HomeMy WebLinkAboutTen Mile Area CPA Application
TRANSMITTALS TO AGENCIES FOR COMMENTS ON
DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN
o insure that your comments and recommendations will be considered by
the Meridian Planning and Zoning Commission. please submit your
comments and recommendations to Meridian City Hall
Attn: Will Berg, City Clerk, by: March 29, 2007
Transmittal Date: February 28,2007 File No.: CPA 07-007
Hearing Date: April 5, 2007 .,
Request: Public Hearing-Amend the Comp Plan Future land Use Map for the future Ten M
Interchan!ile area to modify various future land uses desi~nations & to creat several new
future land use designations for the Ten Mile Area Comprehensive Plan Amendment
By: City of Meridian Planning Department
Location of Property or Project: ~enerall~ bordered by Linder Road to the east,
McDermott Road to the west, the Union Pacific Railroad Line to the north and 1/2
mile south of Overland Road to the south
Steve Siddoway (no FP)
David Moe (no FP)
Wendy Newton-Huckabay (No FP)
Michael Rohm (No FP)
Keith Borup (No FP)
Tammy de Weerd, Mayor
Charlie Rountree, CIC
Joe Borton, CIC
Keith Bird, CIC
David Zaremba CIC
Water Department
Sewer Department
Sanitary ServiceS(No VAR, VAC, FP)
Building Department / Rich Greene
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
_ Economic Dev. (CUP only)
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Your Concise Remarks:
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Meridian School District (No FP)
Meridian Post OffiCe(FP/Pp only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrig. District
Idaho Power CO. (FP.PP,CUP)
Owest (FP/PP only)
Intermountain Gas (FP/PP only)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Dept. (No FP)
Ada County Ass. Land Records
Downtown Projects:
Meridian Development Corp.
Historical Preservation Comm.
South of RR / SW Meridian:
NW Pipeline
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Hearing Date: April 5, 2007
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File No.:
CPA-07-007
Project Name: Ten Mile Area CPA
Request:
Request to amend the Comprehensive Plan Future Land Use Map for the future,
Ten Mile Interchange area, to modify various future land uses designations, and
to create several new future land use designations, by the City of Meridian
Planning Department. _
Location:
The subject area is gene,[ally bordered by Linder Road to the east, McDermott
Road to the west, the Union Pacific Railroad Line to the north, and Y2 mile south
of Over/and Road to the south (see attached map).
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EXHIBIT 1
TEN MILE INTERCHANGE
PLANNING AREA
. g Department
COMMISSIO~,:~fOUNCIL:&EVIEW APPLICATION
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Type of Review Reque.red (checi{ an th!t a,pply)
o Alternative Compliance
o Annexation and Zoning
q;reomprehensive Plan Map Amendment
o Comprehensive Plan Text Amendment
o Conditional Use Permit
o Conditional Use Permit Modification
o Design Review
o Final Plat
o Final Plat ModificatiotJ.
o Planned Unit Development
o Preliminary Plat
o Private Street
o Rezone
o Time Extension (Commission or Council)
o DOC Text Amendment
o Vacation (Council)
o Variance
o Other
Applicult Informa,tion
Applicant name: City of Meridian Planning ~t
Applicant address: 660 Watertower PI.. Suite202
Applicant's interest in property: 0 Own 0 Rent 0 Optioned 0 Other
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Phone: 884-5533
Zip:
phone:
Zip:
Owner name:
Owner address:
Agent name (e.g;, architect, engineer, developer, representative): Pete Friedman Comprehensive PJaJWiniMgr.
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Firm name: City of Meridian Planning Department Phone: 884-5533
Address: Zip:
Primary contact is: 0 Applicant 0 Owner 0 Agent 0 Otbl:rr
Contact name: Pete Frif'n.man Compre4ensive Planning MllJJB.ger
E-mail: friedmap@meridiancity.org
Phone: 884-5533
Fax:
Subject Property Information
Location/street address:
Assessor's parcel number(s):
Township, range, section:
Current land use:
Total acreage: 2.755
Current zoning district:
660 E. W~tcrtower Lane, Suite 202 . Meridian, Idaho 83642
Phone: (208) 884-5533 . Facsimile: (208) 888-6854 . Websitc: www.meridiancity.org
1
Project Dea.:riptim
Project/subdivisiQl111lUlle: Comprehensive Plan l.and Use Map ~nt
General ~scription of proposed project/request: Tea Mile IaterchanF Specific Area Plan - AR.amendmeRt to the City of
~dian Compreh~ive Plal;\ LanI1 Use map.wr the Ten ~le Intqcbanllie Specific Area Plan.
Please refer to the attached wmati.ve and e~bits f~ detailed descripti<w of the Rfoposed amendment.
Proposed zoning district(s): NA.
Acres of each zone proposed: NA
Type of use prol'Osed (check all that apply):
o Residential 0 Commercial 0 Office 0 Industrial 0 OfPer N~ at this titm.
Amenities provided with this ~veloplnent (if applicable):
Who will own & maintain the pressurized irrigation system in this ~velopment?
Which irrigation district does this property lie within?
Primary irrigation source: Secondary:
Square footage of landscaped areas to be irrigated (if J,Vi~ry ~iitcOl\df;y tloint of corililk:tion i8 City w''''):
RelldentW Project Summt.ry (if\tpp1kabJe) NA to aO
Nwnber of residential units:
Nwnber of common and/or other lots:
Proposed nwnber of dwelling units (for multi-family developments only):
Nwnber of building lots:
I Bedroom: 2 or more Bedrooms:
Minimwn square footage of structur~s) ( excl. garage): Proposed building height:
Minimwn property size (s.t): A~y ~<JPerty size (s.f.):
GrOllS densityo(Du/acrc-total Jam): Net density (DU/(j:rc-cxclllfling rol!4"~ ,llcjoll):
Percentage of open space provided: Acreage of open s~ce:
Percentaae o'ilSeable open space: (See Chapter 3, Article G, for qualified open space)
Type of open space provided in acres (i.e., landscaping, public, common, etc):
Type of dwelling(s) proposed: 0 Single-family 0 Townhomes 0 Duplexes 0 Multi-family
NOIl-rell'illea_l Project Smmnary (iflapplieabJe) NA to All
Nwnber of building lots:
Gross floor area proposed:
Other lots:
Existing (if applicable):
Building height:
Hours of operation (days and hours):
Percentage of site/project devoted to the following:
Landscaping: Building: Paving:
Total nwnber of employees: Maximwn nwnber of employees at anyone tinw:
Nwnber and ages of stu4ents/children (if applicable): Seating capacity:
Total nwnber of parking spaces provid6<i: Nwnber of compact sl'llces provided:
"uthoriiafiiltn
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Date:
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660 E. Watertower Lane; Suite 202 . Meridian, Idaho 83642
Phone: (208) 884-5533 . Facsimile:: (208) 888-6854 . Wet.i~: www.meridiancity.org
2 (Rev. 9/21106)
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December 14, 2006
Mayor Tammy de Weerd
Meridian City Council
Meridian Planning and Zoning Commission
33 East Idaho Avenue
Meridian, ID 83642
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SUBJECT: COMPREHENSIVE PLAN LAND USE MAP
AMENDMENT-TEN MILE INTERCHANGE SPECIFIC AREA
PLAN
The :manning Department is pleased to submit an application for an
amendment to the land use map of the City of Meridian
Comprehensive Plan. The specific amendment is the Ten Mile
Interchange Specific Plan which, when adopted will constitute an
element of the comprehensive plan. The actual request constitutes
two applications: an amendment to the land use map of the
Comprehensive Plan; and a text amendment. The following'narrative
addresses the proposed map amendment.
Planning Area
The planning area contains approximately 2,755 acres and is
bordered (roughly) by Linder Road to the east, McDermott Road to
the west, the Union Pacific Railroad line to the north, and ~ mile
south of Overland Road on the south. Please refer to the attached
map, Exhibit 1.
Background
With the passage of the GARVEE bonding law, the Planning
Department recognized the urgency to move forward with the
planning for the Ten Mile Interchange area. By adopting. the funding
for the Ten Mile Specific Area Plan in the FY 2006 budget, the City
Council recognized that the area needed a detailed, specific plan to
coordinate and maximize the benefits to each individual property
owner and meet the circulation and land use needs of the City. The
funding enabled the Planning Department to engage a consultant to
prepare the proposed plan.
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The Comprehensive Plan lists a number of goals related to this project. They include the
following: 1) Expedite future north/south crossings and interchange over 1-84 (Locust
Grove and Linder Overpasses, Ten Mile interchange). 2) Identify a City liaison to:
.. .Encourage and promote the development of an interchange at the Intersection of Ten
Mile Road and 1-84 by the Idaho Department of Transportation. 3) Allocate and identify
locations/inventory for industrial and commercial business parks. Identify transitional
zones to buffer commercial and residential uses, to allow uses such as offices and other
low intensity uses.
The proposed plan furthers these goals and is both a land use and transportation plan. It
identifies future land use designations, circulation, access and streetscapes, but is not
intended to be a transportation design study. The goal of the plan is to provide a
coordinated document that fosters future quality development and an efficient
transportation network within the planning area.
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Land Use Designations
The instant application is for an amendment to the land use map of the Comprehensive
Plan. Exhibit 2 is illustrates the current land use map designations and Exhibit 3 is a map
illustrating the proposed designations. The proposal includes a number of new
designations, which are intended to further clarify or articulate the existing Mixed Use
Regional land use designation in the planning area. Exhibit 4 is a narrative description of
the proposed designations. A full discussion of the changes to the designations is
included in the application for the Comprehensive Plan text amendment.
This table contains the current and proposed (highlighted) land use designations in the
planning area.
Pro tiOlll[:
Low Dens' Residential
Circulation Plan
In addition to land use designations, the proposed land use map contains a .general
circulation plan for the study area. A more detailed map and description of the circulation
element is included in the text of the proposed plan. The pUfJ'Ose of the circulation plan is
to identify ~neral aUgnments of future arterials and collector roads in order to
proactively focus access and circulation. Since the circulation map is not a component of
the land use map, the operative map will be the one included in the transportation section
of the specific area plan and included with the text amendment application for the plan.
Summary
Approval of the proposed Ten Mile Interchange Specific Area Plan and land use map
amendment provides an opportunity for a vibrant future in the physical and economic
development of the City in a cohesive, coordinated manner. The consequences of not
approving the plan are that the City will be forced to evaluate individual proposals
without knowledge of how other properties will develop in the future. Thus, your
consideration and approval are respectfully requested.
Cc Anna Canning
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Exhibit 2: Existing Future Land Use Map
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Future Land Use Map
August 6, 2002
N.C.. IM$Jhborhood Cri.
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EXHIBIT 4
Land Use Designations
The Land Use Map uses 13 land use designations to make relatively broad
recommendations for the future distribution of land uses throughout the Ten Mile Area.
The 13 land use districts designated on the Land Use Map are:
Residential Areas
· Low Density Residential
· Medium Density Residential
· Medium High Density Residential
· Hish Density Residential
Mixed Use Areas
· Mixed-Use Residential
· Mixed-Use Commercial
· Lifestyle Center
Employment Areas
· High Density Employment
· Low Density Employment
· Mixed Employment
· Industrial
Special Areas
· Parks, Trails, and Open Space
· Civic
):4
Residential Areas
All four residential areas reflect relatively large areas where housing, is the primary
recommended use. Residential areas are located in reasonable proximity to mixed use,
commercial or employment areas that provide shopping and service, employment, and
recreational opportunities to residents.
Residential areas support the intewation of various housing types. For example, while the
focus in High Density Residential areas is on apartment or condominium product types,
the integration of townhouses and other moderate density product types is encouraged. In
addition to housing, a wide ra.nse of supporting and civic uses are allowed or encoura8ed.
Low Deniity Residential
Low Density Residential areas are characterized by low densities and a predominance of
single-family housing types. This is the only residential land use type that does not
provide for a variety in housing types or the integration of other uses, although some mix
of densities is encouraged.
.
Low Density Residential areas should include a mix of half- to 5-acre lots with building
sites clustered to maximize open space. Smaller lot sizes down to Y4 acre may be
appropriate when lots are clustered to preserve open space and limit infrastructure.
Low Density Residential areas should be designed to be conducive to walking and all of
the housing should have access to an interconnected system of trails.
Medium Dtnsity Residential
Medium Density Residential areas are characterized by relatively low densities and a
predominance of single-family and two-unit housing types. Smaller two, three and four
unit apartment buildill@s may be compatible in a Medium Density Residential area, but
large apartment buildings or apartment complexes are not. In ~neral, Medium Density
Residential areas should be protected from encroachments of higher density or higher
intensity uses.
Medium Density Residential areas should include a mix of housing types that achieve an
overall average target density of 6 dwelling units per @fOSS acre. Generally, densities
should raqge from 4-10 units per acre. Most developments within the area should fall
within this range, although small areas of slightly higher density may exist. Small-scale
apartment complexes comprised of relatively small, low-rise buildings (such as ,garden
apartments) may be included in a Medium Density Residential area, but large-scale
apartment buildiI\gs and large apartment complexes should generally be included only in
Medium High or High Density Residential or Mixed Use Residential areas.
Medium Density Residential areas should be designed to be conducive to walking and all
of the housing and other uses should share an interconnected sidewalk and street system.
Higher density housing types within Medium-Density Residential areas generally should
be located nearer mixed use or other more intensively developed areas, with a transition
to smaller buildings such as duplexes and single-family detached houses as the distance
from the more intensively developed area increases.
Medium High DeDlity Residential
Medium High Density Residential areas are locations recommended primarily for
relatively dense multi-family housiIlg1 types, such as row houses, townhouses,
condominiums and apartment buildings and complexes.
Medium High Density Residential areas should include a mix of housing types that
achieve an overall average density target of 12 dwelling units per gross acre. Generally,
densities should range from 8-16 units per acre. Most developments within these areas
should fall within or below this range, although small areas of higher or lower density
residential development may be included. Apartment buildings and complexes will also
generally be located in Medium High Density Residential areas, even if the actual parcel
density falls within the Medium Density Residential range, to reflect the predominant
building type. _,
Medium High Density Residential areas typically are relatively compact areas within a
larger neighborhood and generally should be located around and near more intensively
developed areas, such as Mixed Use Commercial or Employment areas in order to
provide convenient access to these commercial activity and employment centers for the
greatest number of residents.
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Within relatively large Medium ffigh Density areas, the largest-scale, highest-density
housins should be located closest to hi@her intensity uses, or commercial or other type of
activity center, with a transition to smaller-scale and lower density buildings as the
distance from the higher intensity use or center increases. Medium High Density
Residential areas should be designed to encourage walking and provide multiple routes to
most neighborhood destinations.
High Density Residential
Hilh Density Residential areas are multiple-family housing areas where relatively larger
and taller apartment buildings are the predominant recommended building type.
Hiah Density Residential areas should include a mix of housilli types that achieve an
overall average density target of at least 16-25 dwelling units per 'gross acre. Most
developments within the High Density Residential areas should fall within or below this
range, although smaller areas of higher or lower density may be included. Residential
densities can be concentrated in multistory projects with up to 50 dwelling units per acre
allowed.
Mbed U'lIe Land Use Tvoe8
Mixed use areas represent the core commercial components of the Ten Mile Area. While
most areas promote or allow for some mix of uses and densities, the mixed use areas are
the foundation on which the Ten Mile Area will be built and represent a fully integrated
land use type.
Mixed use areas are recommended locations for development of activity centers that are
specifically planned to include both residential and non-residential uses. The range of
non-residential uses and the development density of both residential and non-residential
uses in mixed-use areas will vary depending on the size of the area and the type and
intensity of the surrounding development. Not every building in a mixed-use area needs
to include both residential and non-residential uses, but that both types of land uses will
be accommodated within the area as a whole is inherent in the designation, and mixed use
area must be planned to provide a suitable residential environment.
MiJ.ed Use Residential
The least intensive of the mixed use land use types, the purpose of the Mixed Use
Residential areas is to encourage a diversity of compatible land uses that may include a
mixture of residential, office, retail, recreational, employment, and other miscellaneous
uses. While the focus of these areas is on residential uses, the horizontal and vertical
integration of retail, office and employment uses is essential to securing entitlements.
This designation requires developments to integrate the three major use categories-
residential, commercial, and employment. Live-Work units are strongly encour~d in
the Mixed-Use Residential areas as are a variety of other housing types. Office,
employment and commercial uses are generally small in scale and focused on
neighborhood services within the Mixed Use Residential areas.
This designation is intended to provide flexibility and encourage developers to build
innovative projects. Traditional neighborhood desi.g,n concepts-higher density, buildings
close to the street with easy pedestrian access, narrower streefs to slow traffic, on-street
parki11& with parking lots behind buildings, residential with porches or balconies facing
the street-are essential. The mix of uses should allow for a diversity of housing with for-
sale and rental properties. The mix of uses may be achieved horizontally throughout the
site; however, vertical mixes within buildings are highly encouraged. The goal in these
areas is to achieve aFAR of .75 or more. Where existing parcel sizes are small,
development plans should be developed in collaboration with the adjacent property
owners in order to establish an integrated mixed use project across several parcels. No
more than 40 percent of the land area within the Mixed Use Residential area should be
utilized for non-residential uses. This land use designation calls for an overall target
density of 8-12 dwelling units per acre, with higlIer densities allowed on individual
projects.
Miftd Ule Commercial
The purpose of the Mixed Use Commercial areas is to encourage a diversity of
compatible land uses that may include a mixture of residential, office, retail, recreational,
employment, and other miscellaneous uses. While the focus of these areas is on
commercial and employment uses, the horizontal and vertical integration of residential
uses is essential to securing entitlements. As with all mixed use areas, this designation
requires developments to integrate the three major use categories-residential,
commercial, and employment. In Mixed Use Commercial areas three or more significant
uses also tend to be larger scale projects. This designation is intended to provide
flexibility and encourage developers to build innovative projects. The goal in these areas
is to achieve aFAR of 1.00-1.25 or more.
Mixed Use Commercial areas provide a mix of commercial uses with sUPportillBi
multifamily or single family-attached residential uses. Development within these land use
designation areas should provide a mix of commercial and supporting uses exhibiting
quality building and site design and}.fi attractive pedestrian environment with a strong
street 'character. Traditional neighborhood design concepts with a strong pedestrian-
oriented focus are essential. The mix of uses may be achieved vertically W11hin buildiQgS;
however, some horizontal mixes are allowed. Where existing parcel sizes are small,
development plans should be developed in collaboration with the adjacent property
owners in order to establish an intesrated mixed use project across several parcels. This
land use designation calls for an overall target density of 8-12 dwelling units per acre,
with higher densities allowed on individual projects. No more than 30 percent of the land
area within the Mixed Use Commercial area should be utilized for residential uses.
Residential placed over r~l is considered a bonus in excess of this maximum.
Lifestyle Center
The Lifestyle Center designation is a specific form of Mixed Use Commercial. The
purpose of the Lifestyle Center area is to encourage a diversity of compatible land uses
that includes a mix of retail, professional services, offices, entertainment uses, civic
services, housing (including senior housing), employment, and public outdoor spaces.
While the focus of these areas is on commercial uses, the horizontal and vertical
integration of residential and employment uses is essential to securing entitlements. The
design and orientation of new buildings should be pedestrian-oriented, and special
streetscape improvements are required to create rich and enjoyable public spaces. The
target overall average density for residential uses is 16 dwelliQl units per acre, with
higher densities of up to 50 dwelling units per acre allowed. No more than 30 percent of
the land within the Lifestyle Center should be utilized for residential uses. Residential
placed over retail is considered a bonus in excess of this maximum. Structured parking
may be included to accommodate weater densities.
In the Lifestyle Center area, three or more sit!Jnificant uses will also tend to be larger scale
projects. Where existing parcel sizes are small, development plans should be developed
in collaboration with the adjacent property owners in order to establish an integrated
mixed use project across several parcels. This designation is intended to provide
flexibility and encourage developers to build innovative projects. The goal in these areas
is to achieve aFAR of 1.25 or more.
Emolovmmt Areas
High Density Employment
High Density Employment areas (as distinct from the Mixed Employment areas) are
recommended as predominantly office, ,.research and specialized employment areas~ and
generally do not include retail and consumer service uses serving the wider community.
However, limited retail and service establishments primarily serving, employees and users
of the High Density Employment areas are encouraged. Althou8h primarily used to
identify relatively large multi-establishment employment areas, the designation also
supports the use of individual properties as a corporate campus.
High Density Employment areas should provide a variety of flexible sites for small, local
or start-up businesses, as well as sites for large national or regional enterprises. High
Density Employment areas should be designed to encourage multi modal travel and
convenient circulation to supporting uses located within the area. This would include
multiple access points to help disperse traffic, and a complete system of streets, sidewalks
and pedestrian and bicycle paths to provide circulation within the area and connections to
the surroundiQg roadway, pedestrian and trail systems. Whenever possible, Hi8h Density
Employment areas should provide restaurants, lodging and other services in support of
the employment uses.
High Density Employment areas should be desigJled as compact urban centers rather than
lower density suburban-style development. Design and development standards are
recommended that would help to make developments more attractive, engaging and
accessible places.
While there are no fixed limits on size of establishment or development intensity in High
Density Employment Areas, it is anticipated that buildings will range in height from 1-7
stories, have total floor areas of 10,000-1,000,000 square feet, and that FAR with exceed
1.0. Designs that promote open space and parks are strongly encouraged. Structured
parking; is also allowld.
Miftd Employment
The purpose of the Mixed Employment areas is to encourage a diversity of compatible
land uses that may include a mixture of office, research and specialized employment
areas, light industrial including manufacturing and assembly, and other miscellaneous
uses. These areas generally do not include retail and consumer service uses serving the
wider community. However, limited retail and service establishments primarily serving
.
employees and users of the Mixed Employment areas or nearby industrial areas are
allowed.
Mixed Employment areas should provide a variety of flexible sites for small, local or
start-up businesses, as well as sites for large national or regional enterprises. Mixed
Employment areas should be designed to encourage multimodal travel and convenient
circulation to supporting uses located within the area. This would include multiple access
points to help disperse traffic, and a complete system of streets, sidewalks and pedestrian
and bicycle paths to provide circulation within the area and connections to the
surrounding roadway, pedestrian and trail systems.
Mixed Employment areas should be designed as lower density suburban-style
development. Design and development standards are recommended that would help to
make developments more attractive, engaging and accessible places.
Low Den!lity Employment
Purpose of this desiiIlation is to provide low-rise office and specialized employment
areas. These areas generally do not include retail and consumer services.
Low Density Employment areas should provide a variety of flexible sites for professional
offices and similar businesses and should be designed as suburban style development.
Design and development standards are recommended that would help make the
developments more attractive, engaging and accessible places.
Industrial
IndustPial areas accommodate typical industrial and manufacturing uses, includiIli some
"nuisance" uses not appropriately located in proximity to residential or many types of
non-residential activities due to noise, odor, appearance, traffic impacts, among other
reasons. The areas are not intended for retail or office uses not related to an industrial use,
except for limited retail goods and services provided primarily to employees and users of
the industrial area. Compared to the Mixed Use Employment and High Density
Employment areas, factors that distinguish an Industrial area include a relatively smaller
workforce (for a given area), an emphasis on truck or rail traffic, and characteristics such
as outdoor work areas and outdoor equipment and materials storage.
Industrial areas typically require relatively direct access to the regional highway system
for truck delivery and shipping of products to and from the site. Some industrial uses also
require rail service. As with other types of employment areas, Industrial areas should be
served by public transit whenever possible, particularly areas with large numbers of
employees. Areas should provide a variety of flexible sites for small, local or start-up
businesses, as well as sites for large national or regional enterprises.
Due to the types of uses typically found in Industrial areas, design features and
landscaping are not as extensive as in the other employment or commercial areas.
Buildings and site improvements may be simple, practical, and more vehicle-oriented
than in other land use categories, and may lack a unified design theme or character.
Development standards should allow metal building~, tilt-up buildings and similar laFge-
span construction, as well as aprons and paved areas for work and storage. Parking lots
and outside storage areas should be screened from public streets and adjacent land uses.
Industrial districts generally should be located away from, or adequately buffered from,
residential neighborhoods.
While there are no fixed limits on size of establishment or development intensity in
Industrial areas, it is anticipated that buildings will range in height from 1-2 stories, have
total floor areas of 10,000-2,000,000 square feet, and that the FAR with exceed .5.
Soec_ Areas
Special area designations are meant to recognize specific and unique opportunity areas
for recreation and public or quasi-public facilities within the Ten Mile Area that help to
support the overall'joals and meet public needs and expectations.
Park, Trails and Open Space
Park, Trails and Open Space areas identify the recommended locations for public parks,
some types of public and private outdoor recreational facilities, conservation areas, some
storm water management drainage ways and detention areas, cemeteries, and similar
relatively extensive uses that have an open space character and are not recommended for
eventual development with more intensive uses. Smaller park features, including urban
squares, greens and plazas are not shown at the scale of the Future Land Use Map
although they are encouraged in neighborhoods, mixed-use and high density employment
areas. Similarly, smaller storm water management ,.greenways are not shown, although
relatively narrow open space corridors may be shown if they are also recommended
locations for pedestrian or bicycle trail connections. The exact location and extent of
proposed open space uses and trails is shown Parks and Trails Master Plan.
Parks and public recreational facilities are located where there is convenient access to the
neighborhood, community or r~onal populations that they are intended to serve, and
where the land is suitable for the planned activities. Convenient access to neighborhood
parks should be provided by local streets, sidewalks, and bicycle and pedestrian paths and
trails, with a reasonably direct route available from most neighborhood locations.
Adequate vehicle parking and pedestrian and bicycle support facilities, such as benches,
lockers and bike racks, should be provided. Lar~r park and open space facilities serving
the wider community should have excellent access to the regional road system and be
located within y, to ~ mile of existing or future transit routes when possible. Detailed
development standards for different types of parks are provided in the Parks and Trails
Master Plan.
Within neighborhoods, a park also often serves as an important community gatherin~
place and activity center. Park location and design should seek to reinforce these
attributes. Parks and open spaces contribute significantly to the aesthetic qualities of the
neighborhood, and can enhance the nei,ghborhood by such techniques as locatin8 open
spaces where they will provide "terminal views" for segments of the local street system.
Urban squares and greens can provide an attractive setting for surrounding higher-density
residential, mixed-use, or non-residential development, in addition to their function as
activity centers.
Civic
The civic category covers a variety of public and other land uses, including land owned
by the City and other public ~encies. Possible uses include civic buildings; schools,
colleges, and universities; religious institutions; hospitals; nluseums; cemeteries; park and
rides, transit facilities, and others. Most buildings in this category are high profile and
prominent within the community. In order to meet future community needs, new
development projects should include public/quasi-public sites for future, undetermined
uses.
'"
Transit CenterS
Transit-supportive or transit-oriented development (TOD) 1 implies a particular set of
urban design and land use characteristics conducive to generating non-automotive trip
making. Peter Calthorpe is largely credited with refining the concept into an urban design
strategy that has been adapted to promote use of all forms of mass transit-fixed rail as
well as buses. Calthorpe's publication, The Next American Metropolis, outlines the
fundamental principles and urban form of transit-supportive development and proposes
how such developments interact to create a regional web of movement and activity.
Basic tenets of transit-supportive development in The Next American Metropolis2 are
wounded in the traditions of urbanism and place making and are listed below.
· Oti8afiize .growth on a regional level to be compact and transit-supportive.
· Place commercial, housing, jobs, parks, and civic uses within walking distance of
· transit stops.
· Create pedestrian-friendly street networks which directly connect local destinations.
· Provide a mix of housing types, densities, and costs.
· Preserve sensitive habitat, riparian zones, and high quality open space.
· Make public spaces the focus of building orientation and ne~borhood activity.
· Encourage infill and redevelopment along transit corridors within existing
neighborhoods.
A proposed transit center has been located in the Ten Mile Area with these principals in
mind. A transit stop, located at the center of the development, is framed by a hi8her
density, higher floor-to-area (FAR) mixed-use core. Surrounding the core is a secondary
area with lower densities and land uses, which are oriented to either jobs or housing.
Open and public spaces are considered essential to community life and are sited in both
the core and secondary areas. The circulation system for pedestrians and vehicles
emphasizes connectivity, 3 which maximizes the number of alternative routes to one
destination. The high level of walkability encourages residents or workers to combine
daily errands into a single walking, transit or auto trip. The one-half and one-quarter mile
radii, which determine the extent of a TOD and its core area, are based on established
distances that people will walk to transit stops. From a relional transportation
perspective, TODs are critical system links since they are multi-modal transfer points as
well as trip origin and destination points.
':';
~
COMMITMENT OF PROPERTY POSTING
Per Unified Development Code (UDC) II-SA-50, the applicant for all applications requirini a
public hearing (except for a DOC text amendment, a Comprehensive Plan text amendment
and/or vacations) shall post the subject property not less than ten (10) days prior to the hearin!.
The applicant shalll'Ost a copy of the public hearing notice of the application(s) on the property
under consideration.
The applicant shall submit proof of property postin! in the form of a notarized statement and a
photograph of the posting to the City no later than seven (7) days prior to the public hearing
attesting to where and when the sign(s) were posted. Unless such Certificate is received by the
required date, the hearing will be continued.
The sign(s) shall be removed no later than three (3) days after the end of the public hearing for
which the sign( s) had been posted
~~
~
I am aware of the above requirements and will comply with the posting requirements as stated in
UDC II-5A-5.
I r.,. J I ~/8
Date I
ill ~
t:;
PRE-APPLICATION MEETING NOTES
, ;/.; -D~~j :t~ - l b - b ~
tCi. ~'!; I~' --
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Appli~ant(s): c: I) W\~I;-tt(-/'\II\
Engineer/ Architect/Planner:
Staff: Co.let '^ ~""+~ 4-
VV\U~ \'\~f~ (;\~u\J. C5) #ftD'oe t~~ &~
Vtti..V\
Prop~sed D;velopment: ~"'~ Pr
Location: C 14.1 lIJ ~4
Required Applications: i= Co ~
Existing Zoning:
.comprehensive Plan Designation: \lIi.~w':> "
Proposed Zoning:
'II
Iii
)I ;,;
~.I
For Plats
Property Size;~ uJ:-k
Sewer:
Water:
Pressurized lnigation:
Street Buffers:
Open Space & Micropaths:
Landscape Plan:
Lot Size & Frontage:
Topography:
Hydrology:
Street System:
Pathway System:
~;
Dwelling Type:
Number of Units:
,I
u;
~
;>
Other Applications
o
o
o
o
o
~
-if
.
"
Annexation-
Rezone
Conditional Use Permit
Variance
.~
Lot Line Adjust.rnfnt
Comprehensive Plan Amendment
Application Checklist Review
~
Ofher Agencies to Contact:
~,.
:..:
Additional Pre-application Conference:
i Not recommended
Anticipated Submission Date: J'2. -I Cj - 00
Recommended
Required
Anticipated Planning & Zoning Date:
,~
=-=
. ~I
,.
Neighborhood Meeting List
August 31,2006
. ~
.. = ~'-~'" ~-
First Name Last Name Address City State
Rich Allison 916 N. Main Meridian ID
Dennis & Diane Altman 1400 N. Oak Creek Way Meridian ID I
I Mike Anderson 2000 N. McDermott Meridian ID
Mike Arnke 1301 N. Forestdale PI Eagle ID
Jay Atwood 2290 Verbena Meridian ID ,
Mel & Joyce Baker 3350 Davis Lane Meridian ID I
Baldwin's 124 Fritts Ln. Meridian ID
Susan Bale 1202 Cherry Creek PI. Meridian ID
Jeff & Tresa Ball 3503 W. Lamont Rd. Meridian ID
Kathy Baniser 3498 Lamont Rd. Meridian ID
Robert Barnes 3314 W. Hatch Meridian ID
Pat Baumback 1258 N. Delaney Meridian ID
Dale Bentley 5390 N. McDermott Meridian ID
Mike Bernhard 5561 S. Te Mile Meridian ID
Dave Bivens 2354 Star Ln. Meridian ID
Justin Bledsoe 3775 N. Adams St. Garden City ID
'Paul Blomberg P.O. Box 1118 Meridian ID
Gary Bodily 5019 S. Debonair Meridian 10
Thomas Boschmer 4043 W. Harbor Point Meridian ID
Clair & Barbara Bowman 4400 W. Legacy Meridian ID
Lyle & Bonnie Breiner 3050 W. Val Vista Ct. Meridian ID
Angela Brown 4595 W. Ramblin Ct. Meridian ID
Terry Bruns 3485 Davis Ln. Meridian ID
Jim & Linda Budafson 275 N. Pine-Cone Ln. Meridian ID
Charlie Burke 3058 W. Santa Clara Meridian 10
Marjurie Carlson 2374 N. Crooked Creek Ln. Meridian ID ,
Harry Carlson 2251 Weimaramere Meridian ID
Susan Carlson 2300 Aspen Cove Meridian ID I
Patricia Carlson 1870 Incline Way Meridian ID i
Vickie Chaney 3045 White Mountain Meridian ID I
C. Chapple 3017 W. Bonner Meridian ID !
J. Chapple 3017 W. Bonner Meridian ID i
; Don & Leona Clover 5103 W. Cherry Lane Meridian ID I
,
'Jeff Cooks 4820 Harwood Dr. San Jose CA ,j
Bill & Gretchen Cosdon 3924 Silver Terrace Meridian ID ~
Sally Crothers 2791 S. Ten Mile Meridian ID
i Devin & Jennifer Delaney 1738 N. Henderson Ave. Meridian ID ,
I Melissa Delaney 2676 W. Creekstone Ct. Meridian ID
~ Julie Dillehay 5414 W. Franklin Rd. Meridian ID
IIJen Dillon 228 E. Plaza #B-132 Eagle ID
- - -- -- -- _.~.
j'.. ili ~..:.,":--- - - - -J;
Bob Oonaldson 3116 W. Kendrick Meridian 10 ,
Sid Oouglas 424 W. Cherry Ln. Meridian 10 I
Alan Ourrat 12426 W. Explorer Or., Suite 100 Boise 10
:Wes Edwards 3486 W. Angelica Meridian 10
Scott Ellsworth 2887 Snowflake Or. Boise 10
Mike Ension 664 W. Elias St. Meridian 10 !
Tim Enstesman 2567 W. Torane Or. Meridian 10
Eric Erickson 3251 S. Miracle Ln. Meridian 10
Ernie Etch 9500 S. Ten Mile Meridian 10
Frank & Roberta Everett 3850 W. Victory Rd. Meridian 10
Richard Fedrizzi 3026 S. Whitepost Eagle 10
Amy Fisher 1432 N. Mirror Creek Way Meridian 10
Jack Fister 3571 W. Stanwich Meridian 10
Katherine Frank 1335 Stegerman Ct. Meridian 10 I
Joanne Franklin 2720 N. Turnberry Way Meridian 10
Pete Friedman 200 W. Front St. Boise 10
Lyna Friesz-Martin 816 W. Bannock, 4th Floor Boise 10
Tom & Bob G. 2150 W. Pine Meridian 10
Mike Gellenbeck 2463 W. Rainfall Ct. Meridian 10
Scott Gibbons 2110 Pebblestone St. Meridian 10
Yvonne Glines 1267 N. Saw Creek Way Meridian 10
Mark Glines 1267 N. Saw Creek Way Meridian 10
Julie Gould 3415 Lamont Meridian 10
Kevin Gould 3415 Lamont Meridian 10
Rod & Bonnie Greene 3560 N. McOermott Rd. Meridian 10
Scott & Suzy Grubaugh 3475 W. Tasa Or. Meridian 10
Pat Harley 3380 Tasa Or. Meridian 10
,Ruth Heiser 3069 W. Santa Clara Meridian 10 fu
iGeri Henning 1242 N. Oelaney Way Meridian 10
Clint Henry 2865 W. Park Stone St. Meridian 10 "
Eloise Hill 9500 S. Ten Mile Meridian 10
Terry Hooghlon 1505 S. Ten Mile Rd. Meridian ID
Jimmie James 4023 W. McMillan Meridian 10
Rick Jensen 3720 W. Pine Meridian 10
James Jewett 1560 Carol St. Meridian 10 ~
Chris Johnson 1065 S. Allante Boise 10
': Kimberlee Johnson 12389 W. Bowmont Boise 10 I;
I Marc Johnson 1402 N. Meridian Rd. Meridian 10
Morrab Jones 2125 N. Man-O War Meridian 10
AI & Susie Kadel 1616 W. Pine Ave. Meridian 10
Cindy Kamper 2690 W. Overland Rd. Meridian 10
Steve Kehoe P.O. Box 190254 Boise 10
, - - ~
- - _-_o...........=~
Jana Kemp P.O. Box 8045 Boise 10
Jim Kile 3451 Tasa Or. Meridian 10
AI Koon 3004 W. Sheryl Meridian 10
Sandra & Brent Law 4888 W. Cherry Ln. Meridian 10
Matt LeBaron 622 Foot St. Boise 10
Barney Lewis 755 W. Lake Hazel Meridian 10
Larry Lindauer 4645 W. Oawson dr. Meridian 10
Charlene Long 3350 W. Victoy Meridian 10
Tracue Lubacky 1155 S. Ten Mile Meridian 10 ,
James Lubacky 1155 S. Ten Mile Meridian 10
Joan Maisey 4085 W. Perkins St. Meridian ID
Earl Marks 3410 Oavis Lane Meridian 10
Charles Marsh 2537 W. Silverleaf Way Meridian 10
Jim Mashburn 4571 N. Patton Ave. Boise 10
Garry Mattson 3450 N. Couchman Ave. [tAeridian 10
Oelbert McF arland 1625 S. Black Cat Meridian 10
, Ruth McF arland 1625 S. Black Cat Meridian 10
Chuck McLaughlin 426 N. Main Meridian 10
!
Michael McMullin 1893 N. Sunainson Meridian 10
Oon McNarie 10809 W. Hinsdale St. Boise 10
Suzann Medley 3354 Tasa Or. Meridian 10
Stan & Oorothy Miller 2565 W. Wave Ct. Meridian 10
, Karen Montoure 2830 N. Turnberry Way Meridian 10
Steve Moore 820 S. Black Cat Meridian 10
Vicki Morrison 898 N. McOermott Nampa 10 I
Paul & Sandy Newcomb 1320 Tasa Place Meridian 10
Leonard Newert 2588 W. Will art Meridian 10
Lori Newkirk 1327 N. Rutledge Meridian 10 i
Glenn Newlink 4250 Franklin Rd. Meridian 10 I
I
Gil Newton 2588 W. Crosslan Meridian 10 ~
Jennifer Nichols 2730 W. Val Vista Meridian 10
Ev Nichols 7661 Cedarbrook Or. Nampa ID I
, Jerry Pelton 2886 N. Stone Meridian 10
Edward Peralta 1975 S. Ten Mile Meridian 10
l Perkins 4388 W. Nine Iron Meridian 10
i, R.
Carol Pettet 5430 S. Ten Mile Rd. Meridian 10
Byron & Sally Phillie 1720 N. Summertree Way Meridian 10
,
, Lynn & Bill Plowman 1125 Lilac St. Meridian 10 r,
Gayle Poorman 5230 N. Black Cat Rd. Meridian 10
I Walt Prather 3450 W. Patel Meridian 10 ~
Felius Probert 6032 S. Veiwpoint Or. Meridian 10 I
George Rogers 3350 W. Victoy Meridian 10
- -- ----=-=..r:: -- -
Sheri Russell 781 S. School Kuna 10
Vicky Russell 2999 W. Victory Meridian 10
Matt Schultz 2127 S. Alaska Way Meridian 10
Jerry & Lis Schwisow 4725 N. McDermott Rd. Meridian 10
Joyce Sedlacek 4290 W. Perkins St. Meridian 10
Pat Shaffer 2070 N. Aronmink Way Meridian 10
Rod & Tami Shaul 775 N. Ten Mile Meridian 10
Marilyn Sheldahl 1901 S. Ten Mile Meridian 10
Ken Shelton 3225 W. Woodmont Dr. Meridian 10
Jill Siddoway 269 E. Cassidy Dr. Meridian 10
Lorane Sigler-Fisher 1216 E. Stormy Meridian ID
Joe Simmunich 2715 N. Venable Meridian 10
Terry Smith 713 E. Kingsford Dr. Meridian 10
Alice Smith 2141 Aspen Cove Meridian 10
Carolyn Smith 2715 S. Hibernation Ln. Meridian 10
Rep. Mark Snodgrass 1406 N. Leslie Way Meridian 10
Jim Snyder 2388 N. Waggle PI. Meridian 10
Carol Snyder 1651 W. Franklin Meridian 10
Ryne Stoker HCR 33 Box 2606 Las Vegas NV
Tom Stone 8100 S. Obadiah Ln. Meridian 10
Pene Szoboniza 3064 Sweetbriar Meridian 10
Dorine Taggart 5020 W. Franklin Meridian 10
Paul Taylor 5585 S. Meridian Meridian 10
Carolyn Taylor 3688 W. Fir Creek Ct. Meridian 10
Dave Taysom 175 Paint Horse Meridian 10
Dee Tennysen 2275 S. Ten Mile Rd. Meridian 10
Toni Tisdale 454 E. Lake Creek Meridian 10
Bob & Cathy Tomlinson 4144 W. Bive Creek Dr. Meridian 10
Allan Wacthers 1720 N.W. 11th Ave. Meridian 10
Joe Waite 4750 S. Ten Mile Meridian 10
Laura Waite 2130 Nova Lane Meridian 10
Jay Walker 12601 W. Expoler Dr., Suite 201 Boise ID ,
Julie Walker 2330 S. Ten Mile Meridian 10
Brad Watson 660 W. Watertower, #200 Meridian 10
Janet Wilder 3340 N. Ten Mile Meridian 10
,
Lee & Jerri Wine 4065 N. Ten Mile Meridian 10
Deb Wiscombe 4387 W. Hubbard Rd. Kuna 10
Ken Wiscombe 4387 W. Hubbard Rd. Kuna 10 ij
Dave & Carol Woggon 1900 N. Oak Hills Dr. Meridian 10
, Larry Woodard 2511 W. Cherry Ln. Meridian 10
, Katherine Wroughton 4260 W. Franklin Rd. Meridian 10 I
,Boyd Young 3485 W. Birdie Ct. Meridian 10 i
,.,
,~ . . ._~ " " -
Jim Zeiter 2200 Paseo Verde Pkwy. Henderson NV
Resident 2344 W. Pebblestone Meridian 10
Resident 3455 S. Ten Mile Meridian 10
Resident 1901 S. Ten Mile Meridian 10
Resident 2530 S. Del Rey Ln. Meridian 10
Resident 4257 W. Hearst St. Meridian 10
Resident 1920 Aspen Cove Meridian 10
Resident 190 S. Ten Mile Meridian 10
Resident 1952 Wood Duck Ln. Boise 10
Roy 3369 W.Monssen Ln. Meridian 10
Resident 2130 Nova Ln. Meridian 10
.. - - ,. - :-r..~.:!L ==-
PRE-APPLICATION MEETING NOTES
;PJ\T~Jd~J_.~~~o ~_::__~,
Applicant(s): -1'\
Engineer/ Architect/Planner:"
Staff: -+
Prop~sed ~rrel_opment:
Location: C I~ "_
Required A.pp: c~tI~~s~ -------- -<
Existing Zoning: Proposed Zoning:
Comprehensive Plan Designation: ('!J~}4-::--:::-:-:::t~~:";:"- "------,----"*-"~.
.... .~~~::....;:'"-:-;:.-.::~ ~:::..:~::::
.....:.:::::::::::::":"::.~~~:::--,.......::~
For Plats__
PropertySize:JJiI~t~-~~ Number of Units:
Sewer: ~/'
Water:
Pressurized Irrigation:
Street Buffers:
Open Space & Micropaths:
Landscape Plan:
Lot Size & Frontage:
Topography:
Hydrology:
Street System:
Pathway System:
Dwelling Type:
Other Applications
Annexation
Rezone
Conditional Use Permit
Variance
Lot Line Adjustment
Comprehensive Plan Amendment
. Application Checklist Review
Other Agencies to Contact:
Addi . nal Pre-application Conference:
__ _~,-"__Not recommended
Recommended
Required
Anticipated Submission Date:,~:!!l__
. .:::::::::.~ :.::~,~~_--=:..... ".: .,. . n. ~~./;..:;7:;-d:
Anticipated Planning & Zoning Date:
;F' IV'
The inforrrutU:n prodded during this rrreting is Ixtsed upon the ament City if Meridian Zoning &
S u/xli:dsion OrdimnE am appli1:able Corrpn:hensiw Plan and is wlid for 3 rmnths. A ny subsequent
chang:s to the Zoning or S u/:xli:dsion OrdinanE or Wtprehensiw Plan rmy affect)WY appli1:atian.