parking lot during peak hours. The north access point serves as both an entrance and exit,raisinf concers about traffic and pedestrian as customers exit and maneuver in and out of the parking stalls on the north side. 4. Commission change(s)to Staff recommendation: a. Strike the word"additional"in condition 2.b. b. Strike condition 2.c in it's entirety,which states"The entry/exit on the north side of the, site shall be designated as"entrance only"for the drive-through to provide clear direction and control traffic flow." C. Strike the first sentence in condition 2.g,which states,"Incorporate a pedestrian walkway from the easternmost parking area,through the middle of the parking lot, leading to the front of the building to facilitate safe pedestrian access.".the Applicant shall continue to work with Planning Staff to resolve pedestrian circulation concerns within the parking lot. d. Revise condition 6. to read"Submit a property boundary adjustment to combine all three properties into one property(parcels#R8483120120,R8483120040, R8483120060) prior to issuance of a building permit. e. Strike the first sentence in condition 7.,which states, "The conceptual elevations shall incorporate a more pronounced parapet change to enhance the design on the west-facing side along S. Ten Mile Road, in contrast to the current proposal." Page 9 91 VIII. EXHIBITS A. Site Plan(date: 9/27/2023) �' T� L L � `I1`IL PRO.IECTYICIMRY WP >,��.sw� sITE sd- 7 g w— I hi .—K T Y -41 q - FSRN 05545 "art J Nlz ---------- < ----- --- ---ff;� Page 10 B. Lanscape Plan(date: 9/25/23) .,. ter- • roea�w..... +�-•'--�-w4. sum... ` - �-�=� ;,.,.. ti ...r� . .... _ _ b Lq— u�.1111.1w T! — r - pp 11 11 aa- - o000 law �irA4 - i .i.wrw r+orea FSRSOS646 1 '4itI�tA1y17+IlYC�dt�•'�^� !tl1 - 3 IMwc � L7.p i Page 11 93 C. Chick-fil-A Proposed Elevations CORE STATES _ LL a >s s =� L) FSL905545 77 _.-.. e _ �� �rtA•301C Page 12 94 IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION Conditional Use Permit: 1. Future development of this site shall comply with the previous conditions of approval and terms of the existing Development Agreement and the conditions contained herein rL-2020-0074 MDA. PP. RZ(DA#2021-089157);FP-2022-0009;PS A-2022-01881. 2. The site landscape plans shall be revised as follows: a. All mechanical equipment on the back of the building and outdoor service and equipment areas should be incorporated into the overall design of buildings and landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets as set forth in UDC 11-3A-12. b. ^aa'�Signage and parking lot striping is required throughout the site to efficiently and adequately direct patrons to the menu boards and throughout the site with minimal conflict. c. The entt=ylexit on the aefth side of the site shall be designated as" only" f6f the drive d. Add an additional planter adjacent to the trash enclosure in accordance with UDC 11-3B-8 e. Revise the section of the central landscape island that runs along Innovation Lane to meet the 5- foot width requirement in accordance with UDC 11-313-8. e. Depict the 35-foot wide landscape buffer,planting detail, and tree calculation table on the plans submitted with the CZC application in accordance with 11-3B-7. f. Revise the plans to expand the size of the planter island adjacent to Innovation Lane by removing a parking stall and adding the required trees,including the required trees missing form the parking lot planters in accordance with UDC 11-3B-8. g• ,,.v;, g lot leading to the f en4, fthe building to f6ei ita4e safe„egos+..ia aeeess. The Applicant shall continue to work with Planning Staff to resolve pedestrian circulation concerns within the parking lot. The pedestrian walkways from the perimeter sidewalk to the main building entrance shall be distinguished from the vehicular driving surface through the use of pavers, colored or scored concrete,or bricks as set forth in UDC 11-3A-1913.4b. 3. The existing landscaping buffers along S. Ten Mile Road and S. Vanguard Way remain in place and shall be protected during construction on the site per UDC 11-3B-10. 4. Compliance with the standards listed in UDC 11-4-3-I1—Drive-Through Establishment and standards listed in UDC 11-4-3-49—Restaurant is required. 5. Direct access via S. Ten Mile Road is prohibited. 6. Submit a property boundary adjustment to combine all three properties into one property(parcels #R8483120120, R8483120040,R8483120060)prior to issuance of a building permit. Zn 7. design en the west f4eing side along S. Ten Mile Read,in . Final design is required to comply with the adopted TM Crossing Design Guidelines. Page 13 95 8. A Certificate of Zoning Compliance application shall be submitted and approved for the proposed use prior to submittal of a building permit application. Compliance with the TM Crossing Design Guidelines are required. 9. The conditional use permit is valid for a maximum period of two(2)years unless otherwise approved by the City. During this time, the Applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-5B-6. A time extension may be requested as set forth in UDC 11-5B-6F. B. PUBLIC WORKS https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=309068&dbid=0&repo=MeridianCity C. FIRE DEPARTMENT A full fire plan review will be required to be completed prio to construction. D. POLICE DEPARTMENT No comments were submitted. E. IDAHO DEPARTMENT OF ENVIRONMENTAL QUALITY https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=309566&dbid=0&repo=MeridianCity F. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) No comments were submitted. G. ADA COUNTY HIGHWAY DISTRICT(ACHD) https:llweblink.meridianciU.ore/WebLink/DocView.aspx?id=310947&dbid=0&r0o=MeridianCitX H. IDAHO TRANSPORTATION DEPARTMENT(ITD) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=309479&dbid=0&repo=MeridianCity X. FINDINGS A. Conditional Use Permit(UDC 11-5B-6E) The Commission shall base its determination on the Conditional Use Permit requests upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Staff finds that the subject property is large enough to accommodate the proposed use and dimensional and development regulations of the C-G district(see Analysis, Section VI for more information). 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Stafffinds the proposed restaurant with a drive-through will be harmonious with the uses allowed in the Comprehensive Plan and is consistent with applicable UDC standards with the conditions noted in Section IX of this report. Page 14 96 3. That the design,construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Staff finds the design, construction, operation and maintenance of the proposed use will be be compatible with other uses in the general neighborhood, with the existing and intended character of the vicinity and will not adversely change the essential character of the area. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. Staff ,finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection, drainage structures,refuse disposal, water,and sewer. Staff finds the proposed use will be served by essential public facilities and services as required. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Staff finds the proposed use will not create additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials,equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors. Stafffinds the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. 8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005). Stafffinds the proposed use will not result in the destruction, loss or damage of any such features. Page 15 ■ E K IDIAN:--- iuAn Planning and Zoning Presentations and outline Planning and Zoning Commission Meeting December 7, 2023 Item #2: AERIAL MAPZONING MAPFUTURE LAND USE MAP Annexation & Preliminary Plat0045 -2023-Crossing Subdivision HFarmstone Annexation & Preliminary Plat Legal Descriptions & Maps Preliminary Plat Meridian Historic Preservation Commission Landscape Plan Changes to Agenda:  Item #4: Blayden Subdivision (H-2023-0043) – Applicant requests continuance to February 15, 2024 in order to revise the plans to be more consistent with the Comprehensive Plan. _____________________________________________________________________________________________ Item #2: Farmstone Crossing Subdivision (H-2023-0045) Application(s):  Annexation  Preliminary Plat Size of property, existing zoning, and location: This site consists of 27.59 acres of land, zoned RUT, located at 820 S. Black Cat Road. History: None Comprehensive Plan FLUM Designation: Mixed Employment (ME) Summary of Request: Annexation is requested of 33.89-acres from RUT to the M-E zoning district as shown on the Annexation description. A conceptual development plan and elevations are included that show how the site is anticipated to develop. The development abuts Mixed Employment designated land to the east and borders I-84 to the south. This development is proposed to have access to a collector street as desired. Medium-high-density residential uses are proposed to the north and light industrial to the west. Allowed uses in the M-E district consist of offices, medical centers, research and development facilities, and light industrial uses with ancillary support services. This area is intended to develop with flex uses of approximately 398,560 s.f., encompassing various potential uses like office, light industrial operations, and research and development components such as distribution and light manufacturing. The inclusion of loading docks on the elevations for the proposed flex buildings implies that all of the intended uses are primarily related to distribution/warehousing, which requires a Conditional Use Permit (CUP) in the M-E zoning district. The proposed preliminary plat consists of 5 building lots on 27.59-acres of land in the M-E zoning districts for Farmstone Crossing Subdivision. The subdivision is proposed to develop in two (2) phases as shown on the phasing plan. Staff recommends that the collector street (Vanguard Way) be constructed prior to development commencing on the property. Additionally, the first phase of development should encompass the construction of both the 10’ detached sidewalks along S. Black Cat Road and Vanguard Way including the entire street buffers. The second phase of development should encompass the completion of the remaining 10-foot pathway along the I-84 Interstate. Staff recommends that the Applicant revise the plat to depict the required landscape buffers within an easement or common lot on the plat. Existing Structures/Site Improvements: According to GIS imagery, there is an existing home and other historic outbuildings adjacent to Black Cat Road that will be removed upon development of the Farmstone Crossing Subdivision. During the pre-application meeting, Staff encouraged the Applicant to incorporate and preserve the historic structure as a part of the development. The Applicant is proposing a historical monument for the silo in the plaza area as you enter the site. Both Staff and the Historic Preservation Commission recommend that the Applicant preserve the “Double Silo Granary” on the site. As part of the proposed first phase of development, all existing structures that do not conform to the district’s setbacks must be removed, except for those agreed upon for historic preservation. Dimensional Standards: The proposed preliminary plat appears to comply with the dimensional standards of the M-E zoning district in UDC Table 11-2B-3, as applicable. Subdivision Design and Improvement Standards (UDC 11-6C-3): The proposed subdivision appears to comply with the standards subdivision design and improvement standards listed in UDC 11-6C-3. Access (UDC 11-3A-3) Access is proposed to be provided from the northern boundary of the site from the extension of Vanguard Way to Black Cat Road to the west. Vanguard Way is designed as a collector street in accordance with the Master Street Map and the Transportation System Map in the TMISAP. A driveway is proposed to the adjacent property to the east for future extension. Additionally, the Applicant has proposed temporary fire access directly off of Black Cat Road located on building pad #1. The temporary fire lane is not needed, as Vanguard Way is to be constructed prior to development commencing on the property. Staff recommends that the Applicant remove the temporary fire access. Prior to Certificate of Occupancy, the applicant shall record a cross-access/ingress-egress easement to adjoining property to the east \[S1215427850\] and submit copy of said easement to the Planning Division in accordance with the provisions of UDC 11-3A-3A2. Direct access via S. Black Cat Road is prohibited. Streets: Vanguard Way should be constructed in accord with Street Section C (major collector street) in the Ten Mile Interchange Specific Area Plan (TMISAP), which requires (2) 11-foot travel lanes, 6-foot bike lanes, 8-foot parkways with streetlights at a pedestrian scale and minimum 6-foot wide detached sidewalks. The Applicant proposes a modification of the street section to include 10-foot wide detached sidewalks/pathways in lieu of on-street bike lanes, which is required by ACHD and as set forth in the Meridian Master Pathways Plan. All streets should be constructed as complete streets as defined in the TMISAP (see pg. 3-19 & 3-20 Prior to submitting the final plat, the Applicant shall coordinate with the property owner to the north and east to construct Vanguard Way and deed the right-of-way to ACHD. The Applicant should ensure that the intersection of Vanguard Way and S. Black Road aligns with the entrance of the Black Cat Industrial projects on the west side of S. Black Cat Road. The Applicant is proposing two curb cuts off of Vanguard Way. In accordance with UDC 11-3A-3 (Access to streets), multiple accesses off an arterial and/or collector roadway shall be restricted. In light of this, Staff recommends that the Applicant coordinate with the property owner to the east, particularly given their proposal for a curb cut on the west side of their property adjacent to the proposed curb cut on the east side of this site. Staff further recommends that the Applicant shares the east curb cut with the property owner to the east for future shared access. Furthermore, in accordance with ACHD’s Staff Report, the Black Cat Road/Vanguard Drive intersection is anticipated to warrant a signal in the future according to the Traffic Impact Study (TIS) for the Black Cat Industrial development located on the west side of Black Cat Road across from this site. Consequently, the Applicants proposal to construct a full access driveway onto Vanguard Drive, located 300-feet east of Black Cat Road, does not meet ACHD’s District Driveway Location Policy. The policy requires driveways near an existing or future signalized intersection to be offset by a minimum of 440-feet or located outside of the influence area of the intersection. Pathways (UDC 11-3A-8): Ten (10) foot-wide multi-use pathways are proposed on the site in accordance with the Pathways Master Plan. One segment follows Vanguard Way across the northern portion of this site; one segment runs along the southern boundary within the street buffer along I-84; and another segment runs along the west side of the site adjacent to S. Black Cat Road. In accordance with the Park’s Department and Pathways Master Plan, the Applicant shall incorporate radius curves between pathway segments to avoid right angles (except at Vanguard). The right angles in the pathway compromise the intended purpose of the pathway and hinder the ability to ride bikes. The Applicant could potentially realign the pathway to pass through the center of where Building #1 is located, connecting to a plaza and the historic silo for an effective pedestrian connection. Consequently, Building #1 could be divided into two structures to accommodate the pathway (see figure below). A 14-foot wide public use easement for all multi-use pathways shall be submitted to the Planning Division prior to submittal for City Engineer’s signature on the final plat(s). Landscaping is required along all pathways per the standards in UDC 11-3B-12C. A 5’ wide landscape strip is required on both sides of the pathway planted with a mix of trees, shrubs, lawn and/or other vegetative ground cover. Staff recommends the Applicant revise the plat and landscape plans to incorporate radius curves and landscape both sides of the pathway in accordance with the UDC and/or relocate the pathway. Sidewalks & Pedestrian Walkways (UDC 11-3A-17 & UDC 11-3A-19.B.4): The UDC requires minimum 5-foot wide sidewalks to be provided adjacent to all streets with detached sidewalks along collector streets and attached or detached sidewalks along local streets. Staff recommends that the Applicant incorporate a 5-foot pedestrian walkway (as required by the TMISP guidelines) from the main pathway along Vanguard Way, connecting to one of the buildings in Phase 1, and extending the sidewalk to reach each building for enhanced pedestrian connectivity within the commercial development in accordance with UDC 11-3A-19. Additionally, the sidewalk should be extended to reach each building, enhancing pedestrian connectivity within the commercial development and facilitating access to the plaza. The internal pedestrian walkways shall be distinguished from the vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks; striping is not an approved material. Staff recommends that the Applicant provide a pedestrian circulation plan prior to the Commission hearing. Sidewalks, walkways, and pathways should include a dedicated crosswalk at the intersection of S. Black Cat Road with changes in color, markings, materials, texture and/or surface to distinguish them from the surrounding pavement as set forth in the TMISAP. Landscaping (UDC 11-3B): Street buffers are required to be provided as set forth in UDC Table 11-2A-7. A minimum 25-foot wide street buffer is required along all arterial streets (i.e. S. Black Cat Road) in commercial districts. A 20-foot wide street buffer is required along all collector streets (i.e. Vanguard Way) – the buffer may be placed in an easement rather than a common lot in accord with UDC 11-3B-7C.2a. A minimum 50-foot wide street buffer is required along I-84, landscaped per the standards listed in UDC 11-3B-7C.3, which requires a variety of trees, shrubs, lawn or other vegetative groundcover. The proposed buffer dimensions appear to meet the requirements of the UDC code; however, there is a lack of a combination of planters (shrubs and rock mulch) within the buffers. Staff recommends that the Applicant enhance the street buffers by incorporating additional planters. These planters should be aligned around the parking lot perimeter throughout the entire development. The Applicant proposes a plaza area adjacent to Building #2, featuring benches, a pergola, landscaping, and a historical monument sign of the existing silo on the site. As mentioned above, Staff recommends relocating the plaza by dividing the L-shaped building into two separate structures and placing the plaza between them. This modification would allow the pathway to extend northward towards the plaza and silo. Since the silo appears to be located within the new right-of-way, the Applicant should relocate the silo out of the right-of-way to ensure its preservation. Staff is amenable to allowing the structure to encroach within the 20-foot landscape buffer along the new collector street (Vanguard Way) within the plaza area. Parking lot: Interior parking lot landscaping is required in the parking lot per the standards in UDC 11-3B-8C.2. . Staff finds there are multiple planters that do not contain trees as indicated above due to lighting and easements. The Applicant has the option to include the trees in the planters or apply for Alternative Compliance as a means to address this requirement. The Applicant should add a minimum of a 5-foot wide landscape area along the buildings between the sidewalks to provide an enhanced pedestrian scale element, as the current design seems to feature excessive asphalt. AS mentioned previously, the Applicant should incorporate additional planters aligned around the parking lot perimeter throughout the entire development to meet the UDC code. To improve the integration of this property with the neighboring M-E zoned property to the east, Staff recommends that the Applicant consider removing the entire landscape buffer along the eastern side and align parking and propose a shared drive aisle as mentioned previously with the adjacent property owner. This would facilitate shared access to the east and improve integration with the eastern property. Fencing (UDC 11-3A-6 and 11-3A-7): The Applicant is proposing a 5-foot wrought iron fence along the west property line adjacent to the pathway and the ACHD drainage swale that complies with the standards listed in UDC 11-3A-7. Parking: Off-street vehicle parking is required for the proposed commercial subdivision as set forth in UDC Table 11- 3C-6.B. Based on approximately 398,560 square feet of proposed floor space, a minimum of 795 off-street spaces are required; a total of 750 off-street parking spaces are proposed (deficient 45 parking spaces) The proposed zoning for the site is M-E which is a commercial zoning district despite the Applicant proposing a light industrial use in Building #5. Importantly, it should be noted that the use of Building #5 could potentially change to a commercial use in the future. Staff recommends that the Applicant provide the required number of parking spaces for all proposed buildings on the site. This may be accomplished by noting a shared parking agreement within the development on the plat. Based on 795 parking spaces proposed, a minimum of 32 bicycle spaces are required to be provided; none are proposed. Bicycle parking facilities should comply with the standards in UDC 11-3C-5C. Bike racks should be provided as close as possible to each building entrance totaling 32 spaces or in a designated area within the plaza. Staff recommends that Applicant submit revised plans incorporating the aforementioned changes prior to the Commission hearing. Building Elevations (UDC 11-3A-19 | Architectural Standards Manual (ASM) | TMISAP): Conceptual building elevations were submitted for the proposed flex buildings and light industrial. Building materials consist of horizontal metal or Hardie plank siding in white, wood colors; stucco in dark and light gray colors; metal awnings; and gray wrapped cornice moulding. The proposed conceptual elevations are not approved. Final design must comply with the design standards in the Architectural Standards Manual (ASM) and the design guidelines in the TMISAP for the Commercial designation (see the matrix for Application of the Design Elements on pg. 3-49). A Certificate of Zoning Compliance and Design Review application is required to be submitted for approval of the site and building design prior to submittal of building permit applications. Written Testimony: None Staff Recommendation: Approval - Staff recommends approval of the requested annexation and preliminary plat in accordance with the conditions and findings in the Staff Report. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H-2023-0045, as presented in the staff report for the hearing date of December 7, 2023, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2023-0045, as presented during the hearing on December 7, 2023, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2023-0045 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) _____________________________________________________________________________________________ Conceptual Elevations w IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing continued from November 2, 2023 for Farmstone Crossing Subdivision (H-2023-0045) by Bailey Engineering, located at 820 S. Black Cat Rd. Application Materials: https://bit.ly/H-2023-0045 A. Request: Annexation of 33.893 acres of land from RUT to the M-E (Mixed Employment) zoning district. B. Request: Preliminary Plat consisting of 6 buildable lots on 27.59 acres of land in the proposed M-E (Mixed Employment) zoning district. 98 PUBLIC HEARING SIGN IN SHEET DATE: December 7, 2023 ITEM # ON AGENDA: 5 PROJECT NAME: Farmstone Crossing Subdivision (H-2023-0045) Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) If yes, please provide HOA name 3 1 I 2 I 3 4 5 6 7 8 9 10 11 12 13 14 STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING December 7, 2023 Legend DATE: E3Project Location TO: Planning&Zoning Commission FROM: Stacy Hersh,Associate Planner -- --- 208-884-5533 SUBJECT: Farmstone Crossing Subdivision AZ, PP H-2023-0045 LOCATION: 820 S. Black Cat Road in the Northwest a P 1/4 of the Southwest 1/4 of Section 15, - - T.3N. R.1 W. I. PROJECT DESCRIPTION The Applicant has submitted an application for the following: • Annexation of 33.893 acres of land from RUT to the M-E(Mixed Employment)zoning district. • Preliminary Plat consisting of 5 building lots on 27.466-acres of land in the M-E zoning districts for Farmstone Crossing Subdivision. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 33.893 acres overall Existing/Proposed Zoning RUT in Ada County;M-E(Mixed Employment) Future Land Use Designation Mixed Employment(ME) Existing Land Use(s) Vacant/agricultural land Proposed Land Use(s) light industrial,commercial/office,research and development,and other uses. Lots(#and type;bldg./common) 5 buildable lots Phasing Plan(#of phases) 1 2 phases(plat) Number of Residential Units(type NA of units) Physical Features(waterways, None hazards,flood plain,hillside) Neighborhood meeting date;#of 7/06/2023 attendees: Page 1 99 1 Description Details Page History(previous approvals) None B. Community Metrics Description Details P . Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD No Commission Action No. A Traffic Impact Study(TIS)was submitted. es/no Access Access is proposed from the new collector road(Vanguard Way) (Arterial/Collectors/State that connects to Black Cat Road(arterial road).Vanguard Way Hwy/Local)(Existing and will be constructed prior to development commencing on the Proposed) property. Traffic Level of Service Condition Area Roadways Traffic Countt is based on Vehicles per hour(vph) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service Franklin Road None Principal Arterial 565 Better than"E" Black Cat Road 396-feet Minor Arterial 544 Better than"E" 'Acceptable level of service for a five-lane principal arterial is"E"(1,780 vph). 'Acceptable level of service for atwo-lane minor arterial is"E"(575 vph). Stub Cross access with BVA's development to the east Street/Interconnectivity/Cron s Access Existing Road Network Black Cat Road&Franklin Road Existing Arterial Sidewalks/ None Buffers Proposed Road Capital Improvements Plan(CIP)/Integrated Five Year Work Plan(IFYWP): Improvements • Franklin Road is scheduled in the IFYWP to be widened to 5-lanes from McDermott Road to Black Cat Road with the design year in 2026 and the construction date has not been determined. • The intersection of Franklin Road and McDermott Road is scheduled in the IFYWP to be reconstructed as a single-lane expandable roundabout. There is no design year or construction year,and this project requires coordination with the Nampa Highway District. • Black Cat Road is listed in the CIP to be widened to 54anes from Franklin Road to Overland Road between 2036 and 2040. Funding for ITD's portion is not included with this project. Fire Service • Distance to Fire 2 miles Station • Fire Response Time This project currently falls on an area where we don't have a total response times that meet NFPA 1710 standards or current City of Meridian adopted standards. The first due station is Fire Station 2. This fire station is approximately 3.5 miles from the project. • Resource Reliability 82%-does meet the target goal of 80%or greater • Risk Identification 3—current resources would not be adequate to supply service to this project. Risk factors include fire fighting in large commercial warehouses. This entails a great risk for the occupants as well ad firs responders. • Accessibility Project meets all required access,road widths and turnaround. • Special/resource In the event of a hazmat event,there will need to be mutual aid needs required for the development. In the event of a structure fire an additional truck company will be required,This will require additional time delays as a second truck company may not be available in the City. Page 2 1 00 Description Details P . • Water Supply Water supply for this proposed development required 4750 gallons per minute for two hours. • Other Resources Wastewater • Distance to Sewer Services • Sewer Shed • Estimated Project Sewer ERU's • WRRF Declining Balance • Project Consistent with WW Master Plan/Facility Plan • Impacts/concerns • Flow is committed • See Public Works Site Specific Conditions in Section VILB Water • Distance to Water Water available on-site Services • Pressure Zone 2 • Estimated Project See application Water ERU's • Water Quality None Concerns • Project Consistent Yes with Water Master I Plan • Impacts/Concerns • If a well is located on the site it must be abandoned per regulatory requirements and proof of abandonment must be provided to the City. • Each phase of the development will need to be modeled to verify minimum fire flow pressure is maintained. • 12"water main in Vanguard needs to be on the north side of the road,currently shown in the center of the road. • See Public Works Site Specific Conditions in Section VIII.B Page 3 1 01 - • - FRAN�KLIN�r - ' -' "' ' FRANKL-IN F- U • D - � v v �j�•n � ®s��� Qp �'ra ONfRL-AND E' 111, 1111� �. G�96aG3 = _ ; __ _ - 4R9Q �_ ►/ . - . . FRANKIL- ."- - lu 84,$ % 84 I, _���1Q,I,,.�im I��IIf, �� \■�f� \�/��� , ���`1�I���,.A�,I'�II�, ���j�\■��� \�►��I �C���*f'��� I��11��, �i��� �C���T�'��ir'ni �i■i ii�i �I � O�/ERL-AND, =■�, ��� O�/�AN,D� Do • . . C. Representative: Shawn Brownlee,Trilogy Development —9839 W. Cable Car Street, Suite 101, Boise,ID 83709 III.NOTICING Planning&Zoning City Council Posting Date Posting Date Notification published in 10/17/2023 newspaper Notification mailed to property owners within 500 feet 10/14/2023 Applicant posted public hearing notice on site 10/20/2023 Nextdoor posting 10/16/2023 IV. COMPREHENSIVE PLAN ANALYSIS (Comprehensive Plan and Ten Mile Interchange Specif1 Area Plan) Land Use: The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates the 20.5+/-acres as Mixed Employment(ME). ME: The purpose of ME designated areas is to encourage a diversity of compatible land uses that may include a mixture of office,research and specialized employment areas,light industrial including manufacturing and assembly, and other miscellaneous uses. These areas generally do not include retail and consumer service uses serving the wider community.However, a small amount of retail and service establishments,primarily serving employees and users of the ME areas or nearby industrial areas,are allowed.ME areas should provide a variety of flexible sites for small,local or start-up businesses, as well as sites for large national or regional enterprises. ME areas should be designed to encourage multimodal travel and convenient circulation to supporting uses located within the area. This ME designated area is intended to develop with a mix of uses,across five (5) structures totaling 398,560 s.f.,which may include office,light industrial,along with research and development and/or distribution and light manufacturing. Buildings will range in size from 42,560 up to185,760 square feet. The project is adjacent to Mixed Employment designated land on the east,light industrial to the west,I-84 to the south, and RUT to the north proposed to be annexed as medium-high density residential. This site will have access to a collector street as desired. The proposed M-E zoning encompasses the entire 27.466 acres that is currently designated ME on the FLUM -See Pg. 3-11 in the TMISAP for more information on the ME designation (see cut sheet below). Page 5 103 Page I ME1 MIXED EMPLOYMENT (ME) _ TEH MILE SSE nac PLAN LAND USE MAP DESIGNATIONS Map Cater 17 28mind C4--J C-G ITN-C J M-E sample use(s) D Office,research&development,information&light ndustriA daycare,and ancillary comwnierrce retail ,5,,,eral D Recommended FAR 075 or more Scandards :1 Ileight2lSWHesmaxinum 7 Design Review required;see Architectural Standards Manual 7 Comply with Pathways Master Plan Design :1 'fate Proposed development,including land uses and actinides,to adjacent and surounding uses and pubic C tiara CSerisLits spaces as appropriate tm maintain compatibility and establish the cmntnuity of the planned urban form and cha ratter. 7 Coordinate routes,placement of facities,and infrastructure improvements with the appropriate transportation authorides and any adopted or accepted long-range prans. 7 Locate buildings in establish an appropriate development character that enhances the compatibility and atlracWeness Gf the site,buildings,and surrounding uses. 7 Design surface parking as an integrated and attrac iv element of the built eminn ent that promotes Pedestrian comfort and safety and adds tm the aesthetic character of developments,in addition to accommodating vehicular uses. 7 Use parking srra y that includes one ora combination of the following souctured parking,onstreet Parking,inegreted small parking areas,anal or shared parking as an ahematiue to general surface pariutg. 7 Building design should enhance public and urban spaces,articulate an urban form,and provide human and pedestrian scale. Site lPwMrn - IIII. A Id- liia-Thu nfmmaiin is a w-1 mf At Tea l0e licinlamle Sped Jim Ili aid City mf Ileridim fnopmL-sin%an Hwr me drmi di—in iv rnmplem iniumadni. T s queWn?Cart-t the PUnning 6ukrn at 33 E Eodtl 7 PA'4 Sum SQ Hlkll•M R%42 u MAAUSU Page 6 104 MIXED EMPLOYMENT (ME) PAyel M1.2 TEN MILE SPECIFIC PLAN LAND USE MAP DESIGNATIONS PWrnnecrt Heights Yertiwl Farm L.,body,8 T,, 20.�.%Fdvm.Siiqla plane wall—ir—m diestanm=building height AdditeDnall Cut Shea References Page 9 Facades 8 Heights WC.2 Bass Ddy.&Tp BFC.3 '4 R-9,-R -Pitched UCA P Signis&Public Art SGN.1 Mud Employment urtis should be designed u IDwr dmir suburba-style d1m5oprnmis.Design ind aevelop-mene standards art recommended rhm wuI6 help so make rl wbpnnenu Mort 11U31M,engagging and MR151113e places(Ten Mile In terhanb_Specrlic Area Plan. 0 0 Quctraem CttYO.t tle Punni rig Dvtvn at 33 E�d�V k5—5uft 10Z Hendq 083bii a 1C19.8B1M3 Transportation: The Transportation System Map in the TMISA-P depicts a collector street through this site that connects to S.Black Cat Rd. an adjacent arterial street. The collector street network depicted on the proposed development plan is generally consistent with the Transportation System Map(see pg. 3-18 in the TMISAP). The Street Section Map depicts Vanguard(major collector) as being appropriate to provide access from adjacent arterial streets (i.e. Black Cat,Franklin&Ten Mile Roads) into the employment area. Streetlights should be located in the tree lawn area and should be of a pedestrian scale. Page 7 105] ti e lace Street Section C Cedrlo-whdhranu The collector street(i.e.Vanguard Way)in the commercial mixed-use area of the development should be constructed in accord with this street section with the following exceptions as required by ACHD: (3)travel lanes instead of(2); and 10-foot wide detached sidewalks/pathways instead of 6-foot wide detached sidewalks in lieu of on-street bike lanes. Design: The TMISAP emphasizes the quality of the built environment and includes recommendations on the location, scale, form,height and design quality of public and private buildings in the form of building placement, orientation, and massing;types and design treatments for building frontages; as well as recommendations for the incorporation of art in public and private projects. The design elements in the Plan are intended to serve as the basic framework for any given project within the Ten Mile Area. The primary components that the design elements address include: architecture and cultural heritage;building placement whereby build-to lines are identified; heights and step backs;the definition of a base,body and top; and frontage types. The proposed development should be designed in the accord with the TMISAP(see pgs.3-31 thru 3-51). See the Application of the Design Elements table on pg.3-49 to determine specific design element requirements according to the associated FLUM designation.Future development applications should include the applicable design elements. Comprehensive Plan Policies: The following Comprehensive Plan Policies are applicable to this development: • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for public facilities and services." (3.03.03F) City water and sewer service is available and can be extended by the developer with development in accord with UDC 11-3A-21. • Focus on developing industries that exceed the living wage, such as technology,healthcare and other similar industries. (2.06.01E) The TMISAP designates the subject property for mixed employment. These areas are intended to capture full economic advantage of the Ten Mile interchange to enhance the long-term fiscal health of the City of Meridian and the Treasure Valley. The proposed annexation and zoning of this area to M-E will result in the creation of primary jobs as anticipated by the Plan. • "With new subdivision plats,require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities."(2.02.01A) Multi-use pathway segments are proposed within this development for interconnectivity between the commercial and employment portions of the development and neighboring Page 8 106 developments within the area. • "Encourage the development of supportive commercial near employment areas."(3.06.02C) The proposed commercial,flex space, light industrial with manufacturing, and office should provide supportive uses for the proposed employment area. • "Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development." (3.03.03A) The proposed development will connect to City water and sewer systems; services are required to be provided to and through this development in accord with current City plans. • Evaluate development proposals based on consistency with the vision as well as physical, social,economic, environmental, and aesthetic criteria. (3.01.011)) The TMISAP vision for this area is an employment-generating center that buffers the community from I-84 and the future extension of Highway 16, and serves the employment areas with easy access to markets, high-speed transportation facilities, and employees across the Treasure Valley. The TMISAP incorporates specific design standards for this area to create a sense ofplace and a unique identity. In line with this vision, the proposed annexation and zoning to M-E are intended to accommodate a mix of uses which is consistent with the overall vision and the design principles for this area. • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval,and in accord with any adopted levels of service for public facilities and services."(3.03.03F) City water and sewer services are available to this site and can be extended by the developer with development in accord with UDC 11-3A-21. The emergency response times for Police Dept. and Fire Dept. meet the established goals. • "Require appropriate landscaping,buffers,and noise mitigation with new development along transportation corridors(setback,vegetation, low walls,berms, etc.)."(3.07.01C) A SO foot wide landscaped street buffer is required to be provided along the southern boundary of the site adjacent to I-84. • "Encourage the integration of public art as an integrated component with new development." (5.03.01B) The Applicant is proposing the installation of a historical monument for the existing silos located in the plaza at the site's entrance. However, both Staff and the Historic Preservation Commission recommend preserving the `Double Silo Granary"and incorporating it into the site. By retaining the existing silo, the Applicant aligns with the goals of preservation and seamlessly incorporates public art integrated into the site. • "Coordinate with the Meridian Historic Preservation Commission to recommend use, restoration, and preservation of historical structures and sites throughout Meridian." (5.02.02A) • "Stimulate private and public investment in the restoration and preservation of historic buildings, outdoor spaces, and natural historical features."(5.02.02D) Page 9 107 • "Support the efforts of the Historic Preservation Commission to foster preservation and conservation."(5.02.02E) • "Develop policies to preserve and protect or document and memorialize historic and culturally significant structures and sites."(5.02.02J) Encompassing the aforementioned policies, there are currently multiple historic buildings situated on this site. The Applicant is proposing to install a historical monument for the existing silos located in the plaza area at the site's entrance. However, the Historic Preservation Commission recommends preserving and protecting the "Double Silo Granary" on this site. Letters supporting this recommendation from the Historic Preservation Commission have been submitted and can be found under Section VIII.L below. • "Require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks,water and sewer utilities."(3.03.03G) Urban sewer and water infrastructure and curb, gutter and sidewalks are proposed as required with this development. In summary, Staff believes the proposed development plan is generally consistent with the vision of the Comprehensive Plan for this area per the analysis above. V. UNIFIED DEVELOPMENT CODE ANALYSIS UD A. Annexation and Zoning(AZ): Annexation is requested of 33.89-acres from RUT to the M-E zoning district as shown on the Annexation description and Exhibit in Section VII.B. A conceptual development plan and elevations are included in Section VII.D that show how the site is anticipated to develop. The development abuts Mixed Employment designated land to the east and borders 1-84 to the south. This development is proposed to have access to a collector street as desired.Medium- high-density residential uses are proposed to the north and light industrial to the west. Allowed uses in the M-E district consist of offices,medical centers,research and development facilities, and light industrial uses with ancillary support services. This area is intended to develop with approximately 398,560 s.£, encompassing various potential uses like office,light industrial operations, and research and development components such as distribution and light manufacturing. The City may require a development agreement(DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. If this property is annexed, Staff recommends a DA is required with the provisions discussed herein and included in Section VIII.A. Proposed Use Analysis: A variety of uses are proposed including office, commercial, flex space,light industrial,research and development, and other uses; see UDC Table 11-2B-2 for allowed uses in the applicable zoning districts. Compliance with the dimensional standards listed in UDC Table 11-2B-3 is required, as applicable. The inclusion of loading docks on the elevations for the proposed flex buildings implies that all of the intended uses are primarily related to distribution/warehousing,which requires a Conditional Use Permit(CUP)in the M-E zoning district. The proposed zoning and uses are generally consistent with the associated FLUM designations as discussed above in Section IV. Page 10 108 B. Preliminary Plat(PP): The proposed preliminary plat consists of 5 building lots on 27.59-acres of land in the M-E zoning districts for Farmstone Crossing Subdivision. The subdivision is proposed to develop in two (2)phases as shown on the phasing plan in Section VII.C. Staff recommends that the collector street(Vanguard Way)be constructed prior to development commencing on the property. Additionally,the first phase of development should encompass the construction of both the 10' detached sidewalks along S.Black Cat Road and Vanguard Way including the entire street buffers.The second phase of development should encompass the completion of the remaining 10-foot pathway along the I-84 Interstate. Existing Structures/Site Improvements: According to GIS imagery,there is an existing home and other historic outbuildings adjacent to Black Cat Road that will be removed upon development of the Farmstone Crossing Subdivision. During the pre-application meeting, Staff encouraged the Applicant to incorporate and preserve the historic structure as a part of the development. Staff recommends that the Applicant preserve some elements of the existing use/historic buildings; coordinate with Cassandra Schiffler(cschiffler(&meridiancituor;;) and Blaine Johnston (bjohnston_aia@hotmail.com),Historic Preservation Commission. The Applicant is proposing a historical monument for the silo in the plaza area as you enter the site(see figure below). As mentioned above, both Staff and the Historic Preservation Commission recommend that the Applicant preserve the "Double Silo Granary"on the site(see letter below). As part of the proposed first phase of development, all existing structures that do not conform to the district's setbacks must be removed,except for those agreed upon for historic preservation. No other site improvements are known. Plaza Farmstone Subdivision will contain a Plaza located between Buildings 1 and 2.This plaza will feature a monument designed as a replica of the Silos from this property along with a sign that will provide information on the history of the Silos. FFW gym'" Monument Sign Concept m appr�.a rear �11 App—. 4 fee[ 24"by 36" Incerprecive sign Or ' The Plaza will also contain benches,a pergola and landscaping—offering a visually appealing entrance to the site as well as a central plazalgathering area for employees and clients. Page 11 1 09 AD A COUNTY HISTORIC PRESERVATION COUNCEL Adftk 200 W.Front Street Frank Eld,Chair Jahn Bertram,Yrs-Charm Va mt,Secretary Mimi Base,Idaho 8370d Kathryn lSlrnherr, Rah Fraser laxph Gallagher _ , P.{208)M-79W Jayrlfaramaks Bah Reinhardt Angie Steele F.(ZB$�287-7N9 September 9,2022 Corey O,Barton Endurance Holdings LLC 1977 W.Overland(toad Meridian.ID 83642 RE: EGGERS FARMSTEAD Dear Mr.Barton, The Ada County Historic Preservation Council (ACHPC) was recently informed by Blaine Johnston of the Meridian Historic Preservation Commission that your company recently purchased the Eggers Farmstead at 820 S.Black Cat Road in Meridian, The Eggers Farmstead is listed in the Ada County Historic Sites Inventory and is historically siof.Cant to Ada County and Meridian. The farmstead has the only remaining dual silo in Ada County. The ACHPC finds that it is important to protect buildings and sites which reflect the County's historic agricultural heritage. The structures on the property, in particular the silo represents the CounWs past agricultural heritage. The ACHPC is aware that the acreage surrounding the farmstead will likely develop into a subdivision; however,they believe that the farmstead and the residential subdivision can coexist together. We ask for you to think about incorporating the farmstead into the design of the subdivision. Ada County has a couple of different developments that have incorporated historic structures into their community. The most successful of these is the Schick-0stola32 Farmstead in the Hidden Springs development, The farmstead serves as a focal point for the community and ties Hidden Springs to the history of the land and is a part of the community's identity. The silo could be a great focal paint for your community and give it a unique identity to differentiate it from other subdivisions in the area. If you are not able to save these structures, we ask that you 211ow for an architectural historian to document the site before the structures are torn down. As a reminder in Ada County before a structure is turn down you will need to obtain a demolition permit from the Ada County Building Department. The ACHPC is available to meet and work with you to preserve and document the site. Please let me know if you have any questions or would like to schedule a meeting with the ACHPC. I can be reached at[208] 237-7913 orvia e-mail atbdanielsonQadacounty,id.gov. Page 12 1 10 Sincerely, Brent Danielson,AJCP Staff Liaison to the Ada County Historic Preservation Council Senior Planner Ada County DevelopmentServices CC Board o[Ada Countg Commissioners(via e-:ea:l, Blaine fohnston,MeridianHistoric Frese_sa=ao CaMmiSSian(uiae-mail] Caleb Hood.Meridian Planr.b.3 Depa^ee COa a-mail} Dimensional Standards: Development of the proposed lots is required to comply with the dimensional standards of the M-E zoning district in UDC Table 11-2B-3,as applicable. The proposed preliminary plat appears to comply with the dimensional standards of the district. Subdivision Design and Improvement Standards (UDC 11-6C-3): Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC 11-6C-3. The proposed subdivision appears to comply with these standards. Access(UDC 11-3A-3) Access is proposed to be provided from the northern boundary of the site from the extension of Vanguard Way to Black Cat Road to the west.Vanguard Way is designed as a collector street in accordance with the Master Street Map and the Transportation System Map in the TMISAP. A driveway is proposed to the adjacent property to the east for future extension. Additionally,the Applicant has proposed temporary fire access directly off of Black Cat Road located on building pad#1. The temporary fire lane is not needed, as Vanguard Way is to be constructed prior to development commencing on the property.Staff recommends that the Applicant remove the temporary fire access. Prior to Certificate of Occupancy,the applicant shall record a cross-access/ingress-egress easement to adjoining property to the east [51215427850] and submit copy of said easement to the Planning Division in accordance with the provisions of UDC 11-3A-3A2. Direct access via S.Black Cat Road is prohibited. Streets: Vanguard Way should be constructed in accordance with Street Section C (major collector street) in the TMISAP,which requires(2) 11-foot travel lanes, 6-foot bike lanes, 8-foot parkways with streetlights at a pedestrian scale, and minimum 6-foot wide detached sidewalks (see pg. 3-20, 3- 22, 3-23). The Applicant proposes a modification of the street section to include 10-foot wide detached sidewalks/pathways in lieu of on-street bike lanes,which is required by ACHD and as set forth in the Meridian Master Pathways Plan. All streets should be constructed as complete streets as defined in the TMISAP (see pg.3-19 &3-20). Prior to submitting the final plat,the Applicant shall coordinate with the property owner to the north and east to construct Vanguard Way and deed the right-of-way to ACHD. The Applicant should ensure that the intersection of Vanguard Way and S.Black Road aligns with the entrance of the Black Cat Industrial projects on the west side of S. Black Cat Road. Page 13 F-1111 The Applicant is proposing two curb cuts off of Vanguard Way, a planned collector street in the TMISAP. In accordance with UDC 11-3A-3 (Access to streets),multiple accesses off an arterial and/or collector roadway shall be restricted. In light of this,Staff recommends that the Applicant coordinate with the property owner to the east,particularly given their proposal for a curb cut on the west side of their property adjacent to the proposed curb cut on the east side of this site. Staff further recommends that the Applicant shares the east curb cut with the property owner to the east for future shared access. Furthermore,in accordance with ACHD's Staff Report,the Black Cat Road/Vanguard Drive intersection is anticipated to warrant a signal in the future according to the Traffic Impact Study(TIS)for the Black Cat Industrial development located on the west side of Black Cat Road across from this site. Consequently,the Applicants proposal to construct a full access driveway onto Vanguard Drive,located 300-feet east of Black Cat Road,does not meet ACHD's District Driveway Location Policy. The policy requires driveways near an existing or future signalized intersection to be offset by a minimum of 440-feet or located outside of the influence area of the intersection. Direct access off of Black Cat Road is prohibited(see overlay figure of proposed projects below). N-. t # ei4m M'i •ease c i air # x numoe Vim ' 4 INk •ice Pathways(UDC 11-3A-8): Ten(10) foot-wide multi-use pathways are proposed on the site in accordance with the Pathways Master Plan. One segment follows Vanguard Way across the northern portion of this site; one segment runs along the southern boundary within the street buffer along 1-84; and another segment runs along the west side of the site adjacent to S. Black Cat Road. In accordance with the Park's Department and Pathways Master Plan,the Applicant shall incorporate radius curves between pathway segments to avoid right angles(except at Vanguard). The right angles in the pathway compromise the intended purpose of the pathway and hinder the ability to ride bikes. The Applicant could potentially realign the pathway to pass through the center of where Building#1 is located,connecting to a plaza and the historic silo for an effective pedestrian connection. Consequently,Building#1 could be divided into two structures to accommodate the pathway(see figure below). A 14-foot wide public use easement for all multi-use pathways shall be submitted to the Planning Division prior to submittal for City Engineer's signature on the final plat(s). Page 14 112 �� uiL�lrocx __ &J ING 1 a� BViLGiNG 5 ... FEARgMpSTO�NEgNCROSSING SUBDIVISION — M. to Landscaping is required along all pathways per the standards in UDC 11-3B-12C.A 5' wide landscape strip is required on both sides of the pathway planted with a mix of trees,shrubs, lawn and/or other vegetative ground cover. Staff recommends the Applicant revise the plat and landscape plans to include incorporate radius curves and landscape both sides of the pathway in accordance with the UDC and/or relocate the pathway. Sidewalks&Pedestrian Walkways(UDC 11-3A-17& UDC 11-3A-19.B.4): The UDC requires minimum 5-foot wide sidewalks to be provided adjacent to all streets with detached sidewalks along collector streets and attached or detached sidewalks along local streets. However,the guidelines in the TMISAP for the collector street sections(i.e. C) depict 6-foot wide sidewalks,which should be provided within the development at a minimum. The applicant is proposing to construct 10-foot wide sidewalks adjacent to the applicable roadways based on the design approved with the Vanguard Village project to the east. A continuous internal pedestrian walkway that is a minimum of five (5) feet in width shall be provided from the perimeter sidewalk to the main building entrance(s) for nonresidential uses. The walkway width shall be maintained clear of any obstructions, such as vehicles, outdoor sale displays,vending machines, or temporary structures in accordance with UDC 11-3A-19. Staff recommends that the Applicant incorporate a 5-foot pedestrian walkway from the main pathway along Vanguard Way connecting to one of the buildings in Phase 1 in accordance with UDC 11-3A-19 and the TMISP guidelines. Additionally,the sidewalk should be extended to reach each building, enhancing pedestrian connectivity within the commercial development and facilitating access to the plaza. The internal pedestrian walkways shall be distinguished from the vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks;striping is not an approved material. Staff recommends that the Applicant provide a pedestrian circulation plan prior to the Commission hearing. Sidewalks,walkways, and pathways should include a dedicated crosswalk at the intersection of S.Black Cat Road with changes in color,markings,materials,texture and/or surface to distinguish them from the surrounding pavement as set forth in the TMISAP (see pg.3-28,Crosswalks). Page 15 113 Landscaping(UDC 11-3B): Street buffers are required to be provided as set forth in UDC Table 11-2A-7.A minimum 25-foot wide street buffer is required along all arterial streets(i.e. S. Black Cat Road)in commercial districts.A 20-foot wide street buffer is required along all collector streets (i.e.Vanguard Way)— the buffer may be placed in an easement rather than a common lot in accord with UDC 11-3B- 7C.2a. A minimum 50-foot wide street buffer is required along I-84, landscaped per the standards listed in UDC 11-3B-7C.3,which requires a variety of trees, shrubs,lawn or other vegetative groundcover(see updated code for specifics & figures below). The proposed buffer dimensions appear to meet the requirements of the UDC code; however,there is a lack of a combination of planters(shrubs and rock mulch)within the buffers. Staff recommends that the Applicant enhance the street buffers by incorporating additional planters. These planters should be aligned around the parking lot perimeter throughout the entire development. The Applicant proposes a plaza area adjacent to Building#2,featuring benches,a pergola, landscaping,and a historical monument sign of the existing silo on the site. As mentioned above, Staff recommends relocating the plaza by dividing the L-shaped building into two separate structures and placing the plaza between them.This modification would allow the pathway to extend northward towards the plaza and silo. Since the silo appears to be located within the new right-of-way,the Applicant should relocate the silo out of the right- of-way to ensure its preservation. Staff is amenable to allowing the structure to encroach within the 20-foot landscape buffer along the new collector street(Vanguard Way)within the plaza area. The Applicant should revise the landscape plan to reflect Landscaping within the required buffers in accordance with the standards listed in UDC 11-3B-7, which requires a variety of trees, shrubs,lawn or other vegetative groundcover(see figures below). FIGURE 1 T. - -- Page 16 F114] Landscaping is required within parkways per the standards listed in UDC 11-3A-17 and 11-3B- 7C. Class II trees shall be provided in parkways in accord with UDC 11-3A-17E. Landscaping is required along all pathways per the standards in UDC 11-3B-12C.A 5' wide landscape strip is required on both sides of the pathway planted with a mix of trees,shrubs, lawn and/or other vegetative ground cover. Mitigation is required for all existing trees 4"caliper or greater that are removed from the site in accord with the standards in UDC 11-3B-1OC.5. Mitigation calculations are depicted on the landscape plan in accord with UDC standards(i.e. 149 trees at 2 caliper inches each for a total of 284 caliper inches). The location of mitigation trees shall be depicted on a revised landscape plan submitted with the final plat application. Parking lot: Interior parking lot landscaping is required in the parking lot per the standards in UDC 11-313-8C.2. No linear grouping of parking spaces shall exceed twelve (12) in a row, without an internal planter island. The planter island shall run the length of the parking space and may be reduced by two (2) feet to allow for improved vehicular maneuvering. Each interior planter that serves a single row of parking spaces shall be landscaped with at least one (1)tree and shall be covered with low shrubs, lawn, or other vegetative ground cover. Each interior planter that serves a double row of parking spaces shall have at least two (2)trees and shall be covered with low shrubs, lawn, or other vegetative ground cover. Trees shall be centered within the planters and provide urban canopy. Staff finds there are multiple planters that do not contain trees as indicated above due to lighting and easements. The Applicant has the option to include the trees in the planters or apply for Alternative Compliance as a means to address this requirement. The Applicant should add a minimum of a 5-foot wide landscape area along the buildings between the sidewalks to provide an enhanced pedestrian scale element, as the current design seems to feature excessive asphalt. Furthermore, as mentioned above,the Applicant should incorporate additional planters aligned around the parking lot perimeter throughout the entire development to meet the UDC code. To improve the integration of this property with the neighboring M-E zoned property to the east, Staff recommends that the Applicant consider removing the entire landscape buffer along the eastern side and align parking and propose a shared drive aisle as mentioned previously with the adjacent property owner. This would facilitate shared access to the east and improve integration with the eastern property. Staff recommends that Applicant submit revised plans incorporating the aforementioned changes prior to the Commission hearing. Storm Drainage: An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction is required to follow Best Management Practices as adopted by the City. The Applicant submitted a Geotechnical Evaluation for the subdivision. Pressure Irrigation(UDC 11-3A-157: Underground pressurized irrigation water is required to be provided for each and every lot in the subdivision as required in UDC 11-3A-15. Utilities(UDC 11-3A-211: Utilities are required to be provided to the subdivision as required in UDC 11-3A-21. Page 17 115 Waterways(UDC 11-3A-6): There are no waterways on this site. Fencing(UDC 11-3A-6 and 11-3A-D• All fencing is required to comply with the standards listed in UDC 11-3A-7. The Applicant is proposing a 5-foot wrought iron fence along the west property line adjacent to the pathway and the ACHD drainage swale. The proposed fencing complies with the UDC code. Parking: Off-street vehicle parking is required for the proposed commercial subdivision as set forth in UDC Table 11-3C-6.B. Based on approximately 398,560 square feet of proposed floor space, a minimum of 795 off-street spaces are required; a total of 750 off-street parking spaces are proposed(deficient 45 parking spaces) The proposed zoning for the site is M-E which is a commercial zoning district despite the Applicant proposing a light industrial use in Building #5. Importantly,it should be noted that the use of Building#5 could potentially change to a commercial use in the future. Staff recommends that the Applicant provide the required number of parking spaces for all proposed buildings on the site. This may be accomplished by noting a shared parking agreement within the development on the plat. Based on 795 parking spaces proposed, a minimum of 32 bicycle spaces are required to be provided;none are proposed. Bicycle parking facilities should comply with the standards in UDC 11-3C-5C. Bike racks should be provided as close as possible to each building entrance totaling 32 spaces or in a designated area within the plaza. Staff recommends that Applicant submit revised plans incorporating the aforementioned changes prior to the Commission hearing. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual(ASM� I TMISAP): Conceptual building elevations were submitted for the proposed flex buildings and light industrial building as shown in Section VII.F. Building materials consist of horizontal metal or Hardie plank siding in white,wood colors; stucco in dark and light gray colors;metal awnings; and gray wrapped cornice moulding. The proposed conceptual elevations are not approved. Final design must comply with the design standards in the Architectural Standards Manual(ASM) and the design guidelines in the TMISAP for the Commercial designation(see the matrix for Application of the Design Elements on pg.3-49).A Certificate of Zoning Compliance and Design Review application is required to be submitted for approval of the site and building design prior to submittal of building permit applications. VI. DECISION A. Staff: Staff recommends approval of the requested annexation and preliminary plat per the provisions noted in Section VIII,per the Findings in Section IX. Page 18 116 VII. EXHIBITS A. Annexation Legal Description and Exhibit Map Description for Annexabion Farmatone Cressing Subdivision August 29,2023 A pertion of the Northwest 114 of the Southwest 114 of Section 15,Township 3 North,flange 1 West,Boise Meridian,Ada County,Idaho more particularly described as forlows= BEGINNING at the 114 corner common to said Sections 15 and 16,7_3N., R.1W,B.M.,from which the Section corner common to Sections 15, 16,21 and 22 7.3N_,R.M.B.M._bears South 00°43'07"West,2,656.14 feet; thence South 89°1443"East,1,322.85 feet to the Center-West 1116 comer of said Section 15; thence on the east line of the Northwest 114 of the Southwest 114 of said Section 15_South 00`39'28"West,1,216.87 feet to the centerline cf U.S.interstate 84; thence on said oentedine,North 60°32'51"West,1.339.69 feet to the west section fine of said Section 15; thence on said west section line, North 00'4S07"East,1.01428 feet to the POINT of BEGINNING. Containing 33.893 acres,more Or less. End of Dewiption, N1- L A 11779 Nr 0 G7 94F4)F X4P Page 1 of 1 Page 19 F1 Palm of 1/4 / BegFnning 5891#'43"E 1327-$5' ew 1 f 16 5.1s 5,15 m rw o � Iti f 33.893 Acres ° � m �+ 0 v to ar � 0 v m � rn r - r 3,T9.Bg' �o - �13 r� I 1 �L LAND "s ` 11779 i zmlie, 5.16 5.15 #{ �1 Scalc: 1"=2C.C. S,Z1 5.22 0 50 10D 20D a:V��w..� 'ureo a=..ibis xr.cn.e, ..e.a. eJ3rf�ozs is sr.sr.w IDf FI Exhiplt Drowing for Job No. I p y xx-xxx SURVEY 1 5 f� cossw euenn� 5`r Annexa Llon Shaek Mo. V pow Formstone Crossing Subdivision Wo-afm CROUP, LLC A portion or Me NW?/4 or the W/4 Of sOeaan 15, oww Dots T.W. R.W. B.M._Ado Cinty.Idoho. 8/29/2023 Page 20 Fl 18 B. Farmstone Crossing Plat Boundary Legal Description and Exhibit Map Descdptiorl for Farmstone Grossing Subdivision July 18,2023 A parcel of land located in the Northwest 114 of the Southwest 114 of Section 15.Township 3 North, Range 7 West. Boise Meridian,Ada County, Idaho more particularly described as follows: Commencing atthe 114 comer common to said Seotians 15 and 15, T.3N., R.1W.,B.M.,from which the Section comer common to Seclions 15, 16,21 and 22 T.3N.,R.1W.. S.M_,bears South 00'43'07"West,2.656.14 feet;thence on the east-west centerline of said Section 15,South 39'14'43"East,50.00 feet to the POINT OF BEGINNING. Wence conilnuing, South 89°14AS'East, 1.272.U5 feet to the Center-West 1116 comer of said Section 15 thence on the east line of the Northwest V4 of the Southwest 14 of said :F,cctipn 15,South 00°30'26"Mat, 1,095.70 feet to the north right-of-way line of V.S. Interstate 84; thence on said north right-af-way line the following two(2)courses and distances: Nurth 8 V21'56"West,682.94 feet; North 80°32'51"West,452.75 feet; thence leaving said north right-of-way line,North 00°43'07"East,559.16 feet,, thence North 89'12'58"West, 150.09 feet to the easterly right-of-way line of S. Black Gat Road; thence on said easterly right-of-way line the following four(4)courses and distances: North 00°43'07"East,273.37 fee#; North 45°50'37'East,30.09 feet; Nort# 00°50'37"East.60.04 feet; LAy� Noah 46"41'47"West, 29.14 feet to the �p4Gt. LA S G POINT OF BEGINNING. 1 '? Containing 27.466 acres,morn or foss. I 1 1 779 End of Description. ' Page t of L Page 21 119 1 I Point of 1 f4 L1 Beginning 589'14'431 127285' Cw 1 f15 5.16 5.15 1.5 J r I I W t7 rPo M � o ty O 1 � I I � o h 1 � �1 O °9 to to f 27. 6 Arr65 3 RT � � C Ln yy w N „ M O � I M I ❑ V7 I I 682.94, 41-S. 1-84 I LAB I Line Table M Rearing n h Lire � 4 � 9� 11779 I L1 5a9'14'43"E 50.00' iZ ,x� I L2 N89'12'59"W 150.09' OF 1 ► L3 N45'5O'37"E 30.09' MCi41 L4 NOO'S0'37"E 60.D4' 5.16 5-15 L5 N48'41'47'W 29-14' 5eole: 1`�204' &21 5.22 0 50 100 20H 10 IDAHO Exhibit Drawing for dab Nb. SURVEY s+sw srenuoeT Formstone Crossing Subdivision �Edlt NO, Bose ioa"oa3rw y IM�67G I GROUP, LL r A portion M the NW1f4 of ue SM/4 of sectlon 1% OwQ. padr i.3N.. RAW.. B.11., Ado County, Iddh4. TOJ18f2023 Page 22 Fl 20 C. Preliminary Plat&Phasing Plan PamMINARY PLAT Pon �xu sm¢r coxx¢nox f0 PRMOSED AYANI SIIB I rrl:� PHUR 1 j �!•. PLAZA B-IrLDING 2 i i fa.zm ar s I BUILDING 1 42,560 r ee.�eoss a I ' I � PI AN CHFF-f INI]FH �...�-..e. "••°"" St�lm vur,°m.wmr uw SLIJDING 3 - v In PHASE 2 I BUILDING 5 I fas.7eo of A. Y £rkdf"re .» Z r Y a�a::exr^snvaal'znr. - � o � �" � r��amssex�vra. _ r�rra..w � sT as?emwaxm J o 0 IL Page 23 121 A Landscape Plan Rendering I� BUILDING 2 42W cr BUILDING 1 e - - - n� m OUILOING 3 BUILDING 5 165,i&]rf ' ilk -- - -- ..� FARMSTONE CROSSING SUBDIVISION PRELIMINARY PLAT LANDSCAPB PLAN MERIDIAN.ID �* + +• Page 24 122 E. Temporary Fire Access to be removed PTI�MA PUT F071 all f rncracinxg rnncvrxr..rmnmsrnH _- -y- IL I ""' 'LAN SHEET NOEx : i aa. F l'i d .�. ..a .. 4 tf ._ - •-- `;�i� "'ay.ir .'_� �..4 __` 1I '4'h4~E -6 "4 2"_4•.__ Q W W m 0 K Q d 4 r Page 25 123 F. Conceptual Building Elevations for Buildings 1 -5 V 1 I I I 1 „ ,—f ,s a ,s I? 7 FIIONT ELEVATION Q Q T T T T T T T T � T 6xG[FIELAPON ae u r6 is FARMSTEAD CROSSING-BUILDING H5 PRESENTATION ELEVATIONS Page 26 124 + � a 1 �■� 1 t•■�1� - • LOG s _ �; � ■�lN�1l�Ir likkE �- ae urbia ae urbia G ag28 ae urbia I • ' . . i Page 29 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation,a DA shall be entered into between the City of Meridian and the property owner(s)/developer at the time of ordinance adoption. A final plat will not be accepted until the DA is executed and the AZ ordinance is approved by City Council. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation and rezone. The DA shall,at minimum,incorporate the following provisions: a. Development of the subject property shall be generally consistent with the site plan, landscape plan,preliminary plat,phasing plan, and conceptual building elevations included in Section VII and the provisions contained herein.Prior to the Commission hearing the applicant shall revise the concept plan as follows: ➢ Firstly,the preliminary plat shall be revised to accurately reflect parking ratios and include bicycle racks for the M-E zone. ➢ Additionally,the Applicant shall remove the fire access off of Black Cat Road. ➢ Furthermore,the Applicant shall incorporate 5-foot wide landscaping planters along the building foundations to provide the necessary pedestrian element. ➢ As part of the modifications,the L-shaped building shall be divided into two separate structures and relocate the plaza between them ➢ The Applicant shall also preserve the"Double Silo Granary" on the site within the plaza area and extend the pathway northward to establish a connection with both the plaza and silo. ➢ The Applicant shall submit a pedestrian circulation plan for the site. ➢ Lastly,both accesses from Vanguard Way into the site shall be modified to meet ACHD District Policies and the UDC code requirements, as discussed above. b. All future development, site design and building design shall comply with the Design Elements matrix on pg. 3-49 in the Ten Mile Interchange Specific Area Plan and the standards in the Architectural Standards Manual, as applicable. c. The Applicant shall preserve and reconstruct the silo on the site; coordinate with Cassandra Schiffler(cschif erkmeridianciU.org)and Blaine Johnston (bjohnston_aia@hotmail.com),Historic Preservation Commission. d. The collector street(Vanguard Way) shall be constructed prior to development commencing on the property. The applicant may deed the right-of-way to ACHD or dedicate the right-of-way with the final plat. e. Sidewalks,walkways and pathways shall include dedicated crosswalks at the intersection with all streets of S. Black Cat Road with changes in color,markings,materials,texture and/or surface to distinguish them from the surrounding pavement as set forth in the TMISAP (see pg. 3-28, Crosswalks). £ Public art in a high quality of design shall be provided in shared spaces and incorporated into the design of streetscapes as set forth in the TMISAP(see pg. 3-47). The preservation of the historic silo will satisfy this requirement. Page 30 128 g. The subject property shall be subdivided prior to submittal of any Certificate of Zoning Compliance application(s)and/or building permit application. 2. Preliminary Plat: 2.1 Future development of the proposed lots is required to comply with the dimensional standards M-E zoning districts in UDC Table I1-2B-3, as applicable. 2.2 The preliminary plat shall be revised prior to the Commission hearing as follows: a. Incorporate a 5-foot pedestrian walkway(as required by the TMISP guidelines) from the main pathway along Vanguard Way, connecting to one of the buildings in Phase 1, and extending the sidewalk to reach each building and the plaza area for improving pedestrian connectivity within the commercial development in accordance with UDC 11-3A-19 and the TMISP guidelines. The internal pedestrian walkways shall be distinguished from the vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks; striping is not an approved material. b. Include a note prohibiting direct access via S. Black Cat Road and Vanguard other than the access points approved by the City and ACHD with this application. c. Remove the temporary fire access on Lot 1,Block 1. d. Depict street sections for Vanguard Way consistent with Street Section C in the TMISAP with a modification that allows(3) 11-foot travel lanes, 8-foot parkways and detached 10- foot wide sidewalks/pathways in lieu of on-street bike lanes as required by ACHD. Streetlights are required at a pedestrian scale (see pg. 3-20, 3-22, 3-23). e. The intersection of Vanguard Way and S. Black Road shall align with the entrance of the Black Cat Industrial project on the west side of S. Black Cat Road. f. Depict required street landscape buffers in common lots or on permanent dedicated buffer easements,maintained by the property owner,homeowner's association or business owners' association, as applicable, as set forth in UDC 11-3B-7C.2. g. Prior to submitting the final plat for approval,the Applicant shall coordinate with the property owner to the north and east to construct Vanguard Way and dedicate the right- of-way on the final plat to ACHD. h. Coordinate with the eastern property on a shared curb cut with the property owner to the east. 2.3 The landscape plan shall be revised prior to the Commission hearing as follows: a. Incorporate a 5-foot pedestrian walkway(as required by the TMISP guidelines) from the main pathway along Vanguard Way, connecting to one of the buildings in Phase 1, and extending the sidewalk to reach each building and plaza area for improving pedestrian connectivity within the commercial development in accordance with UDC 11-3A-19 and the TMISP guidelines. The internal pedestrian walkways shall be distinguished from the vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks; striping is not an approved material. The applicant shall provide a pedestrian circulation plan as noted above. c. Depict landscaping within required street buffers in accord with the recently amended standards listed in UDC 11-3B-7C and 11-3B-8; all required landscape buffers along streets shall be designed and planted with a variety of trees, shrubs, lawn, or other Page 31 129 vegetative ground cover. Plant materials in conjunction with site design shall elicit design principles including rhythm, repetition, balance, and focal elements. d. Revise the plat and landscape plans to incorporate radius curves and landscaping on both sides of the pathway in accordance with UDC 11-3B-12C and/or relocate the pathway as mentioned in the analysis above. e. Depict landscaping along all pathways per the standards in UDC 11-3B-12C. A 5' wide landscape strip is required on both sides of the pathway planted with a mix of trees, shrubs, lawn and/or other vegetative ground cover. f. Sidewalks,walkways and pathways shall include dedicated crosswalks at the intersection with all streets of S. Black Cat Road with changes in color,markings,materials,texture and/or surface to distinguish them from the surrounding pavement as set forth in the TMISAP (see pg. 3-28,Crosswalks). g. The Applicant shall submit an Alternative Compliance Application for trees that are missing from the parking lot planters and provide mitigation equal to or superior to what is required in accordance with UDC 11-5B-5. h. The location of mitigation trees shall be depicted on a revised landscape plan submitted with the final plat application. 2.4 A 14-foot wide public use easement for the multi-use pathways within this site shall be submitted to the Planning Division prior to submittal for City Engineer signature on the final plat(s). 2.5 Depict bike racks on the plans submitted with the future CZC and Design Review application in accordance with UDC 11-3C-5C. 2.6 Prior to Certificate of Occupancy,the applicant shall record a cross-access/ingress-egress easement to adjoining property to the east [S1215427850] and submit copy of said easement to the Planning Division in accordance with the provisions of UDC 11-3A-3A2. 2.7 Upon completion of the landscape installation, a written Certificate of Completion shall be submitted to the Planning Division verifying all landscape improvements are in substantial compliance with the approved landscape plan as set forth in UDC 11-3B-14. 2.8 The preliminary plat approval shall become null and void if the applicant fails to either: 1) obtain the City Engineer signature on a final plat within two years of the date of the approved findings; or 2)obtain approval of a time extension as set forth in UDC 11-6B-7. B. PUBLIC WORKS https://weblink.meridiancily.org/WebLink/DocView.aypx?id=308331&dbid=0&r0o=MeridianC i &cr--1 C. FIRE DEPARTMENT https://weblink.meridianciV.org/WebLink/DocView.aspx?id=308338&dbid=0&r0o=MeridianC hty Page 32 130 D. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https://weblink.meridianciV.org/WebLink/DocView.aspx?id=308539&dbid=0&r0o=MeridianC hty E. ADA COUNTY DEVELOPMENT SERVICES https://weblink.meridiancily.org/WebLink/Doc View.aspx?id=308789&dbid=0&r0o=MeridianC Ry F. IDAHO TRANSPORTATION DEPARTMENT(ITD) https://weblink.meridiancily.orglWebLinkIDocView.aspx?id=308414&dbid=0&repo=MeridianC hty G. MERIDIAN PARK'S DEPARTMENT https://weblink.meridiancily.orglWebLinkIDocView.aspx?id=308329&dbid=0&repo=MeridianC i &cr=1 H. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridiancily.orglWebLinkIDocView.aspx?id=309887&dbid=0&repo=MeridianC ky I. IDAHO DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=308539&dbid=0&repo=MeridianC ky J. NAMPA MERIDIAN IRRIGATION DISTRICT(NMID) https:Ilweblink.meridiancity.org/WebLink/DocView.aspx?id=310445&dbid=0&r0o=MeridianC ky K. COMPASS hops://weblink.meridiancity.org/WebLink/DocView.aspx?id=310273&dbid=0&repo=Meridian C ky L. MERIDIAN HISTORIC PRESERVATION COMMISSION hops://weblink.meridiancity.org/WebLink/DocView.aspx?id=310712&dbid=0&r0o=MeridianC Ry IX. FINDINGS A. Annexation and/or Rezone(UDC 11-5B-3E) Required Findings: 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 annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Staff finds the proposed zoning map amendment and subsequent development is generally consistent with the Comprehensive Plan if the plans are revised. Page 33 131 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds the proposed map amendment will allow for the development of a mix of commercial, office,flex space, light industrial and employment uses which will provide for the service needs of the community consistent with the purpose statement of the commercial districts in accord with the Comprehensive Plan if the plans are revised. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds the proposed zoning map amendment should not be detrimental to the public health, safety and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and Staff finds the proposed zoning map amendment will not result in an adverse impact on the delivery of services by any political subdivision providing public services within the City. 5. The annexation(as applicable)is in the best interest of city. Staff finds the annexation is in the best interest of the City if the plans are revised. B. Preliminary Plat Findings(11-613-6) hi consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision-making body shall make the following findings: 1. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use and transportation if the plans are revised. (Please see Comprehensive Plan Policies in, Section IV of this report for more information) 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services will be provided to the subject property with development. (See Exhibit B of the Staff Report for more details from public service providers) 3. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, Staff finds that the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; Staff finds there is public financial capability of supporting services for the proposed development based upon comments from the public service providers (i.e., Fire, ACHD, etc). (See Section VIII for more information) 5. The development will not be detrimental to the public health, safety or general welfare; and, Page 34 132 Staff is not aware of any health, safety, or environmental problems associated with the platting of this property. ACHD considers road safety issues in their analysis. 6. The development preserves significant natural, scenic or historic features. Staff is aware of the significant natural, scenic or historic features that exist on this site that require preserving. Page 35 133 V IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for a 2023 Mixed Use Comprehensive Plan Text Amendment - Mixed Use (H-2023-0057) by City of Meridian, located City Wide Application Materials: https://bit.ly/comp-plan-draft-changes A. Request: 2023 Mixed Use Comprehensive Plan Text Amendment Mixed Use to update and/or replace certain text and graphics associated with the mixed-use sections, including other minor revisions, terms and a new appendix. 134 i PUBLIC HEARING SIGN IN SHEET DATE: December 7, 2023 ITEM # ON AGENDA: 6 I PROJECT NAME: 2023 Mixed Use Comprehensive Plan Text Amendment- Mixed Use (H-2023-0057) Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) If yes, please i provide HOA name i 1 a 2 ' 3 4 5 6 7 8 9 10 11 12 13 14 STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING 12/7/2023 44 DATE: ' 0 TO: Planning&Zoning Commission 16 $$ 26 FROM: Brian McClure, Comprehensive Associate Planner 208-884-5533 bmcclure@meridiancity.org _ APPLICANT: City of Meridian Legend V SUBJECT: H-2023-0057 AOCI 2023 Mixed Use Comprehensive Plan County - 69 Text Amendment Line Future LOCATION: Citywide Road 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. Pagel 135 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 Page 2 136 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. Page 3 137 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 sijznificant 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. Page 4 138 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. Page 5 139 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 stFi e *h.-,,,,g (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. industrial s ort aetivit Sample zoning includes:I-L and I-K 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 iob 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 lobs 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 (TAQ boundaries. Other verifiable data may be used in substitute for developing areas. Page 6 140 • 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 tsmultiuse pathways. Development tends to be compact, and diverse,providing varied and plentiful destinations for walking and cycling; destinations tend to be within '/ 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, drugstores, 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-I5, 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 devel,qfqment projects with a Mixed Use,future land use designation Page 7 141 The following graphic proposed in the CPAT has been modified to revise several text bubbles, including the title,to better align with proposed text. Anatomy of Mixed Use Land Uses General Over UC L C V O a j C C 41Functiona Holistic Design OI Wx O C U L C sIntegrailo mo m => Mixed Use Designatiorg Integration (Sub-cuiegory) of Uses O N Overall ProjectConceptual Plan !KaraPle Exam p le Example Project 01 02tO Commerciul Type 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. Page 8 142 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. Fizure: Missing Middle Housing Sampler.l " r y; 1.COTTAGE COURT 2.SIDE-BY-SIDE DUPLEX 3.STACKED DUPLEX 4.FOURPLEX S.SIXPLEX a" �5 oy° oe 6.EIGHTPLEX 7.COURTYARD 8.TOWNHOUSE 9.LIVE/WORK 1 AARP&Opticos.2023. "Discovering and Developing Missing Middle Housing."American Association of Retired Persons.Accessed November 2023.https://AARP.org/MissingMiddleHousing. Page 9 143 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 straightforward 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, 6.01.01 G, 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 CPA 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-1 S, 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 CPA 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 Page 10 144 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 Page 11 145 areas). The CPA 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 CPA 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. 6.01.01 G,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. Page 12 146 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. Stafffinds 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. Page 13 147 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. Page 14 148 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 15 149 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 Residential I Residential Residential Res.Cov.Max Density Min Density Max Coverage Min Coverage 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. Res. Res. Res. Non- Public Retail Max Other Density Density Cov. Cov. Res. Use Max Foot Bonus, Min Max Min Max* Min Min print 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 16 150 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 17 1 11 1. Mixed Use Neighborhood,Total Dwelling Units Based on Coverage Area. MUN,Min Coverage Area 700 0/0%600 . Soo 400 --W-06 DU Q 300 -*-08 DU 200 , --0—12 DU 100 5 10 20 35 55 80 Project Acreage MUN,Max Coverage Area 600 500 / /l 400 --W-06 DU Q 300 ddOF7111111. -*-08 DU 200 100 5 10 20 35 55 80 Project Acreage Page 18 152 MUN,Variation in Density and Coverage Area 700 600 500 400 --*—Min Density/Area 300 -*—Target Density/Area 200 --O—Max Density/Area 100 5 10 20 35 55 80 Project Acreage MUN,Variation in Impacts 700 -------------------: 3,500 600 3,000 500 2,500 1A. 0 400 2,000 '-) Spread DU 300 1,500 --&-Spread Pop 200 1,000 —*—Spread Trips 100 500 5 10 20 35 55 80 Project Acreage Page 19 153] MUN,Variation in Impacts 700 100% 600 � 80% 500 400 60% r� �Reduction Pop E� 7� 300 CJ 40% Reduction Trips p; 200 Adjusted Reduction 20% 100 , - 0% 5 10 20 35 55 80 Project Acreage 2. Mixed Use Community, Total Dwelling Units Based on Coverage Area. MUC,Min Coverage Area 800 700 600 500 300 �. .: �12 DU --0—15 DU 100 ........f 5 10 20 35 55 80 Project Acreage Page 20 154 MUC,Max Coverage Area 800 700 J 600 500 Q 400 :' —40--06 DU 200 100 �� 'f 5 10 20 35 55 80 Project Acreage MUC,Variation in Density and Coverage Area 800 f, 700 600 1 f: 500 Q 400 Min Density/Area 300 ff Target Density/Area 200 - --O—Max Density/Area 100 5 10 20 35 55 80 Project Acreage Page 21 Fl 55 MUC,Variation in Impacts 800 f 4,000 700 3,500 600 3,000 500 r 2,500 U Q 400 2,000 Spread DU 300 1,500 Spread Pop MME, � K 0 200 f 1,000 Spread Trips 100 500 5 10 20 35 55 80 Project Acreage MUC,Variation in Impacts 800 100% 700 80% 600 0 r. 0 500 60% b 400 Reduction Pop � 300 40% i; Reduction Trips o ¢ P" 200 20% Adjusted Reduction .f 100 ; .f - 0% 5 10 20 35 55 80 Project Acreage Page 22 Fl 56 3. Mixed Use Regional, Total Dwelling Units Based on Coverage Area. MUR,Min Coverage Area 1,400 :• 1,200 / 1,000 ' NEEN Q 800 f f06 DU 600 /l 18 DU 400 �40 DU 200 5 10 20 35 55 80 Project Acreage MUR,Max Coverage Area 1,600 1,400 1,200 1,000 / Q 800 , , �06 DU 600 �/fir 18 DU /l � 400 �40 DU 200 5 10 20 35 55 80 Project Acreage Page 23 157 MUR,Variation in Density and Coverage Area 1,600 ri 1,400 1200 ' 1,000 Q 800 Min Density/Area 600 -*—Target Density/Area 400 --O—Max Density/Area f � 200 � . 5 10 20 35 55 80 Project Acreage MUR,Variation in Impacts 1,600 10,000 1,400 � 9,000 8 1,200 ,000 YNX/ fflz 11000 6,000 ° U Q 800f 5,000 Spread DU 600 ' 4,000 Spread Pop o. 400 3,000 py Spread Trips 2,000 200 1,000 f 5 10 20 35 55 80 Project Acreage Page 24 Fl 58 MUR,Variation in Impacts 4,000 100% 3,500 .f 80% � 3,000 2,500 : 60% -,B 2,000 Reduction Pop Cd 0 1,500 40% Reduction Trips Adjusted Reduction P" 1,000 20% 500 f - 0% 5 10 20 35 55 80 Project Acreage 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 Building Parking Other Total Local Use Footprint SQFT Area Acreage MUN MUC MUR Example SQFT Small convenience 4,000 16,700 - 0.48 Y Y Y (Researched value) store 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 10,000 34,700 - 1.03 Y Y Y St Luke's user Pediatrics Gas station 6,000 19,400 60,000 1.96 Y Y Y Maverick, Main/Franklin Page 25 159 Description of Building Parking Other Total Local Use Footprint SQFT Area Acreage MUN MUC MUR Example SQFT Small strip mall 30,000 79,900 - 2.52 Y Y Y Meridian Marketplace Neighborhood 16,000 49,300 50,000 2.65 Y Y Y TM Grocery grocery store Outlet Mid-box store 50,000 30,700 150,000 5.30 Y Y Hobby Lobby Community 60,000 51,400 150,000 6.00 Y Y Amity grocery store Albertsons Multi-user 50,000 92,400 - 3.27 Y Y Cedar Pointe office Midrise 150,000 146,200 - 6.80 Y BVA ESI building 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 Page 26 F160] EXHIBIT B: STRIKE-THROUGH AND UNDERLINE OF CHANGES 161 Mixed Use Changes Mixed Use Land Uses Commented[BM1]:Important Note:text referencing the new appendix images are not In general,the purpose of thesels designations is to provide for a combination of shown in strike-through and underline(it gets compatible land uses within a close geographic area that allows for easily accessible busy). and convenient services for residents,-Gnd workers,and visitors. Anything relating to the new appendix is new. developmentsThe intent is to d physical integration of land uses,to create and enhance neighborhood place,sense of o allow a degree of design and use Following is a general overview of mixed use principles that apply for all mixed use designations in the City(unless otherwise noted).This information is organized to Include: Commented[BM2]:Intended to better organize the section. • a description of their general locations; • an overview of the different sub-categories of mixed use;and • a design section describing principles aimed at the functional integ_ration of uses and features of a mixed use area. General Overview Land Uses uses can be mixed vertically,such as a building with retail on the ground floor and offices above,or horizontally,such as a healthcare center with e aaix of-adjacent doctor offices,pharmaciesy,beauty salons,assisted care facilities,and apartments buildings.A variety and mix of residential types are desired,from single-family with accessory dwelling units,patio homes,and alley load homes,to cottage court,live- work,small scale multi-family,and laraer midrise multi-family developments.Mixed use areas tend to have higher floor area ratios (buildings with multiple stories and less area devoted to parking),integral shared open space,and interconnected vehicular and pedestrian networks. the Value of Mixed Use Commented[BM3]:Some context for why.Not just Vibrant mixed use communities are those with shared spaces to gather and recreate- assumed to be understood. residents,employees,and visitors alike.They are places to conduct business, collaborate,share ideas,and to innovate.This relationship between residential and non-residential uses is essential,without which the intensity and density of mixed use areas,and the impacts of disjointed and unmitigated density,are not justified. Intrinsic to the success of Mixed Use areas where people may live (1 st Place),work(2nd Place),and play or spend time (3rd Place),is a healthy balance of both residential and non-residential uses.Having a 3rd place in close proximity to home or work,a place to escape,is essential to the emotional and physical health and well-beina for most 1 162 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. O Where you Live ° °Enhanced . ° Well-being ° Where you Where you ' Work Spend Time Fiaure 3A.Diagram Conceptualizing 3rd Place Location Commented IBM4]:New section.This is already In developing the Comprehensive Plan,the City has typically designatedA Mixed Use true,but additional context/history for what exists desigROfIOR +., u.,used+ ;Je +;+.,r key area..,;+h;n the r;+., where and why.Some location related text is In areas of higher being removed from principles below. visibility(such as along arterial roadways).These Mixed Use areas identified on the Future Land Use Map vary in size,intensity (both residential and commercial),and consider the visibility of the planned transportation network,number of residences planned within mixed use designation service areas,and location relevant to other commercial opportunities.The locations are intended to provide Meridian residents with a variety of opportunities for housing,leisure,activity,and commerce.Attractive and convenient prioritized elements such as multiuse pathways are paramount to functionally reducing impacts to the transportation network through proximity and density of services.Contiguous Mixed Use identified areas that are bisected by an arterial or highway are considered separate and independent areas for use and design integration and will be evaluated independently of each other.",h:r_h is either RGtuFe er situated OR a highly visible OF#GRSitiGRiRg aFea where GRd fleXible deGre sigRSe' 2 163 a Anatomy of a Mixed Use Project Mixed Use Land Uses od mx'c u C c Funcl 'o NtIntegration HolisticDesign w t 7 O.a V 0 V WMixed Use DesignationIntegration Overall(Sub-category) of Uses Example Example Example Project� � 0 Commercial Type Figure 3B.�natomy of a Mixed Use Proiec� Commented[BMS]:Intended to visualize the new mixed use structure.This is one of the largest issues with the adopted text;most don't understand that the early text frames the specific mixed use designation. Commented[BM6]:Moved down to before these specific designations are explained to improve Generalized Land Use Noes flow. For the purposes of the Mixed Use section,the City identifies five different generalized land use types: 1. commercial (includes retail,restaurants,daycares,etc.); 2. office; 3. residential; 3 164 4. civic (includes both public and quasi-public open space,for leisure,active play,or enhanced natural spacespGi:ks entertGini,.,ent venues o+, );and, 5. industrial. All development in Mixed Use areas shall fall within one of these five generalized land use tyipasGGtegGfies.Land uses requiring industrial zoning 44du#r[G�are typicG44y discouraged in resident*'mixed use areas with existing or expected residential uses. However,if the developer can demonstrate that industrial uses are compatible and appropriate in M.ixe.d i -se RegiGRGII (nni i_R) .Mexe d Use Is n Rese deRfi l (A. i_NR) r Mixed Use!RtemhaRge (MU " GIFeer the City will consider industrial uses when proposed as part of a larger Mixed Use^'^vconceptual plan. Metrics referenced within the mixed use text,such as minimum or maximum coverage area,are describing gross area.(Generally,gross area would include all portions of Commented[BM7]:New section.Many questions features supporting the land use type (e.g.-parking and open space associated with on existing text during early outside review,and residential).Vertically integrated units count towards the primary building use type,to how things are measured.These are all standard ensure balanced impacts and benefits. practice currently. 4 165 Connectivity -� �_� I l IL III Single Family Residential Townhouses or Condos Open oca or ollec or oac Space ° a o� Multi-family ° Transit Stop Office, ®--o Live-work,or I 0 0 �_ Townhouses Commercial/ �g Office or Retail Core I I I I III I Service Use Plan/Open Space Arterial Road Figure 3AC�M ixed Use Concert Diagram. See also Appendix, Figure FA I for Color Commented[BM8]:These example concepts were Diagram with markup. hand sketches in 2010.In 2019 we overhauled them with additional detail(as shown here).The (Functional lnteCgratiorl new appendix takes them a step further.We did - - not replace though,as there's just a lot of info, As the Cityla reviewiRg-eviews development applications for consistency with the and we still like these too. Comprehensive Plan,the fGlIeWiRg items principles described in the Integration of Uses Commented[BM9]:New section rearranges and Holistic Design sub-sections following will be considered in all Mixed Use areas previous bullets into more purposeful themes. unless otherwise noted.To be successful,the principles outline in these sub-sections must be considered as interrelated features serving as the basis of plan design.They Items shown in double underline-line and strike through indicate text moved to a new location must function together, not as individual components.Helpful diagrams,photos,and (not outright deleted). other exhibits are cross-referenced after many principles,and included in Appendix F to illustrate the concepts. Integration of Uses A variety of uses, both residential and non-residential,are critical in successfully creating spaces that are unique,distinctive,and attractive. Successful projects reduce vehicle trips for nearby residents and/or visitors by having freauent,accessible and safe pedestrian connections.Residential and non-residential areas should typically feel cohesive,as one neighborhood,even when developed across multiple properties over 5 166 multiple years or by different developers.To properly develop a mixed use project,the following principles should be integrated into the design: - A Mixed Use project^Ye^°^e W^i^GI should be developed ,n Jar^with an overall master or conceptual plan for the larger mixed use area;durin an annexation or rezone request.a development agreement will typically be required for developments with a Mixed Use,future land use designation. - A mixed use pr^ie^+Mixed use areas should include at least three land use types f'e ^o �,„ce°�°within a designation.(Exceptions may be granted for Mixed Use designations smaller than 10 acres sites on a case-by-case basis.-�his Commented[BM10]:Very few small mixed use use is net intended fer high density recidenfirl deyelepmenf elene Individual areas remain.5 acres is the minimum in scenario projects within a large mixed use designation area may not warrant a mix of modeling to meet objectives.Doubled to consider site constraints. uses,provided compliance with a larger vision and integration of uses. Where appropriate,higher density and/or multi family residential deyelepicnenf is eRGGUFGged fG PFejeGfc..,ifh the PGfenfiGi fe c employment Glecfinr.finn centers Gnd when then ^f is,-.djGGenf fn US 20/26 cu_ss cu_1 6 or cu_6o len Commented[BM11]:Moved to top and modified. High intensity residential higher density or significant percent of an overall mixed use area) reauires commensurate levels of employment or other non- residential elements supporting residents and reducing local vehicle trips (see specific allowances of residential and non-residential within each sub- category). proposed,the blAd.p-gs she Ad be orpopgod to eire ate Commented[BM12]:Move down to design and - A mixed use project should inherently support the need for neighborhood modified. and community services such as recreation centers (e.g.-specialized gyms), daycares,and office (e.g.-professional offices).Some of these uses do not need prominent arterial road visibility to be successful,but instead rely on strong connectivity and access nearer to residential and employment areas. See also figures:M,5m,OM. - Community-serving facilities such as hospitals,clinics,churches,schools, parks,fires=civic buildings,or public safety facilities are expected in most larger mixed use developments thereby reducing extraordinary service and transportation network impacts. - Supportive and proportional outdoor public and/or quasi-public spaces and places including,but not limited to,parks,plazas,outdoor gathering areas, linear open space,libraries,and schools are expected.These areas may be located in spaces between residential and non-residential uses to provide both integration and transition between uses. Outdoor seating areas at restaurants deRetGeuRt are not considered supportive public spaces unless 6 167 integrated into shared open space,natural amenities,and interconnected with cohesive pathway elements.See also figures: Holistic Design The design of quality mixed use areas is not accomplished by merely including a variety of land use types,elements and features,but by the manner in which such elements and features are seamlessly integrated towards the purpose and vision of mixed use. The uses and site elements of a proposed mixed use project should be designed foremost around the idea of visible,attractive,and accessible destinations.The designer(s) must purposefully layout features to create focal elements that are visibly and physically linked within a development,to ensure that residents and employees have prioritized access to the places and services of most interest.The following design principles should be thouahtfully considered as part of a project within a mixed use area: - Mixed use areas should be centered around spaces that are well-designed public and quasi-public centers of activity.Spaces should be designed with community supportive purpose,incorporate permanent design elements with features to promote freauent use,and support perrnGnent design elements amenities that foster a wide variety of interests ranging from 1pisi irLz relaxation to play.These areas should be t*strategically integrated into the overall development, interconnected with meaningful points of interest,prioritize pedestrian infrastructure,be highly visible and accessible,and designed to enhance both the adjacent usesde and larger mixed use areafi irthe .,IGGePREIkiRg, GFt ,n;+,oS sidered.See also figures:M,=, - In developments where multiple commercial and/or office buildings are proposed,the buildings should be arranged to create some form of common,usable area,such as a plaza or green space.See also figures: M,M,M. - Open space should be purposeful in supporting a visible community and utilized to enhance synergies between residential and non-residential uses. See also figures:0,=,M. - Open space should be prioritized along natural or naturalized amenities (i.e. creeks and canals),integrated with pathways and pedestrian corridors,and located away from site features that may obscure visibility and attract dangerous or illegal behavior.See also figures:®,M. - Commercial drive aisles should contemplate a pedestrian friendly built environment with a minimal number of conflict points,and should be oriented so that aisle ingress and egress is generally parallel to multiuse pathways,sidewalks,and linear open space.Drive aisles supporting Drimary pedestrian connectivity for a site should include planted and/or hardscaped parkway treatment,or other enhanced separation with both aesthetic and safety benefits.See also figures: 7 168 - All mixed use projects should be accessible to adjacent neighborhoods by both"ehiGler^r I peGlestriGinsoutomotive and alternative-vehicular transportation opportunities.Pedestrian circulation should be convenient and interconnect different land use types.Vehicle connectivity should not rely on arterial streets for neighborhood access.See also figures:M,M,is,M - A mixed use project should be designed to fer fut ire+,�.^support alternative transportation such as public transit stops,park- and-ride lots,bus steps,shuttle bus stepsother ride sharing services including auto,bike,or scooter,and/or other innovative or alternative modes of transportation.Alternative transportation improvements should be integrated as functional,convenient,and comfortable spaces.Electric charging stations for a variety of transportation modes is encouraged. — AlleyS^nGI r r.rJWr..,r rhea ild he used+e+rGRri+ier.from diccimil^r GRGI uses, - INon-residential buildings should transition to and compliment adjacent residential buildings in mass and form,and include safe and meaningful mitigation for operational impacts such as loading docks,storage,and outdoor equipment.)See also fI�C ures.M,M. Commented[BM131:This is new.Primarily intended - Transitions between different residential product types and dissimilar land uses to address removal of maximum building size in should include the use of use alleys,roadways with landscaped parkways,or several of the mixed use sub categories later. highly connected open space.The use of barriers such as closed vision fencing or walls that limit connectivity and reduce visibility are typically not appropriate as transitions.See also figures:OM,OM. QeGa s of the r. el r- r,fig Urr.+ier,Within(Did Te.. .J^.. 1—. ,r w.er,+io Ot bjer-++e the nnixed Use rr+ed herein _ _ _ _ Commented[BM14]•Fragment from Old Comp Plan.O-T is not covered under the general mixed Mixed Use Sub-Categories use section. There are five designations (sub-categories) of##Mixed Use 4e4af #ief,fhat are usedidentified throughout the City of Meridian and the Meridian Area of City Impact= Neighborhood,Community,Regional.Interchange.and Non-Residential.)This section Commented[BM15]:This section occurred earlier further describes the purpose,intent,and development#G-P�desian principles for but did not transition well. these ab � designations.In addition,there are three sub-categories of the Mixed Use designation that are solely u%-6permitted in the Ten Mile Interchange Specific Area:Commercial,Residential,and Lifestyle Center. the Gity^nd-^ e ne+S ,hie^++^+his�n.For more detailed descriptions of the land use designations in the Ten Mile area,see below,and also^^^i�e�rr,--r^+I„+^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 8 169 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 sianificant prime acreage.However,examples like these shall not be used to iustify increased residential intensities outside of the specific allowances that are described within each mixed use designations. Mixed Use Neighborhood (MU-N) The purpose of this designation is to assign allocate areas where neighborhood-serving uses and dwellings are seamlessly integrated into the urban fabric. tThe Intent is to avoid predominantly single-use developments by incorporating a variety off use o uses.Land uses in these areas should be primarily residential with supporting non- residential services. Non-residential uses in these areas tend to should be smaller scale and provide goods or services that people typically do not travel far for(approximately one mile) and need regularly.Employment opportunities for those living in the neighborhood are encouraged.Connectivity and access between the non-residential and residential land uses is particularly critical in MU-N areas.Tree-lined,narrow streets are encouraged.Developments are also encouraged to be designed according to the conceptual MU-N plan depicted in Figure 39D. 9 170 Single Family I Residential Apartments, „I.. Four-plexs or Duplexes 0 Plata Area Office or Wa Service Use —� —� 9 Collector Road Figure 38D.Mixed Use Neighborhood Concept Diagram.See also Appendix, Figure FA 1 for Color Diagram with markup.See also Appendix, Figure FA2 for Color Diagram with markup. In reviewing development applications,the City will consider the following items will be ide ed in MU-N areas: - Development should comply with the Functional Integration principles i#eaps l+s#ed for development in all Mixed Use areas. ReSideRtiGl uses ShG IGI GrRiRiFRYFRof 40 of the.deyelepr-ReRt area at gross densities ranging from x to 12 nits/GCT49 Commented[BMt6]:For all mixed use types, - Residential uses should comprise 30%and 60%of the development area,with typical,we've tried to consolidate this area.Most gross densities ranging from 6 to 12 units/acre (of the residential area). of these have natural caps already given other requirements,and considering bonuses(existing - Multiple residential product types are desired within a single mixed use area. and new).Bonuses are still at the end after See Sample Uses appropriate in MU-N areas, below. understanding the needs.Ranges were modeled _ resideRtOGI buildiRgs sheuld be PFGPGFtiGRGII te GRd bleRdto consider land area feasibility and general r;ion+;ri b ai,aing impacts. - A +r h+ r ,r.,,l;ne-.r gr„-i,.r rn- r,-,+;no-street pattern grid is encouraged for Commented[BM17]:For all designations,relocated residential areas,and most blocks should be no more than 0OLte to Functional Integration.600' long similar to Old Town^r uori+nge r r MeR :larger blocks are allowed 10 171 pleagiparallel to arterial streets and integration of natural features is encouraged. Throe S Gifie desier,eleMer,+S Shea ld he ir, e+ed;r,+e a ed USe rde„elePw,en+•el Street GGRReGtivity,h1 epeR nrJ G) PGthWGYS I Inless,-,StF „ t r n+,-,;nS e r. r, of heth r cede +;,-,I,-,nd AffiGe a sideRtiGI .J a el IGRd rR h6 lildiRg siixe Shea ld he lir Ri+ed+e a 20,000 c e_feet b iildiRg feetp Fin+ Cer the develr.Pment of p blie reheel sites,the PnGixiinnurn building size dGeS e+a r.l.,I Commented[BM18]:Important note:This is a more — Supportive and proportional public and/or quasi-public spaces and places significant change given past context.Originally h e .rl r le + I ,r r~+her;n e I;hrer;er n removing something like this that was at the S. S r g r,rer~r r.een cr.ee center of multiple hearing debates was a line that `G49Q4 should comprise a minimum of 10%of the development area. was not going to be crossed.However,these Q tgoer See+iRg e e e+rec+e6 1rer,+r rde r,e+a r,++e..,GFd5 this re e er+ values listed are arbitrary,outdated(wrong),and c ere the rJe„el, r.men+r,r,-,r„-.oec r,i ihlie r-�nr-1 rvi irvo;_r,i ihl;!-i ioec+,-. i ir,r.,-.r+ \ we received too many comments from very \A/h ,�e„eler,me n+,-,hr..,e the,,,in;r.,� experienced site designers regarding these metrics +he r. 10% the develeper PAGly he eligible fer to ignore.Expansion of non-residential building Oddi+ier,el resides+iel denS;tier er r ier er,;n e e+e the r rR b uil,diRg \ text above is meant to address.Code feetpFiRt. enhancements or specific plans are likely needed - Where the development site has transit available or stops are planned,an to fully address(but that is also the case now). additional 10%of the site may be dedicated to residential uses.Alternatively, Commented Functional Intteeggratiorati Addressed generally within n now.Each designation has this bonus may be applied where the development site is within one-mile of its own specific metric. planned transit stops or an identified employment area and where last-mile Commented[BM20]:New definition in appendix transportation features are incorporated into the site including thoughtfully located and integrated ride share parking,commensurate with potential trip capture.Other innovations to reduce traffic and/or parking impacts and capture local trips may be considered. - Sample uses appropriate in MU-N areas include:alley-loaded single-family homes,single-family homes with accessory dwellin. units,townhouses,small- scale multi-family developments such as fourplexes,neighborhood grocers, drug stores,coffee/sandwich/ice-cream shops,vertically integrated buildings,live-work spaces,dry cleaner/laundromat,salons/spas,daycares, neighborhood-scale professional offices,gift shops,schools,parks,churches, clubhouses,public uses,and other appropriate neighborhood-scale uses. Sample zoning includes:R-8,R-15,TN-R,TN-C,L-O,and C-N. Mixed Use Community (MU-C) The purpose of this designation is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban fabric. single-use and strip commercial type buildings. 11 172 Non-residential buildings in these areas"^ ^^tende.RGY tend to be larger than in Mixed Use Neighborhood (MU-N) areas,but not as large as in Mixed Use Regional (MU- R) areas.Goods and services in these areas tend to be of the variety that people will mainly travel by car to,but also walk or bike to (up to three or four miles).Employment opportunities for those living in and around the neighborhood are encouraged. Developments are encouraged to be designed according to the conceptual MU-C plan depicted in Figure 3EE. — Single Family i Residential vo I \ Apartments, .J__ _ L ., p Four-plexes or Duplexes Office, Local or Collector Road Day-care or Service Use Integrated Plaza AreaLl _ 0: Office or Service Use 0 a Retail Use Arterial Road Figure 3EE.Mixed Use Community Concept Diagram.See also Appendix,Figure FA3 for Color Diagram with marku. In reviewing development applications,the City will consider the following items will e ^RSider^d in MU-C areas: - Development concepts should comply with the Functional Integration principles^e^eY^'^�°for development in all Mixed Use areas. — All.deyeleppRer,tS rheUI.d have a rRixof Gt least three lGRd use types. De Aide r,t1^1 uses sheu drd^ inninimurnof 20 of the ldeyeleprner,t area Gt g r rdeRsities r g fre m L to 15 Y Ritr/.-„-,re 12 173 - Residential uses should comprise between 20%and 50%of the development area,with gross densities ranging from 6 to 15 units/acre (of the residential area). IsI,-.n_resir mein-0 buildings she ild be P r.r+iGRGI to Gnd blend in .,i+h rrdjG won+resideRti,-,I buildings. I\/or+ir-r-.II..it tegrete d s+ru t pro e 0 8Gl Commented[BM27]:Stated in the beginning. I InIeSS a Str i!-t ire r n+ivinc rvmex of h- eth r qi dentkal GRGI effi,-e ,-. FL -Ptiol nrd r r-.I lGnrd uses,rnGxirnurn building size shei slid be limited+ram G m b iildiRg size the ilyd ho limited to rti Ln 000 c o_feet hi iilydiRg fr etprin+ Fer the rdeyelepmen+Gf p bliG SGheel sites them m building size rdees RGf apply. - Supportive and proportional public and/or quasi-public spaces and places SPGGe,libraries aR d sGhGels+h.+should comprise a minimum of 5%of the development area are required 1+rdr,r I`sgeGtinr GFeGS Gt Fenni irnntr rdn n t nt+r.N.,,-,r,-Is this ro n+ the development above the minimum SQL the developer may be eligible for Commented[BM22]:There is no longer a maximum - Where the development site has transit available or stops are planned,an building size;design considerations address. additional 15%of the site may be dedicated to residential uses.Alternatively, this bonus may be applied where the development site is within one-mile of planned transit stops or an identified employment area,and where last-mile transportation features are incorporated into the site including thoughtfully located and integrated ride share parking,commensurate with potential trip capture.Other innovations to reduce traffic and/or parking impacts and capture local trips may be considered. - Sample uses appropriate in MU-C areas include:All MU-N categories, community scale grocers,clothing stores,garden centers,hardware stores, restaurants,banks,drive-thru facilities,auto service station,Gnd retail shops, and other appropriate community-serving uses.Sample zoning includes:R-15, R-40,TN-R,TN-C,C-C,and L-O. Mixed Use Regional (MU-R) The purpose of this designation is to provide a mix of employment,retail,aP.4-residential dwellings,and public uses near major arterial intersections. The intent is to integrate . variety of uses �_Predonninantly single use developments such . . regional retail center with only Irestaurants and other commercial uses. Developments should be anchored by uses that have a regional draw with the appropriate supporting uses.For example,an employment center should have 13 174 supporting retail uses;a retail center should have supporting residential uses as well as supportive neighborhood and community services.The standards for the MU-R designation provide an incentive for larger public and quasi-public uses where they provide a meaningful and appropriate mix to the development.The developments are encouraged to be designed consistent with the conceptual MU-R plan depicted in Figure 39F. Single Family Residential Office or Hospitality Retail or Service Use e Local or Collector Road ar a © Residential Office Park/ ®° a or Office Headquarters _. Q Integrated Plaza Area I IIIIIIIII�� Retail Arterial Road Figure 39F.Mixed Use Regional Concept Diagram.See also Appendix,Figure FA4 for Color Diagram with Markup. In reviewing development applications,the City will consider the following items will be ^Si Bred in MU-R areas: - Development should generally comply with the Functional Integration. principles for development in all Mixed Use areas. - Residential uses should comprise between 10%and 30%of the development area,with gross densities ranging from 6 to 40 units/acre (of the residential area). 14 175 - There* *thP+her^minimum^ &e eRfor non-retail commercial uses such as light-office,office,clean industry,or entertainment uses,is 20%of the mixed use area. - Retail commercial uses should comprise a maximum of 50%of the development area. - Where the development proposes public and quasi-public uses to support the development,the developer may be eligible for the following additional coverage area bonuses for retail or residential development (beyond the allewed 50%base allowance), . o For land that is designated for a public use,such as a library or school,the developer is eligible for a 2:1 bonus (e.g. .Th^+is to°^cif there is a one- acre library site planned and dedicated,the project would be eligible for two additional acres of retail development)_. o For active and shared open space or passive recreation areas,such as a park,tot-lot,or playfield,the developer is eligible for a 2:1 bonus (e.g.- ThT Gt iS tG SGY,if#lea 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 develooment site has transit available or stops are olanned,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 mert 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 3€G. 15 176 I I ' Office,Light o u Distribution or IhService Uses Light Manufacturing — orWarehousing Existing L ° Industrial Local Road Use Single Family �0 Residential I 0 a _ a — a Office or 0 0 ServicelUseQ a W44I Office or l 0-0 Retaillnfill Arterial Road Figure 3€G.Mixed Use Non-Residential Concept Diagram. In reviewing development applications,the City will consider the following items will be ^sidered in MU-NR areas: - No new residential uses will be permitted (existing residential may remain). - All deVeI..Pr.-eRfS She ld hGVe r MiX E)f..+IeGlSt tWG typeS of I. RGI - Development is not required to comply with the minimum number of use types in the Functional Integration principles; two use types are required. trod+o CtiO consistent with the Ada County Highway District Master c+roo+ nn 0 required WithiR the Unified no.,oi r „o +r to Fmfe,.r7e. ted[BM23] Comp Plan adopts this by - There is neither a minimum nor maximum imposed on non-retail commercial uses Odd to have it referenced specifically, such as office,feed seF 'Ge/resfG FGRt8,industry,or warehouse uses.Food ere. service and restaurants are encourage in support of other adjacent employment oriented product. - A transitional use such as professional office or public/quasi-public plaza is encouraged on the perimeter of the MU-NR areas between any existing or planned residential development. 16 177 - Sample uses,appropriate in MU-NR areas would include:employment centers, professional offices,flex buildings,warehousing,industry,storage facilities and retool and ether Gr.r.rr,r.r;Gte RGR erirdential uses.Sample zoning includes:C-C, C-G, L-O,M-E,H-E,I-L,and I-H. Mixed Use Interchange (MU-1) The purpose of this designation is to call--out areas where around^^nrtr,,,.tier,of f,,t,�re SH-16 interchanges is likely to e r and to acknowledge that this land will hGye a high Glegre­orfis Very"" visible.These areas will be served by highNYGy interchange ramps and restricted local access.There are two SH-16 interchange areas,one located at US 20-26 and one at Ustick Road,that differ from the other Mixed Use categories in that a much stronger emphasis will be placed upon gateway elements and traffic flow/trip generation factors when reviewing new land use applications.Uses in these areas will need to be compatible with the impacts of a freeway interchange.These areas are not intended for high volume uses SUGh Gr retG,ltrips,either aaaregated over the laraer planned MU-1 area,or as individual use types.The intention is to protect the immediate vicinity of the interchange from traffic conflicts and shift the high traffic- generating uses away from the immediate vicinity of the interchange to other,nearby areas. In reviewing development applications,the City will consider the following items willhe nsidere d in MU-1 areas: - Development should aenerally comply with the Functional Integration principles for development in all Mixed Use areas. - Areas in close proximity to interchanges and interchange ramps (and which are further from public access to maior roadways) are not appropriate for residential uses intended for senior care,low-income,or other residents and families that may be more sensitive to noise,emissions,or adversely impacted by increased travel times to essential services. - Land uses within the MU-1 areas and adjacent to the SH-16 corridor should be carefully examined for their potential impacts on nearby existing and planned retail and restaurant uses in Commercial and Mixed future land useu_se areas. - A traffic impact study or other traffic analysis may be required for 1aFgeF developments in these areas. - Vehicular access points should be located as for as practical fromGire prehibited wear interchange ramps.Future uses should be planned to integrate with a frontage/backage road type circulation system,ensuring high visibility property is able to develop with desired uses such as office or technology/research parks to support the economy,job-base,and reduce local trips on the regional network. - Regional ridesharina,park-and-ride and transit transfer facilities are strongly encouraged. deyeleppnent pGttem..,hero buildings Gre Gl stered eff_street pGrkiR9's 17 178 edd in the r of then el dvndt .,here n GtiGGI d-levelenment it inter_ .ate GI with dvdJidvinindv n elc - The SH-16/US 20-26 interchange will be one of only two regional gateways to the City of Meridian for travelers coming from north of the Boise River(the other being Linder Road).As such,buildings,landscaping,and other design features at this interchange should reflect Meridian's heritage,quality,and character. The MU 1 Grea dvt I stiGl.RedvdJ est of SH 16,she ildJ r-RiRimize etdvil GRGI G itG ntedJ SE-Pl'iG-endJ trdv ncitien r nidJ l"frem the interd-hdv nave ter sidJentidvl i dvr the G my line - Examples of uses include schools,post office or library branches,office uses,light residential (low density with minimal trip generation) developments,athletic clubs,and technology/research parks. Ten Mile Interchange Specific Area Plan The City developed a specific plan for approximately 2,800 acres bordered (roughly) by Linder Road to the east;McDermott Road to the west=Lthe Union Pacific Railroad line to the north,and mile south of Overland Road on the south.The specific area plan is an addendum to this Comprehensive Plan and places an emphasis on a mix of uses, both residential and commercial;new employment areas;higher density residential;a planned collector road network,and design guidelines. It is important to note that the Ten Mile Interchange Specific Area Plan (TMISAP) uses different land use designations than the rest of the FLUM.While there are some similarities;(for example Low Density Residentiall,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 Inte ration principles herein.The TMISAP was adopted as an addendum to the City of Meridian Comprehensive Plan on June 19#h,2007,by Resolutions Numbers 07-563 (Map)and 07- 564 (Text).Development in the Ten Mile Interchange area will also be reviewed using the TMISAP.See the Ten Mile Interchange Specific Area Plan for more details of this area. 18 179 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.'^SGme cases uses Fnay inclu^� Sample zoning includes:I-L and I-H. Glossary of Terms (Employment Area-I n employment area provides a iob and employer base large commented[soma]:This definition was created in enough to generate agglomeration of ideas and innovation,are dense enough to coordination with,and based on COMPASS data promote a cohesive and integrated environment with efficient transportation,and for traffic analysis zones.This is the same info that goes into traffic analysis.But,other newer sources include a focus on supporting Meridian families with family-wage jobs.The minimum size could be used by development applicants when of an employment area is 25 acres,it must provide 1,000 jobs with at least 70%that are needed(e.g.projections based on development neither retail or service,and include a minimum of 10 employers.Employment area plan). boundaries align with COMPASS traffic analysis area (TAZ) boundaries.Other verifiable data may be used in substitute for developing areas. Linear Open Space-This type of open space is longer than wide,fypicallypubliclx accessible,generally found along canals,creeks,or linking pedestrian-oriented points of interest,and includes tree canopv and other active or passive natural features offset from multiuser connectivity such as pathways. Walkable-Development that contains a comprehensive network of sidewalks and #G*multiuse pathways.Development tends to be compact,and diverse,providing varied and plentiful destinations for walking and cycling;destinations tend to be within v,of a mile from dwellings without crossing arterial-arterial intersections. Environment is safe and aesthetically pleasing,with open space interspersed throughout development. 19 180 EXHIBIT C: CLEAN COPY OF ALL PROPOSED CHANGES 181 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. 1 F182] O Where you Live o ° Enhanced • O Well-being O Where you Where you ' Work Spend Time Figure 3A. Diagram Conceptualizing 3rd Place Location In developing the Comprehensive Plan, the City has typically designated Mixed Use in areas of higher visibility (such as along arterial roadways). These Mixed Use areas identified on the Future Land Use Map vary in size, intensity (both residential and commercial), and consider the visibility of the planned transportation network, number of residences planned within mixed use designation service areas, and location relevant to other commercial opportunities. The locations are intended to provide Meridian residents with a variety of opportunities for housing, leisure, activity, and commerce. Attractive and convenient prioritized elements such as multiuse pathways are paramount to functionally reducing impacts to the transportation network through proximity and density of services. Contiguous Mixed Use identified areas that are bisected by an arterial or highway are considered separate and independent areas for use and design integration and will be evaluated independently of each other. 2 F183] Anatomy of a Mixed Use Project u Mixed Use Land Uses O d '0 c aD rn N p > c u c CFunctional 'D N L 0 Integration Holistic Design r as o V v Mixed Use Designation Integration (Sub-category) of Uses Overall Master Plan or Conceptual Plan Example Example Example Commercial Type Residential Office Type Civic Type Residential Type Type Figure 3B. Anatomy of a Mixed Use Project Generalized Land Use Types For the purposes of the Mixed Use section, the City identifies five different generalized land use types: 1. commercial (includes retail, restaurants, daycares, etc.); 2. office; 3. residential; 4. civic (includes both public and quasi-public open space, for leisure, active play, or enhanced natural spaces); and, 5. industrial. All development in Mixed Use areas shall fall within one of these five generalized land use types. Land uses requiring industrial zoning are discouraged in mixed use areas with existing or expected residential uses. However, if the developer can demonstrate that industrial uses are compatible and appropriate, the City will consider industrial uses when proposed as part of a larger Mixed Use conceptual plan. 3 F184] Metrics referenced within the mixed use text, such as minimum or maximum coverage area, are describing gross area. Generally, gross area would include all portions of features supporting the land use type (e.g. - parking and open space associated with residential). Vertically integrated units count towards the primary building use type, to ensure balanced impacts and benefits. Connectivity Single Family Residential Townhouses ' or Condos oca or ollec or Road Open Space o , Multi-family 76 _ o — Transit I Stop Office, J Live-work,or I Townhouses '° a_ J� Commercial/ Retail Core Office or Service Use I I . �ja Plaza/Open Space Arterial Road Figure 3C. Mixed Use Concept Diagram. See also Appendix, Figure FA 1 for Color Diagram with markup. Functional Integration As the City reviews development applications for consistency with the Comprehensive Plan, the principles described in the Integration of Uses and Holistic Design sub-sections following will be considered in all Mixed Use areas unless otherwise noted. To be successful, the principles outline in these sub-sections must be considered as interrelated features serving as the basis of plan design. They must function together, not as individual components. Helpful diagrams, photos, and other exhibits are cross- referenced after many principles, and included in Appendix F to illustrate the concepts. 4 F185] Integration of Uses A variety of uses, both residential and non-residential, are critical in successfully creating spaces that are unique, distinctive, and attractive. Successful projects reduce vehicle trips for nearby residents and/or visitors by having frequent, accessible and safe pedestrian connections. Residential and non-residential areas should typically feel cohesive, as one neighborhood, even when developed across multiple properties over multiple years or by different developers. To properly develop a mixed use project, the following principles should be integrated into the design: - A Mixed Use project should be developed with an overall master or conceptual plan for the larger mixed use area; during an annexation or rezone request, a development agreement will typically be required for developments with a Mixed Use, future land use designation. - Mixed use areas should include at least three land use types within a designation. Exceptions may be granted for Mixed Use designations smaller than 10 acres on a case-by-case basis. Individual projects within a large mixed use designation area may not warrant a mix of uses, provided compliance with a larger vision and integration of uses. - High intensity residential (higher density or significant percent of an overall mixed use area) requires commensurate levels of employment or other non- residential elements supporting residents and reducing local vehicle trips (see specific allowances of residential and non-residential within each sub- category). - A mixed use project should inherently support the need for neighborhood and community services such as recreation centers (e.g. -specialized gyms), daycares, and office (e.g. -professional offices). Some of these uses do not need prominent arterial road visibility to be successful, but instead rely on strong connectivity and access nearer to residential and employment areas. See also figures: am, IM, Im. - Community-serving facilities such as hospitals, clinics, churches, schools, , civic buildings, or public safety facilities are expected in most mixed use developments thereby reducing extraordinary service and transportation network impacts. - Supportive and proportional outdoor public and/or quasi-public spaces and places including, but not limited to, parks, plazas, outdoor gathering areas, linear open space, and schools are expected. These areas may be located in spaces between residential and non-residential uses to provide both integration and transition between uses. Outdoor seating areas at restaurants are not considered supportive public spaces unless integrated into shared open space, natural amenities, and interconnected with cohesive pathway elements. See also figures: Holistic Design The design of quality mixed use areas is not accomplished by merely including a variety of land use types, elements and features, but by the manner in which such elements 5 F186] and features are seamlessly integrated towards the purpose and vision of mixed use. The uses and site elements of a proposed mixed use project should be designed foremost around the idea of visible, attractive, and accessible destinations. The designer(s) must purposefully layout features to create focal elements that are visibly and physically linked within a development, to ensure that residents and employees have prioritized access to the places and services of most interest. The following design principles should be thoughtfully considered as part of a project within a mixed use area: - Mixed use areas should be centered around spaces that are well-designed public and quasi-public centers of activity. Spaces should be designed with community supportive purpose, incorporate permanent design elements with features to promote frequent use, and support amenities that foster a wide variety of interests ranging from relaxation to play. These areas should be strategically integrated into the overall development, interconnected with meaningful points of interest, prioritize pedestrian infrastructure, be highly visible and accessible, and designed to enhance both the adjacent uses and larger mixed use area. See also figures: IM, TE, RE - In developments where multiple commercial and/or office buildings are proposed, the buildings should be arranged to create some form of common, usable area, such as a plaza or green space. See also figures: EM IS - Open space should be purposeful in supporting a visible community and utilized to enhance synergies between residential and non-residential uses. See also figures: 7m, ME, I. - Open space should be prioritized along natural or naturalized amenities (i.e. creeks and canals), integrated with pathways and pedestrian corridors, and located away from site features that may obscure visibility and attract dangerous or illegal behavior. See also figures: ®, ®. - Commercial drive aisles should contemplate a pedestrian friendly built environment with a minimal number of conflict points, and should be oriented so that aisle ingress and egress is generally parallel to multiuse pathways, sidewalks, and linear open space. Drive aisles supporting primary pedestrian connectivity for a site should include planted and/or hardscaped parkway treatment, or other enhanced separation with both aesthetic and safety benefits. See also figures: ME - All mixed use projects should be accessible to adjacent neighborhoods by both automotive and alternative-vehicular transportation opportunities. Pedestrian circulation should be convenient and interconnect different land use types. Vehicle connectivity should not rely on arterial streets for neighborhood access. See also figures: M U, is, Im. - A mixed use project should be designed to support alternative transportation such as public transit stops, park-and-ride lots, other ride sharing services including auto, bike, or scooter, and/or other innovative or alternative modes of transportation. Alternative transportation improvements should be 6 F187] integrated as functional, convenient, and comfortable spaces. Electric charging stations for a variety of transportation modes is encouraged. - Non-residential buildings should transition to and compliment adjacent residential buildings in mass and form, and include safe and meaningful mitigation for operational impacts such as loading docks, storage, and outdoor equipment. See also figures: 72, M. - Transitions between different residential product types and dissimilar land uses should include the use of use alleys, roadways with landscaped parkways, or highly connected open space. The use of barriers such as closed vision fencing or walls that limit connectivity and reduce visibility are typically not appropriate as transitions. See also figures: IM, OM. Mixed Use Sub-Categories There are five designations (sub-categories) of Mixed Use that are identified throughout the City of Meridian and the Meridian Area of City Impact: Neighborhood, Community, Regional, Interchange, and Non-Residential. This section further describes the purpose, intent, and development design principles for these designations. In addition, there are three sub-categories of the Mixed Use designation that are solely permitted in the Ten Mile Interchange Specific Area: Commercial, Residential, and Lifestyle Center. For more detailed descriptions of the land use designations in the Ten Mile area, see below, and also the Ten Mile Interchange Specific Area Plan. Every mixed use designation includes a specific range of densities and coverage that generally allow for a mixed use area to realize a diversity of use types and to achieve its stated purpose. Recognizing the dynamic nature of mixed use areas, additional flexibility is afforded to these ranges through other referenced policies. Ultimately, any mixed use project must work towards the purpose and intent statements, including availability of goods and service to the community, and must offset impacts by providing quality of life opportunities not typically achievable through other single use areas of the City. The base land use coverage ranges are a starting point, with exceptions expected to include justification not on current market conditions, but the health and wellbeing of the community, and the market potential and buildout over time for the service area of each mixed use designation. Conditions may exist within some mixed use areas that influence these metrics. For example, significant grade and access limitations may better support reduced intensities. Other land, with high visibility and access, may for example represent an opportunity to provide increased acreage for large employment, or reduced residential ratios when a service provider acquires significant prime acreage. However, examples like these shall not be used to justify increased residential intensities outside of the specific allowances that are described within each mixed use designations. Mixed Use Neighborhood (MU-N) The purpose of this designation is to allocate areas where neighborhood-serving uses and dwellings are seamlessly integrated into the urban fabric. 7 F188] The intent is to avoid predominantly single-use developments by incorporating a variety of uses. Land uses in these areas should be primarily residential with supporting non- residential services. Non-residential uses in these areas should be smaller scale and provide goods or services that people typically do not travel far for (approximately one mile) and need regularly. Employment opportunities for those living in the neighborhood are encouraged. Connectivity and access between the non-residential and residential land uses is particularly critical in MU-N areas. Tree-lined, narrow streets are encouraged. Developments are also encouraged to be designed according to the conceptual MU-N plan depicted in Figure 3D. Single Family Residential o Apartments, 0 Four-plexs or Duplexes o ® q Plaza Area 75 O J -O Office or Service Use 4 0 4 Collector Road Figure 3D. Mixed Use Neighborhood Concept Diagram. See also Appendix, Figure FA I for Color Diagram with markup. See also Appendix, Figure FA2 for Color Diagram with markup. In reviewing development applications, the City will consider the following items in MU- N areas: - Development should comply with the Functional Integration principles for development in all Mixed Use areas. 8 F189] - Residential uses should comprise 30% and 60% of the development area, with gross densities ranging from 6 to 12 units/acre (of the residential area). - Multiple residential product types are desired within a single mixed use area. See Sample uses appropriate in MU-N areas, below. - A street pattern grid is encouraged for residential areas, and most blocks should be no more than 600' long, similar to Old Town; larger blocks are allowed parallel to arterial streets and integration of natural features is encouraged. - Supportive and proportional public and/or quasi-public spaces and places should comprise a minimum of 10% of the development area. - Where the development site has transit available or stops are planned, an additional 10% of the site may be dedicated to residential uses. Alternatively, this bonus may be applied where the development site is within one-mile of planned transit stops or an identified employment area, and where last-mile transportation features are incorporated into the site including thoughtfully located and integrated ride share parking, commensurate with potential trip capture. Other innovations to reduce traffic and/or parking impacts and capture local trips may be considered. - Sample uses appropriate in MU-N areas include: alley-loaded single-family homes, single-family homes with accessory dwelling units, townhouses, small- scale multi-family developments such as fourplexes, neighborhood grocers, drug stores, coffee/sandwich/ice-cream shops, vertically integrated buildings, live-work spaces, dry cleaner/laundromat, salons/spas, daycares, neighborhood-scale professional offices, gift shops, schools, parks, churches, clubhouses, public uses, and other appropriate neighborhood-scale uses. Sample zoning includes: R-8, R-15, TN-R, TN-C, L-O, and C-N. Mixed Use Community (MU-C) The purpose of this designation is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban fabric. single-useThe intent is to integrate a variety of uses, including residential, and to avoid mainly - . - Non-residential buildings in these areas tend to be larger than in Mixed Use Neighborhood (MU-N) areas, but not as large as in Mixed Use Regional (MU-R) areas. Goods and services in these areas tend to be of the variety that people will mainly travel by car to, but also walk or bike to (up to three or four miles). Employment opportunities for those living in and around the neighborhood are encouraged. Developments are encouraged to be designed according to the conceptual MU-C plan depicted in Figure 3E. 9 F-19ol r - - Single Family Residential Apartments, L. L L L_�_ Four-plexes o or Duplexes -- a " Office, Local or Collector Road Day-care or v Service Use NI Integrated Plaza Area Office or Service Use _ o C1 Retail Use Arterial Road Figure 3E. Mixed Use Community Concept Diagram. See also Appendix, Figure FA3 for Color Diagram with markup. In reviewing development applications, the City will consider the following items in MU- C areas: - Development concepts should comply with the Functional Integration principles for development in all Mixed Use areas. - Residential uses should comprise between 20% and 50% of the development area, with gross densities ranging from 6 to 15 units/acre (of the residential area). - Supportive and proportional public and/or quasi-public spaces and places should comprise a minimum of 5% of the development area are required. - Where the development site has transit available or stops are planned, an additional 15% of the site may be dedicated to residential uses. Alternatively, this bonus may be applied where the development site is within one-mile of planned transit stops or an identified employment area, and where last-mile transportation features are incorporated into the site including thoughtfully located and integrated ride share parking, commensurate with potential trip 10 191 1 capture. Other innovations to reduce traffic and/or parking impacts and capture local trips may be considered. - Sample uses appropriate in MU-C areas include: All MU-N categories, community scale grocers, clothing stores, garden centers, hardware stores, restaurants, banks, drive-thru facilities, auto service station, retail shops, and other appropriate community-serving uses. Sample zoning includes: R-15, R- 40, TN-R, TN-C, C-C, and L-O. Mixed Use Regional (MU-R) The purpose of this designation is to provide a mix of employment, retail, residential dwellings, and public uses near major arterial intersections. The intent is to integrate a variety of uses together, including residential, and to avoid predominantly single use developments such as a regional retail center with only restaurants d other commercialuses. Developments should be anchored by uses that have a regional draw with the appropriate supporting uses. For example, an employment center should have supporting retail uses; a retail center should have supporting residential uses as well as supportive neighborhood and community services. The standards for the MU-R designation provide an incentive for larger public and quasi-public uses where they provide a meaningful and appropriate mix to the development. The developments are encouraged to be designed consistent with the conceptual MU-R plan depicted in Figure 3F. F11 192 Single Family Residential Office or Hospitality a Retail or Service Use o Local or Collector Road ova. a o Residential 71 Office Park/ -- — Q or Office Headquarters Integrated Plaza Area �—� v Retail � IIS o o74 o Arterial Road --------------------------- Figure 3F. Mixed Use Regional Concept Diagram. See also Appendix, Figure FA4 for Color Diagram with Markup. In reviewing development applications, the City will consider the following items in MU-R areas: - Development should generally comply with the Functional Integration principles for development in all Mixed Use areas. - Residential uses should comprise between 10% and 30% of the development area, with gross densities ranging from 6 to 40 units/acre (of the residential area). - The minimum for non-retail commercial uses such as light-office, office, clean industry, or entertainment uses, is 20% of the mixed use area. - Retail commercial uses should comprise a maximum of 50% of the development area. - Where the development proposes public and quasi-public uses to support the development, the developer may be eligible for the following additional coverage area bonuses for retail or residential development (beyond the base allowance): 12 F1 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. 13 F1 I I I o' v Office,Light v ¢ Distribution or Service Uses 0 Light Manufacturing or Warehousing v' I Existing Industrial Local Road Use Single Family Residential -0 �J Q A,q-(dab A Office or ®— Service Use 4 Office or Retail Infill *: o Arterial Road Figure 3G. Mixed Use Non-Residential Concept Diagram. In reviewing development applications, the City will consider the following items in MU- NR areas: No new residential uses will be permitted (existing residential may remain). Development is not required to comply with the minimum number of use types in the Functional Integration principles; only two use types are required. - There is neither a minimum nor maximum imposed on non-retail commercial uses such as office, industry, or warehouse uses. Food service and restaurants are encourage in support of other adjacent employment oriented product. A transitional use such as professional office or public/quasi-public plaza is encouraged on the perimeter of the MU-NR areas between any existing or planned residential development. Sample uses, appropriate in MU-NR areas would include: employment centers, professional offices, flex buildings, warehousing, industry, storage facilities and. Sample zoning includes: C-C, C-G, L-O, M-E, H-E, I-L, and I-H. 14 F1 Mixed Use Interchange (MU-1) The purpose of this designation is to call out areas around SH-16 interchanges, and to acknowledge that this land is very visible. These areas will be served by interchange ramps and restricted local access. There are two SH-16 interchange areas, one located at US 20-26 and one at Ustick Road, that differ from the other Mixed Use categories in that a much stronger emphasis will be placed upon gateway elements and traffic flow/trip generation factors when reviewing new land use applications. Uses in these areas will need to be compatible with the impacts of a freeway interchange. These areas are not intended for high volume trips, either aggregated over the larger planned MU-1 area, or as individual use types. The intention is to protect the immediate vicinity of the interchange from traffic conflicts and shift the high traffic-generating uses away from the immediate vicinity of the interchange to other, nearby areas. In reviewing development applications, the City will consider the following items in MU-1 areas: - Development should generally comply with the Functional Integration principles for development in all Mixed Use areas. - Areas in close proximity to interchanges and interchange ramps (and which are further from public access to major roadways) are not appropriate for residential uses intended for senior care, low-income, or other residents and families that may be more sensitive to noise, emissions, or adversely impacted by increased travel times to essential services. - Land uses within the MU-1 areas and adjacent to the SH-16 corridor should be carefully examined for their potential impacts on nearby existing and planned retail and restaurant uses in Commercial and Mixed future land use areas. - A traffic impact study or other traffic analysis may be required for developments in these areas. - Vehicular access points should be located as far as practical from interchange ramps. Future uses should be planned to integrate with a frontage/backage road type circulation system, ensuring high visibility property is able to develop with desired uses such as office or technology/research parks to support the economy,job-base, and reduce local trips on the regional network. - Regional ridesharing, park-and-ride and transit transfer facilities are strongly encouraged. - The SH-16/US 20-26 interchange will be one of only two regional gateways to the City of Meridian for travelers coming from north of the Boise River (the other being Linder Road). As such, buildings, landscaping, and other design features at this interchange should reflect Meridian's heritage, quality, and character. - Examples of uses include schools, post office or library branches, office uses, light residential (low density with minimal trip generation) developments, athletic clubs, and technology/research parks. 15 F1 Ten Mile Interchange Specific Area Plan The City developed a specific plan for approximately 2,800 acres bordered (roughly) by Linder Road to the east; McDermott Road to the west; the Union Pacific Railroad line to the north; and '/2 mile south of Overland Road on the south. The specific area plan is an addendum to this Comprehensive Plan and places an emphasis on a mix of uses, both residential and commercial; new employment areas; higher density residential; a planned collector road network; and design guidelines. It is important to note that the Ten Mile Interchange Specific Area Plan (TMISAP) uses different land use designations than the rest of the FLUM. While there are some similarities (for example Low Density Residential), there are also new designations which do not exist outside of this Ten Mile area. Development within Ten Mile area Mixed Use designations should be designed consistent with the Functional Integration principles herein. The TMISAP was adopted as an addendum to the City of Meridian Comprehensive Plan on June 19, 2007, by Resolutions Numbers 07-563 (Map) and 07- 564 (Text). Development in the Ten Mile Interchange area will also be reviewed using the TMISAP. See the Ten Mile Interchange Specific Area Plan for more details of this area. 16 F1 EXHIBIT D: APPENDIX F [198] Appendix F: Mixed Use Examples A. Mixed Use Concepts with Additional Annotation The following images are colorized versions of the mixed use concept included in the Land Use section of the Comprehensive Plan. These colorized concepts include additional annotation styles that more closely align with aerial examples of real mixed use projects in Appendix F, Section B. These are intended to better identify different building types, and to correlate design features with actual mixed use projects. The following definitions may be helpful when reviewing these concepts: • Points of Interest: Generally intended as public spaces such as an urban plaza or small park, but may also be a historical site, a building with architectural interest, a landmark with significance, or some other unique visual point of interest. • Primary Local Corridor (Visual and Physical): The main transportation and/or visual corridor linking the area; size is relative. When depicting a roadway, the cross-section is context sensitive to the adjacent land use. This could be considered the main thoroughfare or feature. • Secondary Local Corridor (Visual and Physical): Secondary transportation and/or visual corridors linking the area; size is relative. When depicting a roadway, the cross-section context sensitive. This is often shown as pedestrian connections but may also be secondary vehicular to highlight pedestrian prioritized areas. 1 Fl-991 FA1 Mixed Use Concept Color Diagram with Markup J I4 I I_I I I -L -a Continuous Traffic calming _ Pedestrian�-- features Corridors S Diverse 'Housing Types I-- Tree-lined roads with] — parking as product a' ' W type transitions ■ _ ■ Shared, -- ■ " ■ v oCentralized Retail,Office,or j ■ ■ '� open Space Service Uses —j Grid Layout ■ ~� - . . . ■ ■ ■ ■ ■ I Street Oriented Design r Layout ® Retail or Office � Office,Live-work, r+ _ LEGEND or Townhouses fLj�- Points of Interest 8 Townhouses or Condos --2 Multiple , Primary Local Corridor Multi-family non-residential - (Visual or Physical) Residential product types "Z� — Secondary Local Corridor Single-family (Visual or Physical) Residential Note: See Chapter 3 Evolving, Land Use, Mixed Use for companion graphic. FA2 Mixed Use Neighborhood Concept Color Diagram with Markup Office or Service uses Direct Neighborhood I L \ ® Retail/Services Connectivity ( - uses Multi-family 1 Residential Integrated Urban - Plaza(s) 0 49. - LEGEND Points of Interest Primary Local Corridor i -o (Visual and Physical) 5uppart for variety of Secondary Local Corridor neighborhood (Visual and Physical) suportive uses Note: See Chapter 3 Evolving, Land Use, Mixed Use for companion graphic. 2 200 FA3 Mixed Use Community Concept Color Diagram with Markup Preference for ' , ❑ Retail,Office or fronting units with 1 Service Uses on-street parking for . _ �� it Retail Anchor new developments __ ❑ Multi-family ❑ Single-family Direct Neighborhood Residential Connectivity M 3' �4. Neighborhood uses and integrated open space that ... "hold the corners"with LEGEND I_ © k inward facing focus. Points of Interest 07 . 999 Q� ® 0 Support for a variety of Primary Local Corridor community uses clustered (Visual and Physical) around shared urban — _ _ amenities LA-QSecondary Local Corridor (Visual and Physical) F_ Note: See Chapter 3 Evolving, Land Use, Mixed Use for companion graphic. FA4 Mixed Use Regional Concept Color Diagram with Markup Retail — Traffic Calming Features Retail or Service Neighborhood Connectivity ® UsesVT 4 a ❑ Office or a Multi-family ❑ ' Single-family Residential _._-0 "� o--�.0 O � Support for variety of user types and configuration, 5 retail and services o LEGEND Clustered uses around a shared amenities Points of Interest --� 0q�_ 4 ' � Q Primary Local Corridor (Visual and Physical) � � I' � c Limited pedestrian drive aisle conflicts Secondary Local Corridor (Visual and Physical) (� 1 4 Note: See Chapter 3 Evolving, Land Use, Mixed Use for companion graphic. 3 201 B. Mixed Use Project Examples Images on the following pages include aerial and street view photo examples of mixed use projects. These images are intended to supplement conceptual graphics included in Appendix F, Section A, and the general text of the Comprehensive Plan. Reference points on aerial images indicate the location of any companion street view examples. These examples are all real-life, developed, unique projects with locations and land development policies that vary across the Country. 4 F202] ( �• •�fT .R, Public ""'N,,,,� Library`' Public �; ♦ �l Multi-story,Neighborhood - � School • � - L Scale"Main Street"Buildings 5'91 IL Variety of Street View non-residential -� Reference Location building types—,- , a� hoc► v _ j_.�t " Variety of z " residential G product types r Building modulation with Shared additional outdoor spaces Outdoor space " Mufti-story 'MEOWN�m- A IF structures ayrFIR ��,j Eastsid Lan scapedMedians f - ' _ = � ddW '° - Pedestrian scale _-..� architecture and features ■ Qn-street Parking Street Furnishings Essential Services Prioritized Pedestrian Variety of non-residential (e.g.-grocer) Connectivity(Limited building types and use Conflicts) r support ' 1 jILI t Centralized and heavily 1 _ amenitized open space • ;�.�. Street View`s Roadways and Reference alleys used as - Location transitions ; Variety of Residential,,. Pathway product types Node �a �!_��-- Amenitized Linear Open Space Housing fronting unobscure ,shared community amenities - is ? •3 1 .�� '.��s�' �r _ Buildings with structural modulation and transitional - landscaping to streetscape Centralized community r Vr "open space with variety of - *i '" �nor hardsca a amenities - Detached sidewalk Dn-street Parking V > q wl Landscape buffers with tree canopy and decorative lighting FB3 Bethany Mixed Use Area di ';Connected " -"' ' Amenities �� ` CommerciaLAnchor � _• ` ' 4Backage Road ;�, � ' !- .. Hold the Corners � " � - Central Commons - c��a�l�"Main Street" '- �:- " P, ND Variety o€non-residential ;� Connectivity huilding types '` ti `� Secondary Tier Commercial % �, i, Points of Interest Essential studios,spa,etc.) ;, : Primary Local „ (Visual , Physical) � (e.g.-grocer) u;' I ;` �' �T /' � �• �� Y` �► Ah, Spmonclary Local MT ridor(Visual and Source: Goog/e Earth Pro, Bethany Village Mixed Use Area, Bethany, Oregon Vertically integrated huilding U (residential off-street parking in rear) � Pedestrian scale � � architecture brought to streetscapeedge Community AnchoSource: Google Earth Pro, Bethany Village Mixed Use Area, Bethany, Oregon F 05] "Main Street"oriented design focus with on-street parking,tree wells, Transition to mid-hox anchor and streetscape amenities. and more auto-oriented uses 1 4• \ LEGEND Points 1Interest Ag Transitional Local t ,A t Local Corridor Roadway with diversityPrimary - .. - -,. - (Visual an1 Physical) ;;,.,;<;, of fronting homes � Secondary Local Corridor 111Io gel a� � 1 ' Centralized s on *� " Diverse ' �t Themes —:— Housing Types _ f' ,. - `�# JA Multiple Nan-residential product types -_ Street View Reference f �( ��... / Location � �-• \III =' Visually r Anchored r Amenities f u J - Pedestrian scale focus with patios, Y;,k\ `'hardscape,planted landscape ; 406ri� 16w and tall columns,and i� Y ✓� t multi story architecture; �`J�A•,vaR�tis fir• ,fig I,j�� iiP� a Salon Ba �.. �. Entrance to courtyard parking Wide sidewalks and Traditional midblock crossings neighborhood design building setbacks - Vertically Integrated Streetscape Furnishings Building(s) Main Stree ' r t Elements, - p Grid Layout �. �. Public Open - �* Space.Dining ` Internal Parking Street View Reference Location Diverse �. I I Housing Types ,IC I4 �\ 1 1 11 - Essential Services -grocer) • — ••• — • • :• • �• • • •• • •• :� • • : • � 1 r pp r�z •sue � �.�:,�. _,_ I .I —WA mentizied shared plaza(urban j space)for retail,services, ara I� ' Pedestrian Arcade office,and residential usesJ. "Main Street"oriented desig focus with on-street parkin t e - wells,detached sidewalk � = - pedestrian scale chit-ecture.11 '1. Streetscape Furnishings "� .; " C. Public Spaces, Node, and Link Examples The following images are examples of pathways and public spaces that may be appropriate in mixed use areas. These are organized by interconnected nodes and links. Nodes are often places of respite or of focal activity, and activated with amenities that usually include constructed hardscape or play elements. Links are features such as pathways or linear spaces connecting nodes, usually visibly, and in a meaningful and interrelated context. These examples are all developed in unique projects with locations, environments, and land development policies that vary across the County. However, the design nodes and links depicted may be replicated in similar settings within Meridian. NOTE: For the draft version below, text is located below the image, for suggesting revisions and to track changes. Final text will be overlaid on the images instead (and likely integrated into metadata). 10 F208] re 46�7lJj*'��y f^j�rs �/d ,y� �*+1 � ��' � � � e,�;i• y+: ;�. �'lYP 14�R dP i."ttf"'A�"r l �/ !/P �'.r. +r i �f�!r •rP.! IM i y.;r+ - '.rl�:r,�) i�� '�•`�.. '� IAd, idA��44'+�a ,��j� ',r. rJ /{%�a,,, r ,1 4 •tJ� sgr e e',.. add' :• 6 s" Xl: .47 y ` � VI Jul .• .OF P V1 t1. —3 _ •,,. 1• FC2 Link, Pathway Link f r -t y- Thematic pathway bridge provides architectural character integration of the pedestrian network into the surrounding development amenities. Source: Google Earth Pro, Caldwell, Idaho 43°40'2. 1ON, 1 16°41'23.73"W. [Accessed June 2023] 12 F210] FC3 Link, Shared Purpose Pathway Corridor S. t Pathway links can be accommodated in areas where development is otherwise difficult, but should be attractively improved and integrate thoughtfully into the overall site design and mix of uses. Source: Google Earth Pro, Lincoln, California 38°51'51.35"N, 121°l 9'0.91 W. [Accessed June 2023] 13 F211] FC4 Link, Linear Urban Open Space t Via" ti M - Linear open spaces may not only follow naturalized amenities, but also external to developments and include integration with streetscape and utilized as shared open space. Source: Google Earth Pro, Baccus Park Streetscape, Plano, Texas 33°4'54.47"N, 96049'14.81"W. [Accessed June 2023] 14 F 12 �� �,• �I. 7.-,.�+- ` �+I�`+'^ 4 .�.,'s�,"���� e,.T�is ,. .e"�� .-ter ."sY'�� � tky�,.�, +s+c y� ����k�dr,.. � ��Su��j�,`'r ai '�.. t, •�'M�'f&• � ,`` t s ��.�.. FC5 Node, Urban Plaza Open Space nil Urban Plazas provide both permanent constructed features along with planted materials, and include year-round seasonal interest. Lighting, protected spaces, shade, and places for both social experiences or quiet escape are important. Source: Google Earth • BaccusPark, • • Texas96�4• • [Accessed June 2023] FC6 Node, Micro Plaza on Neighborhood Pathway �14 ' ITY mo pt� qqk i.? i' i Xy v Pathway node with highly contextual, permanent constructed features. Pathway link meanders across visible open space towards an activity node (see Figure 1`132). Source: Google Earth Pro, Magnolia Mixed Use Project, Hillsboro, Oregon 45°31'56.05"N, 122-52-21. 10"W. [Accessed June 2023] 16 ■ FC7 Node, Shared Open Space 1 1 Community open space shared among multiple developments and benefiting both local residential and employment uses. Shared space increases opportunities for improved location, increased size, and additional amenities, and enhances identity for a neighborhood. Source: Google Earth Pro, Gramercy Park, Meridian, Idaho 43°35'8.47"N, 1 16°21'43.52"W. [Accessed June 2023] 17 F215] FC8 Node, Non-residential Open Space Gateway Dr '7" .d�11040 lilt t �y ! Non-residential open space can be used to integrate development signage, raise awareness and improve identity, create amenities for restaurants and other specialized services, and serve to enhance the destination appeal of retail and service uses. Source: Google Earth Pro, Lincoln Gateway, Lincoln, California 38°53'4. 16"N, 121017'35.24"W. [Accessed June 2023] 18 F 16 i [Accessed June D. Other Examples The following examples are a variety of public space examples with unique features, such as having special functionality or in serving alternative transportation. 20 F218] FD1 : Urban Spaces, Flexibility or Dedication Wm- _a Community plazas can often have a focus, such as hosting community events. Conversely, spaces can also be designed with flexibility to address a variety of needs. Flexible spaces should still be intentional in providing a diversity of amenities. Source: Google Earth Pro, Midtown Plaza, Carmel, Indiana 39°58'32.49"N, 86° 7'45.03"W. [Accessed June 2023] 21 F 19 FD2: Urban Spaces, Multifunctional �N p yYe.i^ •� i. 1. is Community plazas can serve multiple purposes. For example, the lines of delineation between weekday parking and special weekend event expansion can be seamless, and without sacrificing amenities for daily users or unique community features. Source: Google Earth Pro, Newman Plaza, Newman, California 37'18'55.59"N, 121' 1'20.06"W. [Accessed June 2023] 22 F 20 FD3: Urban Spaces, Interior and Exterior Integration .� Y� A Community plazas can serve as extensions of interior spaces such as libraries, community centers, and other civic places. Integration should positively influence site design and benefit the larger community when not programmed. Source: Google Earth Pro, Oakdale Community Center, Oakdale, California 37045'56.51"N, 120050'54.92"W. [Accessed June 2023] 23 F221] i 5e ., :+.. - 3:.J J. �,_ YI IINI ii ��� � a ;•��' G R s'� ♦ K•A y+ �� � •�! t ~ ' p fir-. � 1 (`_ 1 I�Y' 1! +��' - yes^-` a 4 �. � �� •c�'� ,®� -' it r• ��� ...t �� :-� L. AZ ���c • • •0 [Accessed FD5: Shared Neighborhood Spaces T r I� 1 ✓r�pi A variety of housing products are desired to support a range of housing preferences and opportunities. Garden homes share common area of a size that would often be unavailable for any single owner alone. Source: Google Earth Pro, Daybreak, Utah 40°32'36.00"N, 1 12°O'20.72"W. [Accessed June 2023] 25 F 23 D•: Public-Private Integration Integrating development opportunities with public streetscape increases opportunities to enhance visibility and contributes to identification and branding. Architecture and landscaping should also consider site and regional context. Source: Goog/e Earth Pro, Daybreak, Utah 40'32'48.65"N, 112'0'8.62"W. [Accessed September FD7: Active • • Public TransportationAlong y LinearOpen Space Linear open space can seamlessly serve pedestrians, alternative transportation, the business environment, and local residents. Activation of public spaces with amenities is essential to supporting a variety of both non-residential and residential uses. Source: Google Earth Pro, 161hStreet Mall, Denver, Colorado 3944'40.02"N, � a�� aJ "R •, �` - = � I \Cis # f � r 1 • 1 [Accessed September 2023]. • - of Irevitalization •and reconstruction • on-going. FD8: Public Transportation & Shared Mobility A," I AM.-, wffir Mixed use areas should include public transit stops or other opportunities for shared mobility. Transit stop features should consider bus pullouts, shelter, and safety lighting, Other shared mobility features should include and integrate opportunities for safe and visible access, charging, and storage. Source: Google Earth Pro, Sunset Transit Center, Beaverton, Oregon 45030'36.55"N, 122°46'53. 16"W. [Accessed September 2023] 28 F226] E IDIAN;--- Applicant Presentation Comprehensive Plan Brian McClure, Comprehensive Associate PlannerDecember 7, 2023Planning & Zoning Commission Mixed Use Text Amendment Overview RecommendationAdditional Recommended ChangesOverviewWhat’s Been Done ProcessPurpose & NeedBackground Background originally approved plan.policies and references, to the No text amendments, outside of –priorities.2023, August. Amendment to policy –Conditions Report 2022, by reference.2022, October. Adopted Existing –reference.adopt Fields Subarea Plan by 2021, December. Amendment to –priorities to policies.2020, September. Amendment to add –December 17, 2019Comprehensive Plan Adopted  Purpose & Need designations.Commercial Office or Very limited elements that Staff look for.process. Common policy related Improve consistency In the review –Provide more transparency Process becomes drawn out–Reduce risk through entitlementnot resonated with intended usersUnorganized list of needs that have –Clarify Expectationscritical servicesMissing and losing opportunities for –of land usesEnsure/preserve for a healthy balance  Process Dedicated website for comments–shared on social mediaShared with development partners and Economic Development StaffReview by Current Planning and comments and feedback.Significant changes based on –and agency partnersReview by experienced professionals text/visionupon, considering current -Built–range staff developed concepts-Long What’s Been Done Mixed Use Project•Mixed Use Area•Terminology–Consistency with Ten Mile Plan (TMISAP)–Provided more consistent metrics–guidelines)Reduced duplication of principles (text –with structureGraphic illustrating process, that aligns –Provided more context for need–in-Lead–Intro–Restructure Mixed Use Section What’s Been Done (cont.)Other Examples–Public Spaces, Node, and Link Examples–Mixed Use Project Examples–AnnotationMixed Use Concepts with Additional –Appendix F: Mixed Use Examples Overview (Structure)New Section & Flow Chart Reference–(next slide)Flow Chart Reference –New Sections–Key:TMISAPI, -NR, MU-R, MU-C, MU-N, MU-MU•categories-Mixed Use Sub–Holistic Design•Integration of Uses•Functional Integration–Generalize Land Use Types•Location•The Value of Mixed Use•General Overview–Mixed Use Land Uses Note: Graphic reflects naming revisions proposed in the Staff Report.Overview Original (part of existing text)Supplemental Graphic Additional Graphic Examples Additional Recommended Changes(additions)underline(removal) and through-strikeAll changes in –Staff support.Verbal or written comments received during the public comment period, and which –Recommended by Staff (as a result of fresh eyes, time, etc.).–staff. These include:range planning -The following revisions to the CPAT originally submitted by long Additional Recommended Changes the “Overview” SlidePreviously Shown on \[~Revised Graphic~\]Clean Copy.Mixed Use Changes, heading, page 3 of Under “Location” .the City’s websitea third party and is available via Sterling Codifiers is maintained by to most effectively implement this Plan. Meridian’s online City Code already approved through City ordinance, but may require updates implement the City of Meridian Comprehensive Plan. These tools are The following table lists existing tools which will be utilized to formatted PDF.Page C of adopted, CommentChangeLocation Covered in staff report but not part of original submittal.–Additional Staff Changes Additional Recommended Changes submittal.prior to Staff Report received feedback In response to N.-O, and C-C, L-R, TN-15, TN-R8, -scale uses. Sample zoning includes: R-appropriate neighborhoodshops, schools, parks, churches, clubhouses, public uses, and other scale professional offices, gift -salons/spas, daycares, neighborhoodwork spaces, dry cleaner/laundromat, -integrated buildings, livecream shops, vertically -grocers, drug stores, coffee/sandwich/icefamily developments such as fourplexes, neighborhood -multiscale -small, condominiumsaccessory dwelling units, townhouses, family homes with -family homes, single-loaded single-alleyhomes, family -singleN areas include: -Sample uses appropriate in MUChanges, Clean Copy.page 9 of Mixed Use Neighborhood” heading, Under “Mixed Use submittal.prior to Staff Report received feedback In response to future land use designation.with a Mixed Use, projectsdevelopment typically be required for annexation or rezone request, a development agreement will conceptual plan for the larger mixed use area; during an A Mixed Use project should be developed with an overall master or Clean Copy.Mixed Use Changes, Uses” heading, page 5 of Under “Integration of CommentChangeLocation (Clean version)Continued from previous slide. Additional Recommended Changes* To discuss, specificallyn/ato the…savailability of goods and servicethe purpose and intent statements, including Ultimately, any mixed use project must work towards page 7.Categories” heading, -Under “Mixed Use SubGrammarn/acommensurate levels…haveshould requirespercent of an overall mixed use area High intensity residential (higher density or significant Uses” heading, page 5.Under “Integration of *Grammarn/asections…-in these subdTo be successful, the principle outlinepage 4.Integration” heading, Under “Functional Grammarn/abe…will which followfollowingsections -Holistic Design subThe principles described in the Integration of Uses and page 4.Integration” heading, Under “Functional Grammarn/ahomes…edhomes, and alley loadfamily with accessory dwelling units, patio -singleA variety and mix of residential types are desired, from heading, page 1.Under “General Review” GrammarCommentChangeLocation (Clean version)Category In Response to comments provided by Brighton Corp. on November 29, 2023–Additional Staff Recommended Changes based on Public Comments Additional Recommended Changes* To discuss, specificallyn/a20% of the mixed use area.is should comprise office, office, clean industry, or entertainment uses -lightretail commercial uses such as -onNnThe minimum for 12.Regional heading”, page Under “Mixed Use Grammarchanges.deleted with other should have been draft; “are required” added in a previous “should” was actually .are requiredof the development areaspaces and places should comprise a minimum of 5% public -Supportive and proportional public and/or quasipage 10.Community” heading,Under “Mixed Use GrammarA, Glossary of Termsnew text to Appendix Change is to add the demand services.-onsharing systems such as car, bicycle, or scooters, and Solutions vary, but examples include various ride destinations likes places of employment or residence. from a transportation hub, such as a bus stop, to final the last leg of a transportation movement –Last Mile of terms).solution is in the glossary page 9 (reference text; Neighborhood” heading, Under “Mixed Use Question*n/a60% of the…30% and between Residential uses should comprisepage 9.Neighborhood” heading, Under “Mixed Use GrammarCommentChangeLocation (Clean version)Category Continued from previous Additional Recommended Changes* To discuss, specificallyn/a.usesproductssupport of other adjacent employment oriented in dFood services and restaurants are encourageResidential”, page 14.-Under “Mixed Use NonGrammarCommentChangeLocation (Clean version)Category from previous slide.Continued  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. 1 O Where you Live o ° Enhanced • O Well-being O Where you Where you ' Work Spend Time Figure 3A. Diagram Conceptualizing 3rd Place Location In developing the Comprehensive Plan, the City has typically designated Mixed Use in areas of higher visibility (such as along arterial roadways). These Mixed Use areas identified on the Future Land Use Map vary in size, intensity (both residential and commercial), and consider the visibility of the planned transportation network, number of residences planned within mixed use designation service areas, and location relevant to other commercial opportunities. The locations are intended to provide Meridian residents with a variety of opportunities for housing, leisure, activity, and commerce. Attractive and convenient prioritized elements such as multiuse pathways are paramount to functionally reducing impacts to the transportation network through proximity and density of services. Contiguous Mixed Use identified areas that are bisected by an arterial or highway are considered separate and independent areas for use and design integration and will be evaluated independently of each other. 2 Anatomy of a Mixed Use Project u Mixed Use Land Uses O d '0 c aD rn N p > c u c CFunctional 'D N L 0 Integration Holistic Design r as o V v Mixed Use Designation Integration (Sub-category) of Uses Overall Master Plan or Conceptual Plan Example Example Example Commercial Type Residential Office Type Civic Type Residential Type Type Figure 3B. Anatomy of a Mixed Use Project Generalized Land Use Types For the purposes of the Mixed Use section, the City identifies five different generalized land use types: 1. commercial (includes retail, restaurants, daycares, etc.); 2. office; 3. residential; 4. civic (includes both public and quasi-public open space, for leisure, active play, or enhanced natural spaces); and, 5. industrial. All development in Mixed Use areas shall fall within one of these five generalized land use types. Land uses requiring industrial zoning are discouraged in mixed use areas with existing or expected residential uses. However, if the developer can demonstrate that industrial uses are compatible and appropriate, the City will consider industrial uses when proposed as part of a larger Mixed Use conceptual plan. 3 Metrics referenced within the mixed use text, such as minimum or maximum coverage area, are describing gross area. Generally, gross area would include all portions of features supporting the land use type (e.g. - parking and open space associated with residential). Vertically integrated units count towards the primary building use type, to ensure balanced impacts and benefits. Connectivity Single Family Residential Townhouses ' or Condos oca or ollec or Road Open Space o , Multi-family 76 _ o — Transit I Stop Office, J Live-work,or I Townhouses '° a_ J� Commercial/ Retail Core Office or Service Use I I . �ja — -- Plaza/Open Space Arterial Road Figure 3C. Mixed Use Concept Diagram. See also Appendix, Figure FA 1 for Color Diagram with markup. Functional Integration As the City reviews development applications for consistency with the Comprehensive Plan, the principles described in the Integration of Uses and Holistic Design sub-sections following will be considered in all Mixed Use areas unless otherwise noted. To be successful, the principles outline in these sub-sections must be considered as interrelated features serving as the basis of plan design. They must function together, not as individual components. Helpful diagrams, photos, and other exhibits are cross- referenced after many principles, and included in Appendix F to illustrate the concepts. 4 Integration of Uses A variety of uses, both residential and non-residential, are critical in successfully creating spaces that are unique, distinctive, and attractive. Successful projects reduce vehicle trips for nearby residents and/or visitors by having frequent, accessible and safe pedestrian connections. Residential and non-residential areas should typically feel cohesive, as one neighborhood, even when developed across multiple properties over multiple years or by different developers. To properly develop a mixed use project, the following principles should be integrated into the design: - A Mixed Use project should be developed with an overall master or conceptual plan for the larger mixed use area; during an annexation or rezone request, a development agreement will typically be required for developments with a Mixed Use, future land use designation. - Mixed use areas should include at least three land use types within a designation. Exceptions may be granted for Mixed Use designations smaller than 10 acres on a case-by-case basis. Individual projects within a large mixed use designation area may not warrant a mix of uses, provided compliance with a larger vision and integration of uses. - High intensity residential (higher density or significant percent of an overall mixed use area) requires commensurate levels of employment or other non- residential elements supporting residents and reducing local vehicle trips (see specific allowances of residential and non-residential within each sub- category). - A mixed use project should inherently support the need for neighborhood and community services such as recreation centers (e.g. -specialized gyms), daycares, and office (e.g. -professional offices). Some of these uses do not need prominent arterial road visibility to be successful, but instead rely on strong connectivity and access nearer to residential and employment areas. See also figures: am, IM, Im. - Community-serving facilities such as hospitals, clinics, churches, schools, , civic buildings, or public safety facilities are expected in most mixed use developments thereby reducing extraordinary service and transportation network impacts. - Supportive and proportional outdoor public and/or quasi-public spaces and places including, but not limited to, parks, plazas, outdoor gathering areas, linear open space, and schools are expected. These areas may be located in spaces between residential and non-residential uses to provide both integration and transition between uses. Outdoor seating areas at restaurants are not considered supportive public spaces unless integrated into shared open space, natural amenities, and interconnected with cohesive pathway elements. See also figures: Holistic Design The design of quality mixed use areas is not accomplished by merely including a variety of land use types, elements and features, but by the manner in which such elements 5 and features are seamlessly integrated towards the purpose and vision of mixed use. The uses and site elements of a proposed mixed use project should be designed foremost around the idea of visible, attractive, and accessible destinations. The designer(s) must purposefully layout features to create focal elements that are visibly and physically linked within a development, to ensure that residents and employees have prioritized access to the places and services of most interest. The following design principles should be thoughtfully considered as part of a project within a mixed use area: - Mixed use areas should be centered around spaces that are well-designed public and quasi-public centers of activity. Spaces should be designed with community supportive purpose, incorporate permanent design elements with features to promote frequent use, and support amenities that foster a wide variety of interests ranging from relaxation to play. These areas should be strategically integrated into the overall development, interconnected with meaningful points of interest, prioritize pedestrian infrastructure, be highly visible and accessible, and designed to enhance both the adjacent uses and larger mixed use area. See also figures: IM, TE, RE - In developments where multiple commercial and/or office buildings are proposed, the buildings should be arranged to create some form of common, usable area, such as a plaza or green space. See also figures: EM IS - Open space should be purposeful in supporting a visible community and utilized to enhance synergies between residential and non-residential uses. See also figures: 7m, ME, I. - Open space should be prioritized along natural or naturalized amenities (i.e. creeks and canals), integrated with pathways and pedestrian corridors, and located away from site features that may obscure visibility and attract dangerous or illegal behavior. See also figures: ®, ®. - Commercial drive aisles should contemplate a pedestrian friendly built environment with a minimal number of conflict points, and should be oriented so that aisle ingress and egress is generally parallel to multiuse pathways, sidewalks, and linear open space. Drive aisles supporting primary pedestrian connectivity for a site should include planted and/or hardscaped parkway treatment, or other enhanced separation with both aesthetic and safety benefits. See also figures: ME - All mixed use projects should be accessible to adjacent neighborhoods by both automotive and alternative-vehicular transportation opportunities. Pedestrian circulation should be convenient and interconnect different land use types. Vehicle connectivity should not rely on arterial streets for neighborhood access. See also figures: M U, is, Im. - A mixed use project should be designed to support alternative transportation such as public transit stops, park-and-ride lots, other ride sharing services including auto, bike, or scooter, and/or other innovative or alternative modes of transportation. Alternative transportation improvements should be 6 integrated as functional, convenient, and comfortable spaces. Electric charging stations for a variety of transportation modes is encouraged. - Non-residential buildings should transition to and compliment adjacent residential buildings in mass and form, and include safe and meaningful mitigation for operational impacts such as loading docks, storage, and outdoor equipment. See also figures: 72, 0. - Transitions between different residential product types and dissimilar land uses should include the use of use alleys, roadways with landscaped parkways, or highly connected open space. The use of barriers such as closed vision fencing or walls that limit connectivity and reduce visibility are typically not appropriate as transitions. See also figures: IM, OM. Mixed Use Sub-Categories There are five designations (sub-categories) of Mixed Use that are identified throughout the City of Meridian and the Meridian Area of City Impact: Neighborhood, Community, Regional, Interchange, and Non-Residential. This section further describes the purpose, intent, and development design principles for these designations. In addition, there are three sub-categories of the Mixed Use designation that are solely permitted in the Ten Mile Interchange Specific Area: Commercial, Residential, and Lifestyle Center. For more detailed descriptions of the land use designations in the Ten Mile area, see below, and also the Ten Mile Interchange Specific Area Plan. Every mixed use designation includes a specific range of densities and coverage that generally allow for a mixed use area to realize a diversity of use types and to achieve its stated purpose. Recognizing the dynamic nature of mixed use areas, additional flexibility is afforded to these ranges through other referenced policies. Ultimately, any mixed use project must work towards the purpose and intent statements, including availability of goods and service to the community, and must offset impacts by providing quality of life opportunities not typically achievable through other single use areas of the City. The base land use coverage ranges are a starting point, with exceptions expected to include justification not on current market conditions, but the health and wellbeing of the community, and the market potential and buildout over time for the service area of each mixed use designation. Conditions may exist within some mixed use areas that influence these metrics. For example, significant grade and access limitations may better support reduced intensities. Other land, with high visibility and access, may for example represent an opportunity to provide increased acreage for large employment, or reduced residential ratios when a service provider acquires significant prime acreage. However, examples like these shall not be used to justify increased residential intensities outside of the specific allowances that are described within each mixed use designations. Mixed Use Neighborhood (MU-N) The purpose of this designation is to allocate areas where neighborhood-serving uses and dwellings are seamlessly integrated into the urban fabric. 7 The intent is to avoid predominantly single-use developments by incorporating a variety of uses. Land uses in these areas should be primarily residential with supporting non- residential services. Non-residential uses in these areas should be smaller scale and provide goods or services that people typically do not travel far for (approximately one mile) and need regularly. Employment opportunities for those living in the neighborhood are encouraged. Connectivity and access between the non-residential and residential land uses is particularly critical in MU-N areas. Tree-lined, narrow streets are encouraged. Developments are also encouraged to be designed according to the conceptual MU-N plan depicted in Figure 3D. Single Family Residential o Apartments, 0 Four-plexs or Duplexes o ® q Plaza Area 75 O J -O Office or Service Use 4 0 4 Collector Road Figure 3D. Mixed Use Neighborhood Concept Diagram. See also Appendix, Figure FA I for Color Diagram with markup. See also Appendix, Figure FA2 for Color Diagram with markup. In reviewing development applications, the City will consider the following items in MU- N areas: - Development should comply with the Functional Integration principles for development in all Mixed Use areas. 8 - Residential uses should comprise 30% and 60% of the development area, with gross densities ranging from 6 to 12 units/acre (of the residential area). - Multiple residential product types are desired within a single mixed use area. See Sample uses appropriate in MU-N areas, below. - A street pattern grid is encouraged for residential areas, and most blocks should be no more than 600' long, similar to Old Town; larger blocks are allowed parallel to arterial streets and integration of natural features is encouraged. - Supportive and proportional public and/or quasi-public spaces and places should comprise a minimum of 10% of the development area. - Where the development site has transit available or stops are planned, an additional 10% of the site may be dedicated to residential uses. Alternatively, this bonus may be applied where the development site is within one-mile of planned transit stops or an identified employment area, and where last-mile transportation features are incorporated into the site including thoughtfully located and integrated ride share parking, commensurate with potential trip capture. Other innovations to reduce traffic and/or parking impacts and capture local trips may be considered. - Sample uses appropriate in MU-N areas include: alley-loaded single-family homes, single-family homes with accessory dwelling units, townhouses, small- scale multi-family developments such as fourplexes, neighborhood grocers, drug stores, coffee/sandwich/ice-cream shops, vertically integrated buildings, live-work spaces, dry cleaner/laundromat, salons/spas, daycares, neighborhood-scale professional offices, gift shops, schools, parks, churches, clubhouses, public uses, and other appropriate neighborhood-scale uses. Sample zoning includes: R-8, R-15, TN-R, TN-C, L-O, and C-N. Mixed Use Community (MU-C) The purpose of this designation is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban fabric. single-useThe intent is to integrate a variety of uses, including residential, and to avoid mainly - . - Non-residential buildings in these areas tend to be larger than in Mixed Use Neighborhood (MU-N) areas, but not as large as in Mixed Use Regional (MU-R) areas. Goods and services in these areas tend to be of the variety that people will mainly travel by car to, but also walk or bike to (up to three or four miles). Employment opportunities for those living in and around the neighborhood are encouraged. Developments are encouraged to be designed according to the conceptual MU-C plan depicted in Figure 3E. 9 r - - Single Family Residential Apartments, L. L L L_�_ Four-plexes o or Duplexes -- a " Office, Local or Collector Road Day-care or v Service Use NI Integrated Plaza Area Office or Service Use _ o C1 Retail Use Arterial Road Figure 3E. Mixed Use Community Concept Diagram. See also Appendix, Figure FA3 for Color Diagram with markup. In reviewing development applications, the City will consider the following items in MU- C areas: - Development concepts should comply with the Functional Integration principles for development in all Mixed Use areas. - Residential uses should comprise between 20% and 50% of the development area, with gross densities ranging from 6 to 15 units/acre (of the residential area). - Supportive and proportional public and/or quasi-public spaces and places should comprise a minimum of 5% of the development area are required. - Where the development site has transit available or stops are planned, an additional 15% of the site may be dedicated to residential uses. Alternatively, this bonus may be applied where the development site is within one-mile of planned transit stops or an identified employment area, and where last-mile transportation features are incorporated into the site including thoughtfully located and integrated ride share parking, commensurate with potential trip 10 capture. Other innovations to reduce traffic and/or parking impacts and capture local trips may be considered. - Sample uses appropriate in MU-C areas include: All MU-N categories, community scale grocers, clothing stores, garden centers, hardware stores, restaurants, banks, drive-thru facilities, auto service station, retail shops, and other appropriate community-serving uses. Sample zoning includes: R-15, R- 40, TN-R, TN-C, C-C, and L-O. Mixed Use Regional (MU-R) The purpose of this designation is to provide a mix of employment, retail, residential dwellings, and public uses near major arterial intersections. The intent is to integrate a variety of uses together, including residential, and to avoid predominantly single use developments such as a regional retail center with only restaurants d other commercialuses. Developments should be anchored by uses that have a regional draw with the appropriate supporting uses. For example, an employment center should have supporting retail uses; a retail center should have supporting residential uses as well as supportive neighborhood and community services. The standards for the MU-R designation provide an incentive for larger public and quasi-public uses where they provide a meaningful and appropriate mix to the development. The developments are encouraged to be designed consistent with the conceptual MU-R plan depicted in Figure 3F. 11 Single Family Residential Office or Hospitality a Retail or Service Use o Local or Collector Road ova. a o Residential 71 Office Park/ -- — Q or Office Headquarters Integrated Plaza Area �—� v Retail 4 CO 74 QV � IIS Arterial Road --------------------------- Figure 3F. Mixed Use Regional Concept Diagram. See also Appendix, Figure FA4 for Color Diagram with Markup. In reviewing development applications, the City will consider the following items in MU-R areas: - Development should generally comply with the Functional Integration principles for development in all Mixed Use areas. - Residential uses should comprise between 10% and 30% of the development area, with gross densities ranging from 6 to 40 units/acre (of the residential area). - The minimum for non-retail commercial uses such as light-office, office, clean industry, or entertainment uses, is 20% of the mixed use area. - Retail commercial uses should comprise a maximum of 50% of the development area. - Where the development proposes public and quasi-public uses to support the development, the developer may be eligible for the following additional coverage area bonuses for retail or residential development (beyond the base allowance): 12 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. 13 I I Office,Light v ¢ Distribution or Service Uses 0 Light Manufacturing or Warehousing v' I Existing Industrial Local Road Use Single Family Residential -0 o — �' Q O CPO W . Office or ®— Service Use Office or Retail Infill Arterial Road Figure 3G. Mixed Use Non-Residential Concept Diagram. In reviewing development applications, the City will consider the following items in MU- NR areas: No new residential uses will be permitted (existing residential may remain). Development is not required to comply with the minimum number of use types in the Functional Integration principles; only two use types are required. - There is neither a minimum nor maximum imposed on non-retail commercial uses such as office, industry, or warehouse uses. Food service and restaurants are encourage in support of other adjacent employment oriented product. A transitional use such as professional office or public/quasi-public plaza is encouraged on the perimeter of the MU-NR areas between any existing or planned residential development. Sample uses, appropriate in MU-NR areas would include: employment centers, professional offices, flex buildings, warehousing, industry, storage facilities and. Sample zoning includes: C-C, C-G, L-O, M-E, H-E, I-L, and I-H. 14 Mixed Use Interchange (MU-1) The purpose of this designation is to call out areas around SH-16 interchanges, and to acknowledge that this land is very visible. These areas will be served by interchange ramps and restricted local access. There are two SH-16 interchange areas, one located at US 20-26 and one at Ustick Road, that differ from the other Mixed Use categories in that a much stronger emphasis will be placed upon gateway elements and traffic flow/trip generation factors when reviewing new land use applications. Uses in these areas will need to be compatible with the impacts of a freeway interchange. These areas are not intended for high volume trips, either aggregated over the larger planned MU-1 area, or as individual use types. The intention is to protect the immediate vicinity of the interchange from traffic conflicts and shift the high traffic-generating uses away from the immediate vicinity of the interchange to other, nearby areas. In reviewing development applications, the City will consider the following items in MU-1 areas: - Development should generally comply with the Functional Integration principles for development in all Mixed Use areas. - Areas in close proximity to interchanges and interchange ramps (and which are further from public access to major roadways) are not appropriate for residential uses intended for senior care, low-income, or other residents and families that may be more sensitive to noise, emissions, or adversely impacted by increased travel times to essential services. - Land uses within the MU-1 areas and adjacent to the SH-16 corridor should be carefully examined for their potential impacts on nearby existing and planned retail and restaurant uses in Commercial and Mixed future land use areas. - A traffic impact study or other traffic analysis may be required for developments in these areas. - Vehicular access points should be located as far as practical from interchange ramps. Future uses should be planned to integrate with a frontage/backage road type circulation system, ensuring high visibility property is able to develop with desired uses such as office or technology/research parks to support the economy,job-base, and reduce local trips on the regional network. - Regional ridesharing, park-and-ride and transit transfer facilities are strongly encouraged. - The SH-16/US 20-26 interchange will be one of only two regional gateways to the City of Meridian for travelers coming from north of the Boise River (the other being Linder Road). As such, buildings, landscaping, and other design features at this interchange should reflect Meridian's heritage, quality, and character. - Examples of uses include schools, post office or library branches, office uses, light residential (low density with minimal trip generation) developments, athletic clubs, and technology/research parks. 15 Ten Mile Interchange Specific Area Plan The City developed a specific plan for approximately 2,800 acres bordered (roughly) by Linder Road to the east; McDermott Road to the west; the Union Pacific Railroad line to the north; and '/2 mile south of Overland Road on the south. The specific area plan is an addendum to this Comprehensive Plan and places an emphasis on a mix of uses, both residential and commercial; new employment areas; higher density residential; a planned collector road network; and design guidelines. It is important to note that the Ten Mile Interchange Specific Area Plan (TMISAP) uses different land use designations than the rest of the FLUM. While there are some similarities (for example Low Density Residential), there are also new designations which do not exist outside of this Ten Mile area. Development within Ten Mile area Mixed Use designations should be designed consistent with the Functional Integration principles herein. The TMISAP was adopted as an addendum to the City of Meridian Comprehensive Plan on June 19, 2007, by Resolutions Numbers 07-563 (Map) and 07- 564 (Text). Development in the Ten Mile Interchange area will also be reviewed using the TMISAP. See the Ten Mile Interchange Specific Area Plan for more details of this area. 16 Other Comp Plan Text Changes Industrial Land Uses This designation allows a range of uses that support industrial and commercial activities. Industrial uses may include processing, warehouses, storage units, light manufacturing, flex, and incidental retail and offices support uses. Sample zoning includes: I-L and I-H. Glossary of Terms Employment Area - An employment area provides a job and employer base large enough to generate agglomeration of ideas and innovation, are dense enough to promote a cohesive and integrated environment with efficient transportation, and include a focus on supporting Meridian families with family-wage jobs. The minimum size of an employment area is 25 acres, it must provide 1,000 jobs with at least 70% that are neither retail or service, and include a minimum of 10 employers. Employment area boundaries align with COMPASS traffic analysis area (TAZ) boundaries. Other verifiable data may be used in substitute for developing areas. Linear Open Space-This type of open space is longer than wide, typically publicly accessible, generally found along canals, creeks, or linking pedestrian-oriented points of interest, and includes tree canopy and other active or passive natural features offset from multiuser connectivity such as pathways. Walkable - Development that contains a comprehensive network of sidewalks and multiuse pathways. Development tends to be compact, and diverse, providing varied and plentiful destinations for walking and cycling; destinations tend to be within '/4 of a mile from dwellings without crossing arterial-arterial intersections. Environment is safe and aesthetically pleasing, with open space interspersed throughout development. 17 Appendix F: Mixed Use Examples A. Mixed Use Concepts with Additional Annotation The following images are colorized versions of the mixed use concept included in the Land Use section of the Comprehensive Plan. These colorized concepts include additional annotation styles that more closely align with aerial examples of real mixed use projects in Appendix F, Section B. These are intended to better identify different building types, and to correlate design features with actual mixed use projects. The following definitions may be helpful when reviewing these concepts: • Points of Interest: Generally intended as public spaces such as an urban plaza or small park, but may also be a historical site, a building with architectural interest, a landmark with significance, or some other unique visual point of interest. • Primary Local Corridor (Visual and Physical): The main transportation and/or visual corridor linking the area; size is relative. When depicting a roadway, the cross-section is context sensitive to the adjacent land use. This could be considered the main thoroughfare or feature. • Secondary Local Corridor (Visual and Physical): Secondary transportation and/or visual corridors linking the area; size is relative. When depicting a roadway, the cross-section context sensitive. This is often shown as pedestrian connections but may also be secondary vehicular to highlight pedestrian prioritized areas. 1 FA1 Mixed Use Concept Color Diagram with Markup J I4 I I_I i I -L -a Continuous Traffic calming L Pedestrian�-- features Corridors S Diverse ousing Types I-- Tree-lined roads with] — parking as product ' W type transitions ■ _ ■ Shared, -- ■ " ■ v oCentralized Retail,Office,or j ■ ■ '� open Space Service Uses —j Grid Layout ■ - - q . . . 0 ■ ■ ■ ■ I Street Oriented Design r Layout ® Retail or Office � Office,Live-work, r+ _ LEGEND or Townhouses fLj�- Points of Interest 8 Townhouses or Condos --2 Multiple ,,� Primary Local Corridor Multi family non-residential - (Visual or Physical) Residential product types Single-family "� — Secondary Local Corridor Residential (Visual or Physical) Note: See Chapter 3 Evolving, Land Use, Mixed Use for companion graphic. FA2 Mixed Use Neighborhood Concept Color Diagram with Markup Office or Service uses Direct Neighborhood I L \ ® Retail/Services Connectivity ( - uses Multi-family 1 Residential Integrated Urban - Plaza(s) 0 LEGEND Points of Interest r Primary Local Corridor I i (Visual and Physical) Support for variety of Secondary Local Corridor neighborhood (Visual and Physical) suportive uses Note: See Chapter 3 Evolving, Land Use, Mixed Use for companion graphic. 2 FA3 Mixed Use Community Concept Color Diagram with Markup Preference for ' , ❑ Retail,Office or fronting units with 1 Service Uses on-street parking for . _ �� it Retail Anchor new developments __ ❑ Multi-family ❑ Single-family Direct Neighborhood Residential Connectivity M 3' �4. Neighborhood uses and integrated open space that ... "hold the corners"with LEGEND I_ © k inward facing focus. Points of Interest 07 . 999 Q� ® 0 Support for a variety of Primary Local Corridor community uses clustered (Visual and Physical) around shared urban — _ _ amenities LA-QSecondary Local Corridor (Visual and Physical) F_ Note: See Chapter 3 Evolving, Land Use, Mixed Use for companion graphic. FA4 Mixed Use Regional Concept Color Diagram with Markup Retail — Traffic Calming Features Retail or Service Neighborhood Connectivity ® UsesVT 4 a ❑ Office or a Multi-family ❑ ' Single-family Residential _._-0 "� o--�.0 O � Support for variety of user types and configuration, 5 retail and services o LEGEND Clustered uses around a shared amenities Points of Interest --� 0q�_ 4 ' � Q Primary Local Corridor (Visual and Physical) � � I' � c Limited pedestrian drive aisle conflicts Secondary Local Corridor (Visual and Physical) (� 1 4 Note: See Chapter 3 Evolving, Land Use, Mixed Use for companion graphic. 3 B. Mixed Use Project Examples Images on the following pages include aerial and street view photo examples of mixed use projects. These images are intended to supplement conceptual graphics included in Appendix F, Section A, and the general text of the Comprehensive Plan. Reference points on aerial images indicate the location of any companion street view examples. These examples are all real-life, developed, unique projects with locations and land development policies that vary across the Country. 4 ( �• •�fT .R, Public ""'N,,,,� Library`' Public �; ♦ �l Multi-story,Neighborhood - � School • � - L Scale"Main Street"Buildings 5'91 IL 1F a �•A Variety of Street View non-residential -� Reference Location building types—,- , a� hoc► v _ j_.�t " Variety of z " residential G product types r Building modulation with Shared additional outdoor spaces Outdoor space " Mufti-story 'MEOWN�m- A IF structures FIRyr Eastsid Lan scaped Medians - Pedestrian scale - _-..� architecture and features ■ On-street Parking Street Furnishings Essential Services Prioritized Pedestrian Variety of non-residential (e.g.-grocer) Connectivity(Limited building types and use Conflicts) r support ' 1 jILI t Centralized and heavily 1 _ amenitized open space • ;�.�. Street View`s Roadways and Reference alleys used as - Location transitions ; Variety of Residential,,. Pathway product types Node �a �!_��-- Amenitized Linear Open Space Housing fronting unobscure ,shared community amenities - is ? •3 1 .�� '.��s�' �r _ Buildings with structural modulation and transitional - landscaping to streetscape Centralized community r Vr "open space with variety of - *i '" �nor hardsca a amenities - Detached sidewalk Dn-street Parking V > q wl Landscape buffers with tree canopy and decorative lighting FB3 Bethany Mixed Use Area di ';Connected " -"' ' Amenities �� ` CommerciaLAnchor � _• ` ' 4Backage Road ;�, � ' !- .. Hold the Corners � " � - Central Commons �h I �• �' Location, J '�,r �. � % i,, , - c��a�l�"Main Street" '- �:- " P, ND Variety o€non-residential ;� Connectivity building types '` ti `� Secondary Tier Commercial • ' % �, i, Points of Interest Essential studios,spa,etc.) ;, : Primary Local „ (Visual , Physical) � (e.g.-grocer) u;' I ;` �' �T /' � �• �� Y` �► Ah, Spmonclary Local MT ridor(Visual and Source: Goog/e Earth Pro, Bethany Village Mixed Use Area, Bethany, Oregon Source: Google Earth Pro, Bethany Village Mixed Use Area, Bethany, Oregon Vertically integrated building U (residential off-street parking in rear) � �/ �� Pedestrian scale � � architecture brought to i �' streetscape edge r j "Main Street"oriented design focus with on-street parking,tree wells, Transition to mid-hox anchor and streetscape amenities. and more auto-oriented uses 4 � � LEGENI Points of Interest _i 4 Transitional Local t ,A t Local Corridor Roadway with diversityPrimary - .. - (Visual an1 Physical) ;;,.,;<;, of fronting homes IPA 0.0 Secondary Local Corridor 1 'd Diverse 1 ' Centralized 1, r„ *� " E.�. ��� �t Themes —:— Housing Types _ f' e'er' Multiple Nan-residential product types -_ Street View Reference f �( Location =' Visually r Anchored r AmenitiesWIN f f u /\� r■ M�'a�fi sty — J Pedestrian scale focus with patios, Y;v\ `-hardscapE,planted landscape ; � V��QI a�eri (s7-low and tall columns,and iY ✓ t r�� :,I'm multi stork architecture; q {,�i "'ri. �7.t �`J�A•,vaR�tis fir• ,fig I,j�� Salon Ba Entrance to -, courtyard parking Wide sidewalks and Traditional midblock crossings neighborhood design building setbacks - Vertically Integrated Streetscape Furnishings Building(s) Main Stree ' r t Elements, - p Grid Layout �. �. Public Open - �* Space.Dining ` Internal Parking Street View Reference Location Diverse �. I I Housing Types ,IC I4 �\ 1 1 11 - Essential Services -grocer) • — ••• — • • :• • �• • • •• • •• :� • • : • � 1 r pp r�z •sue � �.�:,�. _,_ I .I —WA mentizied shared plaza(urban j space)for retail,services, ara I� ' Pedestrian Arcade office,and residential usesJ. "Main Street"oriented desig focus with on-street parkin t e - wells,detached sidewalk � = - pedestrian scale chit-ecture.11 '1. Streetscape Furnishings "� .; " C. Public Spaces, Node, and Link Examples The following images are examples of pathways and public spaces that may be appropriate in mixed use areas. These are organized by interconnected nodes and links. Nodes are often places of respite or of focal activity, and activated with amenities that usually include constructed hardscape or play elements. Links are features such as pathways or linear spaces connecting nodes, usually visibly, and in a meaningful and interrelated context. These examples are all developed in unique projects with locations, environments, and land development policies that vary across the County. However, the design nodes and links depicted may be replicated in similar settings within Meridian. NOTE: For the draft version below, text is located below the image, for suggesting revisions and to track changes. Final text will be overlaid on the images instead (and likely integrated into metadata). 10 re 46�7lJj*'��y f^j�rs �/d ,y� �*+1 �l �/ - '.rl�:r,�) i�� '�•`�.. '� IAd, idA��44'+�a ,��j� ',r. rJ /{%�a,,, r ,1 4 •tJ� sgr e e',.. add' :• 6 s" Xl: .47 y ` � VI Jul .• .OF P V1 t1. —3 -- FC2 Link, Pathway Link f Thematic pathway bridge provides architectural character integration of the pedestrian network into the surrounding development amenities. Source: Google Earth Pro, Caldwell, Idaho 43°40'2. 1ON, 1 16°41'23.73"W. [Accessed June 2023] 12 FC3 Link, Shared Purpose Pathway Corridor S. t Pathway links can be accommodated in areas where development is otherwise difficult, but should be attractively improved and integrate thoughtfully into the overall site design and mix of uses. Source: Google Earth Pro, Lincoln, California 38°51'51.35"N, 121°l 9'0.91 W. [Accessed June 2023] 13 FC4 Link, Linear Urban Open Space t Via" ti M - Linear open spaces may not only follow naturalized amenities, but also external to developments and include integration with streetscape and utilized as shared open space. Source: Google Earth Pro, Baccus Park Streetscape, Plano, Texas 33°4'54.47"N, 96049'14.81"W. [Accessed June 2023] 14 �� �,• �I. 7.-,.�+- ` �+I�`+'^ 4 .�.,'s�,"���� e,.T�is ,. .e"�� .-ter ."sY'�� � tky�,.�, +s+c y� ����k�dr,.. � ��Su��j�,`'r ai '�.. t, •�'M�'f&• � ,`` t s ��.�.. FC5 Node, Urban Plaza Open Space nil Urban Plazas provide both permanent constructed features along with planted materials, and include year-round seasonal interest. Lighting, protected spaces, shade, and places for both social experiences or quiet escape are important. Source: Google Earth • BaccusPark, • • Texas96�4• • [Accessed June 2023] FC6 Node, Micro Plaza on Neighborhood Pathway �14 ' ITY mo pt� qqk i.? i' i Xy v Pathway node with highly contextual, permanent constructed features. Pathway link meanders across visible open space towards an activity node (see Figure 1`132). Source: Google Earth Pro, Magnolia Mixed Use Project, Hillsboro, Oregon 45°31'56.05"N, 122-52-21. 10"W. [Accessed June 2023] 16 FC7 Node, Shared Open Space 1 1 Community open space shared among multiple developments and benefiting both local residential and employment uses. Shared space increases opportunities for improved location, increased size, and additional amenities, and enhances identity for a neighborhood. Source: Google Earth Pro, Gramercy Park, Meridian, Idaho 43°35'8.47"N, 1 16°21'43.52"W. [Accessed June 2023] 17 FC8 Node, Non-residential Open Space Gateway Dr '7" .d�11040 lilt t �y ! Non-residential open space can be used to integrate development signage, raise awareness and improve identity, create amenities for restaurants and other specialized services, and serve to enhance the destination appeal of retail and service uses. Source: Google Earth Pro, Lincoln Gateway, Lincoln, California 38°53'4. 16"N, 121017'35.24"W. [Accessed June 2023] 18 y ,� ` � t�•�- t. J Ft.a+ sty ' 7. - � FC9 Nodes and Links, Destination Commercial Open Space i Destination commercial spaces require fully integrated, desirable, and prioritized public spaces. A variety of hardscape, landscaping, and unique, thoughtful, and context specific amenities and features are essential. Source: ••• - Earth Pro, The Domain, Austin, Texas0F • • •4 • [Accessed - D. Other Examples The following examples are a variety of public space examples with unique features, such as having special functionality or in serving alternative transportation. 20 FD1 : Urban Spaces, Flexibility or Dedication Wm- _a Community plazas can often have a focus, such as hosting community events. Conversely, spaces can also be designed with flexibility to address a variety of needs. Flexible spaces should still be intentional in providing a diversity of amenities. Source: Google Earth Pro, Midtown Plaza, Carmel, Indiana 39°58'32.49"N, 86° 7'45.03"W. [Accessed June 2023] 21 FD2: Urban Spaces, Multifunctional �N p yYe.i^ •� i. 1. is Community plazas can serve multiple purposes. For example, the lines of delineation between weekday parking and special weekend event expansion can be seamless, and without sacrificing amenities for daily users or unique community features. Source: Google Earth Pro, Newman Plaza, Newman, California 37'18'55.59"N, 121' 1'20.06"W. [Accessed June 2023] 22 FD3: Urban Spaces, Interior and Exterior Integration . Y� A Community plazas can serve as extensions of interior spaces such as libraries, community centers, and other civic places. Integration should positively influence site design and benefit the larger community when not programmed. Source: Google Earth Pro, Oakdale Community Center, Oakdale, California 37045'56.51"N, 120050'54.92"W. [Accessed June 2023] 23 i 5e ., :+.. - 3:.J J. �,_ YI IINI ii ��� � a ;•��' G R s'� ♦ K•A y+ �� � •�! t ~ ' p fir-. � 1 (`_ 1 I�Y' 1! +��' - yes^-` a 4 �. � �� •c�'� ,®� -' it r• ��� ...t �� :-� L. AZ ���c • • •0 [Accessed FD5: Shared Neighborhood Spaces T r I� 1 ✓r�pi A variety of housing products are desired to support a range of housing preferences and opportunities. Garden homes share common area of a size that would often be unavailable for any single owner alone. Source: Google Earth Pro, Daybreak, Utah 40°32'36.00"N, 1 12°O'20.72"W. [Accessed June 2023] 25 D•: Public-Private Integration Integrating development opportunities with public streetscape increases opportunities to enhance visibility and contributes to identification and branding. Architecture and landscaping should also consider site and regional context. Source: Goog/e Earth Pro, Daybreak, Utah 40'32'48.65"N, 112'0'8.62"W. [Accessed September FD7: Active • • Public TransportationAlong y LinearOpen Space Linear open space can seamlessly serve pedestrians, alternative transportation, the business environment, and local residents. Activation of public spaces with amenities is essential to supporting a variety of both non-residential and residential uses. Source: Google Earth Pro, 161hStreet Mall, Denver, Colorado 3944'40.02"N, � a�� aJ "R •, �` - = � I \Cis # f � r 1 • 1 [Accessed September 2023]. • - of Irevitalization •and reconstruction • on-going. FD8: Public Transportation & Shared Mobility A," �AM.-, wffir I Mixed use areas should include public transit stops or other opportunities for shared mobility. Transit stop features should consider bus pullouts, shelter, and safety lighting, Other shared mobility features should include and integrate opportunities for safe and visible access, charging, and storage. Source: Google Earth Pro, Sunset Transit Center, Beaverton, Oregon 45030'36.55"N, 122°46'53. 16"W. [Accessed September 2023] 28 Recommendation Questions?Report.tonight and included in the Staff Comprehensive Plan as presented with various changes to the text of the 0057, -2023-Meridian City Council, for HRecommendation of approval to the –Request