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HomeMy WebLinkAbout2024-01-09 Regular Meeting City Council Regular Meeting City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Tuesday, January 09, 2024 at 6:00 PM Minutes ROLL CALL ATTENDANCE PRESENT Councilman Doug Taylor Councilman John Overton Councilwoman Anne Little Roberts Councilman Luke Cavener Councilwoman Liz Strader Councilman Joe Borton ABSENT Mayor Robert E. Simison PLEDGE OF ALLEGIANCE COMMUNITY INVOCATION ADOPTION OF AGENDA Adopted PUBLIC FORUM – Future Meeting Topics ACTION ITEMS 1. Public Hearing for Hesperus (SHP-2023-0005) by Antonio Conti, Ackerman- Estvold, located at 1737 S. Meridian Rd. Approved Application Materials: https://bit.ly/SHP-2023-0005 A. Request: Short Plat to subdivide Lot 4, Block 1, Medina Subdivision, consisting of 1.38 acres of land into two (2) building lots in the C-G zoning district for the Hesperus Subdivision. Motion to approve made by Councilman Cavener, Seconded by Councilwoman Strader. Voting Yea: Councilman Taylor, Councilman Overton, Councilwoman Little Roberts, Councilman Cavener, Councilwoman Strader, Councilman Borton 2. Public Hearing for a 2023 Mixed Use Comprehensive Plan Text Amendment - Mixed Use (H-2023-0057) by City of Meridian, located City Wide Continued to February 13, 2024 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. Motion to continue to February 13, 2024 made by Councilman Cavener, Seconded by Councilwoman Strader. Voting Yea: Councilman Taylor, Councilman Overton, Councilwoman Little Roberts, Councilman Cavener, Councilwoman Strader, Councilman Borton FUTURE MEETING TOPICS ADJOURNMENT7:13 PM Meridian City Council January 9, 2024. A Meeting of the Meridian City Council was called to order at 6:01 p.m. Tuesday, January 9, 2024, by Council President Joe Borton. Members Present: Joe Borton, Luke Cavener, Liz Strader, John Overton, Anne Little Roberts and Doug Taylor. Members Absent: Robert Simison. Others Present: Chris Johnson, Bill Nary, Caleb Hood, Brian McClure, Linda Ritter, Jeff Brown, Joe Bongiorno and Dean Willis. ROLL-CALL ATTENDANCE Liz Strader _X_ Joe Borton _X_ Doug Taylor _X_ John Overton _X_Anne Little Roberts _X Luke Cavener Mayor Robert E. Simison Borton: Good evening. It is 6:01, Tuesday, January 9th. Here for our regular City Council meeting. We will begin tonight's meeting with roll call attendance. Mr. Clerk. PLEDGE OF ALLEGIANCE Borton: Item No. 2 is the Pledge of Allegiance. If you would please join me. (Pledge of Allegiance recited.) COMMUNITY INVOCATION Borton: The community invocation tonight will be led by Jenifer Cavaness-Williams. Good evening. Thanks for joining us tonight. Cava ness-Williams: Oh, God, my God, unite the hearts of thy servants and reveal to them Thy great purpose. May they follow the commandments and abide in thy law. Help them, oh God, in their endeavor and grant them strength to serve thee. Oh God, leave them not to themselves, but guide their steps by the light of thy knowledge and share their hearts by thy love. Verily thou art their helper and their Lord. ADOPTION OF AGENDA Borton: Thanks being here. Next the adoption of tonight's agenda. Strader: Mr. Council President? Meridian City Council January 9,2024 Page 2 of 22 Borton: Council Woman Strader. Strader: It doesn't appear that we have any changes to the agenda. I move that we adopt the agenda as published. Cavener: Second. Borton: It's been moved and seconded to adopt the agenda as published. All those in favor say aye. The agenda is adopted. Thank you. MOTION CARRIED: ALLAYES. PUBLIC FORUM — Future Meeting Topics Borton: Public forum. Mr. Clerk, anybody sign up? Johnson: Mr. President, nobody signed up. ACTION ITEMS 1. Public Hearing for Hesperus (SHP-2023-0005) by Antonio Conti, Ackerman Estvold, located at 1737 S. Meridian Rd. A. Request: Short Plat to subdivide Lot 4, Block 1, Medina Subdivision, consisting of 1.38 acres of land into two (2) building lots in the C-G zoning district for the Hesperus Subdivision. Borton: Nobody signed up. That moves that right along. That brings us to the Action Items for tonight's regular City Council meeting. We will start with Item No. 1 . This is a public hearing on SHP-2023-0005 and we will begin this public hearing with staff comment. Good evening. Got to be close to the mic so everyone can hear good. Ritter: Okay. I'm Linda Ritter, associate planner. And tonight I bring before you the Hesperus short plat, SHP-2023-0005. It's a request for -- to subdivide Lot 4, Block 1, of the Medina Subdivision into two building lots. The property is located at 1737 South Meridian Road and consists of 1.3 acres in a C-G zoning district. Access to the property is provided via an existing access point from South Meridian Road and West Overland Road. The property is currently under construction for a 2,325 square foot Chipotle restaurant, with drive through for pickup only. And ASC Retail, which is a 4,888 square foot multi-tenant building with the first tenant as a medical doctor's office. Both buildings have been approved through the CZC and design review process. Under A-2023, the 0060 and 0061. The findings for the drive through for the Chipotle restaurant was approved on April 6th, 2023. The permit H-2022-0094. And the perimeter landscaping was installed with the previous subdivision improvements. So before you are the existing -- what's going on right now, the construction of the buildings. And at this time will stand for any questions that you have. Meridian City Council January 9,2024 Page 3 of 22 Borton: Thank you, Ms. Ritter. Council, any questions for staff? No questions? Okay. Mr. Conti, the applicant, is present. Welcome. The mic is yours. Conti: Good evening. I am Antonio Conti. Ackerman-Estvold. 7661 West Riverside, Suite 102, Garden City. I have a PowerPoint presentation. Not to repeat the information for what Linda said, I didn't see why she had so much at the end -- at the end of it. I don't want to waste anybody's time. Borton: Are you going to walk through your presentation or are you -- Conti: I am waiting for the presentation to load. Borton: Oh. Okay. No worries. Conti: Okay. Hi. There we go. Like Linda mentioned, the project is on the south -- the southwest corner of Overland and Meridian Road, right between Walgreens and Carl's Jr. Those are pretty much what we discussed. There is no reason to go over most of this information. The -- of where to get to is this -- this is a rendering of what the buildings are going to look like. What we are asking is to take an existing commercial lot, subdivide it into two separate lots. The property line between the two is pretty jagged, just to make sure that we meet the required setbacks between the buildings. It's a nice addition for the location. It fits really well with the new carwash that was built about a year ago right at the corner. I just want to show you what -- you know, an idea of what the buildings are going to look like. So -- there we go. From the surveys that Chipotle restaurant. The other one is a medical facility and some additional commercial as well. In my understanding -- I just found out today that I blocked one of the driving lots for construction. So, Walgreen's wasn't too happy, but working around it. Any questions? Borton: Thank you, Mr. Conti. Council, any questions of the applicant? Cavener: Mr. President? Borton: Councilman Cavener. Cavener: Mr. Conti, thanks for being here. My question is about that -- that drive aisle. I think if memory serves, if somebody were to go and get a cheeseburger at the Carl's Jr., their only way that they can exit that is to head south on Meridian Road. Conti: Correct. Cavener: They can't travel through the -- the Walgreens parking lot and, then, be able to exit safely on -- on to -- onto Overland. So, it sounds like the other businesses in that area are a little frustrated by it. Frankly, I'm frustrated by it, because I have received some complaints from people that are trying to be able to drive safe and feel like that the construction is forcing them to make some unsafe driving decisions. So, can you Meridian City Council January 9,2024 Page 4 of 22 help me understand when is that drive aisle going to open up and when can we get back to better connectivity in that project? Conti: Mr. Cavener, I found out about this after five minutes ago. The engineer on the project is a different company. It's not me. I just work on the servicing side of it. All I did was the plan. I'm going to notify the client as soon as I get out of this meeting and get a time frame and forward it over to Linda, so she can forward it to you guys so you know what's going on. My understanding to put a sign up in there, if I go to Walgreens the only way in is through Overland and I understand this -- you know, the tight side to building going in, it's kind of frustrating. As soon as I hear from the client I will mention. Cavener: Mr. President, if I can follow up. Borton: Yes. Cavener: I was trying to -- I think that sign is -- is very very hard to read and the only time you're able to read it is once you have already chosen to enter into the parking lot. So, it's serving no purpose and -- and I know that -- it sounds like this isn't you, this is the construction company, but they are doing business for you and so -- Conti: It's more of an owner on top of -- Cavener: Okay. Conti: So, I will discuss it with him -- as soon as I get out of the meeting I will give him a call. Cavener: Okay. I appreciate that and look forward to a response from Linda here. Conti: Yeah. What I will do -- I will follow up with Linda, let her know on what's going -- and I will follow up with an e-mail to Linda, so it's in writing and everybody knows what's going on. Thank you. Borton: Council, any other questions? Okay. Conti: Thank you. Borton: Staff, any final comments or questions of Council following that? Put you on the spot here. Anything else from staff that we need to be aware of? No? Ritter: That's it. Borton: Okay. Council, what's your pleasure? Johnson: Council President? Meridian City Council January 9,2024 Page 5 of 22 Borton: Yes. Johnson: Just for the record there is no -- there is no public testimony. Borton: Thank you. Anyone here in the public that would like to provide testimony please come forward. Seeing nobody coming to the podium. Thank you, Mr. Clerk. Cavener: Mr. President? Borton: Mr. Cavener. Cavener: No additional public testimony, I move we close the hearing on Item 1 , public hearing for SHP-2023-0005. Strader: Second. Borton: Motion and second to close the public hearing on SHP-2023-0005. Any discussion from Council? If not, all in favor say aye. Public Hearing is closed. MOTION CARRIED: ALLAYES. Cavener: Mr. President? Borton: Mr. Cavener. Cavener: Reviewing the application, as well as the testimony from the applicant and staff, I move we approve Item 1, SHP-2023-0005 as presented. Strader: Second. Borton: Moved and seconded to approve SHP-2023-0005 as presented. Any discussion from Council on that motion? Seeing none, Mr. Clerk, if you would please call. Roll Call: Borton, yea; Cavener, yea; Strader, yea; Overton, yea; Little Roberts, yea; Taylor, yea. Borton: All ayes. The application has been approved. MOTION CARRIED: ALLAYES. 2. 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 Meridian City Council January 9,2024 Page 6 of 22 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. Borton: That brings us to Item No. 2, 2023 Mixed Use Comprehensive Plain Text Amendment. This is Application 2023-0057. The city is the applicant. Thank you, Ms. Ritter. Got Team Caleb and Team Brian here to present this. We will open today's public hearing with staff comment. McClure: Thank you, Council. I'm here to talk with you tonight about some updates to the Comprehensive Plan and chiefly the mixed use area of Chapter 3 evolving community. This is the same previously ongoing mixed use work discussed during Council updates for the Comprehensive Plan policy work last year. No policies are proposed to be modified with this amendment tonight though. Briefly this is an overview -- overview of the presentation. We will cover some background, purpose and need, the review process, what's been done, an overview of changes and, then, a recommendation. The city adopted the Comprehensive Plan in December 2019 and which include all the goals, objectives and policies. Action Items, also referred to as the policies. Each year since adoption we have processed an amendment. The first in 2020 added the priorities to the policies. They were just an organized -- and organized list without priorities originally. The second in 2001 to adopt The Fields plan. The third in 2002 -- '22 to adopt the most recent existing conditions report and a third in August of 2023 to adjust the priorities of the policies. I realize everyone here, new and old, have some familiarity with the Comprehensive Plan, but I didn't want to miss an opportunity to reinforce the importance of it. Stay current with the local Land Use Planning Act -- state code via the Local Land Use Planning Act of 67-6508 requires that we not only have a plan that addresses a number of elements important to planning. This is the bar we measure all annexations in these zones against, including a steering committee and multiple subcommittees, stakeholder interviews, and thousands of participants. Technical analysis was also a huge component of the working -- that included transportation, transportation corridor and economic analysis. The plan as adopted -- the land uses and forecasting is also the basis for many of the city's plans and for our partner agency plans -- planning, including water, wastewater, the regional transportation plan and the master street map. 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 is intended the use areas are near to supportive services. By design mixed use areas are the only places for many of these services to occur in the unannexed areas of the city. As an example you don't see office or commercial in most of the areas highlighted on the screen here. Professional offices aren't generally the first thing people think of when they hear of mixed use, but they are important. Gyms, daycares and many other uses that don't work well in offices contemplated for strip commercial and drive-throughs. But they are still necessary in these areas of the city and they need to be accessible to the residents who live near to these areas of the city, i.e., mixed use areas. Similarly -- similarly we don't reserve spaces where these are affordable. They don't generally demand the rates fronting a primary arterial roadway. Meridian City Council January 9,2024 Page 7 of 22 Increasingly, however, the land where many of these mixed use projects are located had been acquired with the intention of maximizing certain uses in certain marketing conditions and without an awareness for future needs. This isn't necessarily ill will or negligence on the part of the investors and developers, often it's what they understand to be allowed and this is an automatic point -- pain point as soon as they come in for a pre-app. CPTA seeks to better convey and clarify these expectations. It also seeks to make the formatting and presentation of all relevant information more streamlined. A great deal of risk is also present for these reasons. A review of development applications in mixed use areas is usually very protracted, with many revisions to concept plans, even when a developer or applicant wants to provide what the city is asking for. Things just aren't understood that well. Finally we hope the greater consistency will improve transparency. There is more text that support the existing policies, which we are hoping to better relate. Staff have been working on these revisions since May of last year. In 2022 for some of the elements feeding into it. Initial rough drafts were based on years of experience for the 2018 plan and seek to address common implementation problems, generally the result of organization and flow, the lack of links between text and policy topics and general inconsistencies. This work was all based on the plan, adhering to the original vision, purpose statements, policies and the text itself. After a coherent draft was assembled, along with the initial new exits, a few experienced professions and agency partners were asked to review and provide comment. These were design and planning professionals in architecture, landscape architecture, and engineering. They also had mixed use experienced professionals in development and land investments. We also had Ada county support of this. Significant changes were based on feedback here, including the intersections and some of the best feedback was just additional questions they had. What didn't make sense still. Next internal staff did a review of minor -- of minor revisions and, then, invited development partners and entities to comment prior staff submitting the application before hearing. Staff worked with the Mayor's office on a dedicated website for collecting feedback and the city's clerk's office for customized social media messaging to -- to this website and we eventually did additional -- intentional surveys. We did not have any participation through the website, unfortunately, but I did have a number of e- mails and calls, all of which resulted in some changes as part of the staff report. We want to also mention that we shared some feedback -- or we shared some specific outreach to some of our larger development partners as part of the public hearing outreach and that included the BCA. Here is a summary of what's been done. I mentioned some of these were organizations. The bulk of the changes that isn't general concept or background information was a top down linear restructure. I say restructure, because while there is a lot of new text, there is also a lot of old. This amendment, as previously stated, it adheres to much of what was previously existing, often reordered and supplemented. Much of the new text isn't something required, it's context for the original work that wasn't adequately conveyed and it helps frame a required element. There is stronger intro media, more context for the need that already existed for that particular process that aligns with this structure. Reduction of duplication of design principles, more consistent matrix and an application of principles also to the Ten Mile plan for better consistency, because that plan also lacked some specifics in an example. We have also tried to improve terminology. For example, mixed use area versus mixed Meridian City Council January 9,2024 Page 8 of 22 use project or area versus project. Something seemingly very simple has caused a lot of confusion between staff, development interest, Planning Commission and Council in the past. Finally, to emphasize the matrix, this work was all scenario modeled using non-residential service pieces and considering residential area. In other words, can we get the residents -- in other words, after we get the residents, can we also get the services that they need. The density ranges -- ranges for residents were maintained. We did not modify those, but the coverage areas all had the holes filled in to improve consistency and minor adjustments were made to the coverage areas to account for bonuses that were not previously contemplated. Some other context here providing more sideboards for consistent forecasting and planning that the city had previously noticed from our agency partners, too. And this is a big add and all new. This includes enhancements to the existing mixed use diagram and, then, additional annotations. There is also more examples from the primary text with a live Comprehensive Plan website. With a live Comprehensive Plan website you don't have to download a pdf and will better integrate this mixed use amendment into the website, which is how most people, including staff, access the Comprehensive Plan. So, Council will eventually ideally and hopefully adopt a resolution approving this amendment, but that will be pdf and, then, afterwards staff will update the website to include more interactive development. This is an overview of the new structure. Much of the general overview previously was unorganized. The new sections, generally context and backgounds -- again, this isn't a new requirement or policy, but history, in fact, that information that helps to relate the other principles and ideas. Functional integration is a new sub heading. This includes integration of uses and holistic design subsections, in which are compilation of the design principle or the existing text, existing policy and best practices. And, then, again, better organized. The draft of the original text included ideas that are mission critical. We need them. But not always written in a way that was understood by the intended audience. For the reorganized design principles, integration of uses generally equates to what should be included and holistic design and how it should be organized. Both of these are critical as city -- as the city does not have design standards for mixed use projects. This is generally decided before an administrative design process before staff approvals and existing guidelines or principles are currently disorganized and duplicate. This slide is a new flowchart and, essentially, directs interested parties to use the entire mixed use section when developing their pro forma or concept plan. Again, this is an issue that we are trying to address. Typically when someone comes in for a pre-app they just -- they just jump to the specific mixed -- mixed use designation and skip everything else, all of which is important. This is an example of some of the new graphics in the appendix. The left is the older or adopted mixed use graphic, which is maintained in the text. On the right is the same graphic with an additional layer of annotation that better relates to the design principles. New graphic is included in the appendix nearer to the other real world example, aerials and photo examples. These graphics are a mixed use series that demonstrate some of the elements discussed. There are quite a few of these in reference with key numbers in the mixed use section of the proposed text. Again, all of these graphics will function better on a website than they will in a pdf. There is -- the changes are pretty comprehensive and I can't go through all of them, but I did want to highlight a few. These ones are actually not in the mixed use section. This first one here is actually Meridian City Council January 9,2024 Page 9 of 22 right at the very beginning. It's just changing Sterling Codifiers to be more generic. It currently references a platform we no longer use. The second is to remove some duplication of text under the industrial land use designation. The third here -- and, then, all the ones on the following pages are in the glossary of terms. These are all new or modified. And these were all in the original staff report or as part of recommendations from the Planning and Zoning Commission. In summary, the Commission recommendations, approximately 22 paragraphs or bullets were modified from the original staff report. These were all literally highlighted in the strikethrough and underlined provided as part of the Commission recs and relate to the use of shall versus should. Commission wanted stronger language on the importance of some of these than should, but not -- did not want to use the word shall. While a comp plan is state required and the state's prime -- and the city's primary entitlement review tool, very few individual statements or policies alone can be justified as shall, which is some of the conversation that they had. With that, here is staff's request. Next steps. If approved would be to prepare a formal resolution with a formatted pdf and, then, of course, I hope to have some conversation with you all about these changes. Borton: Thank you, Brian. I will lead off questions. I have got three for you. First, appreciate the background and description of -- of how we got here. We know the Comprehensive Plan is a project that it never ends; right? The work -- you're probably starting, you know, Monday on the next -- next revisions in the -- the continual update. But what's important as part of that process that you describe having development partners and area agency partners all provide feedback. I'm curious on these proposed changes if you think you can identify -- you or Caleb identify what change came -- was driven by a development partner versus an area agency versus staff? I'm just sort of curious what feedback where we are making an edit because our -- our development community suggested it and made good sense versus one -- an in-house change that, from your experience, we needed to update to help process. McClure: Councilman Borton, that's a good question. As I noted, some of the best feedback were actually questions. Those were on terms like gross versus net density. It was on how coverage areas work. It was on some of the definitions there, like -- I can't remember what it was now. Last mile. We had a lot of questions -- a lot of questions on just what did we mean by X and that resulted in probably the most changes was staff clarifying things that we still, after significant review, hadn't gotten quite right. So, there was also some reordering. There used to be a -- the initial beginning, sort of a -- what are the different mixed use designations in the city we have, like mixed use neighborhood and mixed use community, mixed use regional, that was poorly located and so it now serves as a better lead in into those actual designations versus being completely distanced before that was -- that was a comment we had. But it was really on the hierarchy and flow and, then, just additional clarifications and what we meant or suggestions on how we can improve that language. Borton: So -- so, the -- the improved content was driven in large part by our in-house staff providing what we think will help answer those questions? Meridian City Council January 9,2024 Page 10 of 22 McClure: Councilman Borton, yes. Borton: Okay. Good. McClure: It's based on experience -- Morton: Okay. McClure: -- with the current plan working with our partners. Borton: Great. Caleb, did you -- okay. Good. All right. Thank you. Council, any questions of staff? Taylor: Mr. President? Borton: Councilman Taylor. Taylor: I have a couple of questions. Brian, appreciate the presentation and the opportunity to review some of the material. I have a question on one of the new definitions and I'm just trying to understand how it would affect future applications that would come before the City Council. So, on page 17, the definition of employment area, I see that this is a new definition added and as I was reviewing it in there it all sounds reasonable, makes sense, but there is a portion where we get very specific about what an employment area is. The minimum size of an employment area is 25 acres. It must provide one thousand jobs with at least 70 percent that aren't either retail or service and include a minimum of ten employers. So, I understand that that definition comes from -- is it from COMPASS? Is it from -- I mean is that a definition that was created by city staff? We borrowed that definition? I would like to understand kind of how we got where the origins of that definition is in the -- and if you can speak to the specific requirements that are included in that. McClure: Councilman Taylor, the definition application of that -- of that definition would apply to the context of when someone is requesting some coverage bonuses. That's currently the only application here. So, if they want to say we want to apply -- we want more residents, for example, because it works here, then, we are going to want to understand how that impacts the transportation network, you know, whether these people are going to be commuting a long trip long -- the long -- long distances on congested roadways or whether they have got surfaces or whether they are close to -- to areas where they could be well serviced and work. The context there has really impacted the transportation network and that's how we discussed that with COMPASS. In terms of how the -- how the definition was created, that was us trying to understand -- we throw that term around all the time, staff, but we didn't really have a definition for it and if we were going to use it for bonuses and if we were going to actually be more consistent with that we needed a definition. COMPASS staff helped us -- give us all the data, basically, we were looking for in these areas and worked with us going back and forth. Actually, I can tell you, basically, we currently had -- and this is using data that's Meridian City Council January 9,2024 Page 11 of 22 two years old now. We would update this. So, traffic analysis zones are what -- are how COMPASS does all the regional modeling. These are -- these are sort of similar to census blocks, but a little bit -- a little bit larger. They all have existing population, existing employment and, then, forecast population, forecast employment over incremental years into our horizon year. We have a lot of this data that is not immediately accessible to us frequently, because it comes from the state and, then, they also buy this from proprietary sellers who merge it. It's a really great data set. So, we looked at all the TUDs in the city, all the traffic analysis zones, and we identified basically -- and, honestly, we were just massaging these to what made sense. Silverstone. There's two -- there is Silverstone -- there is three TUDs for Silverstone that have this, one of which barely met the definition, because it's a -- it's a call center that doesn't have a lot of family wage jobs. A lot of these people are commuters from outside the city and, then, Ten Mile Crossing. So, those are the three currently. Downtown Meridian was close. St. Luke's on Eagle was close. And we expect probably now that some of the new phases of Eagle -- Eagle View Landing would meet this definition as well. So, there is three existing where we have the family wage jobs and diversity of employers that are economy resilient to meet this definition. Does that help? Taylor: It does and I appreciate it, Mr. President. I have a quick follow up on that. So -- because we can't -- you know, there is a building built, someone leases a space, there is an employer there for a number of years, maybe they move on, maybe they go out of business and someone else comes in, we don't know who that would be or what they would look like or what that mix of employment would be. My concern would be -- and maybe if you can speak to this and explain it a little bit. Are we ever going to face a situation where we are looking at an application for something and this employment area is defined with these really specific matrix, now are we going to be looking to deny something because it doesn't meet the matrix, whereas maybe it did a few years ago, or even in the future it's hard to anticipate what this employment area would be. So, I'm just trying to understand how this definition would actually impact future proposals or applications that we might consider, because I'm just concerned about the specifics of it and we really have a hard time nailing that down as to who might be where and what kinds of jobs they would be. McClure: Commission President Borton, again, Commissioner Taylor, it's a really good question. So, the size of these were -- the reason we selected this size and the reason we selected the diversity number of employers in an area was to be resilient to changes so that we aren't looking at that. Now, a recession may happen and there may be some drastic changes, but we don't not touch the Comprehensive Plan ever. So, these are things that we could potentially look at, you know, if something did happen. I would -- I would -- not that I received some feedback -- I used the term agglomeration there and I sort of had someone slap my knuckles. Things -- things change and it's never going to be perfect, but we expect that when you have this much diversity things will be okay, but -- and this is -- that's a big -- big B you see there -- the -- the -- sorry. I'm struggling to find my words here. The feedback I have received from -- from one commenter was -- and related to agglomeration -- was that density bonuses are not currently used. They are probably never going to be used. And so it was a little far afield. We haven't Meridian City Council January 9,2024 Page 12 of 22 had anyone use these in the past -- for years. We have had -- we have had -- sorry, I shouldn't say that. We have -- haven't had anyone use these for years. They haven't been used necessarily well in the past, because they have been inconsistent. I hope that more people will use these, but so far we have not had a lot of people taking advantage of these and so it's not something that rises real high level on my -- on my concern radar, but certainly if that's something you are concerned with I can -- we can take that feedback into account and look at changes. Sorry for babbling. Borton: Counsel, other questions of staff? Strader: Mr. President? Borton: Council Woman Strader. Strader: Yeah. I have quite a few questions. If it's all right I will keep rolling with the questions and someone jump in if you get tired of hearing my questions. Okay. During the public outreach -- outreach process -- when did that start and what design professionals were engaged, what members of the public provided feedback, how many members of the public who were not involved in, you know, the development or design industry provided feedback and, you know, help me understand -- walk me through kind of that -- that outreach process, please. McClure: Council President Borton, Council Woman Strader, thank you for the question. Caleb, please help me if I -- if I can't -- if you -- if you can. The -- we haven't -- outreach started months ago. This project, sorry, has been on pause, gone, been on pause, so I'm trying to -- it was a number of months ago when we started outreach to specific experienced design professionals in mixed use areas and we wanted to get their take for how this read and how this would work. I'm not going to give you names unless you have asked for it, but I can get names of people, unless you ask for it, but can give you some company agencies here. So, Ada County, Rocky Mountain Companies, Engineering Solutions, Mark Bottles, Borges Architecture, Elk Ventures, B&A Engineers, TO Engineers and The Land Group were all ones that provided us some really good comments on these changes. We also had some from Brighton Corp and those were on Iaserfiche after that closed and, then, we had another one from Laren Bailey with Conger Management afterwards. That also resulted in a few changes. Outreach for the website -- the website was started. Also months ago. We launched that just before the public hearing process. Maybe Chris can help me with that. Basically a month before it went to P&Z. That was -- a little before that that page was launched and, then, when Chris -- when the Clerk's Office advertised for the public -- for the Planning and Zoning Commission meeting, those invitations went out on social media to the webpage that we developed with the Mayor's office. We didn't have any layman comments on this that I'm aware of. They were all design professionals, either because we targeted their -- their experience or because they came to us after we shared the work and asked for public comment and if I missed any other questions in there, please, help me out. Sorry. Meridian City Council January 9,2024 Page 13 of 22 Strader: That's okay, Brian. No. That's really helpful. I think part of my -- one concern that I have is that it seems like this process kicked off from a public facing perspective like around November and, you know, heading into it -- and maybe I'm wrong, but that was kind of my impression from speaking with you earlier today. So, if -- if that's the case, you know, I think members of the public pay attention when there is something being built in their neighborhood. They may not necessarily be paying attention -- even people that are advocates in the public may not be paying attention to something like this. I mean I have seen this, especially with the holidays, like a handful of people that I think we hear from on a regular basis, I asked them, hey, you know, just -- not their opinion, but just, hey, have you seen this and people hadn't seen it. So, I -- that is a concern that I have, that we are getting adequate feedback, you know, from all kinds of people. This is a big change. It would affect a lot of our few remaining opportunities to get really good commercial development in the City of Meridian. So, I think it's really important that we get it right. One of the -- one of the big questions I had was around -- you called it out very well in the application, but removing the maximum building size concept and I loved the design standards. I loved the verbiage that we are replacing it with, but we are replacing it with something that requires more opinion I think and more interpretation and building size is a very clear bright line. You either meet it or you don't and so a concern that I have -- or I guess the question is -- I'm looking at -- on page five, Section 3-A under maximum building size, you guys actually called out directly that, you know, none of these standards addresses building height, which you argued could be more important in some of these designations. Why not look to a building height standard instead? I guess walk me through the thinking, the pros and cons of why we went with, you know, coverage areas, as opposed to a building height concept. It just -- help me understand the philosophy and thinking around how we are going to apply this in light of that comment, please. McClure: Council President Borton, Council Woman Strader, those are really good comments and questions. The building size, as you noted, is in the staff report. It was something initially that I was hesitant to change, as you are aware, it's because that has been a point of contention in some larger projects in the past. One of the reasons that I overcame that -- that hurdle of deciding to make that change or not was because what happened there wasn't a bright shiny line, what happened in one of those really good large projects that was very contentious was they met -- and that was -- I referred to this indirectly earlier -- that was one of the few projects in recent history that I can remember an applicant trying to take use of the bonuses and that number got thrown right out the window when the bonuses weren't used and the bonuses that were taken advantage of or arbitrary, again, to the -- the building square footage. So, while it is important and while I think it's important to the community, it hasn't been -- and even though the -- the building area is precise, it still hasn't been used in a precise way because of the other context that existed in that -- in one of those conditions. The building height is -- that's a really big question. The simple answer is because we have a lot of mixed use types and a lot of mixed use scales and very context specific locations and this is a Comprehensive Plan. If I had to point out a flaw -- and this is -- this is a philosophy of the city -- is the issue is we don't have design standards for mixed use areas that are more context sensitive. There is -- there is no form based overlay. There is no design Meridian City Council January 9,2024 Page 14 of 22 review committee, there is -- there is a handful of reasons and options that we could have that we don't have and I was trying to remain flexible to what we do have, which is -- and I noted this earlier, which is a Comprehensive Plan that's trying to provide some context and some sideboards, but can't be all things to all people in all locations. That's my simple response to that. Strader: Thank you, Brian. And thank you for your candor and it's messy trying to improve something like this, so I just appreciate the dialogue on it and I get to -- I mean I do think you sort of spoke to that in your memo. So, that came through. So, I -- you now, I share that concern. I think if we had more context specific design, whether it was process or review committee or something, I think that would help us overcome that issue. I am concerned that, you know, we are removing the one -- I guess factual thing that staff could just point out and say, nope, you don't meet this and that I think gives the ability to negotiate a little bit back and forth to see changes. I think removing that standard into something that inquires -- requires more interpretation without that backbone of having those design standards or some sort of a process -- I just worry, frankly, for staff, that that puts you in a position of having to have a much louder voice and have strong -- even stronger opinions and interpretations. So, I don't know what -- what to do with that concern. But that -- I'm just sort of throwing that out there. Help me -- and I'm just going to put one more for now and, then, I will take a break, because I do -- I tend to do this and I'm sorry. I don't need to hog the microphone. But looking at your modeling, could you just walk me through -- I was having a very hard time understanding the modeling process that you used and, you know, kind of the different densities and -- and part of where I'm coming from -- one of my --just being very open -- one of my concerns is, okay, we have some mixed use areas where we are saying you could have -- you could have a maximum residential area of 60 percent. Now, if there was a bonus achieved on top of that, which sounds unlikely, but possible in some areas, it may be even higher. We have had a lot of mixed use applications come through where residential has been the easiest thing for developers and the real concern is when will that commercial come and we have sometimes seen applications come through again where there is -- there is a, hey, commercial just doesn't work here now, so we just want it all residential and I -- I just hate seeing that, because we are not going to get anymore dirt in the City of Meridian, so we really need to make sure we are getting that commercial. So, just help me understand the modeling and kind of how -- how your modeling helped you get comfortable. I think part of it must have helped you get comfortable moving away from those building size standards. But help me -- help me understand that. McClure: Council President Borton, Commission -- Council Woman Strader, I will answer that indirectly first and, then, I will answer directly. So, the indirect answer there is that we currently have a requirement in mixed use areas that is not required very well, which is when someone comes in mixed use areas, say to give us a concept plan that shows how the overall area is going to look and it's going to meet the needs of the city. We do not do that well. Anyone. All parties involved. This is strengthened in this -- and I didn't cover much here and, actually, I skimmed over some of the stuff I had planned to talk about, because it's not new, but this has been -- that idea or concept has been Meridian City Council January 9,2024 Page 15 of 22 strengthened in this new language here that this needs to happen. It's baked into the flowchart. I showed you earlier saying, hey, you need to comply with this. It's not -- you have to do exactly what they did before. We are still going to have individual DAs for every part of it -- unless someone just owns the entire 40 square mile -- 40 acres or whatever it is. You are going to still have individual owners with their own DA and they are going to -- they are going to still be able to do their own thing. We are just looking for general compliance. But we want to see that vision and we want to make sure that what they are proposing still allows for all the things we want and we need and I hope that one of the things we have accomplished here is done a better job of storytelling that requirement and particularly in the intro sections. It's -- it's incredibly important. agree with you. A more specific answer, then, is how we did the modeling and I'm going to try not to meander. I started off by researching a lot of uses that we referenced in the texts currently. So, example uses and, then, others. Actually had some fun with -- I'm meandering. And, then, we looked at, you know, what those -- what those uses typically require in terms of unused area. So, not -- not just the building, but the parking area, the landscape area, the loading area, what is the aggregate sort of area we typically require for those things. Part of the modeling that we did for the coverage areas, then, considered in this -- in this case for -- how can we assume we at least get four of these uses that we are looking for. Those are categories and by uses we typically want to see neighborhood uses, we typically want to see community uses -- and uses, we definitely want to see regionals -- mixed use neighborhood community and regional and, then, making sure we can get some of those varying uses and varying sizes. We looked at -- looked at an average for those and then -- a low average and a high average and -- and little checkboxes to see which ones worked where and in which designations. The coverage areas definitely affect some of those, which is why you generally see, in addition to just that counting for bonuses why some of the residential was backed off, because we currently don't in many cases have that cap. Sometimes it's there, sometimes at minimum, sometimes there is actually a divergent view. But that's one of the regions that coverage areas were backed off was to make sure that we give you get at least a number of those uses that we really want to see and that we typically aren't seeing and, then, in the staff report I think I noted, you know, drive-throughs aren't one of those things which we typically want to see. They are a thing that we are going to get, but they are not really going to account for what someone in the neighborhood adjacent is going to want to use regularly, especially when it's on the opposite side of development and on an arterial roadway. So, you can provide that, but we are still going to want to see these other things that people actually need. So, daycares and professional offices, that whole variety there. There is quite a bit of intro language on that topic. So, I hope that answers your question. I can certainly pull up some spreadsheets if that's what you are looking for. Let me know. Strader: Yeah. No. I -- I love the language. I didn't have any issue there. I was just sort of trying to understand your different kind of density areas and maybe the best thing to do is you and I have a separate discussion maybe at some point and you could walk me through kind of how -- how that modeling works. I think that would help me a lot, because just from sort of looking at --just looking at the graphs I don't think it totally tells the story. So, anyway, understanding the data would help me, but I do appreciate what Meridian City Council January 9,2024 Page 16 of 22 you are saying about neighborhood services and I liked -- I loved all of the language. I also -- so, I thought this was a great effort. My biggest heartburn is moving away from the maximum building size, which is the one I think clear standard that we have without replacing it with a building height restriction. That could be dependent on the type of mixed use it is; right? But if I think back to like the most contentious hearings that we have had, it's usually when, you know, neighbors realize that right next to their, you know, one or two story home they are going to see a four or five story building. I mean that's where we sort of see that -- that conflict and so the approach of taking a building height restriction I think would be more challenging in some ways, but I think in some ways it would make your job easier, because you would have kind of a clear standard and maybe a process for exceptions. But that was just some -- you know, I'm not sure about that, but that was just some feedback. So, still kind of digesting it all, but huge amount of effort, obviously, went into this and the other comment I will make and, then, will stop talking -- is I do think we want members of the public to continue to comment on this a bit further. It wasn't on my radar very much. I think there are some people that -- that might have good feedback if we kept it open a bit. Borton: We do have that -- that opportunity. Certainly the public hearing can be -- can remain open. We can act tonight. We can also continue it for a week or two, allow that conversation to happen, as well as any additional public input. One of the scenarios that Council Woman Strader hit on that -- I appreciate like the language in whole on this, because it addresses one of the challenges of the mixed use community area; right? We are talking about some property -- property -- a project that's going to get its initial zoning as part of an annexation application primarily. That's where we see these issues come in and you have got a mixed use community -- in this example it's 40 acres; right? Applicant one comes in, does ten acres residential, because the area as a whole will have the other integrated uses. Applicant two ten acres residential. Three residential, because the last guy is going to do all the commercial and all the mixed use stuff; right? So, our 40 acres will be an excuse and, then, that's -- we get crunched in conflict with the third and, then, the fourth saying, well, why do I have to do all the office, because the guys in front. So, my question to you is do you feel like this language gives you and our staff the -- the teeth to say I don't -- in that example I don't know if -- if, you know, annexing this third of four parcels residential only makes sense. It might not be the right time. We might express concern in a staff, report because coming in piecemeal really jeopardizes the intent of what you have got here and your holistic language that you have included now, it seems to empower you to tell an applicant early I'm not so sure this makes sense. It's not a matter of being, you know, comp plan compliant by itself, but would you feel comfortable that this language would allow our staff to express that concern to an applicant that -- that your -- your piece of mixed use community area doesn't really fit the broader intent? McClure: Councilman -- Councilman Borton, again, thank you. These are good questions. I'm going to take my stab at it and, then, I'm going to put Caleb on the spot and ask him to chime in as well. I'm sometimes -- sometimes removed from that process. So, there is some -- there is some bias or maybe some -- maybe I'm not aware of everything. I'm aware of several projects recently where staff have already Meridian City Council January 9,2024 Page 17 of 22 been able to have those conversations and projects have been delayed, reconfigured, re-contemplated as a result of those conversations. One of the -- one of the things -- so, there is already some -- some ability to do that. What I'm hoping out of this are really for two things. One, when someone goes to the plan is to be more aware of those needs and more transparent and -- and to -- I just lost my thought. Sorry. So -- oh. So, wanting to be more aware of the requirements and, then, I lost it again. Sorry. Not looking awesome. Hood: Mr. President, I can maybe help with that question a little bit. So, I am encouraged and I do think it empowers staff, but also the applicant, so we don't have to be empowered at pre-apps. It's clear for everyone using this what the expectations are. Yes, through a pre-app we have things we can point to, but, hopefully, the applicant's already read those and so it's not just, no, you are doing it wrong, hopefully it's more of, yes, you are doing it right and this is more consistent with the vision of the community. And to take that a step further, I think it's -- and Brian kind of mentioned it here, but I mean he drafted a vast majority of these changes, but it was reviewed by our current planning staff, too. So, the boots on the ground, if you will, the people that are talking to the development community, the property owners that are trying to implement the vision, have reviewed this and I think they are comfortable to a certain degree with the text and it helps -- and, again, it strengthens that language, so everybody understands what the expectation is. McClure: Councilman Borton, I recovered -- recovered my thoughts. So, one is to improve the awareness of what the standards are and, two, as I mentioned earlier in the presentation we really want to streamline the process. There is currently a lot of risk and a lot of waste where -- and this is happening now with the projects I'm thinking of -- they come in with a design, realize they were completely far afield and, then, have revision after revision after revision to get through the process. We are hoping that we can -- we can condense that and make it both get what we want and what we need and do so faster and -- you know. And with better customer service than what we can currently do. Borton: Fantastic. Cavener: Mr. President? Cavener: Mr. Cavener. Yes. Cavener: Brian, you have done a great job of fielding a lot of technical questions tonight and so I'm going to give you a little bit of a reprieve and I'm going ask Mr. Hood a question to kick things off. So, Caleb, you know, over the past year this Council and you have done -- we have done a really good job of trying to figure out a way to find -- strike that right balance between engaging subject matter experts from the professional capacity, while also finding ways to embrace our citizens who I think you used the term layman. I appreciate that. Right? It's -- it's a hard balance. Pulling -- you know, inviting the citizens to a meeting at 3.00 o'clock may or may not work for some folks. Likewise, Meridian City Council January 9,2024 Page 18 of 22 inviting professionals to come to an open house meeting at 7:00 o'clock might not work and so I guess my question -- and I don't expect you to answer now, but maybe a suggestion is I think -- I'm looking for you as a department to come back to us with some recommendations that when we have these proposed UDC -- or excuse me -- comp plan changes, a -- an SOP, if you will, for here is how we are going to engage the professionals and, then, this is our recommendation to engage the public. Now, it's also not lost on me that in a city of 120,000 people there is maybe 12 that are really really interested in this; right? To the point that they would want to give up a Wednesday night to come to a meeting or to log on and watch a webinar. So, I don't know what that is. And -- and I don't -- certainly don't want to create more work for you and your staff, because you have a lot going on, but -- which is why I'm -- I think I'm more supportive of giving us a couple more weeks to marinate on this, but that would be a piece that would be important to me is to have a recommendation from you about how your team would want to move forward in engaging our community around these changes, so they don't just have to come to a public hearing and learn about it after they have read about it and, then, testify. Does that -- does that make sense kind of where I'm headed? Hood: Yeah. Council President, Councilman Cavener, it makes sense and Brian got kudos for being frank earlier, so I will be frank as well. I -- we talked about this a lot, actually, over the last nine months or whatever. We have to have public engagement involvement. We can't make them participate, but we have to make it available and consider any comments received. But I don't want that just to be a checkbox. Your initial -- this is a -- very highly technical changes here. That's why in this case we didn't start with a public review process, we wanted the technical experts to help us present something to the public, then, that was manageable. Asking the public -- and there -- there are probably a handful in our community that would fit that bill, but we -- again, we wanted to have that draft that basically you could change and adopt. I'm not necessarily looking for the layman to review these changes, because the vision is still the same as it was in 2018 and '19 when the plan was adopted. This is a finer point. And, again, I will take those comments, but we didn't target the outreach towards Joe Public. But your comment -- and so that's not typical. Typically we would, we would cast a wider net first and see who is interested and, then, engage with them throughout the process. But we can -- I don't know if it's an SOP, but we can -- we can run things by you and I will just say we did talk with the Mayor's office about this approach, too, but largely it was Brian that was more concerned about the extra effort that if you kind of cast this, you know, to everybody and say, hey, who is interested in talking about mixed use, we would get all kinds of people that we would have to spend most of our time educating them on it to get anything valuable feedback for the end product. Cavener: Mr. President? Respectfully, even if that's the outcome, I think that's a win. I think the more that we can find carrots to get our public to want to come and learn more about their plan the better. I recognize the hurdle or the hill of a technical change like changes that are being proposed. You may have to talk for -- again for 20 minutes to get them to the point to give you feedback in one, but I think that -- to me the juice is worth the squeeze there. Recognizing we are asking you to do it. So, again, I don't know what the mousetrap is, I just am looking for you guys to say this is what we think Meridian City Council January 9,2024 Page 19 of 22 is the best mousetrap and let's just make that part of these changes. Hood: Council President, going forward I don't have any problem, you know, sharing our approach to -- to that and, yeah, we can -- we can talk some more if you would like, but we thought that this was the best going forward and just to cut to the chase, it's already been talked about, we are not in any deadline here, so if you want to leave it open for another couple of weeks, a month, whatever -- I mean I think we need some help in that. We want to renotice it or the Mayor's office or website or how we want to tell the public that it's out there again, we don't really control a lot of those, but we don't have that -- and we are not trying to hide the ball from anybody. I think you know that. But, yeah, we can share that and -- and this one I won't repeat, so duly noted. McClure: Council President Borton, Councilman Cavener and Strader, too -- Council Woman Strader -- spent probably as -- too much time on a website that was not used. Got kudos for it from the Mayor's office. How -- do you have -- and that went out on social media. Do you have specific suggestions -- and I can ask Mayor's office again, but do you have specific suggestions on how you would like us to do that additional outreach for this -- for this? If you want to kick this out weeks or months, whatever it is for this particular amendment? Borton: Do you want to address that now or is that -- you want to talk offline some ideas and suggestions, so we are not, you know, thinking out loud here. The general principle is if this is going to get continued at least, you know, a couple of weeks, have that conversation and see, I don't think it's -- I think everyone's on the same page about outreach, their strategies as to who you contacted initially and Mr. Hood's comments are well taken as to the intention behind what was done and your focus is always the same as ours to make sure you get that input -- or at least the opportunity for input and that -- really that's the best you can provide. So, continue with those conversations. I want to ask -- because it is a public hearing we are going to take a quick pause with staff. I will always ask our Police and Fire who are present next if they have got an opportunity to comment, but, first, Mr. Clerk, is anyone online? Johnson: Mr. Mayor, no -- or, Mr. President, nobody's signed up or nobody's online. Borton: Okay. Anyone here in the audience who wants to provide any public testimony on this? We won't make you wait anymore. I should say either of you. Okay. Okay. Thank you. Council, any other questions? I alerted Police and, Fire just, you know, you are present and if you have had any input you wanted to provide or not or -- nope? All good? Okay. Council, any other questions of staff? Council Woman Strader. Strader: Maybe just one -- one thing that I think could be very helpful and we will talk more offline just -- I think an example of something that was a mixed use development that was, you know, an example I think helps crystallize how this new methodology would apply. That's just one -- one suggestion. I think finding an example -- it could be something not controversial. It could be in the past something that was already approved, just kind of running something through, hey, here is how this would apply. Meridian City Council January 9,2024 Page 20 of 22 Here is how this would have been different. I think that would really help. Especially when you are -- now we are thinking we may reach out to members of the public, try to get them involved and they may not understand the technicalities, but I do think if they saw, okay, here is an example that would help. Borton: Okay. Cavener: Mr. President, if everyone is comfortable -- Borton: Oh, a member the public. Cavener: Fantastic. Borton: Come on forward. Cavener: Welcome. Rausch: The reason I showed up -- Borton: Go ahead and state your name and address for the record. Rausch: Oh, I'm sorry. My name is DJ or David Rausch and I live at 436 West Washington. Excuse me. My throat is going. The home I live in was built by Mayor Storey back in 1957. So, it's kind of cool. Anyway, in the utility bill I got that nifty little flyer saying there is a Council meeting, who the new Council Members are and I -- you know, I happened to have some free time, I thought I would show up. So, that's what brought me here. I -- you know, it was good to talk with -- I have already forgotten -- Linda; right? About some of the planning. I know there is -- you know, it's not just the Council, it's ACHD and the state and you got all these other agencies and stuff, because right now in my neighborhood, which is less than a mile away, half a mile, you know, it's easy to tell people you just turn west or take a left as you are going north on Washington. It's 500 block. It's really easy. So, anyway, that neighborhood's been there since '57. We have had no sidewalks or anything like that. I did notice the water pressure is better just in the last month or so. I don't know what they did. So, the water pressure is better. But the curbing and the roads, yeah, they are old, but the new plan -- somebody came through a few years ago -- and I have been there since '97. So, they came through a few years back and said, oh, we got this plan and we talked about it a little bit and I think it was someone from the Planning Department says, oh, there will be a public hearing on it. Never happened. So, my neighbor came to me just this last week and he has got a packet with street plans, sidewalks, how much of your easement they are taking and stuff like that -- lives right next to me. I never got it. So, I suspect that's an ACHD issue and I was just wondering if one of my council people would be able to assist me with that. But just looking at the City of Meridian website -- I'm a visual guy. The flyer says there is new Council Members. Great. District this. District that. I'm like, well, I ought to be able to bring up the map and it should tell me where am I? I don't know what district I'm in. I don't know which one of you would be mine. You know, Meridian City Council January 9,2024 Page 21 of 22 that kind of thing. So, maybe afterwards somebody can help me there. But I just wanted to say hi. Just dropped in, because of the flyer and I appreciate all the planning. We do live in a beautiful city. I love it. Thank you. Borton: Thank you. Thanks for coming tonight. Appreciate that. Okay. We will catch you. We might be near the end anyway. Cavener: Mr. President? Borton: Mr. Cavener. Cavener: A couple thoughts. One, I'm sure our MUBS team and our communication team is doing a backflip right now, because people were reading something that's in the building utility insert. I know that's always a question about putting information in here. So, thank you, Mr. Rausch, for being a proof of concept on that. So, Mr. President, think it makes sense to keep the public hearing open and so I would move that we continue the public hearing for No. 2, H-2023-0057 and that we continue that to February the 13th and ask that the Planning Department and the Mayor's office and -- Mr. President, the Planning Department got a huge upgrade when it comes to their liaison role, they had really the bottom of the barrel for a previous liaison and they have got one of the top in my opinion. They can work with their liaison to maybe discuss some options for public engagement for what makes sense for staff capacity timing. We have got four or five weeks to figure that out and whatever liaison staff and Mayor's office deems appropriate we will be supportive of. Borton: It seems like a good suggestion. Is there a second? Strader: Second. Borton: Moved and seconded to continue Item H-2023-0057, keeping the public hearing open to February 13th at the regular 6:00 p.m. meeting. Any discussion on the motion? If not, Clerk, call roll. Roll Call: Borton, yea; Cavener, yea; Strader, yea; Overton, yea; Little Roberts, yea; Taylor, yea. Borton: Motion passes. The application will be continued. The public hearing remains open to February 13th. MOTION CARRIED: ALLAYES. FUTURE MEETING TOPICS Borton: Any future meeting topics? No? If not I will take a motion to adjourn. Strader: Mr. President, I move that we adjourn the meeting. Meridian City Council January 9,2024 Page 22 of 22 Borton: There has been a motion to adjourn. All those in favor say aye. We are adjourned. MOTION CARRIED: ALLAYES. MEETING ADJOURNED AT 7:13 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS) MAYOR ROBERT E. MISON 1-23-2024 ATTEST: CHRIS JOHNSON - CITY CLERK E IDIAN;--- /hl R AGENDA ITEM Public Forum - Future Meeting Topics The Public are invited to sign up in advance of the meeting at www.meridiancity.org/forum to address elected officials regarding topics of general interest or concern of public matters. Comments specific to an active land use/development applications are not permitted during this time. By law, no decisions can be made on topics presented at the Public Forum. However, City Council may request the topic be added to a future meeting agenda for further discussion or action. The Mayor may also direct staff to provide followup assistance regarding the matter. CITY OF MERIDIAN CITY COUNCIL PUBLIC FORUM SIGN-IN SHEET Date: Please sign in below if you wish to address the Mayor and City Council and provide a brief description of your topic. Please observe the following rules of the Public Forum: • DO NOT: i o Discuss active applications or proposals pending before Planning and Zoning or City Council o Complain about city staff, individuals, business or private matters j • DO o When it is your turn to speak, state your name and address first i o Observe a 3-minute time limit (you may be interrupted if your topic is deemed inappropriate for this forum) Name (please print) Brief Description of Discussion Topic i I i I I C� E IDIAN Planning and Zoning Department Presentation and Outline City Council Meeting January 9, 2024 Item #1: Hesperus Short Plat ZONING MAP 0005-2023-H– R1 I-L Legend R1 MAIN \[ R-4 Project Location RUT C-G 84 C-G RUT § ¨¦ MERIDIAN C2 C-G OVERLAND R1 R-8 L-O R6 R6 R-8 R-8 R-4 L-O R-4 R-8 RUT RUT R-8 R-8 C-G L-O Short Plat & Existing Landscape Plan Aerial Image of Site Existing Conditions Changes to Agenda: None Item #1: Hesperus (H-2023-0005) Application(s):  Short Plat Size of property, existing zoning, and location: This site consists of 1.38 acres of land, zoned C-G, located at 1737 S. Meridian Road. History: AZ-04-031 (Ord. #05-1179, DA Inst. #105134293) Meridian Gateway; VAR-05-027 (access to SH-69/Meridian Rd.); MI-07-002 1st Addendum to DA (Inst. #107099630 Medina Subdivision); MDA-13-007 2nd Addendum to DA (Inst. #2014-095963 Medina Subdivision) PBA-2022-0017, H-2022-0094, A-2023-0060 and A-2023-0061as applicable. Comprehensive Plan FLUM Designation: Commercial SUMMARY OF REQUEST: The applicant is proposing to subdivide Lot 4, Block 1 of Medina Subdivision into two (2) building lots. The perimeter landscaping was installed with the previous subdivision improvements. The property is currently under construction for the installation of the approved Conditional Use Permit and Certificate of Zoning Compliance and Design Review for a Chipotle restaurant and a two-tenant building with the first tenant as a medical doctor’s office. Access to this property is provided via an existing access point from S. Meridian Rd and W. Overland Rd. The Fire Department has approved the design of the proposed drive aisles for the short plat. Written Testimony: None Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2023-0005, as presented in the staff report for the hearing date of January 9, 2024: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2023-0005, as presented during the hearing on January 9, 2024, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2023-0005 to the hearing date of January 9, 2024 for the following reason(s): (You should state specific reason(s) for continuance.) W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Hesperus (SHP-2023-0005) by Antonio Conti, Ackerman- Estvold, located at 1737 S. Meridian Rd. Application Materials: https://bit.ly/SHP-2023-0005 A. Request: Short Plat to subdivide Lot 4, Block 1, Medina Subdivision, consisting of 1.38 acres of land into two (2) building lots in the C-G zoning district for the Hesperus Subdivision. i PUBLIC HEARING SIGN IN SHEET DATE: January 9, 2023 ITEM # ON AGENDA: 1 j PROJECT NAME: Hesperus (SHP-2023-0005) i Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) if yes, please j provide HOA name 2 3 4 5 6 i 7 8 9 10 11 12 13 14 STAFF REPORT C�I w IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING 1/9/2024 Legend DATE: Ryl� _ 0 Project Location TO: Mayor&City Council FROM: Linda Ritter,Associate Planner C2 208-884-5533 C-G SUBJECT: SHP-2023-0005 L O R6 R�8 Hesperus Subdivision R6 -88 ® R LOCATION: 1737 S Meridian Rd.,in the SEC of -R- � Section 24,T.3N.,R.1 W. _ ® L O �g 4� Q R-4 �g R-8 RT RT =R-8 r � I. PROJECT DESCRIPTION Short plat to subdivide Lot 4,Block 1,Medina Subdivision,consisting of 1.38 acres of land, into two (2)building lots in the C-G zoning district. II. APPLICANT INFORMATION A. Applicant: Antonio Conti,Ackerman-Estvold—7661 W Riverside Dre, Ste 102, Garden City, ID 83714 B. Owner: Spencer Smith, Smith Frazier LLC—50 Henry Street, Cortez, CO 81321 C. Representative: Same as Applicant III. NOTICING City Council Posting Date Legal notice published in 12/24/2023 newspaper Radius notice mailed to property owners within 500 feet 12/15/2023 Posted to Next Door 12/11/2023 Page 1 IV. STAFF ANALYSIS The short plat proposes to subdivide Lot 4,Block 1,Medina Subdivision, consisting of 1.38 acres of land,into two(2)building lots in the C-G zoning district. The Short Plat is consistent with the Commercial Future Land Use Map designation for this site. The property is currently under construction for the installation of the approved Conditional use Permit and certificate of zoning compliance and design review for a Chipotle restaurant and a two- tenant building with the first tenant as a medical doctor's office. Staff has reviewed the proposed short plat for compliance with the criteria set forth in UDC 11-6B-5 and deems the short plat in compliance with said requirements. Access to this property is provided via an existing access point from S. Meridian Rd and W. Overland Rd. The Fire Department has approved the design of the proposed drive aisles for the short plat. The street buffer adjacent to the eastern boundary of the site along S. Meridian Rd. was constructed with the subdivision improvements for Medina Subdivision. There is existing landscaping(i.e.trees and lawn)along the street frontage that complies with the standards listed in UDC 11-3B-7. Future development of the proposed lots should comply with the dimensional standards listed in UDC Table 11-2B-3 for the C-G zoning district. V. DECISION Staff: Staff recommends approval of the proposed short plat with the conditions noted in Section VII of this report and in accord with the findings in Section Vlll. Page 2 VI. EXHIBITS A. Short Plat(date: 12/1/23) PLAT FOR HESPERUS LANDING SUBDIVISION A PORTON OF THE SOUTHEAST IA OF THE --------------_e�y� rrazTrasriracFsr�noNaar.xi..R.�w.,eose MERDLAN.CITY OF MERDM,ADACGUNTY,IDA40 2023 SHEET 7 OF2 ------------------- I f ----- -- �•� ------------ ------------i ---- J B35o RATFOR H ESFERIS LANDI NG S UM MSION 2023 SHEET2OF2 CESi11FICATE OF CIXIHD'TRFA9JRER IL .wma.mrr.u.,.nxrwu,uc an MPFifNAL Li.bACOIMII'HCINMY DI^RiCf ora»amu wincm wmau�o ruem 'xammwo wrxm�mn �.o.wroxr w,x.u.ma....xrrcwu�.. vl�ncw aca IEALTH CERTIFlGTE Page 3 B. Landscape Plan(dated: 2/24/23) WNM- MM57-21—: C. G 9 LLJ Li ID FL 1—.03 Liz. Page 4 C. Site Plan(dated: 1/10/23) 2EE LU LU ---�— '— J = Y N Pj 2 s 0 B VII. CITY/AGENCY COMMENTS&CONDITIONS A. Planning Division Site Specific Conditions: I. The Applicant shall comply with all previous conditions of approval associated with this development: AZ-04-031 (Ord. #05-1179,DA Inst. #105134293)Meridian Gateway; VAR- 05-027 (access to SH-69/Meridian Rd.); MI-07-002 I't Addendum to DA(Inst. #107099630 Medina Subdivision);MDA-13-007 2'Addendum to DA(Inst. #2014-095963 Medina Subdivision)PBA-2022-0017,H-2022-0094,A-2023-0060 and A-2023-0061as applicable. 2. If the City Engineer's signature has not been obtained within two(2)years of the City Council's approval of the short plat,the short plat shall become null and void unless a time extension is obtained,per UDC 11-6B-7. 3. The short plat prepared by Antonio Conti,Ackerman Estvold on 12/1/2023, included in Section VI.A, shall be revised as follows: a. Note#10: Include the recorded instrument number for the shared maintenance agreement, this agreement will also need to address how drainage will be managed for the two properties. b. Call out and show the thirty-five(35') foot landscape buffer along Meridian Road. Maintenance of this area shall be addressed in the maintenance agreement. Page 5 4. Future development shall comply with the dimensional standards listed in UDC Table 11-2B- 3 for the C-G zoning district. 5. Staff s failure to cite specific ordinance provisions or conditions from the previous approvals noted above does not relieve the Applicant of responsibility for compliance. B. Public Works https://weblink.meridianciU.org/WebLink/DocView.aspx?id=313574&dbid=0&repo=Meridi anCi C. Fire Department https:llweblink.meridianciU.org/WebLinklDocView.aspx?id=295088&dbid=0&repo=Meridi anCi D. Idaho Transportation Department hgps://weblink.meridianciU.org/WebLinklDocView.aspx?id=313606&dbid=0&repo=Meridi anCi E. Idaho Department of Environmental Quality(IDEQ) https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=313606&dbid=0&repo=Meridi anCi F. Ada County Highway District(ACHD) https://weblink.meridianciU.orglWebLink/DocView.aspx?id=313606&dbid=0&repo=Meridi anCi VIII. REQUIRED FINDINGS FROM THE UNIFIED DEVELOPMENT CODE In consideration of a short plat,the decision-making body shall make the following findings: A. The plat is in conformance with the Comprehensive Plan and is consistent with the Unified Development Code; The Comprehensive Plan designates the future land use of this property as Commercial the current zoning district of the site is C-G. Staff finds the proposed short plat complies with the short plat standards listed in UDC 11-6B-5. Future development should comply with the dimensional standards for the C-G zoning district listed in UDC Table 11-2B-3. B. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services is provided and are adequate to serve the proposed lots. C. The plat is in conformance with scheduled public improvements in accord with the City's capital improvements program; Staff finds all required utilities are provided with lot development at the developer's expense. D. There is public financial capability of supporting services for the proposed development; Staff finds that the development will not require major expenditures for providing supporting services as services are already being provided in this area. E. The development will not be detrimental to the public health, safety or general welfare; and Page 6 Staff finds the proposed development will not be detrimental to the public health, safety or general welfare. F. The development preserves significant natural, scenic or historic features. Staff is not aware of any significant natural, scenic or historic features associated with short platting the structure on this site. Page 7 C i E IDIAN.;--- Agenda Item Applicant Presentation HESPERUS LANDING SUBDIVISION 7737 S MERIDIAN ROAD, MERIDIAN, ID 83642 SHORT PLAT JANUARY 9, 2024 -• j_ --- INTERSTATE 84 - -- _ W OVERLAND ROAFIL D ' � y - Tl�R1 - R! - S T' - u - .- MERIDIAN ` o ! o - �_ WIC OC , _ i 1 Z Z �i �i. '�� ��_- � � :-. row-. _...• DAHO ESTVOILD PROJECT OUTLINE EXISTING PROPOSED Zoning ❖ General Commercial (C-G) General Commercial (C-G) Comp Plan Designation Commercial Commercial Land Use Vacant Commercial Services M71,PAP' I ' ESTVOLD PROJECT OUTLINE PROPOSED TOTAL SITE AREA 1.38 ACRES COMMERCIAL BUILDING 0.17 ACRES 12.38% COMMON AREA/PAVEMENT 1.21 ACRES 87.62% COMMERCIAL LOTS 2 OPEN SPACE/COMMON LOTS 0 PUBLIC ROAD 0 TOTAL NUMBER OF LOTS 2 AFC/RETAIL - # OF PARKING STALLS 23 SPACES CHIPOTLE - # OF PARKING STALLS 21 SPACES TOTAL # OF PARKING STALLS 44 SPACES ACKERMAN ESTVOLD Y EXISTING SITE I ' l '\=CKERMAN ESTVOLD SITE PLAN _ 58B'YS'WE.S; 1 I w 62g0 ! °\1 00 $ ! . Aa � Nao�ao�mw-was' 1 Q 1 SW'3u'45E-29.98 1 Z 1 rwo•oa,cw-m.nr a ,,oa• I W oow:sa f '� sx so-no-c-e w ! i 1 1I H ? O 1 1 r f Prea:32,708 SF Ar :075 1 t 1 1 I 1 11 1 I 1 LANDSCAPING PLAN A —•-� �, �� ; IC9 ' I-A AND SEI�� � . . . • n,M1. ------------------ EASEWEI pnl- 1 '\=CKERMAN ESTVOLD x,x wnlax a, WEST OVERLAND ROAD re sLc,c«a cws xlscu]�a tPaT xo,r FINAL PLAT I II I I I I I I I I I I I I I I I I I I I I I I I 1 I I I @ I I I 1 I I 1 I I I I I LOT,.SLOCK I I MEOINASa9aNI— I I I II POINT OF I I ix.xfu,H BPGINNLYO I I 1 fr �___ I I I I I smm,Tw.v lr I 1 1 I I I I I (L n'kkllW,a'gT11 1 IL—— 1 —� LOT 1 I I Z7.Z TO.F7. „ I 211 �,em:� I I I—_'94'ffi9�r L,.per Iw. rs,relr BLOCK 1 I I am».sE.AM 1 I nce lw m,a s1�----- I I I I ammm•-ew —�--I � 1 1 0� I I--------------- --r---------L o —�bJb�g,s� -- g.7------a i •imw,,rm i i I,� a vl i1 , I LOT2 1 I IgI I I ]]NSOFT I I I I mpl Ipl I I I I Tw tvw�lc n, Ia l I I I I Ix�'vw., ST -------------�1-----� I _______________________I __ - --- —_____________— I ' ________ ACKERMAN L--J xsec�gNy ESTVOLD ROB w.i]6iJ I u.w..iw nab w.alY ,fb• • PROPOSED BUILDINGS T. . . d. a ._ CA 4; l z� AMERMAN ES VOLD PROPOSED R P Jill] Jill % i,. �ZHIPOTIE 4 _ ,I r= '\ ACKRMAN ,,ESTEVOLD 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. PUBLIC HEARING SIGN IN SHEET 3 DATE: January 9, 2023 ITEM # ON AGENDA: 2 PROJECT NAME: 2023 Mixed Use Comprehensive Plan Text Amendment (H-2023-0057) Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) If yes, please provide HOA name 1 2 3 4 5 6 7 8 9 10 11 12 13 14 STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING 1/9/2024 44 DATE: ' 0 TO: Mayor&City Council 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: The Meridian Planning&Zoning Commission(Commission) heard this application on December 7,2023. The Commission recommended the application forward to City Council for approval. See section VI.B. Commission Action for additional information and changes. D. Decision City Council: Pending. Pagel Table: Land Use Descriptions Description Details Page Existing/Proposed Zoning n/a n/a Future Land Use Designation n/a n/a Existing Land Use(s) n/a n/a Proposed Land Use(s) n/a n/a 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 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 Table: Project Facts Description Details History 20-2224,21-2302,22-2347,23-2406 Phasing Plan n/a Residential Units n/a Open Space n/a Amenities n/a Physical Features n/a Acreage n/a Lots n/a Density n/a B. History&Process 1. The current Mixed Use text in the adopted 2019 Comprehensive Plan was developed by a Steering Committee,built on the work of the prior 2010 Comprehensive Plan and Future Land Use Map(FLUM). While substantial work went into developing the 2019 Comprehensive Plan to verify and validate the need for future rooftops, service areas,and general acreage needs of various uses for the City at buildout,by specialized professionals in economic development and land use planning,work on the text involved many hands,many of whom were not subject matter experts. The vision and intent behind the Comprehensive Plan is valid,and Staff believes it is important,but applying this work to a very dynamic entitlement and development review process has proved difficult.By including the necessary details that are proposed with the subject CPAT,the vision should be clearer and the City, through development, able to make these areas healthy and sustainable. Applicants struggle to understand and conceptualize text across various areas,there is little narrative or lead-in to provide context or describe the process, and there is duplication of ideas throughout. Further,many of the metrics are confusing, and staff struggle to communicate or justify process. This CPAT seeks to improve on all of these deficiencies with Plan text that is streamlined and linear. The review process for the subject CPAT began with Staff seeking to reorganize the sections into a more top-down review with better organization of content, and in trying to bring clarity to ideas that had limited direction,context,or examples. A deep dive into the various performance standards was also done, and is touched on in the following section. It was and is intended that all changes still reflect the same vision during development of the first rough drafts. After a rough draft was completed, Staff invited a group of development and agency partners that have experience planning and developing mixed use projects, locally or elsewhere,to review and comment. Of special importance was ensuring that areas still deficient in explanation,or that remained unclear,were improved, and of course to provide any other suggestions. This support team included architects, engineers, landscape architects,property investment interests, and other experienced professionals largely from the private development groups. Staff made every effort to address each comment with changes, and when that was not possible to explain why(usually simply just out of scope of this work). These comments resulted in significant changes. Internal Staff were also asked to review and provide comment on this new draft,with only minor revisions.NOTE: Public comment received after application have/will also be addressed by staff. 2. Performance Standard Review. The adopted Comprehensive Plan contains a number of metrics related to minimum and maximum coverages, densities,and a variety of bonuses. Page 4 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 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 staff changes are included below in stfi e *h.-,,,,g (delete) and underline(add)format and italics. Text with dashed underline have been integrated into Exhibit B: Strike-through and underline of ......................... changes,and Exhibit C: Clean copy of all proposed changes. 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. hi same eas-e-s, na,•.trial support twit 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 lobs. 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. Page 6 Employment area boundaries align with COMPASS traf ac analysis area (TAZ) boundaries. Other verifiable data may be used in substitute for developingareas. reas. • 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 Pwi4multiuse 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 --i-u, ,.G ifieu.a third party and is available via the City's website. The following,recommendation is,to clarify,that single,famil.,homes,more broadI .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,-fgmily,homes with,accesso�y dwc1Zft.jtnits,,townhouses, condominiums small scale multifamily developments such,as fourplexes,, ........ ...�...... ......... neighborhoodgrocers;drug stores,,coffee/sandwich/ice,-cream shops,vertically, integrated buildings l{ye,workspaces. dry,cleaner/laundromat salons/spas, .............. daycares neighborhood;scale professional offices gift sho, s,schools,parks, churches clubhouses public uses and other appropriate,neighborhood,scale uses., Sample zoning includes;R,8. R,1 S,,TN R. TN-C.L 0.and,C N. The following,recommend change is to clarify,the difference between mixed use area mixed ................ ........... ................�.........., use,project,,and,when,adeyelopment agreement would come into,play,.,Note that changes recommend the original application are.not shown here only the additional ......... . ........ ..... recommended,change. Page 7 A.Mixed Usepr01eCt should,be level X d with an,overall master or conceptual plan for the larger,mixed use area during,an annexation or rezone request. a . ............ .............,......... ......... develo_?ment agreement,will ty,picallx,be required,for aprojects,with,a Mixed Use,,uture land,use designation The following,graphic,proposed in CPAT has been modified to,revise,several text ................ ......... bubbtes,including the title,,to better,align with,pro,posed,text.. Anatomy of Mixed Use Land Uses v� = o General Overview L 0 V O C = Gt GI 61 O,>_O _ U C C Functional 5 N= pIntegration Holistic Design v N L GL 0 'n = 02 ui Mixed Use Designation Integration => (Su,�.cae9orV� of Uses Overall Example Examplel 1�r-E-21114.1 Project 02 Project Commercial Type a 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 Page 8 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. 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. Page 9 Figure: Missing Middle Housing Sampler'- 1, / 1 A COTTAGE COURT SIDE-BY-SIDE DUPLEX STACKED DUPLEX FOURPLEX S.SIXPLEX h� 0 6.EIGHTPLEX 7.COURTYARD TOWNHOUSE 9.LIVE/WORK 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 CPA 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 1 AARP&Opticos.2023. "Discovering and Developing Missing Middle Housing."American Association of Retired Persons.Accessed November 2023.https://AARP.org/MissingMiddleHousing. Page 10 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 CPAT is improving the context around design. They are not standards, but the guidelines, or `principles"as they are referred to, now are intended to be clearer in what the Plan Vision seeks to achieve. This process of broad guidelines will always inherently include discrepancies of interpretation, but greater structure has been developed, the order of elements has been reworked, redundancy has been lessened, and a wealth of additional graphics with callout references and annotations provided to help improve it. 3.06.00, Ensure a variety and balance of land uses within the Area of City Impact. This high level policy is a goal from the Plan, and the operating word is ensure. The City has and continues to miss areas for many services that either follow 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 CPA 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 CPA 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. Page 11 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. 5.01.01 D,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 areas). The CPAT seeks to improve these interrelated considerations. An area easier and safer to access by car, is likely to be visited by cars. 5.01.02A,Maintain and implement community design ordinances, quality design criteria, and complete street policies to set quality standards citywide. The proposed CPAT seeks to update quality design criteria for mixed use areas citywide. There is greater emphasis on holistic site design rather than application of certain elements after-the-fact. 3. Policies for Reference Only: The following policies are referenced in the above analysis and are applicable to the subject application. However,there are no changes proposed to the text,they are included for reference only. 3.07.02F, Coordinate with transportation agencies to align future needed infrastructure with land use plans and implement through the development review processes. 6.01.01 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 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. Stafffinds 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. Page 13 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. 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: The proposed application is a text amendment for the Comprehensive Plan, adheres to the larger vision, goals,and objectives of the Plan, and will result in an improved guide. B. Commission: The Meridian Planning&Zoning Commission heard these items on 12/7/2023.At the public hearing,the Commission moved to recommend approval of the subject H-2023-0057 application request. 1. Summary of Commission public hearing: i. In favor: All ii. In opposition:None iii. Commenting:None iv. Written testimony:None at the time of staff report being written. Comments were received after, from Mike Wardell with Brighton Corp prior to the public hearing. v. Staff presenting application: Brian McClure vi. Other Staff commenting on application:None 2. Key issue(s) of public testimony: Page 14 i. No key issues were discussed. Written testimony was helpful,but general. 3. Key issue(s)of discussion by Commission: i. Commission discussed staff recommended changes of terminology from"required" to "should",various synonyms of these words, and how different parties interpret the language used. Commission generally wanted phrasing to impart more strength than should, and that the City expects the associated language,but also acknowledged that shall realistic in the Comprehensive Plan. 4. Commission change(s)to Staff recommendation: i. Commission approved all staff recommended changes, including the new Appendix F: Mixed Use Examples, except that staff was also directed to use more instructive and precise language,within the Mixed Use section of the Comprehensive Plan,with regards to"should"and working closer to"shall". Commission examples generally included using"expected", and giving staff flexibility to modify other words or phrases to integrate the revisions. One alternative was to format sentences to just be statements without"should"or"shall".No revisions discussed impact Specific Text Changes included in this Staff Report(Section III.C). Additional changes recommended as part of the staff presentation were also supported, and incorporated. See Exhibit B: Strike-through and underline of changes for recommended Mixed use text changes to City Council. Staff changes made under the Planning and Zoning Commissions direction, and those approved as part of the staff presentation to the Commission, are shown in highlighted text. Exhibit C: Clean copy of all proposed changes has also been updated to reflect Planning and Zonings recommended changes to City Council.No changes were recommended to Exhibit D: Appendix F. 5. Outstanding issue(s) for City Council: i. None. C. City Council: Action Pending. Page 15 VII. EXHIBITS The following is an index of exhibits. See following pages for complete text. Exhibit A: Context for Performance Standards Staff 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. Commission Note: Planning and Zoning Commission recommendations that modified the original staff proposal,are shown in highlighted text, along with strike through and underline of staff recommended changes. Exhibit C: Clean copy of all proposed changes Changes include recommendations from the Planning and Zoning Commission to City Council. Exhibit D: Appendix F Page 16 EXHIBIT A: CONTEXT FOR PERFORMANCE STANDARDS A. Consolidated Performance Standards The following consolidated table provides an overview of the performance metrics included within each of the applicable mixed use designations,as proposed as part of this CPAT. There are no values for minimum public space or maximum footprint. Instead,policies direct what is desired and not simply an arbitrary area that may or may not(likely)achieve the desired result. Designation Residential 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 17 3. For land that is designated for a public use, such as a library or school,the developer is eligible for a 2:1 bonus. That is to say, if there is a one-acre library site planned and dedicated,the project would be eligible for two additional acres of retail development. 4. For active open space or passive recreation areas, such as a park,tot-lot, or playfield,the developer is eligible for a 2:1 bonus. That is to say, if the park is 10 acres in area,the site would be eligible for 20 additional acres of retail development. 5. For plazas that are integrated into a retail project,the developer would be eligible for a 6:1 bonus. Such plazas should provide a focal point(such as a fountain, statue, and water feature), seating areas, and some weather protection. That would mean that by providing a half-acre plaza,the developer would be eligible for three additional acres of retail development. C. Comparison of Coverage Requirements and Impacts For all of the following sections,the density shown in each of the charts (in the legend these are simply"X"DU)following are the minimum,maximum, and"target"densities as adopted in the Comprehensive Plan. These remain the same in the CPAT. The purpose of these charts is to demonstrate the huge diversity of both opportunities, and also impacts, dependent on the minimum or maximum coverage area. Charts that provide a"variation"or"spread", are indicating the different between the low value and the high value for any given acreage,using the minimum and maximum. Charts providing population and trip estimates,use 2.82 persons per household and 6.0 trips per households as variables. These may obviously vary, and in the case of trips,may vary greatly dependent upon whether the project achieves the purpose and vision or not. Trip spread in particular is intended to highlight the variability of projects,the importance, and to ensure that density is intentional and meeting the purpose and vision. Most mixed use areas are located either along state facilities, (ITD does not collect impact fees), or along regional corridors where ACHD is very limited(per policy)in what they may require for mitigation for any given project. Stated another way, and to be clear, density may have adverse impacts on regional transportation corridors, and not pay commensurate share of impacts, if trip capture and other community benefit are not realized through means other than fees. Since the adopted Comprehensive Plan includes performance bonuses, and since Meridian isn't at a stage of its development life cycle where floor area ratios are likely to exceed 100%(a multi- story building with SQFT that equal or exceed land area SQFT), a maximum value could not simply exist as the natural cap(what's left of coverage)or there would be no"bonus". These bonuses are only allowed when there is greater potential to capture trips and more community benefit to reduce a project's impact on the transportation network. The maximum residential coverage is reduced for this reason, and projects with greater impacts are only allowed when there are increased transportation choices. Charts that compare variation in impacts,by showing reductions in population and trips, are calculated by comparing spreads of the baseline to the difference in spread under the new reduced maximum. For each future land use designation,the left axis maximum value is maintained for comparable ranges. All applicable modeled project sizes,with natural maximums (including the bonus)and the reduced maximum(without bonus), are able to provide for minimum non-residential needs. See next section. Page 18 1. Mixed Use Neighborhood,Total Dwelling Units Based on Coverage Area. 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 -*-08 DU 200 100 5 10 20 35 55 80 Project Acreage Page 19 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 20 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 21 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 22 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 23 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 24 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 25 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 26 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 27 EXHIBIT B: STRIKE-THROUGH AND UNDERLINE OF CHANGES Planning and Zoning Commission recommendations that modified the original staff proposal, are shown in highlighted text, along with stfike thfough and underline of staff recommended changes. Mixed Use Changes Mixed Use Land Uses Commented[BM1]:!-*-*Text with highlights are additional P&Z Commission recommendations to In general,the purpose of thesels designations is to provide for a combination of city council compatible land uses within a close geographic area that allows for easily accessible and convenient services for residents,-Gnd workers,and visitors. Note:text referencing the new appendix images are not shown in strike-through and underline(it The intent is to that offer gets busy). developments �Junctional and physical . . . of . . uses,to create and enhance . ** ... Anything relating to Appendix F is new. sense of place,and to 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 Fnix of-adjacent doctor offices,pharmaciesy,beauty salons,assisted care facilities,and apartments buildings.A variety and mix of residential types are desired,from single-family with accessory dwelling units,patio homes,and alley load homes,to cottage court,live- work,small scale multi-family,and laraer midrise multi-family developments.Mixed use areas tend to have higher floor area ratios (buildings with multiple stories and less area devoted to parking),integral shared open space,and interconnected vehicular and pedestrian networks. the Value of Mixed Use Commented[BM3]:Some context for why.Not just Vibrant mixed use communities are those with shared spaces to gather and recreate- assumed to be understood. residents,employees,and visitors alike.They are places to conduct business, collaborate,share ideas,and to innovate.This relationship between residential and non-residential uses is essential,without which the intensity and density of mixed use areas,and the impacts of disjointed and unmitigated density,are not justified. Intrinsic to the success of Mixed Use areas where people may live (1 st Place),work(2nd Place),and play or spend time (3rd Place),is a healthy balance of both residential and non-residential uses.Having a 3rd place in close proximity to home or work,a place to escape,is essential to the emotional and physical health and well-beina for most 1 people.Not all mixed use areas are expected to be all places to all people,but they are expected to be more than just where any given person either lives or works. 0 Where you Live ° °Enhanced . ° Well-being ° Where you Where you ' Work Spend Time Fiaure 3A.Diagram Conceptualizing 3rd Place Location Commented[BM4]:New section.This is already In developing the Comprehensive Plan,the City has typically designatedA Mixed Use true,but additional context/history for what exists area desigROtIOR +., u.,used+ ;Je +;+.,r key ..,+ti;n the r+., where and why.Some location related text is In areas of higher being removed from principles below. visibility(such as along arterial roadways).These Mixed Use areas identified on the Future Land Use Map vary in size,intensity (both residential and commercial),and consider the visibility of the planned transportation network,number of residences planned within mixed use designation service areas,and location relevant to other commercial opportunities.The locations are intended to provide Meridian residents with a variety of opportunities for housing,leisure,activity,and commerce.Attractive and convenient prioritized elements such as multiuse pathways are paramount to functionally reducing impacts to the transportation network through proximity and density of services.Contiguous Mixed Use identified areas that are bisected by an arterial or highway are considered separate and independent areas for use and design integration and will be evaluated independently of each other.",h:r_h k either Rcitwe er situated OR a highly visible OF#GRSitiGRiRg aFea where GRd flexible deGre sigRSe'_ 2 Anatomy of Mixed Use Land Uses GI UGeneral Overview o / w C V O d j C C GI OI�� \ OI O c U C CFunctional H L O Holistic Design N W V V 6tMixed Use Designation Integration �U W N ExampleOverall Master Plan or Conceptual Plan Project 0 -Example0 -Example 03 Commercial Type Figure 3B.Anatomy of a Mixed Use Proiectl 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. el the land se e I@ atlens he Ten lie Fspeclfic ented[BM6]:Moved down to before these designations are explained to improve 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; 3 4. civic (includes both public and quasi-public open space,for leisure,active play,or enhanced natural spacespGrks entertGin,.,ent venues o+, );and, 5. industrial. All development in Mixed Use areas rhoil fall within one of these five generalized land use tvpes^ iez.Land uses requiring industrial zoning 44du#r[G�are t=ypicGiiy discouraged in resident*'mixed use areas with existing or expected residential uses. However,if the developer can demonstrate that industrial uses are compatible and appropriate in M.ixe.d 1-1-se RegiGRGII (nni i_R) .Mixed i Ise IsI r,_Rori deRfi l (MU NR) r Mixed Use!RtemhaRge (MU " GIFeer the City will consider industrial uses when proposed as part of a larger Mixed Use deveiepmeRt plan. Metrics referenced within the mixed use text,such as minimum or maximum coverage area,are describing gross area.(Generally,gross area would include all portions of Commented[BM7]:New section.Many questions features supporting the land use type (e.g.-parking and open space associated with on existing text during early outside review,and residential).Vertically integrated units count towards the primary building use type,to how things are measured.These are all standard ensure balanced impacts and benefits. practice currently. 4 Connectivity -� �_� I l IL III Single Family Residential Townhouses or Condos Open oca or ollec or oac Space ° a o� Multi-family ° Transit Stop Office, ®--o Live-work,or I 0 0 �_ Townhouses Commercial/ �g Office or Retail Core I I I I III I Service Use Plan/Open Space Arterial Road Figure 3AC�M ixed Use Concert Diagram. See also Appendix, Figure FA I for Color Commented[BM8]:These example concepts were Diagram with markup. hand sketches in 2010.In 2019 we overhauled them with additional detail(as shown here).The (Functional lnteCgratiorl new appendix takes them a step further.We did - - not replace though,as there's just a lot of info, As the Cityla reviewiRg-eviews development applications for consistency with the and we still like these too. Comprehensive Plan,the fGlIeWiRg items principles described in the Integration of Uses Commented[BM9]:New section rearranges and Holistic Design sub-sections following will be considered in all Mixed Use areas previous bullets into more purposeful themes. unless otherwise noted.To be successful,the principles outline in these sub-sections must be considered as interrelated features serving as the basis of plan design.They Items shown in double underline-line and strike through indicate text moved to a new location must function together, not as individual components.Helpful diagrams,photos,and (not outright deleted). other exhibits are cross-referenced after many principles,and included in Appendix F to illustrate the concepts. Integration of Uses A variety of uses, both residential and non-residential,are critical in successfully creating spaces that are unique,distinctive,and attractive. Successful projects reduce vehicle trips for nearby residents and/or visitors by having freauent,accessible and safe pedestrian connections.Residential and non-residential areas should feel cohesive,as one neighborhood,even when developed across multiple properties over 5 multiple years or by different developers.To properly develop a mixed use project,#fie intearated the following principles into the design: - 4Mixed Use oroiects are to be^Ye^°nre t.,ni^ Il.,sheuld he developed der ewith 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 projects with a Mixed Use,future land use designation. - e mixed use preie^+Mixed use areas should must include at least three land use types eflaRGIseswithin a designation.(Exceptions may be granted for Mixed Use designations smaller than 10 acres rwtes on a case-by-case basis. Commented[BM10]:Very few small mixed use Thic L-.nrd uce is net into nrded fer high density rest den+l.-.I rdeyelepment.-.Irene areas remain.5 acres is the minimum in scenario Individual p site constra rojects within a large mixed use designation area may not modeling to meet objectives.doubled to consider ints. warrant a mix of uses,provided compliance with a larger vision and integration of uses. development is encouraged for projects with the potential to serve nleyment Glestinnatinn centers Gnrl when then ^t is GldjGGent to US 20/26 SH 5 SH 16 er SH co Commented[BM11]:Moved to top and modified. - 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). usable wea,sueh as a plaFe 1 Commented[BM12]:Move down to design and A-Mn4ixed use projects must slaeulGl_inherently support intentional modified. opportunities th�eer.l for neighborhood and community services such as recreation centers (e.g.-specialized gyms),daycares,and office (e.a.- 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,is,Im. - Community-serving facilities such as hospitals,clinics,churches,schools, parks,rdG.,carec 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,'ibFG,es,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 6 restaurants dA not cni-ntare 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 auality 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 willsheald 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 followin-a design principles should be thoughtfully considered as part of a project within a mixed use area: - Mixed use areas are tosheu!Gl be centered around spaces that are well- designed public and quasi-public centers of activity.Spaces rhedldmust be designed with community supportive purpose,incorporate permanent design elements with features to promote freauent use,and support eGtaVe#eGaed .Gte no onf des;igR eleMeRtS GR amenities that foster a wide variety of interests ranging from leisure relaxation to play.These areas mustsheald be tstrategically 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*ek)f�and larger mixed use areaf, FtheF pleeer along, eFt niti s eensideFed.See also figures: - 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: ME,E. - Open space should be purposeful in supportina a visible community and utilized to enhance synergies between residential and non-residential uses. See also figures:OM,Z E. - Open space should be prioritized alona 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 mustsheuld contemplate a pedestrian friendly built environment with a minimal number of conflict points,and sdeali-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 must feel safe,and should include planted 7 and/or hardscaped parkway treatment,or other enhanced separation with both aesthetic and safety benefits.See also figures: - All mixed use projects should be accessible to adjacent neighborhoods by both vehiGleS^n^'^ede0ri^^rautomotive and alternative-vehicular transportation opportunities.Pedestrian circulation musts' e be convenient and interconnect different land use types.Vehicle connectivity mustshedld not rely on arterial streets for neighborhood access.See also figures: 010. - A mixed use project should be designed to fer future 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 GRGI r r.rJwGys rhea ild he used+e+rGnsitier,frem diccimilGF IGRGI i end heAgeen residential densities rvnd hr.0 sing types - Non-residential buildings should transition to and compliment adjacent residential buildings in mass and form,and include safe and meaningful mitigation for operational impacts such as loading docks,storage,and outdoor egUlpment.See also fUre ,M. Commented[BM73]:This is new.Primarily intended - Transitions between different residential product types and dissimilar land uses to address removal of maximum building size in should include the use of use alleys,roadways with landscaped parkways,or several of the mixed use sub categories later. highly connected open space.The use of barriers such as closed vision fencing or walls that limit connectivity and reduce visibility are typically not appropriate as transitions.See also figures:7M,7M. BeG u s of the p el r- r,fig FG ier,Withir,Old Te..,r, de.,elGr.Mer,+is e+ subject to the Mixed Use standards listed herein I 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 desi�,that are ufsadidentified 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 4GRelafdsdesign principles for but did not transition well. these jub�-�^^eEieidesignations.In addition,there are three sub-categories of the Mixed Use designation that are solely esedpermitted in the Ten Mile Interchange Specific Area:Commercial,Residential.and Lifestyle Center.Mixed Use cl ^n^+'e^°•n thL-T,.r. MOIL-IAt(-F(=hLq Ar.^Spe--.ifie Area,-,a rdifferen++h.-,r,these+hre,„-,hAi it th..r..c+A. the Gity end-^ e nn+SuNpr_t to+his ge^+ien.For more detailed descriptions of the land use designations in the Ten Mile area,see below,and alsoge-�te the Ten Mile Interchange Specific Area Plan. Every mixed use designation includes a specific range of densities and coverage that aenerally allow for a mixed use area to realize a diversity of use types and to achieve its stated purpose.Recognizing the dynamic nature of mixed use areas,additional 8 flexibility is afforded to these ranges through other referenced policies.Ultimately,any mixed use proiect 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 sianificant prime acreage.However,examples like these rhQ4 will not be used to justify increased residential intensities outside of the specific allowances that are described within each mixed use desianations. Mixed Use Neighborhood (MU-N) The purpose of this designation is to assign allocate areas where neighborhood-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to avoid predominantly single-use developments by incorporating a variety of uses. Land uses in these areas should be primarily residential with supporting non- residential services. Non-residential uses in these areas tend to should be smaller scale and provide goods or services that people typically do not travel far for(approximately one mile) and need regularly.Employment opportunities for those living in the neighborhood are encouraged.Connectivity and access between the non-residential and residential land uses is particularly critical in MU-N areas.Tree-lined,narrow streets are encouraged.Developments are also encouraged to be designed according to the conceptual MU-N plan depicted in Figure 39D. 9 Single Family I Residential Apartments, „I.. Four-plexs or Duplexes 0 Plata Area Office or Wa Service Use —� —� 9 Collector Road Figure 38D.Mixed Use Neighborhood Concept Diagram.See also Appendix, Figure FA 1 for Color Diagram with markup.See also Appendix, Figure FA2 for Color Diagram with markup. In reviewing development applications,the City will consider the following items will be ide ed in MU-N areas: - Development must&tedld-comply with the Functional Integration principles •+ory s 160L- ,+od for development in all Mixed Use areas. ReSideRtiGluses ShG IGI GrRiRiPRUPRof 40 ref the.deyelep w,or,+area at gross densities ranging fr rn x to 12 nits/r CT4E Commented[BMt6]:For all mixed use types, - Residential uses are expected to&hG4E4 comprise between 30%and 60%of typical,we've tried to consolidate this area.Most the development area,with gross densities ranging from 6 to 12 units/acre (of of these have natural caps already given other requirements,and considering bonuses(existing the residential area). and new).Bonuses are still at the end after — Multiple residential product types are desired within a single mixed use area. understanding the needs.Ranges were modeled See Sample Uses appropriate in MU-N areas, below. to consider land area feasibility and general r.l,-.n_rociden+in—I buildings she ild be r, GFtiGRGI tG Gl Ad blond in .ii+h impacts. o�i ion+i I h it ain�� =t.Fu..ti.nal nted[BM17]:For all designations,relocated - A street r7attern grid is encouraaed for Integration. residential areas,and most blocks should be no more than 599'#e-600' Iona. 10 similar to Old Town er Heritn_o_o r r.r,,,r r,r;larger blocks are allowed eleragparallel to arterial streets and integration of natural features is encouraged. Th re c P e GifiG rd ocilvn olomoR+c the u Id be in G G FP G GU9d 0PtG.rti X e,d d eyelepic eRt:,-,1 c+roo+G Gtiyi+.. hl epeR SPGGe, RGI r-1 PGthW,-,.,c - I Ir,locc 0 c+rU Gf RtGir,c r Mix r.f hp+h r cide Rtial rrnGI GffiG8 GF cideRtiG4 nd!- rl IrvnrJ uses,mexm hi iilrJinry size ch,-.i ilr-1 be limi+orJ to ry sites,the PRGximurci bUildiRg Commented[BM78]:Important note:This is a more — Supportive and proportional public and/or quasi-public spaces and places significant change given past context.Originally removing something like this that was at the center of multiple hearing debates was a line that °^"eels-�hould comprise a minimum of 10%of the development area. was not going to be crossed.However,these n Itd-.GGr Sorr+;Ag rr a GS Gt rer+r,U GA#d e R A—+ n++,,,.,,.r,rr+hiS, e er+ values listed are arbitrary,outdated(wrong),and \ we received too many comments from very experienced site designers regarding these metrics the deVelr.r.r, eRt r.beye the PRiRiPRUPR 1 nor the deyelepein r.. ,be eligible fr.r to ignore.Expansion of non-residential building di+i r,rl regiG or firl G or,gi+ieS GRGI i r r o o+ the r r h��ildiRg \ text above is meant to address.Code feetprint. 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 Integration Addressed generally within Functional Integration 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. patterniseneouirage- - Sample uses appropriate in MU-N areas include:single-family homes,alley- loaded single-family homes,single-family homes with accessory dwelling units,townhouses,small-scale multi-family developments such as fourplexes, condominiums 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. 11 he intent is to integrate a variety of including residenfial,and to avoid mainly in - . . commercial .- buildings. Non-residential buildings in these areas hGye^tendenGy end 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 Apartments, �_ � p Four-plexes or Duplexes 6 lcow` �`AARM Office, Local or Collector Road Day-care or ri Service Use Integrated Plaza Area Office or AR Service Use ® ® Gi Retail Use 4 Arterial Road Figure 3EE.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 iterriswill c-epridwpd in MU-C areas: - Development its must sheuld comply with the Functional Integration principles rye^eFG1 g idelr^es for development in all Mixed Use areas. — All d eve!e r,m e n tc chra Id hrvve!v rp ix of c-4t Iervct throe Ir-.Ipd J 8 a types 12 DegnI n+U.I i she Ad r` of 705L of the develepmon+GreG Gf g c GleRsities r g frGrn L to 15 Y nits/GiGro - Residential uses are expected tOs_hG f comprise between 20%and 50%of the development area,with gross densities ranging from b to 15 units/acre (of the residential area). I er+iGGIII.,integrators StF t gyros rti o enGGIJFG1ged.L Commented[BM21]:Stated in the beginning. I RleSS r c+rI Gt ur RtOir,c r PRix ref beth r side RtiGl.-Rd effiGe DF cideRtiGl nrJ r• Gl lGRd uses, m h- iilrJine size the ild ho IirAitI J tQ Q fc.etpFin+ Fer the rdevelepPRon+of p bliG cr•heel cites the n-, m h- iilrJing o. ne;not n pl" - Supportive and proportional public and/or quasi-public spaces and places spGGe,lil-.r.-,rieS GRd SGhr.r,lc+h +should comprise a minimum of 5%of the development area are required. count towards this requirement, the deyelepmon+r.bGye the minimum SQL the rdeyeleper m .be eligible fee ry rJ r-li+i,-.nr-1 re rJonci+ioc GRd/Gr G e to the,m m b iilding fA6tpFf�t� 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,Ond retail shops, and other appropriate community-serving uses.Sample zoning includes:R-15, R-40,TN-R,TN-C,C-C,and L-O. Mixed Use Regional (MU-R) The purpose of this designation is to provide a mix of employment,retail,and-residential dwellings,and public uses near major arterial intersections. Llpredominantly single use developments such as a regional retail center with only estaurants other commercial uses. 13 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 3DF. Single Family Residential Office or Hospitality Retail or Service Use o Local or Collector oad ° a cs Residential Office Park/ ° v or Office Headquarters _. ��n ° • a Integrated Plaza Area oRetail a `0:4 `$ 0...0 4 O Q-0 O O a O a 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 considered in in MU-R areas: - Development must comply with the Functional Integration principles rye^eY^1 guideli^es for development in all Mixed Use areas. De';L-JeRtiG1 uses sheu ld r` FR*R*MUM of 10 of the deyelepment GreG rvf g s deRsifies r g frerm L fG Arl Y RitS/GGFe 14 - Residential uses are expected to&hG4d comprise between 10%and 30%of the development area,with gross densities ranging from 6 to 40 units/acre (of the residential area). - Therp* *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 al}ewed 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'^°^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.a.- That is say,if#lae-a park is 10 acres in area,the site would be eligible for 20 additional acres of retail developmentj. 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 Muses.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. 15 -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. II W,419 Office,Light a o Distribution or Service Uses Light Manufacturing \_ orWarehousing _. a I Existing ° Industrial L Local Road Use Single Family 7 Residential _ o — 4 r stows,:, Office or o v Service Use ° ` I� Office or Retaillnfill v.:ova Arterial Road Figure 3€G.Mixed Use Non-Residential Concept Diagram_ In reviewing development applications,the City will consider the following items willhe eaRSidered in MU-NR areas: - No new residential uses will be permitted (existing residential may remain). - All of Lat len_st tv„-.types of Ir-nd i ises - Development is not required to comply with the minimum number of use types in the Functional Integration principles;gepgi:�' +^�only two use types are required. Map, required..a+h!R the I Rified Deyel,,,-.., eRt C;Gde reference. mmented[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, ,industry,or warehouse uses.Food y here. service and restaurants are encouraged in support of other adjacent employment oriented product. 16 - 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 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^^^rfr�,GtiGR Gf f,,f,�ro SH-16 interchanges 1S likely tG^ r,and to acknowledge that this land will hGve^high degree Gfis ve i4ityvisible.These areas will be served by high'NGy 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^°ref" 'trips,either aggregated over the laraer planned MU-1 area,or as individual use types.The intention is to protect the immediate vicinity of the interchange from traffic conflicts and shift the high traffic- generating uses away from the immediate vicinity of the interchange to other,nearby areas. In reviewing development applications,the City will consider the following items e ^sidered in MU-1 areas: - Development must comply with the Functional Intearation 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&hedld-will be carefully examined for their potential impacts on nearby existing and planned retail and restaurant uses in Commercial and Mixed future land useu%areas. - A traffic impact study or other traffic analysis may be required for larger developments in these areas. - Vehicular access points mustshedld be located as far as practical fromare prohibited nor.,oG 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 technoloav/research parks to support the economy,job-base,and reduce local trips on the regional network. 17 - Regional ridesharina,park-and-ride and transit transfer facilities are strongly encouraged. — Any r, ,rdeyelepmeRt Ot e r AAI 11 areGs she l d p ete n Redo! rde„elnnmenf nrv#ern .,here b iilydiRgS GFe GI icfererd Gff_cfreef PGFkinry Is SGFeeRed in the r of then el,-,Rd ..,hero r. GtiGGI Glo.,oleprnonf is iRter_ - 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. r,gly The AAI I_I rvre Lq- r-h 1 Isfiek Dnry rl West of CI-I_1 L she; I d m refr-ail ry nrd LqI I to- oriented r.r the r- nf.,line - Examples of uses include schools,post office or library branches,office uses,light residential (low density with minimal trip generation) developments,athletic clubs,and technology/research parks. Ten Mile Interchange Specific Area Plan The City developed a specific plan for approximately 2,800 acres bordered (roughly) by Linder Road to the east;McDermott Road to the west=Lthe Union Pacific Railroad line to the north,and Y�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,Ifor example Low Density Residentiall,there are also new designations which do not exist outside of this Ten Mile area.It is expected that d9evelopment within Ten Mile area Mixed Use designations shedld be designed consistent with the Functional Integration principles herein.The TMISAP was adopted as an addendum to the City of Meridian Comprehensive Plan on June 19th,2007s 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 EXHIBIT C: CLEAN COPY OF ALL PROPOSED CHANGES Changes include recommendations from the Planning and Zoning Commission to City Council. 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 Mixed Use Land Uses a, m GeneralOverview r } � o d •g c w rn Functional N o > — = n y oIntegration Holistic DesIgn aa, v wa a v, = U Mixed Use Designation Integration Overall(Sub-category) of Uses Example Example Example Commercial Type Residential Conceptual Plan 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 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 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, integrate the following principles into the design: - Mixed Use projects are to 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 projects with a Mixed Use, future land use designation. - Mixed use areas must 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). - Mixed use projects must inherently support intentional opportunities 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 will 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 are to be centered around spaces that are well-designed public and quasi-public centers of activity. Spaces must 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 must 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, M 23 - 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: MM Im• - 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, Im. - 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 must contemplate a pedestrian friendly built environment with a minimal number of conflict points, and 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 must feel safe, and should include planted and/or hardscaped parkway treatment, or other enhanced separation with both aesthetic and safety benefits. See also figures: TE - All mixed use projects should be accessible to adjacent neighborhoods by both automotive and alternative-vehicular transportation opportunities. Pedestrian circulation must be convenient and interconnect different land use types. Vehicle connectivity must not rely on arterial streets for neighborhood access. See also figures: U, U, 72, U. - 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: M, OM. - 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, is. 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 will 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 uses.The intent is to avoid predominantly single-use developments by incorporating a variety of - these areas should be primarily residentialsupporting residential services. Non-residential uses in these areas tend to 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 must comply with the Functional Integration principles for development in all Mixed Use areas. 8 - Residential uses are expected to comprise between 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: single-family, alley-loaded single-family homes, single-family homes with accessory dwelling units, townhouses, small-scale multi-family developments such as fourplexes, condominiums, neighborhood grocers, drug stores, coffee/sandwich/ice- cream shops, vertically integrated buildings, live-work spaces, dry cleaner/laundromat, salons/spas, daycares, neighborhood-scale professional offices, gift shops, schools, parks, churches, clubhouses, public uses, and other appropriate neighborhood-scale uses. Sample zoning includes: R-8, R- 15, TN-R, TN-C, L-O, and C-N. Mixed Use Community (MU-C) The purpose of this designation is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential, and to avoid mainly single-use . - . - 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 must comply with the Functional Integration principles for development in all Mixed Use areas. - Residential uses are expected to 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 must comply with the Functional Integration principles for development in all Mixed Use areas. - Residential uses are expected to 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 1 I of v 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 v .Ja s� 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 encouraged 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. 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 14 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 must 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 will 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 must 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. 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 15 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. It is expected that development within Ten Mile area Mixed Use designations 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 EXHIBIT D: APPENDIX F 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 C i E IDIAN.;--- Agenda Item Applicant Presentation Comprehensive Plan Brian McClure, Comprehensive Associate PlannerJanuary 9, 2024City Council Mixed Use Text Amendment Overview RecommendationOther 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  Background partner agency planningplanning, and other City and Basis for water and sewer master •Market saturation of UsesEconomic: General Services and •Transportation•Technical Analysis–Expectation that we adhere to it•involvementCommunity and Stakeholder –Act requiresState Code: Local Land Use Planning –for growth and developmentguide THEThe Comprehensive Plan is  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been understood 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 partners anIntentional outreach to development policy and best practicesAdhered to adopted vision using existing –comments and feedback.Significant changes based on –and agency partnersReview by experienced professionals best practicestext, policy, background history, and Adhered to adopted vision using existing –text/vision and policiesIntentional consideration of current –range staff developed concepts-Long What’s Been Done Provided more consistent metrics–Mixed Use Project•Mixed Use Area•Terminology–principlesTMISAP must also adhered to proposed design •Consistency with Ten Mile Plan (TMISAP)–Reduced duplication of principles (text guidelines)–structureGraphic illustrating process, that aligns with –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 Other Changes boundaries. Other verifiable data may be used in substitute for developing areas.employers. Employment area boundaries align with COMPASS traffic analysis area (TAZ) provide 1,000 jobs with at least 70% that are neither retail or service, and include a minimum of 10 wage jobs. The minimum size of an employment area is 25 acres, it must -families with familyintegrated environment with efficient transportation, and include a focus on supporting Meridian generate agglomeration of ideas and innovation, are dense enough to promote a cohesive and An employment area provides a job and employer base large enough to –Employment Area Glossary of TermsAppendix A.H.-L and I-Sample zoning includes: Iwarehouses, storage units, and industrial support activities.In some cases uses may include processing, manufacturing, retail and offices support uses. uses may include processing, warehouses, storage units, light manufacturing, flex, and incidental This designation allows a range of uses that support industrial and commercial activities. Industrial 13-Page 3.a third party and is available via the City’s websiteSterling Codifiers updates to most effectively implement this Plan. Meridian’s online City Code is maintained by Comprehensive Plan. These tools are already approved through City ordinance, but may require The following table lists existing tools which will be utilized to implement the City of Meridian Page C.Change(Adopted PDF pages)Location Commission Recommendations (incorporated into Other Changes** Part of Planning and Zoning Commissions recommendation, but omitted inadvertently in the recs.throughout development.Environment is safe and aesthetically pleasing, with open space interspersed.-without crossing arterialwithin ¼ of a mile from dwellings varied and plentiful destinations for walking and cycling; destinations tend to be. Development tends to be compact, and diverse, providingpathwaysmultiusetrailsDevelopment that contains a comprehensive network of sidewalks and-Walkable Glossary of TermsAppendix A.demand services.-include various ride sharing systems such as car, bicycle, or scooters, and onstop, to final destinations likes places of employment or residence. Solutions vary, but examples the last leg of a transportation movement from a transportation hub, such as a bus –Last Mile Glossary of Terms **Appendix A.connectivity such as pathways.includes tree canopy and other active or passive natural features offset from multiuser oriented points of interest, and -generally found along canals, creeks, or linking pedestrianThis type of open space is longer than wide, typically publicly accessible, –Linear Open Space Glossary of TermsAppendix A.Change(Adopted PDF pages)Location Continued from previous... Other Changes).but not to use shall (which is difficult to enforce outside of codeCommission recommendations were generally to use stronger language than should, –22 paragraphs / bullets modified–Changes to Mixed Use section of Comprehensive Plan Recommendation Questions?appendix for Council resolutionPrepare formatted document including –Next StepsCommission and covered in this presentation.recommended by the Planning and Zoning to the text of the Comprehensive Plan as 0057, with various changes -2023-Approval for H–Request 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