Application�jQ/rE IDIZI AN,---
Mayor Tammy de Weerd
City Council Members:
Keith Bird Joe Borton
Luke Cavener Genesis Milam
Ty Palmer Anne Little Roberts
TRANSMITTALS TO AGENCIES FOR COMMENTS ON
DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN
To ensure that your comments and recommendations will be considered by
the Meridian Planning and Zoning Commission please submit your
comments and recommendations to Meridian City Hall
Attn: C.Jay Coles, City Clerk, by: October 7, 2016
Transmittal Date: September 30, 2016 File No.: H-2016-0118
Hearing Date: October 20, 2016
Request: Public Hearing for 2016 UDC Text Amendment - Please see linked application for description
By: City of Meridian Planning Division
Location of Property or Project: city of meridian
Ryan Fitzgerald (No FP)
Meridian School District
Gregory Wilson (No FP)
Meridian Post Office
Steven Yearsley (No FP)
Ada County Highway District
Patrick Oliver (No FP)
Ada County Development Services
Rhonda McCarvel (No FP)
Central District Health
Tammy de Weerd, Mayor
COMPASS
City Council
Nampa Meridian Irrig. District
Sanitary Services
Settlers Irrig. District
Building Department
Idaho Power Company
Fire Department
Qwest
Police Department
Intermountain Gas Co.
City Attorney
Idaho Transportation Dept.
City Public Works
Ada County Ass. Land Records
City Planner
Downtown Projects:
Parks Department
Meridian Development Corp.
Economic Dev.
Historical Preservation Comm.
South of RR / SW Meridian:
NW Pipeline
New York Irrigation District
Boise-Kuna Irrigation District
Boise Project Board of Control/Tim Page
City Clerk's Office • 33 E. Broadway Avenue, Meridian, ID 83642
Phone 208-888-4433 • Fax 208-888-4218 • www.meridiancity.org
r r BE1`M,
File No.: H-2016-0118
Project Name: 2016 UDC Text Airiendnient.
Request: Request for a text amendment to the Unified Development Code (UDC) as
follows:
UDC sections: definitions; density requirements in the residential districts;
traditional neighborhood standards ('IN-R and O-T districts); ditches, laterals,
canals or drainage courses; fencing; pathways; structure and site design standards;
landscaping requirements' (stonuWater facilities); common open space and site
amenities requirements; specific provisions (certificate of zoning compliance,
annexation and rezones and alternative compliance),; subdivision process; and
subdivision design and improvement standards (block length and common
driveways), by City of Meridian Planning Division.
Planning Department.
Q_�M- N - .;; UDC TEXT AMENDMENT im Application Checklist
Project naive: { , o I t, tk File #: - 7O -0 11
A licantlagent; 6',' .fie-,) h 8
All applications are required to contain one copy of the following;
Applicant
Description
Staff
Completed & signed. Comnvssion & Council Review Application
Narrative fully describing the proposed request
V
Pre-appliCatiOn meeting notes (All applicad6tis that require a:public hearing are required to Conduct a pm -
application meeting Nvith the Planning Department.)
Fee
Note: Only one copy of the above items need he submitted when submitting multiple applications
Additional Requirements fox UDC Text Amendment Applications:
Applicant
Description
Staff
Include the following additional information in the project narrative:
Exact text changes in underline and strikeout form
Address the public need and benefit resulting from the UDC text amendinent
Y Any other data and information that would, support this request
APPLICA TION WILL NOT BEACCEPTED UNLESS ALL ITEMSONTHE CHECKLIST ARE SUBMITTED.
33.E. Broadway Avenue, Suitt; 210 • Meridian Idaho 83642 E
Phone: (208) 884-5533 • Facsimile: (208)`888-6854 • Website: -vvwwv rneridiancity.org
(Rely. IIIIaBj
(
Type. of Review Requested (check all that apply)
❑ Accessory Use
❑ Planned Unit Development
L1 Administrative Design Review
❑ Preliminary Plat
❑ Alternative Compliance,
U Private: Street
❑ Annexation and Zoning
❑ Property Boundary Adj ustment
❑ Certificate of Zoning Compliance
ip Rezone
❑ City Council Review
❑ Short Plat
• Comprehensive Plan Map Amendment
❑ Time Extension:
❑ Comprehensive Plan Text Amendment
Director/ ComnussioniCouncil {circle one)
❑ Conditional Use .Permit •
UDC Text Amendment
❑ Conditional Use Modification
11 Vacation:
Director/Commission (circle one)
Director/ Council (circle one)
❑ Development Agreement Modification,
0 Variance
❑ Final Plat
❑ Other
❑ Final Plat Modification
nt Information
Applicant name: G i d 104 toldt r m-' q 10; oj;.6rn Phone;
Applicant address: t ra iy .isle., et5 /0 Email: 4'� .7 s M :o4n c_, , 07
City: State: 7rQ Zip: '9 i3&4 .
Applicant's interest in property D Own D Rent O Optioned *Other _
Owner name:
Owner address: Dinail:
Phone:
City State Zip:
Agent/Contact oame (e.g., architect, engineer; developer, representative):
Firm name: e4oAz4 5' 4Z(00V#L Phone:
Agent address: Email:
City:
Primary contact is: ElApplicant Q Owner ❑ Agent/Contact
State: Zip:
Subject Property Information
Location/street address: 1 Township, range, section:
Assessor's parcel number(s); Total acreage: Zoning district:
Community Development ■ Planning Division ■ 38 E: Broadway Avenue, Ste. 102 Meridian; Tdaho 83642
Phone: 208-884-5533 Fax: 208-888-6854 invw.nieridiancity.orglplanning
-t- (Rm 061121 014)
Project/subdivisionname, () 16 tjLOe--
General description of proposed project/request:yd Cam` �
M
Proposed zoning district(s):
Acres of each zone proposed:
Type of use proposed (check all that apply):
Residential ❑ Office ❑ Commercial ❑ Employment ❑ Industrial ❑ Other
Who will own & maintain the pressurized irrigation system in this development?
Which irrigation district does this property lie within?
Primary fitigation source: Secondary;
Square footage of landscaped areas to be irrigated (if primary or secondary point ref connection is City water):
Residential Project Summary (if applicable)
Number of residential units: Number of building lots
Number of common lots: Number of other lots:
Proposed number of dwelling units (for multi -family developments only):
1 bedroom 2-3 bedrooms: 4 or more b_edroorns
Mi iimuni square footage of structure (excl. garage) YWimuni building height:
Minimum property size (s.f): Average property size (s.F):
Gross density (Per UDC 114A-1) 16fe ensity (Per UDC 11-1A-1)
Acreage of qualified open space: _ "r Percentage of qualified open space:
Type and calculations of qualified open space provided+in acres (Per UDC I1-3G-3B):
Amenities provided with this
Type of dwelling(s) propose
❑ Duplex ❑ Multilfaimil
Non-resideitt►at Pro,
�plopmedt (if applicable): _
❑ Single-family Detached
❑ Vertically Integrated
❑ Single-family Attached ❑ Townhouse.
❑ Other
Number of building lots: Common logs:- " Other lots:
Gross floor area proposed: s Existing (if applicable):
Hours of operation (days and hours): Building height;;
Total number of parking; spaces pded: Number of compact spaces provided;
A -nth nrvyn #inn
Print applicant name:
Applicant signature!
Date: Y —7— '` f
Community Development r Planning Division ■ 33 E, DroadwayMmue, Ste, 102 Meridian, Idaho 83-642
Phone:208-884-5533 Fax: 208-888-6854"ew:meridiancity.org(pianiiina
-2- (Rex. 061121201 ¢)
Mayor Tammy de Weerd
City Council Members.
Keith Bird ,toe Borton
Luke Cavener Genesis Milani
Ty Palmer Anne Little Roberts
September 28, 2016
Mayor Tammy De Weerd and City Council
City of Meridian
33 E. Broadway Avenue
Meridian, ID 83642
SUBJECT: 2016 UDC Text Amendment — Narrative
Mayor and City Council Members:
In accord with Meridian City Code 11-5; the Planning Division of the Meridian Community Development
Department respectfully submits a zoning text amendment application for the purpose of updating certain sections
of the Unified Development Code (UDC):
The subject application proposes modifications to the following UDC sections: definitions, density requirements
in the residential districts, traditional neighborhood standards (TN-R and O-T districts), ditches, laterals, canals or
drainage courses, fencing; pathways, structure and site design standards, landscaping requirements (storrnwater
facilities), common open space and site amenities requirement's, specific provisions (certificate of zoning:
compliance, annexation and rezones and alternative compliance), subdivision process, subdivision design and
improvement standards including. common driveways.
All of the proposed changes to the UDC including the support documents are attached for your review in PDF
format. Further, Staff collaborated with the UDC Focus Group and the BCA on the proposed text changes to
increase transparency as the City embarks on modifications to the UDC.
In summary, the changes proposed -in this application represent changes that City Staff believes will make the
implementation and use of the UDC more understandable and enforceable.
Sincerely,f
Bill Parsons, AICP
Planning Supervisor;
Enclosures
cc: Bill Naly
BruceChatterton
Planning Division 0 33 E. Broadway, Meridian, ID 83642
Phone 208-884-5533 0 Fax 208-888-6854 0 www,meridiancity.org
Project/Subdivision Name:
Applicant(s)jContact(s): _
City Staff: r i 11 C
Location:._ 6'#_
Comprehensive Pi
Design Guideliines
Existing Use: _
CITY OF MEIRJ.DIA.N
PRE -APPLICATION MELTING NOTES
Date: '-1 -A
Size of Property:
(n FLUM Designation:
Development Context ❑ Urban Q Urban/Suburban ❑ Suburban ❑ Rural
Existing Zoning:
Proposed Use:
Surrounding Uses:
Street Buffer(s) and/or Land Use Bufter(s),.
Open Space/Amenities/Pathways:
Access/Stub Streets/Street System:
Sewer & Water Service:
Proposed zoning:
Waterways/ Floodplain/Topography/Hazards;
History:
Additional Meeting Notes: 4,
Note: A Traffic impact Study (TiS) will be required byACHD for large commercial projects and any residential development with over 100 units, To
avoid unnecessary delays & expedite the hearing process, applicants are encouraged to submit the TIS to ACND prior to submitting their application.
to the City Not having ACND comments and/or conditions on large projects may delayhearing(s) at the City. Please. contact Mindy Wallace at 387-
6178 or Christy Little at 387-6144 at ACND for information in regard to a TIS, conditions, impact fees and process.
Other. AgencleslDepartments to Contact:.
❑ Ada County Highway Dist, (ACHD) ❑ Nampa Meridian Irrigation Dist, (NMID) ❑
❑ Idaho Transportation Dept. (ITD) ❑ Settler's Irrigation District
❑ Republic Services ❑ Police Department ❑
❑ Central District Health Department ❑ Fire Department ❑
Applications) Required;
❑ Administrative Design Review ❑ Conditional Use Permit Modification/Transfer
❑ Alternative Compliance ❑ Development Agreement Modification ❑
Annexation ❑ Final Plat
❑ City Council Review ❑ Final Plat Modification El
❑ Comprehensive Plan Amendment — Map ❑ Planned Unit Development. ❑
❑ Comprehensive Plan Amendment —Text ❑ Preliminary Plat ❑.
❑ Conditional Use Permit ❑ Private Street El
Public Works Department
Building Department
Parks Department
Other:
Rezone
Short plat
Time Extension — Council
UDC Text Amendment
Vacation
Variance
Other
Notes: 1) Applicants are required to hold a neighborhood meeting in accord with UDC 11-5A-50 prior to submittal of an application requiring a public
hearing (except for a vacation or short plat); and 2) All applicants forpermits requiring a public hearing shall post the site with a public hearing notice
in accord with UDC 11-5A-5D, 3 (except for UDC text amendments, Comp Plan text amendments, and vacations), The information provided during
this meeting is based on current UDC requirements and the Comprehensive Plan: Any subsequent changes to the UDC and/or Comp plan may
affect your submittal acid/or application. This pre•application meeting shall be valid for four (4) months.
1
Proposed UDC Text Amendments
UDC Section Topic Problem/Question Potential Fix
11-1A-1 Define city core Align with streetscape standards in Title 8. City Core: The area bordered on the north by E. Carlton Avenue, on the south by E. Ada Street, on the west
by N. Meridian Road, and on the east by NE. Third Street. The City Core includes
abutting properties on both sides of the street.
11-1A-1 Define double fencing Prohibit double fencing. The City has had instances where home owners have constructed 6-foot
tall fencing adjacent to interior common lots for privacy. This has been an enforcement issue for
the City and tends to be an unattractive nuisance in residential developments.
Double fencing: Two fences as defined in this title that parallel each other along an abutting common
property line.
11-1A-1 Define Green Stormwater Facilities New term. Stormwater Facilities, Green: A stormwater facility designed in accord with ACHD’s Drainage and
Stormwater Management Policy Manual that enhances and/or mimics the natural hydrologic cycle
processes of infiltration, evapotranspiration and reuse.
11-1A-1 Define interior common open space Need to define interior open space to ensure double fencing is prohibited around them. Interior common open space: Open space as defined in this title located internal to a development;
exclusive of open space on the perimeter of a development.
11-1A-1 Define streetscape Align with the Downtown Meridian and City wide Streetscape:
A. The visual character along a roadway created by the combined use of elements such as building
facades, landscaping, trees, open space, paving, plantings, sidewalks, lighting, signs and furniture.
B. In the City Core, that portion of right of way adjacent to the roadway, between the back of curb and face
of building, including use zone, clear zone, and street furnishing zone.
11-2A-1 Purpose See commentary below. The purpose of the residential districts is to provide for a range of housing opportunities consistent with
the Meridian comprehensive plan. Residential districts are distinguished by the allowable density of
dwelling units per acre dimensional standards of the corresponding zone and corresponding housing
types that can be accommodated within the density range. Residential land uses are also allowed within
the O-T, TN-C, and TN-R districts as set forth in article D of this chapter.
Table 11-2A-1 Maximum density requirements There is a disconnect between the dimensional standards and the number of lots one can design to
get to maximum gross density. Often times, projects request a higher-density zone for lot size
purposes, not density purposes (eg – R-8 lot sizes give you 4 dwelling units/acre). Due to open
space requirements, roads and other factors, it is near impossible to get 8 du/acre in the R-8 zone.
If we remove the maximum gross density requirements from the UDC then this won’t be a
question. However, it may cause some confusion about what the number in the district name
stands for if it no longer represents density.
TABLE 11-2A-1
MAXIMUM GROSS DENSITY IN THE RESIDENTIAL DISTRICTS
District
Maximum Gross
Density (Per Acre)
Low-density residential district (R-2) 2
Medium low-density residential district (R-4) 4
Medium-density residential district (R-8) 8
Medium high-density residential district (R-15) 15
High-density residential district (R-40) 40
11-2A-4 Low-density residential district Remove maximum density requirement. The maximum gross density allowed is two (2) dwellings per acre. Dimensional standards for development
in the R-2 residential district shall be as follows:
2
11-2A-5 Medium low-density residential district Remove maximum density requirement. The maximum gross density allowed is four (4) dwellings per acre. Dimensional standards for development
in the R-4 residential district shall be as follows:
11-2A-6 Medium-density residential district Remove maximum density requirement. The maximum gross density allowed is eight (8) dwellings per acre. Dimensional standards for development
in the R-8 residential district shall be as follows:
11-2A-7 Medium high-density residential district Remove maximum density requirement. The maximum gross density allowed is fifteen (15) dwellings per acre. Dimensional standards for
development in the R-15 residential district shall be as follows:
11-2A-8 High-density residential district Remove maximum density requirement. The maximum gross density allowed is forty (40) dwellings per acre. Dimensional standards for
development in the R-40 residential district shall be as follows:
11-2D-1 Traditional neighborhood district TN-R is not being used. These “incentives” might help to get more land zoned for TN-R. Proposed
changes to the dimensional standards.
C. Traditional Neighborhood Residential District (TN-R): The purpose of the TN-R district is to provide for a
variety of residential land uses including attached and detached single-family residential, duplex,
townhouse, and multi-family. A TN-R district includes open spaces and promotes pedestrian activity
through well designed and varied streetscapes that also provide for the safe and efficient movement of
vehicular traffic. Most dwelling units should be accessed from alleys. The maximum density of the TN-R
district is fifteen (15) units per acre. The minimum density is eight (8) six (6) units per acre. Density should
decrease away from the center and closer to conventional residential districts. The TN-R district should be
generally located adjacent to a TN-C district, along a transit corridor, or within a mixed use neighborhood.
For the purposes of this title, the term residential district shall also include the traditional neighborhood
residential district.
11-2D-4 Standards in the Old Town District Ensure residential conversions maintain the appropriate character in Downtown. D. Streetscape Improvements: Streetscape improvements within the City Core area bounded by Carlton
Avenue, East Third Street, Ada Street, and Meridian Road shall be designed in accord with the "City Of
Meridian Public Works Design Standards Manual".
E. Residential to commercial conversions within Old Town shall comply with the established standards set
forth in the Architectural Standards Manual (ASM) and Structure and Site Design Standards set forth in UDC
11-3A-19. Where there are site constraints that prevent a conversion from wholly complying with these
standards, the Applicant may submit for a design standard exception as set forth in the ASM.
F. When proposed as part of a development, public and other urban open spaces shall have sufficient
pedestrian access and be integrated into the overall site design.
11-2D-5D Standards in the Traditional
Neighborhood Center District
Intent here is to allow compact infill developments part of a larger mixed use area. D. Minimum contiguous district size is six (6) acres; or two (2) acres when adjacent to property with a
mixed-use future land use designation.
3
11-2D-6A Standards in the Traditional
Neighborhood District
TN-R is not being used. These “incentives” might help to get more land zoned for TN-R. Proposed
changes to the dimensional standards. Dimensional Standards TN-R
Minimum density (dwelling units per acre) 86 net
Maximum density 15 net
Minimum front setback:
For alley accessed properties1 (in feet) 108
For street accessed properties1 (in feet) 20 to garage
108 to living area
Minimum rear setback:
For alley accessed properties1 (in feet) 20 to garage if alley width 16 feet
18 to garage if alley width 20 feet 5
For street accessed properties1 (in feet) 12
Minimum side setback (in feet):
Property lines adjoining unattached walls 53
Property lines adjoining attached walls2 0
Minimum side street setback1 (in feet):
Alley 105
Local street 105
Collector (for alley accessed properties)3,4 1311: 86 parkway with class II trees and 5 foot
sidewalk
Collector (for street accessed properties)3,5 2018: 86 parkway with class II trees and 5 foot
sidewalk
Street landscape buffer (in feet):
Alley 5, except for parking areas
Local3 8 parkway with class II trees
Collector (for alley accessed properties)3,4 13: 8 parkway with class II trees and 5 foot sidewalk
Collector (for street accessed properties)3,5 20: 8 parkway with class II trees and 5 foot sidewalk
Arterial 25
Entryway corridor 35
Interstate 50
Maximum height to eave providing roof access (in
feet)
30
Maximum building height (in feet) 40
4
11-2D-6C Standards in the Traditional
Neighborhood District
TN-R is not being used. These “incentives” might help to get more land zoned for TN-R. Proposed
changes to the dimensional standards.
C. Housing Unit Allocation: In the TN-R district, a minimum of two (2) housing types, including, but not
limited to, single-family dwellings with attached garages, single-family dwellings with detached garages,
single-family dwellings with alley loaded garages, single- family dwellings with alley loaded garages facing a
mew, townhouses, and multi-family dwellings, shall be required on any subdivision submittal or planned
unit development application.
11-3A-6 Ditches, laterals, canals or drainage
courses
Discourage the piping of waterways and encourage more developments to incorporate waterways
into developments and limit tiling and piping.
DITCHES, LATERALS, CANALS OR DRAINAGE COURSES:
A. The purpose of this section is to limit the tiling and piping of natural waterways, ditches, canals, laterals
and drains where public safety is not a concern as well as improve, protect and incorporate creek corridors
(Five Mile, Eight Mile, Nine Mile, Ten Mile, South
Slough and Jackson and Evan Drains) as an amenity in all residential, commercial and industrial designs.
When piping and fencing is proposed, the following standards shall apply.
AB. Piping:
1. Natural waterways intersecting, crossing, or lying within the area being developed shall remain as a
natural amenity and shall not be piped or otherwise covered. See also subsection B1 of this section.
2. Irrigation ditches, laterals, canals, and drains may be left open when used as a water amenity or linear
open space. See also subsection B2 of this section.
3. Except as allowed above, all other irrigation ditches, laterals or canals, intersecting, crossing or lying
within the area being developed, shall be piped, or otherwise covered. This requirement does not apply to
property with only an irrigation easement where the actual drainage facility is located on an adjoining
property.
a. The city council may waive the requirement for covering such ditch, lateral, canal, or drain, if it finds that
the public purpose requiring such will not be served and public safety can be preserved.
b. The city council may also waive this requirement for large capacity facilities.
BC. Fencing:
1. Fencing along all natural waterways shall not prevent access to the waterway. In limited circumstances
and in the interest of public safety, larger open water systems may require fencing as determined by the
city council, director and/or public works director.
2. Ditches, laterals, canals, and drains do not require fencing if it can be demonstrated by the applicant to
the satisfaction of the director that said ditch, lateral, canal, or drain serves as or will be improved as a part
of the development, to be a water amenity. Construction drawings and relevant calculations prepared by a
qualified licensed professional registered in the state of Idaho shall be submitted to both the director and
the authorized representative of the water facility for approval. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
3. Except as allowed above, all other open irrigation ditches, laterals, canals, and drains shall be fenced with
an open vision fence at least six feet (6') in height and having an 11-gauge, two inch (2") mesh or other
construction, equivalent in ability to deter access to said ditch, lateral, canal or drain, which fence shall be
securely fastened at its base at all places where any part of said lands or areas being subdivided touches
either or both sides of said ditch, lateral, canal, or drain. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005; amd.
Ord. 06-1241, 7-5-2006, eff. 7-15-2006)
CD. Easements: In residential districts, irrigation easements wider than ten feet (10') shall be included in a
common lot that is a minimum of twenty feet (20') wide and outside of a fenced area, unless modified by
city council at a public hearing with notice to surrounding property owners.
DE. Impeding Movement Of Water Prohibited: For any irrigation or drainage ditch not within the jurisdiction
of an irrigation or drainage district, piping shall not impede the movement of the amount of water crossing
the property prior to development or the amount of water delivered to downstream properties.
EF. Natural Drainage Courses: All natural drainage courses shall be left undisturbed or be improved in a
manner that will improve the hydraulics and ease of maintenance of the channel. Relocation of natural
swales is acceptable if the hydraulics and ease of maintenance are provided for. The term "natural drainage
course" shall not be deemed to apply to minor swales and depressions that are located entirely on the
applicant's property and which serve a relatively small area where runoff is infrequent.
5
11-3A-7A.7b(4) Fences Prohibit double fencing. The City has had instances where home owners have constructed 6-foot
tall fencing adjacent to interior common lots for privacy. This has been an enforcement issue for
the City and tends to be an unattractive nuisance in residential developments.
7. Regulations for fences abutting pathways and common open space lots are set forth below. These
regulations are intended to assist in the implementation of CPTED (crime prevention through
environmental design) strategies to reduce the incidence of crime and improve the quality of life. See figure
1 of this section.
a. The developer is responsible for constructing fences abutting pathways and common open space lots to
distinguish common from private areas.
b. Fences abutting all pathways, and common open space lots not entirely visible from a public street shall
be:
(1) An open vision or semiprivate fence up to six feet (6') in height, as it provides visibility from adjacent
homes or buildings;
(2) A closed vision fence up to six feet (6') in height may be allowed if the lot connects directly to a public
school or a park;does not exceed is no more than two (2) one lots deep or a maximum of 250 feet, and is
fully visible from a public street; or
(3) If closed vision fencing is used, it shall not exceed four feet (4') in height. An additional two feet (2') in
height of open vision fencing may be provided to the top section of the fence.
c. Other fences located within the rear or side yard shall be set back a minimum of eight feet (8') from the
property line. Within the rear yard other fences shall not exceed fifty percent (50%) of the property width.
d. These restrictions are intended to apply to fencing along interior common open space lots and pathways
that are not entirely visible from a public street.
(4) Double fencing shall be prohibited.
11-3A-8H Pathways Need more explicit standards if lighting is installed or remove (e.g. design and spacing
requirements).
All pathways through common areas that are not visible from a public street shall be illuminated with a four
foot (4') tall bollard style or other appropriate lighting source, unless otherwise waived by the director. Such
lighting shall be shielded from adjoining residences. All pathway lighting shall be installed in accord with the
city's adopted standards, specifications and ordinances. This is the current language in the UDC which is a
vague standard. More details to be shared during the meeting.
6
11-3A-19A.2 and 3 Structure and site design standards Last year, the City re-vamped the design review guidelines into standards. Now, design review
(through the Architectural Standards Manual) addresses building/architectural elements and the
UDC will address site design standards. The applicable site design standards need to be pulled-in
from the Comp Plan and the old Guidelines document. No new standards, just a re-organization of
existing guidelines, policies and standards. Incorporate more site design and circulation standards
into the UDC.
SITE AND STRUCTURE DESIGN STANDARDS:
A. Purpose:
1. Encourage site design that provides an interconnected network of walkways, pathways, streets,
and/or drive aisles that combined promote pedestrian and vehicular mobility within the development and
connect to adjacent developments.
2. To facilitate the efficient movement of traffic into, out of, and through a site, protect pedestrian and bicycle
users, establish an aesthetically consistent street presence and limit the visual impacts of large parking areas on a
site.
AB. Minimum Standards: The following minimum standards shall apply in addition to the detailed guidelines as set
forth in the "City of Meridian Architectural Standards Manual":
1. Architectural Character: Buildings shall be designed in accord with the "City Of Meridian Architectural
Standards Manual".
2. Site Design:
a. Extend or improve streets, drive-aisles, cross access easements or similar vehicular and pedestrian connections
provided from adjacent properties.
b. For lots with frontage on a public street, a minimum of 40 percent of the buildable frontage of the property
shall be occupied by building façades and/or public space. Within mixed use areas, and for large multi-building
developments, buildings may be placed away from roadways if a minimum of 30 percent of the buildable
frontage is occupied by building façades and/or public space.
23. Parking Lots:
a. For properties greater than two (2) acres in size, no more than fifty percent (50%) of the total off street parking
area for the site shall be located between building facades and abutting streets.
b. For properties two (2) acres or less in size, a maximum of a single drive aisle with parking on one or both sides
shall be allowed between the building facades and abutting streets. All other off street parking areas shall not be
located between the building facades and abutting streets.
c. The design and layout of internal site parking shall avoid long straight unbroken parking aisles; provide crossing
drive aisles for internal circulation at approximately 150-foot intervals, or provide parking that is perpendicular to
the building.
d. Where on-street parking is provided or where vehicle circulation is directed in front of building entries,
integrate traffic calming strategies and techniques, such as landscape islands, bulb-outs, and/or detailed
crosswalks, to increase safety and enhance the development character.
e. In the Traditional Neighborhood districts parking shall be primarily located behind or to the side of buildings
and public spaces, away from block corners and roadways.
f. When parking and drive-throughs cannot comply with the standards above, they shall be screened by
berms, landscaping, walls, architectural elements, or a combination of these elements to
produce an appropriate buffer adjacent to public spaces and roadways.
34. Pedestrian Walkways:
a. A continuous internal pedestrian walkway that is a minimum of five feet (5') in width shall be provided from the
perimeter sidewalk to the main building entrance(s) for nonresidential uses. The walkway width shall be
maintained clear of any obstructions, such as vehicles, outdoor sale displays, vending machines, or temporary
structures.
b. The internal pedestrian walkway shall be distinguished from the vehicular driving surfaces through the
use of pavers, colored or scored concrete, or bricks.
c. Unobstructed walkways at least five feet (5') in width shall be provided for any aisle length that is greater than
one hundred fifty (150) parking spaces or two hundred feet (200') away from the primary building entrance(s).
d. The walkways shall have weather protection (including, but not limited to, an awning or arcade) within twenty
feet (20') of all customer entrances.
BC. Alternative Compliance: If: 1) the location of existing buildings or structures prevents conformance with the
standards of this section, or 2) strict adherence to such standards would create inconsistency in the design
objectives of the proposed development, the director may consider an alternative design proposal through the
alternative compliance provisions as set forth in section 11-5B-5 of this title. The director may approve, or
recommend approval of, such an alternative compliance proposal when the overall design, as proposed by the
applicant, meets or exceeds the intent and the requirements of this section and is not detrimental to public
health, safety, and welfare. (Ord. 16-1672, 2-16-2016)
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11-3B-1B Purpose Add the word water to the list of benefits of promoting landscaping within developments. B. The City of Meridian recognizes that landscaping can be a significant expense to business people and
residents. At the same time, landscaping improves the livability of residential neighborhoods, enhances
the appearance and customer attraction of commercial areas, increases property values, improves the
compatibility of adjacent uses, screens undesirable views, and can reduce air, water and noise pollution.
11-3B-5H Standards and installation Mulch is not allowed in stormwater detention facilities. H. Mulching: Mulch shall be used in all required planting areas. Approved mulches may be organic, such as
bark or soil aid, or they may include rock products, such as "permabark" or similar products. Use of mulch,
organic or rock, as the only ground cover in required planting areas is prohibited. Pea gravel, drain rock,
road base gravel, and similar products shall not be used as mulch. All mulch shall be contained by a curb or
other edging material to contain the mulch and prevent it from migrating to adjacent surfaces. If rock mulch
is used, a weed barrier fabric shall be used beneath the rock. Impermeable plastic weed barriers are
prohibited because they restrict water and oxygen to the plants. Within stormwater facilities, mulch may
not float.
11-3B-6D Irrigation standards D. Nonpotable Water: Use of nonpotable irrigation and/or reuse water is required when determined to be
available by the city public works department as set forth in section 9-1-28, "Pressurized Irrigation
System", of this code.; reuse water may not be used for stormwater facilities. Water availability during the
fall and spring seasons is also required by connecting to city potable water, city reuse water, and/or an on-
site well as a secondary source. An exception may be approved for water conserving designs as set forth in
subsection 11-3B-5O of this article. In such cases, the requirement for a secondary source may be waived by
the director. If city potable water is used, a separate water meter is required.
11-3B-7C.8 Landscape buffers along streets Align with new ACHD standards 8. Stormwater Detention: Stormwater swales and other green stormwater facilities may be incorporated
into the buffer in accord with section 11-3B-11 of this article. Other stormwater detention and retention
facilities shall not be permitted in the street buffer, except along I-84.
11-3B-11 Stormwater integration Incorporate ACHD new bio-swale standards in accord with their new policies. Many times these
drainage areas become unattractive nuisance for many of the City’s residential subdivisions. If
designed appropriately they can be counted towards the open space requirements. The new
standards align better with the city’s design standards and gives developers’ greater flexibility in
their design of their storm drainage facilities.
A. Purpose: The regulations of this section are intended to improve water quality and provide a natural,
effective form of flood and water pollution control through the integration of vegetated, well designed
stormwater filtration swales and other green stormwater facilities into required landscape areas, where
topography and hydrologic features allow.
B. Applicability: The standards for stormwater integration shall apply to all subdivisions, site
improvements and ACHD stormwater facilities. ACHD stormwater policy shall supersede City
requirements for stormwater facilities, except that facilities counting towards open space requirements
must also meet or exceed City requirements.
C. Standards:
1. Stormwater swales incorporated into required landscape areas shall be vegetated with grass or other
appropriate plant materials. Such swales shall also be designed to accommodate the required number of
trees as per section 11-3B-7 of this article if located in a street buffer or other required landscape area.
2. A rock sump may be incorporated into a vegetated swale to facilitate drainage. The rock sump inlet may
not exceed more than five feet (5') in any horizontal dimension. Grates for sand/grease interceptors may
also be incorporated, but the inlet structures may not exceed two feet (2') in any horizontal dimension.
3. Gravel, rock, sand, or cobble stormwater facilities are not permitted on the surface of required landscape
areas, unless designed as a dry creek bed or other design feature.
4. Plant materials shall be a species that are able to withstand the anticipated changes in soil wetness and
moisture levels.
5. Organic mulch shall not be used against drainage catch basins because of potential sediment clogging.
6. Slopes shall be less than or equal to three to one (3:1) (horizontal:vertical) for accessibility and
maintenance.
7. The stormwater facility shall be designed free draining with no standing water within twenty four forty
eight (24 48) hours of the completion of a storm event.
11-3D-8G.4b Business identification signs Allow for 8’ tall free standing signage in the Old Town District regardless of proximity to the
adjacent walkways and public spaces.
b. The maximum height of any freestanding sign shall not exceed eight feet (8’)., except where a
freestanding sign is within fifteen feet of a pedestrian walkway, sidewalk, and or pathway or public space,
the height of the sign shall be limited to six feet (6’) to maintain an appropriate human scale.
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11-3G-3D Common open space and site amenity
requirements
Clarifying open space is to be visible and safe. 3. Common open space and site amenities should shall be located in areas of high visibility (i.e., along
streets, where doors and windows overlook public areas, etc.) to avoid hidden areas and corners, dark
areas, unusable space and reduce the opportunity for crime.
11-5B-1B Certificate of zoning compliance Clarify that a CZC is not required for single family attached and townhome dwellings; covered
with the design review section of the code (11-5B-8B2).
B. Applicability: These provisions apply to all requests for permits that involve new building construction,
building additions, exterior site alterations and/or the establishment of a new use. These provisions do
not apply to interior building improvements where the footprint of the existing structure is not enlarged or
to exterior building alterations, including, but not limited to: the addition, removal, or modification of
architectural elements, such as doors, wind ows, awnings, and arcades; building remodels where all or a
portion of a structure is modified, including entrances, facades, and rooflines; a change in exterior
materials and/or color scheme; or any other alteration that modifies the exterior appearance of the building.
These provisions do not apply to single-family detached, single-family attached and townhome dwellings
and/or secondary dwellings.
11-5B-3C.3 Annexations and rezones Clarify details on concept plans requested with annexations and rezones. 3. If the aAnnexation and/or rezone zoning requests is are not accompanied by a plat, conditional use
permit, or planned unit development, the applicant shall provide a conceptual development plan that
depicts streets, site access points, internal circulation patterns, connectivity to adjacent properties, parking,
and general location of buildings, pedestrian walkways and public or private open space, unless waived by
the city council.
Table 11-5B-5 Common open space and site amenities
eligible for alternative compliance
process.
Allow residential developments exceeding 5 acres in size the flexibility to request alternative
compliance with the hopes that it will incentivize developments to include open space and
amenities that are more proportionate to the size/density of the development.
Permit Section
Common driveway 11-6C-3
Common open space and site amenity requirements 11-3G
Fence requirements 11-3A-7
Height maximum in commercial districts 11-2B-3
Height maximum in industrial districts 11-2C-3
Height maximum in TN-C district 11-2D-5
Landscape buffer for wireless communication facilities 11-4-3-43E
Landscape requirements 11-3B
Landscaping for base of freestanding sign 11-3D-8
Lighting standards for pathway along State Highway 55 11-3H-4C3
Outdoor lighting requirements 11-3A-11
Parking and loading plan requirements 11-3C-5
Parking requirements 11-3C-6
Private street standards 11-3F-4
Projecting sign allowance 11-3D-8E and F
Sign location in the O-T district 11-3D-5
Structure and site design review standards 11-3A-19
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11-5B-8B.3 Administrative design review Add the discretion by the director to determine if the exterior modification to a building requires
full design review or review through the modification with the tenant improvement application.
Unless otherwise waived by the Director, aAdministrative design review shall be required for all exterior
building alterations, including, but not limited to: the addition, removal, or modification of architectural
elements, such as doors, windows, awnings, and arcades; building remodels where all or a portion of a
structure is modified, including entrances, facades, rooflines, and building expansions; a change in exterior
materials and/or color scheme; or any other alteration that modifies the exterior appearance of the
building, approved conditions, and/or the requirements in this title and/or the "City Of Meridian
Architectural Standards Manual".
11-6A-1G.1 Subdivision process Reinforce the importance of connectivity and livability. G. To specify the requirements as to the extent and the manner in which:
1. Roads, and streets, and/or driveways shall be created and improved, including vehicular network and
block configurations;
2. Water and sewer and other utility mains, piping connections, or other facilities shall be installed;
3. Pedestrian pathways consistent with the comprehensive plan are to be located and designed; and
4. Opportunities for future transit routes and stations are created;
H. To protect existing surface waters (Five Mile, Nine Mile, and Ten Mile Creeks) throughout the city; and
I. To specify the administration of the regulations of this chapter by defining the powers and duties of
approval authorities.
11-6B-5A.1 Short plat process Residentially zoned parcels are currently prohibited from short platting. Allow residentially zoned
property to go through the short plat process.
A. Applicability:
1. A subdivision application for property within an industrial, commercial, TN-C or O-T district may be
processed as a short plat if all of the following exist:
a. The property is an original parcel of record or a lot in a recorded subdivision;
b. The property is not the result of a previous short plat of a parcel and/or the property is not the result
of an approved parcel division by Ada County development services;
c. The proposed subdivision does not exceed four (4) lots (excluding landscaping lots) on previously
platted property or does not exceed two (2) lots (excluding landscaping lots) on a parcel of land;
d. No new street dedication, excluding widening of an existing street, is involved; and
e. There are no impacts on the health, safety or general welfare of the city, and the subdivision is in the
best interest of the city.
11-6C-3F.4 Subdivision design and improvement
standards
If block lengths exceed the 1000’ requirement ACHD and City staff has required traffic calming. 4. Maximum Block Face: In no case shall a block face exceed one thousand two hundred feet (1,200').,
unless waived by the City Council. Where appropriate and as set forth in section F3 above, traffic calming
may be required for blocks in excess of 1,000 feet.
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11-6C-3D.5 Common driveways Why require a landscape buffer adjacent to common driveway? Request: Eliminate the
requirement for the 5-foot landscape buffer adjacent to common driveway if all of the adjacent lots
meet the frontage requirements of the district with the caveat that the driveway placement would
be opposite of the common driveway.
D. Common Driveways:
1. Maximum Dwelling Units Served: Common driveways shall serve a maximum of six (6) dwelling units.
2. Width Standards: Common driveways shall be a minimum of twenty feet (20') in width.
3. Maximum Length: Common driveways shall be a maximum of one hundred fifty feet (150') in length or
less, unless otherwise approved by the Meridian city fire department.
4. Improvement Standards: Common driveways shall be paved with a surface with the capability of
supporting fire vehicles and equipment.
5. Abutting Properties: All properties that abut a common driveway Unless limited by a significant
geographical feature, or separated by a minimum five foot (5') wide landscaped common lot, all properties
that abut a common driveway shall take access from the driveway; however, if an abutting property has the
required minimum street frontage, that property is not required to take access from the common
driveway. In this situation, the abutting property’s driveway shall be on the opposite side of the shared
property line; away from the common driveway. Solid fencing adjacent to common driveways shall be
prohibited, unless separated by a minimum five foot (5’) wide landscaped buffer.
6. Turning Radius: Common driveways shall be straight or provide a twenty eight foot (28') inside and forty
eight foot (48') outside turning radius.
7. Depictions: For any plats using a common driveway, the setbacks, fencing, building envelope, and
orientation of the lots and structures shall be shown on the preliminary plat and/or as an exhibit with the
final plat application.