HomeMy WebLinkAboutStaff ReportSTAFF REPORT Hearing Date: January 12, 2010 E IDIAN^ ''
TO: Mayor and City Council 6 ~ ~ ~
FROM: Bill Parsons, Associate City Planner
208-884-5533
SUBJECT: Design Manual Text Amendment -CPA-09-006
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, the Meridian Planning Department, has applied for a Comprehensive Plan Text
Amendment (CPA) to amend the previously adopted Meridian Design Manual. The main purpose
of the request is to correct several clerical errors that were missed after the print date of the
document (pages 48, 77, 87 and 109). Other changes include adding verbiage to the introduction
for Urban developments that describes the Downtown Urban Core boundaries (page 25), adding a
note to the Urban, Urban/Suburban and Suburban Site-Character Parking section that identifies
the use of the guidelines in conjunction with the parking standards in the Unified Development
Code (UDC) (pages 35, 63 and 95) and providing additional language in the applicability section
for residential developments that reinforces the use of the Design Manual in accordance with the
UDC (page 119). Please see Section 8 below for a complete list of the proposed Meridian Design
Manual text changes.
2. SUMMARY RECOMMENDATION
Staff is recommending approval of the subject CPA application, based on the Findings of
Fact listed in Section 10. The Meridian Planning & Zoning Commission heard this item on
December 17.2009. At the public hearing the Commission voted to recommend approval of
the subiect CPA request.
a. Summary of Commission Public Hearing:
i. In favor: Planning Department
ii. In opposition: None
iii. Commenting• None
iv. Written testimony: None
v. Staff presenting application: Anna Canning
vi. Other staff commenting on application:
b. Kev Issue(s) of Discussion by Commission:
i. None
c. Kev Commission Change(s) to Staff Recommendation:
i. None
d. Outstanding Issue(s) for City Council:
i. None
3. PROPOSED MOTION (to be considered after the public hearing)
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Number
CPA-09-006 as presented in the staff report for the hearing date of January 12, 2(?10, with the
following modifications to the conditions of approval: (add any proposed modifications).
Denial
After considering all Staff, Applicant, and public testimony, I move to deny File Number CPA-
09-006, as presented during the hearing on January 12, 2010, for the following reasons: (you must
state specific reasons for denial and what the applicant could do to obtain your approval in the
future).
Design Manual Text Amendment -CPA-09-006 PAGE 1
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Number
CPA-09-006 to the hearing date of (insert continued hearing date here) for the following
reason(s): (you should state specific reason(s) for continuance)
4. APPLICATION FACT5
a. Site Address/Location: City wide.
b. Applicant/Representative:
Meridian Planning Department
33 E. Broadway Avenue
Meridian, Idaho 83642
c. Applicant's Statement/Justification: Please see applicant's narrative for this information.
5. PROCESS FACTS
a. The subject application is a Comprehensive Plan Text Amendment as determined by City
Ordinance. A public hearing is required before the Planning and Zoning Commission and City
Council consistent with the provisions of Meridian City Code, Title 11, Chapter 5.
b. Newspaper notifications published on: November 30, 2009 and December 14, 2009 (Planning
& Zoning Commission); December 21.2009 and January 4, 2010 (City Council)
c. A public service announcement was broadcast faxed on November 19, 2009 (Planning and
Zoning Commission) and December 18.2009 (City Council) regarding this application.
6. COMPREHENSIVE PLAN POLICIES AND GOALS
The Comprehensive Plan currently contains goals and objectives encouraging and promoting a
well designed community. In February 2009, the Meridian Design Manual was included as an
addendum to the Comprehensive Plan to further the goals and policies contained in the plan. By
continuing to upgrade the communities design standards for landscaping, site design, and building
architecture through the adoption of updated ordinances this provides opportunities for land to
development in a compatible and attractive manner. The Meridian Design Manual and the design
review process are meant to encourage high quality and sustainable communities in Meridian.
Staff finds the following objectives and actions support the proposed amendment:
Chapter VII
• Goal V, Obj. B, #1 - Establish/enact a design review ordinance. This task has been
accomplished with the adoption of the Meridian Design Manual and updates to the
Unified Development Code.
• Goal I, Obj. A, #5 -Amend the zoning ordinance and map to implement the provisions
of this plan. The Meridian Design Manual was incorporated as an addendum to the
Comprehensive Plan and the UDC was updated to ensure consistency between the plan,
the manual and the zoning regulations. The design review process went into effect on
February 4, 2009.
7. UNIFIED DEVELOPMENT CODE
The Comprehensive Plan is to serve as a guide for future development within Meridian. As
development is proposed, staff will ensure compliance with the Meridian Design Manual and the
Unified Development Code (UDC).
Design Manual Text Amendment -CPA-09-006 PAGE 2
8. ANALYSIS
Comprehensive Plan Tent Amendment: In February 2009, the new design review process went
into effect city-wide. That process, among others, included the adoption of the Meridian Design
Manual. Since its inception, Staff has identified several clerical errors that need to be corrected.
In addition, Staff is recommending additional verbiage be added to the Manual that 1) defines the
Urban "Downtown Core" boundary and 2) further clarifies the guidelines contained in the
Meridian Design Manual are to be used in conjunction with the Unified Development Code
(UDC). Staff believes the proposed changes to the Meridian Design Manual are necessary to
eliminate any possible confusion between the UDC standards and the design guidelines and
further improve the facilitation of the design review process.
Because the Design Manual is not published as a Word document, staff was unable to paste the
pages directly into the staff report and maintain a suitable quality. Please see the accompanying
exhibit A that has the pages Staff proposes to change. Changes are in stake through and
underline format.
Design Manual Text Amendment -CPA-09-006 PAGE 3
Page 25
URBAP1 DEVELOPNIEEIVTS
Iot[ oduethm:
?hs guideline in this s~tion describe ~d ill[tstrate importaurt phy~sirsl aril visual
' tfrad enable developmrerrts to create functional and quality built envimmnam:~
that de5ae livable, vivant, and athaetive urban plaaes.
Uso these guideline for development proposals in this c~t~o[y to enhance exist url~n
a[es. This inc odes the area of the "Downtown Care" that exte[[~s from Ca[itcsn Avemre
~ the north. Meridian Road an the wet. Broadway Street oa the sa[rsh `I'6i[d tn.et on
the nuidelirres are also meant feu establishitr~tt new orbb88 cavironorents
throughout. the City as designated in the Comprehensivo Plan acrd specific area plans.
Utz develop~[tts should convey an epprc~uia~ urban contest based on the site and
architectural istie outlined in the design guidelines and empl~size the
establishn~errt of pedesttian envi[vaments and community ca~ctivity thrmrgh i~
integration of st[eet netwduaeks and attractive sbeetscapcs. Urban developnie~rts should
irrCOiporate various public and open spaces acrd design these spaces as a>n~ities drat draw
L~P~ tv urban .
Urban environmards that provide a miac of use, public, open space,leaesportation options,
and encourage pedestrian activity will oanteibute to the livability and vitality of Me[idian
These g[ridelir>4,s address basic physical and visual relationships >re~sary for developments,
within an urban cantraA„ to be successful ea pedestrian oriented envitarnnents and create
urban distrie~, and. activity centers that greseN quality eharac~s with
aesthetically pleasing desigm4.
The tidy eacauages the creative and inttAVative ose of current and emerging develupraent
amcl design puactice that meet or exceed the general expecfatio[~ of the community as
expressed in the Compressive Plan, the guiding principles of the Design ham, crud the
objectives of-the guidelines
Appliesbility:
The in this section of the manual apply to development praposads with an Urban
17reveloprnerrt Go~xt as determined from the developm~t matrix.
t#pply these guideli~s to non-residemial developments and coordirmto residential
develognn~tts with Section E, t3nideliaes fm ltesideutial Development.
Pte ZS ire t~ I)esitnr ~nnuai
Design Manual Text Amendment -CPA-09-006 PAGE 4
Page 35
B. URBtLN DESIGN GUIDELINES
1.0 Site Character
i .~ RAFtKIAIG
Naffs
~ followine lines are not intended to renlaoe the ,~arI®g standards `n tl~ DC bu#
se~t~encouraae the imeg~ ase of thi9 clement m enh~ the atttadiv~ess and
ly of ~uixan development and o~actm CTae rh~e 'delinag in combi 'on with th~c
Ub~ective:
T'o incor~tate parking as intograted elements of urban envimnmertts and address isau~,
such as the appropriate Iecation for parlcmg, size of parking areas, paving materials,
Imtdscaping, and screening that iafluesnce dre physical and visual characteristics of paring
Guid®Ilnes:
Design surface parlang ~ as integ[a~d and akdactive element of the wbau em+ironment that
premot~ pedeatiian wnAfort aral safety
Divide surface parking into smaller separated modules and arrange parking to minimize lazgc
paving auras,. Use 'an circulation, landscaping, andJor public apace to sep~ube parEdng ~
areas.
Goordioate vehicular and pedestriaA circulation pates that clearly delineate parking stalls
vehicle travel lanes fiom pedes4ian walkwways and adjoin public spaces, inchuing ?
roadways.
Use trp~fi, lapdscaping, hatdscc~pes, and architechaal elements t0 provide sl>sde, create
interest a~ human ale for i
ped~iansy and add 'c qualities in parlci~ areas-
3hade pedtsprian walkways and parking, including stalls and drive aisles, with ~e
aplttopriate type a~ class ef' trams and auange ene plarrtinga in configuradons that wilt
provide slide for at lei St) perrem of parking surfaces at mature growth '
Integrate tely scaled and diatributod lighting to p~tavlde a safe and comfor~ble
eavrronme~ for velt%,ur[ar arm ptdes~i® use.
Screen par4dng adjacent to ~blic spaces, roadwa~pa and pedestrian walkways with
landscaped buffets, low walls, architecttgal elements or E; combination that provIdea
continuous scree>riog at a height af'3 feet Additional elements abovo 3 feet shcrald pmvi~
?d pettaent tranaparerxy.
Design Manual Text Amendment -CPA-09-006 PAGE 5
Graphic on the left needs to read
as unacceptable on Page 48, 77 &
109
~~~~
B. UttBAN DESIGN GUIDFLINE~
2.0 ARCHITECTURAL CHARACTER ("
B 2.5.1. ObjeetlYS~
B-25.i.t To eno~rrage the uwe of grralky rteabadals t]tat promote
aegthetlebulidMgde9igr~sar~dappropr~ttacp~NbuUons _
to the development of a timeless urban character. `°~ '~-j
r r
&2.5..2. Gulden ~/I'
,
~ ~
8-252.1. 8ulldtrtgs whit far+ade3 that face multiple roadways andl ~
orpublic spacgsshould use lSteM mateial eombina-
tions,quality, and detailing to unHy tits building design
B-2 5 2 2, Use tomplemernary rr~tertal t:ombfiattons that cantrib•
uteto a coilesivre building desgn less materials from the
following bask groups: wood masonry, conerete meta4
and glazing 'e47.x5ocaaaarlmraisoefetatfs~mrJ,,S~deafdm
antwas~ ate esr wed ~pmai mg's
8-2522.1 Selectaeonrbinatlontltatemphasizeaflntshedcom- ~"
position and enhance human st81e i'or lower stories
and pedesplan staleat ground level
&252.22. Coner~ masonryr that provide ta7ctitre, Interest,
t' •.~ ~ '
and detail may be appropriate far building designs; .
_ - ---'-
hewever, tits use of ordinary, smooth fae2 block,.
fl
l
h
ia-
n
s
ed, cdared ~ patrned, is not an acueptabfe
finEttr material for hulkfln9 facades along roadways, _ ~ ~ r
~ e ~.
adjacentto pubtlespace~and residential areas .
_ ~ : •r -.
9.25 z 2 3.. licewell-detaAed, proportioned, and durable mated- ..-
ais dial wiA vueatherand age grxeTtflly, adding to tits ~'--~
ardt3tectural tharart+ar aver time. Avoid nondurable -
r-nateriak that deteriorate quldtly and require fm-
q-rent mafitenante ~ r~l8eemeJlt 48. the matauds from Ahe bw~cgra~ps,- ~vc~ m¢~
~ amw~, omOrJ, and~g, is grate b~qp rdNt
8-25224. CreateimerestandvarfetylnfaSadedeslgntaestab- nckrratmsd~e~
Ifsh a~racdvearchltectural s)raracterand pedestrian
stale-
8-23.225. ?rovtde pattern, texture, and detail In the building .
design and distinguish freld materials from accent S
materials r / /'
&2S 2 3 Where materials trarrsltion or 4ennireate, provide detail- ~ ~
ing to express the natural appearante of the material. ~"
(For example, stone or strr~-fi&e products should tDn-
< ~
vey the appearance of mass and sh®uld not appear as a ' ~
~''
thin venes•r) mace ae
~~ 29gren 99 N~pr mn6rriaf try w,d1o. aces
lmaguat2eyaeddNra#jw~m~®drmhene
1anu~y2tb9 -48 -
Design Manual Text Amendment -CPA-09-006 PAGE 6
Page 63
C. URBAN/SUBUItBANbESIGN GUIDELINES
1.~ Situ (;Ct4"I'
14 PARKING
l~tot~:
The follcr~ina ~lis~s pare nat intended to ;errlaae the ~rlamg standards ' the iJII~C, lxut
rather to enouiuaes: the int~ste_d use of tots element to ealuin~ lira sdtractiven~ sad
~r-of urbanlsubu~t~n d~evelonment and cbas Use the guidelines in eambinatiaa
the L1DRv standards
06Jecdves:
To incorporate parting as an integrated elstnerit at lire bufit environment and address lesues
that intkmrtce the physlral and visual drsrerxertstlce ai parking areas, suet as the
appnipriate loeaidon far parking, see of parkiaig areas, paving materials, landscaping, and
screening.
cwidsftnes:
Parking arm show es~bNsh an appropriate dr~lakon pattern far pedest~a and
vehicles. l.ar8e-acal® and multl~e buid'mg sdea ere encxurnged ~ organize ark design
clreulatian patterns that fun~icn as and resemble street netarorlcs
Coorvcllnate vehl~lar and pedestr~n c~cvlat~lon patterns that dearly delineate paddttg stags
and vehic~ travel lanes from pedestrian wa~cways and adJolningl public spaces
Rrovlde ped~sstrian connecllons fnxn internal clr~aula5on M public spaces and adjacent
roadways
i7es6gn surface parking as an integrated and aitreative element of the built ~ that
promotes p~aetrian wmfort end aaf®ty and adds to lire aesthetic charad®r of
developments, U ~klWon to accommodating vehia~ uses.
Break up parking areas iMo ema8er separated m~+,les and arrange parkin to minim(¢®
large impervious paving erase. Use psdestr~n circulation, landaaaplrts, erxilcr puhitc space
to ®eparatg parit~g areas.
The design and layout ~ Internal alts parkng should avo~ long unbroken parking bays.
Divide parking bay lengths with crossing tnavel ranee at approximately 30~} feet or shall
intetva~.
Limit the amount and depot of perking l>Btween bulkiing fagades and roadvw.ays to 50-
peroent or let3s of titre total acquired parking for the sga to enootaage ~npat~
developments.
Use trees, landscaping, Itandscatpea, and architec~r~~ el~nen~ t4 provide strode, create
Intersest and i~ttan scale for pedestrians, and add sesthetlc qua®tlee to parkirt® areas.
Parking areas ehou~ dY use trees ar archfieciurei slam®ri$ to shade pedeatt~n
thralkM-~ays and lire rr~orily of paved suAaces.
Design Manual Text Amendment -CPA-09-006 PAGE 7
Page 87
SUBURBt~1 DEV~Lt3~'MENTS
)Int#'OdTIC~lpn:
Use these guidelines far dewelopraemt paaposals in this category bo enhances existing subttrbaa
areas and establish new, i~egrat~ gubuabara easvironffieats that relate to sarrouadirrg
neighborhoocfa anal uses 'iNhile the majority of dev®lopmeQt in subtrtn emvonme~ will
be residential, there is a n to provide small-scaled cxrrnmeteial and office dovelopuaents
thss support the daily needs of adjarsmt sad r~arby residents.
The Fuhue band Use Map identifies several aeighbarhood orienieal eommer+etal, ace, and
mired-use designations in suburium ~uiranmends throug$out the City. Development iai these
a should ea~hasi2e compah'ble uses, public spaces, and a mix of'residential housing In
addition, emphasis should fncr~s art connectivity by establishing street netwml~s and
irctercomrected pathways that linlr residential a~ neighbozhood orienLad son reaidentisl uses.
Develvpmem should pramote a neighborhood scalee that provides as appropriate balance
between pedeshian aml vehicular accommodations. Land uses that generate inteaso
automobile trai~c, parking, amd truclsiag wre ant saiteble fam suburban neighborhood
development
Phase:
These guidelines address basic sib and building relationships necessary for neighbonc~od
oriented deu~opuaemts to ~®vide interconnectivity ttiroughout suburban areas and cantrr'bute
to the establishment of an appropa;iase developme~ context that aorxfmmodates adjaeem and
nearby residents.
The City enoaurages dse creative and inno`rative use of c~eat and ~ d
and design practic~a that naret en exceed tl~ general expec#ations of the eommwrity as
exp~ed in the C,nmpressive Plan, the guiding pRi~iples of th® Iksig>1 Manual, and the
objectives of the guidelines.
Applicability:
Tl~ guidelines ie this section of tl~ manual apply to develolrment propoesis with fhe
fSuburban Development Contest as determined fi~om the development matrix,
Apply these guidelines to non-residential developrnenL~ and coordinate r+esidengal
davelop~ments with 9~an ]~ (3videlines for ReRidential Development.
j'~ee d7 iaa the I.}es.~rn elvlatr-tot
Design Manual Text Amendment -CPA-09-006 PAGE 8
Page 95
D. SUBU°RIiAN DESIGrN C~UIDELII~TES
1.0 Sate Charactef
1.4 BARKING
The folio are ds ' UDC
Sher m encmrragR the integrated use of tlria elen~rt to enhance the veness and
1' of development annd clv~actec Use the duuideli in eombin with the
U]?C stande<ds.
®b~ectives:
io ivcorpor~e parking as an attractive, integrated eiemegt of devekopment and address issues
that inDuence the physical and visual charactcristi~ of parr areas, such as the apprtrpriate
locatian fat parking, size of paa~g areas, paving materi~ils. la~eap~igg, and screesiing.
Galdekines:
Parking should eshsblisb. appropriate circulation patterns that accommodate and bala~e
pedestrian aad vehi+railar .
Neighborhood orievEeci developmstnts are encouraged to use parking oon~iguradoas that
coniaibute to a functional interval eircrrlati®nr network.
Coordinate vehicular and pedestrian cirrulation patterns and olearly delinea~oe park~g stalL~
and vehicle gavel lanes from pedestrian vhalkvvays and adjoining public spaces.
Provide p~estrian cronaections from intennak circulation to public spaces and adjacent
r~aadways.
1)esi$a surface parising as an imegrated and attaactive element of the built envu+omnent that
pramates pedestriau comfort a~ safety and adds to the aesthetic character of developraevts,
in addition to vehicular uses.
)9rmak up parking unto snsalker separated modtrle,9 and strange parking to *++t+~m++'p large
impervious paving areas. Use pedestrian circulation, lapiag, public space, internal
roadways and pri~ty drive aiskes to separate parking areas
k)esigtr aad layout parkdng m avoid 1Qng urrkrmlcev parking bays. Parking bay lengths should
~t exceed 200 feet or approximately 2tl stalls- VVlt~re ap~opriatq provide creasing travel
lanes that improve dmukatioa
I.~it the affiouat and depth of parking betttmen but~dirrg feradm grad roadways to 5Q-pea~ent
or less of the total required parking fior the site ra courage compact de~lop~ments.
Neighbcrrsboed oriented, small-scale anchors oriented alo~ag roadways should distributed
parlang areas on at least tv-as sides of the buildrag
Design Manual Text Amendment -CPA-09-006 PAGE 9
Page 119
RESIDENTLAL DEVELO~FMENT
IntrvduMion:
The quality and c6,aracter of Meridian and its neigbborlxoods is directly linked to the overall
quality of the built envirmuneat The guidelines in this suction descar~ aa,d illustrate
impe~rtant physical end visual cheracrexisbic~ that enable residential developments to create
aMaactive sad lovable ®eighborhoods thtoughoud Meridian.
Appropriately, use these guidelines in addition to the Design Manual sections tl>at earrespond
to the anticipated developnnurt cont+erct {urban, urban/suburban or subuIbmo} as debet~ad
from the Developrment Matrix, to enhance existing neighborhaads and establosh new,
integrated neighborhoods tlnuughout the City.
R~identiel developments should eanphasize the establishment of ped~imr envirrrrmuents
and connectivity through tlur integration of staeet networ&s, attractive
streetscapcs arr$ landseapicrg, access to ti~it, and arr~essr'bility to public, coAmton and open
spaces
Urban, UrhanlSuburbata, and IwPeighboihood Center residential developa>aceots should be
integrated within an appropriate mixed-use environment.
Purpase:
These guidelines address genural cite uD.d building rehrtionships necessary foe residential
developmments and buildings to co~ribute to the estab~shme~ of compatible, attractive
runighbarluo~ls throughout the City tD enhance architecWral chazastet and create a sense of
place for residents.
The City encourages the creative and innova#ive use of cement and emerging development
and design practices that trn;et or exoced the general expectations of du: community as
expressed is the Compressive Plan, the guiding principles of the I>eriga Manual, and the
objectives of the guidelines.
~Plicel~tt9:
I7re guidelines irr this section apply tQ residential deeelopmerik propo~vls wide the following
UDC desigaatio~ all dwphnt and single family attached units, townhouses, and rmultifaffily
dwellings Note: additional developer standards sad requirements specific to s® uses
may bt found in 11-43 of the UDC.
Residue subdivlsiatrs should use the Design Manual ~d gudelines in wig
U to ensure that the devehrpment is oampat-'ble with surroundmg uses and ccmtributes to
an appropriate edrrte~t.
Individual detached single-family dwellings are not rcxluited to submit for• t7ompliance with
the design guidoli~ The Clty encourages single-family det~hed dovelnpntents m considea
Design Manual Text Amendment -CPA-09-006 PAGE 10
9. OTHER AGENCY AND DEPARTMENT COMMENTS
On November 25, 2009, a joint agency and department meeting was held with service providers in this
area. The agencies and departments present include: Meridian Fire Department, Meridian Parks
Department, Sanitary Service Company, Meridian Police Department and Meridian Public Works
Department. None of the agencies or departments listed above provided comments on the subject
application.
1. FIRE DEPARTMENT
1.1 The Fire Department has no concerns related to this application.
2. POLICE DEPARTMENT
2.1 The Police Department has no concerns related to this application. '
3. PARKS DEPARTMENT
3.1 The Parks Department has no concerns related to this application.
4. SANITARY SERVICE COMPANY
4.1 SSC has no concerns related to this application.
5. PUBLIC WORKS
5.1 The Public Works Department has no concerns related to this application.
Design Manual Text Amendment -CPA-09-006 PAGE 11
10. REQUHtED FINDINGS FROM THE UNIFIED DEVELOPMENT CODE
1. Comprehensive Plan Text Amendment Findings
Upon recommendation from the Commission, the Council shall make a full investigation and
shall, at the public hearing, review the application. In order to grant an amendment to the
Comprehensive Plan, the Council shall make the following findings:
a. The proposed amendment is consistent with the other elements of the Comprehensive
Plan.
The Commission finds that the proposed amendment is consistent with the other elements of
the Comprehensive plan (See Section 6 above).
b. The proposed amendment provides an improved guide to future growth and
development of the city.
The Commission finds that the proposed amendment provides an improved guide to future
growth and development of the city by correcting errors and clarifying ambiguities in the
existing document.
c. The proposed amendment is internally consistent with the Goals, Objectives and
Policies of the Comprehensive Plan.
The Commission fords that the proposed amendment is internally consistent with the Goals,
Objectives, and Policies of the Comprehensive Plan (See Section 6 above).
d. The proposed amendment is consistent with the Unified Development Code.
The Commission finds that the proposed amendment improves consistency with the Unified
Development Code by clarifying the relationship between the two documents. Staff will
ensure future developments are consistent with the Design Manual guidelines in accordance
with the Unified Development Code.
e. The amendment will be compatible with existing and planned surrounding land uses.
The proposed CPA text amendment is city wide and does not affect a specific site. However,
the Commission believes the Design Manual in conjunction with the Comprehensive plan
and the Unified Development Code provides the tools to ensure compatibility with the
surrounding land uses.
f. The proposed amendment will not burden existing and planned service capabilities.
The Commission fords that the proposed amendment will not burden existing and planned
service capabilities in this area of the city.
g. 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.
N/A
h. The proposed amendment is in the best interest of the City of Meridian.
The Commission finds that the proposed amendment corrects errors and clarifies
ambiguities in the existing document and is therefore in the best interest of the City.
Design Manual Text Amendment -CPA-09-006 PAGE 12