2016 09-01Meridian Planning and Zoning Commission Meeting Agenda – Thursday, September 01, 2016 Page 1 of 2
All materials presented at public meetings shall become property of the City of Meridian.
Anyone desiring accommodation for disabilities related to documents and/or hearing,
please contact the City Clerk’s Office at 888-4433 at least 48 hours prior to the public meeting.
City Council Chambers
33 E. Broadway Avenue, Meridian, Idaho
Thursday, September 01, 2016 at 6:00 p.m.
1. Roll-call Attendance
__X__ Patrick Oliver __X__ Rhonda McCarvel
__O__ Gregory Wilson ___X__Ryan Fitzgerald
___X___ Steven Yearsley - Chairman
2. Adoption of the Agenda Approved
3. Consent Agenda Approved
A. Approve Minutes of August 4, 2016 Planning and Zoning
Commission Meeting
B. Approve Minutes of August 18, 2016 Planning and Zoning
Commission Meeting Minutes
4. Action Items
A. Public Hearing Continued and Re-Noticed for September 1,
2016 for Laurels Townhouses (H-2016-0065) by Northside
Management Located at 2116 S Accolade Avenue Recommend
Approval to City Council – Scheduled for September 27, 2016
1. Request: Rezone of approximately 1.87 acres of land from
the TN-R zoning district to the R-15 zoning district
2. Request: Preliminary Plat Consisting of 20 Building Lots
and Eight (8) Common Lots on 1.38 Acres of Land in the TN -
R Zoning District
B. Public Hearing for Hill's Century Farm Commercial (H-2016-
0092) by Martin Hill Located 3625 E. Amity Road Recommend
Approval to City Council with Modifications – Scheduled for
September 27, 2016
MERIDIAN PLANNING AND ZONING
COMMISSION MEETING
AGENDA
Meridian Planning and Zoning Commission Meeting Agenda – Thursday, September 01, 2016 Page 2 of 2
All materials presented at public meetings shall become property of the City of Meridian.
Anyone desiring accommodation for disabilities related to documents and/or hearing,
please contact the City Clerk’s Office at 888-4433 at least 48 hours prior to the public meeting.
1. Request: Preliminary Plat Approval Consisting of Twenty
(20) Building Lots on 19.73 Acres of Land in a C -N Zoning
District
C. Public Hearing for Maddyn Village (H-2016-0075) by A Team
Land Consultants Located West Side of N. Meridian Road, South of
E. Ustick Road, North of W. Sedgewick Drive Recommend
Approval to City Council – Scheduled for September 27, 2016
1. Request: Annexation and Zoning of Approximately 10.398
Acres from the RUT Zoning District to the R-8 Zoning District
(Approximately 6.874 Acres) to the R-15 Zoning District
(Approximately 3.524 Acres)
2. Request: Preliminary Plat Approval Consisting of Twenty-
Nine (29) Single-Family Residential Lots, Ten (10) Multi-
Family Residential Lots and Five (5) Common Lots on
Approximately 10.398 Acres in the Proposed R -8 and R-15
Zoning Districts
3. Request: Conditional Use Permit for a Multi-Family
Development Consisting of Forty-Eight (48) Dwelling Units in
the Proposed R-15 Zoning Districts
D. Public Hearing for 2016 City of Meridian Comprehensive Plan
Map and Text Amendment (H-2016-0098) by City of Meridian
Recommend Approval to City Council – Scheduled for
September 27, 2016
1. Request: Amend the Future Land Use Map (FLUM) and
Text of the City of Meridian Comprehensive Plan as
Follows:
1) Update the Future Land Use Map (FLUM) So That it
Represents the Built Environment and Existing Land uses;
2) Update Various Text Through-Out the Document and the
Goals, Objectives and Action Items
Meeting adjourned at 8:26 p.m.
Meridian Planning and Zoning Meeting September 1, 2016
Meeting of the Meridian Planning and Zoning Commission of Septmber 1, 2016,
was called to order at 6:00 p.m. by Chairman Steven Yearsley.
Members Present: Chairman Steven Yearsley, Commissioner Patrick Oliver,
Commissioner Ryan Fitzgerald and Commissioner Rhonda McCarvel.
Members Absent: Commissioner Gregory Wilson.
Others Present: Michelle Hill, Andrea Poque, Sonya Waters, Bill Parsons, Josh
Beach and Dean Willis.
Item 1: Roll-Call Attendance:
Roll-call
______ Gregory Wilson __X__ Patrick Oliver
__X__ Rhonda McCarvel __X__ Ryan Fitzgerald
__X__ Steven Yearsley - Chairman
Yearsley: Good evening, ladies and gentlemen. At this time I'd like to call to
order the regularly scheduled meeting of the Meridian Planning and Zoning
Commission meeting for the hearing date of Thursday, September 1st, 2016, and
let's begin with roll call.
Item 2: Adoption of the Agenda
Yearsley: Thank you. Next item on the agenda is the adoption of the agenda.
We have no changes to the agenda, so I would entertain a motion to adopt the
agenda as presented.
McCarvel: So moved.
Fitzgerald: Second.
Yearsley: I have a motion and a second to adopt the agenda. All in favor say
aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. ONE ABSENT.
Item 3: Consent Agenda
A. Approve Minutes of August 4, 2016 Planning and Zoning
Commission Meeting
Meridian Planning & Zoning Commission
September 1, 2016
Page 2 of 44
B. Approve Minutes of August 18, 2016 Planning and
Zoning Commission Meeting Minutes
Yearsley: Next item on the agenda is the Consent Agenda and on that we have
to approve the minutes of the August 4th, 2016, Planning and Zoning
Commission meeting and to approve the minutes of the August 18th , 2016,
Planning and Zoning meeting. If there is no changes or comments to those, I
would entertain a motion to approve the Consent Agenda.
Fitzgerald: Mr. Chairman?
Yearsley: Commissioner Fitzgerald.
Fitzgerald: I would move that we approve the Consent Agenda as presented.
McCarvel: Second.
Yearsley: We have a motion and a second to approve the Consent Agenda. All
in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR YES. ONE ABSENT.
Yearsley: Before we move onto the next phase of this, I would like to explain the
hearing process. So, we are going -- on the agenda we are going to open each
item one at a time. We will start off with the staff report. The staff will present
their findings regarding how the -- the items adhere to our Comprehensive Plan
and Uniform Development Code with staff recommendations. The staff will have
their chance to present their recommendations. The applicant will have an
opportunity to come forward to present their case for approval of their application
and to respond to any of the staff's comments . The applicant will have up to 15
minutes to do so. After that we will open this up to the public testimony. There is
a sign-up sheet in the back for anybody wishing to testify. Any person wishing to
come forward will be allowed three minutes. If they are speaking for a larger
group, like an HOA or if there is a show of hands, they will be given up to ten
minutes. After the public has had a chance to testify, we will ask the applicant to
come back and have an opportunity to respond to the applicant's -- or the public
testimony and they will be given up to ten minutes to do so. At that point we will
close the public hearing and the Commission will have an opportunity to discuss
and deliberate and, hopefully, be able to make a recommendation to City
Council.
Item 4: Action Items
A. Public Hearing Continued and Re-Noticed for September
1, 2016 for Laurels Townhouses (H-2016-0065) by
Meridian Planning & Zoning Commission
September 1, 2016
Page 3 of 44
Northside Management Located at 2116 S Accolade
Avenue
1. Request: Rezone of approximately 1.87 acres of
land from the TN-R zoning district to the R-15
zoning district
2. Request: Preliminary Plat Consisting of 20
Building Lots and Eight (8) Common Lots on 1.38
Acres of Land in the TNR Zoning District
Yearsley: So, with that I would like to open the public hearing for continued and
re-noticed application from file number H-2016-0065 with Laurels Townhomes
and let's begin with the staff report.
Allen: Thank you, Chairman, Members of the Commission. The applications
before you are a request for a rezone, a preliminary plat, and a development
agreement modification. The last of which does not require Commission action.
This site consists of 1.38 acres of land. It's zoned TN&R and it's located at 2116
South Accolade Avenue, which is south of East Overland Road and west of
South Eagle Road. Adjacent land use and zoning. To the north is vacant land
zoned C-G. To the south are multi-family residential apartments, zoned R-15.
To the east is developed common lot -- undeveloped common lot, zoned TN-R
and multi-family residential apartments, zoned R-40. And to the west are also
multi-family residential apartments and vacant land, zoned R-15. This property
was annexed back in 2006 with an R-15 zoning district and a development
agreement was required as a provision of an annexation, along with the Kenai
Subdivision. A modification of the agreement was approved back in 2007, along
with a rezone for R-15 to TN-R and a new preliminary plat for Gramercy
Subdivision. The Comprehensive Plan future land use map designation for this
site is mixed-use regional. The applicant has submitted a request to City Council
for a modification to an existing development agreement to change the land use
and building elevations from live-work units to solely living units. A rezone is
1.87 acres of land is proposed from the TN-R to the R-15 zoning district,
consistent with the mixed-use regional future land use map designation. The
rezone will facilitate the development of 20 townhomes. A preliminary plat is also
proposed as shown that consists of 20 b uilding lots and seven common lots on
1.38 acres of land in the proposed R-15 zoning district. A north-south local street
is proposed along the east boundary of the site. You can see my pointer right
there. And a public alley is proposed off the local street for access to homes. A
north-south pedestrian pathway is proposed mid -block within the development
and conceptual sample building elevations for the townhomes were submitted as
shown on the right. The ones on the left are the live-work units that were
previously proposed that are being changed . All structures are required to
comply with the design standards listed in architectural standards manual.
Written testimony has been received by the applicant Scott Noriyuki, who is in
Meridian Planning & Zoning Commission
September 1, 2016
Page 4 of 44
agreement with the staff report. Staff is recommending approval with the
conditions in the report. Staff will stand for any questions.
Yearsley: Thank you. Are there any questions? With that would the applicant
like to come forward?
Noriyuki: Commission, Scott Noriyuki, Northside Management, 6810 Fairhill
Place, Boise, Idaho. Staff did a great job of explaining everything. We formally
agree with all conditions of approval and I will stand for any questions.
Yearsley: Are there any questions? No? Thank you.
Noriyuki: Thank you.
Yearsley: We will wait here to see if anybody has signed up. So, I do not have
anybody wishing to testify on this application. Is there anybody with -- that would
like to testify? With that I don't think we need to bring the applicant forward to
comment on his own comments, so at this time I would entertain a motion to
close the public hearing for file number H-2016-0065.
Fitzgerald: So moved, Mr. Chairman.
Oliver: Second.
Yearsley: I have a motion and a second to close the public hearing. All in favor
say aye. Opposed? Motion carried.
MOTION CARRIED: FOUR AYES. ONE ABSENT.
Yearsley: Any comments or thoughts?
McCarvel: Mr. Chairman?
Yearsley: Commissioner McCarvel.
McCarvel: I am in -- in favor of this. I think the thought for this kind of
development is good with all the different accesses out to the two major streets.
I think it fits nicely back in there.
Yearsley: Thank you.
Fitzgerald: Mr. Chairman?
Yearsley: Commissioner Fitzgerald.
Meridian Planning & Zoning Commission
September 1, 2016
Page 5 of 44
Fitzgerald: I agree. I think there is a ton of employment around that area. The
live-work is not necessary in this -- I think in this location just because of the
employment and commercial that's there, so I'm in agreement.
Yearsley: Thank you.
Oliver: Mr. Chairman?
Yearsley: Commissioner Oliver.
Oliver: I as well agree. I think it fits the area. It's a good design. It looks well
and it fits in the area.
Yearsley: I also, too, and I think it gives it a -- you know, there is some homes
there, there is a lot of apartments, so this kind of gives it a separate mix of
housing out in that area and so I think it works. I think it will look really nice. So,
I guess with that I would entertain a motion.
McCarvel: Mr. Chairman?
Yearsley: Commissioner McCarvel.
McCarvel: After considering all staff, applicant, and public testimony, I moved to
recommend approval of file number H-2016-0065 as presented in the staff report
for the hearing date of September 1, 2016, has presented.
Oliver: Second.
Yearsley: I have a motion and a second to approve file number H-2016-0065.
All in favor say aye. Opposed? Motion carries. Thank you.
MOTION CARRIED: FOUR AYES. ONE ABSENT.
B. Public Hearing for Hill's Century Farm Commercial (H-
2016- 0092) by Martin Hill Located 3625 E. Amity Road
1. Request: Preliminary Plat Approval Consisting of
Twenty (20) Building Lots on 19.73 Acres of Land
in a C-N Zoning District
Yearsley: Next item on the agenda is the public hearing for file number H-2016-
0092, Hill Century Farm Commercial, and let's begin with the staff report.
Allen: Thank you, Chairman, Commissioners. The next application is for a
preliminary plat. A development agreement modification is also proposed.
However, it does not require Commission action. This site consists of 19.73
Meridian Planning & Zoning Commission
September 1, 2016
Page 6 of 44
acres of land. It's zoned C-N and R-8 and located at 33625 East Amity Road at
the southwest corner of East Amity Road and South Howry Lane. Adjacent land
use and zoning. To the north is East Amity Road and agricultural land zoned
RUT in Ada County. To the south is a future city park, a YMCA, library and
elementary school, zoned C-N. To the east are rural residential agricultural
properties zoned RUT in Ada County. And to the west is agricultural property.
Future single family residential has been approved there, zoned R-8. A little
history on this property. An amendment to the future land use map was
approved last year to change the future land use map designation on his property
in the larger area from low density residential to mixed -use neighborhood. The
property was annexed with a C-N and R-8 zoning districts, with the requirement
of a development agreement. A property boundary adjustment record of survey
was later approved in 2015 and that was the map shown here on your left, the
current configuration of the property. The Comprehensive Plan future land use
designation is designated as mixed-use neighborhood. The applicant is
requesting a modification to the development agreement to include a detailed site
plan and modification of certain provisions of the agreement. Although that
application does not require Commission action, I am going to go ahead and run
through the applicant's request, just so that you're fully aware of everything that's
being requested. The existing development agreement included a conceptual
bubble plan for the mixed-use designated area that lists future possible uses and
no site details. For this reason the development agreement required a detailed
site plan to be submitted and approved prior to a plat application being submitted
and any development occurring be yond the school and YMCA, park site to
ensure development is consistent with the objectives and vision of the mixed-use
neighborhood designation. A detailed plan for the first phase of the development
is proposed as shown, which includes a medical clinic at the northeast corner of
the site, with an assisted living facility immediately to the west on two building
lots on six acres of land. Details are not shown for the 18 building lots
surrounding these lots on the remaining 13.7 acres of the commercial area. The
applicant anticipates that many of these lots will be consolidated as users are
determined in the future and has included a list of possible uses , all allowed uses
in the mixed-use neighborhood designation, and requests the development
agreement not be required to be modified again i n the future to include a more
detailed site plan as required in the development agreement. To insure the site
layout is consistent with that desired in mixed-use neighborhood designated
areas, staff does recommend the development agreement is still required to be
modified in the future to include a more detailed site plan for the remaining area ,
since none was ever submitted on this part. The applicant also proposes to
delete Development Group Provision 5.1, which states the maximum building
size should be limited to 20,000 square feet building footprint. Because the
provision states should, rather than shall, and is not necessarily a requirement,
but rather a recommendation, staff does not recommend deletion of this
provision. However, staff has included a modification to the provision for
clarification on that matter. Last, the applicant proposes a modification to
provision 5.1-I, to require annexation area to be so divided prior to issuance of
Meridian Planning & Zoning Commission
September 1, 2016
Page 7 of 44
any single family residential building permits, but would allow commercial
development to proceed with building permits that require subdivision of the
property prior to issuance of certificate of occupancy permits beyond those
required for the development of the school and the YMCA and the park site.
Because the development agreement requires detailed site plan approve through
modification to the agreement and because details haven't yet been provided for
the 13.7 acres of the commercial area, staff does not recommend modification of
this provision. However, staff is amenable to modifying the provision as follows:
The annexation area shall be subdivided prior to issuance of any building permits
beyond those required for the development of the school , YMCA, and park sight
as shown on the concept developmen t plan and the assisted living facility and
medical clinic shown on the detailed site plan approved with this application . So,
that is just a review of the development agreement modification. Next the
applicant's preliminary plat, it consists of 20 building lots and two common area
lots as shown on 19.73 acres of land in a C-N zoning district. The boundary of
the plat does not include all the area included in parcel as shown on the record of
survey. So, this is parcel two on the record of survey and their plat stops right
here at this red line here. This area right here shown in red is a 171 foot wide
strip of land zoned R-8 along the west boundary. It is not included. Because this
will create a remnant parcel that's not legal to build on , staff does recommend
that this area is included in the boundaries of the proposed plat. This area is to
be included in a preliminary plat in the future with rest of the residential property
to the west when it develops. It's the intent of the applicant, as you can see here
when this residential property here develops, to include that portion at that time.
However, not -- so that a remnant parcel isn't left staff is asking that it be cleared
within the boundary of this plat. It does not necessarily need to be final platted,
as long as the applicant gets around to filing it with this part that would be fine. A
driveway access is proposed via East Amity Road. You can see right here where
my pointer is at. And another driveway access is proposed via a South Hillsdale
Avenue, which is currently Howry Lane, but will be named Hillsdale in the future.
It will be a future collector street. A local street, South Tavistock Way, is also
proposed for access in this location here via Amity in the future and, then,
another local street Hill Park Street along the south boundary of the site is also
proposed to be at Hillsdale Avenue . Because the UDC requires access to be
provided via local streets when available, the proposed direct lot access via
Amity and Hillsdale will require Council approval of a waiver. A c ross-access
ingress-egress easement is required between lots in the proposed subdivision. A
25 foot wide landscape street buffer is required along Amity. A 20 foot wide
buffer is required along Hillsdale and a ten foot wide by buffer is required along
local streets, Tavistock and Hill Park Street. Conceptual building elevations were
submitted as shown for future retail office and professional service buildings on
the left and assisted living memory care facility as shown on the right. All
structures are required to comply with the design standards listed in the
architectural standards manual. Written testimony has been received from Mike
Wardle, the applicant's representative, in response to the staff report and I will let
the applicant go over his comments with you. Staff is recommending approval
Meridian Planning & Zoning Commission
September 1, 2016
Page 8 of 44
with the conditions with the request that a comment is added for the Parks
Department under Section 6 in Exhibit B of the staff report that the Parks
Department desires East Hill Park Street to have on-street parking on the south
side of the street adjacent to the city park. Staff will stand for any questions.
Yearsley: Are there any questions? I actually have a couple -- just a couple.
Are they proposing to -- and maybe I should ask this of Mike Wardle, but to do all
the frontage improvements first or are they just going to do in -- for those first two
lots; do you know?
Allen: Chairman, as a requirement of the subdivision plat all the street buffers
adjacent to streets are required to be in --
Yearsley: Okay.
Allen: -- as a subdivision improvement.
Yearsley: Okay. Thank you. Any other questions? With that would the
applicant like to come forward.
Wardle: Mr. Chairman, Commission Members, Mike Wardle, Brighton
Corporation, 12601 West Explorer Drive in Boise. Sonya, if you could pull up my
slide presentation, I'm going to -- there we go. Just a brief run through before I
discuss the conditions of approval that Sonya addressed. This first schematic is
the very, very simple bullet -- or bubble plat that was submitted with the original
annexation and zoning application. I did note that the final action taken by the
Council did slightly change the zoning at that point, so that black hatched line
delineates the R-8 and C-N zones. I'm not smart enough to run -- okay. Turning
around and looking to the south just for an update. This aerial photograph was
taken in April at the time when the Hillsdale Elementary School was under
construction, but, obviously, has been completed and is now being used for the
first time. Shortly -- well, within the next few months it's anticipated that the
YMCA complex immediately to the north that we are common joining with that
elementary school will begin construction. So, the red oval is the area that we
are discussing this evening within the C-N zone and, then, the yellowish gold
oval is the future R-8 zoned property that will be forthcoming in a few months. It
kind of specifically shows that same area. A little bit more definition in terms of a
boundary. I would just make a notation relative to the home -- Marty and Dixie
Harris home in the northeast portion of this slide that there is a specific condition
that I will refer to in a bit concerning that. Next slide, please. Now, putting the
concept together showing, again, the YMCA-Hillsdale Elementary School
complex and the Hill Park that the city would be constructing -- and I don't have a
date on that, but this complex would be coming together over the next few
months and year or so, so that -- that area will be richly benefited from public and
private facilities combined and, of course, it does show on -- the next slide gets a
little bit more specific to the items Sonya identified as our detailed plan at this
Meridian Planning & Zoning Commission
September 1, 2016
Page 9 of 44
point being the clinic at the northeast corner, the assisted living. The two arrows
show the points of access that the Council will be requested to waive to the
collector -- Hillsdale on the right, Amity, the arterial to the north, those two access
points have been approved by ACHD. They have not formally submitted their
staff report, but I believe they communicated that to staff and I actually forwarded
ACHD's concurrence e-mail some time ago. Another slide, please. This -- I just
wanted to show the juxtaposition of the school and YMCA and park facilities that
are directly south of Hill Park Street, the east-west street that basically serves to
front door both projects, the commercial to the north and these community
facilities to the south, and I believe -- okay. One other item -- and I'm going to
just let this one rest for a moment while I take you through the conditions,
because there is a specific request that I have proposed. I learned something a
little bit from Sonya's presentation. Apparently -- the item five, the DA
modification elements are really probably not something that -- well, you won't be
making any recommendation, so unless you have questions to the comments I
would just wait until we get to the City Council and just take you to page three of
the handout that was provided. I hope that you have that. Color coded to assist
in the sense that anything and really -- we are not asking for any changes. We
conclude with a few comments on some of those. The first point on page three
under the Planning Division site specific conditions of approval, refer back to the
slide that Sonya showed you where the red outlined portion to the rest that is
zoned R-8 -- there you go. We did not include it, because -- yes, we can include
it if we are required to do so, but it will not be final platted, it would just simply
show up on a -- on a map. But my concern is sometimes you get something on a
drawing it becomes part of a project that it doesn't really relate to and causes
confusion in future applications. So, from my perspective under condition 1.1.1,
items A and B and, then, the next condition down, Item A, all relate to that same
question and it's my belief that it does not change any of the issues by removing
that parcel or that portion of the parcel from the plat , because it is zoned R-8.
So, I have requested deletion of those particular items on page three. On page
four I'm going to retract my request to delete condition 1.2.4. That was kind of a
peak of frustration, because I had -- was not aware that the code had been
changed and there was now a new process that requires -- that there is a
process that we can deal with the irrigation laterals. We will deal with that at the
final plat stage of this action. So, we can just go ahead and assume that 1.2.4
stays, because, frankly, nobody has the ability at this point to waive or delete it.
It's a -- it's a requirement that we will deal with in due course. On page six -- and
that's why I wanted to go back, Sonya, if you would, to that last slide that I had up
that showed the water mains -- yes. There you go. Thank you. Condition 2.1.1
talks about, you know, the extension of the sewer and looped water around the --
I have added a word there -- looped water mains to provide service to the park,
YMCA, Hillsdale Elementary School, and Hills Century Farm Subdivision. All of
those water mains will be installed -- the solid lines will be installed and we will
end up with looping systems for not only this project, but also the Hill Century
Farm residential project to the south, the YMCA and school complex -- all of
those will be in a dual looped system. We will also extend -- because we will be
Meridian Planning & Zoning Commission
September 1, 2016
Page 10 of 44
constructing the new Hillsdale Avenue north from the YMCA site to Amity Road,
we will install a 12 inch main there. We are simply requesting that we not be
required to construct a 12 inch water main between those that form s a third loop,
because there will be a development on the north side of -- of Amity in the future
and at this point the school district owns that property for a high school . Whether
they build it or not I can't say, but they own it and they have done some planning
on that. It's our belief that that water main does not serve us or make any --
doesn't provide any additional security because of the dual looping that we have
as noted down into the Century Farm Subdivision back to Eagle Road. So, I'm
simply requesting that we delete the requirement along the frontage of Amity for
that 12 inch water main. Would appreciate your consideration of that. 2.2.3 was
a simple wording change. That's the thing that we have actually -- the City
Council has approved in two recent applications for us and that is that the
easements for all of these utilities need to be submitted, reviewed and approved
prior to signature of the final plat by the city engineer, not prior to development
plan approval, because that simply can delay the process unduly. So, it's a
simple language change that the City Council has already concurred with in the
past. Next page. Page seven. This is simply a statement -- because there are
some farm buildings and so forth that are on the property that we are simply
saying that existing structures within the bounds of the plat or right of way that
are required to be removed be -- do so, but some of those facilities lay to the
west in property that won't be developed until that R-8 goes in the future. So, we
just don't want to have to take out any structures before their time . 2.2.9. This is
simply an acknowledgement that commercial property is different from
residential. You can build more than one commercial structure on a lot and so
it's appropriate for residential to have everything including the plat recorded prior
to applying for building permits, but in this particular case, since you can
construct commercial on this parcel without the subdivision being completed, we
simply asking to change the word building to occupancy and, actually, this has
been done in a couple of earlier applications that we have brought forth through
the Council -- Commission and the Council. And, then, finally, in 2.2.11, it's an
issue that we have found interesting. I know staff has been very cooperative, but
we get to a point where homes are constructed, occupancy permits are
requested, but some of the landscape and fencing items that are common area
facilities have not yet been completed, so it's up to staff to determine whether or
not they would be able to -- be willing to grant an occupancy permit for a
residential structure if those things aren't done, but they are bonded for. They
had to be bonded for in order to secure -- you know, to sell that parcel for the lot.
So, we have added that language -- we actually did this with the City Council
about two weeks ago. Just to note that rather than have to do some negotiation
with staff, if the bonding is in place, which it must be, then, we believe that even if
the fencing and the common area improvements are not totally done, that there
is no reason not to issue the occupancy permit. The city is covered. There is no
liability. So, those are the only changes that I would propose, given the fact that
item five at the very beginning on pages one, two and into page three are
Meridian Planning & Zoning Commission
September 1, 2016
Page 11 of 44
development agreement considerations for the Council. I hope I haven't
confused, but I would be happy to answer questions to unconfuse if I did.
Yearsley: Thank you. Are there any questions?
Fitzgerald: Mr. Chairman?
Yearsley: Commissioner Fitzgerald.
Fitzgerald: Mr. Wardle, in regards to the remnant parcel, what's your plan for --
it's not in the original R-8 plat and if you don't want it in this plat, where do you
want it -- where do you want it to go or how do you want it to be handled in
planning? My concern is that it gets -- it's just out there and, then, there is -- it's
kind of a remnant parcel that we don't know how to deal with later on.
Wardle: We actually have concepts for three different types of residential,
because that parcel is R-8, it does have -- we have got concepts that we are
working on currently. It will be platted with that proposal. So, everything that's
coming up to this north-south street, Tavistock as it's called, that will incorporate
that parcel, that remnant. So, it will be a part of a preliminary plat that will be
coming to the Commission within a few months.
Fitzgerald: Thank you.
Wardle: I would just restate, Mr. Chairman, that it can be added to the
preliminary plat. It doesn't hurt necessarily, but it has the potential to confuse if
it's part of a preliminary plat versus being handled when it's taken up with the
zoned property consistent with it. So, that's the reason. Thank you.
Yearsley: Any other questions? I actually have a couple and some of this
maybe Sonya can help me with. The 2.2.3, didn't we go through this a couple of
weeks ago about -- another applicant asked for this same -- I believe very similar
comment and I'm not exactly sure -- I think at that time we didn't allow that and
I'm kind of curious to what staff is thinking on that.
Allen: Chairman, I don't recall.
Yearsley: It's been a while, so I --
Allen: Yeah. And, I'm sorry, but we -- we got the applicant's response this
afternoon and I was not able to catch up with the staff member that wrote these
conditions, so I really don't have a response --
Yearsley: Okay.
Meridian Planning & Zoning Commission
September 1, 2016
Page 12 of 44
Allen: -- to address those. I can, of course, make contact with him before
Council and get that squared away.
Yearsley: Okay. Well, I would I assume the same thing with 2.1.1, since that is a
Public Works comment, we would -- we would need Public Works to make that
decision or is that --
Allen: That's correct. Everything under section two.
Yearsley: Okay.
Parson: Mr. Chairman, if I may interject here.
Yearsley: Absolutely.
Parsons: Our department put together a committee called Development
Services Advisory Committee and the one question -- the one condition we can't
answer tonight is the looping of the water system. That's going to require
someone from Public Works to tell us if it would still work with that line not being
included, because when we accept an application we have them provide
AutoCAD drawings and our Public Works Department models the development
based off of the AutoCAD drawing that we got. So, if their AutoCAD drawing
show that line being as part of the development and we need to get AutoCAD
drawings that don't include that water line to see if they still have the fire flows
per our requirements. So, we can't handle that. As Sonya stated, those are
things that we have to answer before City Council and we are more than willing
to do that. The other condition, 2.2.3, if you could refresh my memory on that. Is
that in relation to getting building permits ahead of the platting?
Yearsley: Yes.
Parsons: Well, we had a de sec meeting yesterday and I was in that room with
Mr. Freckleton at that time and he has agreed to allow some of those things to
change, so --
Yearsley: Okay.
Parsons: -- Public Works is amenable to some of that happening prior to
signature on the plat and that was communicated to the de sec group yesterday
and representation from Brighton Corporation was at that table. So, I think,
again, we will follow up with Mr. Freckleton, but I think that's something staff
would be amenable to --
Yearsley: Okay.
Meridian Planning & Zoning Commission
September 1, 2016
Page 13 of 44
Parsons: -- and you have the power to make that recommendation that Council
support that or allow it to go forward as is and let Council make that change.
Yearsley: Okay.
Parsons: Now, the 2.1.11 -- refresh my memory on that one. Is that the building
permits?
Yearsley: That's to be bonded --
Parsons: Oh. And that's another clarification that we had at the de sec meeting.
So, our code gives the developer flexibility in getting occupancy permits for
commercial and residential developments. We don't give temporary occupancy
for single family homes, but we do give temporary occupancies to commercial
developments. So, again, this is something that we have had quite a bit of
discussion with the development community and we will look at that on a case -
by-case basis. They can get occupancy as long as there is bonding in place for
the amenities, the fencing, and, of course, the landscaping. So, we have the
ability to do that and so, again, I think we have that covered as well to address
the applicant's concerns. So, I can help you with the -- we can help you with a lot
of those, it's just that looping of the water system that we can't help you with this
evening.
Yearsley: Okay.
Wardle: Mr. Chairman, may I just add a comment?
Yearsley: Absolutely.
Wardle: Two items where the -- just the simple language additions that I noted
-- actually, the Council in recent approvals has already dealt with those and I
believe with the meeting that -- that we talked about yesterday, some of those
things are clean-up items that will be clarified. As to the water line, the actual
application we did submit the AutoCAD files. The plan does not show the water
line connection along Amity Road. It shows up to Amity on the east side and
from Amity south to the YMCA and across the south boundary of that commercial
site. So, I'm sure by City Council that there will be the modeling issue to note
whether there is the need or not.
Yearsley: Okay.
Wardle: So, I think we are fine. It's just -- it will come out in due course.
Yearsley: Okay. All right. That's good. Any other comments? So, my guess is
speak now forever hold your peace, to be honest with you, so -- thank you.
Meridian Planning & Zoning Commission
September 1, 2016
Page 14 of 44
Wardle: Thank you.
Yearsley: I do not have anybody signed up to testify on this application . Is there
anybody wanting to testify on this application? So, with that I would entertain a
motion to close the public hearing on file number H-2016-0092.
Fitzgerald: So moved, Mr. Chairman.
McCarvel: Second.
Yearsley: I have a motion and a second to close the public hearing on file
number H-2016-0092. All in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. ONE ABSENT.
Yearsley: We have a lot to go over. Any comments or questions?
Fitzgerald: Mr. Chairman?
Yearsley: Mr. Fitzgerald.
Fitzgerald: I'm excited -- everybody's excited for this area of the -- I think the
south is going to be very cool when it's all said and done. I think Brighton is
master planning it very well. I appreciate the staff's efforts. I'm a little bit
concerned about the remnant parcel being there, not being handled and being
left out there. And that's my only concern. I understand the points that have
been brought up and kind of how we can get the applicant a little bit of leeway. I
do understand that the city has some challenges when we have -- we leave
parcels that are not platted and hope they get platted later. That being said, I
also understand not having -- taking down buildings we don't need to right at this
second. So, that's my only concern. I like the project. I think it's going to be
great. I know what they are building in Paramount right now it's -- it's going to
look nice. It looks like this is very similar to this project. And so I think it's -- it's a
good project. Again, it will be very complementary to what's getting built to the
south. That's the one piece is just that parcel for me.
Yearsley: Thank you. I agree. I understand that they are talking about coming
in a couple of months to plat that piece, but my concern is there is a lot can
happen in a couple of months and I would hate to have that be left out there and,
then, kind of be a no man's land. So, I have a tendency to agree. With regards
to most -- most of the others, they -- they seem amenable. You know, the one I
think with the water line at this point I would recommend we leave it in until we
have comments from staff .
Fitzgerald: Agreed.
Meridian Planning & Zoning Commission
September 1, 2016
Page 15 of 44
Yearsley: And the Council can reflect upon that one, so -- so, I think it looks
good.
McCarvel: Mr. Chairman?
Yearsley: Commissioner McCarvel.
McCarvel: Yeah. I agree. I think we can okay off on 2.2.3, 2.2.9, 2.2.11. It
sounds like those are all issues that we have worked through and I think -- I'm in
agreement of 2.2.5 I think -- staying in there. I think -- I think that section should
be in there -- I mean just for bookkeeping and stuff.
Yearsley: Right.
McCarvel: And, then, 2.1.1 we can -- I think as long as they have got it ironed
out prior to Council, it makes sense. Okay. 1.1.1 was the R-8, though; right?
Yearsley: Yes.
McCarvel: So, 2.2.5 --
Yearsley: And that was the one that leaves the -- leaves the -- or the buildings
on the property, was 2.2.5?
McCarvel: Yeah.
Yearsley: Yeah. Okay. Any comments, Commissioner Oliver?
Oliver: Yeah, I do have just one comment. Is that -- considering that there is
going to be a lot more commercial put into the section, I think that the first two
pieces they are putting in are essential and I feel like having the medical care
right next to the senior -- is a -- is a good start for that corner and I think it will
work perfect to start as a stepping stone to other public works around the retail.
I agree also with all the comments that the other commissioners said about the
changes.
Yearsley: Okay. Well, this will be a big one. So, at this point I would be --
entertain a motion.
Fitzgerald: I'm going to leave it to the professor over here.
McCarvel: Okay. Well, let me --
Yearsley: And don't forget on the staff report it talks about the other
recommendation for the --
Meridian Planning & Zoning Commission
September 1, 2016
Page 16 of 44
Fitzgerald: Apartment complex?
McCarvel: Yeah. It's included with their recommendations. So -- okay. 2.2.5
with the extra buildings in there --
Yearsley: Well, what is underlined is what needs to be added.
McCarvel: Okay.
Yearsley: And at this point we have this document here, you can just -- my
thinking is we can just say we agree with --
McCarvel: The numbers?
Yearsley: Yeah.
McCarvel: Okay. So, yes on 2.2.5 I guess. Are you -- I guess are you okay with
that, staff?
Allen: I just -- excuse me. I just wanted to clarify something. If we are
concerned about the existing home being required to be torn down before they
are necessarily ready to do that, an option would be to have that platted in say
the last phase -- final platted and, then, that would remain until such time as that
-- that portion is final platted and, then, prior to signature it would need to be
removed. So, if the applicant does not include this in a final plat, but, rather,
would like to include it with the development to the west, require -- and hopefully
this makes sense what I'm trying to say. Per the staff report, if you require that
remnant parcel to be included in the preliminary plat at this time, it won't
necessarily require that that structure need s to be removed right away, just prior
to signature on the final plat in the phase in which it is located. The applicant did
not submit a phasing plan for this development, but that is -- that is something
that could happen.
Yearsley: So, what you're saying is -- is he can leave the buildings there without
having to modify 2.2.5. Is that what I'm hearing?
Allen: Yeah. Because it requires them to be removed prior to signature on the
final plat.
Yearsley: And so if it's just not part of the final plat, then, they can stay.
Allen: This is a preliminary plat that's before you, so it can certainly be phased.
Yearsley: Okay.
McCarvel: So, we don't need to include 2.2.5 in the motion.
Meridian Planning & Zoning Commission
September 1, 2016
Page 17 of 44
Yearsley: Okay. I like that. So, I guess the one question I did ask -- are you
okay with just saying yes to those conditions on the numbers, instead of having
to read everything out?
Allen: Like I said, I would feel more comfortable speaking with Public Works
before any -- agreeing with anything on Section 2. But, yes, numbers are fine on
the rest.
Yearsley: Okay.
McCarvel: All right. Mr. Chairman?
Yearsley: Commissioner McCarvel.
McCarvel: After considering all staff, applicant, and public testimony, I move to
recommend approval of file number H-2016-0092 as presented in the staff report
for the hearing of September 1st, 2016, with the following modifications: To
specifically include staff's recommendation as read earlier as part of the staff
report. To leave in Section 1.1.1 as recommended by staff. To move forward
with applicants request on 2.1.1 --
Yearsley: No, we talked about --
McCarvel: As long as -- after -- I'm sorry. After staff has had consult with Public
Works and the AutoCAD drawings are available for discussion prior to Council.
And to grant 2.2.3, 2.2.9, 2.2.11 as discussed.
Yearsley: And, then, also the staff recommendations for the parking.
McCarvel: Yes. I think I said that right at the beginning.
Yearsley: Okay.
McCarvel: Yes. To include the staff -- specific recommendation as read in with
conditions with the request that a comment -- let's see. Is added for the Parks
Department under Section 6 in Exhibit B of the staff report. That the Parks
Department desires East Parkhill Street to have on -street parking on the south
side of the street adjacent to the city park.
Yearsley: Okay.
Oliver: Second.
Yearsley: I have a motion and a second. Is there any discussion?
Meridian Planning & Zoning Commission
September 1, 2016
Page 18 of 44
Fitzgerald: Mr. Chairman, just to clarify. So, we are making recommendation on
2.1.1? I just want to make sure so I'm clear.
Yearsley: I guess that's your -- Commissioner McCarvel, your recommendation
on that? You said to include --
McCarvel: Recommendation to allow staff to work with Public Works prior to City
Council.
Fitzgerald: Got it.
Yearsley: Okay. All right.
Allen: And may I clarify? Excuse me. If Public Works is in agreement with the
requested changes are you stating that the Commission is in recommendation of
those?
McCarvel: Yes.
Allen: As requested by the applicant? Okay. Thank you.
Yearsley: All right. With that I have a motion and a second. All in favor say aye.
Opposed? Motion carries. Thank you.
MOTION CARRIES: FOUR AYES. ONE ABSENT.
C. Public Hearing for Maddyn Village (H-2016-0075) by A
Team Land Consultants Located West Side of N.
Meridian Road, South of E. Ustick Road, North of W.
Sedgewick Drive
1. Request: Annexation and Zoning of
Approximately 10.398 Acres from the RUT Zoning
District to the R-8 Zoning District (Approximately
6.874 Acres) to the R-15 Zoning District
(Approximately 3.524 Acres)
2. Request: Preliminary Plat Approval Consisting of
TwentyNine (29) Single-Family Residential Lots,
Ten (10) MultiFamily Residential Lots and Five (5)
Common Lots on Approximately 10.398 Acres in
the Proposed R-8 and R-15 Zoning Districts
3. Request: Conditional Use Permit for a Multi-
Family Development Consisting of Forty-Eight
(48) Dwelling Units in the Proposed R-15 Zoning
Meridian Planning & Zoning Commission
September 1, 2016
Page 19 of 44
Districts
Yearsley: All right. The one we have all been waiting for. Next on the agenda is
for file number H-2016-0075, Maddyn Village and let's begin with the staff report.
Beach: Good evening, Chair, Commissioners. As you said, this is an application
for Maddyn Village, an application for annexation and zoning, preliminary plat,
and for a conditional use permit. The site consists of approximately 10.4 acres of
land. It is currently zoned RUT, located at 2975 and 3001 North Meridian Road.
To the north we have Parkview Christian Church and Spring Creek Assisted
Living Facility, which are both zoned L-O. To the east we have North Meridian
Road and single-family residential property, zoned R-8 and R-4. To the south is
single family residential properties in the Salisbury Lane Subdivision, which is
zoned R-4 and to the west are single family residential properties in Parkway
Subdivision, also zoned R-4. There is a little history on this property. As I said,
it's currently zoned RUT in Ada County. They are applying for annexation, so
that's when the history would start at the City of Meridian. The Comprehensive
Plan future land use map designation for this parcel is medium density
residential. The applicant is proposing to develop this 10.4 acre site with 29
single-family residential lots, ten multi-family residential lots and five common
lots. The R-15 portion of the site consists of approximately 3.5 acres and will
have a gross density of 13.7 dwelling unit to the acre. So, the R-15 portion is the
portion here with the multi-family. So, this portion here -- it kind of wraps around
these existing homes that will remain as part of the subdivision, if you're following
my mouse here. So, this -- this portion here is all the R-15 multi-family portion.
The R-15 portion of the site consists of three and a half acres and will have a
gross density of 13.7 dwelling units to the acre. The R-8 portion of the site
consists of 6.9 acres and will have a gross density of 4.2 dwelling units to the
acre. The overall gross density within the proposed project is 7.4 dwelling units
to the acre, which falls within the density range for the medium density residential
land use designation, which is between three and eight dwelling units per acre.
The project is subject to specific use standards for multi-family developments as
set forth in the UDC. There are two -- as I said, there are two existing homes
and associated outbuildings on the site that are proposed to remain on Lot 16
and 31 of Block 1. All existing structures that are proposed remain with the
subdivision of the property must comply with the setback standards of the R-8
district or be removed prior to city engineer's signature on the final plat.
Additionally, staff recommends that the existing homes connect to city utilities
and terminate their access to North Meridian Road with the first phase of
development and since the existing home s will no longer have access to North
Meridian Road, the property owner will have to coordinate with the city's
addressing specialist to obtain a new street address for both of those homes.
There is an existing outbuilding on Lot 31, which is this lot here that would look
into the required street yard setback with the subdividing of the property. The
UDC restricts detached accessory dwellings from being located in this setback
and the applicant is requesting that the City Council allow the accessory building
Meridian Planning & Zoning Commission
September 1, 2016
Page 20 of 44
to remain on the property in its current location. Staff recommends that the
structure be removed with the development of the first phase, unless approved to
remain by Council. I just wanted to make sure you're aware of that. But it's not --
you can see the formal phasing plan. The applicant has indicated that the multi-
family portion of the site will be phase one and the single-family portion will be
phase two. As I said this, this portion here that I'm kind of outlining is -- is phase
one. Access is proposed for the site via one access to North Meridian Road for
the multi-family portion of the project and it will be an extension of an existing --
an existing driveway and the single-family portion will be provided from the
subdivision to the south, which is the Salisbury Lane Subdivision via a stub street
that currently exists to the property. ACHD has approved the connection to North
Meridian Road for this portion of the project and some correspondence there
from the highway district they have indicated that they are -- they are warning --
or in discussions with the applicant on the exact location of -- of that access and
maybe the applicant can address that a little bit further as part of his
presentation. So, having said that, Council will also have to approve the access
-- direct access to North Meridian Road. So, of Council does not approve the
access to North Meridian Road, the applicant will have to redesign the project so
that the multi-family portion would take access through what they are calling their
single-family portion in some way, shape or form. The applicant is proposing one
common driveway in the project. The common driveway should comply with the
standards listed in the UDC, unless limited by a significant geographic feature or
separated by a minimum of five foot wide landscape common -- common lot. All
properties taking access from -- that front the common drive are required to take
access. So, the proposed common drive is here, so these lots would have to
either provide a five foot landscape strip or take access from that common
driveway. A 25 foot wide street buffer is required along North Meridian Road,
which is considered an arterial street and it's required to be landscaped in accord
with the UDC, which requires a mixture of trees and shrubs. The buffer width
along North Meridian Road should be measured from the back of curb or the
ultimate curb location as determined by the Ada County Highway District. A
minimum of ten percent of qualified open space is required to be provided for this
development and based on the area of the preliminary plat, which is
approximately 10.4 acres, a minimum of 1.04 acres of qualified open space is
required to be provided as set forth in the UDC. The applicant is proposing that
approximately 1.59 acres or 15.3 percent qualified open space for the
development, which consists of half the street buffer along North Meridian Road
and an internal pathway that connects the multi-family portion of the site to the
single family portion. A micropath lot and internal common open space, which
appear to comply with the requirement. Based on the area of the preliminary
plat, city code requires that a minimum of one qualified amenity to be provided.
The applicant proposes to provide a bocce ball court, internal pathways, and
gazebo or plaza, a community garden and an internal grassy area, which is at
least 50 feet by 100 feet in the area in accord with the UDC. The applicant has
submitted some conceptual building elevations. This is the multi-family portion
and the rest is single family homes that we have included here. Building material
Meridian Planning & Zoning Commission
September 1, 2016
Page 21 of 44
consists of a mix of board and batten siding, horizontal and vertical lap siding,
stone veneer, corbels and architectural shingles. Staff believes the proposed
elevations comply with the architectural standards manual and the design
standards set forth in the UDC. Did receive written testimony from a neighbor
Ted Williams, as well as the applicant's representative Steve Arnold. With that
staff is recommending approval of the project and I will stand for any questions.
Yearsley: Thank you. Are there any questions?
Oliver: Mr. Chairman?
Yearsley: Commissioner Oliver.
Oliver: If I could just ask a quick questions, Josh, if I could. They are in the
midst right now of widening that intersection on Meridian and Ustick. Will that
impact that subdivision to where it will be one as well there or will that be closer
to Ustick to where they are widening that?
Beach: The staff report from the highway district has indicated that that is
already at it's -- it's already been constructed to where it needs to be, so they are
not asking for any additional right of way for this length. So, it shouldn't impact.
Oliver: Okay. Thank you.
Parsons: Mr. Chairman? Just for clarification on that. Additional right of way
isn't required, but with that rebuilding of the intersection it will extend past the
front of this property, so there will be some impacts to this -- to the frontage of
this property.
Oliver: That helps a lot. Thank you.
Yearsley: Thank you. Any other questions? With that would the applicant like to
come forward. Please state your name and address for the record.
Arnold: Chairman, Members of the Commission, for the record my name is
Steve Arnold. I'm with A-Team Land Consultants. 1785 Whisper Cove, Boise.
83709. I think staff did a great job covering overall. Let me see if I can't hit some
of the questions that came up, along with some of the visioning that we had
putting this project together. When you're dealing with two existing homes there
is several challenges that go into laying this out and I will get into that, but the
read off -- we did dedicate right of way and we have been working with the
highway district to the expansion of the roadway and the location of the driveway
we are currently working with the district. We may end up shifting it a little bit
south, but that's not going to impact the site layout whatsoever. And as I stated,
the right of way has been dedicated and the buffer and the whole sites been
designed around the expansion of the road way. Going to some of the buildings.
Meridian Planning & Zoning Commission
September 1, 2016
Page 22 of 44
These are -- on the multi-family -- you have seen these before. You have seen
me present these -- the pinwheel type design where each of the entrance -- each
side of the building has its own entrance where we don't have any one person
living above the other and we have strategically placed those south adjacent to
the residential portion. We had one four-plex building that's adjacent to a single
family to the south. Those are the majority of the styles of the buildings that we
are doing. The eight-plex building it's a little bit different. We have four down
and four above, but we have tried to model the same architectural styles that we
are doing on the four-plex units. So, that the nice thing about putting the other
four-plexes -- which is the pinwheel design south is they, blend very well with
single family and we put these adjacent to our single family homes there, too.
Single family buildings will be in the range of 1 ,500 up to probably 2,300 square
feet, which is very compatible with the adjacent uses. One thing to note here,
too, the developer of this project is also the homeowner of the five acres , which is
-- I will call it the Ida Sweet, her old home. So, they are planning to build there
and they are also the homeowner. He will be the builder of the multi-family,
along with the builder for the single-family. So, our developer in this case has got
quite a bit of interest in building a nice product. And as presented earlier tonight,
you can see that we are adding additional open space, additional amenities to
the project to help enhance and make this a nice subdivision . One of the
challenges that we face was we have got two fairly large homes that are up along
Meridian Road and we looked at doing office along Meridian Road, but the --
there is quite a bit of higher demand for the multi-family, so that was kind of the
natural dividing point that everything east of the single -family homes we were
going to do a separate product type, then, everything that was west of the single-
family homes and, then, tie in the single family homes to the new single family
home to the west, because that blended well with the neighborhood. We are
providing a pathway from this site to future connect to the church site north of us,
so we are constrained by the church there. We only had one stub straight into
this development, into the backside of this from the subdivision to the south.
There wasn't anything stubbed east -- or, excuse me, west -- from the west east
to us, so we are constrained with that six acres to just one access point. We did
look at also connecting the single -- the multi-family with a drive aisle going west
to the single family, but we understood that there was concerns with the
neighbors to the south and the perceived additional traffic that we would have on
that. Because we were able to work with the highway district and split the traffic
patterns, we took the multi-family east to Meridian and, then, combined all the
single-family west and south through the existing sub . Traffic volumes -- and to
give you an idea for the traffic on the road to the south, Cedric Drive, it's got
approximately 352 trips per day on it, you know, we are going to add
approximately 290. The threshold for these roads are between 1,000 and 2,000
vehicle trips per day. So, the additional traffic, although it's not welcomed, it is
well within ACHD's threshold and, as stated earlier, ACHD has reviewed this and
has approved the site plan. Some of the things that -- other thoughts that went
into our development. We located the park very central. We added the
community garden as one of the amenities. We are finding that those are often
Meridian Planning & Zoning Commission
September 1, 2016
Page 23 of 44
used and well utilized and also central we have the gazebo and bocce ball court
and all this is going to be shared between the multi-family and the single family
uses. One thing to note, too, is -- and we are asking that the shop remain and I
think staff has left that fairly open. The shop to the south to the house, it's an
outbuilding that is in the setback that needs to not be in, but we are -- we found it
difficult to try to lay this out any other way to make it fit and that's one of the
constraints that you get when you're laying out a subdivision with existing homes
on it, is making everything fit and work well and smoothly on it. There are going
to be two separate HOAs, one for the single-family and one for the multi-family
and as staff has suggested, we will -- but they are currently connected to --
existing homes are connected to city services, but I envision that we will have to
modify those connections to take the infrastructure , the sewer and water, to the
west. We have read through all of the staff conditions, the ACHD conditions, and
we are in compliance with all those. So, that being said, I will stand for any
questions.
Yearsley: Thank you. Are there any questions? No? Thank you. I have quite a
few people here signed up and this does go to the record. There is just enough
that -- I apologize, I don't want to slaughter your names, so I'm going to open it
up to anyone wishing to testify please raise your hand . This gentleman in the
front, he had his hand up first. Yes. You. If you want to come forward and
testify. And, please, state your name and address for the record.
Grossman: My name is Mike Grossman and I'm at 3056 Northwest 3rd Street,
Meridian, Idaho. And I will apologize first, because I have no legal background,
no government background, and this is new to me. So, if I stick my foot in my
mouth I apologize in advance. I would like to state that I would not even be here
tonight if it was not for the multi-family proposal. I'm in an R-4. Most people on
the west side of Meridian Road are R-4 and they want to take it to an R-15. So,
they want to go from a low density to a high density is my understanding. I would
also like to say -- and, once again, I'm not familiar with the procedure, so if I
overstep my bounds I apologize, but we have not had very much communication
with the developer. He has sent out a letter. We had a meeting at the builder's
house, which is where the outbuilding is occupied and I asked to have a plat map
at that time and said, no, that he would e-mail. So, several of us signed up for
that e-mail and to my knowledge, talking with some of my neighbors and myself,
that e-mail or no further communication had happened. So, when we got this
information just recently there has been changes from what the original proposal
was and that is basically to increase in both areas . Now, the single family was a
very small increase, but it was an increase and the multi-family is just outside the
box. When you take in consideration what someone has already brought up
about the highway, I don't know if any of you live over there , but they are pulling
houses out of there right now at the corner of Meridian and Ustick and that road
system -- I'm not sure how long it will take, but are going to change that from
Meridian Road clear to Cherry Lane. They are also going to increase from Ustick
to Linder. While some of that might alleviate the traffic, but at current time -- and
Meridian Planning & Zoning Commission
September 1, 2016
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I'm sorry I do not understand, I could not -- I read all 31 pages of this and I'm not
the best at reading. My wife is sitting back there nodding her head yes. But I
cannot see the completion date about -- with ACHD -- and I probably apologize, I
didn't do my due diligence -- I probably got three minutes, but I do have the head
of our household -- or homeowners association member here Trent Clemmons
and he is let me -- if it's all right with you, to continue on as representation of
Parkway Subdivision.
Yearsley: So, just for that deal, those people who were in Parkway Subdivision,
you are speaking on behalf of them and that they will not be allowed to testify
and if they are in agreement with that, then, we will let you have the seven more
minutes.
Grossman: Well, to my knowledge Trent is the only one here, so you can ask
him. He's the actual president.
Yearsley: Okay. So, we will give him -- he was in agreement and so we will give
him seven more minutes.
Grossman: So, to go through this -- and, once again, I reiterate that I would not
probably be standing in front of you had it not been for what I consider -- and
sorry for my poor verbiage, but somehow when I got into this process -- my wife
works for a commercial developer and she's just kind of shaking her head looking
at me, but it seems like to me -- and I'm not trying to be rude here, but it seems
like the developer is in the old days, because I'm an old-timer that when you went
to buy an automobile and you would go in and you would ask for a price and they
would come back with a, no, no and you go back and forth and back and forth.
So, I hope that's not what the developer is doing. You probably have not seen
that, but it seems like to me somewhat there is a bait and switch on some of the
information that we have been given as to where we are moving forward and I
will go through this real quick -- and I don't know -- I have tried -- do you want a
page number of where I'm referring to? Would that help? Or would you want me
just to go on or how would you like me to proceed real quick?
Yearsley: If you want to specify at least the -- the --
Grossman: The section?
Yearsley: The section number. Yeah.
Grossman: Okay.
Yearsley: Yeah.
Grossman: Okay. So, the first -- sorry. Okay.
Meridian Planning & Zoning Commission
September 1, 2016
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Yearsley: Go ahead.
Grossman: The first section number is 3.07 .02 and insured will provide safe
routes and access to schools, parks, and other communities. Under, once again,
the construction currently, if this is going to be approved soon, which I don't get, I
would like it to be tabled until the construction or a continuance no matter which
way the Council votes, but that is not a safe environment. There is a home --
and I think it's for -- I have not researched it, but it is on the left side by a horse
pasture and the home I think is for mentally challenged young people. The bus
stops there, which I don't care, but it becomes a real problem currently. Going
forward when they improve the lanes it's not -- there is sometimes 30 minutes to
get those poor kids off and get them to their hands -- the caretakers. Meantime,
people break the law, they are now passing and it could cause a dangerous
accident and I'm not sure that it hasn't. Section 3.07.02, once again, the
construction is horrible and the timing of this proposal is -- is not good, if I'm
reading this right. The car count survey that was stated in this goes clear back to
2014 and, as we all know, Meridian has drastically changed in that period. So, I
would propose a new car count before there is a decision made. On section I
believe 11-2A-2, I'm not quite sure -- and maybe this is why I was never a
mathematician, but I do not believe the spaces that they are stating for the multi-
complex, R-15 high density, is adequate. With a mathematician -- mathematical
where they came up with 96 spaces, but they are going to put in an extra five.
Now, that's allotting two cars per occupant of a multi, which is probably
something they have researched. But my question is to you, do these people
never have any company? Do they never have any teenage drivers? If you go
down a little bit farther on Meridian Road and you look at Aaron Valley and you
look at the private road any Saturday, Friday night, that road is packed with cars,
because there is not enough places for them to park in that complex, to the point
I think it jeopardizes and hinders emergency vehicles. I promise I'm trying to get
through this. I'm not sure why -- and I know some of my neighbors will be
against me on this, but I'm not sure why we are having just a pathway, instead of
an actual access for the single-families through the multi-complex, other than the
builder owning a home there, and Mr. Sweet my understanding was still there,
maybe somebody else is, with those two existing homes will basically have no
impact traffic wise. Absolutely none. So, my question is why is it for them to
propose to have no problems traffic wise an d, yet, for us as neighbors and
people across the street, people to the other subdivision, which is, to my
understanding if I read properly, which is an R-4 also, why should we have to
deal with that situation? And staff I believe recommended -- and, I'm sorry here,
I'm not seeing a reference. I think it's under 7.21. No. That's the square
footage. I apologize. It's a reference to the outbuilding existing. It seems
somewhat ironic that that belongs to a builder of one of the -- that's going to build
in that subdivision and I may be wrong on this, but if I read this correctly, the
single family will not be allowed to have exterior buildings, but yet that location
will be able to. And it's coming out of there from Mr. Sweet, whose plans have
changed. Anyway, I appreciate your time. I hope that we will take into that
Meridian Planning & Zoning Commission
September 1, 2016
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consideration and because of the multi-problems, I would ask you to either deny
or at the least have a continuance until the construction is addressed. I thank
you and have a good evening.
Yearsley: Thank you. Who wants to be next? The gentleman in the back.
Name and address, please, for the record.
Tucker: Hello. My name is Todd Tucker. Address 2857 North Fairglen Avenue
here in Meridian, Idaho. I would -- I guess full disclosure, I am a city planner for
Boise City, so I will just put that on the record, but I am in full support of this
project. The density -- the density is what this area needs. We are at a very
closest intersection of two arterial roadways. That's generally where we want to
see density is at -- on arterial roadways. We are also very close to a large
regional park. We are also very close to services where people need to -- to buy
things and so this is the perfect place to have a higher density . If you look at the
project overall, yes, they are asking for what's considered medium density
residential up -- up front and lower density towards the existing single-family
residential properties. The overall project there is only seven units per acre,
which I would not consider that to be even medium density. In Boise City we
would consider that to be low density, to have less than eight units per acre. So,
the density might actually -- could even be higher I think. As far as the design of
the buildings, they are great. As Mr. Arnold stated, we are seeing quite a bit of
these throughout the Treasure Valley. It's a great design. It puts windows on all
sides. It puts doors on all sides. And so we got a nice presence on the street
where you have got doors and windows and eyes on the street, which is very --
very good in the planning world. We like to see that. The single-family
residential is putting like yards to like yards. Mostly we have backyards matching
backyards and it's about a 1.5 to one ratio, which is very good as far as matching
those -- those yards and the density there. It's got good landscaping . It's got
great access. I think, you know, some of the concerns about traffic, local roads,
ACHD allows up to 2,000 vehicle trips and you're not even going to get to a
thousand, even with this development and with the widening of Meridian Road it
can accommodate that traffic. I am in support of the project for a little bit of a
selfish reason, I think with density comes transit and I'd like to see transit in this
area. Meridian doesn't have really good transit. Like I said, I live very close to
this. I work in Boise. I'd like to see a bus system. We are never going to get
transit out in this area unless we have higher density. Ustick Road is a great
road to support transit. This is a great project. Very close to Ustick Road where
if we get a lot of -- if we get more people in this area we are going to get a higher
likelihood of getting transit in this area and I think that's going to be a benefit not
only for Meridian, but for the valley as a whole. And so that will conclude my --
my comments, but just on the whole I would like to say that I support this project,
it has a lot of good planning concepts behind it, and I think the design is very well
laid out and I support this project. Thanks.
Meridian Planning & Zoning Commission
September 1, 2016
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Yearsley: Thank you. The gentleman in the back. You, with the bald head. I
would say that, because I'm getting there close to you as well, so --
Lewis: No offense taken. Thank you very much. My name is Jim Lewis and my
address for the record is 101 West Sedgewick Drive in Meridian. 83646. So, I
am in the Salisbury Lane Subdivision. I will try and keep my comments brief and
they are kind of more general. I have several concerns about this project.
Number one, obviously, it has been addressed in regard to the traffic on -- you
know, I live in the cul-de-sac that is very close to Meridian Road off Sedgewick
and, obviously, with increased traffic through there that is a concern with this stub
road coming through from the single family. I also do have concerns about this
overall project becoming more of a rental community. Salisbury Lane, while,
obviously, there is -- there are rental houses within the subdivision , there -- we
still have a large number of owner-occupied residences. I think if you look at the
size of the -- of the plots and, you know, it being so close to multi -- multi-
residential, I think that those are -- kind of lend themselves to being a rental type
community after a couple years. If you look at the subdivisions further south of
me, I think pretty much there are -- a considerable portion are owner-occupied,
which is -- you know, affects the character of the area, which we would like to
retain. So, that being said, kind of the second component is the two existing
houses on there. I think my one concern is whether the developer at some point
is going to come back and request a variance or to try and put additional
properties on that. It seems very -- kind of an odd mix of three different
components of housing here, so I have some concerns about what the future of
that may look like. And, then, in terms of the -- the multi-family residential, you
know, what a lot of communities are trying to do is develop what are so -called
lifestyle communities that are -- that appeal a lot to Millennials, which is,
obviously, an increasing demographic. You know, a lot of Millennial renters
statistically look for amenities, such as a swimming pool, such as athletic
facilities. This complex, on the other hand, offers a community garden, a
gazebo, and a bocce ball court, none of which are likely to be used in any sort of,
you know, extensive manner whatsoever. Let's be honest here, it's just to meet
the minimum requirements for open space and amenities, but it's not going to do
anything to encourage long-term renters or long-term individuals within this
complex. Finally, I think the big question mark is in regard to what happens on
Meridian Road, because this access road and, of course the, ACHD project, will
it be restriction to right turns only, because that is so close to the Ustick and
Meridian Road intersection? ACHD could very well come back and say that that
would be a right turn only, in which case those residents would, then, have
problem accessing areas north for the commercial districts or in terms of coming
back from any commute pattern. Thank you for your time.
Yearsley: Thank you. Who wants to be next? Please. Come forward. Name
and address for the record.
Meridian Planning & Zoning Commission
September 1, 2016
Page 28 of 44
Hitchcock: Clay Hitchcock. 93 West Sedgewick and some of the thunder has
already been taken out of some of my comments, but I'm going to jump on what
Jim just got through saying there and one of -- I'm going to start off -- one of the
first things that I'm going to say is I think the traffic study of 352 a day versus 290
-- I would challenge where those numbers came from. It just doesn't seem -- in
terms of today's world, it just seems like more than that to me . The other thing --
there has been a total lack of communication between the developer and the
residents around the area. The only thing I received and I feel real inadequate
doing here -- I had a little three-by-five card that came over from the city
planning, but it wasn't even this complete plan that I saw here. So, you know, I
had my magnifying glass and I was looking at it. I tried to navigate your website,
but I couldn't find the details there either. So, the t raffic that's going to be coming
down through -- through Sedgewick from the residential areas there, in terms of
the number of residential areas there versus how many are down on our street,
you know, I can see a significant increase in traffic going through there and there
has already been two points brought up about , you know, we are waiting what's
going on with the Meridian project versus now kind of integrating that into what
this project is going to do in terms of people turning out and turning right on
Meridian if they are going down to the freeway or, you know, trying to get on
Ustick, which I don't see any access to Ustick for these people that are here. So,
as far as doing this development for future transit projects, I think you got a little
ways to wait on something like that. Thank you.
Yearsley: Thank you. Anybody else? Please. Come forward. Name and
address for the record, please.
Carver: My name is John Carver. I live at 730 West Claire, which is at the end
of Sedgewick. Sedgewick is virtually one of two little roads that I can use to get
in. Indian Rocks and Sedgewick are the only way that I can get into where I --
which is called Vallencourt at the end of that. I have heard nothing from
anybody. Now, they may not think that I -- first of all, this is -- I mean it's a
stone's throw away from my house and , secondly, nobody bothered to tell us
what was going on. So, I heard about this tonight, so I'm unprepared. There is a
perfectly good park across the street, by the way. You don't need bocce balls
and you don't need gazebos. As was mentioned earlier, that's part of a
smokescreen. We have a lovely little gazebo in our neighborhood, too. I think I
have seen three people use it in nine years. They are not used. This thousand
cars that ACHD has come up with, how on earth did they come up with that kind
of a number? How do they determine that's safe? Has anybody stopped to think
about all the kids that live in that neighborhood ? There are any number of kids
that are on -- just on the edges of these cul-de-sacs these gentlemen were
talking about. I drive very, very slowly when I go down that street , because I
know there are kids and I know how kids act. The biggest problem I have with all
of this -- two of them. One is you cannot access this from Ustick. Why not?
That would take a lot of the pressure off of Sedgewick for starters. But they
might lose a lot doing that. And multi -- multi-families, are we talking low
Meridian Planning & Zoning Commission
September 1, 2016
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income? What are we talking about here? We just -- the term is 48 dwelling
units of what sort? And where is the money coming from? Is HUD involved in
this? Because I heard that HUD is cutting out of a whole lot of these programs
and if they do where is the money going to come from to finish those projects ?
And to have just one access. This is all directed to -- to make it easy on the folks
that live in those two houses now, as was mentioned earlier. They are giving up
nothing and they are making a ton of money doing this. They could take a road
and put it right between their houses and go right on back in. But, again, they
might lose a lot that they could sell. This is very convenient for them, but they
are not thinking of the rest of us and when I bought my house nine years ago,
about 20 minutes before the market fell apart, I paid a hell of a lot of money for
that house and I'm nowhere close to getting it back. You do this -- you allow this
to happen in its present form -- I don't mind houses back there, but this multi-
family stuff and only one ingress and egress -- what does the fire department say
about that by the way? I will stand for any questions.
Yearsley: Thank you.
Carver: Thank you for your time.
Yearsley: Anybody else? Name and address for the record, please.
Drouillard: Jeanette Drouillard of 166 West Sedgewick. Some of the things I'm
going to say have already been said. The first concern is the multiplexes out on
Meridian Road. Originally we were told at the first meeting they would be four,
not eight, which seems to be overstated. Our next concern is how many parking
places per unit are there going to be ? How many guest parking? How many
extra cars per unit? Sometimes there is three or four cars per unit. So, where
are all these people going to park? They can't park on Meridian Road. Are they
going to come over and park along -- into Sedgewick? That is a big concern of
ours. And, then, also I was told that -- I don't know how soon this will happen,
but that they will be coming onto Meridian Road, but they will have to turn right,
they will not be able to go left, excuse me, and so those people that really want to
go left will probably turn into Sedgewick, go into our first cul-de-sac, turn around,
go back out and go left. That is a real concern, because we are already
overloaded on Sedgewick. On Sedgewick we have 40 houses. We have a
subdivision behind us, which is Salisbury -- what's it called? Yes. And there are
60 homes back there. They use Sedgewick and they have an alternative to use
Indian Rock, which I have talked to many people that live in that subdivision , they
do not like to go out Indian Rock, because they have four dips in the road to slow
them down. It is a higher profile of cars lined up on the street and so I would say
out of the 60 houses probably 40 to 45 use Sedgewick to get to Meridian Road.
Our road, other than the third party or, you know, company, doesn't have a lot of
cars on the road and we do have a speeding problem down Sedgewick. We
have the 60 homes behind us, the 40 in our subdivision, and now they are going
to add 29 houses coming out of this new subdivision , so that is 60 cars a day
Meridian Planning & Zoning Commission
September 1, 2016
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more just on Sedgewick and our other concern is why is -- is there only one
outlet for that subdivision? All of those homes are going to have to come out on
one road and it just seems like the impact is going to be tremendous on
Sedgewick and just trying to get out on Meridian Road, even if it is four lanes, it is
going to be a tremendous impact on the people. There is houses, there is -- you
know, living in the subdivision all the UPS and all
these --
Yearsley: Your time is up. If you could wrap it up, please, I would appreciate it.
Drouillard: Okay. Thank you.
Yearsley: Thank you. Anybody else that would like to testify? Please come
forward.
Simunich: I am Joe Simunich and I live it 2715 Venable Avenue. I have lived in
that area for 47 years and most of these subdivision projects there is no address
made to the irrigation. It's just left to the developer to do what he wants. So, I
don't know -- there is some pipe there along -- in the front of this subdivision
there is a lateral that goes south, the lateral goes north and there is also a
measuring weir and I don't know if this is going to be reconstructed by the
developer or Ada County Highway District when Meridian Road widens there
from Ustick south. Can you -- can someone answer that for me?
Yearsley: When we have the applicant come back after everyone's talk ed I will
have him answer that question, because at this point I can't answer that question,
so we will have him answer that question for you when he comes back up.
Simunich: I just want to reiterate that these -- some of these developers do what
they want. For instance, about two years ago at 9:00 o'clock Nampa- Meridian
Irrigation called me and said there is water coming out behind a lot on Indian
Rocks Street, 150 inches of water, nobody knows where it's coming from,
because Nampa-Meridian has no control on the laterals and the developer that
did Indian Rocks did not close off the pipe. Somebody figured they needed to
irrigate, they closed off a box and the water came out behind Indian Rock Street.
So, it's important that we take a look at irrigation in the subdivisions. Thank you
very much.
Yearsley: Thank you. Is there anybody else that would like to testify? Please.
Thomas: Good evening. My name is Nick Thomas. I reside at 2975 North
Meridian Road. The second house in question. And I appreciate the time you
have given us all to come here tonight. I -- I would like to appreciate those that
have commented so far. They are passionate and that's great. I want to live in
this house for a long time and I want people that are passionate about where
they live surrounded by me. And I realize this isn't a perfect project. Nothing's
Meridian Planning & Zoning Commission
September 1, 2016
Page 31 of 44
perfect. It's what the developer has put together with what was left. This could
become a strip mall, it could become all kinds of things. I appreciate that it's a
place for me to live with my wife and kids and we can enjoy the neighborhood
together and I like what's planned. I appreciate the concern of the traffic. I drive
up and down Meridian Road every day. Imagine right now how it is to get access
on without -- with just a private driveway. With ACHD helping out and with the
requirements here, it's going to be great for the community. I only have one
request, because I am the second in question with the detached garage, I'd like
to keep it -- I'd like to have a variance for it. My wife and kids and I would love to
get a boat someday and park it in the garage. If I tear it down I spend the money
building another garage and never buy the boat. So, that's selfish on my part.
But I appreciate your time. Thank you.
Yearsley: Thank you. Into the microphone. No. No. We have got to get it on
record, so -- sorry. Name and address for the record, please.
Brown: Wayne Brown. 2858 Springwater. And I did mark, no, I didn't want to
speak, but --
Yearsley: No, you're more than welcome to speak.
Brown: However, I heard some things tonight that kind of disturbed me. So, I
will make it very brief. Everybody talks about Sedgewick. Well, I live on Spring
Water. There are four houses on Spring Water and the total impact is going to
come right out past by my house. We have lived there since 2002 and did I know
that there was a stub street when I bought there? Yes, I did. Did I think that I
would be impacted like this development? No, I did not. However, I think when it
comes down to economics, as this gentleman said, my house is going to be
worth about half, because nobody wants to buy it, because there is 97 cars going
by my house every day. Thank you.
Yearsley: Thank you. Please.
Enzler: Good evening. My name's Kyle Enzler. I'm at 3001 North Meridian
Road. So, I'm the big, bad developer, builder, but I'm also the homeowner and a
little bit of background. We actually searched out this project, because as a
builder we build custom homes and we don't build spec homes, we don't build
production homes. Everybody we build for is a friend or somebody that's
personally referred and we have a lot people coming to us -- in this particular
area there is not a second home -- there is Corey Barton and there is older
homes, but there is not a second home option. So, there are -- a lot of our
friends are moving out to Bainbridge and Paramount and Eagle and other places
and they were looking for a community and a product that was nice that they
could stay in the area, they could stay by the park, and we were part of that, my
wife and I, we have three kids. So, obviously, in planning this we -- all of the
comments that were made tonight I appreciate. Obviously, as a father we have
Meridian Planning & Zoning Commission
September 1, 2016
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the same concerns, thinking about traffic and kids and our little kids on bikes and
everything else and we went into this with that in mind of how could we plan a
really nice community that we could live in and I was thinking back when I was
14, I -- one of my first jobs was a development my father did years ago and I -- I
was out there shoveling dirt and what I liked about it was it was a mixed -use
project, it had multi-family, it had nice residential homes and as I got older one of
my first jobs I could actually afford the -- to live on that site. I actually moved into
one of the apartments. So, these apartments that we are building, as talked
about, they are a pinwheel design, which if you know about the construction of
them, they cost more money to build. There is a lot more cost that goes into it.
There is granite in there. Our price point for our rents are higher. We are trying
to attract people that want to stay the re. Say with the homes, you know, they are
-- in fact, we -- where we had our community meeting we invited everybody to
our house, because that's the kind of community we are trying to create. So, we
are super excited about this -- this project, to be able to use the existing houses,
which were built in the '90s, they are not tearer downer houses, they are -- they
are houses that, you know, are worth keeping and -- and I feel like staff has done
a great job in recommending how we can meet the requirements -- as you can
see the extra open space that we did, the extra amenities we did were because
we care about living here on site in this project and so I appreciate your time.
Thank you.
Yearsley: Thank you. Anybody else? Please. Name and address for the
record, please.
Steiger: My name is Janice Steiger and I own a home at 2881 North Spring
Water. That just borders the -- what we have here and the only thing that I want
to say about it is everybody has said a lot of stuff. I am opposed to it. I just think
it's -- a development of that size needs to have more accesses out of what they
are developing, instead of going through other neighborhoods and everywhere
else. They need to have access off of Ustick. Meridian Road where they are
coming -- where the multi-family is going to be coming out is a two lane right
now. I know that they are going to expand that to a four-lane. I'm not sure when.
I know it's on the plan. But at the very least should it not wait until it is four lane,
so all that traffic can have somewhere to come out on. This is really close to
Ustick and you can't get in and out of there and if you bring all that development -
- wait until there is the infrastructure to support the traffic and don't go through
everybody else's subdivision, make more accesses to Ustick or Meridian Road
and wait for infrastructure to support it.
Yearsley: Thank you. Anybody else? Thank you. Would the applicant like to
come forward?
Arnold: Mr. Chairman, Members of the Commission, for the record again, Steve
Arnold, A-Team Land Consultants. I will try to address as quickly as I can the
majority of the concerns. Again, the number one that came up that I hear
Meridian Planning & Zoning Commission
September 1, 2016
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repeatedly is the traffic and the traffic generation number that I got, that's from
ACHD, the 2010 traffic count. I did send that to staff and show that comes
directly off of their information, the 352 trips per day on Sedgewood Drive, and,
again, we are adding 290. The traffic counts you essentially assume ten trips per
household. We have got 27 new, but we are adding the two existing homes, so
that's how I come up with the 290. The site is constrained. There was only one
stub street provided into it -- into the back portion and we have got development
that occurred west of the site with no stub to us and we got development that is --
that has occurred north of us without a connection . My fear is if -- and we didn't
connect the multi-family to the single-family for a planning purpose. We were
trying to keep, you know, the two separate uses -- the traffic separated and not
increase potential additional traffic onto Sedgewick Drive, because we knew
there was a concern there with the traffic. We did however -- and as a staff
recommendation and we agreed with it -- we -- we did provide pedestrian
connectivity to the north. So, we do have a pedestrian pathway that will get
future pedestrians to the -- to the church or to the playing fields there and/or
north to the -- to the park site and so there was a lot of thought that went into how
this site was laid out, how we can best make the uses compatible and try to keep
like uses next to like uses with the single family and the existing and, then, then,
multi-family out closer to the arterial, as stated earlier tonight, you know, in hopes
that we can have eventually density that would support transit in the future.
There has been several comments about the changes in the plan, they are a bait
and switch that's occurred. If anything has occurred we have gone down with --
working with staff on the density that we originally proposed. We have lost multi -
family units and we have lost single family units and I apologize for anyone that I
had -- did not e-mail the site plans to. I do have my e-mail on all the notifications
and the public -- the neighborhood request. I have replied to everyone that -- you
know, that responds to me. I have done this enough -- you guys have seen me
here enough that I'm not going to bury my head and not reply to neighborhood
concerns, so I apologize to any neighborhood that -- or neighbor that we did not
get information to. Another issue came up about irrigation and you wanted me to
address that. Our intent is -- when we develop this -- any pipes we -- any
irrigation canals we pipe to and through. There has been an issue that I believe
Mr. Simunich brought up about some flooding that had occurred. This property,
because of the subdivision to the west of us, was -- they did not account for the
tail water of our two five acres irrigating. So, there has been a problem with
these two existing five acres when they irrigate there is flooding going on. Well,
as a part of our development when we develop this site, we are going to provide
pressure irrigation and all of that will be cleared up with -- with our development.
So, there has been an irrigation issue out there that will be cleaned up as we
develop. The driveway that's being proposed -- we have been working with
ACHD and that's going to be a full access, so left-in, left-out, right-in, right-out.
And, again, we wanted to keep traffic separated just for the concerns that we are
hearing tonight. So, I think I have addressed the majority of the issues. If I have
missed any I would certainly stand for questions.
Meridian Planning & Zoning Commission
September 1, 2016
Page 34 of 44
Yearsley: So, a couple of them was -- is this going to be a HUD home -- dealing
with any HUD or urban -- a HUD project or is it not?
Arnold: Mr. Chairman, these rents are going to be anywhere in that 975 to 1,000
plus. This is not a planned low-income subsidized housing. These are -- these
are high end units. You can't put these types of -- you can't afford to build these
type of units without getting the rent back and the intent is -- just as you heard
talk about tonight is to get the high rents and to keep qualified people into the
subdivision, so -- into the multi-family. And as it relates to the value of the single
family homes, you know, we definitely see those as being in the mid 250s to 300,
whereas that will actually help the comps for the residential neighborhood around
us. So, they will increase with value. I don't see any issue with anyone losing
value because of our subdivision.
Yearsley: I know you mentioned it earlier, but the parking spots, per code how
much is required and how much are you providing?
Arnold: Mr. Chairman, two per unit, which would be 96. Parking -- I have a hard
time saying this in front of a Boise city person, although he's gone. In Boise city
we drop down to 1.24 or 1.5 and that's a problem. I mean I have had issues. But
we have also -- where we can keep it two units of parking, it's plenty adequate
and we are providing -- we have got 48 units. We are required to do 96. We are
providing 101.
Yearsley: Okay. And, then, the other one was talking about a transition from R-
4 to R-15. Can you kind of talk to that just a little bit? I think it was specifically to
the -- to the west of your property.
Arnold: I believe the R-4 is to the south of us. So, our lots -- the R-4 to the west
and R-4 to the south, we are putting the R-8, which we believe, you know,
between the R-4 and, then, the office north of us, is the natural planning
progression of densities as you get closer to the arterials. So, our R-4 -- or,
excuse me, our R-8 is in the back adjacent to the other residential densities and
we are putting the R-15, the higher density, up near Meridian Road and the
arterial. So, we are creating kind of a natural barrier with the existing homes and
the density adjacent to the arterial and, then, lessening the density as you come
closer to the existing single family homes.
Yearsley: Okay. And that's -- that's exactly what I wanted to make sure that we
understood. Any other questions?
Fitzgerald: Mr. Chairman?
Yearsley: Commissioner Fitzgerald.
Meridian Planning & Zoning Commission
September 1, 2016
Page 35 of 44
Fitzgerald: Steve, the two eight-plexes are the ones to the north of the existing
home and, then, the ones like to the east of the existing -- of the other existing
home?
Arnold: That's correct. They are away from the -- those are -- I know that they
are going to be similar architectural styles. We have combined them. Instead of
doing two four-plexes to try to increase areas of parking that we were doing.
Originally we had four-plexes, but we were coming -- we figured it would make
for a nicer product type getting more different buildings in there to do a true
mixed use type of development.
Fitzgerald: Okay. Thank you.
Arnold: And place those away from existing single family.
Yearsley: Thank you. Any other comments or questions?
McCarvel: Mr. Chairman?
Yearsley: Commissioner McCarvel.
McCarvel: Could you speak to -- I know we had one person testify and I saw it in
the staff report, the concern on fire equipment and stuff getting into that loop and
the one access in there. Have you had comments from the fire department on
that?
Arnold: Mr. Chairman, Commissioner McCarvel, yes, we have had -- we had a
pre-application meeting with fire. Because this is a loop road it was adequate
and, then, also with our -- our access out onto Meridian Road. The alternative, if
it was a problem, we would have pushed a connection between the single family
and the multi-family, but that was not a concern by fire.
Oliver: Mr. Chairman?
Yearsley: Commissioner Oliver.
Oliver: I have just one question on -- looking at the homes facing Meridian
Street, you have this upper, but are there also going to be fenced around those -
- each of those multiplex family or will that just be open?
Arnold: Mr. Chairman, Commissioner Oliver, no, the -- most of the fencing -- we
do have some screening for the mechanical units and, then, there is a little bit of
fencing for the individual open space for them, but it's -- it's on their back patio,
essentially, is partially fenced off. But the idea is have it open to landscaping and
open along the -- there will be fencing on the perimeter of the subdivision,
though.
Meridian Planning & Zoning Commission
September 1, 2016
Page 36 of 44
Oliver: Thank you.
Yearsley: So, there was some -- some comment -- sorry, were you done?
Oliver: Yes.
Yearsley: There was some comment about adding -- basically putting a road in
between the two homes and go out to Meridian, but if you did that you would still
have to tie into the stub street off of Sedgewick, is that not correct?
Arnold: That is -- Mr. Chairman, that is very correct.
Yearsley: Okay.
Arnold: When I worked at the highway district, we came up with that sign that,
you know, this road is going to be extended in the future regardless of -- you
know, I mean the whole idea of getting the stub is to have multiple in and outs
and it's too bad that we didn't get one from the west and, then, to the north -- I
guess there has been -- I didn't address that, but there was questions about why
we are not getting a road going north and one of the problems was -- if you -- you
have got the intersection of Ustick and Meridian Road. Even if we could, if there
wasn't a development north of us, the offset of that intersection doesn't meet
ACHD's requirements. So, you know, I would assume that's why, you know, we
are not doing a public street, we are doing a pedestrian pathway, is to have those
interconnected that way.
Yearsley: Okay.
Oliver: Mr. Chairman?
Yearsley: Yes.
Oliver: So, in relation to the pathway going north, that pathway connects to what
outside of your property lines? Because there is a -- yeah, there is the church,
but there is also the retirement --
Beach: Mr. Chair, if you look at the -- the aerial for that, the assisted living facility
is here on the hard corner and, then, the church picks up this portion here. What
you can't see in this aerial photograph is the church has since expanded
significantly from this and they have added significant portion of additional
parking on the site, so, essentially, will connect to the church. There is not a
whole lot of additional open space to recreate in that area, but that could
potentially get folks closer to the intersection and up to the park.
Meridian Planning & Zoning Commission
September 1, 2016
Page 37 of 44
Oliver: So, basically, what it just does, it connects to the church where they have
a pavement and they can walk up to the park from there. Okay. Thank you.
Yearsley: Thank you. Any other questions? Thank you. With no more
questions, I would entertain a motion to close the public hearing on file number
H-2016-0075.
Fitzgerald: So moved, Mr. Chairman.
McCarvel: Second.
Yearsley: I have a motion and a second to close the public hearing. All in favor
say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. ONE ABSENT.
Yearsley: Comments or thoughts?
Fitzgerald: Mr. Chairman?
Yearsley: Commission Fitzgerald.
Fitzgerald: This one is hard for me. I -- and I'm a -- and you all know that I like a
mixed use -- mixed density projects. I think you do have a step up between
residential homes, multi-family, and, then, you have a community -- or I mean an
assisted living facility to the north. I think that's good. For some reason this just
feels odd to me, though. I don't know if it's the layout or something. I'm not sure
what it is, but something is not -- I don't know. I'm not -- I haven't totally made up
my mind about where I'm headed. This just feels like we may have packed too
much stuff into the -- onto the road or something is not -- I don't know.
Something is not sitting well or perfect with me. I'm not sure if it's the eight-
plexes or the stuff that's right up against Sedgewick to their south. If it would
have been just on Meridian Road I think I would have been fine, but I think -- I
don't know. It seems that we are maximizing the multi-family too much.
Yearsley: One thing, if you look at those four-plexes along the south, if you look
adjacent to that it's actually a common area --
Fitzgerald: Exactly. That's -- agreed.
Yearsley: So, it does not -- it does -- I think it only backs up to maybe one or --
Fitzgerald: One house right there.
Yearsley: Yeah. So --
Meridian Planning & Zoning Commission
September 1, 2016
Page 38 of 44
Fitzgerald: And that's actually what -- pulled up an aerial so I could see that,
but --
Yearsley: Yeah. Any other comments?
Oliver: Mr. Chairman?
Yearsley: Commissioner Oliver.
Oliver: I, too, have some mixed feelings about this development . I do know that
it's good to have mixed use and I know that any way we look at it that area is
going to be filled in with something and -- and I don't know which is the lesser of
two evils, to go one way or the other, but I think that if you look at this it does
have some mixed use, which makes it nice and it is good access. What I worry
about is putting anymore load on Meridian Road. But as far as the way it's set
out, going out on to Sedgewick, it looks like that's about the only alternative we
have and as far as the apartments, I think that's going to work out okay. So,
viewing everything and knowing that something is going to hap pen, I think I
would have to go with it.
Yearsley: Thank you.
McCarvel: Mr. Chairman?
Yearsley: Commissioner McCarvel.
McCarvel: Yeah. I have the same kind of odd feeling about this as everybody
else. I think it -- it just -- it feels like it's got this little racetrack going around in
there, but I would be -- obviously, it's just going to be homeowners in there using
it, so, hopefully, you know, they pay attention and don't use it -- don't go around
the corners real fast. But, yeah, it just seems kind of oddly disconnected,
separated -- I'm not sure.
Yearsley: You know -- and I have a tendency to agree with you, but I like the
way that they did it, that they are -- because my -- one of my biggest fears -- if
you would have connected the two streets together is you would have had more
of the apartments trying to get out through Sedgewick. So, by doing that -- I like
the fact that they are trying to limit the amount of people exiting into another
subdivision. Unfortunately, they were kind of dealt a poor hand with development
to the north and not a stub street to the -- to the west. You know, barring having
to buy a couple of lots and adding an extra street, which, you know -- so, I kind of
like the fact that they did that. It helps to minimize traffic there. I like the fact that
they tried to put their commercial -- or their apartments to the front and tried to
minimize impact to the adjacent subdivisions to the south. So, is it the best
situation? It's probably not, but I do think it's a -- it's a good compromise I guess
is what it -- and I understand -- I'm sorry, we can't have comments. And I
Meridian Planning & Zoning Commission
September 1, 2016
Page 39 of 44
understand -- yeah. It is tough to have growth happening in your backyard. But
the developer does have -- you know, as long as he is meeting the development
-- an opportunity to develop it how he would like it, I think it works. I think it's
minimal invasive to the adjacent subdivisions. Like I said, he could probably
have done worse. It's hard to say.
Fitzgerald: Yeah. Mr. Chairman, I think -- and I agree with exactly what you just
said. I do think that the developer did a great job of trying to minimize traffic
going into Sedgewick and that, so I do -- I give them a lot of credit for that. And I
-- I mean it does help that the builder, developer is going to live there and I
appreciate them bringing R-8 up against their own house, which is interesting.
So, I mean at least they are putting themselves in the situation everybody else is
in as well. I think my only comment was -- I mean somebody is going to develop
there and it could be denser than it is right now overall. They could request that
under the current -- the future land use map, so I think it -- could it be improved?
Possibly. But I understand where you're going.
Yearsley: And I think the change, you know, between what they have seen and
-- and how it ended up being today, working with staff, making comments and
recommendations to try to help minimize those impacts, I think was a lot of the
reason for the change.
Fitzgerald: And, Josh, in the future could we -- if we have something similar to
this, can we see lot lines for the neighborhood around it, if the applicant doesn't
provide it, so we can see what this -- what an R-4 -- or what the multi-family is up
against, just so we can see it in the future. That would be helpful.
McCarvel: Mr. Chairman?
Yearsley: Commissioner McCarvel.
McCarvel: Yeah. I mean my overall comment was just -- comment as far as on
the overall design. I think they did a -- I do think they did a great job of trying to
push most of the traffic from this directly out onto Meridian. Yeah. I t would have
been ideal to have some sort of road to the north, but, obviously, they didn't get
that and I think the density -- you know, your -- in the staff report we are actually
looking at a gross density of 4.2. Even though it's an R -8, it's spread out -- I
mean you have got the R-8 and the R-15, but the R-8 portion I think they said it's
a gross density of 4.2 over there, so it -- it is a good transition of what should be
expected there I think.
Yearsley: Yeah. I agree. The one comment -- and I apologize to the
homeowner -- the one shed that they are asking to keep, I don't know if I like that,
having a shed in front of their house adjacent to the street. I know that's against
city code and so I would recommend that it be removed.
Meridian Planning & Zoning Commission
September 1, 2016
Page 40 of 44
Oliver: Mr. Chairman?
Yearsley: Commissioner Oliver.
Oliver: I also agree, because I was just sitting here thinking about it, that if they
are in an HOA and the HOA say none of those allowed in the subdivision, that's
not very fair when you look at somebody else, just because they were there, you
get a variance to include that, so if you're going to be fair to everybody you have
to play by the rules and I think that shed needs to come down.
Yearsley: Yeah.
McCarvel: Yeah. Mr. Chairman, I agree. I think if it was placed anywhere else,
but it's right out there in the front where everybody has got to look at it and -- I
agree it will probably have to go.
Oliver: Sorry about the boat.
Yearsley: So, with that, if there is no more discussion or comments I would
entertain a motion.
Oliver: Mr. Chairman?
Yearsley: Commissioner Oliver.
Oliver: I haven't been here for a while.
Yearsley: I know.
Oliver: After considering all staff, applicant, and public testimony, I move to
recommend approval to the City Council of file number H-2016-0075 as
presented in the staff report for the hearing date of September 1, 2016. Do I
need to put the modifications in the --
Yearsley: No. It's already in the staff report, so --
Oliver: Okay.
McCarvel: Second.
Yearsley: I have a motion and a second to approve file number H-2016-0075.
All in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. ONE ABSENT.
Meridian Planning & Zoning Commission
September 1, 2016
Page 41 of 44
Yearsley: If you guys wouldn't mind permitting me, I would like to take a quick
break if you would. So, we will stand for a quick recess.
(Recess: 8:11 p.m. to 8:17 p.m.)
D. Public Hearing for 2016 City of Meridian Comprehensive
Plan Map and Text Amendment (H-2016-0098) by City of
Meridian
1. Request: Amend the Future Land Use Map (FLUM)
and Text of the City of Meridian Comprehensive
Plan as Follows:
1) Update the Future Land Use Map (FLUM) So
That it Represents the Built Environment
and Existing Land uses;
2) Update Various Text Through-Out the
Document and the Goals, Objectives and
Action Items
Yearsley: All right. We would like to get started again. Next item on the agenda
is the public hearing for H-2016-0098 for the Meridian Comprehensive Plan map
and text amendment and let's begin with staff.
McClure: Members of the Commission, thanks for having me here tonight. I'm
before you to discuss a number of proposed changes to the city's
Comprehensive Plan and to the future land use map. A little history. The
previous Comprehensive Plan was reformatted to be fresh and adopted on April
19th, 2011. Since that time staff has yearly reviews of the policy statements
within the Comprehensive Plan of the goals, objectives and action items and
several of those reviews have results in a number of text amendments to the
Comprehensive Plan. This is the first city-initiated map amendment since the
2012 south Meridian update. All of the map amendments since this time have
been entirely development driven. Broadly speaking, this Comp Plan application
includes three types of changes, all of which staff considers to mostly be clean
up. The first set of changes goes to the text of the Comprehensive Plan. Most of
these are minor updates, names, references, or to inform of current efforts. The
second half of the changes are to the policy statements in the Comprehensive
Plan, the goals, objectives, and action items. Aga in, they are considered to be
mostly clean up or status updates. Lastly, staff has proposed a number of future
land use map changes. Some of these are rather significant, at least in times of -
- at least in terms of the area of the map. All these, again , are still considered to
be cleanups. For example, a number of school and park sites have been
changed to a civil land use where previously -- currently they have a commercial
or a residential designation. The reason behind this is that all of the older school
Meridian Planning & Zoning Commission
September 1, 2016
Page 42 of 44
and park sites have the specific land use, so this is a consistency change. One
of the reasons this is important is for land use analysis . I'm not planning to go
through all the changes. There is a lot. So, I will stand for questions at the end if
you have any specific ones. But I will go through a number of examples for each
of the three categories I just mentioned. This slide shows a few proposed
changes to the text of the Comprehensive Plan. Green underlined text
represents new text. Red strike through text represents deleted text. The first
here is just to show that the city has adopted a strategic plan since the
Comprehensive Plan was adopted and it's important, so we are going to add it to
the Comprehensive Plan. I should also note that the strategic plan has also been
added to Chapter 7, which is the section that deals with all the adopted by
reference documents. The second item here is just to show what a lot of these
revisions are and that's minor. In this case we are changing Meridian School
District and Joint Unified School District No. 2 to West Ada School District and
this occurs in a number of locations. This slide shows a few proposed changes
to the policy statements in the Comprehensive Plan. Again, the first item here is
just a name change. We adopted the architectural standards manual at last year
or early this year and the previous one was called the design manual. The
second related item is just to show how we modified an existing guideline to take
in what the original guidelines -- the design manual guidelines described. When
we were for Planning and Zoning Commission and the City Council for the
adoption of the architectural standards manual, we told you about a number of
site changes that were going to have to be removed, because they weren't an
application and some of those will be making their way into the Comprehensive
Plan or into the UDC. I think this is the only example where we are actually
picking up from the old design manual and put it in the Comprehensive Plan.
The third item here is just another example of the cleanup. And the fourth is just
to show that in some cases it is not actually a change in the guidelines, it's just a
change that we are responsible for and in this case the city cultural -- arts and
cultural person is in the Finance Department and the baton is being passed from
the Mayor's office to Finance. This slide shows a few of the land use changes.
Red outlined areas are -- have been the Comprehensive Plan and in all areas
where this has occurred this is because the county has removed this from our
area of city impact or because of an adjacent area next to that has been removed
and it's not hard to service. Green highlighted areas again are kind of the same.
They are where the county has added to the area of city impact and where we
are at adding a land use that didn't previously have one. In these cases where
this has occurred we are just -- the adjacent land use is just being in this new
area, so there is nothing weird or significant going on. Where changes to the
existing future land use, again, this is kind of mostly where we had schools
before, there was a few other areas where we have had office that were
developed in a PUD and it had a residential designation, so -- and all of these
cases were just changing the land use to match what is built and what was
envisioned to remain there indefinitely. A number of other future elements have
changed, so we have the school sites and fire stations and t hings like that.
Those are currently identified with halos. Where those occur before and now,
Meridian Planning & Zoning Commission
September 1, 2016
Page 43 of 44
anywhere in that square mile we could have a park site or potentially fire station,
something like that. The map has been updated to show that's no longer a
possibility, so we can't actually put a park there anymore or can't put a fire station
there anymore in a few locations where the parks and the fire department have
identified needs. We have also added a State Highway 16 . That's a future
addition to the map. We already have a number of other future roadways, so we
are just showing the future Highway 16 extension on there now as well. Tonight
city staff are requesting a recommendation of approval to Council for both the
text and the map amendments. Next is a public hearing before City Council for
approval and, lastly, next year we are planning to do again our annual review of
the policy statement and, then, we will als o be looking to update the existing
conditions report, which is an addendum to the Comprehensive Plan, which in
learning it is very out of date. With that I'm happy to answer any specific
questions you have, anything I have glossed over or didn't touch on, I will answer
you if I can.
Yearsley: Are there any questions? No? You look perplexed, Commissioner
Fitzgerald, so I wasn't sure if there is something -- okay. You know, I think it
looks very good. I think it cleans up a lot of stuff and I think the changes to the
map I think look really good. So, you did a great job, so -- I guess if there are no
questions, I would entertain a motion to recommend approval of these text and
map changes to the City Council.
McCarvel: Mr. Chairman?
Yearsley: Commissioner McCarvel.
McCarvel: After careful consideration of the testimony put before us, I
recommend approval of the change to the map.
Yearsley: And plan.
McCarvel: And plan.
Fitzgerald: Second.
Yearsley: I have a motion and a second to recommend approval of the changes
of the Comprehensive Plan and text -- a map and text amendment. All in favor
say aye. Opposed? Motion carries:
MOTION CARRIED: FOUR AYES. ONE ABSENT.
Yearsley: One last motion.
Oliver: Mr. Chairman?
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Water Main Condition 2.1.1
7
8
Q U E S T I O N S
City of Meridian CoMprehensive plan
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City of Meridian CoMprehensive plan
Adopted April 19, 2011
resolution no. 11-784
Prepared by:
City of Meridian
Planning Division
33 E Broadway Suite 102
Meridian, Idaho 83642
Phone 208.884.5533
Fax 209.888.6854
Amended
November 19, 2013 – Resolution No. 13-963
September 9, 2014 – Resolution No. 14-1011 and 14-1012
Month Day, 2016 - Resolution No. 16-XXXX
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iCity of Meridian Comprehensive Plan
Acknowledgements
Mayor and City CounCil
Tammy de Weerd, Mayor
Brad Hoaglun
Charlie Rountree
David Zaremba
Keith Bird
planning and Zoning CoMMission
Tom O’Brien
Joe Marshall
Steven Yearsley
Scott Freeman
Michael Rohm
ii City of Meridian Comprehensive Plan
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iii
Table of Contents
City of Meridian Comprehensive Plan
table of Contents
Chapter 1 – Introduction ...............................................................................................................................1
Plan Purpose and Scope ..........................................................................................................................................................1
Nature of the Plan......................................................................................................................................................................2
Plan History and Preparation ..................................................................................................................................................3
Plan Vision ....................................................................................................................................................................................4
Plan Structure .............................................................................................................................................................................4
Using this Document .................................................................................................................................................................5
Chapter 2 – Community Character ............................................................................................................7
Community Design ....................................................................................................................................................................7
Quality of Life and Livability ....................................................................................................................................................7
Healthy Initiatives ....................................................................................................................................................................10
Chapter 2 – Goals, Objectives, & Action Items ................................................................................................................13
Chapter 3 – Strategic Growth ....................................................................................................................17
Area of City Impact ................................................................................................................................................................18
The Future Land Use Map .....................................................................................................................................................20
Residential .........................................................................................................................................................................................20
Commercial .......................................................................................................................................................................................21
Office .................................................................................................................................................................................................22
Industrial ............................................................................................................................................................................................22
Old Town .............................................................................................................................................................................................22
Mixed Use Designations ................................................................................................................................................................22
Ten Mile Interchange Specific Area ............................................................................................................................................34
Civic .....................................................................................................................................................................................................34
Parks ...................................................................................................................................................................................................34
Schools ................................................................................................................................................................................................35
Fire Stations.......................................................................................................................................................................................35
Entryway Corridors..........................................................................................................................................................................35
Future Planning and Referral Area ..............................................................................................................................................35
Transit Stations and Transit Friendly Development .................................................................................................................35
Symbols ..............................................................................................................................................................................................36
Housing ....................................................................................................................................................................................36
Transportation ........................................................................................................................................................................36
Transportation and Land Use Integration ................................................................................................................................37
Blueprint for Good Growth ............................................................................................................................................................37
Communities in Motion (CIM) .....................................................................................................................................................38
Alternative Transportation ..............................................................................................................................................................38
Downtown Transportation Network ............................................................................................................................................39
State Facilities ...................................................................................................................................................................................41
Supplemental Network Improvements ......................................................................................................................................41
Utilities and Infrastructure ...................................................................................................................................................42
Water Service ...................................................................................................................................................................................42
Sewer Collection ...............................................................................................................................................................................42
Sewage Treatment ...........................................................................................................................................................................43
Garbage and Recycling ..................................................................................................................................................................43
Irrigation .............................................................................................................................................................................................44
Power ..................................................................................................................................................................................................44
Natural Gas .......................................................................................................................................................................................44
Communications ..............................................................................................................................................................................44
Future Acquisitions Map ........................................................................................................................................................44
Chapter 3 – Goals, Objectives, & Action Items ................................................................................................................45
Chapter 4 – Economic Excellence .............................................................................................................57
Economic Development .......................................................................................................................................................57
iv
Table of Contents
City of Meridian Comprehensive Plan
Business Enterprise Areas / Specific Area Plans ......................................................................................................................58
Chamber of Commerce .................................................................................................................................................................60
Chapter 4 – Goals, Objectives, & Action Items ................................................................................................................61
Chapter 5 – Stewardship .............................................................................................................................65
Natural Resources ..................................................................................................................................................................65
Water ................................................................................................................................................................................................65
Soil and Vegetation...........................................................................................................................................................................65
Air Quality ..........................................................................................................................................................................................66
Energy .................................................................................................................................................................................................66
Sustainability .............................................................................................................................................................................66
Green Building ..................................................................................................................................................................................67
Recycling and Hazardous Waste .................................................................................................................................................67
Hazardous Areas......................................................................................................................................................................67
Special Areas and Historic Resources ................................................................................................................................68
Chapter 5 – Goals, Objectives, & Action Items ................................................................................................................69
Chapter 6 – Public Services .......................................................................................................................77
Community, Social and Government Services ..................................................................................................................77
Education ...................................................................................................................................................................................77
Public Schools ...................................................................................................................................................................................77
Continuing Education ......................................................................................................................................................................78
Emergency Services ................................................................................................................................................................78
Police ...................................................................................................................................................................................................78
Fire and Ambulance ........................................................................................................................................................................79
Parks and Recreation..............................................................................................................................................................79
Arts and Entertainment .........................................................................................................................................................80
Libraries .....................................................................................................................................................................................80
Organizational Excellence .....................................................................................................................................................80
City Hall .............................................................................................................................................................................................80
Community Development Block Grant ......................................................................................................................................81
Property Rights ........................................................................................................................................................................82
Chapter 6 – Goals, Objectives, & Action Items ................................................................................................................83
Chapter 7 – Implementation ......................................................................................................................87
Making the Plan Reality ..........................................................................................................................................................87
Alignment with Other Plans and Resources .............................................................................................................................87
Next Steps .........................................................................................................................................................................................88
Chapter 7 – Goals, Objectives, & Action Items ................................................................................................................89
Glossary Terms ...........................................................................................................................................A-1
Acronyms and Abbreviations ....................................................................................................................B-1
Regulatory Takings Checklist ....................................................................................................................C-1
Future Land Use Map ................................................................................................................................D-1
Legend ..........................................................................................................................................................E-1
v
Table of Contents
City of Meridian Comprehensive Plan
list of tables
Table 3-1. Community Choices Forecasts ...................................................................................................................................18
Table 3-2. Future Land Uses within the City of Meridian Area of City Impact ..................................................................19
list of figures
Figure 3-1. Mixed Use Neighborhood Concept Diagram ........................................................................................................25
Figure 3-2. Mixed Use Neighborhood Center Concept Diagram .........................................................................................26
Figure 3-3. Mixed Use Community Concept Diagram .............................................................................................................27
Figure 3-4. Mixed Use Neighborhood Center Concept Diagram .........................................................................................29
Figure 3-5. Mixed Use Regional Concept Diagram ...................................................................................................................30
Figure 3-6. Mixed Use Non-Residential Concept Diagram .....................................................................................................32
Figure 3-7. Adopted Pathway Network Map ...............................................................................................................................40
Figure 4-1. Business Enterprise Areas ...........................................................................................................................................59
vi City of Meridian Comprehensive Plan
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City of Meridian Comprehensive Plan
1
1
Chapter
Chapter 1 – Introduction
Meridian, Idaho is located in the southwestern part of the state, just west of the
State’s capitol city, Boise (Figure I-1). Meridian is one of six cities in Ada County,
Idaho. City limits encompass approximately 33 square miles, and the Area of City
Impact contains 60 square miles. There are over 70,000 residents in Meridian,
making it the third largest city in Idaho. To preserve some of the small town
character and charm, while looking to progress as a community, the City enacts
this Comprehensive Plan.
Plan Purpose and Scope
The purpose of the City of Meridian’s Comprehensive Plan is to integrate the
concerns and expressions of the community into a document that guides the
City on how to grow and develop. The plan uses maps, tables and narrative to
Figure 1-1. MeriDiAN ViCiNiTY MAP
Chapter
2
1
City of Meridian Comprehensive Plan
describe the City, provide a vision of a desired future, and recommend specific
measures to reach that future.
The required components of a comprehensive plan specified in the Idaho
Code include private property rights; population; economic development; land
use; natural resources; hazardous areas; public services, facilities, and utilities;
transportation; recreation; special areas or sites; housing; community design;
implementation; national interest electric transmission corridors, and any other
component which may be necessary.
One of the primary uses of the Comprehensive Plan is to provide direction for
land use regulations, including zoning, as well as other implementation actions.
Idaho Code § 67-6511 requires that:
“The zoning districts shall be in accordance with the adopted plans.”
All legislative requirements, specifically the Idaho Local Land Use Planning Act,
are addressed in the plan. Idaho Code § 67-6508 (the Local Land Use Planning
Act) provides for a planning process as follows:
“Prepare, implement, and review and update a comprehensive plan,
hereafter referred to as the plan. The plan shall include all land within
the jurisdiction of the governing board. The plan shall consider previous
and existing conditions, trends, desirable goals and objectives, or
desirable future situations for each planning component. The plan with
maps, charts, and reports shall be based on the following components
unless the plan specifies reasons why a particular component is
unneeded.”
The plan is intended to work in concert with the City’s ordinances and specific
area plans. It is based not only on the concerns and expressions of the community,
but upon the Existing Conditions Report that is adopted concurrently as an
addendum to this plan. The Existing Conditions Report includes background
information and analysis about the built and natural environment in Meridian
today (2010), trends, and a strategic plan for the future. Together, the Existing
Conditions Report and the Comprehensive Plan address all of the elements
required in the Local Land Use Planning Act of Idaho.
This plan applies to all geographic areas within Meridian’s jurisdiction, including
its surrounding Area of City Impact. Plan goals, objectives, and action items are
designed to address a 10- to 15-year period, although some of the elements and
action items address a longer timeframe.
Nature of the Plan
The Meridian Comprehensive Plan is an official policy guide for decisions
concerning the physical development of the community. The Plan establishes goals,
objectives and action items to implement the City’s policies regarding growth.
The Plan works in concert with City Code and other planning-related documents
like the City’s Strategic Plan, the City’s Sewer and Water Master Plans, the Parks
and Recreation Master Plan, and Capital Improvement Plans. It is also used in
“...integrate the con-
cerns and expressions
of the community
into a document that
guides the City on
how to grow and de-
velop.”
City of Meridian Comprehensive Plan
1
3
Chapter
conjunction with each City department’s strategic plan and action plan. The Plan
is not a set of standards or a means to enforce City Code. Instead, it indicates,
in a general way, how the community should develop.
Citizens, developers, the Planning and Zoning Commission, as well as the City
Council and other groups, are all involved in shaping community development
and have a primary responsibility to coordinate and direct the overall pattern
of development activities within the community. The City Council, with
recommendation from the Planning and Zoning Commission, make development
decisions concerning annexation, rezoning, and subdivision developments at
public hearings, as well as conditional use permits, variances, and planned unit
developments. Due to their responsibilities, it is necessary for the City to implement
technical guidelines and adopt policies which will provide the framework for
resolving questions relating to appropriateness of proposed physical development
and whether they add to the quality of life to Meridian citizens and are in the best
interest of the City. The City also needs to establish long-range implementation
items for coordinated, unified development of public improvement projects.
Plan History and Preparation
Meridian’s first Comprehensive Plan was adopted in 1978. That first plan was
developed to meet the requirements of the newly enacted1975 Land Use
Planning Act of the State of Idaho, Title 67, Chapter 65. During the summer
of 1993, citizens representing neighborhood groups, developers, real estate
professionals, and public agencies participated in a Comprehensive Plan update
process; a modernized City of Meridian Comprehensive Plan was adopted on
December 21, 1993. In August 1998, the Meridian City Council adopted the
Meridian Vision Statement. By June 1999, the process of developing Meridian’s
2002 Comprehensive Plan had begun, with eventual adoption by the City Council
on August 6, 2002.
A significant amount of time has elapsed and growth occurred, since the 2002
version of the Comprehensive Plan. To ensure that the document remains relevant
and to make it more useable, today’s City leaders recognize that a significant
overhaul is needed. Many goals, objectives, and actions outlined in the 2002 plan
remain. However, some changes to the plan are in order as some of the items have
already been performed, objectives met, or are no longer desired. Additionally,
new initiatives like sustainability and a City Arts Commission have commenced
since 2002 and need to be addressed in the Comprehensive Plan.
Throughout the comprehensive planning process, citizens affirmed that the
goals, objectives, and action items contained in this plan are based on seven key
community values:
1. Manage growth to achieve high-quality development.
2. Enhance Meridian’s quality of life for all current and future residents.
3. New growth should finance public service expansion.
4. Prevent school overcrowding and enhance education services.
“A man who does
not think and plan
long ahead will find
trouble right at his
door.” -Confucius”
Chapter
4
1
City of Meridian Comprehensive Plan
5. Expand commercial and industrial development.
6. Improve transportation.
7. Protect Meridian’s self-identity.
These important community values were expressed originally in the 1993
Comprehensive Plan and again reaffirmed during the 2002 planning process.
These values continue to drive the policies contained in this 2010 update to the
Meridian Comprehensive Plan.
City staff used survey information, workshops, steering committees, town hall
meetings, and social media sites as public involvement tools to help steer the 2010
update to the City’s Comprehensive Plan. Community input solicited throughout
the planning process helps ensure community support for the updated goals,
objectives and action items that are created or updated as part of that involvement.
For the 2010 version of the Comprehensive Plan, appropriate carry-over goals,
objectives and action items were included from the 1993 and 2002 versions of
the Plan, and new policy statements were composed from various stakeholders,
sub-committees and general public input.
The goal is to make the Comprehensive Plan a better resource that the general
public, developers and decision makers can all help implement making Meridian
a premier place to live, work and raise a family.
Plan Vision
The Plan establishes a future vision and course of action based on the issues and
concerns of the community. The vision adopted by the leaders of our premier city
is to promote a safe and vibrant community by implementing the principles and
policies of the Comprehensive Plan. The Mayor and Council provide effective and
responsible leadership, positive staff development, maximize available resources,
and improve connectivity to our community. As a caring City we are committed
to fiscal responsibility, public involvement, strategic partnerships and economic
vitality. To that end, the City has established five City-wide strategic focus areas
where City departments work together to guide growth, create jobs and a
sustainable economic base, provide services, and be good stewards of the public
trust, with trained staff that are committed to the City’s core values.
Plan Structure
The Comprehensive Plan is structured around the community’s vision as well as
the City’s Focus Areas and Initiatives. A brief explanation about each topic then
follows, explaining the underlying need addressing each element. At the end of
each chapter is a list of the goals, objectives and action items best represented in
the chapter. Included in the table listing the goals, objectives and specific action
items is a column that assigns a responsible lead (e.g. City department) to each
action item (element). Finally, Glossary Terms, Acronyms and Abbreviations,
a Regulatory Takings Checklist, and the Future Land Use Map are included as
appendices to this Plan.
““Don’t judge each
day by the harvest you
reap but by the seeds
that you plant.”
- Robert Louis
Stevenson
City of Meridian Comprehensive Plan
1
5
Chapter
Using this Document
There are several groups of people that will use this
document in different ways: citizens, applicants for
development, and City staff, Commissioners and elected
officials.
Citizens are encouraged to use this document to better
understand the City’s vision for their neighborhood, their
business, and the City as a whole. The Plan is formatted
so goals, objectives, and action items that may be of
interest are easy to find.
Applicants for development can also use this document
to better understand the City’s vision. The intent
is to provide clear expectations on the obligations
and permissions generally described within the
Comprehensive Plan; our hope is to provide a greater
certainty in creating a successful project that matches
the City’s vision, addresses the concerns of neighboring
properties, and provides the flexibility to accomplish a
developer’s vision as well.
Finally, this document will be frequently used by City staff,
City commissions and task forces, and elected officials.
It will not only be used by the Planning Department in
reviewing development applications, but also by other
departments in crafting their annual strategic plans and in
developing and implementing their capital improvement
and master plans.
Implementation of the Plan will take hard work and
dedication from the entire community. Hopefully,
everyone finds the organization of this document to be
user friendly and the goals, objectives and action items
representative of the community’s vision.
REFERENCE LINKS
City of Meridian
»http://www.meridiancity.org
Existing Conditions Report
»http://www.meridiancity.org/compplan/
Ten Mile Interchange Specific Area Plan
»http://www.meridiancity.org/tmisap/
Unified Development Code (UDC)
»http://www.sterlingcodifiers.com/codebook/index.
php?book_id=306
City of Meridian Architectural Standards Manual
»http://www.meridiancity.org/design/
Meridian Pathways Master Plan
»http://www.meridiancity.org/parks_rec.aspx?id=2667
Meridian Development Corp (MDC)
»http://www.meridiandevelopmentcorp.com/
Destination Downtown
»http://www.meridiandevelopmentcorp.com/vision-plan
Ada County Highway District (ACHD)
»http://www.achdidaho.org/
Idaho Transportation Department (ITD)
»http://itd.idaho.gov/
COMPASS
»http://www.compassidaho.org/
Valley Regional Transit (VRT)
»http://www.valleyregionaltransit.org/
Sites listed without a www.meridiancity.org domain are not
maintained or operated by the City. Meridian’s online City code
is maintained by Sterling Codifiers.
6 City of Meridian Comprehensive Plan
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City of Meridian Comprehensive Plan
2
7
Chapter
Chapter 2 – Community Character
Meridian, has transformed from a sagebrush-filled mail
drop located on the Oregon Trail in the 1880s, into
one of the fastest growing cities in the state of Idaho
and the western United States. Its charming history
tells the story of a small town tied to its agricultural
roots, while its future will depend on growing industry,
spurring small business development and thriving
neighborhoods.
Community Design
The City continues to upgrade community design
standards for landscaping, site design and signs through
the adoption of updated ordinance criteria that ensure
development occurs in a compatible, attractive manner.
The City adopted a Design Manual1 by Resolution
Number 09-647 on January 27th, 2009 as an addendum
to the City’s Comprehensive Plan. On February 16th,
2016, the City replaced the Design Manual with an
Architectural Standards Manual (ASM). The ASM
includes standards that are part of the citywide
design review process that encourages the aesthetic
development of the physical and built environment and
results in an attractive, livable community. For their
parts in the design review process, the ASM focuses
on building design and the Unified Development Code
on site design.
Community design goals and objectives focus on
protecting and improving the unique elements of
the natural and built environment that contribute
value Meridian’s quality of place. The inherent goal
of community design is to improve on the livability
and quality of life for not only current, but also future
generations of Meridian residents. For the purpose
of this document, community design includes analysis
primarily on design review. However, community
design ties back in with sustainability, livability, healthy
initiatives, as well as other elements of this plan.
Quality of Life and Livability
Quality of life can be used to express the overall well-
being of individuals within a community. Elements such
as health, safety, land use, transportation, sewer and
water service, parks and recreation, housing are all
1 Go to http://www.meridiancity.org/planning.aspx?id=230
GUIDE TO COMMUNITY CHARACTER
The following material helps to identify key design
characteristics and benefits of different development
densities. For additional information, see the City of Meridian
Design Manual.
Keys to Rural Character
»Wide-open landscapes with no sense of enclosure, and
views to the horizon mostly unbroken by buildings
»Structures are in the background or invisible entirely as
they blend into the landscape
»Very high open-space ratios and very low building cov-
erage
»Great building separation, providing privacy and detach-
ment from neighboring dwellings
Keys to Sub-Urban Character
»More horizontal development than the rural class with
broader spacing than the urban class
»Space enclosure, if any, is provided by trees and vegeta-
tion rather than buildings
»Large building setbacks from streets with more “green”
and open space versus on-lot driveways and on-lot park-
ing surfaces
»More building setbacks from streets with more “green”
and open space versus on-lot driveways and on-lot park-
ing surfaces
»More building separation, through larger setbacks and, in
some cases, larger lot
»Much lower lot coverage and a correspondingly higher
open spaces ration on lots
»More extensive vegetation and landscaping
Keys to Urban Character
»Streets and other public spaces are framed by buildings
»Housing types range from small, narrower single-family
lots dominated by driveways and front-loaded garages
(auto-urban) to attached residential (e.g., brownstones,
town houses) and multi-family dwellings with alley access
or rear garages (urban). Yard and landscaped areas are
reduced
»Smaller front and side setbacks with a tighter building
spacing
»Most conductive for pedestrian activity and interaction
»Higher densities allow for additional amenities otherwise
not cost effective in lower densities
Schwab, Jim, (2010, Dec). Defining and Measuring Community
Character. ZoningPractice, Vol.27, No.12, 6-7
Chapter
8
2
City of Meridian Comprehensive Plan
critical to daily life and are typically addressed in a comprehensive plan. Other
elements like education opportunities, arts and entertainment opportunities, a
sound job market, and sustainability are also factors which can help gauge whether
a community is creating a thriving environment for its citizens. This Plan addresses
all of these elements (and more). Some of the elements addressed in this Plan are
more difficult than others to describe and measure. At its heart though, everything
set in this document seeks to improve the health, safety, well-being, and quality
of life for existing and future residents of Meridian.
Quality of life generally represents the social well-being of individuals in a
community. Livability is another term used to express the overall relationship
between community members and the satisfaction residents derive from their
surroundings. These livability and quality of life factors can be both public service
related and derived from the quality of the built
environment, the quality of place. Generally, elements
such as security, environmental beautification, public
cleanliness, social and cultural opportunities, travel,
career opportunities, and natural resources contribute
to the overall livability of an area. Livability is largely
affected by conditions in the public realm, and elements
share interconnected relationships where they hold
more value than their sum total, as an increased or
declining value in one element can have dramatic
impacts on the actual and perceived values of others.
Benchmarks for measuring livability and quality of life
are difficult to describe. Often places that are livable
have the “it” factor. They are neighborhoods where
everyone wants to be at and seen in. One could argue
that Meridian’s popularity indicates that many of the
livability factors are present in most areas of Meridian;
that most Meridian residents perceive their community
as a safe, accessible, and attractive place to live. Other
anecdotal evidence of success could be 2010 awards
from publications such as CNN/Money Magazine,
which placed Meridian at 62 in their “100 Best Places
to Live”, or Family Circle Magazine which included
Meridian in their “Ten Best Towns for Families” list.
That being stated, there is still room to grow towards making Meridian even more
livable. Below are excellent examples of programs intent on improving overall
quality of life in Meridian.
Streets, Pathways and Sidewalks: A healthy community is one that has good
connectivity between residential areas and community gathering places as well as
streets that serve multiple users.
• Safe Routes to School: The Meridian School District is currently working
on a master Safe Routes map that designates pedestrian routes to and
from schools. The City and the School District annually partner to
City of Meridian Comprehensive Plan
2
9
Chapter
compile a list of high priority pedestrian projects for ACHD’s Community
Programs. As part of the development review process, the City regularly
requires developers to install sidewalk, micro-pathways and multi-use
pathways that connect to school sites.
• Complete Streets: The City and transportation agencies in the region
are committed to ensuring that streets, bridges and transit stops are
designed, constructed, operated and maintained so that pedestrians,
bicyclists, transit riders, motorists and people of all ages and abilities can
travel safely and independently. The City strives to balance the needs of
all users while creating attractive corridors.
• Mobility Management: COMPASS has developed a Mobility Management
Implementation Guidebook which highlights design guidelines for creating
communities that promote a multi-modal transportation approach
appropriate for seniors, youth, and other non-drivers. City staff uses
the Mobility Management Implementation Guidebook when reviewing
development.
Child Care: Accessible, affordable and quality before- and after-school child
care is another necessary component of creating a healthy and livable community.
A robust local system of child care and early education programs has social,
economic and environmental benefits for children, families and the community
as a whole. The American Planning Association (APA) advocates including child
care policies within local planning. Creating policies, identifying local resources
and working with developers and community partners, the City hopes to have a
more proactive and positive influence on the child care programs being provided
in the future.
Youth Programs: The City recognizes that our youth are approximately one-
third of our population but 100% of our future.
• Boys & Girls Club: As part of its commitment to its youth, the City
encourages, supports, and partners with groups like the Boys & Girls
Club. The City works with the Boys & Girls Club by providing monetary
assistance to offset the transportation costs associated with getting kids
to and from the club. Funding, provided through the City’s Community
Development Block Grant (CDBG) allows the club to provide this service
to primarily children of low- to moderate income families.
• Mayor’s Anti-Drug Coalition: The Meridian Mayor’s Anti-Drug Coalition
(MADC) is a grass-roots volunteer organization initiated by the executive
order of Mayor Tammy de Weerd in January 2004 in response to her
concern about the rising rates of drug use in the Treasure Valley. Educating
adults and youth about the harmful and costly direct and indirect effects
of drug abuse has been a longstanding goal of the coalition. In addition,
the MADC is confronting a complex set of factors that contribute to our
youth abusing substances.
“To accomplish
great things, we must
not only act, but also
dream; not only plan,
but also believe.”
- Anatole France
Chapter
10
2
City of Meridian Comprehensive Plan
• The Mayor’s Youth Advisory is a group of students dedicated to serving
their community. More than a community service organization MYAC
instills leadership skills that participants will use their entire life. MYAC
members work alongside local and national service organizations on
very diverse projects. Participants are in grades 9 – 12 and attend one of
Meridian’s high schools or are home-schooled.
Senior Programs: Providing accessible and suitable housing options that are
easily accessible to community destinations are key to allowing older adults
to remain independent, active and engaged with the community. Housing for
seniors that is integrated into the fabric of the community is becoming increasing
important as the Baby Boom Generation enters retirement. Keeping our seniors
active with easy access to a variety if groups, clubs, and activities is vital to retaining
the wealth of wisdom, knowledge, and guidance they can provide our community.
Healthy Initiatives
For the purposes of defining health and implementing healthy initiatives, the
City looks to the Partnership for Sustainable Communities, an interagency
agreement between Housing and Urban Development (HUD), U.S. Department
of Transportation (DOT), and the U.S. Environmental Protection Agency (EPA),
to help define what a healthy community looks like. These initiatives are a
combination of the social services and the physical built aspects of the community.
The six principles for a healthy community include:
• Provide more transportation choices: Develop safe, reliable and
economical transportation choices to decrease household transportation
costs, reduce dependence on foreign oil, improve air quality, reduce
greenhouse gas emissions and promote public health.
• Promote equitable, affordable housing: Expand location- and energy-
efficient housing choices for people of all ages, incomes, races and
ethnicities to increase mobility and lower the combined cost of housing
and transportation.
• Enhance economic competitiveness: Improve economic competitiveness
through reliable and timely access to employment centers, educational
opportunities, services and other basic needs by workers as well as
expanded business access to markets.
• Support existing communities: Target federal funding toward existing
communities through such strategies as transit-oriented, mixed-use
development and land recycling to increase community revitalization,
improve the efficiency of public works investments, and safeguard rural
landscapes.
“Keeping our seniors
active with easy ac-
cess to a variety if
groups, clubs, and
activities is vital to re-
taining the wealth of
wisdom, knowledge,
and guidance they
can provide our com-
munity.”
City of Meridian Comprehensive Plan
2
11
Chapter
• Coordinate policies and leverage investment: Align federal policies and
funding to remove barriers to collaboration, leverage funding and increase
the accountability and effectiveness of all levels of government to plan
for future growth, including making smart energy choices such as locally
generated renewable energy.
• Value communities and neighborhoods: Enhance the unique characteristics
of all communities by investing in healthy, safe and walkable neighborhoods
– rural, urban or suburban.
Many of these principles align with values Meridian residents have expressed as
important, and goals the City seeks to improve to make Meridian more livable,
healthy and improve overall quality of life.
12 City of Meridian Comprehensive Plan
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13City of Meridian Comprehensive Plan
2Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
2.01.00 Sustain, enhance, promote and protect elements that contribute to the livability and a high
quality of life for all Meridian residents.
2.01.01 Encourage health and well-being of community.
2.01.01A Provide a walkable community through good design.On-going Community
Development
2.01.01B Provide opportunities for physical activities.On-going Parks
2.01.01C Plan for and encourage services like health care, daycare, grocery stores and recreational areas to
be built within walking distance of residential dwellings. On-going Community
Development
2.01.01D Encourage community support and volunteer work.On-going Mayor's Office
2.01.01E Help educate and curtail the rate of obesity, drug, alcohol, tobacco and other substance use.Highest Police
2.01.01F Work with Health and Welfare, Central District Health, and community partners to develop
healthy initiatives. High Parks / Fire
2.01.01G Develop programs, in partnership with allied agency responders, which focus on preventative
emergency medical services risk reduction.High Fire
2.01.02 Support beautiful development.
2.01.02A Implement community design ordinances, and complete streets policies.On-going Community
Development
2.01.02B Implement design criteria to set quality standards City-wide.On-going Community
Development
2.01.02C Coordinate with appropriate agencies on interstate and gateway beautification (landscaping,
signage).On-going Community
Development
2.01.02D
Use the Comprehensive Plan, the Unified Development Code, and the Architectural Standards
Manual to discourage strip development, and encourage clustered, landscaped business or
residential development on entryway corridors.On-going Community
Development
2.01.02E Require landscape street buffers for new development along all entryway corridors. On-going Community
Development
2.01.02F When possible, and financially feasible, underground utility lines.On-going Public Works
2.01.03 Strengthen community pride and identity.
Chapter 2 – Goals, Objectives, & Action Items
14City of Meridian Comprehensive Plan
2Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
2.01.03A
Control the spread of noxious weeds by administering an efficient, quick-response weed removal
ordinance with progressive notices and penalties, in conjunction with Ada County Weed Control
and Code Enforcement.On-going Police
2.01.03B Require all commercial and industrial businesses to install and maintain landscaping. On-going Community
Development
2.01.03C Continue supporting community-betterment activities such as "Old Town Community Cleanup"
and "Rake Up Meridian."On-going Police
2.01.03D Support and encourage involvement of community youth in the Mayor's Youth Advisory Council
(MYAC) and other youth activities, groups and volunteer opportunities.On-going Mayor's Office
2.01.03E Work with residents to use homeowners associations to help maintain common areas and
landscaping along public rights of way and other areas visible from public streets. On-going Police
2.01.03F Implement the Welcome to Meridian signage plan. On-going Community
Development
2.01.03G Require new development to construct and maintain monument signs, consistent with the
Welcome to Meridian signage plan. On-going Community
Development
2.01.03H Budget for the construction of Welcome signs throughout the City. Medium Community
Development
2.01.03I Promote the entryway corridors into Meridian from the I-84 interchanges and from the North,
South, East, and West of City limits that will clearly identify the community.On-going Community
Development
2.01.03J Provide landscaping, pedestrian friendly areas, and appropriate signage at gateways, and new
development sites throughout town as appropriate, with upscale attractive construction.On-going Community
Development
2.01.04 Realize strong, viable and recognizable identities for all neighborhoods.
2.01.04A
Ensure long-term maintenance of greenbelts along waterways either directly by the City Parks
and Recreation Department or through partnerships with neighboring associations, homeowners
associations, and other community groups.On-going Parks
2.01.04B
Require all new and reconstructed parking lots to provide landscaping in internal islands and
along streets, and to positively influence the physical and visual environment through screening,
paving materials, and other landscape techniques.On-going Community
Development
2.01.04C Continue to support the Meridian senior citizens' organization as an important social program in
the community.On-going Mayor's Office /
City Council
2.01.04D Support acquisition and development of new park land to meet the growing open space and
recreational needs of the community.On-going Parks
15City of Meridian Comprehensive Plan
2Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
2.01.04E [Removed]NA NA
2.01.04F Continue property maintenance programs through code enforcement to remove junk vehicles,
weed nuisances, and trash, etc.On-going Police
2.01.04G Promote area beautification and community identity through building and site design, signs, and
landscaping.On-going Community
Development
2.01.04H Enhance and preserve aesthetic resources.On-going Community
Development
2.01.04I Encourage new development to enhance the visual quality of its surroundings.On-going Community
Development
2.02.00 Encourage the development of a continuum of services to meet the health care needs of the
citizens of Meridian.
2.02.01 Ensure that high-quality emergency care, primary, outpatient, home, and long-term care and
other types of health care are provided in the community.
2.02.01A Identify and encourage medical service related industry which are currently lacking.Highest Economic
Development
2.02.01B Promote medical service related industries.Medium Economic
Development
16City of Meridian Comprehensive Plan
2Chapter
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City of Meridian Comprehensive Plan
3
17
Chapter
Chapter 3 – Strategic Growth
Since 1990, Meridian experienced exponential growth that has changed both its
character and appearance. From 1990 to 2007, Meridian’s population grew from
approximately 10,000 to over 65,000. Despite some recent slowdowns in housing
starts and job creation, the population of Meridian continues to increase with an
estimated population of 75,290 in 2009 according to the Community Planning
Association of Southwest Idaho (COMPASS). A population growth forecast
performed by COMPASS, and analyzed in the Existing Condition Report, forecasts
that the population of Meridian will increase to 138,564 by 2035, an increase of
over 70% from the 2009 estimated population.
Over the last 20 years, property in and around Meridian has changed from primarily
agricultural to a more diverse mix of residential, commercial, and industrial uses.
That trend is likely to continue as land traditionally used for agriculture, continues
to be developed to support the needs of an ever-growing community. Today, the
City of Meridian has over 17,000 acres within its municipal boundaries and—at
full build out—is anticipated to incorporate approximately 39,000 acres within
its Area of City Impact.
Chapter
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3
City of Meridian Comprehensive Plan
Area of City Impact
In accord with § 67-6526 of Idaho Code, an Area of City Impact (AOCI) has been
established for Meridian. The City’s AOCI is the future planning area for the City,
where annexation and development within the future municipal boundary of
Meridian is anticipated. Although these areas are not yet incorporated, planning
responsibilities for these lands rest with the City of Meridian while zoning and
land use authority is maintained by Ada County.
There is an agreement between Ada County and Meridian for the Area of City
Impact. This agreement states that the current Meridian Comprehensive Plan
will apply within the City’s established AOCI. Within the AOCI, the county has
generally applied a Rural Urban Transition (RUT) zone which permits five-acre-
lot, single-family residential development, as well as agricultural-related uses and
a range of conditional uses. County development applications within the Area
of City Impact are reviewed by the City of Meridian for compliance with the
comprehensive plan and applicable City policies.
The City of Meridian desires all development within its Area of City Impact
to be served with urban services from the City of Meridian. Such services
primarily include sanitary sewer, water, reclaimed water, fire, police, and parks.
Secondarily, the City will consider the availability and capacity of the school
system, transportation facilities, libraries, and storm water facilities in any review
of development within the Area of City Impact. All requests for annexation into
the City limits will require that the owner extend City-owned services at the
time of development.
However, the City recognizes that some development may precede the ability
of the City, on its own, to extend services for such development. Upon formal
requests to the City for development that is on property not immediately
serviceable with urban services, the City Council may consider said applications
TAble 3-1. COMMuNiTY CHOiCeS FOreCASTS
Jurisdiction/ Demographic Area 2009 Estimate 2035 Forecast % Change, 2008 - 2035
Population HH Population HH Population HH
Meridian 75,290 27,282 138,564 46,697 71.62%71.16%
boise 215,630 99,748 346,704 135,180 35.71%35.52%
eagle 21,370 7,347 29,917 10,066 37.42%37.01%
Kuna 15,900 5,183 43,162 13,590 166.88%162.20%
Nampa 82,830 32,156 132,040 45,484 41.72%41.45%
Ada County 408,190 150,968 685,628 251,138 69.02%66.35%
Canyon County 190,920 66,057 361,021 124,402 87.44%88.33%
regional Total 599,110 217,025 1,046,649 375,540 74.95%73.04%
Source: COMPASS, 2000-2009 Population estimates by City limit boundaries.
City of Meridian Comprehensive Plan
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Chapter
at a noticed meeting to determine if the proposed level of development is
appropriate and in the best interests of the City.
The City recognizes that some development may precede our ability to annex
the property. Developments within the AOCI but outside City limits will only
be considered if the following standards and conditions are agreed to by the
developer(s):
• The development is connected to City of Meridian water and sanitary
sewer systems and the extension to and through said developments are
constructed in conformance with the City of Meridian Water and Sewer
System Master Plans in effect at the time of development.
• An irrevocable consent to annexation is a condition of hook-up to City
sanitary sewer or water, is made a deed restriction on all buildable lots,
and is placed as a note on all final plats.
• All City sewer and water inspection and plan review fees (for the main
lines) in effect at the time of development are paid to the City of Meridian.
• Development is consistent with the Future Land Use Map designation
for the property.
The City of Meridian is committed to fulfilling the terms of its Area of City Impact
Agreement with Ada County as well as similar agreements with neighboring cities
including Eagle, Kuna, Star, and Boise. We also note the City’s intent to continue
working with the County and surrounding cities on Area of City Impact boundaries
and development policies.
TAble 3-2. FuTure lAND uSeS WiTHiN THe CiTY OF MeriDiAN AreA OF CiTY iMPACT
Future Land Uses FLUM Total FLUM Undeveloped
Acres %Acres %
residential 23,618.27 60.15 13,044.07 58.75
Commercial 1,495.99 3.81 134.60 0.61
Office 417.34 1.06 68.74 0.31
industrial 597.31 1.52 10.61 0.05
Old Town 336.42 0.86 0.12 0.00
Mixed use 4,165.87 10.61 2,027.91 9.13
Civic 1,395.34 3.55 390.29 1.76
Ten Mile Interchange Specific 2,374.50 6.05 1,676.57 7.55
Future Planning/referral 4,863.85 12.39 4,851.27 21.85
TOTAl 39,264.88 100 22,204.18 100
Source: City of Meridian Planning Department, 2010.
Chapter
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City of Meridian Comprehensive Plan
The Future Land Use Map
Land Use is a key component of the Comprehensive Plan, as is mapping future
land uses so that development occurs in the direction and manner most desired
by Meridian’s citizens and elected officials. The Future Land Use Map (FLUM), see
Appendix D, identifies the vision for a mix of land uses to implement the City’s
many diverse goals and objectives, and works in conjunction with the text of the
Comprehensive Plan, City code and the various policies of the City. However, the
FLUM is not a zoning map and differs in that the FLUM describes the character
and type of use that is desired in the future and not necessarily what is currently
in place. The FLUM also depicts schools, parks, fire stations and other existing
civic uses. The FLUM depicts a built-out Meridian that is very diverse in residential
densities, commercial and industrial land uses as well as civic/public opportunities.
Land use recommendations as set forth in this plan emphasize the importance
of thoughtful and responsible land use planning, cooperation and collaboration
among the various jurisdictions and agencies in the area, and preservation and
enhancements of the high quality of life that currently exists in Meridian. The
next several pages that follow include descriptions of the various future land use
designations that appear on the FLUM.
Residential
The purpose of this designation is to provide a variety of housing types. Uses will
include a range of densities varying from large estate lots to multi-family homes.
Residential designations are as follows:
• Rural / Estate: to allow for agricultural uses and the ancillary development
of single-family homes on large parcels where city services (e.g. – sewer
and water) may or may not be provided. Uses may include both small
and larger-scale agricultural related activities and single-family homes at
densities less than or equal to one unit per five acres. New development
should recognize existing agricultural uses and practices, respect view sheds
and open space, and maintain or improve the overall health and production
of agricultural lands and resources in the area.
• Low Density: to allow for the development of single-family homes on large
lots where urban services are provided. Uses may include single-family
homes at gross densities of three dwelling units or less per acre. Density
bonuses may be considered with the provision of public amenities such as
open space, pathways, or land dedicated for public services.
• Medium Density: to allow smaller lots for residential purposes within City
limits. Uses may include single-family homes at gross densities of three to
eight dwelling units per acre. Density bonuses may be considered with
the provision of public amenities such as open space, pathways, or land
dedicated for public services.
• Medium High Density: to allow for the development of a mix of relatively
dense residential housing types including townhouses, condominiums and
“Greatness, it turns
out, is largely a matter
of conscious choice.”
-Jim Collins
City of Meridian Comprehensive Plan
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Chapter
apartments. Residential gross densities should range from eight to fifteen
dwelling units per acre, with a target density of twelve units per acre. These
are relatively compact areas within the context of larger neighborhoods
and are typically located around or near mixed use commercial or
employment areas to provide convenient access to services and jobs for
residents. Developments need to incorporate high quality architectural
design and materials and thoughtful site design to ensure quality of place
and should also incorporate connectivity with adjacent uses and area
pathways, attractive landscaping and individual project identity.
• High Density: to allow for the development of multi-family homes in
areas where urban services are provided. Residential gross densities
should exceed fifteen dwelling units per acre. Development might
include duplexes, apartment buildings, townhouses, and other multi-unit
structures. A desirable project would consider the placement of parking
areas, fences, berms, and other landscaping features to serve as buffers
between neighboring uses. Developments need to incorporate high quality
architectural design and materials and thoughtful site design to ensure
quality of place and should also incorporate high quality architectural design
and materials and thoughtful site design that incorporate connectivity with
adjacent uses and area pathways, attractive landscaping and individual
project identity.
Within residential areas the following policies shall apply:
• At the discretion of City Council, areas with a Residential Comprehensive
Plan designation may request an office use if the property only has frontage
on an arterial street or section line road and is three acres or less in size.
In this instance, no ancillary commercial uses shall be permitted.
• In residential areas, other residential densities will be considered without
requiring a Comprehensive Plan Amendment. However, the density can
only be changed one “step” (i.e., from low to medium, not low to high,
etc.). This provision does not apply to 1) the area bounded by Can-
Ada, Chinden, McDermott, and Ustick Roads or 2) within the Ten Mile
Interchange Specific Area Plan.
• Residential uses north of Chinden Boulevard and within ¼ mile or less
from the rim should have lot sizes ranging from one-half to one acre,
ensuring compatibility with SpurWing Country Club to the east. Use of
transitional lot sizes and clustering of smaller lots adjacent to the non-
residential and rim property are encouraged.
Commercial
This designation will provide a full range of commercial and retail to serve area
residents and visitors. Uses may include retail, wholesale, service and office uses,
multi-family residential, as well as appropriate public uses such as government
offices. Within this land use category, specific zones may be created to focus
commercial activities unique to their locations. These zones may include
“What is a city, but
the people; true the
people are the city.”
-Coriolanus III
Chapter
22
3
City of Meridian Comprehensive Plan
neighborhood commercial uses focusing on specialized service for residential
areas adjacent to that zone.
Office
This designation will provide opportunities for low-impact business areas. These
would include offices, technology and resource centers; ancillary commercial
uses may be considered (particularly within research and development centers
or technological parks).
Industrial
This designation allows a range of industrial uses to support industrial and
commercial activities and to develop areas with sufficient urban services. Light
industrial uses may include warehouses, storage units, light manufacturing, and
incidental retail and offices uses. Heavy industrial uses may include processing,
manufacturing, warehouses, storage units, and industrial support activities. In all
cases, screening, landscaping, and adequate access should be provided.
Old Town
This designation includes the historic downtown and the true community center.
The boundary of the Old Town district predominantly follows Meridian’s historic
plat boundaries. In several areas, both sides of a street were incorporated into
the boundary to encourage similar uses and complimentary design of the facing
houses and buildings. Sample uses include offices, retail and lodging, theatres,
restaurants, and service retail for surrounding residents and visitors. A variety of
residential uses are also envisioned and could include reuse of existing buildings,
new construction of multi-family residential over ground floor retail or office uses.
The City has developed specific architectural standards for Old Town and other
traditional neighborhood areas. Pedestrian amenities are emphasized in Old Town
via streetscape standards. Public investment that ensures that Old Town becomes
a centralized activity center, with public, cultural, and recreational structures are
encouraged, and the City’s decision to build City Hall in Old Town is testament
to its commitment to the area. Future planning in Old Town will be reviewed in
accordance with Destination Downtown, a visioning document for redevelopment
in downtown Meridian. Please see the Economic Excellence chapter for more
information on Destination Downtown.
Mixed Use Designations
In general, the purpose of this designation is to provide for a combination of
compatible land uses within a close geographic area that allows for easily accessible
services for residents and the workers. The 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 a mix of doctor offices, pharmacy, beauty salon,
assisted care facilities, and apartments. Mixed use areas tend to have higher
floor area ratios (less area devoted to parking), open space, and interconnected
vehicular and pedestrian networks. A Mixed Use designation is typically used
“It takes as much
energy to wish as it
does to plan.”
-Eleanor Roosevelt
City of Meridian Comprehensive Plan
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Chapter
to identify a key area within the City which is either infill in nature or situated
in a highly visible or transitioning area where innovative and flexible designs are
encouraged. The intent of this designation is to promote developments that offer
functional and physical integration of land uses while allowing developers a greater
degree of design and use flexibility. Mixed Use areas are typically developed
under a master or conceptual plan; during an annexation or rezone request, a
development agreement will typically be required for developments with a Mixed
Use designation.
There are five sub-categories of the Mixed Use designation that are used
throughout the City: Neighborhood, Community, Regional, Interchange, and Non-
Residential. This section further describes the purpose, intent and development
standards for these sub-categories. In addition, there are three sub-categories of
the Mixed Use designation that are solely used in the Ten Mile Interchange Specific
Area: Commercial, Residential and Lifestyle Center. The land use designations
within the Ten Mile Interchange Specific Area are shown on the city-wide Future
Land Use Map. However, the Mixed Use designations in the Ten Mile Interchange
Specific Area are different than those throughout the rest of the City and as
described in this document. Mixed Use land use designations in the Ten Mile
Interchange Specific Area are not subject to this section. For detailed descriptions
of the land use designations in the Ten Mile area, go directly to the Ten Mile
Interchange Specific Area Plan2.
For the purposes of the Mixed Use section, the City identifies five different land
use types: 1) commercial [includes retail, restaurants, etc.]; 2) office; 3) residential;
4) civic [includes public open space, parks, entertainment venues, etc.]; and,
5) industrial. All development in Mixed Use areas fall within one of these five
categories. Industrial uses are typically discouraged in residential mixed use areas.
However, if the developer can demonstrate that industrial uses are compatible and
appropriate in Mixed Use – Regional (MU-R), Mixed Use Non Residential (MU-
NR) and Mixed Use Interchange (MU-I) areas, the City will consider industrial
uses, when proposed as part of a Mixed Use development.
In reviewing development applications, the following items will be considered in
all Mixed Use areas:
• Residential densities should be a minimum of six dwellings/acre.
• Where feasible, higher density and/or multi-family residential development
will be encouraged, especially for projects with the potential to serve as
employment destination centers and when the project is adjacent to US
20/26, SH-55, SH-16 or SH-69.
• A conceptual site plan for the entire mixed use area should be included
in the application.
• In developments where multiple commercial and/or office buildings are
proposed (not residential), the buildings should be arranged to create
some form of common, usable area, such as a plaza or green space.
2 Go to http://www.meridiancity.org/TMISAP/
“Setting a goal is not
the main thing. It is
deciding how you will
go about achieving it
and staying with that
plan.”
-Tom Landry
Chapter
24
3
City of Meridian Comprehensive Plan
• The site plan should depict a transitional use and/or landscaped buffering
between commercial and existing low- or medium-density residential
development.
• A mixed use project should include at least three types of land uses.
Exceptions may be granted for smaller sites on a case-by-case basis.
• Community-serving facilities such as hospitals, churches, schools, parks,
daycares, civic buildings, or public safety facilities are expected in larger
mixed use developments.
• Supportive and proportional public and/or quasi-public spaces and places
including but not limited to parks, plazas, outdoor gathering areas, open
space, libraries, and schools are expected; outdoor seating areas at
restaurants do not count.
• All mixed use projects should be directly accessible to neighborhoods
within the section by both vehicles and pedestrians.
• Street sections consistent with the Ada County Highway District Master
Street Map are required within the Unified Development Code.
• Because of the existing small lots within Old Town, development is not
subject to the Mixed Use standards listed herein.
Mixed Use Neighborhood (MU-N). The purpose of this designation is to assign
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 be smaller scale and provide a good or service 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 3-1.
In reviewing development applications, the following items will be considered in
MU-N areas:
• Development should comply with the items listed for development in all
Mixed Use areas.
• Residential uses should comprise a minimum of 40% of the development
area at densities ranging from six to 12 units/acre.
• Non-residential buildings should be proportional to and blend in with
residential buildings.
“Planning is bringing
the future into the
present so that you
can do something
about it now”
- Alan Lakein
City of Meridian Comprehensive Plan
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25
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• Unless a structure contains a mix of both residential and office, or
residential and commercial land uses, maximum building size should be
limited to a 20,000 square-foot building footprint. For the development
of public school sites, the maximum building size does not apply.
• Supportive and proportional public and/or quasi-public spaces and places
such as parks, plazas, outdoor gathering areas, open space, libraries,
and schools should comprise a minimum of 10% of the development
area. Outdoor seating areas at restaurants do not count towards this
requirement.
• Where the development proposes public and quasi-public 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.
Sample uses appropriate in MU-N areas would include: townhouses, multi-family
developments, neighborhood grocer, drug stores, coffee/sandwich/ice-cream
shops, vertically integrated buildings, live-work spaces, dry cleaner/laundromat,
salons/spas, daycares, neighborhood-scale professional offices, medical/dental
clinics, gift shops, schools, parks, churches, clubhouses, public uses, and other
appropriate neighborhood-scale uses. Appropriate zoning districts include: TN-R,
TN-C, L-O, C-N and R-15.
In certain MU-N areas there is a Neighborhood Center (N.C.) overlay designation.
In these areas the City seeks to create a centralized, pedestrian-oriented,
identifiable and day-to-day, service-oriented focal point for neighborhood scale
development. Like other designations, the N.C. areas shown on the Future Land
Use Map are conceptual only and intended to identify a maximum walking distance
from the core of the neighborhood center of 1/4 mile. Neighborhood Centers
Figure 3-1. MiXeD uSe NeigHbOrHOOD CONCePT DiAgrAM
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that straddle or are centered on one or more principal or minor arterials should
adhere to a similar design and recognize access control measures as established
by the Ada County Highway District and City Code. Neighborhood Centers
should serve as public transit locations for future park-and-ride lots, bus stops,
shuttle bus stops and/or other alternative modes of transportation. Neighborhood
Center developments are encouraged to be designed according to the conceptual
neighborhood center plan depicted in Figure 3-2. The grid street pattern within
the neighborhood allows traffic to disperse, eases congestion, slows traffic, and
is safer for residents.
In addition to the items listed for the MU-N designation, the following items will
be considered in all MU-N areas with an N.C. overlay:
• Four specific design elements should be incorporated into a Neighborhood
Center development: a) street connectivity, b) open space, c) pathways,
and d) residential density that is eight dwelling units per acre or more.
• Most blocks should be no more than 500’ to 600’, similar to Old Town
or Heritage Commons; larger blocks are allowed along arterial streets.
• Reduced travel lane widths are encouraged.
• The design should provide an interconnected circulation pattern that is
convenient for automobiles, pedestrians, and transit.
• The centers should offer an internal circulation system that connects
with adjacent neighborhoods and regional pathways, connecting to and
integrated with the larger street and pathway system.
• Developments should provide neighborhood accessible commercial
services that do not force residents onto arterial streets.
Figure 3-2. MiXeD uSe NeigHbOrHOOD CeNTer CONCePT DiAgrAM
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• Developments should provide a variety of housing choices and types.
• Housing within developments should be arranged in a radiating pattern
of lessening densities from the core.
• Alleys and roadways should be used to transition from dissimilar land
uses, and between residential densities and housing types.
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 and strip commercial type buildings. Non-residential
buildings in these areas have a tendency to be larger than in Mixed Use—
Neighborhood areas, but not as large as in Mixed Use – Regional 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 3-3.
In reviewing development applications, the following items will be considered in
MU-C areas:
• Development should comply with the general guidelines for development
in all Mixed Use areas.
• All developments should have a mix of at least three land use types.
Figure 3-3. MiXeD uSe COMMuNiTY CONCePT DiAgrAM
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• Residential uses should comprise a minimum of 20% of the development
area at densities ranging from 6 to 15 units/acre.
• Non-residential buildings should be proportional to and blend in with
adjacent residential buildings.
• Vertically integrated structures are encouraged.
• Unless a structure contains a mix of both residential and office, or
residential and commercial land uses, maximum building size should be
limited to a 30,000 square-foot building footprint. For community grocery
stores, the maximum building size should be limited to a 60,000 square-
foot building footprint. For the development of public school sites, the
maximum building size does not apply.
• Supportive and proportional public and/or quasi-public spaces and places
including but not limited to parks, plazas, outdoor gathering areas, open
space, libraries, and schools that comprise a minimum of 5% of the
development area are required. Outdoor seating areas at restaurants do
not count towards this requirement.
• Where the development proposes public and quasi-public 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.
Sample uses appropriate in MU-C areas would include: All MU-N categories,
community grocer, clothing stores, garden centers, hardware stores, restaurants,
banks, drive-thru facilities, auto service station, and retail shops, and other
appropriate community-serving uses. Appropriate zoning districts in the MU-C
include: TN-R, TN-C, C-C, L-O, R-15 and R-40.
In certain MU-C areas there is a Neighborhood Center (N.C.) overlay designated.
In these areas the City seeks a centralized, pedestrian-oriented, identifiable and
day-to-day, service-oriented focal point for neighborhood scale development.
Like other designations, the N.C. areas shown on the Future Land Use Map are
conceptual only and intended to identify a maximum walking distance from the
core of the neighborhood center of 1/4 mile. Neighborhood Centers that straddle
or are centered on one or more principal or minor arterials should adhere to a
similar design and recognize access control measures as established by the Ada
County Highway District and City Code. Neighborhood Centers should serve as
public transit locations for future park-and-ride lots, bus stops, shuttle bus stops or
other alternative modes of transportation. Neighborhood Center developments
are encouraged to be designed according to the conceptual neighborhood center
plan depicted in Figure 3-4. The grid street pattern within the neighborhood
allows traffic to disperse, eases congestion, slows traffic, and is safer for residents.
In addition to the items listed for the MU-C designation, the following items will be
used in reviewing development applications in all MU-C areas with an N.C. overlay:
“Without leaps
of imagination, or
dreaming, we lose the
excitement of pos-
sibilities. Dreaming,
after all, is a form of
planning.”
- Gloria Steinem
City of Meridian Comprehensive Plan
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• Four specific design elements should be incorporated into a Neighborhood
Center development: a) street connectivity, b) open space, c) pathways,
and d) residential density that is eight dwelling units per acre or more.
• Most blocks should be no more than 500’ to 600’, similar to Old Town
and Heritage Commons; larger blocks are allowed along arterial streets.
• Reduced travel lane widths are encouraged.
• The design should provide an interconnected circulation pattern that is
convenient for automobiles, pedestrians, and transit.
• The centers should offer an internal circulation system that connects
with adjacent neighborhoods and regional pathways, connecting to and
integrated with the larger street and pathway system.
• Developments should provide neighborhood accessible commercial
services that do not force residents onto arterial streets.
• Developments should provide a variety of housing choices and types.
• Housing within developments should be arranged in a radiating pattern
of lessening densities from the core.
• Alleys and roadways should be used to transition from dissimilar land
uses, or residential densities.
Figure 3-4. MiXeD uSe NeigHbOrHOOD CeNTer CONCePT DiAgrAM
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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. 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 and other commercial uses. Developments
should be anchored by uses that have a regional draw with the appropriate
supporting uses. For example, an employment center should have support 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 according to the conceptual MU-R plan depicted in
Figure 3-5.
In reviewing development applications, the following items will be considered in
MU-R areas:
• Development should generally comply with the general guidelines for
development in all Mixed Use areas.
• Residential uses should comprise a minimum of 10% of the development
area at densities ranging from six to 40 units/acre.
• Retail commercial uses should comprise a maximum of 50% of the
development area.
• There is neither a minimum nor maximum imposed on non-retail
commercial uses such as office, clean industry, or entertainment uses.
Figure 3-5. MiXeD uSe regiONAl CONCePT DiAgrAM
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Where the development proposes public and quasi-public uses to support
the development, the developer may be eligible for additional area for retail
development (beyond the allowed 50%), based on the ratios below:
• 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 five-
acre library site, the project would be eligible for ten additional acres of
retail development.
• 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.
For plazas that are integrated into a retail project, the developer should 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.
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. Appropriate zoning districts include:
TN-C, C-G, R-15 and R-40.
Mixed Use Non-Residential (MU-NR). The purpose of this designation is to set-
aside areas where new residential dwellings will not be permitted, as residential
uses are not compatible with the planned and/or existing uses in these areas. For
example, MU-NR areas are used near the City’s waste water treatment plant and
where there are mining, heavy industrial or other hazardous operations. The City
envisions a wide variety of non-residential land uses may occur in MU-NR areas.
Employment opportunities, professional offices, warehousing, flex buildings, and
storage uses as well as retail uses are envisioned. Developments are encouraged
to be designed similar to the conceptual MU-NR plan depicted in Figure 3-6.
In reviewing development applications, the following items will be considered in
MU-NR areas:
• No new residential uses will be permitted (existing residential will be
allowed to remain and expand accessory structures).
• Development is not required to comply with the items listed for
development in all Mixed Use areas.
• All developments should have a mix of at least two types of land uses.
• Where mixed use developments are phased, a conceptual site plan for
the entire mixed use area is encouraged.
“All the flowers of all
the tomorrows are in
the seeds of today”
- Indian Proverb
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• 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.
• A transitional use is encouraged on the perimeter of the MU-NR areas
between any existing or planned residential development.
• Community facilities such as a hospital, school, park, daycare, civic building
or public safety facilities are encouraged in larger developments.
• All retail and service commercial components of projects should be
directly accessible to neighborhoods within the section by both vehicles
and pedestrians.
• Street sections consistent with the Ada County Highway District Master
Street Map are required within the Unified Development Code.
• There is neither a minimum nor maximum imposed on non-retail
commercial uses such as office, food service/restaurants, industry or
warehouse uses.
Sample uses, appropriate in MU-NR areas would include: employment centers,
professional offices, flex buildings, warehousing, industry, storage facilities and
retail, and other appropriate non-residential uses. Appropriate zoning districts
include: C-G, C-C, L-O, I-L and I-H.
Figure 3-6. MiXeD uSe NON-reSiDeNTiAl CONCePT DiAgrAM
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Mixed Use Interchange (MU-I). The purpose of this designation is to call-out
areas where construction of future SH-16 interchanges is likely to occur, and to
acknowledge that this land will have a high degree of visibility. These areas will be
served by highway interchange ramps and restricted local access. There are two
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. However, these areas are not intended
for high volume retail or uses that are better suited in neighborhood centers
or commercial areas. 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.
In reviewing development applications, the following items will be considered in
MU-I areas:
• Land uses within the MU-I areas and adjacent to the SH-16 corridor
should be carefully examined for their potential impacts on existing and
designated neighborhood centers and commercial activity areas.
• A traffic impact study may be required for larger developments in these
areas.
• Vehicular access points should be prohibited near interchange ramps.
Future uses should be planned to integrate with a frontage/backage road
type circulation system.
• Any new development at or near MU-I areas should promote a nodal
development pattern where buildings are clustered, off-street parking is
screened in the rear of the parcel and, where practical, development is
inter-connected with adjoining parcels.
• 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 need to reflect Meridian’s heritage,
quality, and character.
• Design of the SH-16/US 20-26 interchange and the adjoining land uses
must give special consideration to the more scenic and environmentally
sensitive area on the north side of US 20-26. The more intensive land
uses should be sited on the south side of US 20-26.
• Regional ridesharing, park-and-ride and transit transfer facilities are
strongly encouraged within the SH-16/US 20-26 MU-I area.
• The MU-I area at Ustick Road, west of SH-16, should minimize retail
and auto-oriented services and transition rapidly from the interchange
to the more rural, low density character intended along the county line.
“Plans are only good
intentions unless they
immediately degener-
ate into hard work.”
- Peter F. Drucker
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Examples of uses include middle or high schools, post office or library
branches, office uses, row house/patio home developments, athletic
clubs, etc.
The following types of appropriate uses and themes are envisioned at the two
interchange locations along SH-16:
• US 20-26: Commuter Services, Technology/Research, Business Park
• Ustick Road: Educational, Civic, Light Retail, Residential
Ten Mile Interchange Specific Area
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 ½ 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 uses
different land use designations than the rest of the FLUM. While there is some
similarities in land use designations, for example Low Density Residential, there
are also new designations which do not exist outside of this Ten Mile area. The
TMISAP was adopted as an addendum to the City of Meridian Comprehensive
Plan on June 19th, 2007 by Resolutions Numbers 07-563 (Map) and 07-564 (Text).
Development in the Ten Mile Interchange area will be reviewed using the TMISAP.
See the Economic Development chapter and the Ten Mile Interchange Specific
Area Plan for more details of this area.
Civic
The purpose of this designation is to preserve and protect existing and planned
municipal, state, and federal lands for area residents and visitors. This category
includes public lands, law enforcement facilities, post offices, fire stations,
cemeteries, public utility sites (excluding ACHD), public parks, public schools,
and other government owned sites within the Area of City Impact.
Parks
The purpose of this designation is to preserve and protect existing municipal,
county, state, and federal land for area residents and visitors and to designate
future park locations. These areas include existing and future public neighborhood,
community, and urban parks. The park locations designated on the Future Land
Use Map are the most current and should be used for planning purposes. These
areas are further described in the Services Chapter.
“No matter how
carefully you plan
your goals, they will
never be more than
pipe dreams unless
you pursue them with
gusto.”
- W. Clement Stone
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Chapter
Schools
The purpose of this designation is to provide areas throughout the Area of City
Impact which provide educational opportunities, community gathering places, and
green space. These areas are further described in the Services Chapter.
Fire Stations
The purpose of this designation is to preserve and protect existing and planned
fire station locations throughout the Area of City Impact which provide efficient
emergency response.
Entryway Corridors
The City feels it is important to identify roadways that introduce and welcome
both visitors and residents to the City of Meridian. These roadways are noted as
entryway corridors on the FLUM and are subject to additional standards within
the Unified Development Code.
Future Planning and Referral Area
This designation is used to preserve areas where additional study and planning
needs to occur before future land uses are designated and City services provided.
These areas are within Meridian’s Area of City Impact and are subject to the Area
of City Impact Agreement with Ada County.
Transit Stations and Transit Friendly Development
The Transit Station designation is used for areas where transit supported uses are
envisioned along the railroad corridor. The City seeks projects that incorporate
features which enhance alternative transportation and are transit friendly in
these and other locations in the City. Said developments are envisioned within
designated neighborhood centers and/or within commercial activity centers and
should incorporate the following development and design principles:
• A mix of land uses
• Building orientation that provides the maximum level of services to
pedestrians, bicyclists and transit users
• Alternative transit features such as a bus shelter (where approved by
Valley Regional Transit), bicycle locker facilities, park and ride lots or
similar facilities
• Residential densities that are at least 8 dwelling units per acre and designed
to comply with the Traditional Neighborhood design standards in the
Unified Development Code
“Make no little plans;
they have no magic to
stir men’s blood and
probably will them-
selves not be realized.
Make big plans; aim
high in hope and work,
remembering that a
noble, logical diagram
once recorded will not
die.”
- Daniel H. Burnham
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• Park and ride lots and other transit-supportive facilities are encouraged
at interchanges throughout the City. Valley Regional Transit and Ada
County Highway District Commuteride should be partners in determining
appropriate facilities at each interchange
Symbols
All “future” symbols shown on the Future Land Use Map, such as parks, schools,
fire stations, transit stations, etc., represent generalized locations based on the
best information the City has to date. All such symbols are to be considered
conceptual and are allowed to “float” on the map. All “existing” symbols shown
on the Future Land Use Map for parks, schools, fire stations, etc. represent precise
locations based on the facilities in place at the time of printing.
Housing
“Opportunities for housing should be available for all income groups with a mix
of housing including modular, ranchettes, townhouses, apartment housing, low-
income housing, and mansions. A vibrant community needs a good cross-section
of housing and therefore must guard against an abundance of subdivisions in like
density and price range. High-density housing must be strategically located to
public transportation, community services, and not negatively affect property
values.” This statement was first penned by the Mayor’s Transition Team ad hoc
committee on housing in 2002, but it philosophy still holds true.
At just under three units per gross acre, Meridian’s population is distributed
throughout the community primarily in suburban-style developments comprised
of mostly single-family, detached housing units. Going forward, the City does not
envision a drastic change in the housing stock. However, the City realizes that the
baby boomer generation is aging and there is an increased demand in non single-
family detached dwellings from the 55-plus age population group. This coupled
with the fact that more young adults are not having children and do not want large
homes on large lots, necessitates providing more diversity in housing choices.
Transportation
The condition of an area’s transportation system impacts that community’s
way of life and economic vitality. Realizing this, the City works closely with the
transportation and planning agencies in the region to ensure our transportation
network is the best it can be. Because Meridian does not have roadway authority
of its own, however, the City coordinates with other agencies during the planning
and design phases to ensure that projects meet the needs of its citizens.
Meridian’s major challenge is to work with the transportation agencies in the region
to meet the existing needs for adequate transportation service, while planning
for and accommodating future growth as efficiently as possible. With additional
growth, lack of funding options, and poor planning may not only lead to worsening
traffic problems, but may also have negative impacts on the health and well being
of citizens. Increased traffic congestion may deter potential employers from
“Good plans shape
good decisions. That’s
why good planning
helps to make elusive
dreams come true.”
- Lester Robert Bittel
City of Meridian Comprehensive Plan
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Chapter
locating in Meridian. Therefore, the City works closely with ITD and the State’s
Transportation Improvement Plan and COMPASS’ long-range transportation plan
Communities in Motion, to make sure our resident’s transportation needs are
being met. In addition to planning for future transportation needs, much of the
roadway infrastructure already developed will require funding for maintenance,
rehabilitation, and expansion.
Beyond supporting traditional vehicle use, the City continues to maintain and
promote alternative methods of transportation in Meridian as well. From pedestrian
sidewalks and regional multi-modal pathways to public transportation efforts, the
City recognizes that supporting diversity helps to not only promote a healthier,
happier community, but reduces over-use of our roadways by single occupancy
vehicles. Examples of public transportation, existing and future potential include;
bus routes, paratransit, vanpool, and bus rapid transit systems, not just within
Meridian, but the region as a whole. Through cooperation with regional partners,
Meridian is planning for the future by supporting and promoting developments
that provide transportation options for everyone.
Transportation and Land Use Integration
To better connect transportation planning and land use decisions, ACHD and the
cities in Ada County have compiled the Transportation and Land Use Integration
Plan3 (TLIP). This plan envisions livable streets for tomorrow and depicts how
streets should look and function in the future. The goal is to create a roadway
network that balances the needs of all roadway users-motorists, pedestrians,
cyclists, transit and people with disabilities, with streets that complement the built
environment. Because a one-size-fits-all program for roadway construction does
not respond to either the land use or transportation needs of the community, the
City and ACHD have agreed to work more closely together to join together the
land use plans of the City with the transportation plans of the ACHD. There are
four tools that ACHD and the City use to implement TLIP: the Complete Streets
Policy, the Livable Streets Design Guide, a Cost Share Policy, and a Master Street
Map. As part of the adoption of this plan, the City hereby incorporates ACHD’s
Complete Streets Policy, the Livable Streets Design Guide and the Master Street
Map. These documents will all be used by the City when reviewing development
applications and plans for new roadway projects.
Blueprint for Good Growth
TLIP was an outgrowth of Blueprint for Good Growth (BGG), which is aimed
at addressing the best methods to manage growth for a sustainable future in
Ada County. Through the Blueprint for Good Growth and Communities in
Motion (CIM) long-range planning efforts, the public has stated a desire for better
design of roadways and increased coordination with adjacent land uses. People
have expressed preferences for roads that fit well and complement the built
environment. In 2005 the Meridian City Council adopted Resolution Number
05-473 which recognizes that it is critical for the agencies in Ada County to work
3 Go to http://achdidaho.org/deparments/PP/TLIP.aspx
“The goal is to create
a roadway network
that balances the
needs of all roadway
users-motorists, pedes-
trians, cyclists, transit
and people with dis-
abilities, with streets
that complement the
built environment”
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City of Meridian Comprehensive Plan
together to develop and create a sensible land use and transportation plan for
the area.
Communities in Motion (CIM)
Communities in Motion (CIM) is the region’s long-range transportation plan. But
CIM is more than just a transportation plan. The intent of CIM is to integrate
land use and transportation planning. As such, it is intended to provide for an
effective multimodal outcome, with land use patterns that support and encourage
transportation alternatives. The regional long-range transportation plan for
Ada and Canyon Counties, Communities in Motion 2035, was adopted by the
COMPASS Board in September 2010. As part of the adoption of this plan, the
City hereby adopts the vision of Communities in Motion4.
Alternative Transportation
The City works with transportation providers in the area to improve access to
employment opportunities, medical appointments, recreational activities, and
education. But improving transportation is not all about drivers. Local partnerships
provide opportunities to create connections for non-drivers like youth, the
elderly, and the disabled.
Valley Regional Transit (VRT) is the regional public transportation authority for
Ada and Canyon counties. VRT is responsible for coordinating transit service
and implementing a regional public transportation system. VRT operates the bus
service in this area under the name ValleyRide. VRT works in close coordination
with ITD, COMPASS and other regional partners to plan for preservation and
enhancements to the public transportation system in the two-county area.
Pathways that encourage use by bicyclists and pedestrians can decrease road
congestion and add to the community’s quality of life. In 2007, Meridian City
Council adopted the Meridian Pathways Master Plan. The plan proposes the
development of a pathway network that identifies a core system of pathways
based on the existing canal system within the City of Meridian. This core system
of pathways is enhanced by the developer-implemented pathways that will provide
connections to and through many residential areas while creating a larger Citywide
loop. This system gives community members a wide variety of pathway options
throughout the City and to other parts of the metropolitan region. The adopted
network map is included as Figure 3-7. Please refer to the Meridian Pathways
Master Plan5 for specific alignments, pathway types, design specifications, detailed
network descriptions, etc.
The ACHD has adopted a plan that seeks to create and connect bicycle lanes
throughout Ada County. The over-arching goal of the Roadways to Bikeways
Bicycle Master Plan is to create a bicycle network that provides a designated
bicycle facility within a quarter-mile from 95 percent of the residents in the
4 Go to http://www.compassidaho.org/prodserv/cim2035.htm
5 Go to http://www.meridiancity.org/parks_rec.aspx?id=2667
City of Meridian Comprehensive Plan
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Chapter
County. The City, as part of development review and ACHD roadway projects,
will look to expand bicycle opportunities throughout the City.
COMPASS has developed a Mobility Management Guidebook6 that includes
best practices for incorporating transit access and mobility enhancements into
subdivision, site, and roadway design. The Guidebook may be useful in identifying
strategies for reducing reliance on the automobile.
On the statewide level, I-way is a service network that connects people in Idaho
to a mix of transportation options. I-way provides people in Idaho the ability to
choose from a variety of connected, convenient and cost-effective transportation
options–including park and rides, car and van pools, bike and walking paths,
shuttles, and improved public transportation options. I-way represents a shift in
the design and management of mobility options in Idaho. To meet changing future
needs, this new vision focuses on the needs of people, rather than transportation
modes and reorganizes the way mobility strategies are developed. The City is an
active participant in I-way7.
Downtown Transportation Network
The City envisions a multi-modal transportation network downtown. Through
the use of roadways, pathways, sidewalks, bike lanes, busses and the rail corridor,
the intent is to make it easier to get to and through downtown.
There are several plans and studies that evaluate where and how various
opportunities for access to downtown can, and should be provided. The
Downtown Meridian Transportation Management Plan was developed by ACHD
with insight provided by the City to propose solutions to circulation-related
challenges in downtown Meridian. The result of the jointly-initiated planning
process was the emergence of a “Split Corridor Design” to facilitate movement
throughout downtown. The “Split Corridor Design” will create a one-way traffic
system between the 1-84/Meridian Road interchange and (roughly) the railroad
tracks. Main Street will allow northbound traffic only, and Meridian Road will
allow southbound traffic only. North of the railroad the system will support
two-way traffic movement. Phase I of the Split Corridor, from I-84 to Franklin
Road, was completed in 2009. Phase II of the Split Corridor is currently planned
for construction in 2013.
To increase connectivity and facilitate additional north-south traffic movement
downtown, the City will work through development and redevelopment to
preserve right-of-way and construct East 3rd from Franklin Road to Fairview
Avenue per the alignment identified in the East 3rd Street Extension Alignment
Study Report, dated May 2009. The May 2009 report identifies the alignment of
the future roadway and presents conceptual cross-sections for use in roadway
design.
Pine Avenue is currently the only east-west connection to downtown between
Fairview Avenue and Franklin Road, west of Locust Grove. Additional east-west
6 Go to http://www.compassidaho.org/prodserv/mobility.htm
7 Go to I-way.org
“Through the use of
roadways, pathways,
sidewalks, bike lanes,
busses and the rail
corridor, the intent
is to make getting to
and through down-
town easier. ”
Chapter
40
3
City of Meridian Comprehensive Plan
Figure 3-7. ADOPTeD PATHWAY NeTWOrK MAP
Note: For current Pathway Network Map, please see the City of Meridian Parks and Recreation website:
http://www.meridiancity.org/parks_rec.aspx?id=2667
City of Meridian Comprehensive Plan
3
41
Chapter
traffic connections within downtown are needed. Extending Broadway Avenue
and/or Idaho Avenue to connect with E Commercial Drive will make it easier to
get to and through downtown.
The City has also adopted the Downtown Meridian Street Cross-section Master
Plan, which is intended to preserve for and work towards long-term connectivity
and streetscape improvements.
State Facilities
The Idaho Transportation Department has very few planned highway expansion
projects in the State. However, there is certainly a need to improve the State
highway system. At the top of the City’s highway improvement priority list is
a rebuilt Meridian Road Interchange. The interchange is not sufficient to safely
handle today’s increased traffic and mobility demands. Reconstruction of the
Meridian Road Interchange will improve mobility by providing pedestrian and
bicycle facilities on the structure so that different modes of transportation can
traverse across the Interstate. Reconstruction will also allow free movement of
commerce through the Treasure Valley and provide the infrastructure which
companies here and those looking to move here desire.
Two other highway improvements high on the City’s priority list are U.S. 20/26
(Chinden Boulevard) and SH-55 (Eagle Road). The Eagle Road Arterial Road Study
(ITD, 2006), and the U.S. 20/26 Corridor Preservation Study, (ITD and COMPASS,
ongoing), identify preferred roadway configurations and recommend safety
improvements to these high-volume and high-speed facilities. The City supports
access management, congestion mitigation improvements and the beautification
of these corridors called for in the studies.
The City of Meridian supports the construction of an overpass at the intersection
of Linder Road and Interstate 84. This overpass will create a continuous, 34-mile
arterial that will connect the Birds of Prey with the foothills and be one of the only
roadways in the county to cross both the interstate and the Boise River. When
constructed, this overpass should include an on-street pathway route along the
west side of the roadway as it allows for continuation of the on-street pathway
north and south of the interstate, consistent with the City’s Master Pathway Plan.
Land within the future SH-16 corridor will be protected from strip commercial
zoning and development. The City does not intent to strip zone land adjacent
to the future highway for non-residential uses. Such uses will be targeted to key
intersections and where vacant or surplus commercial space is already available
and zoned.
Supplemental Network Improvements
To establish a more direct route, and increase connectivity between the Nampa
Airport/Garrity Boulevard and the Overland Road/Ten Mile Road intersection,
the Airport - Overland Corridor Study was completed in 2011. This study was
conducted in partnership with the City of Nampa, ACHD, Nampa Highway
District #1, Ada County, and the City. The Study evaluated feasible alignment
“A day spent without
the sight or sound of
beauty, the contem-
plation of mystery, or
the search of truth or
perfection is a pover-
ty-stricken day; and
a succession of such
days is fatal to human
life.”
-Lewis Mumford
Chapter
42
3
City of Meridian Comprehensive Plan
alternatives and associated environmental, transportation, land use and land owner
issues of an extension. Ultimately, Alternative 2B was selected as the preferred
alignment.
As no funding is currently available, this future roadway will be constructed as
adjoining properties develop, and funding partners become available. Although
the centerline location identified in the Study is the preferred location, the exact
location of the roadway may adjust slightly dependent upon the nature and timing
of development; the Study allows for flexibility on the specific route, as long as the
primary objectives of the study are achieved. The City will work with property
owners, developers and ACHD to ensure Overland Road is extended west of
Ten Mile Road into Canyon County as an arterial.
Utilities and Infrastructure
The provision, location and efficiency of public facilities contribute to quality of
life and to the ability to develop in the City. While the City owns and operates
its own domestic water and sewer services, it relies on other entities for some
of the other essential services. Therefore, coordination between the City and
each service provider is vital in planning and prioritizing of expansion areas, and
continued service to existing locations. Public facilities discussed in this section
include domestic water service, sewer collection, sewage treatment, and other
independently operated utilities (such as power, natural gas, and communications).
Water Service
The City owned and operated domestic water system is currently supported
by a series of deep wells, booster pump stations, multiple reservoirs, and over
400 miles of pipe line. In order to keep up with water demand, the City has
constructed, on average, one new well per year, each funded by connection fees
and charged to new development. Water line extensions to new developments
are generally paid for and constructed by developers. Although the City plans
new wells and reservoirs, the specific locations to those facilities are largely
dictated by growth patterns, and will continue to be funded by new development.
There is a portion of north Meridian where United Water, not the City, provides
service. The rest of the City receives water from the City, via the Public Works
Department.
Sewer Collection
The sewer (also known as wastewater) collection system in the City consists of
over 500 miles of pipe and twelve lift (pump) stations. Sewage flows by gravity
to the wastewater treatment plant located northwest of the Ten Mile/Ustick
intersection. Generating a new Sewer Master Plan is in process. The Sewer Master
Plan includes development of a computer model. The model helps Public Works
staff identify priority areas for development in the City as well as segments of the
existing sewage collection system that are approaching capacity. Future capital
improvements will then be prioritized to upgrade the lines that are approaching
capacity. No new City-funded sewer trunks or expansions are planned at this
“...the City has con-
structed, on average,
one new well per
year, each funded by
connection fees and
charged to new devel-
opment.”
City of Meridian Comprehensive Plan
3
43
Chapter
time. After the new Sewer Master Plan and model is up and running, the City will
evaluate the need for additional expansion projects.
Sewage Treatment
With a rated capacity of 10.2 million gallons per day (mgd), the Meridian Waste
Water Treatment Plant (WWTP) services the entire City to primary, secondary,
and tertiary standards, followed by disinfection. Treated effluent is discharged
into Five Mile Creek.
The City of Meridian received a National Pollutant Discharge Elimination System
(NPDES) discharge permit from the Environmental Protection Agency (EPA) in
September of 1999, which expired in 2004. The discharge permit placed limits
on flow, biochemical oxygen demand (BOD), total suspended solids, dissolved
oxygen, pH, toxicity, and bacteria. The permit also mandated numerous sampling
and monitoring requirements for the effluent, Five Mile Creek, and the Boise
River are also mandated. The Public Works Department expects to receive a
new NPDES discharge permit in the next year which will include nutrient limits on
phosphorus as low as 0.07 mg/L. The EPA has proposed up to a 98% reduction in
the amount of total phosphorus discharged to the Lower Boise River by all point
sources. In order to comply with requirements, Meridian may have to construct
expensive phosphorus removal facilities at the WWTP. The additional associated
costs will be apportioned to all ratepayers, although the actual construction of
these additional improvements will depend on City growth rates.
Currently, NPDES permits are not required for stormwater within the City.
However, with increasing population growth, the City will be responsible for
compliance with the Phase 2 stormwater program, thus requiring staff and funding.
To keep costs down and treatment of wastewater efficient, the City is embarking
on a reclaimed water project. Meridian has a Class A Reclaimed Water Permit
which allows the City treat and reuse wastewater, instead of irrigation water or
potable water, on City parks and open spaces near Ten Mile Road. The City would
like to expand this service and it is anticipated that this highly treated water will
also be made available to private property owners in other parts of the City in
the near future.
Garbage and Recycling
Republic Services (Republic) is the solid waste and recycling collection contractor
for the City of Meridian. Republic is dedicated to providing reliable and innovative
recycling and waste reduction programs to the City. Every residential customer in
Meridian has access to curbside recycling services as part of their basic collection
services. In addition to refuse collection, recycling, and hazardous material disposal,
Republic also provides fall leaf collection, spring clean-up collection, used oil
collection and Christmas tree pick-up. These programs are intended to reduce
the amount of organic material that would otherwise make its way to the landfill.
Republic and the City are looking for additional ways to divert the amount of
waste that goes to landfill.
“Republic and the
City are looking for
additional ways to
divert the amount of
waste that goes to
landfill.”
Chapter
44
3
City of Meridian Comprehensive Plan
In 2000, the City established a Solid Waste Advisory Committee (SWAC) to help
set steer a curbside recycling program and to advise the City Council on other
solid waste issues. The SWAC works in conjunction with Republic staff. The
SWAC focuses its attention on growing the solid waste and recycling programs
and making them as user friendly as possible.
Irrigation
Meridian irrigation water is supplied by a series of canals and laterals diverted
from the Boise River. The New York canal is operated and serviced by the Boise
Project Control Board, under the Bureau of Reclamation. The Ridenbaugh and
Settler’s Canal are both operated and maintained by the Nampa and Meridian
Irrigation District (NMID). The NMID administers water rights for all three canals.
Power
Idaho Power Company provides electrical services throughout the City of Meridian
and its Area of City Impact. Idaho Power is a public service company regulated
by the Idaho Public Utility Commission (IPUC), the Federal Energy Regulatory
Commission (FERC), and the state regulatory commissions of Idaho and Oregon.
Natural Gas
Intermountain Gas Company is the sole provider of natural gas in southern Idaho,
including Meridian. Meridian is serviced by dual, high pressure natural gas pipelines
that bisect the southwest part of the City’s Area of City Impact.
Communications
CenturyLink, Inc. provides basic telephone service in the area and CableOne
provides traditional T.V. and internet services. There are also a number of other
wireless providers which also offer phone, television, and internet services.
Future Acquisitions Map
Idaho Code §67-6517 allows the City to designate lands on a Future Acquisitions
Map (FAM) that are proposed for public acquisition and/or facilities over the
next 20 years. Facilities and utilities that could be designated on this map include,
but are not limited to: fire stations, parks, open space, and recreation areas,
pathways, well sites, Waste Water Treatment Plant expansion lands, utility facility
corridors, streets, overpasses and highways, and some properties downtown
where infrastructure is planned.
The City does not have or use a FAM. Instead, a future facilities map that
consolidates all City expansion and construction plans is being composed. This
map, once composed, will be used for general coordination and communication,
and will not be included in this Plan. However, it is envisioned that the future
facilities map and the policies in this Plan be consistent and work together to guide
efficient infrastructure improvements.
“Unless commitment
is made, there are
only promises and
hopes; but no plans.”
- Peter F. Drucker
45City of Meridian Comprehensive Plan
3Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
3.01.00 Recognize that Meridian's population will continue to grow and positively influence that
growth.
3.01.01 Provide facilities and services that keep up with growth.
3.01.01A Work with COMPASS to analyze and monitor demographic characteristics and trends using the
Development Monitoring Report.On-going Community
Development
3.01.01B Evaluate comprehensive impact of growth in all land use decisions (e.g., traffic impacts, school
enrollment, parks, etc).On-going Community
Development
3.01.01C Regularly calculate ultimate build-out population projections based on City’s current
Comprehensive Plan policies.On-going Community
Development
3.01.01D Update the Comprehensive Plan and Unified Development Code as needed to accommodate
growth trends.On-going Community
Development
3.01.01E Develop incentives that encourage utilization of unimproved or underdeveloped land within City
limits in order to maximize public investments, and curtail urban sprawl.Medium Community
Development
3.01.01F Permit new development only where urban services can be reasonably provided at the time of
final approval and development is contiguous to the City.On-going Community
Development
3.01.01G Evaluate development proposals based on physical, social, economic, environmental, and
aesthetic criteria.On-going Community
Development
3.01.01H Continuously provide essential services and utilities to all residents.On-going Council
3.01.01I Consider City Master Plans and Strategic Plans in all land use decisions. On-going Council
3.01.01J
Work with transportation agencies and private property owners to preserve transportation
corridors, future transit routes and infrastructure, road and highway extensions, and to facilitate
access management planning. On-going Community
Development
3.01.02 Ensure that land use regulations support development opportunities within the Area of City
Impact.
3.01.02A Support applications that apply the neighborhood center concept.On-going Community
Development
3.01.02B Establish incentives for new commercial development within under-utilized existing commercial
areas.Highest Community
Development
3.01.02C Support and improve upon current development review process.On-going Community
Development
Chapter 3 – Goals, Objectives, & Action Items
46City of Meridian Comprehensive Plan
3Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
3.01.02D
Coordinate with Ada County to amend City and County Area of City Impact agreements to
require Meridian land use ordinances be adopted by Ada County for developments within the
Area of City Impact but outside City limits.Medium Community
Development
3.01.02E [Removed]NA NA
3.02.00 Improve long range City and school district planning.
3.02.01 Jointly plan and site school and subdivision developments to ensure mutual benefits and
neighborhood identity.
3.02.01A Coordinate population and household projections keeping school sites in mind.On-going Community
Development
3.02.01B Support the location of school sites within every square mile.On-going Community
Development
3.02.01C Support construction of multi-use facilities that can be used by both schools and the community.On-going Community
Development
3.02.01D Develop programs that are more pro-active by providing more secure, safe, and fun places for
children.Medium Parks
3.02.01E Actively involve West Ada School District in subdivision site selection with developer before
processing applications (pre-application meetings).On-going Community
Development
3.02.01F
Work with West Ada School District so elementary schools are sited in locations that are safe for
the children, easily accessible by automobile, transit, walking and bicycle. Elementary schools
should not be "hidden" within subdivisions or otherwise made inaccessible to the public.On-going Community
Development
3.02.01G Look for ways to streamline the permitting and land use review process for approval of new
school facilities. On-going Community
Development
3.02.01H Work with ACHD, ITD and West Ada School District to establish and map safe bicycle and
pedestrian routes to schools. On-going Community
Development
3.02.01I Assist West Ada School District as needed in identifying future school sites, including by
providing information about potential developments and future land uses. On-going Community
Development
3.02.01J Ensure compatibility of schools with neighborhoods and adjacent land uses.On-going Community
Development
3.03.00 Facilitate the efficient movement of people and products to and from the Area of City Impact.
3.03.01 Support multi-modal and complete street transportation improvements.
3.03.01A Work with UPRR on constructing a multiple-use pathway through downtown.On-going Public Works
3.03.01B Support VRT’s efforts to construct a multi-modal transit center downtown.Medium Community
Development
47City of Meridian Comprehensive Plan
3Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
3.03.01C Improve ingress and egress (both pedestrian and vehicle) in Old Town.On-going Community
Development
3.03.01D Pursue the extension of Idaho Ave and/or Broadway Ave to Commercial Drive.Medium Community
Development
3.03.01E Pursue construction of the City’s pathway network to and through downtown.On-going Parks
3.03.01F Pursue bicycle routes/lanes to and through downtown.On-going Community
Development
3.03.01G Work with ACHD to implement projects from the Downtown Meridian Pedestrian and Bicycle
survey.On-going Community
Development
3.03.01H
Work with ACHD to increase awareness that pedestrians are part of the community and utilize
criteria for plan review in determining whether a development proposal is pedestrian safe,
accessible, and comfortable.On-going Community
Development
3.03.02 Enhance existing transportation systems.
3.03.02A Work with COMPASS, ACHD, ITD and other regional partners to develop and manage a well-
planned, sustainable, multi-modal transportation system.On-going Community
Development
3.03.02B Pursue the extension of East 3rd Street from Fairview to Pine and a future signal at East 3rd Street
/ Fairview.Medium Community
Development
3.03.02C Pursue the extension of Overland Road, west of Ten Mile Road into Canyon County, consistent
with the 2011 Airport-Overland Corridor Study. On-going Community
Development
3.03.02D Pursue sidewalk construction for existing substandard streets.On-going Community
Development
3.03.02E Develop continuous pedestrian walkways within the downtown area.On-going Community
Development
3.03.02F Consider ACHD's Complete Streets policy and Transportation and Land Use Integration Plan
(TLIP) in all land-use decisions.On-going Community
Development
3.03.02G Consider the adopted COMPASS regional long-range transportation plan in all land-use
decisions.On-going Community
Development
3.03.02H Encourage and promote the development of an overpass at the intersection of Linder Road and
I-84 by ITD and ACHD. The overpass should accommodate pedestrians.Medium Community
Development
3.03.02I Encourage and promote the development of an interchange at the intersection of McDermott
Road / SH-16 Road extension and I-84 by ITD.Medium Community
Development
3.03.02J Encourage and promote construction of Eagle Road corridor improvements.On-going Community
Development
48City of Meridian Comprehensive Plan
3Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
3.03.02K [Removed]NA NA
3.03.02L Encourage and promote the preservation and expansion of Chinden Boulevard (US 20/26) by ITD.Highest Community
Development
3.03.02M [Removed]NA NA
3.03.02N Reduce the number of existing access points onto arterial streets by using methods such as cross-
access agreements, access management, and frontage / backage roads.On-going Community
Development
3.03.02O Review new development for appropriate opportunities to connect local roads and collectors to
adjacent properties (stub streets).On-going Community
Development
3.03.02P Require the improving and maintaining of landscaping along public rights-of-way and
landscaping of dedicated but unimproved rights-of-way strips.On-going Community
Development
3.03.02Q Consider needed sidewalk, pathway, and lighting improvements along with all land-use decisions
along SH-55.On-going Community
Development
3.03.02R Improve coordination with ACHD, ITD, VRT, COMPASS and developers in addressing
transportation issues and needs before public hearings. Highest Community
Development
3.03.02S Work with ACHD, neighborhoods, and the city's Transportation Commission to promote traffic
calming and safety where problems exist.On-going Community
Development
3.03.02T Work with ACHD to establish and implement a system of performance measures to gauge
whether transportation goals and objectives are being realized.Medium Community
Development
3.03.02U Work with ACHD to establish a "feedback loop" to further Meridian's planning objectives and
interests.High Community
Development
3.03.03 Provide the most efficient transportation network possible.
3.03.03A Work with transportation agencies to establish truck routes.Lowest Public Works
3.03.03B Require pedestrian access connectors in all new development to link subdivisions together to
promote neighborhood connectivity as part of a community pathway system. On-going Community
Development
3.03.03C Require street connections between subdivisions at regular intervals to enhance connectivity and
better traffic flow.On-going Community
Development
3.03.03D Develop alternative modes of transportation through pedestrian improvements, bicycle lanes,
off-street pathways, and transit-oriented development as appropriate.On-going Community
Development
49City of Meridian Comprehensive Plan
3Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
3.03.03E
Except in North Meridian and the Ten Mile Specific Area, where a specific collector system is
planned, realize continuous collectors at regular intervals around the north-south and east-west
half-mile lines within the undeveloped sections of Meridian's Area of City Impact at the time of
new development. Such collectors should be the primary designated bike lane routes in lieu of
arterial streets, whenever possible.
On-going Community
Development
3.03.03F
Require the public street system to be continuous through each mile section. This does not
preclude the use of traffic calming measures, nor does it imply the roadway have a straight
alignment.On-going Community
Development
3.03.03G Participate in the development of the Regional Transportation Improvement Program (TIP). On-going Community
Development
3.03.03H Work with neighborhood groups to identify gaps in the sidewalk system that need to be filled in.On-going Community
Development
3.03.04 Encourage new and alternative transportation systems to accommodate growth.
3.03.04A Support COMPASS efforts to study the Union Pacific Railroad (UPRR) corridor for multi-use
pathway and mass transit.On-going Community
Development
3.03.04B Explore additional mobility options for people who do not drive; use COMPASS' Mobility
Management Checklist.Medium-
High
Community
Development
3.03.04C Develop and implement agreements with NMID, other irrigation districts, and UPRR to allow use
of easements for recreation, bike/pedestrian pathways by the City.On-going Parks
3.03.04D In cooperation with COMPASS, VRT, and ACHD, continue to investigate the opportunities for
providing Park & Ride lots, shuttle buses, and other forms of alternative transportation.On-going Community
Development
3.03.04E Work with ACHD, VRT and other agencies, community groups, local employers and citizens to
identify and promote strategies for reducing reliance on the automobile.On-going Community
Development
3.03.04F Preserve the existing rail corridor for a future transit system between Boise and Nampa.On-going Community
Development
3.03.04G Work with COMPASS and VRT on bringing public transportation to and through Meridian.Medium Community
Development
3.03.04H Work with ACHD, COMPASS, and VRT to identify specific parcels for future park & ride lots and/or
transit stations.Medium Community
Development
3.03.04I The City, in coordination with VRT and COMPASS, should explore grants and other funding
opportunities to provide incentives for developers to locate within areas planned for transit.Medium Community
Development
3.03.04J Develop design guidelines for transit stations.Lowest Community
Development
50City of Meridian Comprehensive Plan
3Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
3.03.04K Consider ACHD's MSM (Master Street Map) in all land use decisions. On-going Community
Development
3.03.04L Assist in meeting the transportation needs of non-drivers.On-going Community
Development
3.03.04M Support alternative public and private sector funding opportunities for transportation
investment.On-going Community
Development
3.03.04N Promote the rail line as a multi-modal corridor. On-going Public Works
3.04.00 Expand, improve, and maintain the City's infrastructure to meet existing and growing
demands in a timely, orderly, and logical manner.
3.04.01 Develop and follow logical master plans for all public facilities, services and safety to guide the
growth of the City.
3.04.01A [Removed]NA NA
3.04.01B Annually review master plans for public facilities and services; update as needed.On-going All
3.04.01C Coordinate with other public utilities and essential service providers at annual master plan
reviews.On-going All
3.04.01D Identify growth priority areas for future City expansion.On-going All
3.04.01E Develop City utilities in priority areas.On-going Public Works
3.04.01F Explore options to annex County parcels that are contiguous with City limits to allow for more
efficient provision of City services.Medium Community
Development
3.04.01G
Protect citizen investments in existing public facilities (water, sewer, streets, fire, police, etc.) by
encouraging controlled growth through development application reviews and development
agreements.On-going Community
Development
3.04.01H Coordinate with public works, police, and fire departments on proposed annexation and
development requests, and the impacts on services.On-going Community
Development
3.04.01I Review and update existing and future service needs.On-going All
3.04.01J Annually assess and compare response times to adopted standards for identification of needed
growth.On-going Police / Fire
3.04.01K Continually improve public participation in matters relating to financing, construction and
location of public facilities. On-going Public Works
3.04.01L Support expansion of City facilities and staff based on growth.On-going Council
51City of Meridian Comprehensive Plan
3Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
3.04.01M [Removed]NA NA
3.04.01N Phase in residential developments in accordance with their connection to the municipal sewer
and water system.On-going Community
Development
3.04.02 Build services to areas of opportunity and promote future development of commercial, industrial,
retail/service and residential to best protect objectives and integrity of Meridian.
3.04.02A Locate industrial and commercial uses where adequate water supply and water pressure are
available for fire protection.On-going Community
Development
3.04.02B Encourage infill development.Medium Community
Development
3.05.00 Ensure a variety and balance of land uses to support the Meridian Area of City Impact.
3.05.01 Plan for periodic review, monitoring, and updating of land uses within the Area of City Impact
and the Urban Service Planning Area.
3.05.01A Evaluate the allocation of land uses along the rail corridor, particularly the amount of land
envisioned for industrial use; coordinate with UPRR and other stakeholders. High Community
Development
3.05.01B
Coordinate with COMPASS, UPRR, ACHD, VRT, and private property owners to ensure land uses
that are compatible and will integrate with freight movement and a future rail corridor transit
system.Medium Community
Development
3.05.01C Update the Future Land Use Map to reflect existing facilities.On-going Community
Development
3.05.01D Annually calculate percentage of each major land use category developed during previous year
and compare to existing supply of vacant land in each category.On-going Community
Development
3.05.01E Locate small-scale neighborhood commercial areas within planned residential developments as
part of the development plan.On-going Community
Development
3.05.01F Amend the Unified Development Code and Future Land Use Map to implement this plan.On-going Community
Development
3.05.01G Encourage research and employment opportunities in the northwest quadrant of Area of City
Impact. Highest Community
Development
3.05.01H Designate land for a variety of uses.On-going Community
Development
3.05.01I Consider Specific Area Plan funding for areas of interest on the Future Land Use Map.On-going Community
Development
3.05.01J Plan for a variety of commercial and retail opportunities within the Area of City Impact.On-going Community
Development
52City of Meridian Comprehensive Plan
3Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
3.05.01K Monitor and adjust accordingly, the amount of industrial areas needed to meet the employment
needs of the City.On-going Economic
Development
3.05.02 Maintain integrity of neighborhoods to preserve values and ambiance of areas.
3.05.02A Require neighborhood and community commercial areas to create a site design compatible with
surrounding uses (e.g., landscaping, fences, etc.).On-going Community
Development
3.05.02B Develop standards for integrating higher density residential into existing subdivision
development.On-going Community
Development
3.05.02C Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc.On-going Community
Development
3.05.02D Enforce City codes.On-going Police
3.05.02E Permit schools, churches, and other public and civic uses in rural areas, that are compatible with
adjacent uses.On-going Community
Development
3.05.02F
Require new urban density subdivisions which abut or are proximal to existing low density
residential land uses to provide landscaped screening or transitional densities with larger, more
comparable lot sizes to buffer the interface between urban level densities and rural residential
densities.
On-going Community
Development
3.05.02G
Evaluate the need for new residential development to provide permanent perimeter fencing,
and fencing to contain construction debris on site and prevent windblown debris from entering
adjacent agricultural and other properties.On-going Community
Development
3.05.03 Plan for appropriate uses within rural areas.
3.05.03A Identify transitional areas to buffer commercial and residential uses, to allow uses such as offices
and other low intensity uses.On-going Community
Development
3.05.03B Permit low-density (one unit per 5-10 acres) residential uses where City services can not be
provided. On-going Community
Development
3.05.03C Require rural area residential development to submit alternative development plan to allow for
the efficient extension of urban services in the future (resubdivision plan).On-going Community
Development
3.05.03D Coordinate with Ada County and establish and maintain an Area of City Impact Agreement, to
ensure that rural areas are developed in accordance with all applicable provisions of this plan.On-going Community
Development
3.05.03E
Allow residential development in rural areas that are outside the City limits but inside the Area of
City Impact, provided it is not feasible to connect development to City sewer and water service,
and when required by the City, development provides dry line sewer and water lines for future
connection; and a concept plan for roads and lots showing that re-subdivision of the property in
the future, to urban densities consistent with the Future Land Use Map is possible.
On-going Community
Development
53City of Meridian Comprehensive Plan
3Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
3.05.03F Permit recreational uses that are compatible with agricultural pursuits in the rural areas.On-going Community
Development
3.05.03G Evaluate feasibility of establishing preservation standards and incentives for protecting the long-
term use of land with prime agricultural soils for agricultural purposes. Highest Community
Development
3.06.00 Encourage compatible uses to minimize conflicts and maximize use of land.
3.06.01 Proactively address potential conflicts between incompatible uses.
3.06.01A Require industrial areas to create a site design compatible with surrounding uses (e.g., landscape,
fences, etc.) and community design criteria.On-going Community
Development
3.06.01B Minimize noise, odor, air pollution, and visual pollution in industrial and commercial development
adjacent to residential areas.On-going Community
Development
3.06.01C Encourage industrial development to locate adjacent to existing industrial uses.On-going Community
Development
3.06.01D Require industrial development to conform to Federal and State air, water, and noise pollution
standards, and local landscaping, traffic, noise, and environmental standards.On-going Community
Development
3.06.01E Require screening and buffering of commercial and industrial properties to residential use with
transitional zoning.On-going Community
Development
3.06.01F Protect existing residential properties from incompatible land use development on adjacent
parcels.On-going Community
Development
3.06.01G Require screening and landscape buffers on all development requests that are more intense than
adjacent residential properties.On-going Community
Development
3.06.01H Support land uses that do not harm natural systems and resources. On-going Community
Development
3.06.01I Preserve and protect industrial lands for continued industrial use.On-going Community
Development
3.06.02 Support appropriate land uses along transportation corridors.
3.06.02A Review current regulations for issues that would prohibit or discourage the type of mixed-use,
transit-oriented development desired within areas planned for transit.High Community
Development
3.06.02B Cluster new community commercial areas on arterials or collectors near residential areas in such
a way as to complement adjoining residential areas. On-going Community
Development
3.06.02C Identify locations for low traffic-generating uses on key corridors.Low Community
Development
3.06.02D Restrict private curb cuts and access points on collectors and arterial streets.On-going Community
Development
54City of Meridian Comprehensive Plan
3Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
3.06.02E Integrate transportation plans and studies into the Comprehensive Plan and City ordinances. On-going Community
Development
3.06.02F Require appropriate landscaping and buffers along transportation corridor (setback, vegetation,
low walls, berms, etc.).On-going Community
Development
3.06.02G Develop incentives for high-density development along major transportation corridors to
support public transportation system.Low Community
Development
3.06.02H
Coordinate with ACHD, ITD, COMPASS, and other agencies to determine future infrastructure
plans, transportation corridors, highway alignments, etc. and allow only compatible adjacent land
uses, appropriate site designs and traffic patterns.On-going Community
Development
3.06.02I Explore with ACHD the possibility of reduced transportation impact fees for development along
public transportation systems (existing or planned).Medium Community
Development
3.07.00 Offer a diversity of housing types for a greater range of choice.
3.07.01 Encourage quality housing projects for all economic levels throughout the City.
3.07.01A Amend the Unified Development Code and Comprehensive Plan Future Land Use Map to ensure
a wide variety of housing types can be developed and properly zoned and land is available. On-going Community
Development
3.07.01B Annually monitor building permit activity to ensure a diversity of housing is being maintained.On-going Community
Development
3.07.01C Promote high density residential development in Old Town.High Community
Development
3.07.01D Adopt land use designations that will allow for housing opportunities for all income levels.On-going Community
Development
3.07.01E
Support a variety of residential categories (low-, medium-, medium-high and high-density single-
family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of
providing the City with a range of affordable housing opportunities.On-going Community
Development
3.07.01F Provide incentives (density bonus, reduced open space requirements, less impact fees) for infill
development.On-going Community
Development
3.07.01G Designate areas for high density residential on the Future Land Use Map.On-going Community
Development
3.07.01H Require an open housing market for all persons, regardless of protected class, ie: race, sex, age,
religion, disability, handicap, family status or ethnic background.On-going Legal
3.07.01I Develop incentives for a variety of housing types, suitable for various income groups.On-going Community
Development
3.07.01J Ensure that no discriminatory restrictions are imposed by local codes and ordinances.On-going Legal
55City of Meridian Comprehensive Plan
3Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
3.07.01K Look for incentives to encourage the development of accessible, single-family home designs.On-going Community
Development
3.07.01L Coordinate public and private housing implementation efforts to improve consistency with local
housing plans.On-going Community
Development
3.07.01M Review ordinances or other policy statements which affect housing development and consolidate
to avoid confusion and conflicting policies and requirements.Highest Community
Development
3.07.01N Diversify and balance the location of up to 1,200 square foot housing throughout the City (e.g.,
avoid concentration of one housing type in a geographical area).Low Community
Development
3.07.02 Elevate/enhance quality of residential site and subdivision planning.
3.07.02A Require usable open space to be incorporated into new residential subdivision plats.On-going Community
Development
3.07.02B Consistent with the Transportation and Land Use Integration Plan, require all new residential
neighborhoods to provide sidewalks, curb and gutters, and complete streets.On-going Community
Development
3.07.02C Require pedestrian access in all new development to link subdivisions together and promote
neighborhood connectivity.On-going Community
Development
3.07.02D Provide housing options close to employment and shopping centers.On-going Community
Development
3.07.02E Use the Architectural Standards Manual.On-going Community
Development
3.07.02F Require common area in all subdivisions.On-going Community
Development
3.07.02G Re-evaluate residential density categories (i.e., R-8 to R-15 to R-40 is too broad of a range) in
Unified Development Code.Medium Community
Development
3.07.02H Eliminate vague/unclear standards in development ordinances; keep Unified Development Code
current and user-friendly.On-going Community
Development
3.07.02I
Support infill of vacant lots in substantially developed, single-family areas at densities similar to
surrounding development. Increased densities on vacant lots may be considered if structures are
compatible with surrounding development.On-going Community
Development
3.07.02J Explore the option of the City acquiring vacant lots to hold for future consolidation of lots and /
or development.Low Community
Development
3.07.02K Apply design and construction standards to infilling development in order to reduce adverse
impacts upon existing adjacent development.On-going Community
Development
3.07.02L Locate high-density development, where possible, near open space corridors or other permanent
major open space and park facilities, Old Town, and near major access thoroughfares.On-going Community
Development
56City of Meridian Comprehensive Plan
3Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
3.07.02M
Evaluate the potential to use density transfers through Planned Unit Developments in exchange
for school sites, open space dedications, or for access easements to linear open space corridors,
which contain bicycle and/or pedestrian pathway systems.Medium Community
Development
3.07.02N Ensure development provides safe routes and access to schools, parks and other community
gathering places.On-going Community
Development
3.07.02O Evaluate the need for design review guidelines for single-family homes, particularly in Old Town.Medium Community
Development
3.07.03 Ensure that a balance exists between supply and demand in rental market.
3.07.03A Identify the current mix of housing types, with COMPASS.On-going Community
Development
3.07.03B
Provide for a wide diversity of housing types (single-family and multi-family arrangements)
and choices between ownership and rental dwelling units for all income groups in a variety of
locations suitable for residential development.On-going Community
Development
3.07.03C Track vacancy rates.On-going Economic
Development
City of Meridian Comprehensive Plan
4
57
Chapter
Chapter 4 – Economic Excellence
This section of the Comprehensive Plan gives context to the City’s goals,
objectives, and action items regarding economic development and provides the
framework for growing Meridian’s economy. Policy decisions reflect Meridian’s
goal of improving and diversifying the local economy to ensure a sustainable
economic tax base.
Economic Development
Meridian is actively supporting existing and new businesses in order to retain and
create new jobs, develop regional talent, foster innovation and increase tax base
to promote a community that is proactive, responsive and sustainable. Some of
the new businesses that the City is working to develop are:
• Health Science (Medical Device Manufacturing)
• Health Care Services
• Info-technology
• Corporate & Professional Services
• Entrepreneurial Innovation
• Food Processors
• Light Manufacturing
• Outdoor Sports Manufacturing
• Alternative Energy
Meridian’s location, in the center of the Pacific Northwest,
gives the City an advantage in regional recognition.
Meridian offers companies direct access to 66 million
consumers within a 750-mile radius. In addition, Meridian
provides companies with a diverse pool of motivated and
dedicated workers.
The City of Meridian is committed to economic excellence, and is committed to
supporting and growing new and existing businesses. The City seeks to create a
strong and diverse business community that is “Built for Business and Designed
for Living.” As part of its commitment to economic excellence, the City has
developed Business Enterprise Areas and Specific Area Plans to encourage and
promote a robust and sustainable economy.
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City of Meridian Comprehensive Plan
Business Enterprise Areas / Specific Area Plans
Meridian is effectively positioned to support existing, emerging, and new businesses
by creating planned and integrated Business Enterprise Areas. These areas are
designed to attract and foster related or complimentary business interests. This
provides an environment where business can thrive in an atmosphere conducive
to attracting and retaining a highly qualified workforce. These Business Enterprise
Areas, located throughout the City, are diverse in approach and geared towards
accommodating the needs of business and employees alike.
The Core. The Core, located on the eastern edge of Meridian along I-84, is focused
on fostering an environment for health sciences, technology and business centers.
The Core is a community of partners and programs, like those between the
City of Meridian and Idaho State University, creating sustainable jobs, developing
products, training, and research to better the lives of those in Meridian, the Valley,
and abroad. With over 43 active enterprises, The Core is business diversity of
the future; jobs in research, development, and manufacturing that cannot be
outsourced. This corridor of complementary businesses and services provides
a one-stop destination for visitors and workforce with all necessary amenities.
In the fall of 2009, Idaho State University opened the doors to ISU-Meridian,
the Treasure Valley campus, within The Core. Students at ISU specialize in Law
and Leadership, Research and Medical Arts, and International Studies. The City
has been working with ISU to not only strengthen educational programs but to
create partnerships with the private sector. The ISU President’s Southwestern
Idaho Advisory Council on Health Science Education and Economic Excellence
focuses on specific business and research opportunities. This Council of business
and educational leaders helps prepare ISU to expand health science education
opportunities and support the efforts of The Core.
Ten Mile Interchange Specific Area Plan. The Ten Mile Interchange Specific Area
Plan (TMISAP), centered along Ten Mile Road and I-84, is a highly visible, easily
accessible part of the City that will offer significant employment, enhance housing
diversity, and support a strong economy. The TMISAP, while sharing the same
heart for economic development as the other business enterprise areas, is built
for living; creating an environment for people to work, live, and play. Unlike other
commercial employment districts, with diversity of mixed, adjacent, and nearby
housing in a broad spectrum of sizes and costs, the Ten Mile Interchange Specific
Area Plan8 seeks to create a highly accessible community that removes the need
to commute to work.
Urban Renewal Area (Downtown) - The Meridian Development Corporation
(MDC) and the City are committed to the economic stimulation and expansion
of downtown Meridian. Focus areas for creating a thriving Downtown Meridian
include: pedestrian friendly, transit support, sustainable job creation, public art and
beautification, affordable workforce housing, public parking, and a balanced retail
environment. As part of its long-term goals, MDC is committed to supporting
Destination Downtown, a Vision Plan for downtown Meridian. Destination
8 Go to http://www.meridiancity.org/planning.aspx?id=242
“This corridor of
complementary busi-
nesses and services
provides a one-stop
destination for visitors
and workforce with
all necessary ameni-
ties.”
City of Meridian Comprehensive Plan
4
59
Chapter
Downtown9 is a community-driven initiative, spearheaded by the MDC, to
stimulate, vitalize, and establish downtown Meridian as a hub of Treasure Valley
enterprise, culture, and social activities. Destination Downtown has four focus
areas: Livability, Mobility, Prosperity, and Sustainability. Each of these focus areas
represents a vital cornerstone in support of the long-term health and vitality of
downtown Meridian and the City as a whole. The City intends to build on the
Destination Downtown plan by partnering with the MDC to do specific catalyst
projects, consistent with each of the four focus areas identified in the Plan. With
the construction of the City Hall building in 2008, and the COMPASS/VRT building
in 2011, the City and the MDC have made commitments to downtown that will
serve as catalysts for additional revitalization efforts and set the standard for
future development in Meridian’s downtown.
Fields Area. Located in northwest Meridian, the Fields is a six-square mile area
bound by the Ada-Canyon county line, Chinden Boulevard, Ustick Road and
Black Cat Road. This area has been identified by the City for a future specific area
plan. Like the other Business Enterprise Areas, the Fields Area will be conceived
principally to grow business and develop increased economic vitality. Unlike Ten
Mile, The Core, and the Downtown plans however, the Fields Area will support
9 Go to www.destination-downtown.org
Figure 4-1. buSiNeSS eNTerPriSe AreAS
Chapter
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City of Meridian Comprehensive Plan
future growth and development away from I-84, providing northwest Meridian
with its own Business Enterprise Area, ensuring diverse and equally dispersed
opportunity throughout the City.
Chamber of Commerce
The Meridian Chamber of Commerce principle goal is of supporting and developing
business. The Chamber is a membership organization which provides leadership
opportunities, advocacy, networking, and business promotion, to encourage,
foster, and promote existing and new business opportunities in the City. The
Meridian Chamber of Commerce provides many services to the community,
including: business referrals, City information, community maps, relocation
packets, tourist information, consulting, and more.
61City of Meridian Comprehensive Plan
4Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
4.01.00 Make Meridian the premier place to live, work and raise a family.
4.01.01 Diversify economic base of City - make Meridian a self-sustaining community.
4.01.01A Build upon/take advantage of the City’s location between Nampa and Boise and promote the
regional concept.High Economic
Development
4.01.01B Provide unique destination-type activities and centers.High Economic
Development
4.01.01C Provide incentives and standards to attract high-quality businesses.High Economic
Development
4.01.01D Develop and maintain methods to promote the business community (e.g., web site development,
brochures, advertising).Highest Economic
Development
4.01.01E Develop a selection criteria list for business types, and incorporate it into the development review
process.Medium Community
Development
4.01.01F Encourage high-tech, research, pharmaceutical firms, and high-quality retail facilities.On-going Economic
Development
4.01.02 Create a balanced cross section of incomes.
4.01.02A Annually monitor changes in income levels.On-going Economic
Development
4.01.02B Monitor supply of housing stock by tenure and income.On-going Community
Development
4.01.02C Pursue grants for economic development and public-private partnerships.On-going Economic
Development
4.01.02D
Raise awareness through educational outreach activities to major employers and policy makers
about the benefit of workforce housing and explore possibilities for creating / sustaining
workforce housing.On-going Community
Development
4.02.00 Support existing businesses by creating new opportunities; be more focused on the expansion
of existing businesses and create an overall friendly environment in which to do business.
4.02.01 Promote business retention, expansion and improvement programs.
4.02.01A Establish and maintain relationships with existing businesses and industries to determine present
and future needs. On-going Economic
Development
4.02.01B Create and maintain a business registry and database. High Economic
Development
Chapter 4 – Goals, Objectives, & Action Items
62City of Meridian Comprehensive Plan
4Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
4.02.01C Coordinate with the Meridian Chamber of Commerce to form a systematic business visitation
program based on industry clusters. High Economic
Development
4.02.01D Establish an annual business survey. High Economic
Development
4.02.01E Create a program of ‘Ambassadors’ engaging the community businesses in supporting economic
development in order to develop consistent leadership and a sense of community. On-going Economic
Development
4.02.01F Encourage and provide resources for companies to access a global market.On-going Economic
Development
4.02.01G Partner with local, state, regional and federal resources to provide companies with a ‘one stop
shop’ for incentives and opportunities.Highest Economic
Development
4.02.01H Develop a new business website that reaches an international market and creates a business
friendly model of services and delivers comprehensive information about Meridian.Highest Economic
Development
4.02.01I Make Meridian a city that embraces and promotes the entrepreneurial spirit with onsite resources
targeted to meet the needs of innovative, start-up companies.Highest Economic
Development
4.02.02
Proactively streamline government processes, identify and resolve issues and/or concerns before
they reach a critical stage, and create an inviting environment within Meridian City Hall as an
enjoyable place to do business.
4.02.02A Produce a guide for existing and prospective business which includes the permit application
process, zoning overviews and economic incentives.Highest Economic
Development
4.02.02B Review and adapt to the changing needs of the business community through progressive
solutions to government procedures.On-going Economic
Development
4.02.03 Identify needs to fill gaps in needed workforce skills to support existing business and create
innovate training opportunities to fill those gaps.
4.02.03A Coordinate efforts with the Department of Labor to determine education and training needs and
catalogue to identify deficiencies.On-going Economic
Development
4.02.03B Coordinate with all local, regional, and state education institutions to provide job-oriented
education and training programs to match existing and anticipated business and industry needs.On-going Economic
Development
4.02.03C Provide information on available training programs with local colleges and organizations and
provide contact information.On-going Economic
Development
4.02.03D Engage all educational levels (K-12) to develop a highly educated and innovative workforce with
an entrepreneurial mindset.High Economic
Development
4.03.00 Make Meridian the premier location for business in the region by recruiting and attracting
new businesses to the area.
4.03.01 Create branding, tools, and relationships necessary to attract and recruit new businesses to the
Treasure Valley.
63City of Meridian Comprehensive Plan
4Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
4.03.01A
Develop a specific brand positioning and marketing plan for the City’s economic development
activities that will identify and differentiate Meridian while clearly defining its opportunities and
advantages.On-going Economic
Development
4.03.01B Create a GIS database of available properties with detailed information on infrastructure and
entitlements.Highest Community
Development
4.03.01C Develop a marketing plan and materials for targeted industries Highest Economic
Development
4.03.01D Develop relationships and maintain contact with sources of new business referrals and
opportunistic prospects.On-going Economic
Development
4.03.02 Develop Meridian as an economic development driving force that creates dynamic, sustainable
and synergistic environments through the development of industrial corridors and target markets.
4.03.02A Explore potential partnering opportunities with like-minded organizations for purposes of
merging, affiliating, aligning or collaborating.On-going Mayor's Office / All
4.03.02B Determine feasibility market for agglomerations based on geographical attributions, workforce
skills and research and development activities.High Economic
Development
4.03.02C
Create a database of industry clusters in the area with details about their capabilities. The
database would create synergies among businesses, as well as attract new companies that would
desire the same local talent and research.High Economic
Development
4.03.02D Identify and allocate locations/inventory for industrial and commercial business parks.Medium Community
Development
4.03.02E Capitalize the City’s location along the Western Heritage Byway (SH-69/Meridian Road); promote
the corridor for tourism, business expansion and its proximity to downtown. Medium Economic
Development
4.04.00 Create a positive environment that supports downtown as the vibrant heart of the community.
4.04.01 Support redevelopment opportunities in downtown.
4.04.01A Research potential sites for parking garages.Medium Economic
Development
4.04.01B Acquire land and develop parking facilities that are available to the public and downtown
employers.High Council
4.04.01C Provide plazas and public areas and integrate them as destinations that provide places for
recreation, social gathering, and civic activities. On-going Community
Development
4.04.01D Maintain existing public areas in downtown (e.g., Generations Plaza area, community center, City
Hall)On-going Parks
4.04.01E Research potential sites with the Meridian Development Corporation for entertainment venues
and a civic center in downtown.Highest Mayor's Office
64City of Meridian Comprehensive Plan
4Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
4.04.01F Promote implementation of the action items identified in the Destination Downtown plan.Highest Community
Development
4.04.01G Pursue Community Development Block Grants and other funding sources for improvements in
Old Town.High Community
Development
4.04.01H Develop programs with the Meridian Development Corporation to encourage and support
development of the arts, cultural and educational facilities in Old Town.On-going Finance
4.04.01I Develop incentives to encourage higher density housing throughout Old Town.Medium Community
Development
4.04.01J Develop programs to attract customer-oriented businesses that encourage pedestrian facilities
and uses downtown.High Community
Development
4.04.01K Support compatible uses which will attract a high daytime and nighttime population to the
downtown area.On-going Community
Development
4.04.01L Develop and support downtown cultural activities and events.On-going Mayor's Office
4.04.01M Provide signage with the Meridian Development Corporation to attract people downtown.Highest Mayor's Office
4.04.01N Work with the Meridian Development Corporation to establish thematic or uniform signage
downtown.High Mayor's Office
4.04.01O
Implement the City of Meridian Design Standards and City of Meridian Architectural Standards
Manual that will ensure that downtown remains the historic center for mixed-use tourism,
business, retail, residential, and governmental activities.On-going Community
Development
4.04.01P Create and maintain a distinct identity for downtown through consistent landscaping, street
lighting, street furnishings, and rehabilitation of existing buildings.On-going All
4.04.01Q Support development that aligns with districts identified in the Destination Downtown plan.Highest Community
Development
4.04.01R Complete a public-private demonstration project that maximizes resources.Medium Economic
Development
4.04.01S Develop incentives to attract new and retain the existing institutional, commercial, and
government facilities to remain/locate in Old Town.High Economic
Development
4.04.01T Encourage infill development.High Community
Development
4.04.01U Assist potential businesses with locating in downtown by providing process incentives.Highest Community
Development
City of Meridian Comprehensive Plan
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65
Chapter
Chapter 5 – Stewardship
This chapter discusses the City’s ongoing commitment and obligation to be good
stewards of the public trust. As part of this chapter, we discuss the natural and
built environment, sustainability, hazardous areas, and historic resources.
Natural Resources
Productive agricultural soils, open space, vegetation, air, water, and energy are
all valuable resources that the residents of Meridian enjoy and want to preserve.
Beyond the environmental and health benefits realized from preserving our
natural resources, they can offer exciting recreational opportunities, provide
for pedestrian travel ways, and offer a simple break from the standard suburban
affair. As growth continues however, increased pressures are placed on natural
resources. Finding a balance that protects and preserves Meridian’s natural
resources, while supporting the need for new development and growth is essential.
Water
One of our most valuable resources is water. Therefore, protecting our aquifers,
drainage basins, creeks, canals, lakes (man made or otherwise) and the Boise
River from dangerous polluted runoffs is of great importance for preserving a
quality water supply.
With a vision for sustainability, Meridian became the first city in Idaho to be
issued a Class A Reclaimed Water Permit. The City is now using highly treated,
or reclaimed water, instead of irrigation water or potable
water on City parks and open spaces. This conserves
a significant amount of ground water and reduces our
discharge flows into the Boise River. With successful
pilot projects completed, plans are in place to increase
programs that look towards water conservation,
protection of surface waters and improved of water
quality.
Soil and Vegetation
Not only is preserving the water supply important
for humans, but also for the plants and wildlife. The
natural tree and shrub corridors along the creeks and
drains throughout Meridian are critical to wildlife and
also present aesthetic values. In addition, the natural
vegetation provides shade and habitat for wildlife and
reduces soil erosion.
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City of Meridian Comprehensive Plan
Air Quality
The City is trying to do its part to help the Treasure Valley’s overall air quality so
that the region does not fall below federally mandated standards (non-attainment).
The City of Meridian continues to be proactive in its efforts to improve air
quality in the Treasure Valley. The City has held town hall meetings on business
emissions, established City Hall as a Clean Air Zone, encouraged alternative
transportation and carpooling for employees, and installed conditioning equipment
at the Waste Water Treatment Plant that scrubs, cleans, and then reuses the
methane gas by-product. By working with the Department of Environmental
Quality (DEQ), supporting other local and regional initiatives, implementing
City policies, evaluating land use and transportation relationships, and by City
departments and contracted entities using best management practices, the City
intends to raise the bar even higher for improving air quality.
Energy
In an effort to improve the energy efficiency, transparency, accountability, and
innovation of local government, the City of Meridian decided to prepare an
Energy Efficiency and Conservation Strategy (EECS). The EECS outlines the
City of Meridian‘s long-range plans to integrate energy efficiency and energy
independence, sustainability, resource conservation, environmental stewardship,
improvements in air quality, and reductions in greenhouse gasses into the everyday
operations of City government.
As part of the energy strategy, the City’s mission, vision, and ongoing initiatives
were incorporated into the energy planning process. These factors will be integral
in directing policy options and for implementing the City’s current and future
energy projects. Moreover, they will help to guide and centralize the energy
planning process.
The City of Meridian developed the Citywide energy strategy as a guide for
achieving both short-range and long-range objectives for energy efficiency, the
reduction of greenhouse gas emissions, and the creation of sustainable jobs. The
City will achieve short-range energy goals by allocating funding towards projects
that accomplish these goals. A comprehensive list of future energy projects
is included in the EECS that demonstrates the City’s long-range commitment
to energy efficiency. The energy-related projects, programs, policies, and
implementation measures identified in the planning process of the energy strategy
facilitate the City’s long-range energy success.
Sustainability
The City of Meridian has assertively stepped-up to the challenges and dynamics
of incorporating sustainability concepts into a variety of projects. From tackling
energy conservation issues; establishing a state-of-the-art wastewater treatment
and reclamation facility; to establishing and staffing an Environmental Division within
the Public Works Department. “Sustainability and Environmental Awareness” is
a stated priority issue of City leadership and will be a dynamic aspect of how
“The City of Meridian
has assertively stepped-
up to the challenges
and dynamics of incor-
porating sustainability
concepts into a variety
of projects.”
City of Meridian Comprehensive Plan
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Chapter
future service, programs and projects are understood, created and implemented.
Future success bodes well, due to the accomplishments gained in our recent past;
sustainable practices today are applied in Meridian in a wide variety of ways, and
will continue to grow.
Green Building
Where buildings are constructed and how they are designed, built and operated
greatly impacts the environment. In 1998 the U.S. Green Building Council
developed a set of standards for environmentally sustainable design, construction
and operation of buildings. These standards are formalized in certifying a building as
LEED (Leadership in Energy and Environmental Design). LEED is an internationally
recognized green building certification system, providing third-party verification
that a building or community was designed and built using strategies aimed at
improving performance across all the metrics that matter most: energy savings,
water efficiency, CO2 emissions reduction, improved indoor environmental quality,
and stewardship of resources and sensitivity to their impacts. LEED is a voluntary
certification program that can be applied to any building type and any building
lifecycle phase. Guidelines encouraging buildings to be sited and designed consistent
with LEED concepts are included in the City’s Architectural Standards Manual.
As a prime example of the City’s ongoing efforts to be good stewards of the
environment and to set a positive example for others who build in Meridian, City
Hall was constructed with LEED certification in mind. In 2009, Meridian City
Hall achieved the Leadership in Energy & Environmental Design (LEED), Silver
Certification. Among other benefits, Idaho Power Company has calculated City
Hall’s annual energy savings to be the equivalent of providing power to 56 homes
for an entire year. The City would like to pursue other energy efficient projects,
and promote others to also consider environmental impacts when siting and
constructing projects.
Recycling and Hazardous Waste
The curbside recycling program within the City (operated by Sanitary Services
Company) currently allows for the following items: mixed waste paper (including
telephone books), corrugated cardboard, magazines and catalogs, aluminum and
tin cans, newspaper, and all numbers of plastic bottles, tubs, jugs (including lids)
and clamshells. Increased recycling for paper/wood products, plastics, and organic
material and diversion of hazardous waste from the landfill continue to be programs
that Sanitary Services Company and the City work on expanding.
Hazardous Areas
Fortunately, very few natural or man-made hazards exist within the City of
Meridian and its Area of City Impact. Without large industrial complexes, airports,
petroleum tank farms and other uses which generate safety and pollution concerns,
the City is relatively free of hazardous areas. As more development occurs
however, safety concerns and hazardous areas will likely increase from more
service stations, increased traffic, and storage of hazardous chemicals associated
“Good fortune is
what happens when
opportunity meets
with planning.”
- Thomas Alva
Edison
Chapter
68
5
City of Meridian Comprehensive Plan
with certain businesses. While federal regulations provide protection to a degree,
as development increases, so will the potential for spills, accidents, and fires. The
City coordinates with Ada County Emergency Management on natural hazard
disaster preparedness, response, and mitigation and is a plan participant in the
Ada County Hazard Mitigation Plan.
There are a few notable hazards which do exist within the City of Meridian’s
AOCI; a natural gas pipeline, an existing liquefied natural gas plant, state highways,
and areas of the City which fall into the 100 year floodplain.
The natural gas line, or Williams Pipeline, runs from the northwest edge of the
City to the southeastern edge of the City. Along this pipeline is a natural gas
plant, located off of N. Can-Ada Road, which temporarily liquefies natural gas
for storage. The City has worked with emergency responders and the pipeline
company to ensure development near these facilities is done safely.
There are four State (ITD) highways that go through Meridian: Interstate-84,
State Highway 55 (Eagle Road), State Highway 69 (Meridian Road) and US 20/26
(Chinden Boulevard). These facilities are high-speed roadways which have led
to many accidents. In City Code, there are specific development standards for
properties along State highways. These standards are in place to mitigate the
potential hazards from living next to and driving on the State highway system.
Portions of Meridian fall within the 100-year floodplain, generally along the Boise
River and some creeks, the City has developed a floodplain overlay district which
helps to guide development. Uses permitted in this district are generally associated
with open space, recreational, and agricultural land uses and do not hinder the
movement of the floodwaters. For additional, information including floodway
maps, see the Existing Conditions Report2.
Special Areas and Historic Resources
Currently there are eight properties within Meridian listed on the National
Register of Historic Places. In addition to these eight properties, there are many
historical architectural resources within the City limits and even more within
the Area of City Impact. Some of the many historic buildings within the Area of
City Impact include: grain elevators, a feed mill, assorted shops, a public library,
and Meridian Rural Public High School. Other historic properties and resources
include: historic farmsteads, irrigation facilities, the Ridenbaugh Canal, associated
check dams, and more. These recorded locations likely represent only a sample of
the actual number of historic buildings within the City of Meridian’s Area of City
Impact. These special sites and historic resources are important to preserving
Meridian’s heritage and in remembering the previous generations that laid the
foundation for Meridian today.
2 Go to www.meridiancity/compplan
“These special sites
and historic resources
are important to pre-
serving Meridian’s
heritage and in remem-
bering the previous
generations that laid the
foundation for Meridian
today.”
69City of Meridian Comprehensive Plan
5Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
5.01.00 Preserve, protect, enhance, and wisely use our natural resources within the Area of City
Impact.
5.01.01 Protect and conserve existing waterways, groundwater, wetlands, wildlife habitat, air, soils, and
other natural resources.
5.01.01A Identify waterways, wetlands, and other natural resources for preservation.Medium Public Works
5.01.01B Identify wildlife habitat areas for conservation. Medium Public Works
5.01.01C Develop and implement programs to encourage and promote tree health and preservation
throughout the City, including along waterways and within proposed development.On-going Parks
5.01.01D Limit canal tiling and piping of ditches, creeks, and drains where public safety issues are not of
concern.On-going Public Works
5.01.01E Improve and protect creeks (Five Mile, Eight Mile, Nine Mile, Ten Mile, South Slough, and Jackson
and Evans drainages) throughout commercial, industrial and residential areas.On-going Community
Development
5.01.01F Identify underdeveloped areas for potential development.High Community
Development
5.01.01G Coordinate open space conservation with land trust.Low Parks
5.01.01H Preserve, protect and provide open space for recreation, conservation, aesthetics, etc. On-going Parks
5.01.01I Support a long-term transportation system that conforms to the public health standard for
carbon monoxide attainment. On-going Community
Development
5.01.02 Preserve and protect viable farm ground and agricultural resources.
5.01.02A Encourage efficient use of farm ground and open space at Area of City Impact boundaries to
effectively transition from rural uses to urban uses.On-going Community
Development
5.01.02B Encourage infill development in vacant/underdeveloped areas within the City over fringe area
development to halt the outward progression of urban development.On-going Community
Development
5.02.00 Enhance Meridian's historical, cultural and agricultural heritage.
5.02.01 Support restoration of Old Town to enhance its historical quality.
5.02.01A Develop incentives for the preservation and restoration of historic and architecturally significant
buildings.Medium Community
Development
5.02.01B Implement design/building standards for historically significant buildings and resources in Old
Town.Medium Community
Development
Chapter 5 – Goals, Objectives, & Action Items
70City of Meridian Comprehensive Plan
5Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
5.02.01C
Actively support owners of historic buildings in their efforts to restore and/or preserve their
properties. Pursue grant funding sources to leverage private resources for restoration and
preservation projects.On-going Community
Development
5.02.01D Coordinate with the Historic Preservation Commission to review and comment on all
development applications in Old Town and provide a certificate of acceptability.Highest Community
Development
5.02.02 Preserve and enhance historic and cultural resources.
5.02.02A Coordinate with the Meridian Historic Preservation Commission to recommend restoration of
historical buildings.Highest Community
Development
5.02.02B Investigate tax incentive programs for historic properties.Low Community
Development
5.02.02C
Appoint members to and consistently maintain the minimum required membership on the
Meridian Historic Preservation Commission to fulfill the requirements of City Ordinance No. 471
and the requirements of the Certified Local Government Program.On-going Mayor's Office
5.02.02D Undertake programs that will increase the community's awareness of its heritage and the
economic as well as aesthetic value of historic preservation.On-going Council
5.02.02E Conduct activities directed toward stimulating private and public investment in the restoration
and preservation of historic buildings, outdoor spaces, and natural historic features.On-going Council
5.02.02F Support the efforts of the Historic Preservation Commission to foster preservation and
conservation.On-going Council
5.02.02G
When appropriate, direct all City departments and personnel to seek comments and approval
from the Historic Preservation Commission prior to any changes to City-owned or controlled
property (including buildings, outdoor spaces, and natural features).On-going Council
5.02.02H Place informational plaque on historic structures and special sites.Highest Finance
5.02.02I Seek funding services for grants to promote historic preservation.On-going Finance
5.02.02J Use the State Historic Preservation Office as a resource.On-going All
5.02.02K When appropriate, nominate eligible properties to the National Register of Historic Places.On-going Mayor's Office
5.02.02L Provide funding to the Historic Preservation Commission through the City's annual budget.On-going Council
5.02.02M Establish and maintain a system to survey and identify cultural and historical resources within City
limits and maintain a local inventory of all identified sites, buildings and resources.Medium H.P.C.
5.02.02N Develop City code to preserve and protect historic and culturally significant structures and sites.Lowest Community
Development
71City of Meridian Comprehensive Plan
5Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
5.02.02O Encourage the rehabilitation and restoration of existing historic structures. On-going Community
Development
5.02.02P Adopt a process to review proposed development to determine if it will destroy or adversely
impact unique geological, historical or archeological sites. Low Community
Development
5.02.02Q Encourage events and activities that celebrate the cultural heritage of Meridian.On-going Mayor's Office
5.03.00 Improve air quality and reduce air pollution in the Meridian and Treasure Valley airshed.
5.03.01 Protect public health by reducing ozone, fine particulate matter and other green house gases
and toxics in the air.
5.03.01A Implement the City's Pathways Master Plan.On-going Parks
5.03.01B Coordinate with ACHD to improve traffic flow, minimize vehicle time spent idling and
accelerating, and reduce the number of single-occupancy vehicles.On-going Community
Development
5.03.01C Promote transportation choices, facilities, and alternatives such as car and van pooling, bicycle
racks/storage and telecommunicating.On-going Community
Development
5.03.01D
Partner with transportation agencies and large employers to promote public awareness of air
quality concerns and the need/benefits of alternative transportation choices, such as car and van
pooling.On-going Community
Development
5.03.01E Enforce City policy discouraging unnecessary idling for city fleet vehicles.On-going Police
5.03.01F Research utilization/installation of Energy Management Systems in municipal buildings to track
and cut energy costs for lighting and heating/cooling.On-going Public Works
5.03.01G Pursue Idaho Power’s “Flex Peak” program in both municipal; and large commercial/industrial
facilities.Low Public Works
5.03.01H Convert appropriate municipal fleet vehicles to low-emission/alternative fuel vehicles when
feasible.Medium Public Works
5.03.01I [Removed]NA NA
5.03.01J Adopt a Dust Abatement Ordinance in conformance with the prototype developed by COMPASS
for governments in the Treasure Valley.Low Community
Development
5.03.01K Participate with Ada County in publicizing burning bans when necessary.On-going Council
5.04.00 Reduce energy consumption in municipal facilities and operations; provide leadership in
promoting energy conservation in the City.
5.04.01 Provide City services in an environmentally sustainable and cost effective manner.
72City of Meridian Comprehensive Plan
5Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
5.04.01A Implement the action items in the City’s “Energy Efficiency & Conservation Strategy” (May, 2010)
in order to reduce energy costs at municipal facilities.On-going Public Works
5.04.01B
Review the “Energy Efficiency & Conservation Strategy” at regular intervals to assess status
of projects and programs and to make adjustments in response to changing conditions and
technologies.On-going Public Works
5.04.01C Obtain and utilize monitoring software to analyze energy consumption in City facilities.Lowest Public Works
5.04.01D Establish a dedicated, revolving fund based on energy savings to finance conservation programs
and projects in municipal operations.Low Public Works
5.04.01E Pursue City Energy Analyst position as identified in the “Energy Efficiency & Conservation
Strategy”.Lowest Public Works
5.04.01F Research and compile successfully-implemented, incentive-based energy conservation strategies
for use in both residential and commercial settings, from other municipalities.Low Community
Development
5.04.02 Promote energy conservation.
5.04.02A
Develop an outreach display/informational kiosk to provide public information on energy
conservation. Partner with other entities to provide outreach in other locations such as schools
and other public places.On-going Public Works
5.04.02B
Review and analyze City codes related to lighting standards to insure appropriate levels of
outdoor lighting in both public and private installations; to assure the “the right light for the right
use” is installed.On-going Public Works
5.04.02C Encourage the installation of alternative energy (wind, solar and geothermal) in public and private
facilities.On-going Council
5.04.02D Seek opportunities for public-private partnerships to develop alternative electricity generating
facilities.Lowest Public Works
5.05.00 Maximize diversion of the municipal waste stream from disposal to recycling and reduce the
amount of solid waste generated in the City.
5.05.01 Develop and support markets for recycled materials and products.
5.05.01A Investigate opportunities with other jurisdictions and private refuse contractors for waste
reduction and recycling "messaging".On-going Public Works
5.05.01B Establish solid waste fees that encourage waste reduction and recycling ("pay as you throw").On-going Council
5.05.01C Develop, and implement public education and outreach activities to raise awareness on waste
reduction, reuse, recycling, and toxic reduction.On-going Public Works
5.05.02 Establish recycling/diversion and hazardous waste disposal goals.
73City of Meridian Comprehensive Plan
5Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
5.05.02A Assure that opportunities are available for proper disposal of target priority waste streams such
as mercury, used oil, fluorescent lamps, used gas, and waste tires.On-going Public Works
5.05.02B Work with local stakeholders to develop public education campaigns regarding the importance
of and opportunities for the proper disposal of hazardous waste.On-going Public Works
5.05.03 Enhance existing City recycling and procurement policies.
5.05.03A Partner with City's waste contractor on developing and implementing composting program.Medium Public Works
5.05.03B Procure specific recycled content and less toxic materials (internal recycling/sustainability
programs).On-going Public Works
5.06.00 Promote the design, construction and operation of buildings that are environmentally
sustainable and healthy places to live, work and learn.
5.06.01 Optimize green building strategies in municipal buildings, both existing and new construction.
5.06.01A Work with developers, builders, educational institutions and local public utilities to research and
integrate new and emerging green building technologies.On-going All
5.06.01B
Evaluate using LEED Green Building standards and other adopted development and construction
standards with understood and accepted tools and performance criteria (e.g., ANSI/ASHRAE/
IES Standard 90.1-2007, Energy Standard for Buildings) in municipal facility/building construction
projects.
Medium All
5.06.01C Work towards Energy Star rating for municipal buildings and facilities where applicable.On-going All
5.06.01D Incorporate Low Impact Development (LID) technologies on City financed construction projects,
where appropriate and feasible.Medium Council
5.06.01E
Promote projects that demonstrate the effectiveness of managing runoff, reducing construction
and maintenance costs, and enhancing communities via adoption of LID approaches, strategies
and technologies by collaborating with developers.Medium Community
Development
5.06.02 Strive to optimize energy efficiency in both residential and commercial construction (existing
housing stock and new.)
5.06.02A Partner with regional stakeholders to increase public awareness of the benefits of sustainable
design and constructing high-performance built environments.On-going All
5.06.02B Create demonstration projects incorporating water and energy conservation; and energy efficient
construction methods and materials.On-going Public Works
5.06.02C [Removed]NA NA
74City of Meridian Comprehensive Plan
5Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
5.06.02D
Take advantage of new technologies and advancements in building science in order to promote
whole-building approach to sustainability by recognizing performance in five key areas of
human and environmental health: sustainable site development, water savings, energy efficiency,
materials selection and indoor environmental quality.
On-going All
5.06.02E Explore funding opportunities to retrofit a Meridian public building to improve energy efficiency.On-going All
5.06.02F
Develop cooperative relationships with Northwest Energy Efficiency Alliance, Energy Policy
Institute, University of Idaho Design Institute and Idaho Energy Collaborative in order to leverage
resources and opportunities for projects and public education, outreach events and initiatives.On-going Public Works
5.06.02G Capitalize on the opportunity to showcase alternative energy resources at city facilities, parks,
and buildings where applicable (wind turbines, solar panels, etc.)On-going Council
5.06.02H [Removed]NA NA
5.06.02I Identify funding sources and appropriate partners to stimulate energy efficient retrofits in
existing housing stock.Low Community
Development
5.06.02J Review ordinances, code, and conditional use permits to ensure there are no stumbling blocks to
implementing green building, energy efficient strategies and incentives.Medium Community
Development
5.06.02K [Removed]NA NA
5.07.00 Efficiently treat wastewater for current and future users by focusing on financial stewardship
and environmental sustainability.
5.07.01 Protect public health and watersheds through adequate treatment and disposal of wastewater.
5.07.01A Anticipate future needs by adopting and implementing the Public Works Department's revised
Sewer Master Plan and Wastewater Facility Plan.On-going Public Works
5.07.02 Provide cost effective and environmentally sustainable wastewater service to citizens and
business.
5.07.02A Implement the recycled wastewater master plan.On-going Public Works
5.07.02B [Removed]NA NA
5.07.02C Eliminate existing inadequate private treatment systems in the City and discourage their use
within future City limits.On-going Public Works
5.07.03 Expand the use of recycled water throughout the City.
5.07.03A Utilize "closed-loop" systems to reuse or recycle the waste stream.On-going Public Works
5.07.03B Explore alternative, sustainable energy sources including co-generation of power from waste
processing byproducts.On-going Public Works
75City of Meridian Comprehensive Plan
5Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
5.08.00 Provide ample and clean water to the citizens of Meridian in perpetuity.
5.08.01 Protect the quality of source water.
5.08.01A Ensure that new development is connected to the City's sanitary sewer system (no septic
systems).On-going Community
Development
5.08.01B Develop a source water protection plan.On-going Public Works
5.08.01C Coordinate with Idaho Department of Water Resources on reducing the proliferation of private
wells in the Area of City Impact.On-going Public Works
5.08.02 Provide water in a cost effective manner.
5.08.02A Develop and implement a water supply master plan.On-going Public Works
5.08.02B Assess and provide new water sources.On-going Public Works
5.08.03 Conserve existing water supplies.
5.08.03A Implement the Public Works Department Water Conservation Plan.On-going Public Works
5.08.03B Reduce reliance on City water (potable) for irrigation through use of recycled water, public
education and adoption of water conserving landscape guidelines.On-going Public Works
5.08.03C Initiate a public outreach program on water conservation.On-going Public Works
5.08.03D Encourage landscaping implementing the appropriate and attractive use of xeric, drought-
tolerant plant species and non-plant materials to reduce maintenance and water consumption. On-going Community
Development
5.09.00 Protect Meridian's surface water quality.
5.09.01 Establish and implement a Comprehensive Surface Water Protection program.
5.09.01A
Develop framework and components of a comprehensive surface water protection program
including Storm Water protection, Floodplain Management and stream and riparian protection
and restoration in order to satisfy the City's requirements under the Clean Water Act, FEMA, and
the National Flood insurance program.
On-going Public Works
5.09.01B Identify waterways, wetlands, and other natural resources for preservation.Medium Public Works
5.09.01C Implement policies that limit canal tiling and piping of creeks, drains where public safety issues
are not of concern.On-going Community
Development
5.09.01D Provide incentives for developers to grant conservation easements along creek-side corridors.Medium Community
Development
76City of Meridian Comprehensive Plan
5Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
5.09.01E Incorporate creek corridors as an amenity in development design.On-going Community
Development
5.09.01F Identify and implement Low Impact Development (LID) in storm water drainage systems that are
administered by the City of Meridian.Medium Community
Development
5.09.01G Develop and cultivate partnerships with local and regional stakeholders on public education
campaigns for water conservation and water quality.On-going Public Works
5.09.01H Work to eliminate older, inefficient septic and private treatment plants; connect users to City
wastewater system.On-going Public Works
City of Meridian Comprehensive Plan
6
77
Chapter
Chapter 6 – Public Services
Community, Social and Government Services
This chapter discusses community, social and government services provided
in Meridian. As part of this chapter, schools, parks and recreation, emergency
services, libraries, arts and entertainment, as well as general government and
private property rights are described. Some other services, like sewer, water, and
transportation, are addressed in other parts of this Plan and are not duplicated
here.
Education
For Meridian to encourage and attract new business,
to foster an environment which generates new ideas,
and to mold a diverse and sustainable economy, we
must continue to encourage and support educational
opportunities which create an employment base
attractive to employers. It is important for Meridian
residents to have accessible educational opportunities,
K-12 and beyond, which prepare them for rewarding
local career opportunities.
Public Schools
Public school facilities in the City of Meridian are part of the West Ada School
District, which serves an area larger than the City of Meridian and its Area of City
Impact. The District covers 384 square miles and serves the cities of Meridian,
Star, Eagle, western and south-western portions of Boise, part of Garden City,
and the unincorporated areas of Ada County that lie between these municipalities.
In total, there are 31 elementary schools, 9 middle schools, 5 comprehensive
high schools, 2 alternative high schools, 1 charter high school, and 1 magnet high
school throughout the West Ada School District.
Enrollment growth has placed tremendous demands on schools in recent past.
Since 2000, the District has opened eight elementary schools, three middle
schools, one alternative middle school, two high schools, and one alternative
high school. In the past ten years, West Ada School District has opened schools
at a faster pace than any district in the history of the state of Idaho. With an
additional 1,000 students per year projected to move into the District, this rate
of new school construction is expected to continue into the foreseeable future.
Land acquisition for future school sites within West Ada School District are based
upon the following acreage standards:
• Elementary Schools 10 to 12 acres
• Middle Schools 40 acres
• High Schools 55 acres
Chapter
78
6
City of Meridian Comprehensive Plan
Based on past trends, West Ada School District estimates that approximately
1,000 acres of land will be needed within the City of Meridian’s Area of City
Impact to meet the needs of all existing and projected K-12 students. As shown
on the Future Land Use Map, about one elementary school is projected within
each square mile of the City. Depending upon the residential density of an area
and other build-out factors, the District estimates that it will need at least one
middle school for every two to two and a half square miles and one high school
for every three square miles of fully developed land.
To assist the District, the City of Meridian seeks to continue its support through
joint long range and site planning, continued exploration into multi-use and shared
facilities, and providing increased safety through efficient use of multi-modal
transportation corridors servicing schools. The City will continue to support
school sites within every square mile, encourage communication between essential
service providers to plan for and accommodate growth associated with schools,
and further explore opportunities to cut operating costs through joint land use
agreements. Thoughtful communication and coordination will help to ensure
residents in the City of Meridian have close, safe, and applicable educational
opportunities.
Continuing Education
In addition to Idaho State University–Meridian, other colleges and universities
in the Meridian area include (main campus location in parenthesis): University
of Phoenix (Meridian), George Fox University (Meridian), Guardian College
(Meridian), Broadview University (Meridian), Boise State University (Boise),
College of Western Idaho (Nampa), College of Idaho (Caldwell), Northwest
Nazarene University (Nampa), University of Idaho Extension (Boise), Stevens-
Henager College (Boise), Carrington College (Boise), Brown Mackie College
(Boise), and Treasure Valley Community College (Ontario, OR).
Emergency Services
Police
Despite the tremendous growth Meridian has experienced over the last decade,
the City has not been subject an increased crime rate. In fact, the rate of criminal
offenses in Meridian has remained lower than the national and state averages for
several years. Review of officer to population ratio and response times suggests
that with the more recent addition of officers, detectives, school resource
officers, neighborhood contact officers, support staff and the advancements of
the administration, the Meridian Police Departments is maintaining a respectable
crime rate as well as an impressive clearance rate at approximately 45.5% in 2009.
Going forward, continued coordination with the Police Department is vital to
ensure adequate services are available for proposed annexation and development
requests. Making best use of the Police Departments obvious expertise in matters
of safety is also important in the planning and design of new facilities, services,
and contingency/hazard response plans.
“Thoughtful commu-
nication and coordina-
tion will help to ensure
residents in the City of
Meridian have close,
safe, and applicable
educational opportuni-
ties.”
City of Meridian Comprehensive Plan
6
79
Chapter
The Police Department also houses the City’s code enforcement team. These
individuals are primarily responsible for ensuring that City Code violations in
the City are identified and quickly corrected. Lastly, continued participation by
the Police Department in local events and special programs, such as the Police
Athletic league (PAL) will remain a key element of their success by promoting a
safe community, serving as proactive crime deterrents through good example,
and fostering the respect of the community.
Fire and Ambulance
The Meridian Fire Department has quickly transformed from a primarily all-
volunteer department into a combination department with 57 full-time firefighters
and 20 part-time, on-call personnel. Currently, the Meridian Fire Department
consists of five Fire Stations strategically located throughout the Meridian area,
with plans for a total of 11 at full build out of the Meridian Area of City Impact.
Services provided by the department include: fire, rescue, hazardous materials,
fire prevention education, plans review, inspections and advanced life-support
emergency medical service. The Meridian Fire Department will continue to be an
important asset in development and land use decisions, as they ensure that there
is adequate fire flow, access and compliance with the Fire Code.
Parks and Recreation
The City of Meridian Parks and Recreation Department is the primary recreation
service provider for Meridian. Quality parks, recreation facilities, activities and
programs are considered by most Meridian residents to be vital in promoting
overall quality of life. The Parks and Recreation Department is responsible
for maintaining public open spaces and providing a quality system of parks and
recreation facilities and positive leisure opportunities available to all persons in
the community. The Department is also responsible for the development and
maintenance of the pathways system and urban forest. Parks and Recreation also
offers a variety of recreational programs, adult sports leagues, special events, and
handles shelter/field reservations and temporary use permits. Meridian parks and
recreation facilities and recreational programs provide residents with safe outlets
for entertainment, exercise, social activities, and learning opportunities.
Continued provision of high quality, year-round park and recreation facilities and
activities requires the acquisition and development of land, funding for maintenance
and renovations, and programming of elements and use activities. Developing new
parks and expanding the existing park system with cutting-edge features like multi
sensory games, ice skating rinks, dog parks, and year-round programs is vital to
keep up with demand from growth.
The City also seeks to continue expanding its pathway system by coordinating new
projects with regional partners, and providing safe, tightly integrated pathways
linking popular destinations such as schools and parks to neighborhood centers.
Therefore, the City’s Parks and Recreation Master Plan and Pathways Master Plan
should be used when evaluating proposed development for consistency with the
City’s plans.
“Further, parks and
open space help to
regulate air quality
and climate, counter
the warming effects
of paved surfaces,
recharge groundwater
and protect lakes and
streams from polluted
runoff.”
Chapter
80
6
City of Meridian Comprehensive Plan
Arts and Entertainment
Meridian envisions a vibrant arts and entertainment scene that integrates the
arts experience into everyday life and enhances the spirit of the City. As part
of its commitment to raising awareness of existing opportunities and providing
new offerings to experience art, the City created the Meridian Arts Commission
(MAC) in 2006. MAC wants to ensure continued access to a variety of offerings for
all residents, regardless of age, race, or ability. In addition to supporting the arts,
the City seeks to continue its encouragement of Community Events. Programs
such as the Dairy Days Festival, Chili Cook-Off, Firefighter’s Salmon BBQ, Free
Family Fishing Day, the Meridian Symphony Orchestra, and others are vital to
community well being. The continued availability of a variety of social opportunities
is essential in promoting community for all residents. Other opportunities to
support new facilities for community enrichment, education, and outreach should
be explored.
Libraries
The Meridian Library District operates two locations, one on Cherry Lane
and the other in the Silverstone Business Campus, is free to all residents and
provides a variety of services in support of the community. The mission of the
Meridian Library District is to provide a safe and inviting place where residents can
interact with each other; find information about their community and its offerings;
investigate a wide range of topics pertaining to their work, school and personal
lives; and develop a love of reading and learning that will continue throughout
their lives. Even with the increasing demand and popularity of digitally based
media, libraries continue to provide a service to the traditional book readers, the
young, those needing a little extra help, and others, as a safe place to socialize,
share and learn.
Organizational Excellence
City Hall
Meridian City Hall, located in downtown, serves as the hub of Meridian’s
municipal government. City Hall currently houses ten City departments, serving
as a convenient “one-stop-shop” for citizens seeking services, including: Clerk’s
Office, Parks and Recreation, Fire Department Administration, Building Services,
Planning, Finance/Billing, Purchasing, Human Resources, City Attorney’s Office,
Information Technology, and the Mayor’s Office. City Hall is a community-centric
building that also features an art gallery, the Meridian Historical Society, and
community meeting spaces.
Meridian uses the Mayor-Council form of local government. The job of the City
Council, which includes the Mayor, is to adopt codes that govern the City in
addition to applicable state and federal laws, create an annual budget, and oversee
all of the City’s fiscal matters. The City of Meridian promotes citizen involvement
in government by inviting residents to serve on a variety of boards, commissions,
and committees designed to assist City leaders in information gathering and
“Life is the only art
that we are required
to practice without
preparation, and with-
out being allowed the
preliminary trials, the
failures and botches,
that are essential for
training.”
-Lewis Mumford
City of Meridian Comprehensive Plan
6
81
Chapter
deliberative processes. Some of the volunteer boards and commission in
Meridian are: Parks & Recreation Commission, Planning & Zoning Commission,
Meridian Arts Commission, Historical Preservation Commission, Transportation
Commission, Impact Fee Advisory Committee, Solid Waste Advisory Commission
and the Mayor’s Youth Advisory Council.
City staff is committed to providing the best customer service
to the community we serve, and responds to customers in
a genuine, positive, and timely manner. Interactions are
solution-oriented, where staff meets and exceeds expectations
by listening to customers and following through on their
concerns. Staff members understand each individual’s role in
the organizational team, know their jobs, and accept that each
person is responsible for their own work, choices, and actions.
Staff members are trustworthy and courteous and show honor
and accept people with diverse opinions and backgrounds. Staff
performs professionally beyond the parameters of the job while
being creative, innovative, flexible and adaptable to community
needs. In short, City Staff provides our best for the community
we serve. We provide quality service to our customers and
positive development of our staff that promotes and expects
accountability, respect and excellence.
One of the ways the City is improving upon service is by
investing in enterprise solution software that will integrate
the services and data collection of the building division,
development services division, planning department, clerk’s office, and code
enforcement. This system will also have the ability to “talk” to our geographic
information system, billing software, and water and sewer utility information
database. By having information in a shared database, staff will be able to process
permits, development applications, and licenses more efficiently and effectively
and provide more accurate and timely responses to customer queries.
Community Development Block Grant
The City of Meridian became an Entitlement Community as designated by the
U.S. Department of Housing and Urban Development (HUD) in the fall of 2006.
With the Entitlement Community designation, the City receives money annually
through the Community Development Block Grant (CDBG) Program. The CDBG
Program seeks to develop viable urban communities by providing decent housing
and a suitable living environment, and by expanding economic opportunities,
principally for low- and moderate-income persons. The City Council, with input
from the public, establishes the overall direction of the CDBG Program in the
Consolidated Plan, which identifies high-level goals and objectives for the five
year interval covered by the Plan. Activities the City will undertake each year
are detailed in annual action plans, which the City prepares and submits to HUD.
Providing decent housing for low- and moderate-income persons is one of the
primary goals of the CDBG Program, and HUD has a strong commitment to
“Staff performs pro-
fessionally beyond the
parameters of the job
while being creative,
innovative, flexible
and adaptable to
community needs.”
Chapter
82
6
City of Meridian Comprehensive Plan
affirmatively further fair housing. The City of Meridian, as a recipient of the CDBG
federal funds, and its partnering non-profits, are obligated to not discriminate in
housing or services directly or indirectly on the basis of race, color, religion, sex,
national origin, age, familial status, or disability.
In 2011, the City will update its Consolidated Plan for the next five years.
Community input is an important component of each Consolidated Plan update,
and the City works with individuals and local non-profit agencies to help determine
the most critical needs within the community and determine how best to address
those needs. As part of the updated Consolidated Plan process, the City will
undergo an Analysis of Impediments to Fair Housing Choice. This review will
determine any areas where the City can strengthen its anti-discrimination policies
and practices to insure that all persons and households have access to decent
housing options.
Property Rights
The City of Meridian wholly respects the rights of its citizens and their property,
and is abjectly against the negligence, abuse or devaluing of private property
by others. By encouraging property maintenance, preventing and mitigating
incompatible land use, and ensuring local, state, and federal code compliance,
residents should feel their private property rights are respected and secure. The
City will continue to review its policy for compliance with the State regulatory
takings guidelines, and ensure that its staff is appropriately trained in applicable
code related to property rights. For a comprehensive review of property rights
and regulatory takings analysis, which the City will use to review policy and code
against for compliance with private property rights, please see Appendix C.
“The City of Meridi-
an wholly respects the
rights of its citizens
and their property,
and is abjectly against
the negligence, abuse
or devaluing of pri-
vate property by oth-
ers.”
83City of Meridian Comprehensive Plan
6Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
6.01.00
Provide a broad range of parks, programs, and recreational facilities that meet a variety of
needs and uses and that are located geographically throughout Meridian and available to
everyone.
6.01.01 Provide for park acquisition and maintenance to meet projected demands.
6.01.01A Require open space areas within all development.On-going Community
Development
6.01.01B Update and maintain existing parks and recreation facilities to meet all regulatory, safety, and
quality standards.On-going Parks
6.01.01C Support funding of Comprehensive Parks and Recreation System Plan projects and programs.On-going Council
6.01.01D Annually review, update and implement the Comprehensive Parks and Recreation System plan.High Parks
6.01.01E Identify and require future park sites using information in the Comprehensive Parks and
Recreation System and on the Future Land Use Map.On-going Parks
6.01.01F Consider population/housing density when acquiring future land for parks and recreation.On-going Parks
6.01.02 Throughout the City, develop all park and recreation land to provide diversity of uses and
activities.
6.01.02A Identify and provide for the recreation needs of all citizens.On-going Parks
6.01.02B Review possible sites within City for developing an indoor multiple-use facility.Medium Parks
6.01.02C Develop pathways to connect Meridian with Boise, Nampa, Kuna, and Eagle.Medium Parks
6.01.02D Develop indoor/outdoor multiple-use facilities (i.e., recreation center, fairgrounds, etc.) for a
variety of recreational, educational, cultural, and sports purposes and uses.Low Parks
6.01.02E Create parks that encourage year-round use and multi-sensory play.On-going Parks
6.01.02F Provide a variety of park types (neighborhood parks, community parks, regional parks)
interspersed throughout the community.On-going Parks
6.02.00 Ensure that adequate public services are provided for existing and future residents and
businesses.
6.02.01 Plan and expand services as part of the development process.
Chapter 6 – Goals, Objectives, & Action Items
84City of Meridian Comprehensive Plan
6Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
6.02.01A
Implement the City's Pathways Master Plan to provide a bike and pathways system between
neighborhoods, local collectors, and community destinations. Work with new development, ITD,
ACHD, COMPASS, Ada County, and other entities to identify partnership opportunities.On-going Community
Development
6.02.01B Require that development projects have planned for the provision of all public services.On-going Council
6.02.01C Require adequate fees from new development to fund expansion of services.On-going Council
6.02.02 Cooperate with other agencies and service providers around the Valley.
6.02.02A Support joint use agreements with the West Ada School District, Western Ada Recreation District,
ACHD, irrigation districts, and other private and non-profit entities.On-going Council
6.02.02B
Communicate with essential service providers and local decision-makers to coordinate planning
efforts and direction of growth. Service providers include but are not limited to: All City
Departments, ITD, ACHD, COMPASS, VRT, Irrigation Districts, Western Ada Recreation District,
Ada County, St. Luke's Hospital, St. Alphonsus Hospital, West Ada School District, Meridian Library
District, Idaho Power, Century Link, Intermountain Gas, Solid Waste, Emergency Medical Services
(EMS), Idaho Department of Health and Welfare, Department of Environmental Quality, Central
District Health Department, and U.S. Army Corps of Engineers.
Highest Council
6.02.02C Coordinate with irrigation districts to implement the proposed pathway network along irrigation
canals, ditches, creeks, and easements.On-going Parks
6.02.02D Schedule regular meetings with City and County planning staff to discuss projects and joint
planning efforts.High Community
Development
6.02.02E Participate in transportation planning efforts.On-going Community
Development
6.02.02F Coordinate the City's Capital Improvement Plans (CIPs) with ACHD's projects.On-going Public Works
6.02.02G Address the Area of City Impact boundary with Ada County and the Cities of Eagle, Boise, Star,
and Kuna.Highest Community
Development
6.02.02H Coordinate with transportation agencies to ensure provision of services and transit development.On-going Community
Development
6.02.02I Coordinate with the City of Nampa and Canyon County on land use, transportation and
emergency services issues.On-going Community
Development
6.02.02J Coordinate with appropriate agencies on master planning and long-range planning efforts.On-going Community
Development
6.02.02K Ensure that other City departments, area agencies and service providers are informed about and
have an opportunity to participate in the City's development review process. On-going Community
Development
6.03.00 Allow all Meridian residents and visitors an opportunity to experience public art.
85City of Meridian Comprehensive Plan
6Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
6.03.01 Provide art in public places.
6.03.01A Provide both permanent and rotating works of art in City Hall and other public places.On-going Finance
6.03.01B Encourage public art be integrated as a component of community development. On-going Community
Development
6.03.01C Utilize percent for art ordinance funding to raise awareness and appreciation of the arts.Medium Finance
6.03.01D Establish an Art and Cultural District High Community
Development
6.03.01E Provide local artists opportunities to showcase their work.On-going Finance
6.03.01F Find a way to fund a civic center - home for the arts. Medium Council
6.04.00 Provide hands-on experiences in the fine arts, regardless of age, race, ability, or other
protected class.
6.04.01 Provide a diversity of education and art experiences for all residents.
6.04.01A Develop and offer youth art opportunities at and after school. On-going Finance
6.04.01B Provide arts education for adults and seniors, and partner with other community organizations to
support and encourage arts programs.On-going Finance
6.04.01C Present a variety of performing arts locally. On-going Finance
6.04.01D Sponsor performing arts in partnership with community organizations.On-going Council
6.04.01E Raise awareness and promote existing arts offerings and artwork within the community.On-going Finance
6.05.00 Protect public health and safety by guiding growth and development away from hazardous
areas that pose a threat to people and property.
6.05.01 Reduce the threat of loss of life and property from hazards.
6.05.01A Plan and allow land uses surrounding Waste Water Treatment Plant to reduce human exposure to
odors.On-going Community
Development
6.05.01B Require industrial uses to conform to disposal, spill and storage measures as outlined by the EPA.On-going Public Works
6.05.01C Discourage residential areas in close proximity to Wastewater Treatment Plant.On-going Community
Development
86City of Meridian Comprehensive Plan
6Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
6.05.01D Work with ITD and ACHD to ensure highways and roadways are as safe as possible.On-going Community
Development
6.05.01E Maintain a Critical Task Analysis plan for Fire and Police responses within the jurisdiction.High Police / Fire
6.05.01F Work with Idaho Power to ensure that a National Interest Electric Transmission Corridor does not
traverse through Meridian.On-going Community
Development
6.05.01G Locate areas below canals and laterals that could be damaged if the slope is compromised. On-going Public Works
6.05.01H Allocate resources to define, locate, map, and establish response plans for target hazards within
the jurisdiction.High Fire
6.05.01I Allocate resources to develop and implement Community Risk Reduction programs.High Fire
6.06.00
Ensure that all planning decisions and ordinance implementation balances the interests of
the community with the protection of private property rights for owners today and future
generations.
6.06.01 Enact land use ordinances, policies, fees and make decisions, including land use restrictions and
conditions of approval, that do not violate private property rights.
6.06.01A Conduct regular training with City staff to ensure that they properly adhere to and apply
provisions of Idaho Code §67-8003 in land use planning and development review processes.On-going Legal
6.06.01B Review policies, the Unified Development Code, and other regulations for consistency with Idaho
Code. High Community
Development
6.06.01C Encourage property owners to preserve and maintain their property for use of future
generations. On-going Council
6.06.01D Preserve private property rights and values by enforcing regulations that will prevent and
mitigate against incompatible and detrimental neighboring uses.On-going Council
City of Meridian Comprehensive Plan
7
87
Chapter
Chapter 7 – Implementation
When it comes to implementing the City of Meridian Comprehensive Plan, the
primary responsibility lies with City Staff. As discussed in Chapter 1, however,
citizens, developers, the Planning and Zoning Commission, as well as the City
Council and other groups and commissions, are all involved and also responsible
for shaping community development and the overall pattern of growth within
the community.
Making the Plan Reality
Alignment with Other Plans and Resources
One of the key ways that the Comprehensive Plan becomes an improved tool
for growth is to align it with other established plans and goals for the City. The
specific plans and documents that are adopted as part of the Comprehensive
Plan include: the Existing Conditions Report, the
Ten Mile Interchange Specific Area Plan, the City of
Meridian Strategic Plan, the Architectural Standards
Manual, the Comprehensive Parks and Recreation
System Plan, the Meridian Pathways Master Plan,
Downtown Meridian Street Cross-section Master
Plan, Destination Downtown, Communities in
Motion, ACHD’s Roadways to Bikeways Bicycle
Master Plan, and the Master Street Map, Complete
Streets Policy, the Livable Street Design Guide from
ACHD’s Transportation and Land Use Integration
Plan (TLIP), and the Ada County Emergency Plans
and Natural Hazard Mitigation Plan. The City hereby
adopts as addenda to the Comprehensive Plan the
versions of these documents in effect at the time the
Comprehensive Plan is approved by the City Council, and as amended.
The Comprehensive Plan has a symbiotic relationship with and works in concert
with City Code, the City’s Community Development Block Grant Consolidated
Plan, the City’s Energy Efficiency and Conservation Strategy, the City’s Sewer
and Water Master Plans, other department master plans, capital improvement
plans, and various transportation plans and studies. It is also used in conjunction
with each City department’s strategic plan, action plan, and annual employee
performance appraisal.
All City departments should use the Comprehensive Plan as a tool for setting
work plans, budgets, capital improvements, and allocating other resources for
City Council approval. City staff from all departments will regularly discuss and
coordinate the needs of the City. Staff will work together with the common
goal of guiding growth, providing City services within available resources, being
organized and efficient, and being good stewards of the public trust.
“Implementation
of the Plan will take
hard work and dedi-
cation from the entire
community.”
Chapter
88
7
City of Meridian Comprehensive Plan
Next Steps
After adoption of the Comprehensive Plan, one of the first steps will be to
prioritize the action items listed in the Plan. City Departments and other
stakeholders will be part of the process to determine which action items are
immediate, intermediate or long-term priorities. This consolidated list of the
action items will be referred to as the Implementation Plan of the Comprehensive
Plan and it will establish both an action item lead and support, including all City
departments or civic organizations that need to be involved in completing each
action. After staff consensus on priorities, the draft Implementation Plan will be
shared with the Mayor and Council. By assigning both responsibility, and priority,
the intent is to provide for the timely execution of the various components of
the Plan. On a regular basis, City staff will report back to the Council on progress
being made in completing action items. It is also anticipated that additional action
items may be added and an update to both the text of the Comprehensive Plan
and the Existing Conditions Report will occur on a semi-annual basis, and/or as
otherwise needed.
Implementation of the Plan will take hard work and dedication from the entire
community. Hopefully, everyone finds the organization of this document to be
user-friendly and the goals, objectives and action items representative of the
community’s vision.
89City of Meridian Comprehensive Plan
7Chapter
I.D.GOALS / OBJECTIVES / ACTION ITEMS ELEMENT PRIORITY RESPONSIBLE LEAD
7.01.00 Shape the future of the City by providing citizens and City leaders with a Comprehensive
Plan Vision and City ordinances that execute that vision
7.01.01 Advance, support, and promote development of planning and economic development tools.
7.01.01A Keep current the Unified Development Code and Future Land Use Map to implement the
provisions of this plan.On-going Community
Development
7.01.01B Support the Economic Excellence team.On-going Council
7.01.01C Maintain, update and find better ways to use Geographic Information Systems (GIS) in everyday
City business and project-specific purposes.On-going All
7.01.01D Engage the public in land use planning processes by using a variety of methods to inform and
solicit comments.On-going Community
Development
7.01.01E Update the Unified Development Code to establish incentives and regulations for small-scale or
specialized agricultural operations in certain parts of the City. High Community
Development
7.01.01F Integrate land use and transportation planning to ensure that they mutually support the
communities' goals and desires.On-going Community
Development
7.01.01G Review the status of the Comprehensive Plan implementation plan to ensure steady progress.On-going Community
Development
7.01.01H
Require that the Planning and Zoning Commission duties include detailed review of the adopted
Comprehensive Plan at least once a year and that decisions explicitly reflect support and advance
of the Plan as the primary factor of approval.On-going Community
Development
7.01.01I Require that public meetings be held regularly to review the Comprehensive Plan and to promote
a better understanding of the plan and its purpose.On-going Community
Development
7.01.01J Conduct work sessions with area cities and counties as needed to better coordinate planning
policies regionally.On-going Community
Development
7.01.01K Organize and fund committees or special commissions consistent with the provisions of this plan.On-going Council
7.01.01L Require that the Unified Development Code and all other City and County ordinances are
enforced.On-going Council
7.01.01M Educate the public and advisory boards so that they understand the Comprehensive Plan's legal
elements and intent.On-going Legal
Chapter 7 – Goals, Objectives, & Action Items
90City of Meridian Comprehensive Plan
7Chapter
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A
A-1
Appendix
City of Meridian Comprehensive Plan
Glossary Terms
Affordable Housing – Housing with rents or mortgage costs that are 30% or less of
the gross monthly income of a household at 80% or below the Boise Metropolitan
Statistical Area median income.
Area of City Impact – Also known as the City’s planning area. It is the land area
surrounding the limits of each City, negotiated between each individual City and
the county in which it lies. Each City has comprehensive planning authority for
its Area of City Impact, but until annexation occurs, zoning and development
entitlement is handled by the county.
Buffer – An area within a property or site, generally adjacent to and parallel with
the property line, either consisting of existing natural vegetation or created by the
use of trees, shrubs, berms and/or fences and designed to limit views and sounds
from the development tract to adjacent parties and vice versa. Also commonly
used when describing a transitional use, typically office, between residential and
commercial or industrial.
Building Code – Legislative regulations that prescribe the materials, requirements
and methods to be used in the construction, rehabilitation, maintenance and repair
of buildings. The City of Meridian, per state statue, has adopted the Uniform
Building Code (UBC), developed by the International Conference of Building
Officials.
Capital Improvement Program – A process of identifying and budgeting for the
public facilities that a jurisdiction will need to construct in order to serve existing
and anticipated development. Capital improvement programming is typically done
in five-year increments with annual updates. A Capital Improvement Program
(CIP) must address the type of project, the location of the project, the cost of
the project, the source of funds to finance the project, the agency or department
responsible for the project, and the time frame for completion of the project.
Capital Improvement Programs are a primary tool of most growth management
programs.
Compatible – Land uses capable of existing together without conflict or ill effects.
Conditional Use – A utilization of land having characteristics such that it may be
allowed in a particular zoning district only after review by the Commission and
Council, and granting of approval imposing conditions deemed necessary to make
the proposed use compatible with other uses in the area.
Conditional Use Permit – Permit issued to allow a conditional use.
Cross-Access Agreement – An agreement between adjacent property owners
in which internal connections are provided between parking areas in order to
improve traffic flow on the street by minimizing the number of access points
needed. Cross-access agreements are typically obtained incrementally as a
condition of approval for new development. The first one to develop will be
Appendix A
A-2 City of Meridian Comprehensive Plan
required to make an irrevocable offer of cross-access to the adjacent parcel
and must design the parking lot to accommodate the access. When the adjacent
owner wishes to develop, they will be conditioned to reciprocate with a similar
cross-access agreement and complete the access.
Density Bonus – Incentives given for dedication of land to the public for parks,
schools, or other public facilities.
Dry-line Sewer – The installation of a sewage collection system designed to be
served by gravity flow into the City of Meridian municipal wastewater system, in
accordance with current facilities plans, that is not initially operational because
downstream sewers are not yet constructed.
Fair Housing Act – Fair Housing Title VIII of the Civil Rights Act of 1968, enacted
to prohibit housing discrimination based on race, color, religion, national origin,
handicap, sex, and/or familial status.
Fire Flow – The minimum number of gallons per minute that are needed to fight
a fire in a structure, for two continuous hours through fire plugs in the near
proximity of the structure. Fire flow requirements are established by the national
Uniform Fire Code and are a factor in the City’s Insurance Services Office (ISO)
rating.
Floodway – Drainage and irrigation channels and adjacent land areas that must
be reserved to discharge flood waters from a 100-year flood. Development is
prohibited in this area.
Green Building – Also known as green construction or sustainable building, is
the practice of creating structures and using processes that are environmentally
responsible and resource-efficient throughout a building’s life-cycle: from siting to
design, construction, operation, maintenance, renovation, and demolition.
Hazardous Waste – Waste that poses substantial or potential threats to public
health or the environment. There are four factors that determine whether or
not a substance is hazardous: ignitability (i.e., flammable), reactivity, corrosiveness
and toxicity
Infill Development – Development on vacant parcels, or redevelopment of
existing parcels to a higher and better use, that is surrounded by developed
property within the City of Meridian.
Leadership in Energy & Environmental Design (LEED) – An internationally
recognized green building certification system, providing third-party verification
that a building or community was designed and built using strategies intended to
improve performance in metrics such as energy savings, water efficiency, CO2
emissions reduction, improved indoor environmental quality, and stewardship of
resources and sensitivity to their impacts.
Low Impact Development (LID) – A term used in the United States to describe
a land planning and engineering design approach to managing stormwater runoff.
A
A-3
Appendix
City of Meridian Comprehensive Plan
LID emphasizes conservation and use of on-site natural features to protect water
quality.
Neighborhood Center – A development area that includes a mix of uses and
housing types, a central public gathering place, interconnecting streets and alleys,
schools within walking distance, and services (office and retail) to serve the
neighborhood. The basic goal is integration of the activities of potential residents
with work, shopping, recreation and transit all within walking distance.
Public Facilities and Services – See Urban Services.
Reclaimed Water – Former wastewater (sewage) that has been treated to remove
solids and certain impurities, and then used in sustainable landscaping irrigation
or to recharge groundwater aquifers. This is done for sustainability and water
conservation, rather than discharging the treated wastewater to surface waters
such as rivers and oceans. Sometimes called recycled water.
Strategic Plan – The strategic plan will serve as a roadmap for the City’s success
over a period of five years. It will also serve as a tool to communicate the City’s
intentions to the community, focus the direction of its financial resources and
employees, and ensure that short-term goals and objectives are met in a timely
fashion to ensure attainment of the City’s overall vision.
Urban Service Planning Area – Priority planning area where City of Meridian
sewer and water facilities and most other services and utilities are available or
planned in officially adopted plans.
Urban Services – Services provided by the City of Meridian or established
jurisdictions within the City of Meridian, including City of Meridian water, fire
protection by Meridian City-Rural Fire District, City of Meridian parks and
recreation facilities, City of Meridian police protection, public sanitary sewers
owned by the City of Meridian, public transit, schools, storm drainage facilities,
and urban standard streets and roads.
Walkable – Development that contains a comprehensive network of sidewalks
and trails. Development tends to be compact, and diverse, providing varied and
plentiful destinations for walking and cycling; destinations tend to be within ¼ of
a mile from dwellings. Environment is safe and aesthetically pleasing, with open
space interspersed throughout development.
A-4 City of Meridian Comprehensive Plan
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B
B-1
Appendix
City of Meridian Comprehensive Plan
Acronyms and Abbreviations
ACHD Ada County Highway District
AOCI Area of City Impact
BGG Blueprint for Good Growth
BOD Biochemical Oxygen Demand
CDBG Community Development Block Grant
CDHD Central District Health Department
CIM Communities in Motion
COMPASS Community Planning Association of Southwest Idaho
CPRSP Comprehensive Parks and Recreation System Plan
DEQ Department of Environmental Quality
DOT U.s. Department of Transportation
EECS Energy Efficiency and Conservation Strategy
EPA Environmental Protection Agency
FAM Future Acquisitions Map
FHWA Federal Highway Administration
FLUM Future Land Use Map
GPM Gallons per Minute
HUD Housing and Urban Development
IDHW Idaho Department of Health and Welfare
IPUC Idaho Public Utility Commission
ISU Idaho State University
ITD Idaho Transportation Department
LEED Leadership in Energy & Environmental Design
LID Local Improvement District
MAC Meridian Arts Commission
MADC Mayor's Anti-Drug Coalition
MAYC Mayor's Youth Advisory Council
MDC Meridian Development Corporation
MGD Million Gallons per Day
NC Neighborhood Center
NMID Nampa Meridian Irrigation District
NPDES National Pollution Discharge Elimination System
PAD Position Accountability Definition
PAL Police Athletic League
RUT Rural Urban Transition (Ada County zoning designation)
SHPO State Historic Preservation Office
SWAC Solid Waste Advisory Committee
Appendix B
B-2 City of Meridian Comprehensive Plan
TLIP Transportation and Land Use Integration Plan
TMDL Total Maximum Daily Load
TMISAP Ten Mile Interchange Specific Area Plan
TTF Transportation Task Force
UDC Unified Development Code
UPRR Union Pacific Railroad
USDOT U.S. Department of Transportation
USPA Urban Service Planning Area
VRT Valley Regional Transit
WWTP Wastewater Treatment Plant
C
C-1
Appendix
City of Meridian Comprehensive Plan
Regulatory Takings Checklist
The City of Meridian wholly respects the rights of its citizens and their property,
and is abjectly against the negligence, abuse or devaluing of private property
by others. By encouraging property maintenance, preventing and mitigating
incompatible land use, and ensuring local, state, and federal code compliance,
residents should feel their private property rights are respected and secure. The
City will continue to review its policy for compliance with the State regulatory
takings guidelines, and ensure that its staff is appropriately trained in applicable
code related to property rights. The following checklist is used in reviewing
proposed regulations or actions to ensure compliance with private property
rights.
1. Does the regulation or action result in a permanent or temporary
physical occupation of private property?
Regulation or action resulting in permanent or temporary occupation of all or a
portion of private property will generally constitute a “taking.” For example, a
regulation that required landlords to allow installation of cable television boxes in
their apartments was found to constitute a “taking.” (See Loretto v. Teleprompter
Manhattan CATV Corp., 458 U.S. 419 [1982].)
2. Does the regulation or action require a property to dedicate a
portion of property or to grant an easement?
Carefully review all regulations requiring the dedication of property or grant of
an easement. The dedication of property must be reasonably and specifically
designed to represent or compensate for adverse impacts of the proposed
development. Likewise, the magnitude of the burden placed on the proposed
development should be reasonably related to the adverse impacts created by
the development. A court will also consider whether the action in question
substantially advances a legitimate state interest. For example, the United States
Supreme Court determined in Nollan v. California Coastal Comm’n, 483 U.S. 825
(1987) that compelling an owner of waterfront property to grant public easement
across his property that does not substantially advance the public’s interest in
beach access, constitutes a “taking.” Likewise, the United States Supreme Court
held that compelling a property owner to leave a public green way, as opposed
to a private one, did not substantially advance protection of a floodplain, and was
a “taking.” (Dolan v. City of Tigard, 114 U.S. 2309 [June 24, 1994].)
3. Does the regulation deprive the owner of all economically viable
uses of the property?
If a regulation prohibits all economically viable or beneficial uses of the land, it will
likely constitute a “taking.” In this situation, the agency can avoid liability for just
compensation only if it can demonstrate that the proposed uses are prohibited by
the laws of nuisance or other pre-existing limitations on the use of the property
(See Lucas v. South Carolina Coastal Coun., 112 S. Ct. 2886 [1992].)
Appendix C
C-2 City of Meridian Comprehensive Plan
Unlike 1 and 2 above, it is important to analyze the regulation’s impact on the
property as a whole, and not just the impact on a portion whether there is any
profitable use of the remaining property available. (See Florida Rock Industries,
Inc. v. United States, 18 F.3d 1560 [Fed. Cir. 1994]. The remaining use does not
necessarily have to be the owner’s planned use, a prior use or the highest and
best use of the property. One factor in this assessment is the degree to which
the regulatory action interferes with a property owner’s reasonable investment
backed expectations.
Carefully review regulations requiring that all of a particular parcel of land be left
substantially in its natural state. A prohibition of all economically viable users of
the property is vulnerable to a takings challenge. In some situations, however,
there may be pre-existing limitations on the use of property that could insulate
the government from takings liability.
4. Does the regulation have a significant impact on the landowner’s
economic interest?
Carefully review regulations that have a significant impact on the owner’s
economic interest. Courts will often compare the value of property before and
after the impact of the challenged regulation. Although a reduction in property
value alone may not be a “taking,” a severe reduction in the property value often
indicates a reduction or elimination of reasonably profitable uses. Another
economic factor courts will consider is the degree to which the challenged
regulation impacts any developmental rights of the owner. As with 3, above,
these economic factors are normally applied to the property owner as a whole.
5. Does the regulation deny a fundamental attribute of ownership?
Regulations that deny the landowner a fundamental attribute of ownership--
including the right to possess, exclude other and dispose of all or a portion of
the property—are potential takings.
The United States Supreme Court recently held that requiring a public easement
for recreational purposes where the harm to be prevented was to the flood plain
was a “taking.” In finding this to be a “taking,” the Court stated:
The City never demonstrated why a public green way, as opposed to a private one,
was required in the interest of flood control. The difference to the petitioner, of
course, is the loss of her ability to exclude others…[T]his right to exclude others
is “one of the most essential sticks in the bundle of rights that are commonly
characterized as property.”
Dolan v. City of Tigard, 114 U.S. 2309 (June 24, 1994). The United States
Supreme Court has also held that barring inheritance (an essential attribute of
ownership) of certain interest in land held by individual members of an Indian
tribe constituted a “taking.” Hodel v. Irving, 481 U.S. 704 (1987).
C
C-3
Appendix
City of Meridian Comprehensive Plan
6. Does the regulation serve the same purpose that would be served
by directly prohibiting the use or action; and does the condition
imposed substantially advance that purpose?
A regulation may go too far and may result in a takings claim where it does not
substantially advance a legitimate governmental purpose. (Nollan v. California
Coastal Commission, 107 S. CT. 3141 [1987]; Dolan v. City of Tigard, 114 U.S.
2309 [June 24, 1994].)
In Nollan, the United States Supreme Court held that it was an unconstitutional
“taking” to condition the issuance of a permit to land owners on the grant of an
easement to the public to use their beach. The court found that since there was
not an indication that the Nollan’s house plans interfered in any way with the
public’s ability to walk up and down the beach, there was no “nexus” between
any public interest that might be harmed by the construction of the house, and
the permit condition. Lacking this connection, the required easement was just
as unconstitutional as it would be if imposed outside the permit context.
Likewise, regulatory actions that closely resemble, or have effects of a physical
invasion or occupation or property, are more likely to be found to be takings.
The greater the deprivation of use, the greater the likelihood that a “taking” will
be found.
C-4 City of Meridian Comprehensive Plan
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DAppendix
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City of Meridian Comprehensive Plan D-1
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in Chapters 2 through 7
City of Meridian Comprehensive Plan
EAppendix
E-2
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1
Description of Future Land Use Map Changes (H-2016-0098)
The following is a description of proposed changes to the Future Land Use Map. These changes are
intended to better reflect the existing and built environment, and to more consistently represent existing
land uses. Reviewing these descriptions alongside with the attached “working” land use map below may be
useful. Please note that the temporary legend and the referenced symbology on this map is not intended
for the final document, and exists only to highlight changes. To see what the final version will look like,
please reference the “final” land use map included with the amended City of Meridian Comprehensive
Plan.
Map Changes
Nearest Roadway Major
Intersection Description of Change Comment
North of Chinden and Black
Cat Add Medium Low Density Residential
In 2008 the County processed a change
to add this region to Meridian’s Area of
City Impact. A small area isolated area
within this change never had a land use
appropriately applied.
North of Chinden and Black
Cat Add Civic to lands near the Boise River
The County has previously processed a
change to add this region to Meridian’s
Area of City Impact.
South-west of Chinden and
Black McDermott Add a future Park halo
The Parks & Recreation Department has
indicated that there may need to be in
future park in this area at some point in
the City’s future..
West side of Map Area Add the future State Highway 16 alignment and supporting
road network as part of “Future Roadway” information
This information is helpful to understand
how planned improvements will impact
existing roadways and future
development in this area of Meridian.
East side of Chinden and
Meridian Remove Future Park symbol
There is no planned park here and no
location for it, per the Parks Dept. See
note below.
South-west of Chinden and
Meridian Add Future Park symbol There is potential for a future park in this
area, per the Parks Dept.
South-east of Ustick and Black
Cat
Change Civic to Medium Density Residential in Lake at
Cherry Lan Sub
This change is intended to reflect
existing homes currently shown under a
civic land use.
South-east of Ustick and
Linder Change Medium Density Residential to Civic
This change is intended to reflect the
location of an existing pathway and open
space corridor connecting the shown
open space corridor with Tully Park
(shown).
2
Nearest Roadway Major
Intersection Description of Change Comment
East of McDermott and Cherry Change from Low Density Residential to Civic
This change is to reflect City owned
property intended for development of a
future park (Borup Park).
East of Cherry and Ten Mile Add existing school overlay symbol
This is an existing charter school
(COMPASS) and the intent is to show
what the Civic land use is.
North-west of Pine and Linder Change from Medium and Medium High Density Residential
to Civic at two (2) locations.
This change is intended to reflect
ownership of these areas by West Ada
School District, in areas with constructed
improvements (ball fields and tennis
courts).
North-east of Fairview and
Eagle Remove future school symbol
There are no plans and no land for
development of a school in this area
(Kleiner Park).
North-east of Fairview and
Eagle Change from Mixed Use Regional to Civic
This change is to consistently show parks
as a Civic land use on the Future Land
Use Map (Kleiner Park).
South-west of Locust Grove
and Franklin Remove existing park symbol
The small bark park which this symbol
used to represent is no longer located
here, and now exists at Storey Park.
South-east of Linder and
Franklin Change Commercial to Medium Density Residential
This property is owned by the adjacent
residential subdivision HOA, and is not a
commercial property.
North-west of Locust Grove
and Interstate-84 Add existing school symbol
This used to be a commercial property
but is now under joint ownership by
West Ada School District and Idaho State
University. The property has several
schools.
South-east of Linder and Pine Remove future park symbol
There is no plan for a park in this area.
The existing school utilizes all of the
available open space. Per Parks Dept.
North-west of Locust Grove
and Interstate-84 Change Commercial to Civic
This used to be a commercial property
but is now under joint ownership by
West Ada School District and Idaho State
University
South-east of Overland and
Eagle along Area of Impact
line
Remove Medium Density Residential land use area
The County processed a change to
remove this area from Meridian’s Area of
City Impact. This area is already
developed and serviced by Boise (Muir
Woods).
3
Nearest Roadway Major
Intersection Description of Change Comment
South-east of Overland and
Eagle along Area of Impact
line
Add Low Density Residential land use area
The County processed a change to add
this region to Meridian’s Area of City
Impact. This area is part of a larger
County subdivision already within
Meridian’s Area of City Impact (Ranchos
Los Altos).
South-east of Victory and
Eagle Remove Low Density Residential land use area
The County processed a change to
remove this region from Meridian’s Area
of City Impact. This larger area and
property ownership is within Boise’s Area
of City Impact.
South-west of Overland and
Meridian
Change Medium Density Residential to Civic and add
existing school symbol
This property is currently being
developed as a new West Ada Middle
School, and the change is intended to
more consistently show school
properties under Civic land uses.
North-west of Victory and
Meridian Change Low Density Residential to Office
This change is intended to reflect a
larger area of existing and developing
office uses, currently shown under a
residential land use. These properties
developed under a PUD within a
residential land use area (Strada
Bellissima).
South-east of Victory and
Meridian
Remove the “N.C.” or Neighborhood Commercial overlay
from this Mixed Use Neighborhood land use.
This area, under Council approval, has
developed without elements central to
the idea of Neighborhood Commercial,
and does not in fact include any
commercial or office uses. There is still a
mix of residential uses and one church
with L-O zoning.
South-east of Victory and
Meridian Remove future school symbol
There is no longer any school facility
planned within this area (Per West Ada
School District).
South-west of Victory and
Eagle Change Medium Density Residential to Civic
This change is intended to more
consistently reflect ownership and
development of a school by the West
Ada School District (Siena Elementary
School).
North-east of Black Cat and
Amity Add a future Fire Station halo
The Fire Department has indicated that
there will need to be a new Fire Station
in this area at some point in the City’s
future.
4
Nearest Roadway Major
Intersection Description of Change Comment
South-west of Victory and Ten
Mile Add a future Park halo
The Parks & Recreation Department has
indicated that there may need to be in
future park in this area at some point in
the City’s future.
South-east of Victory and Ten
Mile Add a future Park halo
The Parks & Recreation Department has
indicated that there may need to be in
future park in this area at some point in
the City’s future..
South-west of Amity and
Eagle Remove Park halo
There is no plan for a public park in this
area. Open space available would be in
close proximity to the Future Lake Hazel
park (Per Parks Dept).
South-east of Amity and Eagle Add a future Park halo
The Parks and Recreation Department is
planning on a partnership with West Ada
school site in this area.
South-east of Lake Hazel and
Eagle, immediately south of
Lake Hazel
Remove Civic
The County processed a change to
remove this area from Meridian’s Area of
City Impact (Boise Ranch Golf Club).
South-east of Lake Hazel and
Eagle Remove Low Density Residential
If the golf course north of this this does
not redevelop within Meridian, terrain
and access for this area is difficult to
provide services.
5
Working Land Use Map
1
Detailed Text Changes (H-2016-0098)
The proposed additions and changes to the City of Meridian Comprehensive Plan are highlighted below;
underline represents new text, while strike-through is removal of existing text. The first section describes
changes to the text of the Comprehensive Plan, and the second to the Goals, Objectives, and Action Items
in the Comprehensive Plan (policy statements).
Underline and strikethrough list of changes to Comprehensive Plan
Location Text Comment
Chapter 1,
Page 2
The Meridian Comprehensive Plan is an official policy guide for decisions
concerning the physical development of the community. The Plan establishes
goals, objectives and action items to implement the City’s policies regarding
growth. The Plan works in concert with City Code and other planning-related
documents like the City’s Strategic Plan, the City’s Sewer and Water Master
Plans, the Comprehensive Parks and Recreation System Master Plan, and Capital
Improvement Plans. It is also used in conjunction with each City department’s
strategic plan and action plan. The Plan is not a set of standards or a means to
enforce City Code. Instead, it indicates, in a general way, how the community
should develop.
Changes to add strategic plan to list go
guiding documents, and to change the
name of the Parks and Recreation master
Plan.
Chapter 2,
Page 7
The City adopted a Design Manual by Resolution Number 09-647 on January
27th, 2009 as an addendum to the City’s Comprehensive Plan. On February
16th, 2016, the City replaced the Design Manual with an Architectural Standards
Manual (ASM). The ASM The Design Manual includes guidelines standards and
a that are part of the citywide design review process that encourages the
aesthetic development of the physical and built environment and results in an
attractive, livable community. For their parts in the design review process, the
ASM focuses on building design and the Unified Development Code on site
design.
Since adopting the ASM changed City
process, staff felt it was important to
reflect that in this update.
Chapter 3,
Page 18
However, we the City recognizes that some development may precede the
ability of the City, on its own, to extend services for such development. Upon
formal requests to the City for development that is on property not immediately
serviceable with urban services, the City Council may consider said applications
at a noticed meeting to determine if the proposed level of development is
appropriate and in the best interests of the City.
Grammatical correction
Chapter 3,
Page 19
Ada County will issue no building permit for said development(s) unless or until
the applicant for such building permit provides documentation that park impact
fees required by the City of Meridian have been collected or waived by the City
of Meridian.
This text is not accurate and in recent
memory, has never been the case.
2
Location Text Comment
Chapter 3,
Page 19
The City recognizes that some development may precede our ability to annex
the property. Developments within the AOCI but outside City limits will only be
considered if the following standards and conditions are agreed to by the
developer(s):
• The development is connected to City of Meridian water and sanitary
sewer systems and the extension to and through said developments
are constructed in conformance with the City of Meridian Water and
Sewer System Master Plans in effect at the time of development.
• An irrevocable consent to annexation is a condition of hook-up to
City sanitary sewer or water, is made a deed restriction on all
buildable lots, and is placed as a note on all final plats.
• All City sewer and water inspection and plan review fees (for the main
lines) in effect at the time of development are paid to the City of
Meridian.
• Development is consistent with the Future Land Use Map designation
for the property.
The City of Meridian is committed to fulfilling the terms of its Area of City
Impact Agreement with Ada County as well as similar agreements with
neighboring cities including Eagle, Kuna, Star, and Boise. We also note the City’s
intent to continue working with the County and surrounding cities on Area of
City Impact boundaries and development policies.
These changes reflects current practice.
Chapter 3,
Page 21
High Density: to allow for the development of multi-family homes in areas
where urban services are provided. Residential gross densities may should
exceed fifteen dwelling units per acre. Development might include duplexes,
apartment buildings, townhouses, and other multi-unit structures. A desirable
project would consider the placement of parking areas, fences, berms, and
other landscaping features to serve as buffers between neighboring uses.
Developments need to incorporate high quality architectural design and
materials and thoughtful site design to ensure quality of place and should also
incorporate high quality architectural design and materials and thoughtful site
design that incorporate connectivity with adjacent uses and area pathways,
attractive landscaping and individual project identity.
There are always exceptions, but
densities less than 15 units/acre are
targeted for the Medium High Density
Future Land Use. High Density should be
15 units/acre or higher.
3
Location Text Comment
Chapter 3,
Page 22
This designation includes the historic downtown and the true community
center. The boundary of the Old Town district predominantly follows Meridian’s
historic plat boundaries. In several areas, both sides of a street were
incorporated into the boundary to encourage similar uses and complimentary
design of the facing houses and buildings. Sample uses include offices, retail
and lodging, theatres, restaurants, and service retail for surrounding residents
and visitors. A variety of residential uses are also envisioned and could include
reuse of existing buildings, new construction of multi-family residential over
ground floor retail or office uses. In order to provide and accommodate
preservation of the historic character, tThe City has developed specific Design
architectural Guidelines standards for this area Old Town and other traditional
neighborhood areas. Pedestrian amenities are emphasized in Old Town via
streetscape standards. Public investment that ensures that Old Town becomes a
centralized activity center, with public, cultural, and recreational structures are
encouraged, and the City’s decision to build the new City Hall in Old Town is
testament to its commitment to the area.
Changes to reflect existing policy and
adopted standards.
Chapter 3,
Page 41
The City has also adopted the Downtown Meridian Street Cross-section Master
Plan, which is intended to preserve for and work towards long-term connectivity
and streetscape improvements.
New paragraph at the end of the
Downtown Transportation Network
section, and is intended to reflect
existing policy,
Chapter 5,
Page 68
Fortunately, very few natural or man-made hazards exist within the City of
Meridian and its Area of City Impact. Without large industrial complexes,
airports, petroleum tank farms and other uses which generate safety and
pollution concerns, the City is relatively free of hazardous areas. As more
development occurs however, safety concerns and hazardous areas will likely
increase from more service stations, increased traffic, and storage of hazardous
chemicals associated with certain businesses. While federal regulations provide
protection to a degree, as development increases, so will the potential for spills,
accidents, and fires. The City coordinates with Ada County Emergency
Management on natural hazard disaster preparedness, response, and mitigation
and is a plan participant in the Ada County Hazard Mitigation Plan.
Text additions made to reflect current
emergency management participation
efforts.
Chapter 6,
Page 77
Public school facilities in the City of Meridian are part of the Joint West Ada
School District No. 2 (aka Meridian School District), which serves an area larger
than the City of Meridian and its Area of City Impact. The dDistrict covers 384
square miles and serves the cities of Meridian, Star, Eagle, western and south-
western portions of Boise, part of Garden City, and the unincorporated areas of
Ada County that lie between these municipalities. In total, there are 31
elementary schools, 9 middle schools, 5 comprehensive high schools, 2
alternative high schools, 1 charter high school, and 1 magnet high school
throughout Meridian the West Ada School District.
Text changes to change the name of
West Ada School District from previous
official names and short names.
4
Location Text Comment
Chapter 6,
Page 77
Enrollment growth has placed tremendous demands on schools in recent past.
Since 2000, the District has opened eight elementary schools, three middle
schools, one alternative middle school, two high schools, and one alternative
high school. In the past ten years, Meridian West Ada School District has
opened schools at a faster pace than any dDistrict in the history of the state of
Idaho. With an additional 1,000 students per year projected to move into the
dDistrict, this rate of new school construction is expected to continue into the
foreseeable future. Land acquisition for future school sites within Meridian West
Ada School District are based upon the following acreage standards:
Text changes to change the name of
West Ada School District from previous
official names and short names.
Chapter 6,
Page 78
Based on past trends, Meridian West Ada School District estimates that
approximately 1,000 acres of land will be needed within the City of Meridian’s
Area of City Impact to meet the needs of all existing and projected K-12
students. As shown on the Future Land Use Map, about one elementary school
is projected within each square mile of the City. Depending upon the residential
density of an area and other build-out factors, the District estimates that it will
need at least one middle school for every two to two and a half square miles
and one high school for every three square miles of fully developed land.
Text changes to change the name of
West Ada School District from previous
official names and short names.
Chapter 6,
Page 79
The City of Meridian Parks and Recreation Department is the primary recreation
service provider for Meridian. Quality parks, recreation facilities, activities and
programs are considered by most Meridian residents to be vital in promoting
overall quality of life. The Parks and Recreation Department is responsible for
maintaining public open spaces and providing a quality system of parks and
recreation facilities and positive leisure opportunities available to all persons in
the community. The Department is also responsible for the development and
maintenance of the pathways system and urban forest. Parks and Recreation
also offers a variety of recreational programs, adult sports leagues, special
events, and handles shelter/field reservations and temporary use permits.
Meridian parks and recreation facilities and recreational programs provide
residents with safe outlets for entertainment, exercise, social activities, and
learning opportunities. Meridian parks and recreation facilities provide residents
with safe outlets for entertainment, exercise, social activities, and learning
opportunities. Further, parks and open space help to regulate air quality and
climate, counter the warming effects of paved surfaces, recharge groundwater
and protect lakes and streams from polluted runoff. As such, they are directly
and indirectly beneficial to all Meridian residents regardless of personal use.
Text changes to reflect direction from
recently adopted Parks and Recreation
Master Plan.
Chapter 6,
Page 79
The City also seeks to continue expanding its pathway system by coordinating
new projects with regional partners, and providing safe, tightly integrated
pathways linking popular destinations such as schools and parks to
neighborhood centers. Therefore, the City’s Parks and Recreation Master Plan
Comprehensive Parks and Recreation System Plan (CPRSP) and Pathways
Master Plan should be used when evaluating proposed development for
consistency with the City’s plans.
Change to reflect new name for Parks
and Recreation Master Plan
5
Location Text Comment
Chapter 6,
Page 80
Meridian envisions a vibrant arts and entertainment scene that integrates the
arts experience into everyday life and enhances the spirit of the City. As part of
its commitment to raising awareness of existing opportunities and providing
new offerings to experience art, the City created the Meridian Arts Commission
(MAC) in 2006. MAC wants to ensure continued access to a variety of offerings
for all residents, regardless of age, race, or ability. In addition to supporting the
arts, the City seeks to continue its encouragement of Community Events.
Programs such as the Dairy Days Festival, Chili Cook-Off, Firefighter’s Salmon
BBQ, Free Family Fishing Day, the Meridian Symphony Orchaestra, and others
are vital to community well being. The continued availability of a variety of
social opportunities is essential in promoting community for all residents. Other
opportunities to support new facilities for community enrichment, education,
and outreach should be explored.
Text correction
Chapter 6,
Page 81
Meridian uses the Mayor-Council form of local government. The job of the City
Council, which includes the Mayor, is to adopt codes that govern the City in
addition to applicable state and federal laws, create an annual budget, and
oversee all of the City’s fiscal matters. The City of Meridian promotes citizen
involvement in government by inviting residents to serve on a variety of boards,
commissions, and committees designed to assist City leaders in information
gathering and deliberative processes. Some of the volunteer boards and
commission in Meridian are: Parks & Recreation Commission, Planning &
Zoning Commission, Meridian Arts Commission, Historical Preservation
Commission, Traffic Safety Commission, Meridian Transportation Task Force,
Impact Fee Advisory Committee, Solid Waste Advisory Commission and the
Mayor’s Youth Advisory Council.
Text changes to reflect current
commission and task force opportunities
Chapter 7,
Page 87
One of the key ways that the Comprehensive Plan becomes an improved tool
for growth is to align it with other established plans and goals for the City. The
specific plans and documents that are adopted as part of the Comprehensive
Plan include: the Existing Conditions Report, the Ten Mile Interchange Specific
Area Plan, the City of Meridian Strategic Plan, the Design Architectural
Standards Manual, the Comprehensive Parks and Recreation System Plan, the
Meridian Pathways Master Plan, Downtown Meridian Street Cross-section
Master Plan, Destination Downtown, Communities in Motion, ACHD’s Roadways
to Bikeways Bicycle Master Plan, and the Master Street Map, Complete Streets
Policy, and the Livable Street Design Guide from ACHD’s Transportation and
Land Use Integration Plan (TLIP), and the Ada County Emergency Plans and
Natural Hazard Mitigation Plan. The City hereby adopts as addenda to the
Comprehensive Plan the versions of these documents in effect at the time the
Comprehensive Plan is approved by the City Council, and as amended.
Text change to reference previously
enacted plans, policy, and Ada County
Emergency Plans.
Chapter 7,
Page 87
The Comprehensive Plan has a symbiotic relationship with and works in concert
with City Code, the City’s Community Development Block Grant Consolidated
Plan, the City’s Energy Efficiency and Conservation Strategy, the City’s Sewer
and Water Master Plans, other department master plans, capital improvement
plans, and various transportation plans and studies. It is also used in
conjunction with each City department’s strategic plan, action plan, and annual
employee performance appraisal Position Accountability Definition (PAD’s).
Change to reflect annual employee
review process.
6
Underline and strikethrough list of changes to GOA.
Additions or revisions to the Support 1 and Support 2 columns are not official changes as they are not included within the City’s Comprehensive
Plan, and are for internal use only. Some items may have no revisions and are only listed as status updates. For a complete list of all Goals,
Objectives, and Action Items (GOA) with all changes, see the attached City of Meridian Comprehensive Plan which includes all proposed changes.
I.D. Goals / Objectives / Action Items Priority Responsible
Lead Support 1 Support 2 Additional Comments
provided by Departments.
2.01.01G
Develop programs, in partnership with allied agency
responders, which focus on preventative emergency medical
services risk reduction.
High Fire [New] Fire request
2.01.02D
Use the Comprehensive Plan, the Unified Development Code,
and the Architectural Standards Design Manual to discourage
strip development, and encourage clustered, landscaped
business or residential development on entryway corridors.
On-going Community
Development Change to ASM
2.01.03C Continue supporting community-betterment activities such as
"Old Town Community Cleanup" and "Rake Up Meridian." On-going Police
Mayor's Office Mayor's Office Mayor’s Office request
2.01.03H Budget for the construction of Welcome signs throughout the
City. Medium
Community
Development
Mayor's Office
Mayor's Office Mayor’s Office request
2.01.04B
Require all new and reconstructed parking lots to provide
landscaping in internal islands and along streets, and to
positively influence the physical and visual environment
through screening, paving materials, and other landscape
techniques.
On-going Community
Development
This change is to memorialize
and incorporate a previous
Design Manual guideline, # B-
1.5.2.1. This was a site design
guideline that was not
appropriate for the new
Architectural Standards
Manual.
2.01.04E
[Removed] Evaluate with Ada County the ability to have
homeowners' exemption status applied immediately for
purchased homes that were either vacant, rental, or
foreclosure properties.
NA
High
NA
Community
Development
Discussed with County several
years ago and no.
7
I.D. Goals / Objectives / Action Items Priority Responsible
Lead Support 1 Support 2 Additional Comments
provided by Departments.
3.01.01E
Develop incentives that encourage utilization of unimproved
or underdeveloped land within City limits in order to
maximize public investments, and curtail urban sprawl.
Medium Community
Development Finance [No text change] Added
Finance to support
3.01.01J
Work with transportation agencies and private property
owners to preserve transportation corridors, future transit
routes and infrastructure, road and highway extensions, and
to facilitate access management planning; use COMPASS'
Access Management Toolkit.
On-going Community
Development We don't use access
management toolkit.
3.01.02B Establish incentives for new commercial development within
under-utilized existing commercial areas. Highest Community
Development Finance [No text change] Added
Finance to support
3.01.02E
[Removed] Coordinate with ACHD and Ada County to ensure
policies and regulations are consistent with the 2011 Airport-
Overland Study. Ensure that development accommodates the
Overland Road extension, west of Ten Mile.
NA
High
NA
Community
Development
Completed. We have an on-
going for this. 3.03.02C
3.02.01A Coordinate population and household projections keeping
school sites in mind. On-going Community
Development Finance [No text change] Added
Finance to support
3.02.01E
Actively involve West Ada Joint School District No. 2 in
subdivision site selection with developer before processing
applications (pre-application meetings).
On-going Community
Development JSD#2 name change to West
Ada
3.02.01F
Work with West Ada Joint School District No. 2 so
elementary schools are sited in locations that are safe for the
children, easily accessible by automobile, transit, walking and
bicycle. Elementary schools should not be "hidden" within
subdivisions or otherwise made inaccessible to the public.
On-going Community
Development JSD#2 name change to West
Ada
3.02.01H
Work with ACHD, ITD and West Ada Joint School District No.
2 to establish and map safe bicycle and pedestrian routes to
schools.
On-going Community
Development JSD#2 name change to West
Ada
8
I.D. Goals / Objectives / Action Items Priority Responsible
Lead Support 1 Support 2 Additional Comments
provided by Departments.
3.02.01I
Assist West Ada Joint School District No. 2 as needed in
identifying future school sites, including by providing
information about potential developments and future land
uses.
On-going Community
Development JSD#2 name change to West
Ada
3.03.01B Support VRT’s efforts to construct a multi-modal transit
center downtown.
Medium
High
Community
Development
There have been no efforts in
years, but we would when
conditions are appropriate.
3.03.01C Improve ingress and egress (both pedestrian and vehicle) in
Old Town.
On-going
Highest
Community
Development This should change to on-
going.
3.03.01D
Pursue the extension of Idaho Ave and/or Broadway Ave to
Commercial Drive. Support split corridor traffic pattern
downtown, using Main Street and Meridian Road.
Medium
On-going
Community
Development
Split corridor built and done.
Reference the next element in
Downtown Meridian
Transportation Management
Plan instead.
3.03.01E Pursue construction of the City’s pathway network to and
through downtown.
On-going
Medium Parks Parks request.
3.03.01F Pursue bicycle routes/lanes to and through downtown. On-going
Highest
Community
Development
Pine project will resolve largest
gap. Completion of east 3rd
the next hurdle.
3.03.01G Work with ACHD to implement projects from the Downtown
Meridian Pedestrian and Bicycle survey.
On-going
Highest
Community
Development This plan is done and
referenced as needed.
3.03.02A
Work with COMPASS, ACHD, ITD and other regional partners
to develop and manage a well-planned, sustainable, multi-
modal transportation system.
On-going
Medium
Community
Development This is more of an on-going.
3.03.02B Pursue the extension of East 3rd Street from Fairview to Pine
and a future signal at East 3rd Street / Fairview.
Medium
Low
Community
Development
With development interests
around the area we should up
the priority of this.
9
I.D. Goals / Objectives / Action Items Priority Responsible
Lead Support 1 Support 2 Additional Comments
provided by Departments.
3.03.02E Develop continuous pedestrian walkways within the
downtown area.
On-going
Medium
Community
Development Efforts are on-going.
3.03.02H
Encourage and promote the development of an overpass at
the intersection of Linder Road and I-84 by ITD and ACHD.
The overpass should accommodate pedestrians.
Medium
High
Community
Development
The priority here does not
reflect City’s yearly
prioritization for roadways.
3.03.02I
Encourage and promote the development of an interchange
at the intersection of McDermott Road / SH-16 Road
extension and I-84 by ITD.
Medium
On-going
Community
Development Shown on Dept. maps and
preserved for.
3.03.02J Encourage and promote construction of the Eagle Road
cCorridor improvements by ITD. On-going Community
Development Work is on-going
3.03.02K [Removed] Encourage and promote the reconstruction of the
Meridian Road Interchange by ITD.
NA
Highest
NA
Community
Development
This is done
3.03.02L Encourage and promote the preservation and expansion of
Chinden Boulevard (US 20/26) by ITD.
Highest
Medium
Community
Development Actively discussing and
coordinating.
3.03.02M
[Removed] Identify at least one neighborhood per year to
work with to submit an application to the ACHD
Neighborhood Enhancement Program for traffic-calming
measures and/or sidewalk improvements.
NA
On-going
NA
Community
Development
No longer applicable
3.03.02P
Require the improving and maintaining of landscaping along
public rights-of-way and landscaping of dedicated but
unimproved rights-of-way strips.
On-going Community
Development Text clarification
3.03.02Q
Consider needed sidewalk, pathway, and lighting
improvements the Eagle Road Corridor Study along with in all
land-use decisions along SH-55.
On-going Community
Development
Plan is no longer relevant, but
connectivity improvements still
needed.
3.03.02R
Improve coordination Refine procedures for coordinating
with ACHD, ITD, VRT, COMPASS and developers in addressing
transportation issues and needs before public hearings.
Highest Community
Development Text clarification
10
I.D. Goals / Objectives / Action Items Priority Responsible
Lead Support 1 Support 2 Additional Comments
provided by Departments.
3.03.02S
Work with ACHD, neighborhoods, and the city's
Transportation Commission to promote traffic calming and
safety where problems exist.
On-going
Highest
Community
Development Work is on-going
3.03.03E
Except in North Meridian and the Ten Mile Specific Area,
where a specific collector system is planned, realize
continuous, grid-like collectors at regular intervals around the
north-south and east-west half-mile lines within the
undeveloped sections of Meridian's Area of City Impact at the
time of new development. Such collectors should be the
primary designated bike lane routes in lieu of arterial streets,
whenever possible.
On-going Community
Development
Grid-like is a unique
description that may represent
section mile roads, but not
curvilinear collectors. Regular
intervals (e.g. 1/4 and 1/2), yes.
3.03.04A Support COMPASS efforts to study the Union Pacific Railroad
(UPRR) corridor for multi-use pathway and mass transit. On-going Community
Development Change to reflect more
immediate pathway need
3.03.04B Explore Encourage additional mobility options for people who
do not drive; use COMPASS' Mobility Management Checklist.
Medium-High
On-going
Community
Development Text clarification to not
presuppose a need.
3.03.04D
In cooperation with COMPASS, VRT, and ACHD, continue to
investigate the opportunities for providing Park & Ride lots,
shuttle buses, and other forms of alternative transportation.
On-going Community
Development Add additional partners
3.03.04G Work with COMPASS and VRT on bringing public bus
transportation to and through Meridian.
Medium
On-going
Community
Development Text clarification to not
presuppose one solution.
3.03.04H
Work with ACHD, COMPASS, and VRT to iIdentify two to four
specific parcels for future park & ride lots and/or transit
stations.
Medium Community
Development Text change to be more
general.
3.03.04K Consider ACHD's MSM (Master Street Map) Roadways to
Bikeways Plan in all land use decisions. On-going Community
Development Change to reference more
applicable policy reference.
3.04.01A [Removed] Evaluate potential for impact fees for lighting,
landscaping, pathways and other pedestrian facilities.
NA
Medium
NA
Parks
Community
Development
Parks Dept. indicated that
pathways, landscaping and
pedestrian facilities are not
impact fee eligible.
11
I.D. Goals / Objectives / Action Items Priority Responsible
Lead Support 1 Support 2 Additional Comments
provided by Departments.
3.04.01J
Regularly assess law enforcement and emergency service
needs. Annually assess and compare response times to
adopted standards for identification of needed growth.
On-going Police / Fire Fire request – text clarification.
3.04.01M [Removed] Create a future facilities map that identifies areas
for new public facilities.
NA
Highest
NA
Community
Development
Previous Council did not want.
3.05.02G
Evaluate the need for Require new residential development to
provide permanent perimeter fencing, and fencing to contain
construction debris on site and prevent windblown debris
from entering adjacent agricultural and other properties.
On-going Community
Development
This is not always black and
white; there are also
alternatives.
3.05.03D
Coordinate with Ada County and establish and maintain an
Area of City Impact Agreement, to ensure that rural areas are
developed in accordance with all applicable provisions of this
plan.
On-going
High
Community
Development Work is on-going
3.06.02G
Develop incentives for high-density development along major
transportation corridors to support public transportation
system.
Low Community
Development Finance [No text change] Added
Finance to support
3.07.01C Identify parts of Old Town to Ppromote for high density
residential development in Old Town. High Community
Development
Old Town already allows high
density, and there's also high
density designations adjacent
to it.
3.07.01F Provide incentives (density bonus, reduced open space
requirements, less impact fees) for infill development. On-going Community
Development Finance [No text change] Added
Finance to support
3.07.01H
Require an open housing market for all persons, regardless of
protected class, ie: race, sex, age, religion, disability, handicap,
family status or ethnic background.
On-going
High Legal This is not a one-time project,
but an ongoing goal.
3.07.01I Develop incentives for a variety of housing types, suitable for
various income groups. On-going Community
Development Finance [No text change] Added
Finance to support
12
I.D. Goals / Objectives / Action Items Priority Responsible
Lead Support 1 Support 2 Additional Comments
provided by Departments.
3.07.01K Look for incentives to encourage the development of
accessible, single-family home designs. On-going Community
Development Finance [No text change] Added
Finance to support
3.07.01N
Diversify and balance the location of up to 1,200 square foot
housing throughout the City (e.g., avoid concentration of one
housing type in a geographical area).
LowOn-going Community
Development This is very specific and
intentional effort, not on-going
3.07.02E Use the Architectural Standards Manual Design Manual. On-going Community
Development Change to reflect new name.
3.07.02M
Evaluate the potential to use density transfers through
Planned Unit Developments in exchange for school sites,
open space dedications, or for access easements to linear
open space corridors, which contain bicycle and/or pedestrian
pathway systems.
Medium
On-going
Community
Development
This is not on-going. It's a
specific endeavor that we've
not evaluated one-way or
another.
3.07.02O
Elevate quality of design for houses and apartments; Evaluate
the need for design review guidelines for single-family
homes, particularly in Old Town.
Medium
On-going
Community
Development
This is not on-going. It's a
specific endeavor that we've
not evaluated one-way or
another.
3.07.03B
Provide for a wide diversity of housing types (single-family,
modular, mobile homes and multi-family arrangements) and
choices between ownership and rental dwelling units for all
income groups in a variety of locations suitable for residential
development.
On-going Community
Development Revisions to be more generic.
Mobile only allowed in R-15.
4.01.01C Provide incentives and standards to attract high-quality
businesses. High Economic
Development Finance [No text change] Added
Finance to support
4.04.01C
Provide plazas and public areas for and integrate them as
destinations that provide places for recreation, social
gathering, and civic activities.
On-going Community
Development
Modified to incorporate old
Design Manual guideline (B-
1.6.3.1) that was not
appropriate for the new
Architectural Standards
Manual, and preserved for
integration into Comp Plan.
13
I.D. Goals / Objectives / Action Items Priority Responsible
Lead Support 1 Support 2 Additional Comments
provided by Departments.
4.04.01H
Develop programs with the Meridian Development
Corporation to encourage and support development of the
arts, cultural and educational facilities in Old Town.
On-going Finance
Mayor's Office Mayor's Office Legal is no longer direct staff
support for MAC/HPC
4.04.01I Develop incentives to encourage higher density housing
throughout Old Town. Medium Community
Development Finance [No text change] Added
Finance to support
4.04.01O
Implement the City of Meridian Design Standards and City of
Meridian Architectural Standards Manual downtown design
guidelines and standards that will ensure that downtown
remains the historic center for mixed-use tourism, business,
retail, residential, and governmental activities.
On-going Community
Development Revisions to reflect current
plan and policy names.
4.04.01Q
Support development that aligns with Promote the
downtown districts identified in the Destination Downtown
plan.
Highest Community
Development MDC’s role, but City can
support.
4.04.01S
Develop incentives to attract new and retain the existing
institutional, commercial, and government facilities to
remain/locate in Old Town.
High Economic
Development Finance [No text change] Added
Finance to support
5.02.01A Develop incentives for the preservation and restoration of
historic and architecturally significant buildings. Medium Community
Development Finance [No text change] Added
Finance to support
5.02.02A Coordinate with the Meridian Historic Preservation
Commission to recommend restoration of historical buildings. Highest Community
Development Finance H.P.C. [No text change] Added
Finance and HPC as support
5.02.02B Investigate tax incentive programs for historic properties. Low Community
Development Finance [No text change] Added
Finance to support
5.02.02D
Undertake programs that will increase the community's
awareness of its heritage and the economic as well as
aesthetic value of historic preservation.
On-going Council Finance H.P.C. [No text change] Added
Finance and HPC as support
14
I.D. Goals / Objectives / Action Items Priority Responsible
Lead Support 1 Support 2 Additional Comments
provided by Departments.
5.02.02E
Conduct activities directed toward stimulating private and
public investment in the restoration and preservation of
historic buildings, outdoor spaces, and natural historic
features.
On-going Council Finance H.P.C. [No text change] Added
Finance and HPC as support
5.02.02F Support the efforts of the Historic Preservation Commission
to foster preservation and conservation. On-going Council Finance [No text change] Added
Finance to support
5.02.02H Place informational plaque on historic structures and special
sites. Highest Finance
Legal H.P.C. Legal is no longer direct staff
support for MAC/HPC
5.02.02I Seek funding services for grants to promote historic
preservation. On-going Finance
Legal H.P.C. Legal is no longer direct staff
support for MAC/HPC
5.02.02L Provide funding to the Historic Preservation Commission
through the City's annual budget. On-going Council Finance [No text change] Added
Finance to support
5.02.02M
Establish and maintain a system to survey and identify
cultural and historical resources within City limits and
maintain a local inventory of all identified sites, buildings and
resources.
Medium H.P.C. I.T. Finance [No text change] Added
Finance to support
5.02.02N Develop City code to preserve and protect historic and
culturally significant structures and sites. Lowest Community
Development Finance H.P.C. [No text change] Added
Finance to support
5.02.02Q Encourage events and activities that celebrate the cultural
heritage of Meridian. On-going Mayor's Office Finance
Historical
Preservation
Commission
[No text change] Added
Finance to support
5.03.01I
[Removed] Educate design/builders, and small businesses
about the benefits of selecting low greenhouse gas emitting
products and appliances.
NA
Medium
NA
Community
Development
NA
Public Works
This was previously under
Environmental. CD has no
resources to do this.
5.04.01F
Research and compile successfully-implemented, incentive-
based energy conservation strategies for use in both
residential and commercial settings, from other
municipalities.
Low
Medium
Community
Development Public Works
Previously under
Environmental. CD has no
resources for this, but keep as
Low.
15
I.D. Goals / Objectives / Action Items Priority Responsible
Lead Support 1 Support 2 Additional Comments
provided by Departments.
5.05.01B Establish solid waste fees that encourage waste reduction and
recycling ("pay as you throw"). On-going Council Finance [No text change] Added
Finance to support
5.06.02C [Removed] Develop informational resources on green
building strategies, and make available to the community.
NA
Medium
NA
Community
Development
This was previously under
Environmental. CD has no
resources to develop.
5.08.03D
Encourage landscaping implementing the appropriate and
attractive use of xeric, drought-tolerant plant species and
non-plant materials to reduce maintenance and water
consumption.
On-going Community
Development
[New] This is from the old
Design Manual (C-1.6.2.2.2),
and was flagged as something
not appropriate for the new
Architectural Standards
Manual, but to be kept as a
policy statement in the Comp
Plan.
6.02.01C Require adequate fees from new development to fund
expansion of services. On-going Council Finance [No text change] Added
Finance to support
6.02.02A
Support joint use agreements with the West Ada Meridian
Joint School District No. 2, Western Ada Recreation District,
ACHD, irrigation districts, and other private and non-profit
entities.
On-going Council JSD#2 name change to West
Ada
6.02.02B
Communicate with essential service providers and local
decision-makers to coordinate planning efforts and direction
of growth. Service providers include but are not limited to: All
City Departments, ITD, ACHD, COMPASS, VRT, Irrigation
Districts, Western Ada Recreation District, Ada County, St.
Luke's Hospital, St. Alphonsus Hospital, West Ada Joint School
District No. 2, Meridian Library District, Idaho Power, Century
Link, Intermountain Gas, Solid Waste, Emergency Medical
Services (EMS), Idaho Department of Health and Welfare,
Department of Environmental Quality, Central District Health
Department, and U.S. Army Corps of Engineers.
Highest Council JSD#2 name change to West
Ada
16
I.D. Goals / Objectives / Action Items Priority Responsible
Lead Support 1 Support 2 Additional Comments
provided by Departments.
6.03.01A Provide both permanent and rotating works of art in City Hall
and other public places. On-going Finance
Mayor's Office
Meridian Arts
Commission Mayor's Office MAC staff support in Finance
now
6.03.01C Utilize Evaluate and establish a percent for art ordinance
funding to raise awareness and appreciation of the arts. Medium Finance
Mayor's Office
Meridian Arts
Commission Mayor's Office
Item is completed, but revised
for implementation. Finance
staff support MAC now.
6.03.01D Establish an Art and Cultural District High
Medium
Community
Development Finance
Changed to reflect stakeholder
interest and efforts. Added
Finance to support
6.03.01E Provide local artists opportunities to showcase their work. On-going Finance
Mayor's Office
Meridian Arts
Commission Mayor's Office Finance staff support MAC
now.
6.04.01A Develop and offer youth art opportunities at and after school. On-going Finance
Mayor's Office Parks Mayor's Office Finance staff support MAC
now.
6.04.01B
Provide arts education for adults and seniors, and partner
with other community organizations to support and
encourage arts programs.
On-going Finance
Mayor's Office Parks Finance staff support MAC
now.
6.04.01C Present a variety of performing arts locally. On-going Finance
Mayor's Office Parks Mayor's Office Finance staff support MAC
now.
6.04.01D Sponsor performing arts in partnership with community
organizations. On-going Council Finance Meridian Arts
Commission
[No text change] Added
Finance and MAC to support.
6.04.01E Raise awareness and promote existing arts offerings and
artwork within the community. On-going Finance
Mayor's Office
Meridian Arts
Commission Mayor's Office Finance staff support MAC
now.
6.05.01E
Maintain a Critical Task Analysis plan for Fire and Police
responses within the jurisdiction Compose a hazard response
plan with Fire and Police departments.
High Police / Fire Fire request
6.05.01H
Allocate resources to define, locate, map, and establish
response plans for target hazards within the jurisdiction
Define, locate, and map hazardous areas.
High Fire Fire request
17
I.D. Goals / Objectives / Action Items Priority Responsible
Lead Support 1 Support 2 Additional Comments
provided by Departments.
6.05.01I
Allocate resources to develop and implement Community
Risk Reduction programs Compose and implement standards
and mitigation measures for development near the Northwest
Pipeline and the liquefied natural gas tank in northwest
Meridian.
Highest Fire Fire request. Duplicative with
new text for 6.05.01H.
6.06.01A
Conduct regular training with City staff to ensure that they
properly adhere to and apply provisions of Idaho Code §67-
8003 in land use planning and development review processes.
On-going
High Legal This is on-going work.
7.01.01M
Educate the public and advisory boards so that they
understand the Comprehensive Plan's legal elements and
intent.
On-going
High Legal This is on-going work.
20
1
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