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May 27, 2008 ~ ~ e~ ~ . : - ~
MAY ~ ~ ~008
City of Meridian
660 E. Watertower, Suite 200 '~~' ~ y~
Meridian, Idaho 83642 ~ '` ~-~- ~-
Re: Ocdinance ZOA-08-001(Zoning Ordinance /Unified Development Code (UDC) Text
Amendment)-Additional Considerations for Section 11-2D (TN-C district)
Dear City Council,
While reviewing the application request and the proposed text changes of ZOA-08-001(primarily
commercial districts), a few other items were noted and discussed with Staff as they relate to some
additional and appropriate changes in the TN-C district (Section 11-2D Traditional Neighborhood Center
district). Since this district also serves as a"commercial" district, and since changes are being requested
to the TN-C district, Staff encouraged that we provide you with a brief summary of the items that we
discussed and then reference important/similar ordinance.
As noted in UDC Section 11-2D-2d, "Uses that are listed as P/C or A/C may be subject to a conditional
use permit depending on if the ase is in accord with the specific use standards as set forth in chapter 4,
"Specific Use Standards'; of this title". While reviewing the uses listed in Table 11-2D-1, we noted that a
number of uses.may in fact have challenges developing in the district due to building footprint (area),
building height, and number of allowed stories. In particular, churches, nursing or residential
care/retirement facilities, rnulti-family developments, and public/civic buildings (i.e. libraries, etc.) are
allowed either as principally permitted or as conditional use applications, rnulti-story are allowed;
however, the current restrictions in the zone could be prohibitive. With that in mind, staff suggested
that in order to obtain the appropriate language for the proposed change to the TN-C that we look at
and compare the current language of the similar commercial districts.
The table below represents a comparison 11-2B-3: Standards (in the Commercial Districts) and 11-2D-5:
Standards in the Traditional Neighborhood Center District (TN-C) as it relates to our requested additions
to the TN-C ordinance. For convenience, we have also provided an additional column to represent the
proposed changes in tabular form.
Currently allowed
TN-C Pro
osed Pro
osed
p p
Changes/Additions for TN-C
C-N C-C C-G L-O M-E H-E TN-C
35 50 65 35 65 65 45
°
Maximum buildin
g (2o~io ~2o~io
~20% ~2o~io ~2o°io 2o~io
45
(2o
io
Increase by
helght ill f2et: Increase Increase Increase Increase Increase Increase (+Zp% Admin). See
by Admin) as CU) Note #1 of
Admin) Admin) Admin) Admin) Admin) this proposal
Predominately
2 stories;
Minimum number of however,
stories for new - _ _ _ _ _ 2 wings may be
one story.
COf1StCUCtlOf1: See note #2
of this
proposal
Maximum building 20 000+
~
footprint in square 7
50D 60
00 200
000 10
000 See Note 4 of 20
000 See
Note#3
fe@t (w/o appcoval per 11- , , , , O~dif1aC1C@ , of this
3A-19): proposal
Note #1: ~
Maximum building Height: The TN-C currently allows for a maximum building height of 45'
with an allowed 20% increase if approved through the CU process (see 11-2D-3b). Similar
districts allows for administrative approval of this maximum allowance. We propose that the
Maximum Height Standards of 11-26-3 (note 3) replace the height restriction listed in 11-2D-3b
as follows:
B. Maximum Height Limit:
1. The maximum height limitations shall not apply to the following architecfural features not intended
for human occupation: spire or steeple, belfry, cupola, chimney. Such architectural features shall
have a maximum height limit of twenty feet (20) as measured from the roofline.
2. The maximum height limitations shall not apply to the following: amateur radio antenna; bridge
tower,~ fire and hose tower,~ observation tower,~ power line tower,~ smokestack; water tank or tower,~
ventilator,~ windmill; wireless communication facility, or other commercial or personal tower and/or
antenna structure; or other appurtenances usually required to be placed above the level of the ground
and not intended for human occupancy.
3. No excepfion shall be allowed to the height limit where the height of any structures will constitute a
hazard to the safe landing and takeoff of aircraft in an established airport.
4. In #ae-~Al-Ga~ O-T districts, additional height exceeding the maximum height allowed for the
district requires approval through a conditional use permit. In the TN-C, the additional height allowed
is limited as follows: ° .
a. The maximum height limitarions shall not apply to the following architectural features not
intended for human occupation: spire or steeple, belfry, cupola, chimney. Such architectural
features shall have a maximum height limit of twenty feet (20) as measured from the roofline.
b. The maximum height limitations shall not apply to the following: amateur radio antenna; bridge
tower,~ fire and hose tower,~ observation tower,~ power line tower,~ smokestack; water tank or tower,~
ventilator; windmill; wireless communication facility, or other commercial or personal tower and/or
antenna structure; or other appurtenances usually required to be placed above the level of the
ground and not inFended for human occupancy.
c. No exception shall be allowed to tMe height limit where the height of any structures will constitute
a hazard to the safe landing and takeoff of aircraft in an established airport.
d. Additional height not to exceed twenty percent (20%) of the maximum height allowed for the
district may be approved by the director fhrough the alternative compliance procedures set forth in
chapter 5, "Administration'; of this title. Additional height shall be allowed when the development
provides ten percent (10%) of the building square feet in open space, courtyards, patios, or other
usable~outdoor space available for the employees and/or patrons of the structure, excluding
required setbacks and landscape buffers.
e. Additional heighr exceeding twenty percent (20%) of the maximum height allowed for the district
or when additional height is requested without providing the required open space in accord with
subsection A3d of this secfion requires approval through a conditional use permit. (Ord. 05-1170,
8-30-2005, eff. 9-15-2005)
Note #2
Minimum number of stories for new construction: While increased density is allowed
through vertical minimums, it is also important to allow for creativity in design and appropriate
modulation. This particular seation for the ordinance may be easily adjusted to read as follows:
11-2D-5B: STANDARDS IN THE TRADITIONAL NEIGHBORHOOD CENTER DISTRICT (TN-C):
The standards for development in the traditional neighborhood center district are set forth in this section as follows:
8. Minimum number of stories for new construction is hvo (2); however, individwal winqs mav be one storv in heipht
provided that a minimum of 50% of the o~erall building footpnnt is constructed with a minimum of two (2) stories.
Note #3
Maximum building footprint in square feet ~wio aPPro~ai per ~~-sn-~9~: The only change to
this portion of fhe ordinance is to allow for more flexibility in use and design. With that, it is
suggested that the ordinance be simply modified to include the option of allowing some uses,
with a footprint that is larger than 20,000 square feet, to be approved through the Conditional
Use process. The following change addresses this proposed addition to 11-2D-56:
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11-2D-58: STANDARDS IN THE TRADITIONAL NEIGHBORHOOD CENTER DISTRICT (TN-C):
The standards for development in the traditional neighborhood center district are set forth in this section as follows:
C. Maximum building footprint is twenty thousand (20,000) squace feet~ however, other than retail, all other uses mav
be allowed a footprint of qreater than 20.000 square feet through the conditional use process.
We believe that these adjustments are in line with the other commercial zones and that these minor
changes will provide consistency in development standards and encourage greater opportunity for
attractive designs and allowed, uses. We respectfully ask that the City consider and adopt these
additional modifications to the TN-C district as requested.
Sincerely,
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