2019-09-19MERIDIAN PLANNING AND
ZONING COMMISSION
MEETING AGENDA
City Council Chambers
33 East Broadway Avenue
Meridian, Idaho
Thursday, September 19, 2019 at 6:00 PM
Item 1: Roll-Call Attendance
__6:15__ Rhonda McCarvel __X__ Andrew Seal
____ Reid Olson __X__ Ryan Fitzgerald
__X__ Lisa Holland __X__ Bill Cassinelli
__X__ Jessica Perrault - Chairperson
Item 2: Adoption of Agenda
Adopted
3. Consent Agenda [Action Item]
A. Findings of Fact, Conclusions of Law for Elevate Franklin
Storage (H-2019-0076) by Ten Mile Development, LLC,
Located at 3755 W. Perugia St.
Approved
Item 4: Other Items
A. New Comprehensive Plan Update
B. Open Space Survey Discussion
Item 5: Action Items
Land Use Public Hearing Process: After the Public Hearing is opened the staff report
will be presented by the assigned city planner. Following Staff's report the applicant
has up to 15 minutes to present their application. Each member of the public may
provide testimony up to 3 minutes or if they are representing a larger gr oup, such as
a Homeowners Association, they may be allowed 10 minutes. The applicant is then
allowed 10 additional minutes to respond to the public's comments. No additional
public testimony is taken once the public hearing is closed.
A. Public Hearing for TM Creek East Apartments (H-2019-0089) by
SCS TM Creek and SCS Brighton, Generally Located ¼
mile east of S. Ten Mile Rd., south of W. Franklin Rd., in
the NW ¼ of Section 14, Township 3N., Range 1W.
1. Request: Conditional Use Permit for a multi-family development
consisting of 235 dwelling units on 8.3 acres of land in the R -40
zoning district, by SCS TM Creek and SCS Brighton.
Approved
B. Public Hearing for Idaho Fine Arts Academy (H-2019-0088)
by West Ada School District, Located at 915 E. Central Dr. 1. Request for Rezone of 18.96 acres from the I-L (Light Industrial)
zoning district to the C-G (General Retail and Service District).
Recommended approval to City Council - Scheduled for October 15, 2019
C. Public Hearing for Nick Estates Subdivision (H -2019-0086)
by LR Geomatics, PLLC., Located 1180 N. Ten Mile Rd.
1. Request: To combine preliminary/final plat consisting of 4
building lots on 1.4 acres of land in the R-4 zoning district
Recommended approval to City Council - Scheduled for October 15, 2019
Meeting adjourned at 9:02 p.m.
Meridian Planning and Zoning Meeting September 19, 2019.
Meeting of the Meridian Planning and Zoning Commission of September 19, 2019, was
called to order at 6:00 p.m. by Chairman Jessica Perreault.
Members Present: Chairman Jessica Perreault, Commissioner Rhonda McCarvel,
Commissioner Lisa Holland, Commissioner Ryan Fitzgerald, Commissioner Bill Cassinelli
and Commissioner Andrew Seal.
Members Absent: Commissioner Reid Olsen.
Others Present: Adrienne Weatherly, Andrea Pogue, Caleb Hood, Brian McClure, Bill
Parsons, Kevin Holmes and Dean Willis.
Item 1: Roll -call Attendance
_X Lisa Holland Reid Olsen
_X Andrew Seal X Ryan Fitzgerald
_X Rhonda McCarvel X Bill Cassinelli
X Jessica Perreault - Chairman
Perreault: Okay. Sorry for the delay. Thank you for your patience. Good evening, ladies
and gentlemen. At this time I would like to call to order the regularly scheduled meeting
of the Meridian Planning and Zoning Commission for September 19th, 2019. Let's begin
with roll call.
Item 2: Adoption of Agenda
Perreault: At this time can I get a motion to adopt the agenda?
Holland: So moved.
Fitzgerald: Second.
Perreault: It has been moved and seconded to adopt the agenda. All those in favor say
aye. Motion carries.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
Item 3: Consent Agenda [Action Item]
A. Findings of Fact, Conclusions of Law for Elevate Franklin
Storage (H-2019-0076) by Ten Mile Development, LLC,
Located at 3755 W. Perugia St.
Meridian Planning & Zoning Commission
September 19, 2019
Page 2 of 60
Perreault: Next item is the Consent Agenda. Letter A,
Law for Elevate Franklin Storage, H-2019-0076, by Ten
a motion to accept the Consent Agenda as presented?
Holland: So moved.
Cassinelli: Second.
Fitzgerald: Second.
Findings of Fact, Conclusions of
Mile Development. Could I get
Perreault: It has been moved and seconded to accept the Consent Agenda. All those in
favor say aye. Motion carries.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
Item 4: Other Items
A. New Comprehensive Plan Update
Perreault: Okay. I'm going to hold off on explaining the -- the public hearing process until
after we -- until after we go through Section -- or Item No. 4, excuse me, which is the new
comp plan update and the open space survey discussion, so that that process is fresh in
everybody's minds before we take public testimony. So, if the staff would like to proceed
with those that would be fantastic.
Hood: Good evening, Madam Chair, Members at the Commission. Caleb Hood, planning
division manager for the city. It's my pleasure tonight, before we jump into the Items A
and B on your agenda I want to introduce you to Tori Cleary. Comes to us from Orange,
California. She is our new economic development administrator. So, very happy to have
her. It's a position we have been searching for for a while and real happy -- she's in day
four now, so take it easy on her today if you have any questions for her. First week. But
so far she's come in, hit the ground running. We had an employee recently that used the
analogy it's like drinking from a firehose, but it's got sweet, sweet Kool Aid. So, she's
really -- you know, I'm sure she's trying to take it all in and that's a bit much, but she's
trying to -- trying to do that. So, anyways, I will let her maybe introduce a little bit more
about herself, but if you would join me in welcoming her anyways to the team.
Cleary: Thank you. Madam Chair, Members of the Commission, yes, as Caleb said,
come from Orange, California, where I was their redevelopment and economic
development project manager. Worked on everything from bringing in industrial
businesses, service businesses and we also had a downtown that was very similar to
Meridian. So, it's very exciting for me to see the opportunities that are here. In fact, it's
just exciting to be here at a place where you really do have a lot of enviable opportunities
and I look forward to implementing some of the strategies that are contained in the
Comprehensive Plan, the city strategic plan, and economic development strategy. Got
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September 19, 2019
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some really good planning documents in place for me to follow and just hope I can bring
back some -- some successes. So, thank you.
Hood: All right. So, thank you. We will jump in, then, to the official agenda here. Again,
Caleb Hood, Brian McClure in -- in Planning. Brian has been the project manager on the
Comprehensive Plan, so he's -- he's going to -- we are going to kind of tag team this a
little bit, but he's been -- we have both been working on it for the past couple of years, but
he's really been every step of the way involved in this thing. So, I have just been more
participating and kind of watching things, but in advance of the public hearing you all are
going to have here in about a month -- October 17th is that hearing date -- we wanted to
review with you and, basically, close out the existing Comprehensive Plan that we have,
although it's still going to be in effect until the City Council adopts a new comprehensive
plan, but we are trying to kind of separate some of the existing things from the new future
things that we will be talking about here next month, rather than bogging down that public
hearing with trying to do both. We thought it would be a good opportunity to come in
again, close out kind of the existing Comprehensive Plan and, then, cover some of the
process and timeline of what we have been doing on the Comprehensive Plan. I know
we have been here a couple times, so, hopefully, you're like, well, we are developing a
new Comprehensive Plan, I didn't know, but we are getting to the finish line, so we wanted
to, again, touch base and kind of run through that all again with you, so you're as
comfortable as possible going into that public hearing here. All right. So, the current plan
is -- this slide or some version of the slide we have actually shown to you before, but the
current Comprehensive Plan, the policies contained therein, was largely adopted in 2002.
Most of that work was done in 1989, 2000, even in 2001. It's not the same community
we were back then. We even did a major reformat and update in 2010, 2011, adopted in
2011. Again, we have changed pretty significantly in that -- since that amount of time,
too, and we do touch it, so we thought as staff it's -- it's pretty current, but there has been
enough change in our community and new folks in our community and businesses in our
community where the Mayor and Council about 18 months ago said we need -- we need
to start over and basically develop a new plan. So, again, that's what we have been
working on for the last 18 months or so or even, really, closer to two years. We envision
keeping the same structure where we have the Comprehensive Plan itself that has the
forward looking policies and things you're familiar with and staff reports and, then, having
existing conditions report that talks about who we are as a community, a lot of the
demographics, information on our parks and how many fire departments we have -- or
fire stations we have and things like that. So, we envision keeping that structure, but the
new plan will have a little bit different format and we will get into that again with the new
-- when we talk about the new plan more. As part of this hearing tonight we did send you
a memo, an attachment that had 69 pages worth of policies. So, let's get going on those.
No. We sent them to you. There was a clarifying question earlier, hey, what's the
expectation for tonight. Wanted to make it just available to you. If there is any one or two
or three that you really had an affinity to historically and you want to make sure it shows
up in the new plan you can -- we just verify that or, you know, it's there, so you can see
how they have changed and modified or removed or are continuing on. So, I will kind of
pause and see if there are any of those you really want to get into. That wasn't my intent
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September 19, 2019
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tonight to go through that page by page or line item by line item, but we can if you have
any questions about any of the existing policies and plans.
Perreault: Commissioners, is there anything burning this evening that we want to
discuss? Okay. Thank you.
Hood: Okay. So, a little bit more, then, on planned development process and some of
the milestones we have had. So, we did hire Logan Simpson out of Fort Collins, Colorado,
to be our consultant on this project. We had three, I think, proposals that were submitted
and interviewed those teams and this team was selected. This certainly doesn't cover
everything in the scope of work they have with the city, but they did have two subs on the
projects, so Leland did a lot of the market analysis and, then, Kittelson and Associates,
who is -- has a Boise office, helped on some of the transportation corridor analysis. But
just a few of the things that they really helped us move forward was public involvement
and developing a project website. The steering committee agendas and milestones -- we
heard comments earlier this week that that was a positive takeaway, that they really kind
of kept us on track, we knew what to expect as a steering committee. Here is what we
are trying to accomplish this month. This is where we need to be next month and even
looking at the quarter after that. So, there were some goals that were -- that were set up
to keep the project kind of on -- on time and, then, they have been tracking and help
developing the draft plan and getting ready to turn that over to us. There is a couple of
other deliverables we will talk about here in a minute, too, but -- so, we did set up a
steering committee. The Mayor basically invited 22 community members to meet monthly
with us and oversee the project. We had stakeholders with all kinds of different
backgrounds. We had agency representatives, ACHD, the school district, Ada county,
residents, commercial -- commercial real estate brokers, engineers and developers. So,
pretty -- you know, as you can imagine we didn't always agree on everything, but some
good dialogue and, again, kind of what we talked about a little bit as we did our final
steering committee meeting. There is passion and appreciation and respect we still have
for each other. So, it was a good group to work with. That group, then, we kind of broke
up and I don't think all members of that served on a focus group, but there were four areas
that we really dug down into more the weeds on than others. Community design,
economic development, housing and transportation -- housing and transportation that
wasn't one group. So, I did the transportation group, Brian did the community design and
housing and, then, Cameron did economic development. So, each one of those kind of
subcommittees, again, we looked at markets, looked at corridors, really trying to help
understand what those policies might be to drive our community forward and, then, some
map changes, too, that were also talked about with those focus groups. So, the draft plan
that you're going to see on the 17th is the steering committee's recommended
Comprehensive Plan. We are going to run a staff report like we would any other
application. So, we might be recommending some tweaks to it, but, essentially, what you
will be reviewing is the community's plan. It's what we have been doing with our
stakeholders for the past 18 months and it's really, again, at this point something that we
think largely represents what we heard from the public. I will jump down to the -- the last
several sub bullets, there under public outreach. No, not a hundred percent of everyone
agrees with it, though. A city of 120,000 people you're going to have some people here
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September 19, 2019
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that are going to want to address something with you, because they are not happy about
something. But I think we have done a pretty good job of gaining consensus,
understanding what the needs are and generally portraying a vision for our community
that is representative of most all and I think, again, what you will hear during that hearing
is the folks that do come are probably not going to talk about the policies, they are going
to talk about a change they want the future land use map on their property or their
neighbor's property or something, so -- but, again, we did extensive public outreach,
engage with the website, used our communication staff up in the Mayor's office to help
us get the word out to anybody that was interested that we hear -- and we want to hear
from you and here is kind of a higher level scope of work. So, before we hired Logan
Simpson, the Council, again, I mentioned said, hey, go develop this plan, you have two
years to get it done. We started as staff before even getting going with, you know, putting
together the RFP, doing an audit of our plans, looking at some of the existing studies and
whatnot, just making sure we had a good foundation to move forward with developing a
new plan. Don't need to read the whole slide to you, I guess. So, there is more of the
key focus elements and, then, those focus areas I mentioned, strategic growth
management and public services and I will do a little bit more on that, too, but where our
are existing services and where do we envision future services. So, there can be orderly
development of our community and, then, a comprehensive impact of growth and we had
-- Council had a joint meeting with Ada county earlier this week and had a little bit of talk
about impact of growth, notjust on Meridian, but on the valley, on Ada and Canyon county
and some of the costs of growth and, then, transportation and economic development.
know you all have been driving the roads around here and they are becoming more and
more congested. That's what we hear about in the complaints we get with growth and so
what can we do as a community to -- to the best we can work with our transportation
friends and make sure that the network is as robust as possible, as safe as possible, can
still move goods and services and people as efficiently as possible. So, we have
developed a master mobility map and I will -- I will show you a slide on that, too, in a
minute. And, then, there were four areas that we called out in the contract with Logan
Simpson to look at us. That's the Fields. So, that's the northwest Meridian on the other
side of a future State Highway 16. Southwest. So, south of the freeway, generally west
of Linder. The southern rim, which is that rim that kind of basically goes from Ten Mile -
Overland at a roughly 45 degree angle down to Boise Ranch golf course, basically, to
kind of see that picture there in your mind. And, then, what we call Magic Bridge. Magic
View Drive or Woodbridge Subdivision and put that at Magic Bridge. So, that area.
Basically Eagle, Locust Grove, Franklin and 1-84 section right in there. Kind of behind the
hotels and some of the medical office complex. There is some areas back in there that
just have been stagnant and so we really wanted to look at that, what can we do to maybe
facilitate development or redevelopment and some of those parcels back there. So,
anyways, we asked them to look at -- look at some of that, too. And I already touched on
the focus groups. And, obviously, we have to comply with Idaho Code for developing the
comprehensive plan. Here is the timeline. I don't think I really have any -- anything to
note. I have kind of been rambling on about the timeline throughout my presentation so
far. So, jump to that master mobility map that I mentioned just on the previous slide. So,
basically, what this does is it takes all -- you know, ACHD, ITD, VRT, the city's pathway
network and puts it all in one place. So, we have access to the existing conditions, so we
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September 19, 2019
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know where the existing sidewalks are, the existing bus stops, the existing -- you know,
again, street -related infrastructure and services and, then, the plans that those agencies
have for the next up to 20 years. No one's really planning outside of 20 years, but the
idea with this is that we take that information we have now and, then, we as a city develop
what the next round of infrastructure should be. So, that those agencies inherit what we
have developed as a community, what we want those roads to look like as they looked to
the next five years out after they build the first five years and they are still in 20 year
buckets, but we have a plan for what we want those roads to look like and bus routes to
look like and whatever. So, it kind of puts it in one place. And, then, if you're a business
owner or a resident and you're like I would like to buy a house there, but this road is two
lanes wide, you can go to this, you can look at it, oh, okay, it's -- it's supposed to be
widened in the next ten years or whatever. So, there is different ways you could use this.
It is also consistent with the city's strategic plan. This is a GIS based document, so we
will have to maintain it, but, again, we brought it all kind of in-house, so it's -- all the
transportation -related things are in one -- one place, so we are excited about -- about this
tool and we will need to work on it, but it's -- I think just out the gate and it will be -- will be
helpful. I should mention if there is any questions along the way feel free to interrupt, too.
Cassinelli: Madam Chair?
Perreault: Commissioner Cassinelli.
Cassinelli: Caleb, I actually have a question.
Hood: All right.
Cassinelli: Was ACHD and ITD part of the -- especially the transportation?
Hood: Yeah. Absolutely. Madam Chair. Justin Lucas was a pretty regular member on
both the steering committee, so the monthly -- the 14 meetings we had and, then, on the
focus group I don't recall if they missed maybe one of those focus group meetings, but,
yeah, they were definitely at the table and I have gone to ACHD, too, and talked to their
commission about this project and kept them up to speed on -- on what we were doing in
developing these things. And on -- that even kind of segues into -- not the next slide, but
two slides from now I will come back to ACHD, too.
Perreault: Caleb, before you proceed I would like to -- the record to show that
Commissioner McCarvel is now present. Thank you.
Hood: And this one I will probably breeze through it really quick, but we have a Meridian
Welcome -- Welcome to Meridian signage plan. We have historically had it, although the
plan has been more of a map than a plan and so that was some of what the Council
requested was, hey, go develop some text that explains why the plan, why this map exists,
where we are going to put these signs over time. So, that's what we have done is, yeah,
put why are we -- why do we have the signage plan? How do we plan to implement it?
What are the specifications for when you put a sign up. So, this isn't in the
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Comprehensive Plan, but it's alluded to in the Comprehensive Plan. So, just so you're
aware we will have a Welcome to Meridian signage plan pending Council approval of a
resolution. So, this is the slide. The service impact. So, this is one where we worked
with -- with ACHD. Primarily this shows the relationship of services to any given parcel
within our area of impact. So, it's -- it's a heat map, so the red are the parcel, the orange
or darker the red, the darker the orange, the more services are either directly adjacent or
close proximity to that particular parcel. So, things like sewer, water, schools, pathways,
roads. And, again, you get points, if you will, or -- or a darker color if the roadway is
already widened to five roads you get, you know, full points. If it's planned to be widened
in the next five years you get two or three points and if it's in the 20 year plan you get one
point or a negative point. So, it's meant to show are the services there now that you
need? Are they coming in the foreseeable future? Or are they further out? And I'm just
using that to kind of show you how that scale generally works. Same with pathways. Is
there a pathway there? Is it in our plans to put a pathway there? Are schools there? Is
there capacity there? Those types of things. And even -- even schools, as an example.
Not so much the capacity, but using the schools even as community gathering places and
access to them, can you -- you know, are they within two miles or use it as a de facto
park. So, we would develop this, again, primarily to look at the readiness of any parcel
to develop or redevelop within the city versus further and further out with some of those
services, our fire or police response times, those types of things. How close are you to
being within a five minute response time of any given fire station. So, we worked with
police and fire and ACHD and others, but mainly -- mainly it's city services. Going to look
at Idaho Power and what power maybe to a site. So, as a developer you can't just go to
this and, oh, I'm going to go get -- you know, there is other things that definitely need to
be considered if you're going to be looking to develop a parcel. But generally this shows
maybe where we should invest some more or work with our school district or ACHD and
say, boy, we have a lot of these facilities here, but schools lacking. Boy, if we get -- if we
can get a school up there or two, this makes sense for us to incentivize and maybe direct
growth there. We haven't gotten there yet, but those are some of the things we are
hearing from the community and some of the things even in the new plan that are alluded
to. Explore these partnerships to direct growth where you want it to go, not just react to
where ever it wants to go, but what can you provide that incentivizes development to
come, because you have got that quality of life that comes along with the roof top and
business. So, definitely more to come on that, but -- but this is a tool that we thought we
could use and you will see some of the output of this, you will see in your staff reports
and that table on the page one and two, we use some of that to kind of show, you know,
location of sewer, location of water. It tells you general proximity. Or we use -- probably
not a pretty picture like this, but we will use some of that information in your staff reports,
too. But it's not a -- it won't tell you if you should approve a project or not, so don't -- that's
not what this does. It doesn't say this is a good project or a bad project or to approve it
or not, it just tells you what the relationship is geographically to any one of those services.
Fitzgerald: Madam Chair?
Perreault: Commissioner Fitzgerald.
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September 19, 2019
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Fitzgerald: Caleb, random question. Are the blue outlines -- are those enclaves -- county
enclaves inside of the city or what are the little chunks inside of the city?
Hood: Correct. Yeah. I mean the blue outline is city limits. So, if you see something
that has blue, it's actually outlining the city limits. But, yeah, those are --
Fitzgerald: County enclaves inside the city. Okay. Thank you.
Perreault: Caleb, in the special meeting with ACHD that was mentioned, this is not going
to be something the public is going to use to -- to go online and as an interactive tool, it's
primarily for the use of decisions being made by the city. Would you want to elaborate
on that and, then, to talk about if there is going to be a key that -- or you mentioned this
is how we decided that, you know, this is the level of service in one area or another. Is
there going to be a summary or description of how you got to that? Not necessarily for
each parcel, but just, you know, a legend I guess.
McClure: Madam Chair, so with this tool as it currently is developed, which is to say it's
sort of a framework for something more later, there is no metric or overall ranking that we
would be reporting on, it would mostly be kind of a line by line reporting on all the individual
components. So, where it is. If we did a map we probably would want to have some sort
of key and, then, maybe that's something we do at some point in the future, but right now
it's really about the line item report -- report for each individual one.
Cassinelli: Madam Chair?
Perreault: Commissioner Cassinelli.
Cassinelli: A question that kind of goes in line with what -- with the key I think. Could
there be layers on this to where somebody could just look at just fire stations and get --
and see the response time? Or ACHD? What -- is it in the five years? Is it -- is it, you
know, or not. Has it been -- is it in process of being widened or something like that, so
you can just -- you can -- everything right now is all of it together; right? So, can you just
peel out one layer at a time and look at that?
McClure: So, there is individual components that go into a pretty advanced model, but
it's all -- it's all text driven. You don't see a report out of that. And eventually -- on an
individual layer for most of it certainly there are components of it that we have pulled into
it. For example, fire districts, the response times for those. That's based off of a
geospatial shape file where you can see kind of -- basically kind of this, only it's are you
low, medium, or high. We could potentially show that, but it's not in the final tool. The
final tool is just a table that you would copy, paste, and put somewhere. To some of your
questions, though, the master mobility map has all those things you just mentioned. So,
the five year work plan, whether it's in the CIP and what -- the current status.
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Perreault: Okay. So, to be clear, this is not actually going to be in map format, it's going
to be in a list of properties that somebody can click on and figure out what the level of
service is? I guess I'm not understanding how --
McClure: Madam Chair, so someone being staff, yes. So, it will be -- it will be in the
planning tools that we use and, then, they can -- when they are doing a property search
they can pull that information out for whatever the properties are -- of interest are. It's not
a -- yeah, it's basically a table.
Hood: Maybe just to clarify. It won't be a list of the properties, it will be how close the
utilities are to a specific property you already want to know about. So, you would select
a parcel and, then, query what's the response time for fire and it would tell you you're
within a ring of five minute response -- five to seven minute response time or whatever.
Or sewer is a quarter mile away. So, that's what the table would report is those individual
metrics.
McClure: Hopefully -- Madam Chair. Hopefully that can -- but potentially in the future,
once we get some of this other stuff out from underneath us we can show you more of a
visual interactive approach to how that tool works. We don't currently have it working on
our servers right now. The consultant just transferred it to us and we are still working --
making sure it works with all of our databases. So, maybe in the future.
Hood: Yeah. More to come on this. I think this is the start of something and we will
probably continue to build on it.
Perreault: Fantastic. Thank you.
McClure: So, I'm going to cover some future land use map changes. Again, the theme
here is kind of a close out. So, this will not be seen is the takeaway here. So, most of
the map is not changing, so it's going to look pretty familiar. Many of the changes that
have occurred are just cleanup, so reflects an apartment being built, reflect a new school
being built, or reflects some sort of land use decision at some point that wasn't necessarily
super close or -- or was like a church occurring in a residential area, but the church north
of this office and others is just going to abut the office. Just simple things like that don't
affect the entitlements by and large. So, it's going to look very familiar. So, I'm not going
to go into anymore detail on that. Some of the big things that are occurring, though, that
are going away -- so, we are doing some land use consolidations. The items on the left
here you will not see in the new Comprehensive Plan. So, we are not planning to spend
more time on it, because it's -- in the public hearing, because they are not in the plan. So,
one of them is the real estate residential designation. Currently that is only in southwest
Meridian and half of that has already been annexed by the city of Kuna and we don't really
have any viable way of preserving that even if we wanted to and, honestly, it's not the
best way to plan for services in the future, which is the whole point of the Comprehensive
Plan. The low density residential designation, which we are retaining, allows this sort of
development, we will just -- the focus will be on making sure we have the service and
style and so -- yeah. The remaining three there you see are all within the Ten Mile
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interchange specific area plan. They are being consolidated to citywide designations or
being absorbed by the designations around them, because generally they are
inconsistent or they are duplicative with citywide designations. So, for example, that first
one there, civic, we have a civic citywide designation. There is already a border on the
Ten Mile area interchange -- Ten Mile interchange specific area plan indicating when it's
in the interchange area, so if you see civic in there you just know to go to the -- that plan,
rather than the citywide plan. So, we are getting rid of the Ten Mile specific, which is pink.
We are getting rid of the green space and park. Again same reason. It's duplicative with
a citywide civic destination, which is what we use it for. And, then, the last one there is
the pipeline easement. That one is being absorbed by the land uses around them. So,
if it was for the Williams pipeline in the northwest and southeast in Meridian -- Williams
Pipeline doesn't particularly like to see that in a lot of detail and because it was only shown
in the Ten Mile interchange and not citywide, we are simply basically being consistent
with the rest of the plans. So, again, you won't see any designations proposed in the new
plan. Just want to be up front I guess. If anyone has any questions happy to take those.
Perreault: Is there a list or spreadsheet of the changes made on the future land map
that's actually in text form or is it just that there was -- that there were map changes then?
McClure: I'm not sure. We have some spreadsheets, but the way they have gone through
the process they don't -- you can't necessarily see every change from before to now.
do have one potentially -- we talked about how we could share that. The concern I would
have is I can't say definitively that it is comprehensive, because the consultants did it for
a while, cleared those with the steering committee, then, we got some different changes
and it just --it wasn't tried all the way through like that. I guess I'm not quite --an unknown
as well is -- this is a new plan, so we are not -- we are not highlighting those in the new
plan if they are changes, because it is a new plan. So, we can look at sharing that may
be somehow better, but just a note.
Perreault: I would guess the public would want to see what was and what now is in some
-- in some form.
McClure: That they can do. So, we do have the adopted map available online right now
and you can -- with -- with the new plan, so you can switch those on and off. It's just
tracking the reasoning behind the changes that I can't necessarily comprehensively
explain that, but, yes, you can definitely see before and after.
Perreault: Okay. I wasn't -- it wasn't so much the reasoning behind the changes as it
was what, you know, this was -- okay, this was low density, now it's medium density. Are
they -- are they taking the maps and looking at them side by side? Because, you know,
if you're on a screen those -- those sections are so tiny you can't tell what's what. So,
just didn't know if there was going to be a list that said, you know, this -- this area was
listed, so you know it's medium. Just -- just the actual specific changes from one to the
other, not a reasoning for it.
McClure: We did that for the public draft that we had a few weeks back. It showed clearly
all those highlighted changes, where they were occurring. However, we didn't track that
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through to the proposed plan, because it's new. Kind of a quick demo that's kind of -- on
the screen here you will actually see some of the changes, but there is a little hamburger
icon there, it's the three horizontal slashes in the top left on the project website or -- if you
click on a legend will fly out and one of the tabs is a layers tab and you can cycle through
some of the layers in there and, basically, turn on the future and -- or the adopted and the
proposed maps. So, that is available now. So, this goes back to the previous slide here.
Again before and after. You can just see the changes listed in the Ten Mile plan. The
park designation there, for example, doesn't actually follow the pathway plan, so it's
inconsistent and also that's now how we show pathways and residency. They are just --
they are aligned. So, that's been condensed. The gas line there there is a pipe easement,
that's been condensed and, then, the civic designation are either changed into a citywide
designation or in this case as the school has no plans to purchase that anymore and it
was already approved with an option that didn't include it. So, that's a cleanup. So, this
is a big one. Again, things you won't see. So, our area of city impact is changing here.
Hopefully you won't see some of the push and pull we have had going on in the last 20
years on our southern border down there. So, basically, the left is our adopted area of
city impact and, then, the one on the right is the proposed city -- area of city impact, so
roughly kind of just putting this direct that these are our growth areas, these are where
we are limiting ourselves and this is where we do intend to plan services some day. This
one here it's for a referral area. So, state code currently allows cities to -- within their area
of city impact apply an area of that that didn't have a land use, but it basically says we
are going to plan for some land uses. We used to have this over southwest Meridian. It
was basically hashed shown on our map. It didn't have any colors. We haven't had that
for quite some time and, then, the current plan doesn't have that, so I'm just making note
that this text in there is not in there anymore. It is still a tool that state allows -- state does
allow us to do. So, we could use it. It doesn't have to be in the plan, but that might be
something that comes up, so -- this one is a bigger one. The steps -- you probably are
familiar with that, the developers are asking for a step up or a step down. Originally the
state code did not allow us to change the Comprehensive Plan more than twice a year.
At the time the city wanted some more flexibility, so this step option allowed -- allowed
basically what the city was looking for at the time. You will not see it in the new plan,
because it has been proven difficult for the public to understand. It's not very transparent,
because you don't know what's going on next to you and, then, probably more importantly,
at least to city staff is you can't plan for city services when half your city is anywhere from
zero to 15 dwelling units per acre, which is, basically, anything yellow on the map, that's
the range motion we have to plan for. So, the step is no longer in the plan. There are
some alternatives in there. There is actually some allowances for density bonuses now.
No one uses them, because they have this. That's going to retain and, then, there is also
some other flexibility in the new plan you will see, but the step is not in the plan, so --
lastly -- and this one is loosely kind of a close out, but for now most every agency relies
on a pdf for their -- their -- their published documents. We are doing that, because we --
you would have a record, but the emphasis will be on interactive website. So, after we
adopt this plan -- and the website is available now, but after we adopt this plan that will
be more of a push that we have for the public to engage with this plan. So, the policy --
they are going to be interactive. You can sort them on the fly by whatever topic or chapter
you're interested in. You can search them, again, on the fly, you just type in your word
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and after typing the policies that have those letters show up. So, it's all very -- the map
-- it's in there now. The policies are in there and the text is all live. This is a responsive
website, so it changes whether you're on your mobile phone or website. That's really
going to be the drive moving forward. So, we will have the plan. It's not really being
closed out, but our emphasis on it will be less, so --
Hood: Okay. So, that, basically, concludes the part of the existing plan that you won't
see in a new plan; right? Or some of the tools that we will be using with development of
a new plan, but they aren't the new plan. So, those things that I covered there. So, again,
some of the next steps. We have already -- we have already talked about your hearing
on the application is in October. City Council sometime thereafter. Complete the project
before the new year. That is the directive that we are under as staff and one of the
reasons we moved your meeting up on the 17th to 5:30 is so we can get through this
hopefully in that one night, so we can stay on the schedule and move it on to City Council.
But, then, the real work begins for us and I'm including you in that us. We are going to
be -- there is a lot of things that people are, again, pretty passionate about in our
community, so we are going to need some help from you kind of deciphering and
understanding what is the upmost priority to get done now, what maybe can wait and
maybe what's a lesser priority that, yes, is still important, but maybe let's finish these
things first before we -- we bite those off. So, once we get the document adopted we.will
be coming back to you and saying, okay, here is 12 things we could do, but I have two
paths, so how do we -- let's come up with a -- and we will probably come up with a work
plan and say here is what we are -- you know, we think that we can do this much man
hours to get this stuff done. If we need more we can, but I need to either hire somebody
or we need a consultant help or whatever and, then, we can kind of understand maybe
how pressing those needs are or if they can be spread out over a longer time, then, we
can do it all in-house. Those will be some of the conversations we will have. Again, we
already know some of the things that are listed there that are going to be pretty hot topics,
they are going to be open space and amenities, housing, some sub area plans. And,
again, depending on how many of those sub area plans they will all take some effort there
and the neighborhood districts and understanding what this is. I won't go -- we have
talked about that before, so I will just take just a minute. And I don't know if it's district .or
associations or kind of what it is, but there is this sense of sub communities within our
community as Meridian. There is some things that generally bind certain neighborhoods
together that they all have some -- either now or want to into the future share some same
characteristics. We aren't using the Boise city model of, you know, these -- these
neighborhoods that maybe even come up with their own plans, but maybe these are
things that say, you know, within the southern rim, because they are actually a
geographical area as defined and has membership and whatnot, but maybe there is some
things in there where there are certain types of landscaping that everyone uses or a
certain type of fence -- you know, split rail fence that people in this part of town that really
says, oh, I'm in -- I'm in the southern rim. This has a rural feel to it or it's architectural
standards or paint schemes or things like that that really kind of define to some extent
these districts or associations or whatever we are going to call them. Don't know how
many that may be or if everybody has to be in one or if it can just be certain areas within
the town or what that's going to look like, but I guess that concept kept coming up. Hey,
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September 19, 2019
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there is -- you know, Meridian is going to be pretty big, we are not all the same and there
is people that have rim lots and there is people that are downtown. Downtown has their
own little district, if you will. We want our little something that calls us out as individual,
you know, community. So, anyway, some more work to be done on that really
understanding what that looks like. Similar to open space and I will talk about that in a
minute. So, I think that's -- so, then, just in conclusion. Again, I mentioned this at the
beginning, but it is the community's plan we believe at this point. We have been working
on it for a while and some -- some pretty good hours into it. The technical analysis is
there. It's not perfect, but I -- but I think it is darn close. So, just what we have kept --
what we think from the current plan is the most valuable. Not just what we think, but we,
again, collectively think have been retained and are moving forward. But we wanted to
close some of those things out this evening and this new document, whatever final version
it takes, will serve our community well into the future. So, yeah, I think with that, unless
you have any -- any other questions --
Perreault: Commissioners, any questions? Thank you.
Hood: Thank you.
Perreault: Caleb, are you going to continue with the open space survey discussion?
Hood: I am. Thank you, Madam Chair. Let me just get that presentation up real quick.
Fitzgerald: Madam Chair?
Perreault: Commissioner Fitzgerald.
Fitzgerald: Can I ask -- Caleb, real quick?
Hood: Yes.
Fitzgerald: I don't want to get into the whole Comprehensive Plan thing, but looking at
your -- the -- kind of the initial action concept, we read through that 69 page document
that you gave us, it's like an initial action says we worded or captured or whatever. Is that
the action that that group is taking, decide -- as I read through it I wanted to make sure
that I understood what the nomenclature was.
Hood: Yeah. So, the far left column -- on the far left column think was just a number.
Fitzgerald: Yes.
Hood: And, then, you had the existing --
Fitzgerald: The policy.
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September 19, 2019
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Hood: -- the policy language and, then, I think we showed a little bit of our work in there
and in the far right is the recommended language you will see the new plan or if it's normal,
where it says removed, then, you won't see it in the new plan and those are really the
ones we want to daylight for you is, hey, some of these didn't make the cut.
Fitzgerald: Yeah.
Hood: The community doesn't value some of these things anymore and we wanted to
share that with you and say, hey, there are several of these that we asked and several
more that got put in that we weren't maybe expecting. So, again, just to kind of show the
work there.
Perreault: So, is the new language officially adopted or is it -- is that still subject to
change?
Hood: Correct. So, that will be -- I mean -- Madam Chair, that's your job to some degree
on -- on the 17th -- 15th. I --
Fitzgerald: Thank you. That was -- I just wanted to make sure I was clear on how that
read. Thanks, Caleb.
Perreault: I had the same question and I appreciate that.
B. Open Space Survey Discussion
Hood: So, Madam Chair, Members of the Commission, I am pinch hitting for Cameron.
He had a -- something come up here last minute and so I want to just get a little bit of
feedback from you. I actually don't know -- I shared with you, but I don't know how many
actually took the open space survey, but consistent with the city's strategic plan we are
evaluating, trying to -- similar to the Comprehensive Plan, trying to understand from our
community members what they value and what open space means to them. Even the
Boise State University study they have done for the past probably handful of years now
-- I think I have been seeing some in the reports -- agricultural and open space show up
very high as something that people here in the Treasure Valley value, but that can mean
different things to different people and for different purposes. Is it agricultural production?
Is that because you enjoy driving by a farm? Is that a park? Is that a pathway? What is
open space? Is that setbacks between buildings? Yeah. So, there is a lot of different
ways people define open space. So, if we as a city or a community are going to look to
preserve and protect open spaces, we need to understand what that -- what that means.
Is that going and buying an 80 acre farm and leasing it, so it's in agricultural production
for the next 50 years or is it taking that farm and making it a park or -- anyway. So -- so,
a lot of those. But this is -- this is how the city's strategic plan -- identify and assess the
feasibility of areas within the area of city impact that could be preserved for open space,
historical significance, or cultural heritage. So, a lot of people say, yeah, I know Meridian
used to be an agricultural -- we are not -- we seem to be losing that. What can we do to
keep some ties back to that agricultural type of heritage. So, that's really the -- at the
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heart of what the survey is trying to get out. What does that mean to our citizens? Just
a little bit more. Yeah. So, the first step in that, then, is to develop a survey with some
options and, again, I don't know how familiar you are all with -- with that survey, but that's
some of why Cameron wanted to talk to you tonight is get some of that feedback as you
took the survey. This question I didn't really relate to or I didn't like how it was worded or
-- oh, you missed it, you should have had a question on this or whatever. Those are --
those are some of the -- some of the feedback he was hoping to hear from you. So, here
is how that all kind of potentially plays out. I guess this still assumes that open space is
of value to our community as you roll through this, because, then, we get into
implementation of acquiring property somewhere and doing open space. So, this is,
again, on the city's strategic plan. So, that's -- that's pretty much what I have is just to
touch base and I can take notes. I actually have the survey pulled up on my surface if we
want to -- if you have it open or want to get particular about those we can do that. But
any -- any comments or feedback. And, then, essentially, a -- you know, pretty okay with
us going out and doing this survey or, you know, blessing of sorts. I think it will probably
happen, but if you had some real concerns about, no, we shouldn't -- we shouldn't be
preserving open space, share those now I guess.
Perreault: Would that be the scope of the survey?
Hood: So, Madam Chair, right now it's been sent to you. It's been sent to the Historical
Preservation Commission and it's also been sent to our Parks Commission. So, those
three commissions have all been sent the draft survey. Again, kind of as guinea pigs a
little bit to see if that -- we can get out of the general public what we would like, but that's
the idea is that we would -- and I don't know statistically valid how we are going to, you
know, e-mail it to folks or you go to our website and take it, I don't know how it's going to
be distributed, but it would be open to residents to take.
Perreault: And the intention is to identify parcels that the city would own and determine
the use of and maintain; is that right? Or am I not understanding that?
Hood: That's kind of step two; right? First we got to understand what we are looking for.
If the survey comes back and it says, boy, we want to just keep a red barn somewhere,
then, we would go identify parcels that have red barns and talk to those property owners,
hey, can we buy your red barn? If it's pathways, then, we are going to be, hey, can we
get an easement maybe through your property and accelerate maybe some of our
pathway network. Or, again, working farms, is this something where we want to, you
know -- or an alternative park. I mean those two -- there is a whole bunch of different
concepts of what fits kind of within here, so --
Perreault: So, this is something separate from and outside of the Comprehensive Plan?
Hood: Correct.
Perreault: And has that ever been done before? Has the city ever done this to this level
where it's on a --
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September 19, 2019
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Hood: No, not that I'm aware of.
Perreault: Okay.
Hood: But it is real similar to what Boise has done with the foothills.
Perreault: Okay.
Hood: To use a similar example. It was something where, again, that community values
foothills, they want some preservation, similar type of thing. We don't have foothills, so
what we are hearing from folks that they want some -- not every corner to be built out,
let's have some of these -- I won't say farms, but some, again, cultural heritage tie back
at various places. So, funding and how we get there may not -- may not be the Boise
example either, but just to kind of put that into -- that's sort of the model we are looking at
if you will.
Fitzgerald: Madam Chair?
Perreault: Commissioner Fitzgerald.
Fitzgerald: Caleb, so after the survey results come back what is the next steps plan for
that? Because I -- I think one of the things -- what we get up here a lot is, you know, there
is a ten percent open space or whatever the requirement is going to be and we have --
the developers build to that, but there is folks on -- on this commission and folks on City
Council I know that's the minimum. We don't like the minimum. And it's kind of hard to
do business when you don't know the -- where the -- where the road goes or where the
final ending is supposed to be and so is there a work group? Is there discussions that
gets people to come in and say like, hey, this is where -- you know, we appreciate where
our heritage is and what we want to do and I think open space is important to all of us.
so, there is a balancing act between property rights and what we want it to look like and
people doing business and those -- all those pieces and how they mesh. So, what's the
-- what's the plan and the end result? What are you guys going for?
Hood: So, I can speak -- Madam Chair, Commissioner, I can speak with -- with some
confidence in this answer, although I have not been intimately involved in this process.
So, again, I'm covering a little bit for Cameron and Vincent up in the Mayor's office are
the main ones involved in this, but my understanding is, again, we do the survey, so,
hopefully, we have a better idea of what we are targeting and, then, we can -- we as staff
can identify potential parcels and, then, depending on what it was in phase one will
probably determine if we need a steering committee or a focus group that digs in deeper
or if it's maybe just something we negotiate. You know, we have attorneys, we just go,
hey, would you be willing to sell us this and, again, depending how big it is, if this is a
program or if it's a one -- one off thing and, you know, people are like, yeah, go get 80
acres for a future alternative park that I can go and lease, you know, an acre of or we
coop garden it or whatever and we are done, maybe we are done. So, I think that is kind
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September 19, 2019
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of TBD, depending on, again, the survey results and what we need to do going forward.
So, sorry, kind of --
Fitzgerald: Madam Chair? That was kind of what I was looking for. It's just kind of where
it -- what's the end result -- our goal at the end of this thing and I think that's to be
determined.
Hood: The end goal, again, I think is to preserve and protect some open space that
serves a cultural heritage type function, but what that looks like and where, that's the
survey I think.
Fitzgerald: I think so.
Seal: Madam Chair?
Perreault: Commissioner Seal.
Seal: Just thinking about this and looking at the information that you shared previously
about the serviceability, would there be some way to overlay those two things together in
order to see -- this place right here, the surfaceability is rather low. However, it looks like
open space -- some type of open space that is represented here can be put into that to
help save not only money, but time and effort involved in trying to create something along
those lines.
Hood: Yeah. Madam Chair. That's a great -- that's a great comment and question. So,
yes, we have -- we have already started to look at that a little bit as staff. Again, when
we are not -- we will let the survey go out, but to me it doesn't make much sense to put
an 80 acre parcel, you know, right at Locust Grove and Fairview or something like that
that's right there and you got all these services running by. It really is probably something
that makes sense on our fringe somewhere where we are not running our utilities past
something that really isn't developed and so whatever comes out of the survey we will
probably be trying to identify parcels that make sense for the long term viability of a
taxpayer. We would still need a willing seller or whatever that relationship is. But that's
-- we will kind of do a similar thing in the service impact tools. We have a willing seller,
but it's -- it's right at Eagle and Fairview and they want, you know, 20 bucks a foot for it,
you know, or what we have -- we got something at Lake Hazel and McDermott right on
our fringe, we can get it for a good deal and preserve it for ever and ever, it's a good price
and it sort of serves as this transition between Kuna and Meridian and it -- so, again, kind
of depending on what comes out of the survey, but that's how -- some of our concern that
we don't want to necessarily put agricultural ground right in the middle of our city. It could
work. But we have kind of that hierarchy or somehow score parcels as far as -- yeah,
how they score or how they look for doing whatever preserving open space.
Seal: Thank you very much.
Holland: Madam Chair?
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September 19, 2019
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Perreault: Commissioner Holland.
Holland: Just a couple comments for you, Caleb. One thing after I went through the
survey that might be interesting is to track where people are from in Meridian, which part
of the community that they live in, because I know north Meridian is very different than
south Meridian or maybe put together a map that has six or seven different areas and
they can kind of pick which number they live in might be helpful just in informing what
their scope looks like and make sure we get a good representative sample and, then, one
other thought is just maybe putting an opportunity in there if they want to have their name
or an e-mail address to keep informed for future conversations, it's always nice if you fill
out a survey and have a chance to figure out what are the next steps and how do I stay
informed on them if somebody wanted to.
Perreault: I took the survey a few weeks ago, so I don't remember. Is there a question
that asks how long they have lived in the city or in the area?
Hood: And I was thinking it was zip code is all we ask right now, but I don't remember
tenure. If not we will -- we will make sure there is.
Holland: I'm pretty sure there is.
Perreault: You will see a definite correlation between the time they have lived here and
their responses to the questions.
Holland: Madam Chair, just to confirm, the second question is how long have you lived
in Meridian.
Perreault: So, there is one. Okay. Great. Thank you.
Seal: Madam Chair?
Perreault: Commissioner Seal.
Seal: Kind of a question overall on the -- for the way that -- when you look for real estate,
the way that that's all broken down, because that's something that can be transferred into
this as far as asking for the location that they live in, because right now the tool is -- when
you go out and you look for real estate in a certain area there is breakdowns of the
different areas that are there. Is that something that could be put in there as far as a
location that you're asking for?
Perreault: Oh, I understand what you're saying. As far as that goes those geographic
areas run across -- don't -- don't follow with exactly in city lines.
Seal: Okay.
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September 19, 2019
Page 19 of 60
Perreault: So, that wouldn't be -- yeah. I don't know that it would work as the way it's set
up right now. It doesn't stay within city limits. Anything else? Thank you.
Hood: Thank you for your time.
Perreault: So, now we will move forward with our applications and at this time I will explain
the public hearing process. So, we will open each item individually and, then, start with
the staff report. The staff will report their findings regarding how the item adheres to our
comp plan and Uniform Development Code, with the staffs recommendations. After they
have made their presentation the applicant will come forward to present their case for
approval or denial of the application and respond to any staff comments. The applicant
will have 15 minutes to do so. After the applicant has finished we will open to public
testimony. There is an iPad in the back where you can sign up. Any person testifying will
be allowed three minutes. If they are speaking for a larger group, which it doesn't look
like we are going to have tonight, then, they could potentially be given more time. After
all testimony has been heard, the applicant will be given another ten minutes to come
back and respond if they choose to do so. And, then, we will close the public hearing and
the Commissioners will have a chance to
discuss and be able to make a decision or recommendation to City Council.
Item 5: Action Items
A. Public Hearing for TM Creek East Apartments (H-2019-0089) by
SCS TM Creek and SCS Brighton, Generally Located 1/4
mile east of S. Ten Mile Rd., south of W. Franklin Rd., in
the NW'/4 of Section 14, Township 3N., Range 1W.
1. Request: Conditional Use Permit for a multi -family
development consisting of 235 dwelling units on 8.3 acres of
land in the R -40 zoning district, by SCS TM Creek and SCS
Brighton.
Perreault: The first action item on the agenda is the public hearing for TM Creek East
Apartments, H-2019-0089. We will begin with the staff report.
Parsons: Thank you, Madam Chair, Members of the Commission. The first item on the
agenda tonight is the TM Creek East Apartments. The subject site consists of 8.3 acres
of land. It's currently zoned R-40 in the city limits and it's part of the -- actually the TM
Creek Development. This is actually a second phase of the apartment complex that's
already been built directly to the west of this site. So, it's near the southeast corner of
Ten Mile and Franklin Road. You can see here on the future land use map that the site
is primarily high density residential, which is the development that is proposed this
evening before you and as I mentioned to you this is vacant land. Currently in the area
-- surrounding area we have some vacant commercial property to the south. Some more
R-40 vacant property to the east. Directly to the west we have commercial properties and
apartments zoned C -G and, then, to the north we have a piece of TNZ R-40 and some
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September 19, 2019
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more commercial development that is under certain -- they are all in different development
phases at this time. So, the applicant is here this evening to discuss a conditional use
permit to develop the site with 235 residential units on, again, 8.3 acres of land. The site
will develop with four story -- three four story apartments structures. The associated
landscaping, covered and uncovered parking, in a single phase, but the applicant will be
phased on their construction schedule. Access to the -- I don't know what's going on with
my mic here. Maybe I'm better off with it off. So, access to this particular development
is from adjacent collector streets, which are located along the west boundary and the
south boundary or at least a future collector street on the south boundary. The western
collector street is South Wayfinder Avenue and on the south we have West Cobalt
Avenue. The UDC typically restricts access to collector streets when a local street is
available, but in this particular case there is no local street available to the site. If you
had a chance to review the staff report staff had recommended that the applicant remove
the easternmost driveway access to Cobalt Avenue and also required cross -access with
the adjacent to the east. Well, the property owner to the -- the same developer owns the
property to the east and they are willing to provide that cross -access and if you also notice
in the staff report staff wanted additional parking for the site, so this notched out area that
you see here in the lower right-hand corner, staff wants additional guest parking provided
on the site. So, it's our opinion that it's better to keep the access point, go ahead and
support the applicant's request to keep that driveway access, so that we can have a better
facilitation for cross -access to the property to the east. So, we are amenable to the
applicant's request to strike that condition and keep that driveway location in its place,
with the caveat that they provide the additional guest parking as conditioned by staff and
the applicant's also amenable to that as well. So, the applicants also for this particular
site and the number of units, the applicant's proposing 415 parking spaces. Forty-eight
of those are in garages and 187 are covered carports and 180 are uncovered parking,
which is -- so, looking at the parking total for the site that would give them an excess of
12 parking spaces on the site. As I mentioned to you, staff was concerned with the
parking ratio. So, again, this lower left-hand corner -- or right-hand corner, excuse me,
will be additional parking as they go through that CZC design review process with us.
Open space for the site. The applicant -- so, in the upper right-hand corner we have an
open space exhibit for you here. You can see the landscape plan on the -- the expanded
plan here. The landscape includes the 20 foot landscape buffers along the collector
streets in accordance with UDC standards and, then, the multi -family standards the
applicant's supposed to apply common open space based on the square footage of those
units and, then, an additional ten percent based on UDC standards. So, the applicant's
proposing 2.25 acres of open space in excess of UDC standards and, then, site amenities
consist of a clubhouse and pool, a lounge -- I won't go through all of it. It's in your hearing
outline. But I just want to highlight some of those amenities that they are proposing.
Twenty-four hour fitness facility. A workout room. Wi-Fi throughout the facility.
Connections to the multi -use pathway along the north boundary. So, again, if you had a
chance to read the staff report, the applicant did submit alternative compliance, which
was approved by the -- by the director in this case. That doesn't take action from this
body, but there -- they were asked to have reduced patio spaces for the private open
space in lieu of providing more amenities and more open space for everyone to enjoy.
So, yes, this is typical with what they did in phase one. If you also recall, the applicant
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came forward on staffs behalf with a UDC text amendment that allowed for that flexibility
through the alternative compliance process. So, again, the site plan, the landscape plan
that you see before you tonight, is in conformance with the multi -family standards and the
open space standards in the UDC. I would also mention to the Commission that density
on this particular site will -- is above -- on the higher end, so it -- although there are 40,
the overall gross density for the site is 28 dwelling units to the acre. So, it's -- that's a
pretty high dense -- it's the dense project for this particular area, which, again, is
envisioned in our Ten Mile specific area plan and consistent with their development plan
that they -- their development agreements that they have approved with the city. So, here
are the elevations that the applicant are proposing. Again, this is just an extension of
what's already been developed on the west side of the site. So, the applicant will have a
mixture of stone or brick, stucco, contemporary modern style. These are consistent,
again, with what's across the street from the site. Moving forward all of the structures on
this site, including the garage structures, will have to comply with the Ten Mile specific
area plan, the ASM, and the UDC design guidelines and the applicant's well aware of
that. Staff did receive written testimony from Mike Wardle on this application. In that --
in his written testimony he asked the Commission to strike condition 3-H, condition eight
and condition ten. I did send an e-mail to the applicant this afternoon working through
some of these issues with the conditions. I'm happy to report that staff is agreeable to
striking, again, condition 3-H, which is the requirement to remove this -- the easternmost
driveway. We want to keep that in place. So, we can facilitate cross -access in the future.
Condition number eight dealt with the floodplain. This site is not in -- within the floodplain.
I called Jason Cohen, who is our floodplain administrator. He confirmed that and said he
was amenable to that condition being struck this evening. Staff is also supportive of that
request being modified -- or stricken from the record. And, then, condition number ten
had -- was in regards to requiring a subdivision prior to getting a building permit for the --
this development. In looking at the amended development agreement for this site, the
applicant came back before City Council. Council approved an amended DA to allow
them to pull building permits on this without having to go -- without having to subdivide it.
In working with the applicant don't necessarily want you to strike that condition, but I would
recommend that you modify it as written in the hearing outline before you. So, on record
we, basically, want that condition reading the subject property shall be subdivided prior
to issuance of occupancy for the first structure on the site. So, let them get under
construction, let them get that moving forward, but make sure that we have the roads and
the landscaping in and the final plat recorded prior to full build out of the project. Again,
the applicant did submit an e-mail in agreement with that change. Other than that written
testimony from the applicant. The staff has not received any written testimony on this
project, so I will go ahead and conclude my presentation and stand for any questions you
may have.
Perreault: Thank you, Bill. Do the Commissioners have any questions for staff?
Seal: Madam Chair?
Perreault: Yes, Commissioner Seal.
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Seal: Just on the -- for better definition of the occupancy for the first structure on the site,
does that mean the first inhabitants of one of the apartments that's there or is that
something that could mean somebody that's there living to show apartments or to
showcase things or something along those lines?
Parsons: Madam Chair, Members of the Commission, the idea would be the first
apartment complex. So, that's where they are going to start with this. I believe it's the
center building. I will let the applicant get into their details, but get this portion -- this
building under construction. So, prior to getting occupancy, having people essentially
living in the units, they would need to have the final plat recorded.
Seal: Okay. Thank you.
Perreault: Anymore questions?
Cassinelli: Madam Chair?
Perreault: Commissioner Cassinelli.
Cassinelli: I have got a couple. Bill, the -- condition 3-H, is that to leave that driveway in
place or to remove it? Can you clarify that for me?
Parsons: Madam Chair, Members of the Commission, the condition as it reads is remove
it or seek Council waiver of it and looking at the intent of the code, typically we want local
street access. This site doesn't have a local street access, so when local street access
isn't available we -- we ask for them to reciprocate cross -access. While we know there is
something more intense going to happen to the east and having cross -access deeper into
the site doesn't make sense when we don't know what's going to happen to the east yet,
so in staffs opinion, looking at the intent of the ordinance, we feel comfortable that
keeping this access and facilitating cross -access somewhere in this location, if you can
see my cursor, makes it safe for a situation for people -- for that to happen for getting that
interconnectivity and that's why we are supporting it. So, I believe we have enough in
code to allow them to strike that condition, as we already have it covered under a previous
condition to require the cross -access. So, basically, strike that condition.
Cassinelli: So, striking it -- striking it will leave that driveway there.
Parsons: Striking will leave that there and we already have a separate condition for the
cross -access.
Cassinelli: Okay. And, then, that's another question I have. Regarding the cross -access,
given it -- given that Cobalt is a collector and not an arterial, whatever happens in the
future couldn't they -- I mean would access off Cobalt be enough without a -- and the only
-- what I'm thinking here is -- is the parking. I'm -- I'm with you, I want to see the extra
parking not having a cross -access there, so when the property gets developed to the east
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couldn't that -- I mean could it not get all -- enough access off of Cobalt without the cross -
access? Does that make sense?
Parsons: Yeah. Madam Chair, Members of the Commission, that -- that is an option.
Certainly this road will get extended and will go up and out to Franklin with another
access, another road. But the plans haven't been determined for that, so, basically, our
code, the way it reads, is we can let them access collectors and arterials. So, at this -- at
this point in action the applicant -- they could come back once they get their plans
solidified on that portion to the east they could technically request another access to
Cobalt at that time. But if we don't require cross -access here, then, we are going to have
to say we have to give them an access, because they have to have access to a street.
We can't, essentially, approve a project without access.
Cassinelli: Okay.
Parsons: I don't think the applicant would -- would do that. Certainly they want to have
as much connectivity, too. It's good for business or whatever happens there.
Cassinelli: Yeah. And, then, finally, Madam Chair, Bill, do you know what the -- and
know -- I'm sure Mike can -- can answer this if not, but the number of units in the existing
apartments, The Lofts, there to the west? Do you know that number?
Parsons: Madam Chair. I want to say 240.
Cassinelli: Two forty? Okay. So, total --
Parsons: Two hundred and forty, plus two thirty-five with this.
Cassinelli: To the west 75.
Perreault: Could you repeat that number?
Parsons: Two hundred and forty units in the first phase.
Perreault: Bill, did staff attempt to make any estimate on how many additional parking
spaces that will allow in that section or did you ask the applicant to do so? Did we get
that far?
Parsons: Madam Chair, Members of the Commission, I would imagine if you see what's
happening on the east side you're going to get, I don't know, maybe a dozen more parking
stalls there along that boundary. It's just going to be an extension. If you can see my
cursor here it's just going to be this drive aisle and, then, an extension of parking down
through here. So, I imagine they will pick about a dozen more.
Perreault: Thank you.
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Seal: Madam Chair?
Perreault: Commissioner Seal.
Seal: A question on the -- on -- if we vote to strike 3-H you had mentioned that -- and
believe you already answered this question, I just want to make sure -- that there is
already verbiage in there that, essentially, if we strike 3-H that the parking is going to
happen. Already part of the staff report and a recommendation.
Parsons: Yeah. Madam Chair, Members of the Commission, yeah, there is a separate
condition to add the additional parking and there is a separate condition for the cross -
access.
Seal: Okay.
Parsons: So, if you strike 3-H you're not -- not losing that additional parking as requested
by staff.
Seal: Okay. Thank you.
Perreault: Okay. Okay. Would the applicant, please, come forward.
Wardle: Madam Chair, Commission Members, Mike Wardle, Director of Planning for
Brighton Corporation. 2929 West Navigator in Meridian. Going to be a little bit redundant,
but in doing so provide a lot more detail and answer all of the questions that -- or at least
the interest that has been expressed. Certainly the location there at the southeast corner
of Ten Mile and Franklin immediately to the east of Wayfinder Avenue, which has now
been completed -- now access is to Franklin Road for this -- this next phase. We are
excited about this, because it -- in the 240 units that have been -- are under construction
in the first building of that phase, is now being occupied and it's about two-thirds occupied
at this point. The second building will be completed and ready for occupancy in
November, about two and a half months ahead of the original schedule. This particular
view is a very recent shot from the intersection of Ten Mile and Franklin looking to the
southeast. You can see in the distance the TM Crossing project with the completed
buildings for AmeriBen, Paylocity and Brighton. There are two new complexes under
construction back there. There is a lot that will be happening in this TM Creek area at the
intersection of Franklin and Ten Mile. I would like to just have you note for a moment the
amenity corridor along Ten Mile Creek in the center of the photo. I'm going to come back
to that a little bit later, because it's a -- it's an important amenity for the entire complex, as
well as the -- the apartment phases. The first phase -- it was kind of interesting in that
the activity core was basically put in the center of the project with parking in between that
activity center and the buildings as you can see both the concept in the upper left and the
real life photo down below. Great amenities and we met all of the open space
requirements, but, frankly, in our design consideration for this second phase we
concluded that we wanted to really put all the amenity value within -- though, essentially,
all integrated into the center of the project and that did necessitate consideration of
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alternative compliance for the fact that the code encourages the parking to be kind of in
the center, but we -- we think that we have got a design and I'm going to show you some
slides that illustrate what that really means to the benefit of the residents. The parking
buffers along both streets, Wayfinder to the left, Cobalt to the south, include garage
structures. There are certainly the carports and those are illustrated in -- well, let me use
this slide first to get there. This particular slide shows where those structures are located.
The garages along both the streets behind the landscape buffers. The darker area are
carports. The shaded dark areas are carports. Then on the buildings themselves that
just notes the occupancy. The central core structure will be the first area of occupancy
and as noted in Bill's comments, the project will be started just as we did with phase one,
building permits were granted before the plat was completed, but the plat was recorded
during that process long before occupancy occurred. That will be the same process that
we do here. So, even though the project will be constructed as a whole, the central core
building with all the amenities will be the first area occupied. The building to the west the
second. The building to the east the third. To kind of show the real life buffering that
occurs, you can see the structures -- and these are as constructed. This is not a model.
This is an actual photograph of the garage structures along -- in this particular case an
interior service drive, not a public street with the carports adjacent to the buildings and in
the center of that parking. So, that -- that just shows the type of structural buffering, along
with landscaping, that will be along the adjacent collectors in the future. And Bill did show
you the work in progress, architectural detailing that the structures, again, on all four
stories, they are subject to additional review and consideration through the design review
and CZC process, but they are up to date as depicted. Beginning now to look at a little
bit more of the -- the heart of the project, the central core activity area. You can see the
photo to the left -- upper left shows the four story structure that projects into this open
space corridor. The upper two floors are apartments. The lower two floors are the
clubhouse, offices for management, meeting places, all of the activities that are essential
to the project will be in that core area on the lower two floors. Of course you can see in
the lower green how all of that exterior open space, then, fits into this. So, to illustrate
that a little bit more, again, you can see the central core with the east building in the
background. Swimming pool along the northerly area. It's conceptual at this point.
mean there is some details as they are working out, but you can see on -- to the right of
that central core there is an outdoor area that is separate from the pool that gives people
an option for gathering without being in the splash zone. The next one shows the opposite
view looking at the central core from the east toward the west building, with the different
types of uses in that outdoor amenity area and this is just a -- an illustration of what type
of screening and overhead structures would be there for people to gather in a social
setting apart from the swimming pool complex area and the indoor spaces that would be
available. Back to that Ten Mile Creek amenity corridor. This is as constructed and you
will note -- it's a little bit hard to see. Should have taken it with a drone. But you got a --
a regional pathway to the right on the south side of the creek. On the north side of the
creek is a gravel maintenance access road for the Nampa -Meridian Irrigation District.
That amenity corridor -- and we just today completed the paving of the rest of this over to
Wayfinder Avenue that separates now the phase one and phase two. So, that
landscaping and that portion of it will be completed very shortly. That will continue east
of Wayfinder. Let me go to this next slide, because this is a -- it was a noted condition of
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staff. Condition 3-D. We had identified at Wayfinder on the left, the northwest corner of
the site, and, then, a connection from the interior sidewalk system down to that pathway
along Ten Mile Creek. Staff had noted that there needs to be access at the center and
to the east and we are in total agreement. That was already anticipated. We just did not
get it on a plan. So, what this project does is it turns the focus to the interior and to Ten
Mile Creek, where the other one kind of backed up to it. But one benefit in the other
project is that all of the units that face Ten Mile Creek that were right there on top of it
literally have been snapped up in a hurry. So, the amenity value from a view perspective
in phase one. In phase two it basically brings it right into the heart of the project. So, we
are excited about that and we are in obvious agreement with the staff to make sure that
we have central and easterly side access. So -- and I'm not quite through a slide, but I
just wanted to note that with the caveats that Bill cited with the deletion of condition 3-H
and also condition eight and, then, the modification of number ten to deal with the platting
before occupancy, we are in agreement with the staff recommendation, but I want to
illustrate those just for a moment and, Mr. Cassinelli, you kind of hit at this particular thing.
These streets are, again, not arterial, these are collectors, but it creates the -- the
connection system of the project and if we did not have where the four crossed arrows
are, if we didn't have that access point it means that whatever cross -connection would be
would have to go to the center of the project and it would potentially create more conflict
and unnecessary traffic through the parking lot. So, certainly maintaining that item for
condition -- deleting condition 3-H is appropriate. There will certainly be another access
point to the east when we bring another project in there and it's also we anticipate will be
not this type of residential, but some type of a residential component that will be proposed
there that we are still looking at the details. So, that just illustrates the importance, frankly,
of maintaining that east -- easternmost, as staff termed it, access point for this site. The
other one, deletion of condition eight, because, in fact, even though it's adjacent to the
floodplain, it is not in the floodplain and that's probably best illustrated -- if I go back to
this particular slide you can see how deep Ten Mile Creek is in relation to the adjacent
property and so, basically, there has been kind of a venting from that -- well, in some
cases it's 12 to 15 feet deep below grade and so what we did is we lowered the grade
within the corridor to get the pathway and the access down where it really becomes an
amenity and kind of keeps people below the level of the adjacent properties. Now, I
wanted to utilize this in my last comments, because I think it goes back to some of the
issues of how all of this is going to work together in the future. This is just kind of the
bones of the system that we are working on. It shows the existing roadways that are
completed. Cobalt Drive to the roundabout, just between phases one and two of the
apartments. Wayfinder from that roundabout north to Franklin. And, of course, on the
south in Vanguard Way and that roundabout into the TM Crossing project. We anticipate
connecting the two roundabouts this next year. In fact, we are working very very hard to
get that done, because we need that north -south access. There will be in the future a
roadway that comes -- comes through where Vanguard is, it loops down, goes easterly
as Navigator and, then, turns to the north and will eventually connect as depicted in the
-- as that future roadway to about the half mile line on Franklin Road. There is already
an access point there that has always been anticipated that it would be the signalized half
mile access to Franklin. So, in doing that we will construct Cobalt certainly across the
face of this phase, the second phase of the apartments, and, then, as quickly as we can
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bring -- and we will be bringing in a preliminary plat and concepts for much of the rest of
that area that right now is not identified or detailed. That will, then, help facilitate getting
that east -west Cobalt completion and the north access to Franklin Road. So, it takes a
long time to pull these pieces together, but they are coming and we are excited about it,
because there is a lot of great things that have happened out there and will. But back to
just the subjects at hand. We are in favor of staffs recommendation as we have worked
with staff to clarify and modify and we ask that you approve the project on that basis and
would be happy to answer your questions.
Perreault: Any questions for Mr. Wardle?
Cassinelli: Madam Chair?
Perreault: Commissioner Cassinelli.
Cassinelli: Mike, where is the -- which one is the half mile lighted intersection on Ten
Mile? Is that Vanguard or is it further south?
Wardle: At the half mile?
Cassinelli: Yeah.
Wardle: Actually, it's -- there is not exactly a half mile, because Ten Mile is -- is about a
quarter of a mile north of --
Cassinelli: The freeway.
Wardle: -- the freeway, so Vanguard is nearly a quarter mile and it puts Cobalt at another
quarter mile. So, Vanguard technically would probably be at the half mile, but it's not a
half mile between the freeway and Franklin --
Cassinelli: Sure.
Wardle: -- if that's the --
Cassinelli: Is that where the plan -- is their planned light -- I mean there is already a light
-- what's the --
Wardle: That's the one that's signaled.
Cassinelli: And which ones -- that's not Vanguard.
Wardle: That is Vanguard.
Cassinelli: Oh, that is Vanguard that's signaled now.
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Wardle: Yes. And we are working right now on the warrant for the signal at Cobalt. That
was conceptually approved by ACHD and ITD when we got all of our access points
established originally. So, we are working on that signal right now.
Cassinelli: Okay. So, there will be a signal at Cobalt as well.
Wardle: Yes.
Cassinelli: Okay. Vanguard -- Vanguard currently has the signal. That's where it is.
Correct? And Cobalt will have a signal.
Wardle: Yes.
Cassinelli: Okay.
Wardle: And in that regard when you look at the -- almost the intersection there of
Wayfinder and Franklin, the -- that will be signalized as well, Wayfinder will be, that all of
the infrastructure for signaling is in the ground, was approved, but we have to just go
through the warrant process with ACHD.
Cassinelli: And will there be a signal at that future connector to the east --
Wardle: Yes.
Cassinelli: --to Franklin?
Wardle: Yes, there will.
Cassinelli: Okay. And so ACHD was -- they were happy to put in an extra signal at
Wayfinder?
Wardle: Yes. That was all part of the original agreements when that project was all --
when the Ten Mile project was done and approved and Franklin was in the planning
process at that point, not quite constructed by ACHD, but followed on very quickly, all of
those access points and determinations were made subject to future warrants. But,
again, the infrastructure for Wayfinder is already in the ground.
Cassinelli: Okay.
Perreault: Mike, are the residents from phase one going to use the amenities for phase
two? And, if so, are they going to use the regional pathway to walk to that location?
What's going to be their pedestrian access?
Wardle: Oh, I don't know whether they are going to cross -connect in that way or not.
Perreault: But they will be permitted to use those amenities?
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Wardle: But -- but the pathway would -- would make it possible for people to flow back
and forth and I suppose if there are people that become socially connected between the
two they might share and use each other's facilities, but in terms of the required
maintenance and so forth or -- they will be separate entities.
Perreault: Okay.
Wardle: But we can't stop social connections.
Perreault: Okay. Thank you. Any additional questions?
Seal: Madam Chair?
Perreault: Commissioner Seal.
Seal: I'm just -- a couple of observations on it. The -- the open area that you provide, the
great thing about it is a very large open area. The only concern that I have about it is if
it's a very large open area that doesn't seem to have a lot of light. How -- is there any
plan to address that specifically and it's -- I know there is hundreds of windows facing out
there, but my mind goes to -- it's a -- it's a dark night and there is no light out there and
who is going to be out there and how do you monitor that. And the -- and the same
concern is also because the parking and the way that the parking garages and covered
parking areas are designed, there is a large amount of area that's in there where there is
going to be a large amount of the pedestrian traffic that's going to be going through there
in the evening time, especially when you're getting into winter and it's dark at 4:00 o'clock
at night before people get home from work. Is there going to be more or augmented
lighting in those areas?
Wardle: Madam Chair and Commissioner Seal, I don't know what the details are, but
definitely there is lighting in both the parking and in that interior area, because you have
got buildings and structures in there that will have exterior lights as well. I just -- it's a
detail that I don't have an answer for that will go through the design review process. But
maybe Mr. Gabrielson can answer. Tell them who you are.
Gabrielson: John Gabrielson.
Perreault: Before you answer that, can you tell us what happened to your arms?
Gabrielson: I will show you the video afterwards.
Perreault: Okay.
Gabrielson: I was at a gym over here behind the Meridian Speedway and fell off the
Olympic rings. Fell about eight feet onto my hands and broke both my wrists, so --
Perreault: Sorry to hear that.
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Gabrielson: I had surgery yesterday. I'm on the up. Feeling better.
Perreault: Good.
Gabrielson: Thanks. John Gabrielsen. 2929 West Navigator Drive, Meridian, Idaho.
Just to fill in on a few spots. The photometric light -- lighting plan for the site will come
out when we submit for CZC and those -- not only are the garages well lit, but the covered
carports as well have lighting underneath and, then, we will also have side lighting
throughout. So, it's -- it's bright side. If you would like to go see the Ten Mile one and
you will see it's very well lit. In addition, the pool area and those outdoor courtyards as
well will have floor lighting throughout, as well as some lights up above. Overhead
lighting. So, the courtyard will be well lit at night. We will dim those down later in the
evening when it's quiet hours when people aren't supposed to be in the pool, but --
Seal: Right. Okay. Thank you.
Perreault: Anymore questions for the applicant?
Seal: Madam Chair?
Perreault: Commissioner Seal.
Seal: In looking at the -- the staff report that came out there is -- for the water quality
there is a piece in here that talks about the long dead-end water main and resulting in
poor water quality and, then, looking at the -- correlating that to the -- and maybe it's just
me correlating it -- to the feedback that came from the Fire Department, basically saying
that this is a higher risk factor area. My concern is that there is not going to be enough
water pressure. I mean they are saying that there is going to be enough water pressure,
but there is some details in there alluding to the fact that it might not be the pressure that
they are looking for because of the -- of the dead-end in there. Is there -- are you doing
anything to address that or is that being addressed?
Wardle: Madam Chair, Commissioner Seal, with the completion of Wayfinder we now
have a full loop from Ten Mile to Franklin and, then, of course, internally there will be
some looping there. So, there may be a short-term issue, but not in terms of fire pressure,
it's just that the easterly edge of this might -- you know, the flow of water when we get
Cobalt completed and connected down to the other roadway, which will also, then, add
another new connection to Franklin, will, you know, solve all of those. But I don't know
that we really have any concern for fire -- fire flow is not going to be an issue with these
connections that have just been coming completed. So, I don't know -- I would hold up
the Fire Department item, but I did not see a red flag that at least hit us, but we will
certainly look at it prior to the time we get our building permit to make sure that we are in
full compliance. But I didn't see a red flag. Apologize if I missed something.
Seal: Yeah. In looking at -- looking at the report right now, essentially, just gives it a risk
factor of two because it is a -- you know, a dense structure with multiple floors on it. So,
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looking at that and knowing that there could be a problem with the water, that's the
concern that I have of the project overall.
Wardle: Well, knowing how long it will take us to complete this project, I would expect
that there will be additional development and additional water connections before this
occupancy. Certainly before the project as a whole is occupied. So, while this is going
-- it's a -- it's a work in progress as we continue, because now that we have got the
momentum going and as projects are coming along, we are seeing a lot more interest
that will bring some of that unplanned area to development very shortly. So, I appreciate
the -- the heads up on that.
Seal: Thank you.
Perreault: Okay. Thank you very much.
Wardle: Thank you.
Perreault: Is there anyone here to testify?
Weatherly: Madam Chair, no one is signed up to testify.
Perreault: Is there anyone in the audience that would like to speak on this application?
Okay. Mike, I assume you don't have anything else to add. Can I get a motion to close
the public hearing?
Fitzgerald: Madam Chair, so moved.
Cassinelli: Second.
Perreault: It's been moved and seconded to close the public hearing for TM Creek East
Apartments, H-2019-0098. All those in favor say aye.
MOTION CARRIED: SIX AYES. ONE ABSENT.
Perreault: So, let me remind the Commissioners that this is a conditional use permit and
so the decision will be made with us this evening and that the requests from the applicant
for the two -- for the two items for alternative compliance were already approved by the
director of the planning department. Don't all go at once.
Cassinelli: I will jump in and --
Perreault: Commissioner Cassinelli.
Cassinelli: Madam Chair. First of all, I see in The Loft it's -- as far as apartments go it's
a beautiful -- beautiful project. I mean I might sell my house and go move in there with
all the amenities. It looks kind of resort'ish. So, I -- from that standpoint I think it's a -- it's
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a -- it's a great project in a great place. As far as the density, it's -- I think it's very suited,
obviously, in the Ten Mile interchange. The concerns I have to kind of go on top of
Commissioner Seal's mention of the -- from the Fire Department, a couple of things that
they -- now, I didn't -- I didn't realize it was a water issue. It just said their risk identification
this -- this proposed commercial development has a risk factor of two in which current
resources would not be adequate to supply service to this proposed project. Risk factors
including firefighting multi -story and on. It doesn't mention -- it doesn't mention water. I'm
thinking -- I was thinking more -- more equipment and -- and personnel to fight that, as
well as in the fire -- staff report number two talks about the reliability. It says current
reliability is 81 percent from Station No. 2 and does not meet the targeted goal of 85
percent or greater. So, I'm a little -- I'm a little curious why -- why we are getting a
recommendation of approve when -- when the Fire Department is saying this is -- this is
not -- they are not there yet and so I have got a -- I have got a huge concern on that. The
other one -- and since nobody's -- since nobody spoke out on traffic, I'm going to go ahead
and bring that sucker up tonight. Ten Mile at 5:00 o'clock in the afternoon is a parking lot.
got -- I got off the freeway yesterday about 5:07 and between the freeway and -- and
Franklin sat for at least five minutes and that's normal. God bless ACHD, again, for their
foresight and not working with -- not working with the city to plan ahead. The traffic report
from ACHD in here shows a peak hour count over -- over the acceptable level of service
right now and that study was done two years ago. That's a two year old study. I -- I just
don't see it. I don't see us approving this now. I like the project. I have got no problem
with the project. It's the resources. It's -- it's the services that we have in the city. We
are -- this project is -- like in so many areas right now we are so far out in front of -- of our
-- of the resources of the infrastructure that it's -- quite frankly it's -- it's creating a mess in
the city and I can't support this project knowing that we are running off a two year old
traffic study and I mean it -- in the very least I would want to see the connection on those
collectors before -- before this starts to where they can funnel traffic out to a light onto
Ten Mile and get people -- get some of that traffic off of Ten Mile. Those are my concerns
and they are huge concerns of mine. So, that's -- that's my input.
Perreault: So, Commissioner Cassinelli, to be clear, if the section -- the section of the
road between the two roundabouts would take traffic down to the light would that be
something that would be --
Cassinelli: Acceptable to me?
Perreault: -- acceptable?
Cassinelli: It's a -- my problems still are -- the two big ones is it's a -- I would want to see
an updated traffic study from ACHD, because it's two years old and so they got traffic
counts that are two years old that are -- we all know is completely outdated by now. And
also something from the Fire Department saying that -- that these aren't acceptable levels,
because we are talking about -- we are talking about multi -family housing, 235 units there,
four story, that if they are saying that they are -- they are below their acceptable level of
85 percent and the other risk factor that they had, those two things right there, they are
-- they are a deal stopper for me. If ACHD comes in -- if the traffic hasn't changed, if we
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have got -- I don't know why ACHD didn't comment further on this, honestly, other than
giving us some numbers and some changes on -- on what they want -- what they want to
see on -- on the collectors and whatnot. I don't know how ACHD can move forward
knowing that's a two year old traffic study and that those numbers -- they are already
exceeding their acceptable levels two years ago.
Perreault: We see that on nearly every application, unfortunately, and I agree with you.
That it's not helpful. That being said, does staff happen to know when the fire station on
Overland is going to be completed and will that affect the response time for this property?
May not know that.
Parsons: Madam Chair, Members of the Commission, I don't have a specific date for
you, but I live over there and I can tell you it's -- it's going up rapidly, but I'm -- I would
imagine that's why it's under construction to address some of those response times. So,
can imagine that that would probably improve once that station is up and functioning.
Perreault: Will that be the closest station to this --
Parsons: Yes.
Perreault: -- location? Okay. Any idea if they are going to have a new truck by that time?
So, that's what -- was that one of the things that it discusses in the report is that they need
a truck and, then, it's at least three miles from -- away currently. You know --
Parsons: Yeah. Madam Chair, Members of the Commission, I don't know what's in the
Fire Department CIP for this year or what's -- what's coming online. That's something
that they need to either continue this out, get more information or -- or move forward as
-- as proposed this evening. Again, a lot of these items, just for your information, yes,
there is four story apartments. We don't see a lot of tall buildings in Meridian and so I
have been in several meetings where Fire Department representatives have been there
and they have stated that that's just it, they are not equipped at this point to deal with
those types of structures, because they have one ladder truck to serve all of these high
rises and that's the conversations they keep having. So, I believe the impact fees pay for
some of that, but it doesn't pay for personnel if I understand right. So, again, the Fire
Department is going to have to get a handle on that and -- and figure that out. But typically
a structure this size it is fire sprinklered per code. It has to be. So, that does help with
some of those response times if there is a fire or something like that, that kicks on, but
there is always other emergencies that -- that occur that are just more than fire related,
but there could always be other incidents that happen there. But that's really their primary
concern is just the height of the new structures and having the right apparatus to fight it.
Holland: Madam Chair?
Perreault: Commissioner Holland.
Meridian Planning & Zoning Commission
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Holland: I think overall I -- I like the layout of the development. I think I like this east
version better than I like the first one, because I like the way that they have allocated the
green space and that there is some nice amenities that kind of flow together. One concern
would be maybe with how Ten Mile Creek crosses across Wayfinder, that there might be
some sort of traffic calming measure there, because the -- one of the major exits for both
structures, the east and the west complex, looks like it comes out right before that
pathway. So, I worry a little bit about kids on bikes trying to cross over to the other side
to go see their friends or whatnot and having some accidents there. So, that's just
something I wanted to point out. Don't know that I necessarily have something I want to
put in a motion around it, but something I would want to open up for discussion, too, if
there is something we need to worry about there. My other concern was also the addition
of more stoplights on Ten Mile, because I know it's a major commuting corridor that is
next to a freeway and the more stoplights you have the slower traffic goes, because you
got more things to stop for. I always hate seeing traffic funnel onto the major roads that
connect to freeways.
Perreault: I agree. I go through that intersection every day, so not excited to hear about
two more stoplights going in and the time addition it's going to take to go through that
area for sure. Absolutely a need for a stoplight at Vanguard and that future half mile on
Franklin. I wasn't aware that they were going to put additional lights in at the quarter mile
on either side. I don't know that there is anything that we -- I'm not sure that there is not
-- that is much we can -- can do about it and I don't know how that relates to, you know,
approval or denial of the conditional use permit. Anymore thoughts?
Seal: Madam Chair?
Perreault: Commissioner Seal.
Seal: Just to kind of reiterate a little bit of what's already been said, I really -- I like the
concept of -- of -- of this phase in particular. Again, I think it's been referred to as a -- kind
of resort style and to me that's what it reminds me of. I mean you could plop this in the
middle of a nice little resort down in Mexico and people would be happy with the layout of
it. So, that part of it I really really like. That said I share the same concerns as the other
Commissioners with -- with traffic and safety. I mean the other part is the school's -- the
report that came back from the schools, although it was a little bit ambiguous, the numbers
are -- we are not maxing out the schools. However, the information that they have for the
school numbers is a little bit dated as well and putting in high density units like this is
really going to push those numbers faster than they can reciprocate and build. That's --
that's a concern as well. So, just the overall growth of Meridian seems to be happening
faster than our services can keep up with and I don't think we are helping that cause by
continuing to push things like this in.
Fitzgerald: Madam Chair?
Perreault: Commissioner Fitzgerald.
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Fitzgerald: Well, I'm going to be the opposite of all of you I think, because I think this is
guess where I live or how I lived, but we are building a product to serve the people that
are working to the south. So, all the traffic concerns is -- this is to avoid that. The concept
of this whole area of Ten Mile Creek and the whole area was to get people out of their
cars, into their shoes and into bikes to work. So, I'm concerned -- I'm confused. This is
the whole point of keeping people in this area. So, I guess I'm confused. People are not
-- it's easy to get on the freeway, so that's easy for those folks. But a lot of these people
who are living there are going to work five minutes away or five seconds away. So, I think
the -- I mean that's what -- if you look at Silver Creek and some of the places over there,
people that work at Citibank, they live right next door and, again, it gets them out of their
cars and I think the challenge we have is sprawl. This gets rid of sprawl. And so I'm
confused I guess. I guess to go the opposite -- the complete opposite direction of where
you guys are going. Because it does not have a traffic concern to me at all, because this
is -- this product it beats the traffic issue. People are going to work where they live and
eat at the restaurants that are going to be up to the north part of this -- of this property.
So, I love the product. I think it's great. I guess I come at it from a completely different
angle of being -- when I -- especially when I lived back in Virginia and DC areas, you
wanted this kind of product, because you weren't in your car. You live, you work, and you
kind of get recreation, those kinds of things, where you live and that's -- it gets rid of
sprawl. So, that's one of my -- it's a different product, it's a different product mix, and
think that the point is to get everybody out of their cars. If they do need to get in their car
and go somewhere the freeway is right there. So, I'm -- I guess I'm -- I'm taking a
completely different tack. And I think -- I mean I understand the fire concerns. I think the
new fire station will alleviate the majority of that. The fire -- I think the ladder truck is a
whole different discussion. But I'm less worried about the traffic issues and -- that are
brought was this kind of product, because I think that's -- I think we need more of living
near where you work, so we don't have to get in our cars.
Holland: Madam Chair?
Perreault: Commissioner Holland.
Holland: Just one more comment to clarify. My concern was not necessarily about the
amount of traffic that this product would cause, because I agree with what you just said.
I think the more you put dense housing closer to the interstate access points so you don't
have people funneling longer distances --
Fitzgerald: Yeah.
Holland: -- makes sense. You have got people close the employment centers. My only
hesitation was I hate seeing two more stoplights being added there.
Fitzgerald: I understand that.
Holland: And I know that's not something that we may be able to control with this one,
but I just wanted to clarify that. I agree, I think overall I like this development. This is the
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right place for it. I think they have done a really nice job of planning out the Ten Mile
Creek area and having the lifestyle center kind of scheduled in the middle of the
employment center on the downside, housing up on top. It's a smart development. I don't
disagree with that.
Cassinelli: I would probably have a different opinion had Ten Mile been seven lanes
going through there and we -- we are not even -- I mean if you look at it there is still a
whole lot to be built out in that area.
Fitzgerald: I think we are --
Cassinelli: You can't stop it. What I would like to see -- and I'm going to jump -- jump
ahead to something that -- that you said on that -- in that connection there. I agree with
you. We could condition for a Hawk signal or something else and if that -- at the crossing
of the -- of the creek there to be implemented and -- and if -- if we could -- if we were to
condition it to get some of that traffic to flow to -- I think it's Vanguard that has the signal
right in there -- right there prior to -- prior to occupancy -- you know, unless they can get
out there and add more -- add two more lanes on -- on -- on Ten Mile real quick, but
would also -- I think I would want to see that -- the fire station on Overland built. If that's
-- and find out from the Fire Department if -- once that's built up if that will bring the -- the
response time up above the 85 percent and if that's the case condition it for occupancy
not occur before that station is finished and staffed.
Perreault: So, I agree about the pedestrian safety. I also have concerns -- and this is not
necessarily something that we are deciding, but just looking at the overall project that,
you know, this is a commercial residential mixed use, right, and so with it having a regional
pathway, it's -- it's -- it's larger, it's intended for more pedestrian traffic, that I would
recommend and perhaps the developer's already considered this, trying to protect that --
that open space from -- from, you know, pedestrians that are coming through there that
are not residents and I can see people, assuming that is a public use park, depending on
how much traffic -- I mean I don't know how much traffic will come through on that
pedestrian walkway, but once all of this is filled out that could be an interesting situation
for those residents to have a lot of people coming in and using that that don't -- that don't
live there. So, just as a safety factor I would like to see some sort of separation, whether
it's landscaping -- something that just sort of discourages people from using that space
that aren't residents there. So, just -- just a little recommendation for that. Anything else?
Commissioner McCarvel, thoughts you would like to share?
McCarvel: Absolutely. I think overall it, obviously, is a fabulous project in the resort style
and I think the lights are going to be there -- I mean would we okay this tonight or not, I
mean those lights are planning to go in. I -- I would tend to agree with Commissioner
Fitzgerald that this is -- I mean what this whole corner was designed -- this whole area is
designed to be is -- and the other stuff doesn't come until the residential is in and there is
people there, so -- you know, some of the work -- the jobs and stuff are, obviously, on the
southern part of that, but the other retail kind of things, you know, that will help alleviate
traffic because people use the facilities that are there. Those won't come until this stuff
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goes in, so -- and I agree -- I think -- you know, the -- the fire station is in the works and
I'm sure with more structures, then, that creates a demand for the equipment to be able
to handle it.
Holland; Madam Chair?
Perreault: Commissioner Holland.
Holland: Do you want to condition something with your recommendation of having some
sort of landscaping buffer on the edge of the park or did you just want to leave that up
there as kind of a thought.
Perreault: The challenge with that is I'm not versed enough in this to make a specific
recommendation what they should do, but I would just request that -- and, again, the
public hearing is closed and so they don't -- they wouldn't have the chance to comment
on this, but I would -- I would highly recommend to the developer that they consider some
sort of deterrent from the public using that space that that might be passing through on
the regional pathway. I'm not sure that we can really put that in as any kind of a
requirement necessarily, can we? Bill, is that something that -- that we can -- a
recommendation we can make or is that something that's even -- I mean that's part of the
conditional use permit. We really can -- we can add that in there I assume. Are you
tracking with me?
Parsons: Yeah, I am, Madam Chair, Members of the Commission. Certainly it's a
conditional use permit, if you want them to distinguish their common open space from the
pathway you can -- you can include that as a recommendation. But I would be cautious
as to what goes there. I mean certainly we -- as you mentioned safety concerns, we don't
want to wall people off, create dark spots, blind spots, have thick vegetation where we
are not keeping eyes on the pathway either for our police department, so that's why the
applicant has pulled that building down and oriented all that open space, because it does
keep it more open and visible into that area. So, if we do that -- I mean certainly you can
do that with fencing or you can do it with low scrubs. I think the applicant's well versed in
designing projects. They would probably come up with something. But if that's something
that you want them to distinguish that area from the pathway, I think they are fine with an
open-ended condition and just work with staff on what that looks like. As long as we
coordinate with the fire -- or, excuse me, the police department and make sure, again, we
don't create any sight obstruction into that -- up that pathway system. Again, we need all
eyes on that.
Perreault: I think it's wise, but I'm hesitant for us to put it in as an absolute requirement
of the conditional use permit. What do the other Commissioners think about that?
Cassinelli: We could perhaps recommend -- we could ask for some sort of a separation,
but -- and, then, recommend something -- either low shrubs or, you know, a four foot
wrought iron fence, something that's not -- it's not -- that sort of says this is private
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property, but it's not going to obstruct views or anything. I don't know if it could just be a
recommendation or --
Perreault: Commissioner Holland.
Holland: Madam Chair, I -- you know, I think this developer has done a lot of
developments throughout the community and I think if we give them the flexibility and we
have just made note that that is a public concern, that they could watch that and if it
becomes something where there is a lot of people using that pathway in the future that
end up going onto the property that they would take measures to rectify it at that point.
Perreault: I agree.
Holland: Because it's not an issue either. I don't want to have them spend a bunch of
money to put up fencing that makes it more restrictive for the residents to access the
pathway. I would say we could kind of give them some discretion on -- just giving them
advice here, that they could be reactive if they need to be.
Perreault: I agree. Any other thoughts?
Seal: Yeah, Madam Chair.
Perreault: Commissioner Seal.
Seal: I agree with -- I agree with the notion of having something that delineates the -- the
private property marker in there. At the same time I really like the open concept of it, the
ability to have that unobstructed view that's out there. So, I have mixed feelings about
both -- both views on that.
Perreault: Yeah. We definitely don't want to take away the appeal and the reason that
they faced it that direction in the first place, but I agree with Commissioner Holland, I'm
hesitant to actually make it a condition, but I think it would recommend to the -- the
applicant that if they haven't already discussed that or, you know, given that consideration
that they -- that they do so for public safety purposes. So, Commissioner Cassinelli,
would you -- would you say with -- have you thought about this more and do you have
some things that would -- that you could propose that would satisfy you or --
Cassinelli: I mentioned the two things that possibly condition for. I will -- inasmuch as I
appreciate the fact that this is -- it's a -- the overall concept of live -work I think it's great
and I know there is -- there is some fantastic developments all over the country that kind
of look at this. My problem is -- is, number one, again, the -- the outdated traffic study
here that will probably be -- these numbers are probably well beyond that in this -- maybe
not a hundred percent add to the traffic, it's going to add to it and, then, everything else
we got going on in that corner. We are going to have to eventually figure out something
-- some way that all these pieces are going to work and I could -- I could attempt a motion
here to try and get something that would fit, but the two things that I mentioned that -- if
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I'm going to see it go in what I would like to see is -- is that -- the north -south connector
brought down -- the two roundabouts connected before -- before occupancy, so that the
people will be able to funnel out. I'm not looking at the map, the name of that street.
Seal: Wayfinder.
Cassinelli: What is it?
Seal: Wayfinder.
Cassinelli: No. To the -- over to Ten Mile.
McCarvel: Vanguard.
Cassinelli: Vanguard. Vanguard. And the completion of the fire station on -- because
think -- it sounds like once that's completed and staffed that the response times will be
there and it sounds like that's -- if that's moving along that will probably happen before --
before occupancy, but -- to put those two things in there.
Perreault: So, can I make a recommendation?
Cassinelli: Yeah.
Perreault: Since I cannot make a motion. Before we ask the applicant to -- because, of
course, if they -- when they put that future section in there they are going to have to be,
you know, putting in the water lines and it's not just a paved section, it's going to be
infrastructure as well and I don't know what their timing is on that, but just is your concern
that the residents are not able to get out of the -- I mean can you kind of clarify more
specifically why you want to make sure that that's extended to Vanguard. They can
certainly head up Wayfinder and make a right onto Franklin if they are -- if they are not
able to exit at a light at Vanguard? I mean I don't know what the timing -- Mr. Wardle said
this is -- this is a little ways out, so -- right? They haven't finished the second building for
phase one and, then, they still have to put in all the infrastructure for -- for phase two. So,
we are a little ways out. I would guess that the Fire Department probably will be done by
then. But before we ask them to add that -- that road between the roundabouts
preliminarily, I would like more specifics on why you would like to see that connected. Is
it just for ease of access?
Cassinelli: I think it's just -- it will -- I -- it will get people off a Ten Mile -- those that are --
those that are living there and that aren't working there and that are working elsewhere,
I think if they are coming in off the freeway it will get them off Ten Mile right there at
Vanguard and it can also avoid -- they will get onto Ten Mile at Vanguard with a light or
eventually Cobalt and I just think it will get them -- I feel that it will help alleviate some of
the traffic on Ten Mile by giving them -- that light at Vanguard so close to the -- to the
freeway that I think -- and I believe Mr. Wardle mentioned that they were working on that
piece as quickly as -- I mean that they are -- they are going -- they are trying to move that
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forward as quickly as possible and I don't know if maybe we can get with a nod if he feels
that that would be there prior to occupancy in that phase two. So, I would -- if -- if he's
nodding in that, that -- that they think they can get that done, that would help me in my
concerns, because I do think it would -- I do think that traffic coming -- you know, in the
evening traffic coming off the freeway can exit Vanguard right there and get -- get there
and, then, again, in the -- in the a.m. hours they can come out Vanguard, get right on the
freeway and alleviate some of that. I mean the traffic is going to be backed up with two
lights on there on Ten Mile anyway, so it's -- but it will help them flow a little bit better.
Fitzgerald: Madam Chair and Commissioner Cassinelli. So, I think in reading recent
reports -- and Bill can correct me -- the station is going to be done by March of this next
year. So, you have got not very much time. There is no way they can get out of the
ground and be occupied by anywhere close to that. So, those two things I think -- and
-- I mean we are getting the signal from Mr. Wardle I think he would be good with the
north -south piece, so -- as long as it's before occupancy I don't think you have a problem
with those two things.
Perreault: Yeah. I just -- I mean I don't -- to me it's not -- these units aren't going to create
enough traffic issues to require the developer to put in that section of road, bringing in all
the infrastructure that much earlier in the process from -- from when they will do it when
they actually develop all of this and if the -- and traffic's going to always take least
resistance; right? So, most likely these folks are going to go out Wayfinder. Now, it's not
ideal if they make a left onto Wayfinder and another left on Ten Mile, you know, to kind of
come around the corner and to head south to the interstate. That's not ideal for sure. So,
I think the timing of how this is all going to work out and how long it's going to take to build
all three of these buildings, we are -- we are a ways before we get to the point that that's
going to -- it's going to significantly affect traffic and even so how long is it before -- I mean
is there even a plan for Ten Mile to be widened any further at this point? I don't think --
Cassinelli: I don't think there is. So, what's that going to do for everything else that's
going to be coming before us. Again, we are -- this is adding -- and, again, a two year
old study. Their peak traffic hour count was 1,786. This is estimating another 103. But,
again, that's a two year old study. So, that number is probably over 2,000 right now and
we are putting in more and more and more and more and --
Perreault: Well, let me clarify. I'm not proposing one or the other or advocating for one
or the other, I'm just trying to make sure that we are -- we are clearly putting on the public
record our specific concerns for the benefit of the applicant and the benefit of the public,
just -- you know.
Cassinelli: Thank you for -- I mean if it's all going to happen, as far as that -- that future
connection from Vanguard to -- to Cobalt, if we condition for it -- it's going to happen
anyway, so it's not -- it's not going to mess up their -- their schedule I don't think, but it's
-- it is going to -- to put that there that -- that's got to be completed. But, again, I just think
that that's going to get -- if this -- if ACHD is estimating 103, that will get them right --
almost right there. I mean between Vanguard and once they get out on -- onto Ten Mile
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from Vanguard they are on the freeway. So, I think that's going to -- that's going to -- to
me that would help alleviate the extra 103 really impacting Ten Mile a whole lot and, then,
likewise, when they are coming off the freeway in the evening, those 103, they are going
to exit right there -- or possibly Cobalt, but most likely Vanguard. At least that's going to
keep those 103 off the majority of Ten Mile. So, that would -- it would -- it would help.
Perreault: So, to be -- to be clear, you are not necessarily suggesting that this be denied,
but, rather, that we put some conditions in there for traffic flow and timing?
Cassinelli: I think it's impossible tonight -- it's impossible to -- ultimately I would say --
would say --
Perreault: We are not ready for more development? I'm hearing, you know, that we are
not are ready --
Cassinelli: The infrastructure is not ready for -- for more development. I mean that that's
obvious. Again, with a -- you know, a two year old study. It's just -- to me it's ridiculous
that ACHD is not on top of these things a little bit more. But it is what it is and there is
more development coming there. But we are -- we can't stop it, but we got to figure out
a way to make it fit. I think to me, just from what I'm seeing here, overall, again, I -- overall
think this project is a -- is a great looking project. I think the way it fits with the work --
with the -- with a work -live lifestyle, it's a great area there, but I'm just looking at some of
the other concerns. The fire -- if we condition for the fire to not be completed, it's going
to happen. So, we will just condition it's -- that condition will be checked. If we can get
this traffic onto there, I -- I will be happy. I will be okay. Does that answer your question
there?
Perreault: Commissioner Holland.
Holland: Madam Chair, I was just going to say, it looks like the applicant was willing to
come back up if we wanted to reopen the hearing for him to speak, but I think reading
body language and what we have heard from staff in the room, that if we were to put a
condition that asked the applicant to connect Wayfinder to Vanguard prior to occupancy,
they would potentially be amenable to that. So, I -- I wouldn't have a concern putting that
in the conditions. I would be happy to make a motion if anybody was ready for that, but,
if not, we can keep talking.
Fitzgerald: Madam Chair? Are you putting
Was that going to be on your -- okay. Bec
would be amenable to where you are going
Seal: Madam Chair?
Perreault: Oh, Commissioner Seal.
-- are you putting traffic calming conditions?
cruse I think I know where you're going, so I
I think.
Meridian Planning & Zoning Commission
September 19, 2019
Page 42 of 60
Seal: I just -- I had a question on the crossing at Ten Mile Creek across Wayfinder. There
has been some talk about how to signalize that, basically. Is that something that we can
request on that? I mean because it's not their road and so how do we -- how do we go
about making that -- I just want to make sure we -- if we are going to put that in as a
condition that is something that's a reality.
Fitzgerald: Madam Chair? I don't know if there needs to be a signal.
Perreault: No.
Fitzgerald: But I think traffic calming there -- you know, a choker or something like that.
Something that shows --
Perreault: A sign.
Fitzgerald: -- that it's a crosswalk that -- or signage. I think that's reasonable. I don't
think a light's necessary.
Cassinelli: Well, I'm not thinking a light, but I suggest a Hawk signal.
Fitzgerald: Okay. I mean I don't know if that's necessary, but --
Perreault: I think the bump with some -- with some stripes and a sign is probably
sufficient.
Seal: Traffic calming is probably the right verb.
Cassinelli: And maybe it's that -- is that something that staff can use --
Perreault: They are going to go around that roundabout. I don't know that --
Cassinelli: You ought to see the way they drive on my street.
Seal: Well, I mean -- and I agree with what Commissioner Cassinelli was talking about
as far as connecting Vanguard Way in, because the majority of people that -- I would
guess the majority of people that are going to be in here are probably going to be younger
people that don't have the wisdom that some older people have and, you know, laying off
the gas pedal sometimes. So, the same concern that I have for the Ten Mile Creek
crossing goes for everything else, especially coming out Cobalt Drive or Wayfinder
Avenue and going into -- you know, basically crossing traffic in order to get onto either
Ten Mile or Franklin Road before the -- the stoplights are put in there.
Perreault: So, I have no doubt as we have seen in other developments that people will
start using Wayfinder and Vanguard as a -- as a way around Ten Mile and Franklin. It's
going to happen. People are going to start driving through there. They are going to use
it as a way to, you know, bypass -- right? So, that -- the traffic calming measures are
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September 19, 2019
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absolutely necessary and I hope they actually look at that for that entire stretch, not just
that one section as this gets developed. I would like to see that in some way, whether
that's the speed limit or however that's done. It's not in our decision this evening, of
course, but definitely -- and we see that big problem with Woodbridge right now, people
coming through there from Locust Grove to Eagle and it's creating some big issues for
sure. Before we -- before you make a motion I just wanted to say a general statement.
As we are talking about the comp plan this evening, you know, we are -- we are hearing
a lot -- we hear a lot from the public just general comments about growth and about --
specifically hearing a lot of feedback from the public about too many apartment buildings
come in, too many applications being approved for apartments. Not in the right locations.
Yet at the same time we know that there is a -- that there is a need for some denser --
some denser living and we know that the code requires the city to bring in additional
housing options and so as we are looking at the city as a whole, these -- this type of
location is the most ideal type of location for this. So -- so, I know this is tough, because
as the -- as the city gets more and more vocal about their concerns regarding density, if
we choose to deny an application like this or, you know, and say, no, we don't want to
proceed, because there is -- the infrastructure is not up to date, I just wanted to -- and we
are looking at this specific application, but I also think that there is a lot bigger
conversation going on citywide and every time that we make one of these decisions I
know the Commission is acutely aware of the -- what they are communicating to the public
about, you know, the overall. So, I wanted to just put that out there.
Cassinelli: And not to make this night go super long, but to add one thing that I'm not --
and I said it up front, I'm not opposed to the project. I like the project. I think it's a fantastic
looking project. I think there was -- you know, I mentioned the resort thing as well. My
issue is with the disconnect between ACHD and the City of Meridian and that they are
-- they are working at their own pace doing whatever they want and the infrastructure in
the city is not ready for these developments. I'm not opposed to the development. I think
it's -- I think it's -- I think it's a great development in the right location. My problem is just
with -- with the infrastructure, because it is out of our control.
Perreault: I'm sure there is one more commissioner that agrees with you on that and
actually really appreciate the tools that the city is working on to see if they can't bridge
that gap. I mean I think those surface tools that we discussed this evening are going to
help with that -- you know, being able to identify areas where services -- service levels
are higher. I hope that that will make some headway with what you're describing. But
there is a disconnect. But back to the conditional use permit. So, are we ready for
motion?
Holland: Madam Chair?
Perreault: Commissioner Holland.
Holland: After considering staff, applicant, and public testimony, I move to approve file
number H-2019-0089 as presented in the staff report for the hearing date of September
19th, 2019, with the following modifications: That we would strike condition 3-H related
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September 19, 2019
Page 44 of 60
to the southeast access of the site. That we would strike condition eight related to the
floodplain. That we would modify condition ten to read the subject property shall be
subdivided prior to the issuance of occupancy for the first structure on the site. That the
applicant would work with staff and ACHD on finding an appropriate traffic calming
measure for the pedestrian traffic on Ten Mile Creek Crossing, with the regional pathway.
To consider options like a Hawk signal, speed bumps, signage, et cetera. And the
applicant would connect Wayfinder to Vanguard prior to occupancy of the structure. And
to make Commissioner Cassinelli happy, that the Fire Department would -- the fire
building would be constructed prior to occupancy on this as well.
Cassinelli: I will second that.
Fitzgerald: Absolutely.
Perreault: It has been moved and seconded to approve file number H-2019-0089 with
the stated modifications. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: SIX AYES. ONE ABSENT.
Perreault: Thank you very much. Okay. Are we all good or do we need a break? Five
minutes?
McCarvel: No.
Perreault: No? Move along?
McCarvel: Let's keep moving.
B. Public Hearing for Idaho Fine Arts Academy (H-2019-0088)
by West Ada School District, Located at 915 E. Central Dr.
Request for Rezone of 18.96 acres from the I -L (Light
Industrial) zoning district to the C -G (General Retail and
Service District).
Perreault: Okay. All right. Next application. Public hearing for -- we are committed here
at the Planning & Zoning Commission. Public hearing for Idaho Fine Arts Academy, H-
2019-0088. Let's begin with the staff report.
Cassinelli: Madam Chair, can I make a comment prior to this one or do you want me to
hold that?
Perreault: Yes.
Cassinelli: Yes.
Meridian Planning & Zoning Commission
September 19, 2019
Page 45 of 60
Perreault: Can you make a comment? Oh, yes. Absolutely.
Cassinelli: Okay. I just want to let -- to be on the public record and let my fellow
Commissioners know that I do have a -- even though it's part of West Ada and that's --
that's huge. I do have a student at Idaho Fine Arts Academy and it is a small school and
of itself. I feel I can be impartial on any decision, but I want to let everybody know and if
any of my fellow Commissioners have an objection to that I would be happy to recuse
myself.
Perreault: Any concern?
Fitzgerald: No, ma'am
McCarvel: No.
Seal: Same here.
Perreault: Okay. Thank you. Begin with the staff report.
Holmes: All right. Thank you, Madam Chair, Members of the Commission. The item
before you is the Idaho Fine Arts Academy rezone application. The site consists of 18.96
acres of land. It's currently zoned I -L, located at 915 East Central Drive. Just to the north
of 1-84. The site is adjacent to the interstate on the south and is surrounded by properties
zoned C -G on all other sides. There is office uses to the west. The Idaho State Police
campus is to the north. And the joint ISU-Renaissance High -West Ada campus is to the
east. Most recently this year the property was subdivided through a short plat process
creating two lots that you see here. Borderline just south of where the grass ends. This
also included the approval of an access drive along this eastern boundary. You may have
noticed that the parking lot on the south there did just start under construction recently.
It has been approved through the administrative process as well. The Comprehensive
Plan future land use map designation is commercial. The West Ada School District is
requesting a rezone of this property from the light industrial to the general retain and
service, C -G zoning. The current light industrial zoning does not allow for educational
institution -- institutions, while they are a principally permitted use in the C -G zone. On
the northern lot, West Ada has submitted a conceptual plan which you see here for a Fine
Arts Academy located in the northeast corner. Staff is supportive of the overall use, but
the specifics of this site layout and building design will actually be reviewed through the
CZC and design review process. So, this specific site layout is not really tied to the
rezone. And typically the city does require a development agreement with any rezone
application, but in this case staff is recommending that none be executed for a couple
reasons. First, the proposed C -G zoning matches up with all the surrounding properties,
as opposed to what it is currently zoned, I -L. So, in the case -- even if it -- you know, the
school district plans fell through and the property changed ownership, any development
would have to comply with the standard UDC requirements of the C -G zoning, which
would limit any uses to compatible -- you know, compatible uses with the surrounding
areas or would require a conditional use permit to come before you. In addition, the
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September 19, 2019
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Comprehensive Plan does direct staff to, quote, look for ways to streamline the permitting
and land use review process for approval of new school facilities, end quote. And so by
foregoing a DA we would eliminate the need for the school district to come back to Council
potentially multiple times as they progress through developing facilities on this site. So,
you will still, as I said, review all proposed development through the CZC and design
review process to ensure all code and design standards are met. We have received
written testimony from Jacob Revard, a representative for the school district, and he is in
agreement with all the conditions of the staff report and with that staff is recommending
approval with the conditions listed in the staff report and will stand for any questions.
Perreault: Any questions for staff?
Cassinelli: Madam Chair?
Perreault: Commissioner Cassinelli.
Cassinelli: Kevin, is that -- the soccer fields that are there, is that school district property?
Is that a park? What is that? And that -- will that be remaining? Where are we at with --
Holmes: So, this whole area that you see here, bounded by the kind of pink trees and
the parking lot to the south, is all school district property. I believe they currently have an
agreement where they lease out that. They work with the Meridian Parks Department
and, then, lease that athletic field out for events. From my conversations with the school
district that athletic field is planned on staying for the time being. Potentially in the future
it could redevelop, but the plan is first to do this fine arts academy in the northeast corner.
Eventually some administrative offices to the south there, still retaining the athletic field,
but, then, after that --
Perreault: Thank you. Would the applicant please come forward.
Revard: My name is Jake Revard with Hummel Architects. 2785 Bogus Basin Road,
Boise, Idaho. Thank you for allowing me to come and present to you and thanks for the
staff for putting together the staff report. I just want to say that we are in agreement with
the recommendation that they have stated -- as earlier stated. Regarding this there is not
a lot -- much to say about this, because we haven't had a chance to really design, this is
more of a rezoning. What you see currently on the site plan is more schematic to go
through this process. This is the anticipation of the area in which it will be placed. One
thing that is not shown on here is that there actually is a dedicated turning lane that is
going to be added to it as they construct this parking lot and this additional thoroughfare
through there. One thing as you -- Commissioner Cassinelli said is that Idaho Fine Arts
School is small and there is a huge need for it to grow and this does -- West Ada School
District has been wishing to do so for a long time and with the city growing as it has it's
been very difficult to do so. However, they have the ability to do so now and the benefit
of having where it's at right now is that instead of being in Eagle you are going to provide
it more centrally located within the West Ada School District to allow more students to
attend as well and there is also the added benefit being right next to Renaissance High
Meridian Planning & Zoning Commission
September 19, 2019
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School is like growing up two and so one fine arts and, then, one of science in which they
can create a really comingling of education. Our hope is to be able to create something
really fantastic. With that said I don't have any other comments to say. If you guys have
any questions I would be happy to take them.
Perreault: Questions for the applicant? One thing I would say is since it's unlikely that
the actual building design or anything that's going to come before us as a Commission,
my -- my one main concern is nothing to do with the rezone, but I just want to put it out
there, is the intersection right there at Central Drive and Stafford is dangerous. People
fly around there so quickly and so I don't know if the -- the turn lane that you mentioned
will alleviate some of that or if -- but I do have concerns about if they stay with this plan
the distance between the first turn in at this parking lot here and that corner is only about
240 feet and so I hope that they redesign this in a way and that they will actually get
access permission to move that further to the east, because I think that that's going to be
-- unless there is something that addresses how traffic moves around that corner, that's
an unsafe location.
Revard: I can't -- I can't speak exactly what -
Perreault: Yeah.
Revard: -- is going to happen at this moment, but there has been discussion with the
school district that they will come in and through the new entryway and through that
roundabout and come on the backside instead for the safety concern, so that was brought
up.
Perreault: Thank you so much. I just wanted to be opinionated about that. Okay. So,
there is no questions for the applicant. All right. Thank you. Was there anyone that has
signed? Thank you, Jake.
Revard: Either one. Jake or Jacob.
Okay. Thank you. Is there anyone signed up?
Weatherly: Madam Chair, no one signed up.
Perreault: Is there anyone in the room who would like to speak on this application? Okay.
Fitzgerald: Madam Chair?
Perreault: Commissioner Fitzgerald.
Fitzgerald: I move that we close the public hearing on H-2019-0088 for Idaho Fine Arts
Academy.
Holland: Second.
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September 19, 2019
Page 48 of 60
Perreault: It has been moved and seconded to close the public hearing for H-2019-0088.
All those in favor say aye. Motion carries.
MOTION CARRIED: SIX AYES. ONE ABSENT.
Fitzgerald: Madam Chair?
Perreault: Commissioner Fitzgerald.
Fitzgerald: I think this is very much needed. I don't think there is an I -L zone that needs
to be anywhere close to the school. I mean -- I think that's a reasonable zone change.
-- they are going to have another shot at coming back to Council with what they are going
to design this with. That area is going to grow into a campus for ISU, for Renaissance for
West Ada. It's going to be -- it will be cool to see it go probably all the way to Locust
Grove, especially with the new orthopedic school -- for the osteopathic school there.
would just request that we have Truffula trees be required as a condition -- Truffula trees.
The pink Truffula. Just joking. I'm sorry. It's getting late. No, I'm joking. I think this is
reasonable and -- and should be absolutely the case.
Holland: Madam Chair?
Perreault: Commissioner Holland.
Holland: City Council is scratching their heads when they are reading what Truffula trees
means, but --
Fitzgerald: Truffula trees. Come one.
Holland: I would agree with the -- with comments made. I think this is a -- it's not the right
site for industrial as much as I love industrial sites. This is not the one that you would put
there. It needs to be commercial. So, I'm in agreement that this should be a rezone to
commercial and I think it's a great time for the school and a good partnership.
Cassinelli: I want to pick truffles off a tree. But in lieu of that I would agree with the --
with -- I am in favor of the zone change.
McCarvel: Madam Chair?
Perreault: Commissioner McCarvel.
McCarvel: Absolutely. It totally makes sense to get that I -L zoning out of there with and
anything else that's around there.
Perreault: Commissioner Seal, anything to add?
Seal: Nothing to add. I can go for a motion if we are ready. I think we are.
Meridian Planning & Zoning Commission
September 19, 2019
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Perreault: Before we vote do any Commissioners have anything to say about the DA and
the staff recommendation that we -- to not need a DA?
Fitzgerald: Madam Chair?
Perreault: Commissioner Fitzgerald.
Fitzgerald: I don't -- I -- for the reasons that Kevin explained I think it's reasonable, so
they don't have to come back multiple times to get what they want from the school district.
think it's reasonable to not have a DA at this time. I think staff knows when that's
necessary to come back before Council when an application comes in. They can do that
at that time.
Cassinelli: Agreed.
Perreault: Okay.
Fitzgerald: Can I add a condition that I want Truffula trees? Nobody gets the Lorax.
Sorry.
Perreault: It is the first -- the first rendering I have ever seen with pink trees, though.
love it. If someone would like to make a motion?
Seal: Madam Chair?
Perreault: Commissioner Seal.
Seal: After considering all staff, applicant and public testimony, I move to recommend
approval of the City Council of file number H-2019-0088 as presented in the staff report
for the hearing date of September 19th, 2019.
Fitzgerald: Second.
Perreault: It has been moved and seconded to recommend H-2019-0088 to recommend
approval to City Council. All those in favor? Motion carries.
MOTION CARRIED: SIX AYES. ONE ABSENT.
C. Public Hearing for Nick Estates Subdivision (H-2019-0086)
by LR Geomatics, PLLC., Located 1180 N. Ten Mile Rd.
1. Request: To combine preliminary/final plat consisting of 4
building lots on 1.4 acres of land in the R-4 zoning district
Perreault: Thank you. All right. Next we will open the public hearing for Nick Estates
Subdivision, H-2019-0086. Let's begin with the staff report.
Meridian Planning & Zoning Commission
September 19, 2019
Page 50 of 60
Holmes: Thank you, Madam Chair, Members of the Commission. This is a combined
preliminary and final plat application for Nick Estates Subdivision. This is a 1.4 acre piece
of land zoned R-4, located at 1180 North Ten Mile. So, between Cherry Lane and
Franklin. The property is surrounded by other single family home subdivisions with R-4
and R-8 zonings. The Comprehensive Plan future land use map designation has this as
medium dense residential, which calls for three to eight units per acre. This request is for
four building lots on, as I said, 1.4 acres in the R-4 zoning district. There is an existing
home, as you can see in this image here, on the property that is proposed to remain.
There is also an accessory structure that is proposed to be removed. The gross density
of the proposal does come in at 2.84 dwelling units per acre, which is slightly less than
the three to eight units per acre envisioned by the medium dense -- density residential
FLUM designation. As such staff has advised the applicants that a request to step down
the density to light density residential would be appropriate if they wish to keep this
proposed configuration. The applicant has indicated that this is the route they would like
to take. Staff supports this requested step down due to both as being in -fill development
and that the configuration of the property makes it difficult to hit the desired medium
density residential unit counts. Overall staff believes that the proposed density is
compatible with the surrounding residential developments. The submitted plan does
show the existing home retaining its access to Ten Mile Road right here, while the other
three homes take access via shared common drive to the north. The applicant is
requesting a waiver from Council to retain this existing access as allowed per UDC 11-
3A-3. Staff is recommending, though, that this existing access be closed and that all
homes in the development share the common drive access. This recommendation
includes the installation of the required 25 foot wide landscape buffer where the current
driveways is and ACHD in their staff report has also had a -- has a condition stating the
same request with reconfiguration. In addition, staff is recommending that a minimum 20
foot wide cross -access easement be recorded from the common drive to the northern
property line, so it should be somewhere in this area. I think it's about a 16 foot wide strip
there. This is in the event that the property to the north would ever redevelop, this would
allow them to take access via this common driveway and limit their access points to Ten
Mile. So, basically, consolidating all the access points as well as we can. As you probably
know, common drives are limited to a maximum of six homes taking access off of one.
So, this condition really would only be applicable if the property to the north redeveloped
with one or two homes, just kind of a backstop to help the flow of traffic along Ten Mile in
the future. The applicant has also submitted some conceptual elevations as you can see
here. So, single story, single family homes. We have received written testimony from
Aaron Rush, the applicant's representative, generally in agreement with the staff report,
except for condition A-8, which is the requirement for the cross -access agreement that
we just discussed to the property to the north and to condition B-18, which is a Public
Works condition, which requires the installation of a streetlight along North Ten Mile Road
in accord with Section 6-3 of the Meridian Design Standards. With that staff is
recommending approval with all the conditions listed in the staff report and will stand for
any questions.
Perreault: Any questions for staff? Okay.
Meridian Planning & Zoning Commission
September 19, 2019
Page 51 of 60
Cassinelli: Madam Chair?
Perreault: Oh, Commissioner Cassinelli.
Cassinelli: Am I -- the drive -- the driveway for the existing property -- to the shared
driveway, is that distance I'm seeing as 41 feet? Forty-one feet; is that correct?
Holmes: Madam Chair, Commissioner Cassinelli, correct, yeah. Forty-one feet.
Cassinelli: So, right now the -- and ACHD is okay with having two access points?
Holmes: Madam Chair, Commissioner Cassinelli, they are -- they are actually
recommending that the existing drive be closed as well and so that all homes are taking
access off of that common shared drive.
Cassinelli: Okay.
Holmes: That's their recommendation as well.
Cassinelli: I'm sorry. I thought it -- I thought it was -- they were wanting to keep the
existing driveway in that current home.
Holmes: No.
Cassinelli: No? Okay. I apologize.
Holmes: Sorry if I was unclear.
Cassinelli: Thank you.
Perreault: Would the applicant please come forward. Thank you for your patience this
evening. It's been a long meeting. Please state your name and address for the record.
Rush: Madam Chair and Commissioner, my name is Aaron Rush. I'm a land surveyor
with LR Geomatics and representing the client, the owner of the property.
Perreault: Please do speak directly into the microphone. That helps us with recording.
Rush: Oh, sorry. Yeah. I'm not used to this. I don't do a lot of this.
Perreault: Thank you.
Rush: So, yes, we were in general agreement with the staff report and I want to thank
the staff for giving us all the attention that they have on this application. You know -- you
know, especially seeing the -- the application earlier that you guys deal with, obviously,
they are dealing with a lot of major, you know, developments and things going on in the
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September 19, 2019
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city right now and so the attention we got has been great. Of course, the owner was
hoping to be able to keep this access to the existing home, but we understand, you know,
the traffic concerns and the -- the rules that ACHD has set up that that's going to be closed
and so the only two conditions that I really wanted to speak about was, first, the cross -
access easement that's being proposed to serve the parcel to the north. I think that staff
may have answered my concern in that that would be limited to two parcels. My concern
is if that gets developed into a -- you know, an apartment complex or something that has
a greater density of people, that it's going to put more of a burden on this than there
should be, considering it's only a shared driveway and not a private road and I didn't want
to set something on the plat that could in the future have them turn this into a -- into a
public road and so a little background on the owner. This is three brothers and their mom.
They are not developers, they are not looking to sell this property or make a profit on it,
they are actually reducing the density. Less cars on Ten Mile than -- than what could be,
but because of that, you know, they -- you know, with the -- the reduction in the density
and the fact that they are not looking to make money on this -- you know, everything that
they give up onto this is going -- is going to cost them more money and so my concern
with that -- that access -- that easement being there in perpetuity is that now we have got
cross -access agreements and we have got maintenance agreements that need to be
entered into between my client and whoever decides to develop that down the road. Also
if it's created on the plat in order to change it and make any change so we need to do a
replat. So, it just brings up these issues and, you know, right now if you look at that and
you go north and -- you can't see it on the picture there, unfortunately, but their existing
access is right across the street from another road, from a crossroad, their existing access
they use. And, then, ACHD put this other cut in there. So, I'm not -- you know, I don't
know why they did that, but, you know, in my opinion I think that the access is there and
usable for whatever could be done. So, again, that's -- that's where I stand on that. The
other element was the -- the other item was the -- the traffic light. So, there is a traffic
light already right there on the north side of the property. There is a crosswalk as you
can see -- in the aerial image you can see there is a crosswalk there and there is a light
there and so the Public Works rule, I think it's like 6-7, requires there to be a light every
200 feet and the edge of the property line at the bottom here is 205 feet and I have
measured it and so they are five foot -- you know, within it and I don't know exactly what
a traffic light costs, but I know, you know, for my client it's going to make it very difficult
for them to realize this project for themselves. So, I'm hoping that we can get away from
that requirement. I have driven up and down Ten Mile Road -- as far as traffic lights go,
there is only -- I counted -- I counted seven -- not counting the intersections I counted
seven lights on the east side and five lights on the west side and when you look at that
over the half mile section between Franklin and Cherry, that's an average distance of, you
know, between four and five hundred feet between the lights. So, you know, that's what's
there now and so I would like it if we could, you know, not do the light. Also considering
there is a traffic light 300 feet -- not a traffic light, but a streetlight. There is a streetlight
300 feet south of the existing one that goes into West Forecast Lane. If the city is not
going to relax that requirement -- they called -- they asked for a -- I think it was a 35 foot
-- a 35 foot light with a 12 foot mast. I'm wondering -- you know, I'm just brainstorming
here -- if we can't do something on this existing pole that's 200 feet south. So, it's right
about where they are proposing that light to be there is already a cross arm there with
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September 19, 2019
Page 53 of 60
two flashing lights to warn you of the traffic signal coming up. So, I'm wondering if maybe
we couldn't figure out a way to put a light on top of that, you know, which would be
significantly cheaper and more in my client's budget to be able to manage, you know, if
-- if we can't get around the -- the light requirement. That's all I have. Any questions?
Perreault: Any questions for the applicant? So, I wanted to get some clarification about
the -- the cross -access. So, it's -- from your explanation my understanding is that the
burden would be on you to not only provide the physical access from the private drive,
but you also would have to do all the legal documentation, excuse me, for that as well.
would assume that some of that would actually be on the future -- or, you know, the
current landowner if they decide that they want to develop it into two parcels. So, what is
your client's actual -- what is their actual requirement going to be for that? What is the
city requiring in order to --
Rush: Madam Chair, so the city -- again, that's been kind of vague and I had some
discussions with Kevin about that yesterday. I think it would alleviate my concerns if we
could have some sort of development agreement or something in place that would put
the burden on that north adjoiner to -- to carry all of that, you know, and, again, you talk
about putting a restriction on it if it's two parcels so that we wouldn't have to change it
from a shared driveway, we wouldn't have to make it a public or private road, but, again,
even if it remains as one parcel you could theoretically put -- you know, we don't know
what's going to happen in 20 or 30 years down the road, but you could put a -- you know,
a really dense apartment complex, some sort of multiplex there and now all of a sudden
you have got a lot more cars using that. So, it may not -- you know, it's still their shared
driveway, but now you have got more people using it. So, I'm just -- you know, I'm kind
of thinking this through and what that does for them as far as the -- the burden placed on
them in the future when and if that does develop, whatever happens with that. There is
also the issue of a -- a very shallow irrigation pipe that runs east -west right along that
property line. It's about three feet deep. So, that would also have to be mitigated. You
would have to possibly dig the line up and put a -- you know, sleeve it into a -- you know,
like a 900 pipe or something that's more robust than what's there now. There is just --
there is just issues with it that, you know, when I -- when I looked at this, you know, this
is a -- again, this is something they could leave as it is in perpetuity with the house on it,
but, you know, they want to create this little community for their family and I think to leave
the burden on that for cross -access for this, you know, neighboring parcel to the north
that we don't know what's going to happen ten, 20, 30 years down the road with it is -- is
kind of an unfair burden.
Fitzgerald: Madam Chair?
Perreault: Commissioner Fitzgerald.
Fitzgerald: So, Kevin, I mean it's a plat -- I mean you can add a plat note or -- I mean it's
an easement only; right? I mean private road, we have requirements that they can't build
onto a private road. I mean they are -- that's in -- in our code. So, I mean it's in the plat
Meridian Planning & Zoning Commission
September 19, 2019
Page 54 of 60
notes it's an easement. Nothing is getting built and it would be on the other developer to
connect that later on; correct?
Holmes: Madam Chair, Commissioner Fitzgerald, yes, you are correct. It would be a
note on the plat and graphically depicted as a 20 foot wide easement outside of the
landscape buffer, basically holding that -- that just in case in the future there was
development to the north that could use it under code, they would be able to. In -- in
relationship to the concerns that some sort of multi -family development would come in
there and it would, you know, create more of a public road or -- that would require a
rezone or, you know, even having two single family homes on there would require going
through the plat process. I wish the city would be able to see if it was appropriate to utilize
that access easement. So, I feel like there is -- there is backstops in place to ameliorate
some of the concerns that the applicant has.
Holland: Madam Chair?
Perreault: Commissioner Holland.
Holland: Question, Aaron. In your neighborhood meeting -- so, you had a chance to talk
to the property owner to the north and did they have any thoughts about what they plan
to do in the future?
Rush: I myself did not attend the neighborhood meeting. However, the owner is here
and she can answer that question.
Perreault: Ma'am? Ma'am? I'm sorry, we have to get everything on the record, so we
will ask you to come up in just a moment when he's finished. Thank you so much. Not
trying to cut you off, but we have to have it into the microphone. So -- okay. So, is that
-- is that clear that there might be a request to modify the plat to show the easement on
there? I mean you're already going to modify it, because you're going to be adding --
you're going to be changing the -- the -- that whole strip right there into common area.
The staff had recommended that. And you already are going to modify this, right, because
you have got to put the 20 feet -- combine Lots 1 and 3 and you're going to -- and you're
going to lengthen Lot 5 and so you would add that easement in that -- in that section
there. So, you're going to do some engineering modifications to the plat anyway, so it
sounds like that's all that would be required to -- to allow for it. Now, your -- understand
your concern is about what they could potentially do with that, but they can't put in multi-
family if there is no exit out onto Ten Mile without going through a private driveway. So,
they would -- they would have to come before the city to do an application and somehow
prove that they aren't going to use your private driveway to exit onto Ten Mile. That's
basically what I'm understanding this as saying. Does that answer some questions for
you?
Rush: Yes. However, again, I'm a little concerned with placing that burden on them,
because, again, who is going to take care of maintenance? Who is going to take care of
-- and so I -- I worry about my client needing to be involved with that and needing legal
Meridian Planning & Zoning Commission
September 19, 2019
Page 55 of 60
representation and having to put forth an effort to make sure that that -- you know, now
they are -- they are taking their private driveway and, you know, imagine this as your --
your private driveway and leaving that open in perpetuity to potentially opening that up to
someone else's use and as far as what the north adjoiner is doing now, I don't know that
they have any intention to do anything, but, again, we don't know what that means ten,
20 years down the road, you know, while my client is still living there. You know, I suppose
we could handle it with some notes on the plat and I would have to work with the city on
that, but, again, you know, again, I just -- I just feel like it unnecessarily opens them up to
do something to -- to something that they -- that they don't want.
Perreault: Okay. Anymore questions for the applicant? Thank you. Is there anybody
who actually signed up to testify?
Weatherly: Madam Chair, the only sign in was from the applicant, so --
Perreault: Okay. Excellent. Are there any in the audience that would like to come forward
and speak that would be -- you're welcome to at this time. As you come forward, please,
state your name and address for the record and speak clearly into the microphone.
Schranz: I'm Elizabeth Schranz and I am one of the owners on Ten Mile
Perreault: Okay.
Schranz: Okay. What's bothering me is I talked to my neighbors first off and their property
is probably a little bit bigger than mine and they have no idea ever, unless they die and
their kids take it over and do something, that will be the only way that they will ever change
it. But the problem that I'm having on that easement is, one, we wanted a private road,
we want to keep the traffic low, but I also have a big easement with the irrigation
department, giving them a lot of land all the way down. See, that's another problem and,
then, you want to maybe down the road from now, ten years, put another road to go
through there and cross all the pipes and dig up everything. That takes even more of our
property. You know, it's already been -- I was hoping to have more than this on -- you
know, for each lot, you know. I'm used to living up in the mountains and having it and
now I keep losing more and more and easements and easements and it's -- it's getting a
little bit more difficult to enjoy and have a little piece of land to just relax and not so much
traffic. That's why we all got together and now taking care of me as I age, so -- you know,
lucky that way. But really worried about that easement, you know, and two signal lights
blinking all the time, I think that's great. I don't think they need anymore. There is -- they
are always stopping for people crossing. I cross and walk to Albertson's all the time. So,
it seems really fine, it's just hoping not to take anymore of the land that we have to, you
know. So, that's more of where I'm at.
Perreault: Okay. Thank you very much.
Schranz: Sure.
Meridian Planning & Zoning Commission
September 19, 2019
Page 56 of 60
Holland: Madam Chair?
Perreault: Commissioner Holland, do you have a question?
Holland: I do. Yeah. So, you're representing the property that's under conversation
tonight, but were you at the neighborhood meeting and did you hear at all from --
Schranz: I ran the neighborhood meeting.
Holland: Okay. So, did -- did the neighbor to the north say anything about what their
future plans are? It's just --
Schranz: Yeah. They said glad to see your property being developed and they had no
plans of moving or doing anything to theirs. They -- they just live there until whenever
and their kids and all their families come and, you know, they are just happy to see that
we are having family build three homes there, you know, so -- there is nothing in the
future.
Perreault: Thank you very much.
Schranz: Sure.
Perreault: Okay. That's everyone? Oh, does the applicant have anything else to add?
Okay. Thank you. At this time I will take a motion to close the public hearing.
Cassinelli: Madam Chair, I move we close the public hearing on Nick Estates Subdivision,
H-2019-0086.
Holland: Second.
Seal: Second.
Perreault: It has been moved and seconded to close the public hearing for H-2019-0086.
All those in favor say aye. Motion carries.
MOTION CARRIED: SIX AYES. ONE ABSENT.
Cassinelli: Madam Chair?
Perreault: Commissioner Cassinelli.
Cassinelli: And this is kind of a question for staff I guess. I don't -- I'm not -- it looks like
that the crosswalk is right there at the entrance to the driveway. You know, I kind of --
kind of went up and down Ten Mile there, there is -- the lights are fairly intermittent. They
seem to be at some of the intersections and whatnot, but -- between there I don't see
many. That one's right there. I don't -- I don't necessarily see a need for that light.
Meridian Planning & Zoning Commission
September 19, 2019
Page 57 of 60
Fitzgerald: They are everywhere. I mean like you're adding a light and there is a light
there, a light there.
Cassinelli: Well, there is a light further down the street.
Fitzgerald: Yeah.
Cassinelli: There is a light right there. I just don't -- I couldn't get my map open on this,
but --
Fitzgerald: Yeah.
Perreault: So, Commissioner Cassinelli, what -- are you suggesting --
Cassinelli: I'm just questioning --
Perreault: -- a light? What are you suggesting?
Cassinelli: I'm questioning the -- the need -- the need for that light.
Holmes: Madam Chair, Commissioner Cassinelli, just to be clear, we are speaking of
streetlights. Okay. So, it's a requirement of the Public Works design standards that on
arterial roads, such as Ten Mile, we have streetlights at least within every 200 feet. I wish
Public Works was here to speak to this little bit more, but it's my understanding that
Council -- I don't know if this is something that we can waive tonight or recommend
waiving. It's also my understanding that this is a school zone. There is the -- the school
on the other side of Ten Mile and I know that in the past the city has been very much in
favor of adding extra precautions. This is where their school children are crossing early
in the morning, so --
Fitzgerald: Madam Chair?
Holmes: -- had some contacts, too.
Fitzgerald: Madam Chair?
Perreault: Commissioner Fitzgerald.
Fitzgerald: There is a streetlight on top of the -- top of the crossbar before the school
crossing on the corner of the property surrounding another one. This just seems overly
excessive, but --
Perreault: So, I don't know that we have ever actually had to make a decision regarding
a Public Works request, so if you could give us some -- some understanding of how that
works on our part or do we just have Council -- you know, recommend that Council make
that decision and not -- not put any -- or not to give any opinions on it.
Meridian Planning & Zoning Commission
September 19, 2019
Page 58 of 60
Parsons: Madam Chair, Members of the Commission, certainly we are not the expert on
Public Works standards, but our code does require certain spacing for lighting. Yes, there
may not be the exact amount of streetlights along that roadway to date, but they do
happen when properties develop or redevelop and so this is one thing that triggered the
addition of the light to meet their spacing standards. On arterial roadways you want more
lighting. You have more traffic. More people. So, you want it lit up more. So, again,
from my vantage point it's not within your purview to strike a Public Works condition. This
is code. You're here to enforce the code and if Public Works says you need to put in
utilities per city code and that's what UDC says and so staff has to stick with that
recommendation and I would encourage you to do the same. Now, again, something
they could take up with City Council as they get before them, but at this point my
recommendation is stick with Public Works standards. The UDC requires it. They are
redeveloping the property. They are intensifying the property and so they are triggering
that additional streetlight. In speaking with Al Christy I think the cost for those streetlights
is about 6,000 dollars, pulling out the numbers for the applicant and -- it's a lot of money.
Development is expensive. I understand that. But that's roughly the cost of a streetlight.
The city maintains the power once it's installed.
Holland: Madam Chair?
Perreault: Commissioner Holland.
Holland: Follow-up question for Bill. Would there be an appropriate way to say a motion
that we would ask the Public Works Department to work with the applicant to see if there
was some sort of alternative compliance that would meet the code?
Parsons: Absolutely. Or as the applicant's representative suggested, maybe there is an
option to retrofit the existing infrastructure in the area to add another light on it. There is
-- certainly that option is available to you.
Holland: Madam Chair?
Perreault: Commissioner Holland.
Holland: I think that would be my recommendation, just that we ask Public Works to work
with the applicant on finding a solution to the -- the lighting situation. Overall I'm -- I'm
fine with the way that the development works out. I think when it comes to the -- the
easement agreement I would probably side with staff in wanting to still have the easement
there, just in case that -- that it developed. You're not -- it's -- it's zoned for medium
density. They are not going to be able to fit more than two houses on that lot in the future
anyway, so it would meet that they need to fix -- fit with the sixth lots that could fit on that
private street and it's not something that they have to actually develop the road or stub
the road, it just means that they have to have that 20 feet available in case that other user
whatever to do it and as the applicant stated it sounds like that property is not planning to
redevelop anytime in the near future, so it's likely going to be a non -issue, it's just a matter
Meridian Planning & Zoning Commission
September 19, 2019
Page 59 of 60
of putting it on the plat to be available if they ever needed it in the future. That's my
thought is that we would leave that condition.
Perreault: It does -- and I would assume that it does actually affect the value of that
property to the north as well, whether or not -- and that -- but that -- that's the reason we
-- we asked about whether there was conversation with the -- the property owner to the
north, because that is a value issue for them. Not that that's our purview per se, but we
definitely don't want to see any of the parcels along that arterial devalued in any way, so
-- especially with the high amount of visibility that's there. Thank you, Commissioner
Holland. Any additional thoughts, comments, questions for staff?
Seal: Madam Chair?
Perreault: Commissioner Seal.
Seal: I'm just looking at this as a give and take. I agree with the -- putting in a provision
to have them work with the Public Works -- Public Works to provide a solution to the
lighting, but in looking at this -- and I'm appreciative of the fact that it is a family dwelling,
let's say, and -- but as a future -- in the future it may not be that way. So, it could be sold
to anybody. It may not end up being all families living at a later date. So, I think we
probably need to think along those lines and make sure that we support the staff in -- in
provisioning it that way.
McCarvel: Madam Chair?
Perreault: Commissioner McCarvel.
McCarvel: Yeah. I -- I agree. I think we need to protect that easement, but I also think
-- I mean 6,000 dollars for a difference of five feet for that light, I think there is going to be
some other conclusions drawn for that and I think -- I mean it's more than one percent
variance. I think it's probably fine the way it is.
Perreault: Okay. Anybody ready to make a motion?
Holland: Madam Chair?
Perreault: Commissioner Holland.
Holland: Unless anybody else is jumping up and down to do it --
Perreault: You are our best motion maker.
Fitzgerald: I agree.
Holland: I don't know that I would agree with that, but -- after considering all staff,
applicant, and public testimony, I move to recommend approval to the City Council of file
Meridian Planning & Zoning Commission
September 19, 2019
Page 60 of 60
number H-2019-0086 as presented in the staff report for the hearing date of September
19th, 2019, with the following modification: That the applicant and staff would work with
Public Works to see if there might be alternative compliance to the lighting issue and that
they could have those conversations before this goes to City Council.
Fitzgerald: Second.
Perreault: Okay. It's been moved and seconded to recommend approval of Nick Estates
Subdivision, H-2019-0086, with the stated modifications in the motion. All those in favor
say aye. Motion carries.
MOTION CARRIED:. SIX AYES. ONE ABSENT.
Holland: Madam Chair?
Perreault: Commissioner Holland.
Holland: I move we adjourn for the Thursday, September 19th, meeting.
Fitzgerald: Second.
Perreault: It has been moved and seconded to close the public hearing for September
19th, 2019. All those in favor say aye. Motion carries.
MOTION CARRIED: SIX AYES. ONE ABSENT.
MEETING ADJOURNED AT 9:02 P.M.
(AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.)
L)kaf) - 1,3 1l
J I P RREAULT - CHAIRMAN DATE APPROVE
ATTEST:
Adrienne VVeat erly, Deputy City Clerk for
CHRIS J1 ON - CITY CLERK
EIDIANDAH
,*--
PLANNING AND ZONING MEETING AGENDA
September 19, 2019
Agenda Item Number: 3 A
Item Title: Findings of Fact, Conclusions of Law for Elevate Franklin Storage
(H-2019-0076)
By Ten Mile Development, LLC. Located at 3755 W. Perugia St.
Meeting Notes:
9
I TEM SHEET
C ouncil Agenda I tem - 3.A .
Presenter:
Estimated Time f or P resentation:
Title of I tem - F indings of F act, C onclusions of L aw for E levate Franklin S torage (H-2019-
0076) by Ten M ile Development, L L C, L ocated at 3755 W. P erugia S t.
AT TAC HM E NT S:
Description Type Upload D ate
F indings Findings/Orders 9/4/2019
E xhibit A E xhibit 9/4/2019
Meridian City Council Meeting Agenda September 19, 2019 – Page 3 of 152
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2019-0076
Page 1
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND
DECISION & ORDER
In the Matter of the Request for a Conditional Use Permit for a Residential Storage Facility on 2.74
Acres of Land in the R-15 Zoning District for Elevate Franklin Storage, Located at 3755 W.
Perugia Street, by Ten Mile Development, LLC.
Case No(s). H-2019-0076
For the Planning & Zoning Commission Hearing Date of: August 15, 2019 (Findings on September
19, 2019)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of August 15, 2019, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of August 15, 2019, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of August 15,
2019, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of August 15, 2019, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the “Local Land Use
Planning Act of 1975,” codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian Planning & Zoning Commission takes judicial notice of its Unified Development
Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan
of the City of Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this decision, which shall be
signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk
Meridian City Council Meeting Agenda September 19, 2019 – Page 4 of 152
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2019-0076
Page 2
upon the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the conditions of approval in the attached staff report for the
hearing date of August 15, 2019, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the Planning & Zoning Commission’s authority as provided in Meridian City Code § 11-
5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant’s request for conditional use permit is hereby approved in accord with the
conditions of approval in the staff report for the hearing date of August 15, 2019, attached as
Exhibit A.
D. Notice of Applicable Time Limits
Notice of Two (2) Year Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a maximum
period of two (2) years unless otherwise approved by the City in accord with UDC 11-5B-6F.1.
During this time, the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval, and
acquire building permits and commence construction of permanent footings or structures on or
in the ground. For conditional use permits that also require platting, the final plat must be
signed by the City Engineer within this two (2) year period in accord with UDC 11-5B-6F.2.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-5B-6.F.1, the Director may authorize a single extension of the time to commence the
use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as
determined and approved by the Commission may be granted. With all extensions, the Director
or Commission may require the conditional use comply with the current provisions of Meridian
City Code Title 11.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a conditional
use permit entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
F. Attached: Staff report for the hearing date of August 15, 2019
Meridian City Council Meeting Agenda September 19, 2019 – Page 5 of 152
By action of the Planning & Zoning Commission at its regular meeting held on the
201�
COMMISSIONER JESSICA PERREAULT, CHAIRMAN
COMMISSIONER RYAN FITZGERALD, VICE CHAIRMAN
COMMISSIONER RHONDA MCCARVEL
COMMISSIONER ANDREW SEAL
COMMISSIONER LISA HOLLAND
COMMISSIONER WILLIAM CASSINELLI
COMMISSIONER REID OLSEN
e s'ca eau t, Chairman
Atte
1
C s Jo on, City Clerk
194" day of
VOTED
VOTED
VOTED
VOTED
VOTED
VOTED
VOTED
Copy served upon the Applicant, the Planning and Development Services divisions of the Community
Development Department, the Public Works Department and the City Attorney.
By: — 0l.� Dated: q� j — L
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2019-0076
Page 3
EXHIBIT A
Page 1
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
DATE: 8/15/2019
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development Services
Manager
208-887-2211
SUBJECT: Elevate Franklin Storage
H-2019-0076
PROPERTY LOCATION:
3755 W. Perugia Street
I. PROJECT DESCRIPTION
The Applicant has submitted an application for a conditional use permit for a residential storage
facility on 2.74 acres of land in the R-15 zoning district.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 2.74
Future Land Use Designation MHDR (TMISAP)
Existing Land Use Vacant/undeveloped
Proposed Land Use(s) Residential storage facility
Current Zoning L-O (R-15 zoning has been approved pending
Ordinance and DA approval)
Proposed Zoning NA
Physical Features (waterways,
hazards, flood plain, hillside)
Kennedy Lateral runs along west boundary of site
Neighborhood meeting date; # of
attendees:
06/24/2019; 3 attendees (Applicant & Representatives)
Meridian City Council Meeting Agenda September 19, 2019 – Page 7 of 152
Page 2
Description Details Page
History (previous approvals) AZ-05-016 (Silver Oaks DA #106002636 – requires
CUP approval of all future development); CUP-05-024
(expired); FP-06-011 (Lot 1, Block 1, Umbria
Subdivision; MDA-10-011 (amended DA Inst.
#111028916); H-2018-0109 (RZ from L-O to R-15); H-
2019-0072 (amended DA – Findings approved, DA not
yet recorded)
B. Community Metrics
Description Details Page
Ada County Highway District
Staff report (yes/no) No
Requires ACHD
Commission Action
(yes/no)
No
Access (Arterial/Collectors/State
Hwy/Local)(Existing and Proposed)
Proposed access via W. Perugia St. (local street);
secondary emergency access via N. Umbria Hills
Ave. (local street)
Fire Service No comment
Police Service No comment
COMPASS (Communities in Motion
2040)
No Comments received
C. Project Area Maps
Future Land Use Map
Aerial Map
Meridian City Council Meeting Agenda September 19, 2019 – Page 8 of 152
Page 3
Zoning Map
Planned Development Map
III. APPLICANT INFORMATION
A. Applicant
Ten Mile Development, LLC
1409 N. Main St., Ste. 109
Meridian, ID 83642
B. Owner:
Same as Applicant
C. Representative:
Rick Steward, Babcock Design
800 W. Main St., Ste. 940
Boise, ID 83702
IV. NOTICING
A. Newspaper notification published on: 7/26/2019
B. Radius notice mailed to properties within 300 feet on: 7/23/2019
C. Applicant posted notice on site on: 8/3/2019
D. Nextdoor posting: 7/23/2019
V. STAFF ANALYSIS
A. Conditional Use Permit (CUP):
A CUP is required for a residential self-service storage facility on 2.74 acres of land in the R-15
zoning district per UDC Table 11-2A-2.
The Applicant requests a CUP for a 47,813 square foot storage facility.
Meridian City Council Meeting Agenda September 19, 2019 – Page 9 of 152
Page 4
B. Existing Structures/Site Improvements:
None
C. Existing Zoning
L-O (R-15 zoning was approved with H-2018-0109 pending Ordinance approval and
Development Agreement approval associated with H-2019-0072)
D. Proposed Use
Residential self-service storage facility
E. Dimensional Standards:
See UDC Table 11-2A-7
http://sterlingcodifiers.com/codebook/index.php?book_id=&chapter_id=20919#s1165280
F. Specific Use Standards:
The proposed use is subject to the following standards: (Staff’s analysis/comments in italic text)
11-4-3-47: SELF-SERVICE STORAGE FACILITY, RESIDENTIAL
A. The facility is encouraged to accompany or be a component of a single-family or multi-
family residential development with a conditional use permit in an R-15 or R-40 zone.
The proposed facility is a component of the multi-family residential development to the
north (i.e. Silver Oaks).
B. The size of the facility shall be limited to thirty five percent (35%) of a residential
development not to exceed a maximum of eight (8) acres.
The multi-family residential development to the north consists of 10.78 acres of land; the
proposed storage facility is approximately 26% of that area.
C. The location of the facility may be located along an arterial roadway as a buffer to a
residential development, but shall not take direct access from an arterial. Access to the
facility shall be from a collector or local street only.
The proposed facility is located along an arterial roadway as a buffer to the residential
development to the north and takes access from a local street; direct access via the
arterial street is prohibited.
D. The hours of operation shall be limited to six o’clock (6:00) a.m. to ten o’clock (10:00)
p.m.
The proposed hours of operation are from 6:00 am to 10:00 pm.
E. The use shall be limited to individual storage compartments which shall be used for
residential related personal property including vehicles.
The proposed use is consistent with this standard.
F. Storage units shall not be used as dwellings or as a commercial or industrial place of
business. The manufacture or sale of any item by a tenant from or at a residential storage
facility is specifically prohibited.
The Applicant should comply with this standard.
G. The distance between structures shall be a minimum of twenty-five feet (25’). The
maximum height of the buildings shall not exceed 35 feet.
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The proposed site plan and building elevations comply with these standards.
H. The storage facility shall be fully enclosed and screened from public view.
The facility is proposed to be fully enclosed and screened from public view by the rear of
the storage buildings.
I. A minimum twenty-foot (20’) wide landscape buffer shall be provided along a collector
or local road and a twenty-five-foot (25’) wide buffer adjacent to residential
development. Landscaping shall be provided as set forth in subsection 11-3B-7C and 11-
3B-9C of this title.
Landscape buffers in excess of 20’ are proposed adjacent to local streets (i.e. W. Perugia
St. and N. Umbria Hill’s Ave.), landscaped in accord with UDC standards; the
residential development to the north is separated from the storage facility by a local
street.
J. The facility shall have a second means of access for emergency purposes approved by the
Meridian Fire Department.
A secondary emergency access approved by the Fire Dept. is proposed via N. Umbria
Hills Ave.
K. No outside storage area shall be allowed. Materials shall not be stored within the
required yards.
The Applicant should comply with this standard.
L. Buildings shall be designed to the architectural character of the residential area. The
building design shall comply with the Traditional Neighborhood District (TND) design
standards set forth in the City of Meridian Architectural Standards Manual.
The Applicant should comply with this standard.
M. Signage for the facility shall comply with Section 11-3D-8C, “Residential Signs in
Residential Districts,” of this title.
The Applicant should comply with this standard. Signage requires a separate permit.
N. On-site auctions of unclaimed items by the storage facility owners shall be allowed as a
temporary use in accord with Title 3, Chapter 4, “Outdoor Sales and Temporary Use
Requirements.” The hours of the on-site auctions shall be limited to daylight hours
(sunrise and sunset) and specified on the temporary use permit application submitted to
the Clerk’s office.
The Applicant should comply with this standard.
O. On-site management or contact information for on-call management shall be provided for
the storage facility. If the use is unattended, the standards in accord with Section 11-3A-
16, “Self-Service Uses,” of this title shall also apply. The application materials shall also
include a security plan for the proposed facility.
The Applicant should comply with this standard. The use is proposed to be attended.
P. No storage of fuel or hazardous materials shall be allowed.
The Applicant should comply with this standard.
Q. The site shall not be used as a “vehicle wrecking or junk yard” as herein defined in
Section 11-1A-1.”
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The Applicant should comply with this standard.
G. Site Plan:
A site plan was submitted that depicts a total of 401 storage units ranging in size from 5’ x 5’ to
10’ x 20’ consisting of 47,813 square feet of storage area.
H. Access:
Access via W. Perugia St.; secondary emergency access via N. Umbria Hills Ave.
I. Parking:
Per UDC 11-3C-6B.1, parking is based on gross floor area of office space for self-service storage
facilities. A 507 square foot office is proposed, therefore, a minimum of one (1) parking space is
required; three (3) spaces are proposed with one of those being an ADA van accessible space.
Bicycle parking is required to be provided in accord with the standards listed in UDC 11-3C-6C
and G. A minimum of one (1) space is required, two (2) are proposed.
The associated multi-family development is currently experiencing issues with parking due to
residents using the garages for storage rather than parking. The proposed storage facility should
provide for the storage needs of residents and free up garage space for parking, which should
reduce parking issues within the multi-family development.
J. Sidewalks:
Five-foot wide attached sidewalks exist along W. Perugia St. and N. Umbria Hills Ave.; a 5-foot
wide detached sidewalk exists along W. Franklin Rd.
K. Pathways:
None required
L. Landscaping
A 20-foot wide street buffer is required to be constructed along N. Umbria Hills Ave. and W.
Perugia St., both local streets; and a 25-foot wide buffer is required along W. Franklin Rd., an
arterial street, as set forth in UDC Table 11-2A-7 and 11-4-3-47I. The proposed landscape plan is
in compliance with the aforementioned standards.
Landscaping is required to be provided within the buffers as set forth in UDC 11-3B-7C. A
minimum density of one (1) tree per 35 linear feet of buffer is required along with shrubs,
lawn or other vegetative groundcover. The proposed number of trees located within the
required street buffers do not appear to meet the minimum requirements. Additional trees
and/or relocation of trees within the required buffer area should be included on a revised
landscape plan demonstrating compliance with this standard.
M. Waterways:
The Kennedy Lateral runs along the west boundary of this site. The City Council previously
approved a waiver to UDC 11-3A-6 to allow the lateral to remain open and not be piped (FP-06-
011).
N. Fencing:
All fencing is required to comply with the standards listed in UDC 11-3A-6 and 11-3A-7.
Fencing is not depicted on the plan.
To preserve public safety, Staff recommends fencing is installed along the Kennedy Lateral
to prohibit access to the waterway in accord with the standards listed in UDC 11-3A-6C.3.
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Further, Staff recommends 6-foot all wrought iron fencing is provided consistent with that
to the north installed with the multi-family development.
O. Utilities
All utilities for the proposed use are required to be installed at or below grade in accord with the
City’s adopted standards, specifications and ordinances.
The proposed development is required to connect to the City water and sewer systems, unless
otherwise approved by the City Engineer. (See UDC 11-3A-21)
P. Building Elevations
Building elevations were submitted for the perimeter storage structures as shown in
Section VII.C. Construction materials consist of ledgestone, corrugated horizontal metal
panels, flat metal panel accent bands, hardiepanel staggered edge shingles and standing
seam roof. The ASM prohibits pre-fabricated steel panels as field materials for building
facades except when used with a minimum of two other qualifying field materials and
meeting all other standard fenestration and material requirements (see 5.1I).
All structures proposed to be constructed on the site except for those that are fully screened from
view from all abutting property lines (i.e. those internal to the development, as applicable), are
required to comply with the design standards listed in UDC 11-3A-19 and 11-4-3-47L, the
Traditional Neighborhood District (TND) design standards in the Architectural Standards Manual
(ASM) and the design elements in the TMISAP. Review of the elevations for compliance with
these standards will take place with the Design Review application.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed conditional use permit with the conditions in Section
VIII of this report.
B. The Meridian Planning and Zoning Commission heard this item on August 15, 2019. At the public
hearing, the Commission moved to approve the subject CUP request.
1. Summary of the Commission public hearing:
a. In favor: Rick Stewart, Babcock Design
b. In opposition: None
c. Commenting: Becky McKay, Engineering Solutions (representing Mr. Wolf)
d. Written testimony: Rick Stewart, Babcock Design
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application: None
2. Key issue(s) of public testimony:
a. The Applicant requested condition #B.3 in Section VIII is modified to reflect Council’s
previous approval of a waiver to UDC 11-3A-6 for the Kennedy Lateral to remain open
and not be piped; and clarification for fencing to not be required along the Kennedy
Lateral where structures abut the waterway;
b. The intent of this facility is to primarily serve the Franklin apartments that adjoin this
development so that residents will use this facility instead of their garages for storage
which will free up more parking for the multi-family development but will also serve
the general public.
3. Key issue(s) of discussion by Commission:
Meridian City Council Meeting Agenda September 19, 2019 – Page 13 of 152
Page 8
a. Fencing requirements along the Kennedy Lateral (i.e. if the rear of structures qualify as
fencing);
b. The preference for outdoor storage, including RV storage, to not be allowed on the site.
4. Commission change(s) to Staff recommendation:
a. Clarification that fencing is not required in areas where storage structures abut the
Kennedy Lateral (see condition #A.3a in Section VIII)
b. Modification to condition #B.3 in Section VIII to reflect Council’s previous approval of
a waiver to UDC 11-3A-6 for the Kennedy Lateral to remain open and not be piped.
c. Add a condition that prohibits outdoor storage, including RV storage, on the site (see
condition #A.9 in Section VIII.
VII. EXHIBITS
A. Site Plan (dated: 6/24/2019)
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B. Landscape Plan (dated: 6/24/2019)
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C. Building Elevations (dated: 6/24/2019)
Meridian City Council Meeting Agenda September 19, 2019 – Page 17 of 152
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H
VIII. CITY/AGENCY COMMENTS
A. Planning Division
1. Future development of this site shall comply with the provisions in the Development
Agreement associated with H-2019-0072 and the conditions contained herein. The
Rezone Ordinance associated with H-2018-0109 shall be approved by City Council and
the Development Agreement modification associated with H-2019-0072 shall be
recorded prior to submittal of a Certificate of Zoning Compliance and Design Review
application for this site.
2. The Developer/Owner shall comply with the specific use standards listed in UDC 11-4-3-
47, Residential Self-Service Storage Facility. The application submitted with the
Certificate of Zoning Compliance and Design Review applications shall demonstrate
compliance with these standards.
3. The site/landscape plan submitted with the Certificate of Zoning Compliance application
shall be revised as follows:
a. To preserve public safety, a fence shall be installed along the Kennedy Lateral to
prohibit access to the waterway in accord with the standards listed in UDC 11-3A-
6C.3. Six-foot tall wrought iron fencing should be constructed on the site along the
Meridian City Council Meeting Agenda September 19, 2019 – Page 18 of 152
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Kennedy Lateral in accord with the standards listed in UDC 11-3A-6 and 11-3A-7
consistent with that installed to the north in the associated multi-family development.
Fencing is not required in areas where the rear of the storage structures abut the
Kennedy Lateral.
b. Depict trees within the street buffers as set forth in UDC 11-3B-7C. A minimum
density of one (1) tree per 35 linear feet of buffer is required along with shrubs, lawn
or other vegetative groundcover; trees must be located within the required buffer as
opposed to outside of the buffer.
c. In the Site Information table on Sheet AS101, update the required street buffer width
along W. Perugia St. and N. Umbria Hills Ave. to 20 feet.
4. The hours of operation for the storage facility shall be limited to 6:00 am to 10:00 pm in
accord with UDC 11-4-3-47.
5. On-site management or contact information for on-call management shall be provided for
the storage facility as set forth in UDC 11-4-3-47.
6. Submit a security plan for the proposed facility with the Certificate of Zoning
Compliance application as set forth in UDC 11-4-3-47.
7. All future structures shall comply with the design standards listed UDC 11-3A-19 and
11-4-3-47L, the Architectural Standards Manual including the Traditional Neighborhood
District (TND) design standards, and the design elements noted in the Ten Mile
Interchange Specific Area Plan. Note: The ASM prohibits pre-fabricated steel panels as
field materials for building facades except when used with a minimum of two other
qualifying field materials and meeting all other standard fenestration and material
requirements (see 5.1I).
8. A Certificate of Zoning Compliance and Design Review applications are required to be
submitted to the Planning Division and approved prior to submittal of building permit
applications.
9. Outdoor storage, including RV storage, is prohibited on the site.
B. Public Works Department
1. Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to
provide service outside of a public right-of-way. Minimum cover over sewer mains is
three feet, if cover from top of pipe to sub-grade is less than three feet than alternate
materials shall be used in conformance of City of Meridian Public Works Departments
Standard Specifications.
2. The applicant shall provide easement(s) for all public water/sewer mains outside of
public right of way (include all water services and hydrants). The easement widths shall
be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be
dedicated via the plat, but rather dedicated outside the plat process using the City of
Meridian’s standard forms. The easement shall be graphically depicted on the plat for
reference purposes. Submit an executed easement (on the form available from Public
Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,
which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11”
map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be
sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a
Meridian City Council Meeting Agenda September 19, 2019 – Page 19 of 152
Page 14
note to the plat referencing this document. All easements must be submitted, reviewed,
and approved prior to development plan approval.
3. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways,
intersecting, crossing or laying adjacent and contiguous to the area being developed shall
be tiled per UDC 11-3A-6. In performing such work, the applicant shall comply with
Idaho Code 42-1207 and any other applicable law or regulation. The City Council
previously approved a waiver to UDC 11-3A-6 to allow the Kennedy lateral to remain
open and not be piped (FP-06-011).
4. Any existing domestic well system within this project shall be removed from domestic
service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian
Engineering Department at (208)898-5500 for inspections of disconnection of services.
Wells may be used for non-domestic purposes such as landscape irrigation if approved by
Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190.
5. Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment
procedures and inspections (208)375-5211.
6. Street signs are to be in place, water system shall be approved and activated, and at a
minimum, a compacted gravel road base shall be in place prior to applying for building
permits.
7. All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures.
8. Applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as determined during the plan review process, prior to the
issuance of a plan approval letter.
9. It shall be the responsibility of the applicant to ensure that all development features
comply with the Americans with Disabilities Act and the Fair Housing Act.
10. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
11. Developer shall coordinate mailbox locations with the Meridian Post Office.
12. All grading of the site shall be performed in conformance with MCC 11-12-3H.
13. Compaction test results shall be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
14. The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation
district or ACHD. The design engineer shall provide certification that the facilities have
been installed in accordance with the approved design plans. This certification will be
required before a certificate of occupancy is issued for any structures within the project.
15. At the completion of the project, the applicant shall be responsible to submit record
drawings per the City of Meridian AutoCAD standards. These record drawings must be
received and approved prior to the issuance of a certification of occupancy for any
structures within the project.
16. The City of Meridian requires that the owner post to the City a warranty surety in the
amount of 20% of the total construction cost for all completed sewer, water and reuse
infrastructure for duration of two years. This surety will be verified by a line item cost
Meridian City Council Meeting Agenda September 19, 2019 – Page 20 of 152
Page 15
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit, cash deposit or bond. Applicant must file an application for
surety, which can be found on the Community Development Department website. Please
contact Land Development Service for more information at 887-2211.
C. Department of Environmental Quality (DEQ):
http://weblink.meridiancity.org/weblink8/0/doc/174582/Page1.aspx
D. Ada County Highway District (ACHD):
http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=174396
E. Park’s Department
http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=174310&dbid=0
F. Nampa-Meridian Irrigation District (NMID)
http://weblink.meridiancity.org/weblink8/0/doc/174697/Page1.aspx
IX. FINDINGS
Conditional Use Permit (UDC 11-5B-6E)
The Commission shall base its determination on the Conditional Use Permit request upon
the following:
a. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
The Commission finds that the subject property is large enough to accommodate the proposed
use and dimensional and development regulations of the R-15 district (see Analysis, Section
V for more information).
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in
accord with the requirements of this Title.
The Commission finds that the proposed use is consistent with the TMISAP future land use
map designation of MHDR and is allowed as a conditional use in UDC Table 11-2A-2 in the
R-15 zoning district. Further, the Commission finds the proposed use of the site is consistent
with the Comprehensive Plan in that the proposed storage facility will provide a needed
service within close proximity to residential uses.
c. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of the
same area.
The Commission finds that if the applicant complies with the conditions outlined in this
report, the operation of the proposed residential self-service storage facility should be
compatible with other uses in the general neighborhood and with the existing and intended
character of the area.
d. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity.
The Commission finds that if the applicant complies with the conditions outlined in this report,
the proposed use will not adversely affect other property in the area. The Commission should
Meridian City Council Meeting Agenda September 19, 2019 – Page 21 of 152
Page 16
weigh any public testimony provided to determine if the development will adversely affect
other properties in the vicinity.
e. That the proposed use will be served adequately by essential public facilities and services
such as highways, streets, schools, parks, police and fire protection, drainage structures,
refuse disposal, water, and sewer.
The Commission finds that essential public services are available to this property and that the
use will be adequately served by these facilities.
Meridian City Council Meeting Agenda September 19, 2019 – Page 22 of 152
EIDIAN't-
�J
PLANNING AND ZONING MEETING AGENDA
September 19, 2019
Agenda Item Number: 4 A
Item Title: New Comprehensive Plan Update
Meeting Notes:
I TEM SHEET
C ouncil Agenda I tem - 4.A .
Presenter: Caleb Hood
Estimated Time f or P resentation: 20 minutes
Title of I tem - New Comprehensive P lan Update
C ity Staf f would like to update the Commission on the status of developing the new C omp Plan in
anticipation of a hearing later in the f all.
AT TAC HM E NT S:
Description Type Upload D ate
Current Comp P lan C lose Out Memo Cover Memo 9/13/2019
A dopted Policies B ackup Material 9/17/2019
Meridian City Council Meeting Agenda September 19, 2019 – Page 23 of 152
Memo
To: Planning & Zoning Commission
From: Caleb Hood, Planning Division Manager
Date: 9/12/2019
Re: Current Comprehensive Plan Closeout and Project Process Update
In advance of the public hearing and review of the new, draft Comprehensive Plan, Staff
wanted to provide a Department closeout (of sorts) of the current Comp Plan. As you
know, a vast majority of the goals, objectives and action items of the current Plan were
crafted in 2010/11; our community looked much different then. The new, proposed
Comprehensive Plan incorporates and continues many of the good elements from the
currently adopted Plan, but has been rebuilt and vetted through hundreds of hours of
steering committee meetings, technical focus groups, coordination with agencies and
service providers and public outreach events, and by thousands of comments, surveys,
and poll responses from the community.
This Department report will not get into the merits and details of the new, draft Plan, but
rather share what policies from the current Plan are being kept, removed, moved to the
Strategic Plan or modified (see Comp Plan Policy Tracking Spreadsheet). Further, Staff
intends to go through the project timeline and an overview of the process, including the
current Plan audit process, the status of the Logan Simpson-City contract, and a
discussion about implementation post-adoption of a new Plan. Staff envisions the public
hearing on the new Plan to be quite involved. Therefore, Staff thought it would be a
good idea to report out some of the current/old Plan and administrative process
information as a Department report, allowing more time for the new/proposed Plan at
the upcoming public hearings.
Meridian City Council Meeting Agenda September 19, 2019 – Page 24 of 152
Housing Page 1 of 69
2010 Comprehenisve Plan
Original #Policy Summarized Focus Group and Plan Audit Comments Initial Action Adoption Draft (8/21)
3.07.00 Offer a diversity of housing types for a greater range of
choice.
Current wording may be redundant and vague. Group discussed using words such as
desirable, sustainable, and retaining value. There could be another housing goal
stating these and policies rearranged, or it could be revised into the existing. Other
thoughts/ideas included:
- What is the definition of value? How does it contribute, sustain, and provide return
on investment?
- Affordable is important, but so is quality in the sense that it retains quality.If we’re
going to have a single goal, it should capture everything below it, or have goals that
are more reflective of the associated objectives and action items.
- Look at Jacksonville, FL housing goal, “The City shall develop stable, sustainable and
definable neighborhoods which offer safe, sound, sanitary and energy efficient
housing that is affordable to all its present and future residents.” Also look at the
South Jordan Housing Plan.
- Theses need to also relate back to public input too.
- Value is not just about economics.
Reworded Support a balance and integration of diverse housing and
neighborhood types.
3.07.01 Encourage quality housing projects for all economic
levels throughout the City.
Good Expanded Encourage diverse housing options suitable for various income
levels, household sizes, and lifestyle preferences.
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.
Good Reworded Align City Code with the policies of the Comprehensive Plan to
reflect the community's desires for various types, sizes, and
designs of residential neighborhoods.
3.07.01B Annually monitor building permit activity to ensure a
diversity of housing is being maintained.
Probably not possible to “ensure”. Should this be encourage? How do you maintain?
How does a building permit track this? Don’t do analysis to paralysis.
- What do we do with this information? Are there incentives. Are incentives
appropriate? Can you fast track?
- Can this help to inform strength, weaknesses, and opportunities?
- Reword this to use/reference monitor and/or. IF report, then to whom and for What
purpose?
Reworded. Regularly assess permitting activity and work to encourage a
mix of housing types.
3.07.01D Adopt land use designations that will allow for housing
opportunities for all income levels.
Good Reworded and merged
with 3.07.01E
Maintain a range of residential land use designations that allow
diverse lot sizes, housing types, and densities.
3.07.01J Ensure that no discriminatory restrictions are imposed by
local codes and ordinances.
This seems redundant.
Consider wordsmithing and combining with H. Don’t just say ADA though.
This sounds complicated and expensive. The City needs to look into this. Is this Bill
Nary?
Drop Regularly monitor local codes and ordinances to ensure
compliance with state and federal laws such as the Fair
Housing Act.
3.07.01K Look for incentives to encourage the development of
accessible, single-family home designs.
What is accessible? Is this about ADA? Possibly from another time before more
stringent
federal requirements.
Reword to focus on
Universal Design?
Encourage development of universally accessible home designs
within new developments and home retrofits, allowing
residents to age in place and creating full accessibility for all
residents of varying levels of physical ability.
Meridian City Council Meeting Agenda September 19, 2019 – Page 25 of 152
Housing Page 2 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Initial Action Adoption Draft (8/21)
3.07.01M Review ordinances or other policy statements which
affect housing development and consolidate to avoid
confusion and conflicting policies and requirements.
Good Reworded Maintain clear and concise housing development ordinances,
codes, requirements, restrictions, and policies that are consist
with the Comprehensive Plan.
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).
Why 1,200 SQFT?
How much of this is free market?
Why would you not want “concentrate” near transit and other services that support
this?
Shortened. Would
Meridian be open to
implementing a
housing diversity
standard in their Land
Use Code?
Avoid the concentration of any one housing type or lot size in
any geographical area; provide for diverse housing types
throughout the City.
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
Some in the community don’t believe we have this diversity.
Should affordable be removed? How can you have affordable and low density?
Comment that much of Eagle with low is not really serviced. Central District Health
doesn’t allow much of this any longer.
Should low be allowed if its burden on the tax payer? At a minimum low should be
providing different rate structures for services.
Affordable housing, based on income, needs to be a consideration, even if removed
here.
We should learn from mistakes that Boise is figuring out now (trying to cram density
wherever possible to catch up).
Drop Consider providing incentives to developers that produce
affordable housing units as defined by federal and state
agencies.
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.
Is this “required”? Can we do this? Consider revision to, “Encourage (or support) an
open
housing market…”, if this is needed/required?
Someone mentioned a 504. Do we have someone that does this? Should we have if
we’re
an entitlement community? Apparently Bill Nary is our designated 504 person.
Drop. Covered by the
Fair Housing Act.
Support an open housing market for all persons, regardless of
protected class.
3.07.03 Ensure that a balance exists between supply and demand
in rental market.
Ensure, again. Market driven? How does the City do this? Could be monitor. Where
is the information?
Group unsure that this policy item should exist. City can’t say whether a house is
rental or not.
Suggestion that we should care about it but perhaps the wording is off. People can’t
currently find a rental.
How does this contemplate trends?
Reworded. Organize as
second objective under
Goal 1
Support a balance of housing tenure and supply and demand.
3.07.03C Track vacancy rates. Why? How?
Is this the City’s role?
COMPASS only tracks by areas, and not by ownership.
slightly reworded Regularly monitor property tax revenue and vacancy rates in
the rental and ownership market.
Meridian City Council Meeting Agenda September 19, 2019 – Page 26 of 152
Housing Page 3 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Initial Action Adoption Draft (8/21)
3.07.01L Coordinate public and private housing implementation
efforts to improve consistency with local housing plans.
Is this the Ada County Housing Authority plan? Which plans?
Wordsmith to “align”, or indicate what it is that we need to do.
This needs to be more specific or removed. Could maybe reference in Chapter 7
adopted
by reference section?
slightly reworded.
Should we mention
Ada County Housing
Authority? Are there
other organizations or
plans out there?
Coordinate and align public and private housing development
to improve consistency with local housing agency plans.
3.07.02 Elevate/enhance quality of residential site and
subdivision planning.
Seems like splitting hairs.
Modify
Organize under new
Goal 2
Elevate and enhance the quality and connectivity of residential
site and subdivision planning.
3.07.02A Require usable open space to be incorporated into new
residential subdivision plats.
Should this be amenities too?
There was some discussion about intentional design being more important than just
having some. Specific amenities and location are more important than “just” open
space.
Restructured and
added trail
connections. Move
under new Goal 2,
objective 1
With new subdivision plats, require the design and
construction of pathways connections, easy pedestrian and
bicycle access to parks, safe routes to schools, and the
incorporation of usable open space with quality amenities.
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.
We do this in part, but not for example curb and gutter. Reword this to be more
accurate.
There was some conversation about ACHD impact fees and how roads are
improved. Essentially, developers do turn lanes, landscape, and sidewalks, and then
pay impact fees for ACHD to complete later.
No change Require all new residential neighborhoods to provide complete
streets, consistent with the Transportation and Land Use
Integration Plan.
3.07.02C Require pedestrian access in all new development to link
subdivisions together and promote neighborhood
connectivity.
Good. Largely being done. No change Require pedestrian access in all new development to link
subdivisions together and promote neighborhood connectivity.
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.
It’s a good policy. This could conflict with prior policies though. These need to align or
be
specific
slightly reworded Encourage the development of high quality, dense residential
and mixed use areas near in and around Downtown, near
employment, large shopping centers, public open spaces and
parks, and along major transportation corridors, as shown on
the Future Land Use Map.
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 system
Is this current still? The City has limited availability of PUD’s.
Density is rarely achieved, and development often “leaves it on the table”, so how
would
that be an incentive.
This may be premature in Meridian’s development, and be more appropriate when
Boise
has grown out/up more.
No change Evaluate the potential to incentivize dedication of public school
sites, public parks and other open spaces, and public access
easements to linear open space corridors, which contain
bicycle and/or pedestrian pathway systems.
3.07.02N Ensure development provides safe routes and access to
schools, parks and other community gathering places.
Good Drop Ensure development provides safe routes and access to
schools, parks, and other community gathering places.
Meridian City Council Meeting Agenda September 19, 2019 – Page 27 of 152
Housing Page 4 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Initial Action Adoption Draft (8/21)
3.07.01F Provide incentives (density bonus, reduced open space
requirements, less impact fees) for infill development.
What’s the definition of infill? Is this a size? Similar to 3.07.01I, but for specifically
for
infill. Do we want to encourage infill? If yes, then focus on that first then describe
examples. E.g. – “Provide incentives for infill development”, then list examples.
There’s lots of pockets of County that aren’t the City but surrounded by it (i.e.
enclaves).
Maybe location is more important – see comment in audit regarding access to green
space.
It’s not just about actual OS, but how you use it, the amenities, and how it’s placed.
Whose impact fees are reduced? Is police on the table? What are the impacts and
consequences of incentives for some.
Keep Consider incentives such as density bonuses, reduced open
space requirements, and reduced fees for infill development in
key areas near existing services.
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.
This seems contrary of other policies.
If you’re giving density bonuses for infill, then by nature it infill could be dissimilar
from adjacent areas (if the same development patterns).
No change Support infill development that does not negatively impact the
abutting, existing development. Infill projects in Downtown
should develop at higher densities, irrespective of existing
development.
3.07.02K Apply design and construction standards to infilling
development in order to reduce adverse impacts upon
existing adjacent development.
Why just infill? This seems to always be the case. What is an adverse impact? What
about short-term versus long-term? This is vague.
Is this about product types? Dust abatement? Grading and drainage?
At a minimum this is worded poorly. Could also just be removed if not about actual
construction standards (e.g. SWPP, dust abatement, etc.).
Terminology and purpose is confusing.
If the intent is to have grading and drainage ordinances and we haven’t done this,
then
why is this here?
How about revising to environmental? Is that lighting too? Do we want/need that?
Maybe we need a list for what adverse impacts are?
This could also be interpreted as protecting commercial adjacent residential, or vice
versa.
No change Apply appropriate design and construction standards to infill
development in order to reduce adverse impacts to existing
development.
3.07.02D Provide housing options close to employment and
shopping centers.
Good merged with 3.07.02L.
3.07.02H Eliminate vague/unclear standards in development
ordinances; keep Unified Development Code current and
user-friendly.
Good, but is this duplicative?Drop
Meridian City Council Meeting Agenda September 19, 2019 – Page 28 of 152
Housing Page 5 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Initial Action Adoption Draft (8/21)
3.07.01C Promote high density residential development in Old
Town.
This seems like a feel good policy item. While there are assumed benefits for
downtown activity, there isn’t any context/reason provided.
It doesn’t seem to relate well to the goal and objective.
This should probably go away or be relocated
Drop/merge with
others
3.07.01G Designate areas for high density residential on the Future
Land Use Map.
Why is this one by itself? We have the generic one diversity earlier (3.07.01D). It’s
also
built into other areas like Mixed Use.
Consider removing.
Drop
3.07.01I Develop incentives for a variety of housing types, suitable
for various income groups.
Is this worth having apart from 3.07.01J? This one is more specific to income.Merged with objective
3.07.02E Use the Architectural Standards Manual. Good. Code requires this.
Seems to be missing qualifiers (for example, not single family)
drop
3.07.02F Require common area in all subdivisions.Good drop
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.
Remove the example at a minimum. Residential zones don’t have required densities
anymore. The Comp Plan regulates densities. Zoning controls building envelopes but
that
doesn’t necessarily correlate with densitiy.
Could be revised to monitor or evaluate. Re-evaluate is inaccurate though – that’s
been done.
Side conversation about needing to modify UDC as names and acronyms are
confusing and mean to the neighbor. Everyone agrees that this needs to be done, but
the method is a point of discussion.
Move to Strategic Plan
3.07.02J Explore the option of the City acquiring vacant lots to
hold for future consolidation of lots and / or
development.
We do this for parks, fire stations, etc. Also good for safe routes/pathways.
There was some thought that this was implying something else, but there’s no
context/history associated with the policy.
The Housing Authority should be doing this, but not the City (at least for
housing/infill).
Revise to be more specific or remove.
Move to Strategic Plan
3.07.02O Evaluate the need for design review guidelines for single-
family homes, particularly in Old Town.
Why evaluate?
This would be more appropriate IN old town. Remove particularly.
Move to Strategic Plan
3.07.03A Identify the current mix of housing types, with COMPASS. This is about “types”, and not rental or not. COMPASS doesn’t track this either.Drop
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.
Good, but it doesn’t seem to fit in this objective. This again is about types whereas
objective is rental or not.
Drop. Already covered
Meridian City Council Meeting Agenda September 19, 2019 – Page 29 of 152
Ed. and Services Page 6 of 69
2010 Comprehenisve Plan
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
3.02.00 Improve long range City and school district planning.• DO NOT approve developments that obstruct or reduce pedestrian safety.
• Improve “coordination of long range school district and City” planning. One of the
biggest complaints
• Provided that there is recognition schools have a lead-lag or lag-lead nature and not
used as an excuse to stop development. this is not a city problem as the state /
districts are funded by themselves.
Slightly reworded
based on comment
suggestion
Improve coordination of 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.
• It will instantly devalue one of Meridian’s premier residential corridors.
• This has worked with willing developers.
• school districts need to run like a business and get out in front of their customers.
Keep Jointly plan and site schools and subdivisions to ensure mutual
benefits, neighborhood identity, and community health.
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.
Kept, but moved up to
accompany first action
Assist West Ada School District in identifying potential future
school sites, by providing information about anticipated future
land uses, utilities, and entitlements.
3.02.01C Support construction of multi-use facilities that can be
used by both schools and the community.
• Find a way integrate fire/ police/ parks/ libraries /other muni facilities on same
properties.
• This may not be the place for this.
• Good planning.
• Study and protect student safety in such situations
Keep Support construction of multi-use facilities that can be used by
both schools and the community.
3.02.01E Actively involve West Ada School District in subdivision
site selection with developer before processing
applications (pre-application meetings).
– They’re invited but don’t participate
• WASD or school district
• Not sure they have the staff to do this.
• We need to get more involvement from the school district on this. We invite them,
but hey never show up. It is critical that we receive feedback from them on our
subdivision applications because they directly impact the schools.
• YES. And don’t approve hundreds of homes in areas where students will be bused
across the City due to overcrowded schools--demand ample school space. The
funding model is ridiculous--Meridian needs to lead the charge for reform.
• no!
Keep. Invite West Ada School District staff to pre-application
meetings with potential developers and discuss school siting
and access needs.
3.02.01J Ensure compatibility of schools with neighborhoods and
adjacent land uses.
• Comment: Combine with 3.02.01G times have changed with schools and
commericial areas. But probably not good to have in a heavy industrial area.
Kept, but moved up Ensure the location and design of schools are compatible with
existing and planned neighborhoods and land uses.
Meridian City Council Meeting Agenda September 19, 2019 – Page 30 of 152
Ed. and Services Page 7 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
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.
– They seem to do this already, need to discuss w them
• WASD or school district. Seems overly specific.
• Maybe we don’t want elementary schools accessible by auto, might be doing more
harm than good.
• Not sure what’s meant by “hidden”.
• They seem to try and do this.
• This seems like it is two separate goals. I agree about transportation options, but I
can see a number of examples of schools that, to me, seem hidden in subdivisions,
but that are actually more walkable and bikeable because of that location.
• We intentionally located Paramount Elementary within the heart of the
neighborhood so that it will be walkable to all the residents. Our goal was to eliminate
the need to bus children to the school.
• What is meant be “hidden”. Elementary schools work well as the central landmark
in a square mile pattern, when easily accessible by walk or bike. schools and paths
need to be safe. odd that they should always be on
Removed second part.
Restructured first part
Work with West Ada School District to locate and connect
schools to safe and accessible walking, bicycle, transit, and
automobile routes.
6.02.00 Ensure that adequate public services are provided for
existing and future residents and businesses.
• Consider removing “for existing and future residents and businesses”. One would
assume the City is bound to provide for existing and future residents and businesses.
• Do “public services” need to be defined?
Revised and merged
with Vision theme
Plan for a multi-generational city with adequate public services
and health care resources for existing and future residents of
all ages.
6.02.02 Cooperate with other agencies and service providers
around the Valley.
Keep, but focus on
health and education
services
Cooperate with other agencies and service providers around
the Valley.
3.02.01D Develop programs that are more pro-active by providing
more secure, safe, and fun places for children.
• Identify partnerships that will allow for family focused activities.
• More needs to be done for teens/young adults.
• We must increase our green space and pathway guidelines--1-acre common area for
178 homes is grossly inadequate and could create neighborhoods that devolve in
value and livability. Including parkways in green space calculations is laughable. we
love children!!
Re-written based on
plan audit suggestion.
Moved to Goal 2
Identify partnerships that support multi-generational activities.
2.01.04C Continue to support the Meridian senior citizens'
organization as an important social program in the
community.
• Does this have anything to do with neighborhoods?
• Maybe in community pride?
• Doesn’t seem PC. Need a different name.
Keep, moved from
Community Character
Continue to support the Meridian senior citizens' organization
as an important social program in the community.
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.
Keep but focus on
health and education
services
Support joint use agreements with the West Ada School
District, Meridian Library District, and other private and non-
profit entities.
Meridian City Council Meeting Agenda September 19, 2019 – Page 31 of 152
Ed. and Services Page 8 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
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.
Keep with wording
revision. Focus on
health and education
services
Coordinate planning efforts and strategic growth of the City
with other service providers and local decision-makers.
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.
Moved from
Character/Identity
Support and encourage involvement of community youth in
the Mayor's Youth Advisory Council (MYAC) and other youth
activities, groups and volunteer opportunities.
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.
Keep Support access to high-quality emergency care, primary,
outpatient, home care, long-term care, and mental health care
within our community.
2.02.01A Identify and encourage medical service related industry
which are currently lacking.
Keep Encourage the expansion of medical service related industries
that are needed.
3.02.01A Coordinate population and household projections
keeping school sites in mind.
• Coordinate and maintain (or uphold) population and household projections...
• they need to run like a business or they will sit back and wait for everyone else to
take care ofthem.
Merged with 3.02.01B
3.02.01H Work with ACHD, ITD and West Ada School District to
establish and map safe bicycle and pedestrian routes to
schools.
– Move to Strategic Plan
• ...itd and west ada school district, and other partners to establish... (YMCA)
• Comment: WASD or school district Commit to developing safe routes to schools
with available partners and establish plans to achieve those routes.
• In my opinion, generous routes are the fundamental and critical starting point from
which developments must be planned.
• Maybe more strategic plan?
• The schools need to follow state law and provide the facilities required by their
impacts.
Move to Strategic Plan,
but include policy
specific to bike and
ped infrastructure.
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.
Keep but moved
under Objective 3.1
2.02.00 Encourage the development of a continuum of services
to meet the health care needs of the citizens of Meridian.
Keep
Meridian City Council Meeting Agenda September 19, 2019 – Page 32 of 152
Ed. and Services Page 9 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
2.02.01B Promote medical service related industries.Keep
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.
• Do NOT create a Comp Plan if it’s meaningless, if residents cannot have faith that
the vision will be executed and not changed in substantive ways.
• Do we need to identify the Comp. Plan as an objective in a Comp. Plan? and City
ordinances, plans and other guiding documents that execute the vision.
-and city ordinances, plans, and other guiding docs**
Re-written to focus
instead on city
government process
and tools (not just
Comp Plan)
7.01.01 Advance, support, and promote development of planning
and economic development tools.
Keep, but removed
specific inclusion of
economic tools. Pulled
some text from the
goal
7.01.01A Keep current the Unified Development Code and Future
Land Use Map to implement the provisions of this plan.
• Need to limit changes to FLUM & UDC to no more than semi-annually.
• Refine both.
• Update as needed.
Keep, slightly
reworded
7.01.01B Support the Economic Excellence team.• Support and expand the capabilities of the economic development team to engage
businesses and expand our community’s opportunities for living wage and diverse
jobs.
Modified to support all
city departments
7.01.01C Maintain, update and find better ways to use Geographic
Information Systems (GIS) in everyday City business and
project-specific purposes.
Keep
7.01.01F Integrate land use and transportation planning to ensure
that they mutually support the communities' goals and
desires.
Move to Land Use
7.01.01G Review the status of the Comprehensive Plan
implementation plan to ensure steady progress.
Slight revision
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.
• PLEASE demand decisions reflect and support the Comp Plan--or it’s an empty
promise to the people of Meridian.
• this would be a big process yearly. maybe every 3 years.
Revised. Removed
mention of P&Z and a
specfici timeline
7.01.01J Conduct work sessions with area cities and counties as
needed to better coordinate planning policies regionally.
• Done through COMPASS Slight revision
7.01.01K Organize and fund committees or special commissions
consistent with the provisions of this plan.
Keep
7.01.01L Require that the Unified Development Code and all other
City and County ordinances are enforced.
Slight revision
7.01.01D Engage the public in land use planning processes by using
a variety of methods to inform and solicit comments.
• Increase public notice of ACHD and developer neighborhood meetings; increase
public’s participation in planning and review; increase public’s time to testify; allow
public to rebut the rebuttals. When there is substantial public outcry, send apps back
for refinement and further review--Council should not have to evaluate applications
with a dozen moving pieces and variances from the City’s FLUM or Comp Plan.
Create new public
engagement objective
Meridian City Council Meeting Agenda September 19, 2019 – Page 33 of 152
Ed. and Services Page 10 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
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.
Slight revision. Moved
under new public
enagement objective
7.01.01M Educate the public and advisory boards so that they
understand the Comprehensive Plan's legal elements and
intent.
Slight revision. Moved
under new public
enagement objective
6.02.01 Plan and expand services as part of the development
process.
Move to Utiltiies
6.02.01B Require that development projects have planned for the
provision of all public services.
Move to Utiltiies
6.02.01C Require adequate fees from new development to fund
expansion of services.
• Fees need to be increased to keep up with the growth Move to Utiltiies
3.02.01B Support the location of school sites within every square
mile.
– We’re unsure if they want this
• As long as development trends/plans support this.
• Not to the detriment of other areas that may have more of a need.
• Don’t know if appropriate.
• Not sure every square mile can support a
public school.
• I’m not aware that this many are needed, especially with over-50 developments.
• If that’s what they want. They don’t communicate.
• unrealistic
• Look at demographics and land use in the area. School locations will be identified to
not negatively impact existing school network.
• Create safe pedestrian and cyclist access to each school and its amenities.
• If West Ada plans for an elementary school in every mile grid, plan for its placement
and safe access by students.
Merged with 3.02.01A
and removed square
mile specificity
3.02.01G Look for ways to streamline the permitting and land use
review process for approval of new school facilities.
– Move to Strategic Plan
• ...approval of”all” new school facilities.
• Given?
• Strategic plan?
• Schools should not have special privileges.
• By streamlining review processes we could be forgetting valuable information and
commit devastating mistakes.
• Their process is the same I believe as others.
• for sure a positive thing.
• school districts need to be out procuring their school sites before development
occurs. then need to be proactive.
Move to Strategic Plan
Meridian City Council Meeting Agenda September 19, 2019 – Page 34 of 152
Ed. and Services Page 11 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
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.
• Require connectivity in all new development.Drop. Already reflected
in Housing, Econic
Development, Parks
and Pathways sections
6.02.02C Coordinate with irrigation districts to implement the
proposed pathway network along irrigation canals,
ditches, creeks, and easements.
Move to Utilities,
reflected in
Parks/Pathway or
Stewardship sections
already?
6.02.02D Schedule regular meetings with City and County planning
staff to discuss projects and joint planning efforts.
Move to Strategic Plan
6.02.02E Participate in transportation planning efforts.Move to
Transportation
6.02.02F Coordinate the City's Capital Improvement Plans (CIPs)
with ACHD's projects.
Move to
Transportation
6.02.02G Address the Area of City Impact boundary with Ada
County and the Cities of Eagle, Boise, Star, and Kuna
• “Address?” Not sure what that means or implies.
• Have we resolved boundary issues? Does this need redefining?
• Adjust southern impact area boundary
Move to Growth or
Land Use
6.02.02H Coordinate with transportation agencies to ensure
provision of services and transit development.
Move to
Transportation
6.02.02I Coordinate with the City of Nampa and Canyon County
on land use, transportation and emergency services
issues.
Already reflected in
Public Safety. Keep in
Land Use and
Transportation?
6.02.02J Coordinate with appropriate agencies on master planning
and long-range planning efforts.
Move to Growth or
Land Use
Vision
Theme
Plan for a multi-generational city with social, educational,
and recreational opportunities and services for all age
groups.
Merged with Goal 3
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.
Drop.
Meridian City Council Meeting Agenda September 19, 2019 – Page 35 of 152
Economic Dev.Page 12 of 69
2010 Comprehenisve Plan
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
4.01.00 Make Meridian the premier place to live, work and raise
a family.
Can this be wrapped
into an overall Vision
instead?
Enhance Meridian's economic vitality and position in the local
and regional economy.
4.01.01 Diversify economic base of City - make Meridian a self-
sustaining community.
Slight rewording Diversify Meridian's economic base to establish and maintain a
self-sustaining, full-service economy.
4.01.01C Provide incentives and standards to attract high-quality
businesses.
Slight rewording Provide location-specific standards as incentives to attract high-
quality businesses and living-to-high wage jobs.
4.01.01D Develop and maintain methods to promote the business
community (e.g., web site development, brochures,
advertising).
developing a new plan
would help formally
outline these methods
Establish methods to support the business community by
drafting an Economic Development Plan in partnership with
the Meridian Chamber of Commerce and Meridian
Development Corporation.
4.03.02B Determine feasibility market for agglomerations based on
geographical attributions, workforce skills and research
and development activities.
• What does this mean?
• “Department of redundancy department.”
• Delete
Move to Goal 1 Regularly conduct industry market analysis to determine
feasibility of existing and emerging industries to better
understand workforce, land use, and transportation needs.
4.01.02 Create a balanced cross section of incomes.Slight rewording Support economic opportunities for a community with diverse
income levels.
4.01.02A Annually monitor changes in income levels.Merged with 4.01.02B Regularly assess changes in local income levels.
4.01.02C Pursue grants for economic development and public-
private partnerships.
no change Pursue public-private partnerships and economic development
grants that bring additional job opportunities to the
community.
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.
Changed focus to be
on partnerships rather
than education
Coordinate with the public, private, and non-profit sectors on
possibilities for creating/sustaining workforce housing.
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
· Is this necessary? There was some discussion regarding the group asking for it to
go away at the last meeting.
shortened Create a business-friendly environment that supports and
expands existing business opportunities by developing a
diverse and qualified workforce through educational
partnerships.
4.02.01 Promote business retention, expansion and improvement
programs.
• This is duplicative with ongoing Chamber efforts.
• Revise to, Partner with the chamber and MDBA to engage with the business
community
• There is some overlap here with objective in 4.02.02
no change Promote business retention, expansion, and improvement
programs.
Meridian City Council Meeting Agenda September 19, 2019 – Page 36 of 152
Economic Dev.Page 13 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
4.02.01G Partner with local, state, regional and federal resources
to provide companies with a ‘one stop shop’ for
incentives and opportunities.
• This seems more like the overarching theme.
• Perhaps we need to develop policies to support this? There may need to be a look
at tax structures, building permits, business licenses, etc.
• Resources are spread out across the region and we need to help people to find
these; a one stop shop. We should have a list of names and contact info.
• Liquor licenses were brought up specifically as something that is difficult to do in
Meridian.
• There is some overlap here with objective in 4.02.02
shortened and
generalized
Connect businesses with local, state, regional, and federal
resources for incentives, resources, and opportunities.
4.02.01A Establish and maintain relationships with existing
businesses and industries to determine present and
future needs.
Establish and maintain relationships with existing businesses
and industry groups to determine present and future needs.
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
• This is good. Condense ideas from prior conversations.
• Needs some rewrite? What is critical stage?
• No one cares about the flowery fluff.
• Consider reordering all of these. Post-it notes exercise?
Revised to focus on the
process. Crosses line
between this goal and
goal 4.03, so
reconsider placement
Implement a clear development application review process for
new and expanding businesses.
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.
• What is the City’s role in this? Seems like it lacks resources for this.
• This could be separated. Identify workforce needs as objective. Identify workforce
skill gaps. Work with businesses to identify needs. Train to fill needs.
Rewrote to read more
as a policy statement
Support innovative workforce development, training,
technology, and education to meet the needs of a diverse
workforce.
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.
• All seems too encompassing
• There was some conversation about needing trades, and where that fits.
• Industry needs is generic and captures all some types of employment (counter point
to needing trades).
• This should be K through career educators and not one segment
• How does the City connect all of these thoughts?
• Who does all of this? Does DOL update the Mayor and her team? How does this get
fed back to the businesses? Maybe an annual Meridian Workforce Summit?
• It would be cool to have a dashboard that showed what Meridian needed. Much like
what DOL has for MSA, but Meridian specific.
Included non-profits
and shortened
Coordinate with business leaders and local, regional, state, and
non-profit job-oriented programs to match existing and
anticipated business and industry needs and identify gaps in
workforce education and training needs.
4.03.00 Make Meridian the premier location for business in the
region by recruiting and attracting new businesses to the
area.
• Sounds good
• Comment that everything we do for new, we should also do for existing.
shortened. "make
Meridian the premier
location…" was already
used under Goal 4.01
Proactively recruit and attract new businesses to the area.
Meridian City Council Meeting Agenda September 19, 2019 – Page 37 of 152
Economic Dev.Page 14 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
4.03.01 Create branding, tools, and relationships necessary to
attract and recruit new businesses to the Treasure Valley.
• Comment that its interesting this says treasure valley, where everything else is
Meridian
• Change Treasure Valley to Meridian
• Treasure Valley concept (regionalism) could be another objective/action item in
another goal.
• No one outside the Treasure Valley knows where it is.
Shortened Develop effective marketing tools and regional partnerships.
4.03.01C Develop a marketing plan and materials for targeted
industries
• This is kind of stated already. Eliminate Develop and maintain marketing materials to share with
targeted industries.
4.03.01D Develop relationships and maintain contact with sources
of new business referrals and opportunistic prospects.
• What are “opportunistic prospects”? Eliminate this portion
• Develop and maintain relationships with new
Reworded Strengthen relationships with economic development sources
for new business referrals and opportunities.
4.01.01F Encourage high-tech, research, pharmaceutical firms, and
high-quality retail facilities.
Change to Objective
under Goal 3
(informed by Leland's
Economic Analysis)
Pursue economic development opportunities with technology,
healthcare, environmentally-friendly manufacturing, light
industrial, and professional service industries.
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.
· Condense with others. Part of the one-stop shop idea.drop Make Meridian the premier place to create, attract, and retain
high-quality businesses and a talented workforce.
4.03.02E Capitalize on 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.
• This seems like the wrong objective for this statement.
• Was potentially (originally) geared towards ED work in South Meridian, but not
necessarily accurate any longer.
• May be well suited in a south Meridian specific objective. Do something like,
“Capitalize on…”, and then put this under it. Maybe split into several (industry,
tourism, etc). Need to address Meridian and Ten Mile roads. Consider Eagle Road as
well, but this already has its own identity (Silverstone, El Dorado, and ICCU soon).
• Perhaps this needs to be thought out more in the context of gateways into the City.
There was a lot of conversation regarding gateways. Include above comments under
this. Use something like, “Identify key economic gateways”, and be specific to the
important ones (maybe). See mapping exercise sticky notes for additional
information. Needs to help staff steer development away from strip malls, and be
more about place making.
Is it still appropriate?Capitalize on the City’s central location by promoting more
tourism and business growth along entryways and key
corridors.
4.03.02 Develop Meridian as an economic development driving
force that creates dynamic, sustainable and synergistic
environments through the development of industrial
corridors
• Synergistic is a weird word.
• This is focused on industrial corridor
• Revision, “Maintain and enhance industrial development opportunities.”
Kept some of original
wording, but
rephrased to focus on
the opportunities to
make the industrial
corridors better. Move
to Goal 4.04
Encourage new dynamic, sustainable, and collaborative
opportunities that enhance Meridian's existing and planned
industrial nodes.
Meridian City Council Meeting Agenda September 19, 2019 – Page 38 of 152
Economic Dev.Page 15 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
4.03.02D Identify and allocate locations/inventory for industrial
and commercial business parks.
• Revision, “Specify locations/inventory for industrial and commercial business.”Reworded Keep the Future Land Use Map current by defining appropriate
locations for industrial, commercial, and office businesses.
4.04.00 Goal 4.04.00: Create a positive environment that
supports downtown as the vibrant heart of the
community.
• Consider incorporating branding from other Downtown efforts.
• Ashley will provide info.
Reworded.Create positive, vibrant, and accessible commercial activity
centers within the community.
4.04.01 Support redevelopment opportunities in downtown.• Straight forward. Keep added infill Support redevelopment and infill opportunities Downtown.
4.04.01B Acquire land and develop parking facilities that are
available to the public and downtown employers.
· Revise. Acquire land and support private/public partnerships to develop parking
facilities.
Reworded Pursue public-private partnerships to develop parking facilities.
4.04.01S Develop incentives to attract new and retain the existing
institutional, commercial, and government facilities to
remain/locate in Old Town.
· Did not cover. Shortened Establish incentives to develop gathering spaces and civic
facilities within Downtown.
4.04.01C Provide plazas and public areas and integrate them as
destinations that provide places for recreation, social
gathering, and civic activities.
• Brian noted that as it’s currently used, this is required when requesting entitlements
and not something that the City is planning to do more of.
• This should be revised to describe public/private partnerships, if that’s the idea
moving forward.
• Revise. Support public private partnership to provide…
Reworded. Make into
Policy/Objective
statement
Integrate and maintain quality public spaces throughout
Downtown for recreation, social, and civic activities.
4.04.01F Promote implementation of the action items identified in
the Destination Downtown plan.
· This needs to be the objective, and with a note to the effect of, “…as approved by
City Council.”
Reworded Actively implement action items in the Destination Downtown
Plan.
4.04.01G Pursue Community Development Block Grants and other
funding sources for improvements in Old Town.
• MDC actively works on this
• Good.
Duplicate with
4.01.02C
Pursue grants and public-private partnerships to enhance
Downtown.
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.
• Good, but what is an educational facility? Was mentioned that at one time CWI was
interested. Does UnBound count?
• Revise, “…Meridian Development Corporation and other public entities…”
Reworded.Develop programs with local partners to expand art, cultural,
and educational facilities in Downtown.
4.04.01L Develop and support downtown cultural activities and
events.
· Combine and simplify. Placemaking.no change Develop and support regular cultural activities and events
Downtown, in partnership with the Downtown Business
Association and other organizations.
4.04.01P Create and maintain a distinct identity for downtown
through consistent landscaping, street lighting, street
furnishings, and rehabilitation of existing buildings.
· (*The City has adopted MDC’s Street Improvement as part of Public Works
standards. This does not cover large areas of downtown, and is hard to implement
piecemeal*)
Reworded, shortened Implement consistent landscaping, lighting, and historic
preservation standards.
4.04.01K Support compatible uses which will attract a high daytime
and nighttime population to the downtown area.
· Combine and simplify. Placemaking.Reworded Support a compatible mix of land uses Downtown that activate
the area during day and night.
Meridian City Council Meeting Agenda September 19, 2019 – Page 39 of 152
Economic Dev.Page 16 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
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.
· Did not discuss (*The ASM is not specific to downtown (all Traditional
Neighborhood Districts [TN-C, TN-R, O-T], does not guarantee good design, and does
not encourage historic preservation/character*)
Drop Implement the City of Meridian Design Standards and City of
Meridian Architectural Standards Manual to ensure that
Downtown remains the historic center for mixed-use tourism,
business, retail, residential, and governmental activities.
4.01.01B Provide unique destination-type activities and centers.Move to Goal 4. This
could be broadened to
encompass the other
centers (10 Mile and
the Village)
Cultivate unique and diverse destination-type activities within
Meridian's centers.
4.02.01B Create and maintain a business registry and database.Move to Strategic Plan
4.02.03A Coordinate efforts with the Department of Labor to
determine education and training needs and catalogue to
identify deficiencies.
• Identify the workforce skills gaps (relates to the above)
• Add in working with local businesses too.
• Remove catalog to identify deficiencies.
Slight rewording
4.04.01R Complete a public-private demonstration project that
maximizes resources.
· Did not cover. Likely old. Slightly reworded
4.04.01U Assist potential businesses with locating in downtown by
providing process incentives.
· Did not cover. drop
4.01.01A Build upon/take advantage of the City’s location between
Nampa and Boise and promote the regional concept.
Drop
4.04.01J Develop programs to attract customer-oriented
businesses that encourage pedestrian facilities and uses
downtown.
• Seems fluffy. Really just about pedestrian activity
• Revise, “Identify and work with customer oriented businesses…”
• Combine and simplify. Placemaking.
Drop?
4.01.01E Develop a selection criteria list for business types, and
incorporate it into the development review process.
Drop
4.01.02B Monitor supply of housing stock by tenure and income.Merged with 4.01.02A
4.02.01C o 4.02.01C: Coordinate with the Meridian Chamber of
Commerce to form a systematic business visitation
program based on industry clusters.
Move to Strategic Plan
4.02.01D o 4.02.01D: Establish an annual business survey.Move to Strategic Plan
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.
Move to Strategic Plan
Meridian City Council Meeting Agenda September 19, 2019 – Page 40 of 152
Economic Dev.Page 17 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
4.02.01F Encourage and provide resources for companies to access
a global market.
• This is really broad. Is this a trade zone, opportunity zone, or others?
• Should probably support the State, BVEP, and State. Could simplify by stating
regional resources.
• Enhance partnerships, or work with State and Regional resources seems like a
better wording/approach.
• This is recognition that we’re in the global marketplace, and that we need to be
competitive.
• There is some overlap here with objective in 4.02.02
Move to Strategic Plan
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.
• Condense with others.
• Make sure to capture website in revisions
Move to Strategic Plan
4.02.02A Produce a guide for existing and prospective business
which includes the permit application process, zoning
overviews and economic incentives.
· Some of this may already be done. Good to keep.Move to Strategic Plan
4.02.03C Provide information on available training programs with
local colleges and organizations and provide contact
information.
· Incorporate into 4.0203B Move to Strategic Plan
4.02.03D Engage all educational levels (K-12) to develop a highly
educated and innovative workforce with an
entrepreneurial mindset.
· Incorporate into 4.0203B drop
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.
· This is more specific to Meridian unlike the above.Move to Strategic Plan
4.03.01B Create a GIS database of available properties with
detailed information on infrastructure and entitlements.
• Don’t need this, incorporate into one stop shop.
• However, we should beef up online maps to reference other sites such as gem state
prospector, who to ask about utilities, etc.
• Another comment was the professional site selectors didn’t use the web interfaces
– they just call the people directly. Site selectors want to “leverage” someone’s time.
Move to Strategic Plan
4.03.02A Explore potential partnering opportunities with like-
minded organizations for purposes of merging, affiliating,
aligning or collaborating.
• This is really wordy…
• Duplicative with the last section. It’s about working with partnerships. Should we
just have an objective about that? 4.01.02 is an example.
• Create separate objective for partners, and include all the different
types/areas/functions that would be envisioned.
drop. Covered under
4.01.02C
Meridian City Council Meeting Agenda September 19, 2019 – Page 41 of 152
Economic Dev.Page 18 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
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.
• This is wordy.
• City can’t track this without business licenses.
• BVEP does have some industry lists
• Revision could be, “Identify industry clusters and work to support and enhance
them.”
Drop
4.04.01A Research potential sites for parking garages.• Strike A. No need to focus on public parking. 4.04.01B is better Drop
4.04.01D Maintain existing public areas in downtown (e.g.,
Generations Plaza area, community center, City Hall)
• Okay. Take out the examples though.
• Revise. Maintain and improve.
drop (covered in
4.04.01C)
4.04.01E: Research potential sites with the Meridian Development
Corporation for entertainment venues and a civic center
in downtown.
• There was a lot of discussions here about appropriateness.
• This should be broader about places and draw, and less about civic center.
Drop
4.04.01I: Develop incentives to encourage higher density housing
throughout Old Town.
• Some discussion about assembling small parcels
• Consider revisions to the effect of, “Promote development opportunities to
encourage…”
• Incentive is a dangerous word.
• Change Old Town to just Downtown.
Drop
4.04.01M Provide signage with the Meridian Development
Corporation to attract people downtown.
· Combine and simplify. Placemaking.Drop
4.04.01N Work with the Meridian Development Corporation to
establish thematic or uniform signage downtown.
· Combine and simplify. Placemaking.Drop
4.04.01Q Support development that aligns with districts identified
in the Destination Downtown plan.
· Did not cover.already covered in
4.04.01F?
4.04.01T Encourage infill development.· Did not cover, but seems duplicative Merged with Objective
about redevelopment
Meridian City Council Meeting Agenda September 19, 2019 – Page 42 of 152
Growth Page 19 of 69
2010 Comprehenisve Plan
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
3.01.00 Recognize that Meridian's population will continue to
grow and positively influence that growth.
• ...and positively influence “responsible” growth.
• I don’t think that it is a question of recognizing this fact.
• Could this be re-written to “Positively foster Meridian’s continued growth” Instead
of “grow and positively influence that growth”, can you just acknowledge population
with change. The statement is only applicable to times of population growth.
• Reconsider allocation and distribution of residential and commercial zones in Future
Land Use Map; define “positively influence”
• What does it mean that we will positively influence growth? What implications does
that mean? I feel that we need to change this second half to define our purpose.
Revised per comments Recognize that Meridian's population will continue to grow and
positively foster Meridian's continued growth.
3.01.01 Provide facilities and services that keep up with growth.• ...that “maintain a premier level of service comparable to the” growth.
• Add section that transportation infrastructure needs to be in place are funded when
looking at further development in a given area.
• Create a stricter code for more green space and recreational areas in dense
neighborhoods, as well as sound and light mitigation UCD controls.
• Have the facilities and services been identified and standards been set?
• I feel like this implies a reactionary stance where we should aggressively anticipate
and make the first move, not be behind.
Revised per comments Provide facilities and services that maintain a premier level of
service commensurate with growth.
3.01.01B Evaluate comprehensive impact of growth in all land use
decisions (e.g., traffic impacts, school enrollment, parks,
etc).
• How we achieve the Objective should be managed by the current decision makers.
• Residents believe this is virtually ignored in application approvals.
• The perception of the City-ACHD-Ada County-school district paradigm is it allows
each group to pass the blame along for overcrowded schools, streets, etc.
• Need to expand on this area.
• do we have a strong enough tie-in to growth as relates to school enrollment and
facilities?
Keep Evaluate comprehensive impacts of growth and consider City
Master Plans and Strategic Plans in all land use decisions (e.g.,
traffic impacts, school enrollment, and parks).
3.01.01D Update the Comprehensive Plan and Unified
Development Code as needed to accommodate growth
trends.
• ...trends “on an annual basis.”
• Because of-in-migration pressures and an ongoing growth trend, revise Plan & UDC
to elevate development standards.
• Be more able and less reluctant to say no to developments that don’t fit or meet
desired standards.
• There may be a better way to word this to the effect of updating as needed, upon
close consideration, etc.
• Identify what makes Meridian distinct from other Valley cities (rural feel, ag history,
etc) and integrate measures to preserve and enhance those elements into the UDC
and Future Land Use Map.
• Updating as needed lends to too much variability. This impacts master planning.
Nneed a mechanism for re-visiting the plan as things change.
Keep Update the Comprehensive Plan and Unified Development
Code as needed to accommodate the community's needs and
growth trends.
3.01.02 Ensure that land use regulations support development
opportunities within the Area of City Impact.
• Development contiguous to the City is critical.
• Evaluate and revise to encompass recent/emerging trends Meridian is a sea of
subdivisions.
Keep Ensure that regulations and plans support and encourage
desired development and land use patterns within the Area of
City Impact.
Meridian City Council Meeting Agenda September 19, 2019 – Page 43 of 152
Growth Page 20 of 69
2010 Comprehenisve Plan
3.01.01G Evaluate development proposals based on physical,
social, economic, environmental, and aesthetic criteria.
• Evaluate based on economic need (high paying jobs, residential diversity, shopping
& entertainment close to housing developments).
• It’s OK to turn down a development from time-to-time when the applicant hasn’t
invested in a clear aesthetic that demonstrates that the project will add-to rather
than detract-from the character of the city.
• Need to look at City on the whole.
• Require independent studies and expert testimony to support the NEED for high
density or variances from the UDC. Do NOT rely on developers--their interest is biased
and profit-driven--and give equal weight and testimony time and rebuttals to
residents’ testimony.
• At the end of the day; the city growing with development will have to be done at
“what the market will allow” and afford and accept by buying.
• Does the ‘physical’ criteria encompass the quality of the build?
Keep Evaluate development proposals based on consistency with the
vison as well as physical, social, economic, environmental, and
aesthetic criteria.
6.02.02I Coordinate with the City of Nampa and Canyon County
on land use, transportation and emergency services
issues.
Already reflected in
Public Safety. Keep in
Land Use and
Transportation?
Coordinate with the City of Nampa, Canyon County, Star, Eagle,
Kuna, Boise, and Ada County on land use, transportation, and
emergency services.
3.04.00 Expand, improve, and maintain the City's infrastructure
to meet existing and growing demands in a timely,
orderly, and logical manner.
• Delete Expand Delete ...”in a...”
• Need to develop this goal given the size of the City now and that many developers
are bringing high density projects here
• greatest city and tax payers need to continue to get better infrastructure to keep
city relevant.
Keep Maintain, improve, and expand 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.
• However, the City must exercise flexibility in its Plans to adapt to changing
conditions and to take advantage of opportunities,.
• Would consider deleting “and follow logical”.
Changed to match
consistent language in
other sections
Develop and implement master plans for all public facilities,
services, and safety to guide the growth of the City.
3.04.01E Develop City utilities in priority areas. And discourage in
low priority areas
• And discourage in low priority areas adding infill and opportunity zones.Changed per staff
commnt
Provide City utilities in high priority growth areas and
discourage in low priority growth areas.
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.
• Review development standards and consider raising the bar in some categories.
• While growth pressure is still strong, continue to elevate design requirements to
result in quality development
• medium and high density will help with this need.
Keep Protect investments in existing public facilities (water, sewer,
streets, fire, police, etc.) by ensuring extension of services by
new development is in the best interest of the City.
3.04.01K Continually improve public participation in matters
relating to financing, construction and location of public
facilities.
• Engage and discover the preferred method of communication for citizens
andengage their input on public facilities construction and funding.
Reworded per
comment
Utilize preferred methods of communication with citizens and
engage their input on public facilities planning, construction,
and funding.
3.04.01L Support expansion of City facilities and staff based on
growth.
• And services
• always supportive of this need!
Added services Support the appropriate expansion of City facilities, services,
staff, and other resources to keep up with demand and
established levels of service.
3.04.01N Phase in residential developments in accordance with
their connection to the municipal sewer and water
system.
• DO NOT approve applications that rely on treated water for irrigation
• I don’t know what tis is actually saying. We don’t approve projects/phases that have
no services yet. Life/safety issue.
Keep Phase-in developments in accordance with their connection to
the municipal sewer and water system and the provision of
other necessary infrastructure and services.
3.04.02A Locate industrial and commercial uses where adequate
water supply and water pressure are available for fire
protection.
• As appropriate for surrounding neighborhoods
• Police and fire too.
• Seems like it would be inappropriate to do otherwise...?
Keep Ensure that adequate water supply and pressure are available
for fire protection in areas suitable for industrial and
commercial uses.
Meridian City Council Meeting Agenda September 19, 2019 – Page 44 of 152
Growth Page 21 of 69
2010 Comprehenisve Plan
3.04.02B Encourage infill development.• ..., considering green/open space as a viable option as well as matching adjacent
services. All alone, this is useless.
• As appropriate for surrounding neighborhoods
• Can we go further with this, incentivize?
• Define infill type and requirements? Look at compatibility with existing properties.
• I think the priority on this should increase to highest
• Incentivize it.
• We need to offer greater incentives for infill development. We are not getting
enough of this and we need to increase density. and establish design guidelines to
maintain integrity of existing neighborhoods.
• encourage and incentivize infill development and use data to support the
development of those zones.
• yes - all great cities need infill.
Keep Encourage infill 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).
• Conflicts with other service policies. Not clear on why this is here (for when we
don’t follow our own rules?)
• Look at impact to rural property owner.
• We cannot approach development based solely on cost of providing utilities-- that’s
a myopic point of view, to confine a cost analysis to a line item or two. A cost benefit
analysis would prove rural and semi-rural properties contribute strong revenues to
Meridian’s economic well being--and aesthetic value, as well. AND they are essential
to offering diverse housing stock to newcomers and those who wish to purchase a
custom home in Meridian, not Eagle or Boise.
• or do not approve them until they have services.
Drop (conflicts with
other service policies)
Require rural area residential development to submit
alternative development plan to allow for the efficient
extension of urban services in the future (resubdivision plan).
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.
• Need means of empowering this with City Departments
• Deny all applications that do not have water rights. Demand optimal utilization and
conservation of natural resources. Elevate the City’s role to a responsible steward of
land.
• And do NOT be so short sighted as to believe every neighborhood MUST have
density of 3.+--lower density neighborhoods justify their existence in other
ways(discretionary spending and support of local small businesses, for example).
• How does the city define “urban services”?
• Needs more direction/depth (as part of work on new Plan)
• if course if would like to change the annexation portion slightly for old county areas
that you cannot annex through. but would need to have city services.
Keep Permit new development only where it can be adequately
served by critical public facilities and urban services at the time
of final approval, and in accord with any adopted levels of
service for public facilities and services.
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.
• Do NOT create a Comp Plan if it’s meaningless, if residents cannot have faith that
the vision will be executed and not changed in substantive ways.
• Do we need to identify the Comp. Plan as an objective in a Comp. Plan? and City
ordinances, plans and other guiding documents that execute the vision.
-and city ordinances, plans, and other guiding docs**
Re-written to focus
instead on city
government process
and tools (not just
Comp Plan)
Shape the future of the City through implementation and
coordination of long range planning efforts.
Meridian City Council Meeting Agenda September 19, 2019 – Page 45 of 152
Growth Page 22 of 69
2010 Comprehenisve Plan
7.01.01 Advance, support, and promote development of planning
and economic development tools.
Keep, but removed
specific inclusion of
economic tools. Pulled
some text from the
goal
Advance, support, and promote development of City planning
tools, including the Comprehensive Plan, City ordinances,
plans, and other guiding documents that execute the City's
vision.
7.01.01A Keep current the Unified Development Code and Future
Land Use Map to implement the provisions of this plan.
• Need to limit changes to FLUM & UDC to no more than semi-annually.
• Refine both.
• Update as needed.
Keep, slightly
reworded
Maintain and update the Unified Development Code and
Future Land Use Map to implement the provisions of this
Comprehensive Plan.
7.01.01B Support the Economic Excellence team.• Support and expand the capabilities of the economic development team to engage
businesses and expand our community’s opportunities for living wage and diverse
jobs.
Modified to support all
city departments
Support and expand the capabilities of all City Departments and
7.01.01C Maintain, update and find better ways to use Geographic
Information Systems (GIS) in everyday City business and
project-specific purposes.
Keep Maintain, update, and find better ways to use Geographic Inform
7.01.01G Review the status of the Comprehensive Plan
implementation plan to ensure steady progress.
Slight revision Monitor the progress of the Comprehensive Plan implementatio
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.
• PLEASE demand decisions reflect and support the Comp Plan--or it’s an empty
promise to the people of Meridian.
• this would be a big process yearly. maybe every 3 years.
Revised. Removed
mention of P&Z and a
specfici timeline
Review the policies within the adopted Comprehensive Plan on a
7.01.01J Conduct work sessions with area cities and counties as
needed to better coordinate planning policies regionally.
• Done through COMPASS Slight revision Participate in planning efforts with COMPASS and affiliated local
7.01.01K Organize and fund committees or special commissions
consistent with the provisions of this plan.
Keep Organize and fund committees or special commissions consisten
7.01.01L Require that the Unified Development Code and all other
City and County ordinances are enforced.
Slight revision Enforce the Unified Development Code and all other City ordinan
7.01.01D Engage the public in land use planning processes by using
a variety of methods to inform and solicit comments.
• Increase public notice of ACHD and developer neighborhood meetings; increase
public’s participation in planning and review; increase public’s time to testify; allow
public to rebut the rebuttals. When there is substantial public outcry, send apps back
for refinement and further review--Council should not have to evaluate applications
with a dozen moving pieces and variances from the City’s FLUM or Comp Plan.
Create new public
engagement objective
Engage and inform the public about land use planning processes
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.
Slight revision. Moved
under new public
enagement objective
Hold public meetings in conjunction with updates to the Compre
7.01.01M Educate the public and advisory boards so that they
understand the Comprehensive Plan's legal elements and
intent.
Slight revision. Moved
under new public
enagement objective
Convey the Comprehensive Plan's legal elements and intent by in
Meridian City Council Meeting Agenda September 19, 2019 – Page 46 of 152
Growth Page 23 of 69
2010 Comprehenisve Plan
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.
Keep Ensure that all planning, zoning and land use decisions balance th
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.
Keep Enact land use ordinances, policies, and fees, and make decision
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.
Keep Conduct regular training with City Council, Planning & Zoning Co
6.06.01B Review policies, the Unified Development Code, and
other regulations for consistency with Idaho Code.
Keep Regularly review policies, the Unified Development Code, and ot
6.06.01D Preserve private property rights and values by enforcing
regulations that will prevent and mitigate against
incompatible and detrimental neighboring uses.
Keep Preserve private property rights and values by enforcing regulati
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.
Moved from
Character/Identity
(moved to Ch. 2 Education and Services)
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.
• Access Management may be worth noting/keeping, but rest seem like a given.
• Collaborate with ACHD and developers to create inviting corridors--do NOT allow
concrete corridors to represent Meridian.
• The City should insist on reciprocal action from the transportation agencies.
• This section needs to be strengthened and the importance needs to be elevated.
Keep
Meridian City Council Meeting Agenda September 19, 2019 – Page 47 of 152
Growth Page 24 of 69
2010 Comprehenisve Plan
3.01.02A Support applications that apply the neighborhood center
concept.
• ...”as defined as...” DEFINE
• City needs to be looked at as a whole.
• Balance land use between areas of the City Impact.
• Create districts within the City with distinct neighborhood identities; this will also
support diversity in housing.
• Some districts may favor a semi-rural feel without a major commercial hub; others
may desire a more urban feel. Some may prefer small, intimate pedestrian-centric
village squares.
• Emphasis on creating stronger neighborhoods; not just subdivisions I couldn’t find
the definition ‘neighborhood center concept’ in the Plan.
• I think we need to reevaluate how this concept is actually working.
• Provided that these are not confined to a mid-mile location. This is a great concept
but really difficult to apply criteria in land use decisions.
• Why not just say encourage neighborhood center concept? we struggled with the
neighborhood centers on the mid miles and the fact that commercial/ retail was
requited. the amount of commercial services would be greater than the market will
allow. and then you cannot do residential and you have problem.
Specified 'mixed use
neighborhood center'
3.04.01D Identify growth priority areas for future City expansion.Slight revision
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.
• “Evaluate existing services...”
• Continued focus on downtown core + walkability
• Delete “and integrity” Individualize district objectives yes - and the market will
dictate what it will accept.
Slight revision
6.06.01C Encourage property owners to preserve and maintain
their property for use of future generations.
Keep
3.01.01A Work with COMPASS to analyze and monitor
demographic characteristics and trends using the
Development Monitoring Report.
• Actions need to be in a different document that allows for change in policy,
environment, and economy.
• How we achieve the Objective should be managed by the current decision makers.
• In theory you would publish a Comp. Plan along with a Action/Tactical Plan.
• The Comp. Plan is used at the Policy level while the Tactical Plan is managed by the
departments with the availability to be fluid. Approval of growth could/should be
more aligned with demographic allocations in CIM.
• Recognize that COMPASS demographics are very general and can be substantially
off in specific areas. The City needs to apply its own specific knowledge and
experience to filter and refine COMPASS data to make it useful.
Move to Strategic Plan
Meridian City Council Meeting Agenda September 19, 2019 – Page 48 of 152
Growth Page 25 of 69
2010 Comprehenisve Plan
3.01.01C Regularly calculate ultimate build-out population
projections based on City’s current Comprehensive Plan
policies.
• Move to Strategic Plan
• Build out population is less critical than 10 and 20 year estimates. I believe the City
relies to much on build out and fails to calculate the incremental impacts that growth
can have.
• The Land Use Map is based on build out and developments “comply” as long as they
meet the guidance base don the map designation.
• There seems to be little or no discussion about the appropriate timing of
development. Timing is critical and the City may want to consider the timing of
certain growth areas as part of this update.
• Just because sewer is available does not mean that all of the other public services
are capable of handling growth in certain areas.
• Not sure how this is being used or helping with policy or land use decisions. Set
targets for future land use based on build out projections and desired outcomes.
• would need to understand the benefit of this information in relation to the COST
and time to update.
• very difficult to calculate population based on a comp plan; do you use high or low
projections of density.
Move to Strategic Plan
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.
• Clearer explanations which the public can understand about the mechanics of how
these districts/areas function.
• Define urban sprawl.
• Look at economic impact on Taxpayers.
• I don’t think we need to create an incentive to build with the excessive growth
people will eventually use the land well.
• Identify Infill Opportunity Zones and incentives to improve service delivery.
• Possibly add “implement”to this sentence. This might be a dumb question - do we
have defined incentives that have been developed for infill/ underdeveloped land?
• Is this where we’ve used TIFF in the past? Possibly Paylocity and similar projects?
• Seems more like strategic plan.
• always a positive thing to say; but you have to come up with real incentive. boise
use to have a 10% increase bonus for infill; but that went away do to know growth
neighbors.
Move to Strategic Plan
3.01.01H Continuously provide essential services and utilities to all
residents.
• Could this be consolidated into 3.01.01F? Or more notable to keep separate?
• This is a core duty of the city, not necessarily a planning strategy. Not sure this
needs to be an objective. It is a factor in other decisions
• This is so broad and doesn’t really hold us accountable.
Drop. Merged with
6.02.02
Meridian City Council Meeting Agenda September 19, 2019 – Page 49 of 152
Growth Page 26 of 69
2010 Comprehenisve Plan
3.01.01I Consider City Master Plans and Strategic Plans in all land
use decisions.
• Drop. Already done
• Your residents are demanding adherence to these plans
• Ensure that Master Plans and Strategic Plans are used to focus future development.
• Include a clause about that this is subject to change based on the changing needs of
the community.
Dropped, but added
back in for Adoption
Draft
(merged with 3.1.1.A)
3.01.01K Identify and communicate future and current fire station
locations based on adopted responsetime standards.
• Don’t know that we have response time standards, rather service levels.
• Future and current fire station locations should be proactively located and
purchased in order to not negatively impact response times.
• Need to add Police Substation Locations
• This should be defined in 3.01.01H, or else each ‘essential service and utility’ needs
to be called out separately.
• We need to be more explicit about our goal here.
• i am sure there are lots of adjacent choices when a region is selected for a station.
we cannot have parks and fire stations master planned on a specific parcel or it is
devalued
(move to public safety)
3.01.01L Communicate development impact regarding adopted
Fire Department response time standards.
• Could this be roped into 3.01.01K?
• Need to add Police response time standards Provided that there is recognition
emergency services have a lead-lag or lag-lead nature and not used as an excuse to
stop development.
• Fire Stations and public safety are a public responsibility. these need to be planned
for future city tax payers.
(move to public safety)
3.01.02B Establish incentives for new commercial development
within under-utilized existing commercial areas.
• You may want to decide if this is possible.
• Make sure we are attracting the right kind of developments and not supporting
growth for growths sake.
• Maybe just focus on downtown?
• Strategic plan?
• Support commercial development in identified opportunity zones to support infill
development.
• We have no need for incentives in our rising community.
• Always a good idea; but what would that be if a commercial area is drying up.
• Modify to light industrial type users.
Move to Strategic Plan
Meridian City Council Meeting Agenda September 19, 2019 – Page 50 of 152
Growth Page 27 of 69
2010 Comprehenisve Plan
3.01.02C Support and improve upon current development review
process.
• Develop continuous improvement methodology into the development review
process.
• Strategic plan?
• Implement neighborhood review earlier in the planning process; demand higher
compliance with the comp plan before submitting to P&Z and Council; improve
residents’ participation allowance in hearings; do not rush to approve applications
that are subpar.
• Invest in staff and citizen education and foster opportunities for collaboration.
• The development process needs documented for the public and assured the process
is fair for all concerned.
• We believe that the City has stayed relevant and current with the review process
neighbors are engaged and developers must submit proper applications and
associated paperwork.
Move to Strategic Plan
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.
• ...to amend “Meridian and neighboring Cities” and County Given? Has this been
accomplished? If Ada County will agree to this.
-Drop
Merged with 3.05.03D
3.04.01A [Removed]
3.04.01B Annually review master plans for public facilities and
services; update as needed.
• ...update “annually.
• Should keep long term in mind.
(moved to utilities)
3.04.01C Coordinate with other public utilities and essential
service providers at annual master plan reviews.
• Conduct annual master plan reviews with public utilities and essential service
providers.
• Especially with Kuna
• Is this kind of implied in 3.04.01B or is it important to state?
• More frequently
• Should keep long term in mind.
(moved to utilities)
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.
• Look at impact to rural property owner.
• Make generic?
• Maybe redundant
Initially dropped, but
brought back in for
Adoption Draft
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.
• Review Area of Impact developments and ensure that City sewer and water service
will not be impacted prior to possible annexation. Inform development so that
eventual annexation will be feasible and up to standard. Not totally sure that we need
this goal, but it may be out of my own ignorance.
• This seems like it could be problematic as the city’s growth reaches these areas.
• nope. services will come.
• why? doest relate well with objective
Drop
Meridian City Council Meeting Agenda September 19, 2019 – Page 51 of 152
Growth Page 28 of 69
2010 Comprehenisve Plan
3.04.01F Explore options to annex County parcels that are
contiguous with City limits to allow for more efficient
provision of City services.
• City does not do forced annexations even if the household has city services.
• No Council support.
• We do some of this, but there are a large number of parcels within city limits that
may not annex into the City unless their is an initiative to better encourage this
practice.
• yes, this is a great use of effort to keep city growing and relevant.
Drop
3.04.01H Coordinate with public works, police, and fire
departments on proposed annexation and development
requests, and the impacts on services through
comprehensive analysis and adopted standards.
(moved to Public
Safety)
3.04.01I Review and update existing and future service needs.(moved to Utilities)
3.04.01J Assess and compare response times to adopted
standards for identification of needed growth.
(moved to Public
Safety)
3.04.01M [Removed]
3.04.01O Coordinate Fire Department planning and response
efforts with neighboring jurisdictions.
• ...Fire “and other City Department(s)”
• Coordination with Police planning and response efforts too. Specific
work/department.
(moved to Public
Safety)
3.04.02C Identify target hazards based on commercial/industrial
occupancy type.
(moved to Public
Safety)
Meridian City Council Meeting Agenda September 19, 2019 – Page 52 of 152
Land Use Page 29 of 69
2010 Comprehenisve Plan
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
3.05.00 Ensure a variety and balance of land uses to support the
Meridian Area of City Impact.
• Look at Meridian as a whole.
• Must give better consideration to surrounding neighborhoods and existing land uses
as long as they have a market need.
Keep Ensure a variety and balance of land uses within the 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.
• Identify time frame. Annual, Semi-annual, etc.
• Remove uspa language
• Should periodic be defined?
Kept, removed USPA
reference
Plan for periodic review, monitoring, and updating of land uses
within City limits and Area of City Impact.
3.05.01C Update the Future Land Use Map to reflect existing
facilities.
• “...the .FLUM, as needed, to reflect...”
• Not necessary.
• critical
Merged with 3.05.01F,
added master plans
and CIPs
Maintain the Future Land Use Map to reflect existing facilities.
3.05.01K Monitor and adjust accordingly, the amount of industrial
areas needed to meet the employment needs of the City.
• Consider more tech and incubator opportunities to grow businesses native to
Meridian
Slight revision Monitor and adjust the amount and mix of industrial,
commercial, and office areas needed to meet the employment
needs of the City.
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.
• Look at impact to rural property owner.
• Make generic?
• Maybe redundant
Move to Growth,
dropped and then
brought back for
Adoption Draft.
Merged with 3.01.02D
Coordinate with Ada County to ensure all applicable land use
ordinances and provisions of this Plan are recognized when
development within the Area of City Impact but outside City
Limits is proposed.
3.05.01H Designate land for a variety of uses.• think this might need a bit of elaboration. Is this speaking to mixed use areas?
• I don’t think we should limit developers on a piece of ground. If it is designated, the
developer is going to come in and ask for it to be changed
• Identify land use mixes that make sense for the types of jobs and community
character.
• Must give consideration somehow to surrounding neighborhoods
• Not sure what this means--mixed use? If so, yes we should have some mixed use
where it meets market demands and does not disrupt public service levels.
• Reallocate lost zoning acreage when step ups or new uses are approved
• That’s the point of the plan isn’t it? If its to adapt/change, then probably need that
context.
Elevate to new
objective. Re-written
Plan for an appropriate mix of land uses that ensures
connectivity, livability, and economic vitality.
3.05.01E Locate small-scale neighborhood commercial areas
within planned residential developments as part of the
development plan.
• As appropriate, or as consistent with the FLUM.
• Demand architecture that is distinctive and unique. Discourage prefab buildings that
could be Anywhere, USA.
• Need to look at compatibility and transitions.
• New comp plan may refine this.
• Promote interconnectivity between neighborhoods, along with a stronger sense of
place/ neighborhood identity beyond sub theming.
• Land use and code should support if we want. Its up to private development to see
the financial opportunity?
• critically important to help ease traffic congestion throughout Meridian if the
market wants neighborhood commercial it will happen.
• leave it flexible to allow but not require.
Slightly revised Support the inclusion of small-scale neighborhood commercial
areas within planned residential developments as part of the
development plan, where appropriate.
Meridian City Council Meeting Agenda September 19, 2019 – Page 53 of 152
Land Use Page 30 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
3.05.01G Encourage research and employment opportunities in the
northwest quadrant of Area of City Impact.
• Fields Work or general market analysis work with new Plan should address.
• Is the research portion of this action item still relevant?
• Must give consideration somehow to surrounding neighborhoods
• Not all employment is equal. Need high paying job in NW not more retail/sales.
• See what happens with the project, then modify as appropriate.
Refined Encourage the development of supportive commercial near
employment areas.
3.06.01C Encourage industrial development to locate adjacent to
existing industrial uses.
• Can we create other/more industrial? Is having it only adjacent going to serve our
needs?
• I don’t know if this has to be called out. Other goals address requirements and
zoning dictates use as well.
• and along the rail corridor and as identified on the FLUM.
Re-written Plan for industrial areas with convenient access to state
highways or the rail corridor, where appropriate.
6.05.01C Discourage residential areas in close proximity to
Wastewater Resource Recovery Facility.
Drop Dropped initially, but
brought back in Land
Use for Adoption Draft
Discourage residential land uses in close proximity to the
Wastewater Resource Recovery Facility, the Intermountain Gas
Facility on Can-Ada Road, and other incompatible land uses.
3.06.00 Encourage compatible uses to minimize conflicts and
maximize use of land.
• Conundrum: We are not maximizing use of land when we develop residential
communities on prime farming soil.
• Need to look at “maximize use of land”. This is being abused.
• Growth to old county areas will always have a healthy amount of conflict.
• Never more important than now to address how we can effectively implement this
goal
Slightly revised Encourage compatible uses and site design to minimize
conflicts and maximize use of land.
3.06.01 Proactively address potential conflicts between
incompatible uses.
• This seems vague
• Who’s responsibility is this?
• not always a solution as the city grows
Keep Proactively address potential conflicts between incompatible
uses.
3.05.02A Require neighborhood and community commercial areas
to create a site design compatible with surrounding uses
(e.g., landscaping, fences, etc.).
• Maybe make mention of concept plans here to spell out expectation?
• Need to add compatible uses and transitions.
• Require all site designs/projects to be compatible, not just neighborhood and comm
• of critical importance now given the size of the city
• site specific and within economic reason.
Expanded to all
projects. Specified
buffering and
transitions
Require all new development to create a site design
compatible with surrounding uses through buffering, screening,
transitional densities, and other best site design practices.
3.06.01H Support land uses that do not harm natural systems and
resources.
• DO NOT approve developments that do not have water rights.
• Do we need to be more specific with this?
• Encourage, instead of support. Also, add “...natural and historic systems and
resource.” I think that using the word encourage adds value to any land use. And all
land use should be encouraged to not harm natural systems and resources.
• Just because it does not harm the natural system does not make it a good project
Slight revision Encourage land uses and site designs that do not harm natural
systems and resources.
3.06.02F Require appropriate landscaping and buffers along
transportation corridor (setback, vegetation, low walls,
berms, etc.).
• “Appropriate?” Let’s clearly define in UDC and set a high bar. We are creating a
lasting, irrevocable legacy that will define Meridian for decades.
• ...with new development.
• Code thing?
• and detached/ wider pathways
• within reason is needed
Slight revision Require appropriate landscaping, buffers, and noise mitigation
with new development along transportation corridors (setback,
vegetation, low walls, berms, etc.).
Meridian City Council Meeting Agenda September 19, 2019 – Page 54 of 152
Land Use Page 31 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
3.06.02 Support appropriate land uses along transportation
corridors.
• as opposed to not supporting? Could the Objective discuss the development of land
along transportation corridors.
• Either redesign or delete. This is taken by developer as all transportation corridors
need to be commercial corridors and the Valley needs expressways and alternative
routes both East/West and North/South.
• What is considered “appropriate?” Is that up to Council to determine on a case-by-
case basis?
Replaced with Action
7.01.01F
Integrate land use and transportation planning to ensure that
they mutually support the communities' goals and desires.
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.
• Defer to FLUM.
• I think that arterial roads should have more landscaping and less adjacent
commercial use on arterial roads. I don’t mind smaller commercial/market use on
collectors so long as the communities need/want access to the services proposed. I
think that commercial use one arterial roads invites accidents.
• Re previous comments: We need stricter UDC on this and distinct district identities.
• Discourage prefab panel buildings near neighborhoods; encourage distinct
architecture and lush plantings to provide added value to adjacent neighborhoods.
• Would like to see more integration.
• as long as the market will pay for them. do not require but leave as an option.
• work this and developing MUC areas per comments above
Slightly revised Locate smaller-scale, neighborhood-serving commercial and
office use clusters so they complement and provide convenient
access from nearby residential areas, limiting access to arterial
roadways and multimodal corridors.
3.06.02G Develop incentives for high-density development along
major transportation corridors to support public
transportation system.
• Clearly ID those locales on FLUM.
• Either redesign or delete. There is a need for expressways and alternative routes
both
• East/West and North/South in the Valley.
• Make generic...work to promote (could be disincentives too...like more impact fees)
• when also nearby walkable services (school, parks, grocery, employment centers)
Rewritten to cover all
types of land uses on
key transportation
corridors
Focus development and redevelopment intensity on key
transportation corridors.
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.
• Make generic.
• see comments above
Simplified Coordinate with transportation agencies to align future needed
infrastructure with land use plans and implement through the
development review processes.
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.
Keep, pull under
transportation corridor
objective
Coordinate with transportation agencies, private property
owners and the public to plan for appropriate land uses that
will accommodate both freight and public transportation
access within the rail corridor.
3.05.01F Amend the Unified Development Code and Future Land
Use Map to implement this plan.
• Amendments of the plan should be limited and FLUM should be limited to no more
than semi-annually.
• and Master Plans and CIPs, etc.
Merged with 3.05.01C
Meridian City Council Meeting Agenda September 19, 2019 – Page 55 of 152
Land Use Page 32 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
3.06.01B Minimize noise, odor, air pollution, and visual pollution in
industrial and commercial development adjacent to
residential areas.
• And near the downtown core
• period after development.
• see comments above
Slight revision
3.06.02E Integrate transportation plans and studies into the
Comprehensive Plan and City ordinances.
• Given?
• Redundant?
• relevant plans and studies
Keep
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.
• Specific work/department. Strategic plan?
• mentioned elsewhere
• no new industrial customers along corridor. or agreement for cross access with new
developments?
• yes - but if it becomes light rail you may want residential.
Merged with 3.06.01C
and moved to strategic
plan
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.
• Reallocate zoning that has been stepped up or lost for residential/ commercial
development
• Why? No metrics to inform.
• not sure this is worth the expense. you are already committed with the comp plan.
Move to Strategic Plan
3.05.01I Consider Specific Area Plan funding for areas of interest
on the Future Land Use Map.
• I believe Meridian needs several SAPs, and distinct districts to create strong
neighborhood values and identities--otherwise its risks being a sea of mass
production housing and shopping centers.
• New comp plan may refine this.
• Why? There’s no guidance or reason provided.
Moved to Growth
3.05.01J Plan for a variety of commercial and retail opportunities
within the Area of City Impact.
• Evaluate current assortment of commercial and retail to match targets for growth
of those industries.
• No value; duplicative.
-Drop
• That’s what the plan is supposed to do.
Drop.
3.05.02 Maintain integrity of neighborhoods to preserve values
and ambiance of areas.
• Clarify what this means.
• See many of my above comments--this has been a dismal failing in last 5+ years.
• We should not force any specific view upon a developer once we give them
permission to build. We should be trying to create a new identity with each new
development.
• agreed. be careful to not increase residential open space as the HOA have a limited
amount of funds for maintenance so smaller highly amenitized is better.
Drop. All actions
moved under
Objective 2.1
Meridian City Council Meeting Agenda September 19, 2019 – Page 56 of 152
Land Use Page 33 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
3.05.02B Develop standards for integrating higher density
residential into existing subdivision development.
• No--we need to be a City of diverse neighborhoods, not an expanse of uninspired,
cookie cutter residential developments. When we integrate higher density in existing
neighborhoods, we should assess if a) it’s needed, b) it honors existing neighborhood
identities and c) it adds value to the existing community.
• Shift focus to South Median.
• Specific work/department. Strategic plan?
• controversial, but infill is needed and coming
• high priority
• keep on top of emerging trends re: successful ways to accomplish this
• We have too much high density as it is. We need to preserve the low density life
style Meridian had
Move to Strategic Plan
3.05.02C Require new residential development to meet
development standards regarding landscaping, signage,
fences and walls, etc.
• If they’re standards, and required, then why is this here to restate the obvious?
• continue to elevate design standards to elevate the quality of our built environment
moving forward
• instead of “etc.” should list the standards we are concerned about. open space, lot
size,
• we need to improve the minimum standards
Drop. Covered in
3.05.02A
3.05.02D Enforce City codes.• Enforce or evaluate existing city codes to ensure they are still relevant to current
conditions.
• and develop or amend codes that don’t work
• Given...?
• Obvious. Consider drop.
• This seems like odd placement for this statement? Could it be moved to the last
action item to support all of the other community development action items?
• yes on all city folks. just not developers.
Covered in Public
Safety and Education
and Services
3.05.02E [Removed]
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.
• this needs to be reworded and some specific acceptable examples included for
reference. A substantial change in density can be achieved without transitional lots.
The transitional lot requirement would kill many projects due to lack of adequate
space to make a transition, among other factors. not landscaped screening, really
need transitional densities.
• of critical importance to protect character of surrounding neighborhoods and blend
new growth better
• prefer thoughtful transitions between uses and product types
• should not be required to provide buffers between residential projects. if that is the
case the existing neighborhood should have provided more space as well.
• slightly compatible in size - like a 2 to 1 ration should be set. hard to be compatible
to a large county property and the city needs more density than that for utilities.
Drop. Covered in
3.05.02A
Meridian City Council Meeting Agenda September 19, 2019 – Page 57 of 152
Land Use Page 34 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
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.
• Allow for alternative compliance and site specific solutions.
• Doesn’t seem relevant to have a fence for construction debris. Another reason?
• Include in UDC/Code.
• Specific work/department. Strategic plan?
• no. builders can be good neighbors and you have code enforcement for this.
-drop
Drop. Covered in
3.05.02A
3.05.03 Plan for appropriate uses within rural areas.• DEFINE
• We do not need to protect the very limited rural areas any longer.
• including the preservation of some of these areas.
• of critical importance given the quickly diminishing rural acreage in Meridian rural
areas likely won’t stay rural. We are planning for a city, not a county.
• his should probably address a transition as well as some preservation of rural
community feel.
• tough one. rural is being replaced by city.
Drop. Most of the
actions were dropped
or moved to Growth.
3.05.03A Identify transitional areas to buffer commercial and
residential uses, to allow uses such as offices and other
low intensity uses.
• Commercial and residential areas should be integrated in a city equilibrium.
• Instead of buffering, what about integration of uses?
• Done. Drop
• Or modify by stating: Use offices and other low intensity uses to buffer commercial
and industrial uses from residential uses.
Drop. Covered in
3.05.02A
3.05.03B Permit low-density (one unit per 5-10 acres) residential
uses where City services can not be provided.
• Drop.
• Consider dropping
• Integrate ample estate properties into the City’s vision and Future Land Use Map:
• We should focus on more city services being provided rather than giving up. maybe
they need to wait for services. they will be hard to develop next to when you let them
do acre lots. and they need to be on the hook for sewer and water in front of their
property. so no.
• promote such options to retain diversity of lifestyles available in Meridian
Drop.
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).
• Conflicts with other service policies. Not clear on why this is here (for when we
don’t follow our own rules?)
• Look at impact to rural property owner.
• We cannot approach development based solely on cost of providing utilities-- that’s
a myopic point of view, to confine a cost analysis to a line item or two. A cost benefit
analysis would prove rural and semi-rural properties contribute strong revenues to
Meridian’s economic well being--and aesthetic value, as well. AND they are essential
to offering diverse housing stock to newcomers and those who wish to purchase a
custom home in Meridian, not Eagle or Boise.
• or do not approve them until they have services.
Moved to Growth
Meridian City Council Meeting Agenda September 19, 2019 – Page 58 of 152
Land Use Page 35 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
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.
• Review Area of Impact developments and ensure that City sewer and water service
will not be impacted prior to possible annexation. Inform development so that
eventual annexation will be feasible and up to standard. Not totally sure that we need
this goal, but it may be out of my own ignorance.
• This seems like it could be problematic as the city’s growth reaches these areas.
• nope. services will come.
• why? doest relate well with objective
Move to Growth
3.05.03F Permit recreational uses that are compatible with
agricultural pursuits in the rural areas.
• Evaluate if still relevant.
• Drop
• Replace with a policy about preserving the integrity of the AOCI by “defending” it
from encroachment of other cities.
Drop.
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.
• No Council support, but if there was, would not be comp plan but strategic
directive.
• This is VERY important to Meridian residents.
• Educate the community on past projects that successfully accomplished this not
sure how to do that. that would be expensive and if tax payers are willing to pay for
like the foothills levy in Boise.
• Urgent need now to promote this goal
Move to Strategic Plan
3.05.03H Coordinate with Meridian Rural Fire Protection District as
growth occurs in our Area of City Impact
• Specific work/department. Strategic plan?(move to public safety)
3.06.01A Require industrial areas to create a site design
compatible with surrounding uses (e.g., landscape,
fences, etc.) and community design criteria.
• Amplify UDC re beautification, berms, lighting, buffer sizes, etc.
• Isn’t this issue resolved by proper planning and design standards for various zoning?
• most industrial users cannot afford this. we love industrial, we all need industrial,
lets support more industrial and not run them off.
Drop. Covered in
3.05.02A
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.
• By law and ordinance this is already required. Does it really need to be an action?
• Obvious?
• Repetitive with 3.06.01B.
• seems like this is already required by federal and state environmental agencies-- not
the city’s role.
• they have to follow federal laws.
Drop (covered in
3.06.01B)
3.06.01E Require screening and buffering of commercial and
industrial properties to residential use with transitional
zoning.
• ...or adequate screening, landscaping or other buffering
• Might want to put a clarify what type of commercial.
• Redundant
• See above comment re stricter UDC requirements
• This is in the section above; repeat.
• Tougher standards on use and buffering as growth pressures continue to increase
• Yes. within reason. residential and commercial has been next to each other for a
hundred years.
Drop. Covered in
3.05.02A
Meridian City Council Meeting Agenda September 19, 2019 – Page 59 of 152
Land Use Page 36 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
3.06.01F Protect existing residential properties from incompatible
land use development on adjacent parcels.
• Better define what incompatible means. Uses that are generally considered
compatible by accepted planning principles are often considered incompatible by
neighbors. Give the planners something they can use as a basis.
• JUST DO IT .
• Redundant
• The eye of the beholder would determine the incompatible. the city is setting
themselves up for continued fights with this statement to some degree.
Drop
3.06.01G Require screening and landscape buffers on all
development requests that are more intense than
adjacent residential properties.
• Pretty vague
• Seems redundant with 3.06.01E
• This is an urgent need. We can’t afford to wait for the new comp plan to be created
and approved.
• existing neighbors that did not buffer to a land owner with property rights should
not be fully protected at the land sellers expense. do existing homewowners want to
pay for this buffer? that would be interesting.
• minimize this from happening per comments above
Move to strategic Plan
3.06.01I Preserve and protect industrial lands for continued
industrial use.
• DO we need to further define a policy on this?
• Study projected future of industrial uses and proactively plan to recruit lighter
industries.
• Why does this land need to be preserved for continued industrial use?
• yes. but on a case by case basis this might change. we are removing industrial in
boise to residential as the transportation system would not allow trucks.
Drop
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.
• This is a specific work plan. More generic, like continually look too…Move to Strategic Plan
3.06.02C Identify locations for low traffic-generating uses on key
corridors.
• Done and N/A.
• less intensive users on a key corridor does not seem compatible
• super important going further to develop this goal
Drop.
3.06.02D Restrict private curb cuts and access points on collectors
and arterial streets.
• Does “restrict” mean that we don’t allow this. If so, it contradicts or conflicts with
another comp plan policy.
• IT D / ACHD jurisdiction
• as much as possible, implement measures to counteract current one-mile arterial
grid..
• need to meet some standards; but to much restriction will kill commercial growth.
• I think we have taken this too far. We are making land owners lose property
because we are requiring cross access on their properties
Drop. Addressed in
Transportation
3.06.02I Explore with ACHD the possibility of reduced
transportation impact fees for development along public
transportation systems (existing or planned).
• Development needs to pay their share of roads for increase density..
• Not happening
• Not until public transportation is provided.
• They’ve said no, and even if they change their mind, work plan specific.
• need all the funding we can get to maintain service of current system
Drop.
Meridian City Council Meeting Agenda September 19, 2019 – Page 60 of 152
Land Use Page 37 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
3.06.02J Prioritize the location of future fire stations on collectors
to eliminate access issues on arterials.
• Also, include Police Substations
• At the end of the day, what is this going to do? No we dont want that property
because its no X?
• fire makes this work in busy cities
(move to public safety)
Meridian City Council Meeting Agenda September 19, 2019 – Page 61 of 152
Utilities Page 38 of 69
2010 Comprehenisve Plan
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
6.02.00 Ensure that adequate public services are provided for
existing and future residents and businesses.
• Consider removing “for existing and future residents and businesses”. One would
assume the City is bound to provide for existing and future residents and businesses.
• Do “public services” need to be defined?
Keep, focus on public
utilities
Coordinate with service providers to ensure the long-term
utility needs of Meridian’s existing and future residents and
businesses are met.
6.02.01 Plan and expand services as part of the development
process.
Keep Plan and expand public utility facilities and services as part of
the development process.
6.02.01B Require that development projects have planned for the
provision of all public services.
Keep Require that development projects have planned for the
efficient provision of all public services.
6.02.01C Require adequate fees from new development to fund
expansion of services.
• Fees need to be increased to keep up with the growth Keep Require adequate fees from new development to fund
expansion of services.
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.
Keep 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.
6.02.02 Cooperate with other agencies and service providers
around the Valley.
Keep, merged with
3.01.01.H
Cooperate with other agencies and service providers around
the Valley to continuously provide essential services and
utilities to all residents.
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.
Redefined Communicate planning efforts with local decision makers and
utility service providers, including irrigation districts, energy,
natural gas, solid waste, and telecommunications.
6.02.02C Coordinate with irrigation districts to implement the
proposed pathway network along irrigation canals,
ditches, creeks, and easements.
Keep Coordinate with developers, irrigation districts, and drainage
entities to implement the proposed pathway network along
canals, ditches, creeks, laterals and sloughs.
3.04.01B Annually review master plans for public facilities and
services; update as needed.
• ...update “annually.
• Should keep long term in mind.
Merged with 3.04.01I Regularly coordinate with other public utilities and essential
service providers and annually review master plans for public
facilities and services; update as needed.
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.
Find markets for plastics. Ban use of plastic straws and grocery bags.
Look at benefit cost.
Must have realistic and flexible goals due to global market fluctuations and their
impact on the cost of local recycling services
Keep Maximize diversion of the municipal waste stream from
disposal to recycling and reduce the amount of solid waste
generated in the City.
Meridian City Council Meeting Agenda September 19, 2019 – Page 62 of 152
Utilities Page 39 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
5.05.01 Develop and support markets for recycled materials and
products.
Look at benefit cost.
Should work with provider who develops markets.
Keep 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".
Keep Investigate opportunities with other jurisdictions and private
refuse contractors for new waste reduction and recycling
markets.
5.05.01B Establish solid waste fees that encourage waste reduction
and recycling ("pay as you throw").
T here are many structures that encourage waste reduction. Pay as you go does
not necessarily encourage waste reduction.
This is a fine.
Keep, pulled example
out of parenthesis.
Establish solid waste fees that encourage waste reduction and
recycling.
5.05.01C Develop, and implement public education and outreach
activities to raise awareness on waste reduction, reuse,
recycling, and toxic reduction.
Keep Develop and implement public education and outreach
activities to raise awareness on waste reduction, reuse,
recycling, and hazardous waste reduction.
5.05.02 Establish recycling/diversion and hazardous waste
disposal goals.
Establish recycling/diversion and hazardous waste disposal
goals.
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.
Already have a robust HHW program in the City and Treasure Valley-wide
isnt this already done. not heard of a mercury issue in a decade.
Slightly modified to
focus on continuing
what's being done
Maintain opportunities for proper disposal of target priority
waste streams such as mercury, used oil, fluorescent lamps,
used gas, and waste tires.
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.
Keep Work with local stakeholders to develop public education
campaigns regarding the importance of and opportunities for
the proper disposal of hazardous waste.
5.05.03 Enhance existing City recycling and procurement policies.Implies we have sub-par procurement policies Changed 'enhance' to
'reinforce'
Reinforce existing City recycling and procurement policies.
5.05.03A Partner with City's waste contractor to investigate
conservation options including composting, recycling,
green waste, etc.
Keep Partner with City's solid waste contractor to investigate
conservation options including composting, recycling, and
green waste.
5.05.03B Procure specific recycled content and less toxic materials
(internal recycling/sustainability programs).
I think our past practices have incorporated this already. Maintain.Modified per
comments
Maintain internal recycling and sustainability programs that
procure specific recycled content and less hazardous materials.
3.04.01C Coordinate with other public utilities and essential
service providers at annual master plan reviews.
• Conduct annual master plan reviews with public utilities and essential service
providers.
• Especially with Kuna
• Is this kind of implied in 3.04.01B or is it important to state?
• More frequently
• Should keep long term in mind.
added regular (more
frequent) coordination
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.
• Require connectivity in all new development.Drop. Already reflected
in Housing, Econic
Development, Parks
and Pathways sections
Meridian City Council Meeting Agenda September 19, 2019 – Page 63 of 152
Utilities Page 40 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
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.
Moved to Ed and
Services.
6.02.02D Schedule regular meetings with City and County planning
staff to discuss projects and joint planning efforts.
Move to Strategic Plan
6.02.02E Participate in transportation planning efforts.Move to
Transportation
6.02.02F Coordinate the City's Capital Improvement Plans (CIPs)
with ACHD's projects.
Move to
Transportation
6.02.02G Address the Area of City Impact boundary with Ada
County and the Cities of Eagle, Boise, Star, and Kuna
• “Address?” Not sure what that means or implies.
• Have we resolved boundary issues? Does this need redefining?
• Adjust southern impact area boundary
Move to Growth or
Land Use
6.02.02H Coordinate with transportation agencies to ensure
provision of services and transit development.
Move to
Transportation
6.02.02I Coordinate with the City of Nampa and Canyon County
on land use, transportation and emergency services
issues.
Already reflected in
Public Safety. Keep in
Land Use and
Transportation?
6.02.02J Coordinate with appropriate agencies on master planning
and long-range planning efforts.
Move to Growth or
Land Use
3.04.01I Review and update existing and future service needs.Merged with 3.04.01B
Meridian City Council Meeting Agenda September 19, 2019 – Page 64 of 152
Parks & Pathways Page 41 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
6.01.01F Consider population/housing density when acquiring
future land for parks and recreation.
Consider accessibility, too. The new regional park will be located off Lake Hazel, slated
to be 5 lanes--how can residents to its north safely walk or cycle to the park?
keep; added "and
accessibility"
Consider population/housing density and accessibility when
acquiring future land for parks and recreation.
6.01.02 Throughout the City, develop all park and recreation land
to provide diversity of uses and activities.
Create parks that encourage year-round use, education, health and wellness,
community involvement, and multi-sensory play.* *(I'd like to see our parks educate
our community in topics such as the importance of conservation, farming,
environmental stewardship, Idaho history, Meridian history, multi-cultural education,
health/wellness - by potentially adding an outdoor gym facility similar to the ones in
Ann Morrison and Camel's Back Parks in Boise provided by Bodybuilding.com.)
merged with action
6.01.02F
Provide a variety of park types (neighborhood parks,
community parks, regional parks) with a diversity of uses and
activities interspersed throughout the community.
6.01.01B Update and maintain existing parks and recreation
facilities to meet all regulatory, safety, and quality
standards.
Review, update, and maintain existing parks and recreation facilities to meet all
regulatory, safety/sanitary, and quality standards.
slightly revised.
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.
dropped
6.01.01A Require open space areas within all residential
development.
we don’t require for small proj/ this is in ch 3
Increase green space requirement.
Look at a formula and the amount of building compared to land.
Make as an Objective
Residential next to a park may need less unless already provided by nearby public
parks other resources.
dropped, since
controversial.
6.01.01C Support funding of Comprehensive Parks and Recreation
System Plan projects and programs.
drop
6.01.01D Annually review, update and implement the
Comprehensive Parks and Recreation System plan.
strike “Annually” and replace with “Regularly” merged with …
6.01.02A Identify and provide for the recreation needs of all
citizens.
drop, implied in places
like Goal 3: "projected
city and population
growth and demands."
6.01.02B Review possible sites within City for developing an indoor
multiple-use facility.
Drop drop
6.01.02C Develop pathways to connect Meridian with Boise,
Nampa, Kuna, and Eagle.
Identify broken segments that obstruct connectivity; prioritize creating needed
connectivity.
drop (reflected in
pathway actions)
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.
merged with other
"year-round activities"
actions
Meridian City Council Meeting Agenda September 19, 2019 – Page 65 of 152
Parks & Pathways Page 42 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
6.01.02E Create parks that encourage year-round use and multi-
sensory play.
merged with other
"year-round activities"
actions. Pulled "multi-
sensory play into
Objective 4.5
6.01.02F Provide a variety of park types (neighborhood parks,
community parks, regional parks) interspersed
throughout the community.
made into Objective,
merged with 6.01.02
2.01.04D Support acquisition and development of new park land to
meet the growing open space and recreational needs of
the community.
• Add maintenance drop/merged
Meridian City Council Meeting Agenda September 19, 2019 – Page 66 of 152
Stewardship Page 43 of 69
2010 Comprehenisve Plan
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
5.01.00 Preserve, protect, enhance, and wisely use our natural
resources within the Area of City Impact.
• Should also be about how we utilize too.None Preserve, protect, enhance, and wisely use natural resources.
5.01.01 Protect and conserve existing waterways, groundwater,
wetlands, wildlife habitat, air, soils, and other natural
resources.
when it makes sense / case by case basis
• What is natural?
• Suggestions for an action item, to do educational signage.
• Do we need a note that says pathways should first be along open space and then on
streets? Brian noted that the plan is adopted as shown and if there’s interpretation,
it’s kind of on Parks.
None Protect and enhance existing waterways, groundwater,
wetlands, wildlife habitat, air, soils, and other natural
resources.
5.01.01A Identify waterways, wetlands, and other natural
resources for preservation.
Make more generic
• Should land features be included in this (example – topography).
• Do we also want to be able to recreate? What are our natural resources that we can
also use?
Identify waterways, wetlands, other natural resources,
viewsheds, and natural features of topographic interest for
preservation.
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.
A lot of effort is made in this area with P&R. There are also other non-profits that are
working this. Look to refine.
Develop and implement programs to encourage and promote
tree health and preservation throughout the City, including
along waterways and within proposed development.
5.01.01D Limit canal tiling and piping of ditches, creeks, and drains
where public safety issues are not of concern.
Coordinate with 5.01.01E. Aligment on policy needs to be developed. Is ther a need to
remove the word "Creeks," or redefine?
• Remove the word ditch
Limit canal tiling and piping of creeks, sloughs, laterals, and
drains to man-made facilities where public safety issues cannot
be mitigated or are not of concern.
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.
• Note that City doesn’t always follow its own rules
• Brian suggested removing the names due to issues with different agencies using
different names.
• Add drains and maybe sloughs if keeping creeks and removing names.
• Suggestions to review creeks term.
• “As best as agencies allowed” (can’t always do that).
Improve and protect creeks and other natural waterways
throughout commercial, industrial, and residential areas.
5.01.01F Identify underdeveloped areas for potential
development.
Not sure what this has to do with stewardship.
Revise to continual or its Specific work plan and should be strategic plan?
Assess environmental impact of potential new development,
infill, and redevelopment.
5.01.01H Preserve, protect and provide open space for recreation,
conservation, aesthetics, etc.
• Remove etc.
• Awareness/signage. Describe why.
• Could describe in deed the purpose/intent.
Preserve, protect, and provide open space for recreation,
conservation, and aesthetics.
5.01.01I Support a long-term transportation system that conforms
to the public health standard for carbon monoxide
attainment.
Must make financial sense. Also need to look at new technologies.Support a long-term transportation system that conforms to
the public health standard for carbon monoxide attainment.
5.09.00 Protect Meridian's surface water quality.None Protect Meridian's surface water quality.
5.09.01A Refine framework of environmental programs including
construction, storm water compliance and floodplain
management to satisfy the City's requirements under the
Clean Water Act, FEMA, and the National Flood insurance
program.
Refine framework of environmental programs including
construction, storm water compliance, and floodplain
management to satisfy the City's requirements under the Clean
Water Act, FEMA, and the National Flood insurance program.
5.09.01D Provide incentives for developers to grant conservation
easements along creek-side corridors.
Provide incentives for developers to grant conservation
easements along creek-side corridors.
5.09.01E Incorporate creek corridors as an amenity in
development design.
Encourage the incorporation of creek corridors as amenities in
development design.
Meridian City Council Meeting Agenda September 19, 2019 – Page 67 of 152
Stewardship Page 44 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
5.09.01F Identify and implement Low Impact Development (LID) in
storm water drainage systems that are administered by
the City of Meridian.
What does his mean. Public roads are ACHD not city storm.Identify and implement Low Impact Development (LID) in
storm water drainage systems that are administered by the
City of Meridian.
5.09.01G Develop and cultivate partnerships with local and
regional stakeholders on public education campaigns for
water conservation and water quality.
Develop and cultivate partnerships with local and regional
stakeholders on public education campaigns for water
conservation and water quality.
5.01.02 Preserve and protect viable farm ground and agricultural
resources.
until land is ready to develop? Do we see this happening?
Not an agricultural City
Unless the document is willing to consider infringing on private land rights, there isnot
much preservation that can occur
We can’t do this as a City. Maybe...preserve and protect viable farm ground and
agresources until the land is ready to develop in the City.
The market will dictate this. do not lock up land that may need to be sold for families
retirement or emergencies.
Revised to focus on
target preservation
Preserve prime farmland within the Area of City Impact to
maintain rural character and provide opportunities for local
produce and continued farming operations.
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.
the market will dictate this. do not lock up land that may need to be sold for families
retirement or emergencies.
this goal will become very important from this point goring forward
Encourage, as appropriate, the continued use of land for
farming near Area of City Impact boundaries to effectively
transition from rural uses to urban.
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.
not without implementing some new standards for infill development per-comments
above
yes to infill. not sure why meridian would have fringe development
Slow the outward progression of the City's limits by
discouraging fringe area development; encourage development
of vacant or underutilized parcels currently within City limits.
5.01.01G Coordinate open space conservation with land trust.Do we really see this happening?
Explore agricultural land and open space conservation efforts.
• Trusts should be plural.
• Are we identifying areas where this should occur?
• Should this be encourage or support?
• Add, “where appropriate”?
• Staff shouldn’t have to lead…should support if organization proposes?
• “Investigate/consider where appropriate”
not sure about this. why?
our open space is rapidly diminishing so this goal should be given more attention
Consider public support for funding to preserve open space as
part of permanent land trust.
5.03.00 Improve air quality and reduce air pollution in the
Meridian and Treasure Valley airshed.
None 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.
None Protect public health by reducing ozone, fine particulate matter
and other greenhouse gases and toxics in the air.
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.
Our traffic currently is only a first world problem. a convenience factor should not be
used for land planning decisions. plan ahead, but congestion will always follow
growth. And traffic construction spending will always follow congestion. need funds
to make better and the growth produces the tax base and funds.
Coordinate with ACHD to improve traffic flow, minimize vehicle
time spent idling and accelerating, and reduce the number of
single-occupancy vehicles.
Meridian City Council Meeting Agenda September 19, 2019 – Page 68 of 152
Stewardship Page 45 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
5.03.01C Promote transportation choices, facilities, and
alternatives such as car and van pooling, bicycle
racks/storage and telecommunicating.
Get serious on light rail. There is an existing line that is under-utilized.Promote transportation choices, facilities, and alternatives
such as car and van pooling, public transit, alternative fleet
vehicles, bicycle racks/storage and telecommuting.
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.
We need people working. i am happy if they bike, drive or run, just happy people are
working and making this valley vibrant.
Partner with transportation agencies and large employers to
promote public awareness of air quality concerns and the
need/benefits of making alternative transportation choices.
5.03.01F Research utilization/installation of Energy Management
Systems in municipal buildings to track and cut energy
costs for lighting and heating/cooling.
Research utilization/installation of Energy Management
Systems in municipal buildings to track and cut energy costs for
lighting and heating/cooling.
5.03.01H Convert appropriate municipal fleet vehicles to low-
emission/alternative fuel vehicles when feasible.
Convert appropriate municipal fleet vehicles to low-
emission/alternative fuel vehicles when feasible.
5.03.01K Participate with Ada County in publicizing burning bans
when necessary.
Participate with Ada County in publicizing burning bans when
necessary.
5.04.00 Reduce energy consumption in municipal facilities and
operations; provide leadership in promoting energy
conservation in the City.
None Reduce energy consumption in municipal facilities and
operations; provide leadership in promoting energy
conservation throughout the City.
5.04.01 Provide City services in an environmentally sustainable
and cost effective manner.
None Provide City services in an environmentally sustainable and
cost effective manner.
5.04.01D Investigate funding opportunities based on energy
savings to finance conservation programs and projects in
municipal operations.
Make generic Simplified Investigate funding opportunities to finance City conservation
programs and projects, and retrofit Meridian public buildings to
improve energy efficiency.
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.
Impose high penalties for developers that skirt City’s code Keep Support construction projects that demonstrate an innovative
and effective approach to stormwater management and Low
Impact Development.
5.04.02A Develop outreach material to provide public information
on energy conservation. Partner with other entities to
provide outreach in other locations such as schools and
other public places.
revise second part Revised second part Partner with other entities to expand opportunities for energy
conservation outreach and education, such as schools, utility
providers, and other public places.
5.04.02D Seek opportunities for public-private partnerships to
develop alternative electricity generating facilities.
Need to make sure there is a benefit cost relationship that makes sense. Does this
make sense for Meridian or is this better done through partnerships.
is this reasonable within the scope of Municipal Govt?
Seek opportunities for public-private partnerships to develop
and showcase alternative electricity-generating facilities or to
enhance the capacity and reliability of renewable energy
resources.
5.04.02E Build fire stations that utilize energy conservation
technologies.
Public facilities that**Revised per
recommendation
Build public facilities that utilize energy conservation
technologies.
Meridian City Council Meeting Agenda September 19, 2019 – Page 69 of 152
Stewardship Page 46 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
5.06.02A Partner with regional stakeholders to increase public
awareness of the benefits of sustainable design and
constructing high-performance built environments.
Keep Partner with regional stakeholders to increase public
awareness of the benefits of sustainable design and
constructing high-performance built environments.
5.06.02B Collaborate with stakeholders to develop demonstration
projects incorporating water and energy conservation;
and energy efficient construction methods and materials.
Keep Collaborate with stakeholders to develop demonstration
projects incorporating water and energy conservation; and
energy efficient construction methods and materials.
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.
Keep Integrate new technologies and advancements in building
science to promote a whole-building approach to sustainability.
Recognize performance in five key areas of human and
environmental health: sustainable site development, water
savings, energy efficiency, materials selection, and indoor
environmental quality.
5.06.02E Explore funding opportunities to retrofit a Meridian
public building to improve energy efficiency.
to retrofit public buildings**Keep Identify funding sources and appropriate partners to stimulate
energy efficient retrofits in existing housing stock.
5.07.00 Efficiently treat wastewater for current and future users
by focusing on financial stewardship and environmental
sustainability.
None Responsibly treat wastewater for current and future users by
focusing on stewardship and fiscal and environmental
sustainability.
5.07.01 Protect public health and watersheds through adequate
treatment and disposal of wastewater.
None 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 Resource Recovery Facility Plan.
Simplified Implement and maintain the Public Works Department's Sewer
Master Plan and Wastewater Resource Recovery Facility Plan.
5.07.02 Provide cost effective and environmentally sustainable
wastewater service to citizens and business.
None Provide cost effective and environmentally sustainable
wastewater service to citizens and business.
5.07.02C Eliminate existing inadequate private treatment and
septic systems in the City and discourage their use within
future City limits.
Eliminate existing private treatment and septic systems on
properties annexed into the City and instead connect users to
the City wastewater system; discourage the prolonged use of
private treatment septic systems for enclave properties.
5.08.00 Provide ample and clean water to the citizens of Meridian
in perpetuity.
None Provide ample and clean water to the citizens of Meridian in
perpetuity.
5.08.01 Protect the quality of source water.None 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).
And that all new development have water rights for irrigation.
You will have a case by case rare occurrence like a small office at a storage facility.
Overlap with 5.09.01H -
Necessary to have
both?
Ensure that new development is connected to the City's
sanitary sewer system (no septic systems).
5.08.01B Develop a source water protection plan.is this necessary?Develop a source water protection plan.
5.08.02 Provide water in a cost effective manner.Provide water in a cost effective and healthy manner.
Meridian City Council Meeting Agenda September 19, 2019 – Page 70 of 152
Stewardship Page 47 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
5.08.02A Develop and implement a water supply master plan.Done?Remove if the same
plan as a source water
protection plan
(5.08.01B)
Develop and implement a water supply master plan.
5.08.02B Assess and provide new water sources.Assess and provide new water sources.
5.08.03 Conserve existing water supplies.None Conserve existing water supplies.
5.08.03A Update and utilize the Public Works Department Water
Conservation Plan.
Revised to match
similar plan-related
actions
Implement and maintain the Public Works Department Water Co
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.
Reduce reliance on City potable water for landscape irrigation pu
5.08.03C Maintain a public outreach program on water
conservation.
Maintain a public outreach program on water conservation.
5.08.03D Encourage the appropriate and attractive use of xeric,
drought-tolerant plant species and non- plant materials
to reduce maintenance and water consumption of
landscaping.
• Consider allowing this to count as amenity. It sounds like Laren had some ideas on
which, so maybe follow-up with him
• Encourage LEED certified
• A concern was brought up with water use and whether we have enough
coordination and control of irrigation systems. Many subs do not have pressure.
Encourage the appropriate and attractive use of xeric, drought-t
5.03.01A Implement the City's Pathways Master Plan.implement and maintain the**
Continue to update pathways map to depict progress and adapt to changes in
development context
Revised per
recommendation
5.04.02 Promote energy conservation.None
3.06.01B Minimize noise, odor, air pollution, and visual pollution in
industrial and commercial development adjacent to
residential areas.
• And near the downtown core
• period after development.
• see comments above
Moved to Character
and Design
5.09.01 Establish and implement a Comprehensive Surface Water
Protection program.
Done?None
5.09.01C Implement policies that limit canal tiling and piping of
creeks, drains where public safety issues are not of
concern.
5.09.01H Work to eliminate older, inefficient septic and private
treatment plants; connect users to City wastewater
system.
5.01.01B Identify wildlife habitat areas for conservation.Drop
5.02.00 Enhance Meridian's historical, cultural and agricultural
heritage.
the city also needs to continue to be hip and relevant. do not be a total museum or
you will not be hip and relevant.
Moved to Historic
Preservation
5.02.01 Support restoration of Old Town to enhance its historical
quality.
Moved to Historic
Preservation
5.02.01A Develop incentives for the preservation and restoration
of historic and architecturally significant buildings.
Moved to Historic
Preservation
Meridian City Council Meeting Agenda September 19, 2019 – Page 71 of 152
Stewardship Page 48 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
5.02.01B Implement design/building standards for historically
significant buildings and resources in Old Town.
Moved to Historic
Preservation
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.
Moved to Historic
Preservation
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.
discuss with committee? Maybe a recommendation body
Doesn’t this already happen?
Revise. There hasnt been a desire to be review authority - only to be informed. If they
want to be, is this the right way?
Moved to Historic
Preservation
5.02.02 Preserve and enhance historic and cultural resources.Moved to Historic
Preservation
5.02.02A Coordinate with the Meridian Historic Preservation
Commission to recommend restoration of historical
buildings.
Moved to Historic
Preservation
5.02.02B Investigate tax incentive programs for historic properties.look for financial incentives**Moved to Historic
Preservation
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.
Moved to Historic
Preservation
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.
Moved to Historic
Preservation
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.
Moved to Historic
Preservation
5.02.02F Support the efforts of the Historic Preservation
Commission to foster preservation and conservation.
Moved to Historic
Preservation
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).
Moved to Historic
Preservation
5.02.02H Place informational plaque on historic structures and
special sites.
Moved to Historic
Preservation
Meridian City Council Meeting Agenda September 19, 2019 – Page 72 of 152
Stewardship Page 49 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
5.02.02I Seek funding services for grants to promote historic
preservation.
Drop Moved to Historic
Preservation
5.02.02J Use the State Historic Preservation Office as a resource.Drop Moved to Historic
Preservation
5.02.02K When appropriate, nominate eligible properties to the
National Register of Historic Places.
Drop Moved to Historic
Preservation
5.02.02L Provide funding to the Historic Preservation Commission
through the City's annual budget.
Moved to Historic
Preservation
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.
Drop Moved to Historic
Preservation
5.02.02N Develop City code to preserve and protect historic and
culturally significant structures and sites.
Drop Moved to Historic
Preservation
5.02.02O Encourage the rehabilitation and restoration of existing
historic structures.
Moved to Historic
Preservation
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.
Drop Moved to Historic
Preservation
5.02.02Q Encourage events and activities that celebrate the
cultural heritage of Meridian.
Moved to Historic
Preservation
5.03.01E Enforce City policy discouraging unnecessary idling for
city fleet vehicles.
Drop
5.03.01G Pursue Idaho Power’s “Flex Peak” program in both
municipal; and large commercial/industrial facilities.
Drop
5.03.01I [Removed]
5.03.01J Adopt a Dust Abatement Ordinance in conformance with
the prototype developed by COMPASS for governments
in the Treasure Valley.
Drop
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.
Drop
5.04.01B Review the “Energy Efficiency & Conservation Strategy”
to assess status of projects and programs and to make
adjustments in response to changing conditions and
technologies.
Drop
5.04.01C Obtain and utilize monitoring software to analyze energy
consumption in City facilities.
Drop
5.04.01E [Removed]
5.04.01F Research and compile successfully-implemented,
incentive-based energy conservation strategies for use in
both residential and commercial settings, from other
municipalities.
Drop
Meridian City Council Meeting Agenda September 19, 2019 – Page 73 of 152
Stewardship Page 50 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
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.
Drop
5.04.02C Encourage the installation of alternative energy (wind,
solar and geothermal) in public and private facilities.
Drop
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.
Find markets for plastics. Ban use of plastic straws and grocery bags.
Look at benefit cost.
Must have realistic and flexible goals due to global market fluctuations and their
impact on the cost of local recycling services
Moved to Utilities and
Services
5.05.01 Develop and support markets for recycled materials and
products.
Look at benefit cost.
Should work with provider who develops markets.
Moved to Utilities and
Services
5.05.01A Investigate opportunities with other jurisdictions and
private refuse contractors for waste reduction and
recycling "messaging".
Moved to Utilities and
Services
5.05.01B Establish solid waste fees that encourage waste reduction
and recycling ("pay as you throw").
T here are many structures that encourage waste reduction. Pay as you go does
not necessarily encourage waste reduction.
This is a fine.
Moved to Utilities and
Services
5.05.01C Develop, and implement public education and outreach
activities to raise awareness on waste reduction, reuse,
recycling, and toxic reduction.
Moved to Utilities and
Services
5.05.02 Establish recycling/diversion and hazardous waste
disposal goals.
Moved to Utilities and
Services
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.
Already have a robust HHW program in the City and Treasure Valley-wide
isnt this already done. not heard of a mercury issue in a decade.
Moved to Utilities and
Services
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.
Moved to Utilities and
Services
5.05.03 Enhance existing City recycling and procurement policies.Implies we have sub-par procurement policies Moved to Utilities and
Services
5.05.03A Partner with City's waste contractor to investigate
conservation options including composting, recycling,
green waste, etc.
Moved to Utilities and
Services
5.05.03B Procure specific recycled content and less toxic materials
(internal recycling/sustainability programs).
I think our past practices have incorporated this already. Maintain.Moved to Utilities and
Services
5.06.00 Promote the design, construction and operation of
buildings that are environmentally sustainable and
healthy places to live, work and learn.
Consider removing “healthy places to live, work and learn”. One would assume all
environments should be developed for those reasons.
Incentivize developers and include strict standards in UDC.
Moved to Character
and Design
5.06.01 Optimize green building strategies in municipal buildings,
both existing and new construction.
if it economically makes sense.Moved to Character
and Design
Meridian City Council Meeting Agenda September 19, 2019 – Page 74 of 152
Stewardship Page 51 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
5.06.01A Work with developers, builders, educational institutions
and local public utilities to research and integrate new
and emerging green building technologies.
suggest but not require. the market will dictate if you can or not.Moved to Character
and Design
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.
Look at benefit & costs.
Not special anymore. Benefits are known. Do or dont (coming from a LEED certified
professional)
Refine to say “Use LEED” versus “Evaluate using”.
Wrap B, C, and D into one and suggest techniques.
are there any UDC incentives in Meridian to encourage LEED construction?
suggest but not require. the market will dictate if you can or not.
Moved to Character
and Design
5.06.01C Work towards Energy Star rating for municipal buildings
and facilities where applicable.
Drop Moved to Character
and Design
5.06.01D Incorporate Low Impact Development (LID) technologies
on City financed construction projects, where appropriate
and feasible.
Moved to Character
and Design
5.06.02 Strive to optimize energy efficiency in both residential
and commercial construction (existing housing stock and
new.)
encourage energy efficiency in both**Moved to Character
and Design
5.06.02C [Removed]Moved to Character
and Design
5.06.02F [Removed]Moved to Character
and Design
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.)
When feasible Moved to Character
and Design
5.06.02H [Removed]Moved to Character
and Design
5.06.02I Identify funding sources and appropriate partners to
stimulate energy efficient retrofits in existing housing
stock.
Redundant?
Suggest but not require. the market will dictate if you can or not. used homes - but
this is the best use of making a difference.
Moved to Character
and Design
5.06.02J Review ordinances, code, and the permitting process to
ensure there are no stumbling blocks to implementing
green building, energy efficient strategies and incentives.
Drop Moved to Character
and Design
5.06.02K [Removed]Moved to Character
and Design
5.07.02A [Removed]
5.07.02B [Removed]
5.07.03 Expand the use of recycled water throughout the City.Drop Drop
5.07.03A Utilize "closed-loop" systems to reuse or recycle the
waste stream.
Drop Drop
Meridian City Council Meeting Agenda September 19, 2019 – Page 75 of 152
Stewardship Page 52 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
5.07.03B Explore alternative, sustainable energy sources which can
serve as renewable resources in a fiscally responsible
manner.
Drop Drop
5.08.01C Coordinate with Idaho Department of Water Resources
on reducing the proliferation of private wells in the Area
of City Impact.
Drop Drop
5.09.01B Identify waterways, wetlands, and other natural
resources for preservation.
Redundant with a previous section case by case basic. Not a blanket preservation Removed, as it is
already an action
(5.01.01A)
Meridian City Council Meeting Agenda September 19, 2019 – Page 76 of 152
Public Health & Safety Page 53 of 69
2010 Comprehenisve Plan
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
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.
Keep 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.
Keep Reduce the threat of loss of life and property from hazards.
6.05.01A Plan for and allow land uses surrounding the Wastewater
Resource Recovery Facility that reduce human exposure
to odors.
Keep Plan for and allow land uses surrounding the Wastewater
Resource Recovery Facility that reduce human exposure to
odors.
6.05.01B Require industrial uses to conform to disposal, spill and
storage measures as outlined by the EPA.
Is this really a comp plan goal? Seems like a regulation that is required.
they already have to.
Keep Require industrial uses to conform to disposal, spill, and
storage measures as outlined by the Environmental Protection
Agency.
6.05.01D Work with ITD and ACHD to ensure highways and
roadways are as safe as possible.
Keep Work with ITD and ACHD to ensure highways and roadways are
designed to mitigate natural hazards and are as safe as
possible.
6.05.01F Work with Idaho Power to ensure that a National Interest
Electric Transmission Corridor does not traverse through
Meridian.
Keep Work with Idaho Power to ensure that a National Interest
Electric Transmission Corridor does not traverse through
Meridian.
6.05.01G Locate areas below canals and laterals that could be
damaged if the slope is compromised.
clarify
Balance appearance and look to ways to preserve open water canals.
Create strict UDC for slopes: fire resistant and erosion control plantings, acceptable
degree of slope, etc.
Slightly reworded Identify and protect areas below canals and laterals that could
be damaged if the slope is compromised.
3.04.02C Identify target hazards based on commercial/industrial
occupancy type.
Keep Identify target hazards based on commercial/industrial
occupancy type.
3.04.01H Coordinate with public works, police, and fire
departments on proposed annexation and development
requests, and the impacts on services through
comprehensive analysis and adopted standards.
Keep Coordinate with emergency service providers on proposed
annexation and development requests, and the reporting of
impacts on services through comprehensive analysis and
adopted standards.
3.04.01J Assess and compare response times to adopted
standards for identification of needed growth.
Keep Assess and compare response times to adopted standards for
identification of additional needed resources.
3.01.01K Identify and communicate future and current fire station
locations based on adopted response time standards.
Don’t know that we have response time standards, rather service levels.
Future and current fire station locations should be proactively located and purchased
in order to not negatively impact response times.
Need to add Police Substation Locations
See comments from 3.01.01H. Same issue
This should be defined in 3.01.01H, or else each ‘essential service and utility’ needs to
be called out separately.
We need to be more explicit about our goal here.
i am sure there are lots of adjacent choices when a region is selected for a station. we
cannot have parks and fire stations master planned on a specific parcel or it is
devalued.
Slightly reworded
Does 3.04.01H address
the need for proactive
planning for future
station locations?
Identify future and current fire and police station locations
based on adopted service level standards and goals.
Meridian City Council Meeting Agenda September 19, 2019 – Page 77 of 152
Public Health & Safety Page 54 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
3.06.02J Prioritize the location of future fire stations on collectors
to eliminate access issues on arterials.
Also, include Police Substations
At the end of the day, what is this going to do? No we dont want that property
because its no X?
fire makes this work in busy cities
TBD Prioritize the location of future fire and police stations on
collectors to eliminate access issues on arterials.
3.01.01L Communicate development impact regarding adopted
Fire Department response time standards.
Could this be roped into 3.01.01K?
Need to add Police response time standards Provided that there is recognition
emergency services have a lead-lag or lag-lead nature and not used as an excuse to
stop development.
See comments from 3.01.01H. again, similar to schools.
Fire Stations and public safety are a public responsibility. these need to be planned
for future city tax payers.
Keep Communicate with staff, elected and appointed officials on
impacts from development to adopted Police and Fire
Department response time standards and goals.
2.01.01G Develop programs, in partnership with allied agency
responders, which focus on preventative emergency
medical services risk reduction.
Keep Develop programs, in partnership with allied agency
responders, which focus on preventative emergency medical
services risk reduction.
3.04.01O Coordinate Fire Department planning and response
efforts with neighboring jurisdictions.
...Fire “and other City Department(s)”
Coordination with Police planning and response efforts too.
Specific work/department.
Added police Coordinate Fire and Police Department planning, training, and
response efforts with neighboring jurisdictions.
3.05.03H Coordinate with Meridian Rural Fire Protection District as
growth occurs in our Area of City Impact
Specific work/department. Strategic plan?Keep Coordinate with Meridian Rural Fire Protection District as
growth occurs in the Area of City Impact.
2.01.01E Help educate and curtail the rate of obesity, drug,
alcohol, tobacco and other substance use.
Keep Help educate and curtail the rate of drug, alcohol, tobacco and
other substance use.
3.05.02D Enforce City codes.Enforce or evaluate existing city codes to ensure they are still relevant to current
conditions.
and develop or amend codes that don’t work
Given...?
Obvious. Consider drop.
This seems like odd placement for this statement? Could it be moved to the last
action item to support all of the other community development action items?
yes on all city folks. just not developers.
Reworded and expand
to include
maintenance
Maintain and enforce construction standards, and adopt fire
protection codes that are consistent with International Fire
Code standards.
6.05.01C Discourage residential areas in close proximity to
Wastewater Resource Recovery Facility.
Drop Dropped initially, but
brought back in Land
Use for Adoption Draft
6.05.01E Maintain a Critical Task Analysis plan for Fire and Police
responses within the jurisdiction.
Drop Drop
6.05.01H Allocate resources to define, locate, map, and establish
response plans for target hazards within the jurisdiction.
Drop Drop
6.05.01I Allocate resources to develop and implement Community
Risk Reduction programs.
Drop Drop
Meridian City Council Meeting Agenda September 19, 2019 – Page 78 of 152
Character Page 55 of 69
2010 Comprehenisve Plan
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
2.01.00 Sustain, enhance, promote and protect elements that
contribute to the livability and a high quality of life for all
Meridian residents.
no change Sustain, enhance, promote, and protect elements that
contribute to livability and a high quality of life for all Meridian
residents.
2.01.01 Encourage health and well-being of community.slight change Encourage the safety, health, and well-being of the community.
2.01.01A Provide a walkable community through good design.• There’s a lot of City code for this
• Consider adding bikeable to this (it’s easy for this to be lost). Could be a separate
action item too.
Revised/expanded Foster a walkable and bikeable community through good site
and street design.
2.01.01B Provide opportunities for physical activities.• Consider listing examples here. This shouldn’t be interpreted as needing a gym
(only).
• Discussed that this isn’t applied in all cases at all times
• Some concern that this could be interpreted like above.
added specification.Provide pathways, crosswalks, traffic signals and other
improvements that encourage safe, physical activity for
pedestrians and bicyclists.
2.01.01C Plan for and encourage services like health care, daycare,
grocery stores and recreational areas to be built within
walking and biking distance of residential dwellings.
• Does this encourage safety?
• Some discussion regarding bigger neighborhoods and whether we’re doing that well
or not, and whether it’s safe or not.
• Request to consider in UDC discussion at some point
• Also want to discuss the public involvement process, and whether neighbors are
listened too
Reworded Plan for and encourage neighborhoods that provide reasonable
pedestrian and bicycle access to services like healthcare,
daycare, grocery stores, and recreational areas.
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.
• Flip this. Start with, “In conjunction…”
• Feels like the wrong objective. At least move down and not the first action item.
• Some comments about specific plants for some slopes for safety. Request to discuss
further, maybe as part of UDC.
Simplified. Was this
ordinance put in place?
If not, add to strategic
plan
Promote best management practices to control the spread of
noxious weeds, in conjunction with Ada County Weed and Pest
Control and City Code Enforcement.
3.06.01B Require industrial development to conform to Federal
and State air, water, and noise pollution standards, and
local landscaping, traffic, noise, and environmental
standards.
• By law and ordinance this is already required. Does it really need to be an action?
• Obvious?
• Repetitive with 3.06.01B.
• seems like this is already required by federal and state environmental agencies-- not
the city’s role.
• they have to follow federal laws.
slight revision Minimize noise, lighting, and odor disturbances from
commercial developments to residential dwellings by enforcing
city code.
2.01.02 Support beautiful development.Slight change Support beautiful and high quality development that reinforces
neighborhood character and sustainability.
2.01.02A Implement community design ordinances, and complete
streets policies.
Merged with 2.01.02B Maintain and implement community design ordinances, quality
design criteria, and complete street policies to set quality
standards citywides.
2.01.02C Coordinate with appropriate agencies on interstate and
gateway beautification (landscaping, signage).
Slight change Coordinate with ITD regarding interstate beautification and
appropriate signage.
2.01.04G Promote area beautification and community identity
through building and site design, signs, and landscaping.
• Seems to encompass a lot.
• Add architectural?
• Move to top?
keep and moved under
2.01.02
Promote area beautification and community identity through
context sensitive building and site design principles,
appropriate signage, and attractive landscaping.
Meridian City Council Meeting Agenda September 19, 2019 – Page 79 of 152
Character Page 56 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
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.
• Strike this whole thing. This doesn’t have anything to do with neighborhood
objective.
Clarified and
restructured
Require appropriate building design, and landscaping elements
to buffer, screen, beautify, and integrate commercial,
multifamily, and parking lots into existing neighborhoods.
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.
• This seems like everything above.
• Combine?
• Move this to the top of the list under objective.
Reworded and moved
to top of action items
Require attractive landscaping and pedestrian friendly design
within new developments.
2.01.03 Strengthen community pride and identity.no change Strengthen community pride and identity.
2.01.03C Continue supporting community-betterment activities
such as "Old Town Community Cleanup" and "Rake Up
Meridian."
• Keep? Are the names accurate?
• City staff to get with Barb.
• Do we push this enough?
no change Continue supporting community-betterment activities, such as
"Rake Up Meridian," and implementing new or old programs to
support residents in need of help for property cleanup and
repair.
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.
• Why does this say help?
• Consider rewording. Interpreted both as volunteerism and responsibility to maintain
your own stuff.
slight change Work with residents and homeowners associations to maintain
and take pride in their common areas and landscaping along
public rights of way and other areas visible to the public.
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.
• More art, better art, and higher quality
• Sounds good
• Be realistic with budget
Restructured as design
guideline action to
differentiate from
2.01.02C
Review and implement design guidelines for properties along
entryway corridors and gateways to promote aesthetic
features and clearly identify the community.
2.01.04F Continue property maintenance programs through code
enforcement to remove junk vehicles, weed nuisances,
and trash, etc.
• A policy should not end with etc. Remove.
• End at “code enforcement”.
Slight restructuring.
Moved up to first
objective
Continue property maintenance programs to remove junk
vehicles, abate weed nuisances, and eliminate trash build up.
5.06.02 Strive to optimize energy efficiency in both residential
and commercial construction (existing housing stock and
new.)
encourage energy efficiency in both**Slight change (dropped, as all policies were moved to Ch. 4 Stewardship)
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.
Impose high penalties for developers that skirt City’s code Simplified (moved to Ch. 4 Stewardship)
5.06.02A Partner with regional stakeholders to increase public
awareness of the benefits of sustainable design and
constructing high-performance built environments.
no change (moved to Ch. 4 Stewardship)
5.06.02B Collaborate with stakeholders to develop demonstration
projects incorporating water and energy conservation;
and energy efficient construction methods and materials.
no change (moved to Ch. 4 Stewardship)
Meridian City Council Meeting Agenda September 19, 2019 – Page 80 of 152
Character Page 57 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
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.
slight change (moved to Ch. 4 Stewardship)
5.06.02I Identify funding sources and appropriate partners to
stimulate energy efficient retrofits in existing housing
stock.
Redundant?
Suggest but not require. the market will dictate if you can or not. used homes - but
this is the best use of making a difference.
no change (moved to Ch. 4 Stewardship)
5.06.00 Promote the design, construction and operation of
buildings that are environmentally sustainable and
healthy places to live, work and learn.
Consider removing “healthy places to live, work and learn”. One would assume all
environments should be developed for those reasons.
Incentivize developers and include strict standards in UDC.
Removed "and healthy
places…"
5.06.01 Optimize green building strategies in municipal buildings,
both existing and new construction.
if it economically makes sense.no change
5.06.01A Work with developers, builders, educational institutions
and local public utilities to research and integrate new
and emerging green building technologies.
suggest but not require. the market will dictate if you can or not.no change
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.
Look at benefit & costs.
Not special anymore. Benefits are known. Do or dont (coming from a LEED certified
professional)
Refine to say “Use LEED” versus “Evaluate using”.
Wrap B, C, and D into one and suggest techniques.
are there any UDC incentives in Meridian to encourage LEED construction?
suggest but not require. the market will dictate if you can or not.
Simplified and merged
with 5.06.01C and
5.06.01D
5.06.02E Explore funding opportunities to retrofit a Meridian
public building to improve energy efficiency.
to retrofit public buildings**slight change
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.)
When feasible listed examples within
policy
2.01.01E Help educate and curtail the rate of obesity, drug,
alcohol, tobacco and other substance use.
Originally moved to
Public Safety, but I
think it's a better fit
here.
5.06.01C Work towards Energy Star rating for municipal buildings
and facilities where applicable.
Drop merged with 5.06.01B
5.06.01D Incorporate Low Impact Development (LID) technologies
on City financed construction projects, where appropriate
and feasible.
merged with 5.06.01B
5.06.02C [Removed]drop
5.06.02F [Removed]drop
Meridian City Council Meeting Agenda September 19, 2019 – Page 81 of 152
Character Page 58 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
5.06.02H [Removed]drop
5.06.02J Review ordinances, code, and the permitting process to
ensure there are no stumbling blocks to implementing
green building, energy efficient strategies and incentives.
Drop move to strategic plan
if not already done
5.06.02K [Removed]drop
2.01.01D Encourage community support and volunteer work.• Why is this in the comp plan?
• Why is that under this goal? At a minimum should be relocated. 2.03.00 maybe.
• 2.01.03C similar
Drop
2.01.01F Work with Health and Welfare, Central District Health,
and community partners to develop healthy initiatives.
• This is a strategic plan initiative already.
• Initiative is a little serious for Comp Plan
• A little similar to 2.01.03E. Combine (more general)?
move to strategic plan
2.01.01G Develop programs, in partnership with allied agency
responders, which focus on preventative emergency
medical services risk reduction.
(Move to Public Safety)(moved to Public
Safety)
2.01.02B Implement design criteria to set quality standards City-
wide.
• This sounds good.
• Should we consider periodic review?
• Discussion regarding cohesive design and character
• Would like to see more architectural for entries, signage, commercial development.
This is not about individual homes.
• Suggestion to consider architectural standards for specific areas/zones of the City.
• Some concern over telling specific styles that must be done
• Example that historic areas in downtown Boise are all different. Its other elements
and maintenance that create the effect.
• Request for a strong identify.
Merged with 2.01.02A
2.01.02D Use the Comprehensive Plan, the Unified Development
Code, and the Architectural Standards Manual to
discourage strip development.
• What is strip development?
• Needs better definition.
• “Promote” (not strip development)?
• Felt that ASM already fixes this.
• Strip is a straight line without modulation.
• Is this necessary with ASM any longer? Suggestions to just say use these documents.
Drop. Already covered
in Land Use
2.01.02E Require landscape street buffers for new development
along all entryway corridors.
• This doesn’t do much with UDC as is.
• UDC revisions should be explored
• Some felt that we’re falling short currently.
• Shouldn’t impose maintenance that we can’t afford
Drop. Already covered
in Land Use
2.01.02F When possible, and financially feasible, underground
utility lines.
• Is this subdivisions? That’s done. We don’t do arterials for the most part.(moved to Utilities)
2.01.03B Require all commercial and industrial businesses to install
and maintain landscaping.
• Is this more of a beautification?
• Combine this with a residential item. Shouldn’t just be Com. and Ind.
drop. (already covered
in Land Use policy
3.7.1.C)
Meridian City Council Meeting Agenda September 19, 2019 – Page 82 of 152
Character Page 59 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
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.
(moved to Growth)
2.01.03F Implement the Welcome to Meridian signage plan.• Caleb overviewed this. Some on Council do not support.
• Not a lot of support.
Drop
2.01.03G Require new development to construct monument signs,
consistent with the Welcome to Meridian signage plan.
• Is this fair? Why does this fall on one person/group?
• No one seemed to think this was fair.
• If this important then why isn’t the City doing it?
• Consider to have MYAC examine as part of participatory budgeting.
• Consider combining with similar.
Drop
2.01.03H Budget for the construction of Welcome signs throughout
the City.
• Consider combining with similar.Drop/ strategic plan?
2.01.04 Realize strong, viable and recognizable identities for all
neighborhoods.
• No issues
• Be specific to existing and proposed?
• Should these be split between existing and proposed/developed?
merge with 2.01.02
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.
• Is this consistent with Park policy?
• Seems like an issue when the neighbors can’t pay for it and City wont.
• Maintenance will be a problem in 20 years.
• Remove greenbelt (it’s the same).
• Consider removing everything after waterways.
drop (already covered
in Parks policy 4.5.3B
and 4.5.3C)
2.01.04C Continue to support the Meridian senior citizens'
organization as an important social program in the
community.
• Does this have anything to do with neighborhoods?
• Maybe in community pride?
• Doesn’t seem PC. Need a different name.
(moved to Education
and Community
Services)
2.01.04D Support acquisition and development of new park land to
meet the growing open space and recreational needs of
the community.
• Add maintenance Drop. Covered in Parks
2.01.04E [Removed]drop
2.01.04H Enhance and preserve aesthetic resources.• Too vague.
• Could maybe be higher for something else.
• Add in specifics like rim, creek, etc., if keep. Or combine with others below.
5.01.01A
Drop
2.01.04I Encourage new development to enhance the visual
quality of its surroundings.
• Combine with 2.01.04G?
• What is “surroundings”?
Drop
Meridian City Council Meeting Agenda September 19, 2019 – Page 83 of 152
Historic Preservation Page 60 of 69
2010 Comprehenisve Plan
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
5.02.00 Enhance Meridian's historical, cultural and agricultural
heritage.
the city also needs to continue to be hip and relevant. do not be a total museum or
you will not be hip and relevant.
slight change Celebrate Meridian's historical, cultural, and agricultural
heritage.
5.02.01 Support restoration of Old Town to enhance its historical
quality.
Simplified Enhance and restore the historical quality of Old Town.
5.02.01B Implement design/building standards for historically
significant buildings and resources in Old Town.
slight change Maintain and implement design and building standards for
historically significant buildings and resources in Old Town.
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.
• Good
• If we’re not actively doing this, why is it here?
• Change, “Support owners….” Or, “Connect owners….”
Move second part to
strategic plan
Support owners of historic buildings in their efforts to restore
and/or preserve their properties.
5.02.02 Preserve and enhance historic and cultural resources.• Is identity important here?
• Keep
• Consider ways in which we can promote the rural identity (more for an action item).
• Should we preserve the elements that we want? Example was equestrian and
hunting dog being supported in an area.
• Include “uses” in the sentence somewhere
no change Preserve and enhance historic and cultural resources.
5.02.02A Coordinate with the Meridian Historic Preservation
Commission to recommend restoration of historical
buildings.
• “….to recommend use and development of historical structures and sites.”changed per
recommendation, and
merged with 5.02.02.E
Coordinate with the Meridian Historic Preservation
Commission to recommend use, restoration, and preservation
of historical structures and sites throughout Meridian.
5.02.02B Investigate tax incentive programs for historic properties.look for financial incentives**
• Consider, “Investigate and promote….”
changed per
recommendation
Investigate and promote incentive programs for historic
properties.
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.
• “Element tools and undertake programs…”slight change Implement tools and undertake programs that will increase the
community's awareness of its heritage as well as the economic
and aesthetic value of historic preservation.
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.
slight change Stimulate private and public investment in the restoration and
preservation of historic buildings, outdoor spaces, and natural
historical features.
5.02.02F Support the efforts of the Historic Preservation
Commission to foster preservation and conservation.
No change Support the efforts of the Historic Preservation Commission to
foster preservation and conservation.
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).
simplified 1.1.2.F. When appropriate, 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.
5.02.02H Place informational plaque on historic structures and
special sites.
no change Place informational plaques on historic structures and special
sites.
Meridian City Council Meeting Agenda September 19, 2019 – Page 84 of 152
Historic Preservation Page 61 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
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.
Drop
• Concern that this could slow down the process.
• Who decides?
• Maybe think this through.
• Keep but don’t become onerous.
• Revise to maintain and continue, or something like that. They already have a
process and are not going to adopt a new one.
Revised Incorporate, into the development review process, a way to
determine any impact on unique geological, historical, and
archeological sites; preserve and protect as appropriate.
5.02.02Q Encourage events and activities that celebrate the
cultural heritage of Meridian.
no change Encourage events and activities that celebrate the cultural
heritage of Meridian.
5.02.01A Develop incentives for the preservation and restoration
of historic and architecturally significant buildings.
• Like, but do we want to pay incentives?
• Consider lower fees for this (if we were to do this).
move to strategic
plan?
Develop policies to preserve and protect or document and
memorialize historic and culturally significance structures and
sites.
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.
no change
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.
discuss with committee? Maybe a recommendation body
Doesn’t this already happen?
Revise. There hasnt been a desire to be review authority - only to be informed. If they
want to be, is this the right way?
• How would this work legally? What if we did not give them the certificate?
• Currently many applications are over the counter and HPC is not even notified.
• We really don’t have a lot of inventory
• The idea is nice but how do we do it.
• Strike, “and provide a certificate of acceptability”.
• Consider moving to 5.02.02, not just Old
merged with 5.02.02A
and generalized to all
areas of the city
5.02.02I Seek funding services for grants to promote historic
preservation.
Drop move to strategic plan
5.02.02J Use the State Historic Preservation Office as a resource.Drop move to strategic plan
5.02.02K When appropriate, nominate eligible properties to the
National Register of Historic Places.
Drop move to strategic plan
5.02.02L Provide funding to the Historic Preservation Commission
through the City's annual budget.
move to strategic plan
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.
Drop move to strategic plan
5.02.02N Develop City code to preserve and protect historic and
culturally significant structures and sites.
Drop move to strategic plan
Meridian City Council Meeting Agenda September 19, 2019 – Page 85 of 152
Historic Preservation Page 62 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
5.02.02O Encourage the rehabilitation and restoration of existing
historic structures.
• Consider merging for 5.02.02A merged with 5.02.02A
Meridian City Council Meeting Agenda September 19, 2019 – Page 86 of 152
Arts & Culture Page 63 of 69
2010 Comprehenisve Plan
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
6.03.00 Allow all Meridian residents and visitors an opportunity
to experience public art.
Keep, slightly
reworded
Create opportunities for all Meridian residents and visitors to
experience public art.
6.03.01 Provide art in public places.Support donations from the public to pay for it slightly expanded. Not
always the city's
responsibility.
Support art throughout the community.
6.03.01A Provide both permanent and rotating works of art in City
Hall and other public places.
• Doesn’t seem like a Comp Plan item?
• rotating…
drop
Keep Exhibit both permanent and rotating works of art in City Hall
and other public places.
6.03.01B Encourage public art be integrated as a component of
community development.
Keep. Slighly reworded Encourage the integration of public art as an integrated
component with new development.
6.03.01D Establish an Art and Cultural District Drop Keep. Can we specify
where?
Consider a central Art and Cultural District to showcase a wide
variety of cultural offerings.
6.03.01E Provide local artists opportunities to showcase their
work.
Keep Provide local artists with opportunities to showcase their work.
6.03.01F Find a way to fund a civic center - home for the arts.• If feasible and wanted by taxpayers.
• No support to date. A better policy would be to revisit public want first.
• Study and define the community’s present and anticipated needs. Build to suit.
Drop
Revised to focus on
consideration of needs
Determine and respond to the community's art and cultural
facility needs.
6.04.01E Raise awareness and promote existing arts offerings and
artwork within the community.
Make an objective
under 6.03.00
Raise awareness and promote existing arts offerings and
artwork within the community.
6.03.01C Utilize Meridian Art in Public Spaces program to raise
awareness and appreciation of the arts.
• A goal or objective is to raise awareness, an action or tactic is to utilize the
program.
Keep, pulled under
new objective
Utilize the Meridian Art in Public Spaces program to raise
awareness and appreciation of the arts.
6.04.00 Provide hands-on experiences in the fine arts, regardless
of age, race, ability, or other protected class.
• Look to partner with schools, college and businesses to provide these goals.slightly reworded Support hands-on experiences in the arts.
6.04.01 Provide a diversity of education and art experiences for
all residents.
Keep Provide a diversity of education and art experiences for all
residents.
6.04.01A Develop and offer youth art opportunities at and after
school.
Changed to focus on
partnership with
schools
Develop and offer youth art opportunities in partnership with
the School District and afterschool programs.
6.04.01B Provide arts education for adults and seniors, and partner
with other community organizations to support and
encourage arts programs.
Reworded. Strengthen partnerships with community organizations,
schools, and institutions to support and encourage arts
programs and education for adults and seniors.
6.04.01D Sponsor performing arts in partnership with community
organizations.
keep Sponsor a variety of musical and performing arts in partnership
with community organizations.
6.04.01C Present a variety of performing arts locally.TBD
Meridian City Council Meeting Agenda September 19, 2019 – Page 87 of 152
Transportation Page 64 of 69
2010 Comprehenisve Plan
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
3.03.00 Facilitate the efficient movement of people and products
to and from the Area of City Impact.
Kept as is Facilitate the efficient movement of people and products to
and from the City.
3.03.01 Support multi-modal and complete street transportation
improvements.
Kept as is Support multi-modal and complete-street transportation
improvements.
3.03.01A Work with UPRR on constructing a multiple-use pathway
through downtown.
Modified Work with the Union Pacific Railroad, Watco Companies and
other interested stakeholders to preserve and protect the
existing Boise Cut-off rail corridor as a multi-use corridor,
including freight.
3.03.01B Support VRT’s efforts to construct a multi-modal transit
center downtown.
• VRT indicated that they would prefer a transit center to be near Eagle and Fairview,
versus Downtown.
• Caleb indicated that the City’s vision is to have one downtown, but maybe not
immediately
There was a question about rail with trail and whether that’s feasible or not. Caleb
went over some of the history and on-going work. Someone should follow-up with
the COMPASS workgroup.
Modified to include
mulitple centers and
encourage through
development
Support Valley Regional Transit's (VRT) efforts to construct
multi-modal transit centers in areas of high commercial activity
and employment as well as areas with transit-supportive
residential densities.
3.03.01C Improve ingress and egress (both pedestrian and vehicle)
in Old Town.
Suggestion to include bike in the goal of this statement.Modified language
slightly
Improve ingress and egress opportunities for all modes of
transportation in Downtown.
3.03.01E Pursue construction of the City’s pathway network to and
through downtown.
Why is this just downtown instead of the whole City?
• There was a question about where we are in the process. Are we restarting all the
policies or is it all new? Caleb clarified that we probably shouldn’t throw everything
out, but this is a new plan.
Modified Pursue construction of the City's pathways network.
3.03.01F Pursue bicycle routes/lanes to and through downtown.Added second
sentence from G
Pursue bicycle routes/lanes/paths on roadways that will be
appropriate for a wide range of ages and abilities.
3.03.01G Work with ACHD to implement projects from the 2012
Downtown Meridian Neighborhood Pedestrian and
Bicycle Plan.
ACHD has a new plan. Bikways to Roadways…Combined with F
above.
Work with transportation providers to implement
transportation plans, projects, and studies.
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.
Is this really a Comp Plan item? This seems like a strategy. Another comment
questioned the wording and why it did not describe all users. Wording has too many
ideas.
Added ITD.Develop criteria for plan review in determining whether a
development proposal is safe, accessible, and comfortable for
pedestrians and cyclists.
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.
Move to Objective 1 Require pedestrian access connectors in all new development
to link subdivisions together and to promote neighborhood
connectivity as part of a community pathway system.
3.03.03H Work with neighborhood groups to identify gaps in the
sidewalk system that need to be filled in.
Move under objective
1
Work with Ada County Highway District (ACHD) to identify gaps
in the sidewalk system and pursue sidewalk construction for
existing substandard streets.
3.03.02 Enhance existing transportation systems.• 3.03.02. How is this dissimilar from 3.03.01? It seems redundant. We should look at
01 and 02 and being more succinct.
Enhance existing transportation systems.
Meridian City Council Meeting Agenda September 19, 2019 – Page 88 of 152
Transportation Page 65 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
3.03.02B Pursue the extension of East 3rd Street from Fairview to
Pine and a future signal at East 3rd Street / Fairview.
Kept as is Work with transportation partners to include Meridian’s
highest priority transportation projects within their plans and
budgets.
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.
Kept as is Reduce the number of existing access points onto arterial
streets by using methods such as cross-access agreements,
access management, and frontage/backage roads, and
promoting local and collector street connectivity.
3.03.02O Review new development for appropriate opportunities
to connect local roads and collectors to adjacent
properties (stub streets).
Modified Require new development to establish street connections to
existing local roads and collectors as well as to underdeveloped
adjacent properties.
3.03.02Q Consider needed sidewalk, pathway, landscaping, and
lighting improvements with all land-use decisions along
SH-55.
Modified Consider needed sidewalk, pathway, landscaping, and lighting
improvements with all land use decisions.
3.03.02R Improve coordination with ACHD, ITD, VRT, COMPASS
and developers in addressing transportation issues and
needs before public hearings.
Kept as is Improve coordination with ACHD, ITD, VRT, COMPASS, and
developers in addressing transportation issues and needs
before public hearings, including having school and
transportation agency comments in with adequate time to
allow for review by the City before a decision is made on a land-
use application.
3.03.02S Work with ACHD, neighborhoods, and the city’s
Transportation Commission to promote traffic calming
and safety where problems exist.
Modified Work with the Transportation Commission and transportation
partners to implement needed neighborhood traffic calming
and address safety concerns.
3.03.02T Work with ACHD and COMPASS to establish and
implement a system of performance measures to gauge
whether transportation goals and objectives are being
realized.
Kept as is Work with transportation partners to establish and implement
a system of performance measures to gauge whether
transportation goals and objectives are being realized.
3.03.01D Pursue the extension of Idaho Ave and/or Broadway Ave
to Commercial Drive.
Question as to whether that is too specific for this Plan. 5 people suggested to drop
these
• General question/suggestion to have some of these to either be more general, or
for specific ones to be in the strategic plan. Caleb explained that some of these are
intended to use when development comes along, and not just City projects (Strategic
Plan).
• Caleb agreed that there are too many policies
• Another comment was that sometimes we want to track progress and its good to
have important areas broken out separately. Here’s where we were and what we
accomplished.
Kept as is, but move
under to Objective 2.
Pursue the extension of Idaho Ave. and/or Broadway Ave. to
Commercial Dr. and the extension of East 3rd St. from Fairview
Ave. to Pine Ave. in Downtown.
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.
Kept as is Pursue the extension of Overland Road into Canyon County,
consistent with the 2011 Airport-Overland Corridor Study.
Meridian City Council Meeting Agenda September 19, 2019 – Page 89 of 152
Transportation Page 66 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
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.
Modified Pursue the expansion of US 20/26; the development of an
overpass of I-84 at Linder Road; the extension of SH-16 from US
20/26 to I-84; and SH-55 and SH-69 corridor improvements.
3.03.01G Work with ACHD to implement projects from the 2012
Downtown Meridian Neighborhood Pedestrian and
Bicycle Plan.
ACHD has a new plan. Bikways to Roadways…Generalized. Later
decided to add back in
(May)
Work with ACHD to implement projects from the 2012
Downtown Meridian Neighborhood Pedestrian and Bicycle
Plan.
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.
• Access Management
may be worth
noting/keeping, but
rest seem like a given.
• Collaborate with
ACHD and developers
to create inviting
corridors--do NOT
allow concrete
corridors to represent
Meridian.
• The City should insist
on reciprocal action
from the
transportation
agencies.
• This section needs to
be strengthened and
the importance needs
to be elevated.
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.
3.03.03 Provide the most efficient transportation network
possible.
Comment that this seems to be about operations. Look at wording a bit.Kept as is Provide the most efficient transportation network possible.
3.03.03A Work with transportation agencies to establish truck
routes.
Modified Work with ITD and ACHD to establish truck routes and design
routes appropriately for their contexts.
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.
Modified Require collectors consistent with the ACHD Master Street
Map (MSM), generally at/near the mid-mile location within the
Area of City Impact.
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.
Kept as is Require the public street system to be continuous through
each mile section, avoiding long, straight stretches.
Meridian City Council Meeting Agenda September 19, 2019 – Page 90 of 152
Transportation Page 67 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
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.
Remove specifics and just say irrigation districts Move under objective
3
Consider ACHD's Master Street Map (MSM), Complete Streets
Policy and the Transportation and Land Use Integration Plan in
all land use decisions.
3.03.03G Participate in the development of the Regional
Transportation Improvement Program (TIP).
Kept as is Participate in the development of the Regional Transportation
Plan (CIM 2.0) and Transportation Improvement Program (TIP).
3.03.04 Encourage new and alternative transportation systems to
accommodate growth.
• Not really CD.
• Comment that this is good. *Brian’s note -some of the action items seem a little
disjointed though.
• Existing too. Not just growth.
• Encourage use too.
Modified Encourage new and alternative transportation systems that
reflect changes in technology and lifestyles.
3.03.04A Support COMPASS efforts to study the Union Pacific
Railroad (UPRR) corridor for multi-use pathway and mass
transit.
Modified Support efforts to evaluate and plan for future transportation
services such as public transit, on-demand services,
autonomous and shared vehicles.
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.
Kept as is Develop and implement agreements with irrigation districts
and the Union Pacific Railroad to allow for bike/pedestrian
pathways.
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.
Modified Work with transportation partners to identify and promote
strategies for reducing reliance on the single-occupant
automobile.
3.03.04G Work with COMPASS and VRT on bringing public
transportation to and through Meridian.
Modified Work with COMPASS and VRT to expand public transportation
in Meridian.
3.03.03D Develop alternative modes of transportation through
pedestrian improvements, bicycle lanes, off-street
pathways, and transit-oriented development as
appropriate.
Moved to Objective 4 Integrate new technologies (e.g., connected and automated
vehicle technology, micro-mobility options) to increase
efficiency, safety, and opportunities of transportation users.
3.03.04H Work with ACHD, COMPASS, and VRT to identify specific
parcels for future park & ride lots and/or
transit stations.
Kept as is Work with transportation partners to identify locations for
future park & ride lots, shuttle buses, and/or transit stations.
3.03.04I In coordination with VRT and COMPASS, explore grants
and other funding opportunities to
provide incentives for developers to locate within areas
planned for transit.
Kept as is In coordination with VRT and COMPASS, explore grants and
other funding opportunities to provide incentives for
developers to locate public transit infrastructure within areas
planned for transit.
3.03.04B Explore additional mobility options for people who do
not drive; use COMPASS’ Mobility Management Checklist.
Modified Work with VRT in developing design guidelines for transit
stations.
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.
Kept as is Support alternative public and private sector funding
opportunities for transportation investment.
Meridian City Council Meeting Agenda September 19, 2019 – Page 91 of 152
Transportation Page 68 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
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.
Kept as is (moved to Ch. 5: Character)
3.03.02A Work with COMPASS, ACHD, ITD and other regional
partners to develop and manage a well-planned,
sustainable, multi-modal transportation system.
Moved to Objective 1,
strategy 1
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.
Modified
3.03.02J Encourage and promote construction of Eagle Road
corridor improvements.
Modified
3.03.02L Encourage and promote the preservation and expansion
of Chinden Boulevard (US 20/26) by ITD.
Kept as is
3.03.02U Work with ACHD to establish a “feedback loop” to further
Meridian’s planning objectives and interests.
Kept as is
3.03.03C Require street connections between subdivisions at
regular intervals to enhance connectivity and better
traffic flow.
Kept as is
3.03.04 Encourage new and alternative transportation systems
to accommodate growth.
Kept as is
3.03.04A
3.03.04B Explore additional mobility options for people who do
not drive; use COMPASS’ Mobility Management Checklist.
Dropped. Felt
duplicative and there is
not checklist.
3.03.02D Pursue sidewalk construction for existing substandard
streets.
Combined with
3.03.03H
3.03.02E Develop continuous pedestrian walkways within the
downtown area.
Comment that this should probably be in 01.Combined with
3.03.01E
3.03.02F Consider ACHD’s Complete Streets policy and
Transportation and Land Use Integration Plan (TLIP) in all
land-use decisions.
Moved to
3.03.02G Consider the adopted COMPASS regional long-range
transportation plan in all land-use decisions.
Moved to
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.
Modified
3.03.04F Preserve the existing rail corridor for a future transit
system between Boise and Nampa.
Combined with
3.03.04A
Meridian City Council Meeting Agenda September 19, 2019 – Page 92 of 152
Transportation Page 69 of 69
Original #Policy Summarized Focus Group and Plan Audit Comments Action made Adoption Draft (8/21)
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.
Dropped, duplicate
3.03.04F Preserve the existing rail corridor for a future transit
system between Boise and Nampa.
Dropped, duplicate
3.03.04G Work with COMPASS and VRT on bringing public
transportation to and through Meridian.
3.03.04N Promote the rail line as a multi-modal corridor.
Meridian City Council Meeting Agenda September 19, 2019 – Page 93 of 152
Comprehensive Plan
September 19, 2019
Planning & Zoning Commission
Adopted Comprehensive Plan
Closeout & New Plan Process Update
Current Plan
Adopted in 2002
•Population tripled
•Major reformat and update in 2010/2011
•Updated annually, but policies regarding
growth and development are largely the
same for the past 17 years
Two Documents One Plan
•Comprehensive Plan
•Existing Conditions Report (Updated
every 3-years or so –retained with new
Plan)
Adopted Comp Plan Closeout
•Adopted Plan ~500 policies across six chapters
–Community Character, Strategic Growth, Economic
Excellence, Stewardship, Public Services, and
Implementation
•Proposed Plan ~500 policies across five
theme/chapters
–Premier, Evolving, Livable, Vibrant, and Connected
–Many existing policies kept or revised
–Some policies recommended for Strategic Plan and
some were removed
•Existing policies tracked in spreadsheet (closed,
revised and new)
•Team had hoped to pare number of policies back,
but public feels strongly about a lot of stuff!Photo: MYAC Safety Summit
Plan Development Process & Milestones
•City hired Logan Simpson to consult on project
–Market Analysis, by Leland
–Transportation Corridor Analysis, by Leland and Kittleson
–Public involvement and project website; SC agendas w/ milestones; track and draft
plan
•Steering Committee (SC)
–22 community members; monthly (14) meetings with project oversight
–Includes stakeholders with varied expertise, knowledge and backgrounds –technical
and non-technical
Focus Groups –Essentially sub-committees focused on: Community Design,
Economic Development, Housing and Transportation
–Draft Plan is their recommendation
•Public Outreach
–Multiple in-person and online events over 18 month period
–Website engagement at each phase
–Close coordination with Communications Staff
–100% of everyone agrees with all policies and FLUM designations
Scope of Work
–Council directive to compose a new Plan by CY2019 end
–Audit, review existing plans and studies including other agencies and service
providers; understand values and vision from community
–Public involvement, public outreach, public engagement
–Key focus elements and areas:
•Strategic Growth Management and Public Services
–Determine where future services be expanded in the near, mid and longer term; and comprehensive
impact of growth
•Transportation and Economic Development
–Alignment of more intense land uses on transportation corridors with services.
–Develop Master Mobility Map –current, future and long-range; multiple modes and existing infrastructure
shown and identified for the future
–Transit, rail, freight, bike, ped, commuter
•Specific Area Concepts (Fields, SW, Southern Rim, MagicBridge)
–Focus groups: Transportation, Housing, Economic Development & Community Design
and Character (Set-up stakeholder and focus group meetings, packets, technical
analysis)
–Comply with Idaho Code requirements for Comprehensive Plan
Project Timeline
2017, May Staff directed by Council to initiate project for FY2018
2018, May City Council approved Scope of Work & Logan Simpson Contract (including Kittleson and Leland)
2018, June First Steering Committee meeting
2018, June -Sept Public Involvement began with stakeholder interviews, c ontinued with city-wide activity and events
focused on Values and Vision
2018, Nov Completed #MyMeridian Vision Document
2018, Oct -April Outreach to Focus Areas
2018, Nov -May Community Design, Economic Development, Housing, and Transportation Focus Groups met
2019, Feb -May Market and Transportation Analysis (Technical phases)
2019, May -July Draft Plan Development
2019, July -Aug Public Review of Draft Plan
2019, Sept -Now Changes to Draft Plan based on public review; SC review and endorsement; Public Hearings
Master Mobility Map
Interactive Story map
•Highlighted transportation
infrastructure and
transportation across
agencies
•GIS based
•Developed by Kittleson,
will be housed on City
server; regular updates
•Not part of Plan, but
related tool
Welcome to Meridian Signage Plan
•Designed to enhance and support
Meridian as a premier City that is built
for business and designed for living.
•As the population and employment
center of the metropolitan area,
surrounded on all sides by other cities,
recognition and identity are important
to the City’s livability factor and
economic development goals.
•Current Plan has 3 policies regarding
Signage Plan -Focus Group paired that
down to 1.
•Signage Plan adoption forthcoming, in
advance of Comp Plan.
(It’s a compliment)
Service Impact Tool
Broadly considers parcel readiness
•Looks at City utilities and key services
relative to parcel location.
•Parcel based geospatial tool.
•Considers life safety and quality of life.
•Considers timing and plans for
service/utility expansion.
•Is not a development/project decision
making tool. Info/Data sharing tool.
•Could help define where the City
should grow (and not yet) and
(re)development potential of parcels.
•Can help coordination of service
needs (planning) with other providers.
•Not part of new Plan, but part of scope
with Logan Simpson
Future Land Use Map
•Most of the map has not changed
•Most changes that have been made are
cleanup. Examples:
–ACHD and School facilities; and
–Consistency of similar uses
•Icons for existing and future facility
locations adjusted to reflect latest plans
•Future land use designation consolidation
•Other changes have been iterative.
•Informed by market and transportation
analysis
Future Land Use Designations
Rural/Estate
Residential
½ of this land area already lost to Kuna, with no
mechanism or incentive to preserve the remainder. Difficult
to plan services without specific proposals. Low Density
Residential allows rural/estate, but more flexible and
we will require services.
Civic, Ten Mile Duplicative with Citywide Civic designation. Applied
inconsistently.
Green Space/Park
Land, Ten Mile
Duplicative with Citywide Civic designation.Applied
inconsistently and conflicted with Pathways Master Plan.
Pipeline Easement,
Ten Mile
Inconsistent with Citywide,in that shown only in Ten Mile
Area. Williams Pipeline prefers pipeline not to be shown
with much specificity.
Future Land Use Map
AOCI Change -Closeout
Future Planning / Referral Area
•This designation when utilized is 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.
Future Land Use “Steps” –Closeout
Current Plan
•State used to limit Comp Plan
changes to twice a year.
–At the time, residential “steps” (up or
down) allowed flexibility the City
desired
–Limitation no longer exists
•Problematic
–Difficult for the public to understand
and difficult to be transparent
–Undermines efforts by City staff to
plan for services (any MDR could be 0
to 15 du/acre)
Draft Plan
•Draft Plan does not include the “step”
language.
•There’s some flexibility, but if a larger
change is necessary then a map
amendment is the transparent
process to facilitate.
Modern Format
•Single document PDF
–Single download availability
–Print
•Web Based (Interactive)
–Responsive: Large screens and
mobile friendly
–Policies: Sortable and searchable on
the fly
–Interactive Mapping
Next Steps
•Planning &Zoning Commission hearing in October
•City Council hearing in November or December*
•Complete project before end of year
Then the real work begins
•Prioritization of policies/projects by new Mayor & City Council
with input from Commission
–Review of City Code, UDC, and other standards (w/ stakeholders)
–Consideration/feasibility/implementation of neighborhood districts,
sub-area plans, open space and amenities, housing, sub-area
architectural guidelines, and more!!!
*Pending P&Z Recommendation
Conclusions
The Community’s Plan
•Plan has been in development for almost 2 years
•Extensive public involvement on front, middle, and back end of project
•Market and corridor analysis has fed into Plan development, and
partner agencies and stakeholders have been involved
Existing, valuable elements of current Plan have been retained and new
policies and Map changes in new Plan reflect vision for our community
over the next couple of decades.
QUESTIONS
Website:
www.meridiancompplan.com
EIDIANDAHO
,':--
PLANNING AND ZONING MEETING AGENDA
September 19, 2019
Agenda Item Number: 4 B
Item Title: Open Space Survey Discussion
Meeting Notes:
I TEM SHEET
C ouncil Agenda I tem - 4.B .
Presenter:
Estimated Time f or P resentation: 10
Title of I tem - Open Space S urvey Discussion
Meridian City Council Meeting Agenda September 19, 2019 – Page 94 of 152
Open Space
Survey
CAMERON ARIAL COMMUNITY DEVELOPMENT
SEPTEMBER 19, 2019
Strategic Plan 1.C.3 Objective
Strategic Plan 1.C.3 Tactics
DISCUSSION
CIDIAN*,-----
�wlFZIDAHO
PLANNING AND ZONING MEETING AGENDA
September 19, 2019
Planning and Zoning Public Hearing
Outline and Presentations
Meeting Notes:
Planning & Zoning
Commission Meeting
September 19, 2019
Zoning Map Future Land Use Map Aerial Map
Zoning Map Future Land Use Map Aerial Map
Zoning Map Future Land Use Map Aerial Map
Changes to Agenda:
Item #5A: TM Creek East Apartments (H-2019-0089)
Application(s):
➢
Size of property, existing zoning, and location: .
Adjacent Land Use & Zoning:
History:
Comprehensive Plan FLUM Designation:
Summary of Request:
Written Testimony:
Staff Recommendation:
Notes:
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2019-0089, as presented in the staff
report for the hearing date of September 19, 2019, with the following modifications: (Add any proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2019-0089, as presented during the
hearing on September 19, 2019, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2019-0089 to the hearing date of (insert continued hearing date here) for the following
reason(s): (You should state specific reason(s) for continuance)
Item #5B: Idaho Fine Arts Academy (H-2019-0088)
Application(s):
➢ Rezone
Size of property, existing zoning, and location: This site consists of 18.96 acres of land, currently zoned I-L, located at 915 E.
Central Dr., just to the north of I-84.
Adjacent Land Use & Zoning: The site is adjacent to the interstate to the south and surrounded by properties zoned C-G on all other
sides. There are offices uses to the west, the Idaho State Police campus to the north, and the joint ISU/Renaissance High School
campus to the east.
History:
Comprehensive Plan FLUM Designation: Commercial
Summary of Request: The West Ada School is requesting a rezoning of this property from I-L (light industrial) to C-G (general retail
and service). The current I-L zoning does not allow educational institutions uses while in C-G they are principally permitted. The
southern lot is approved as a parking lot for ISU and is currently under construction. West Ada has submitted a conceptual pl an for a
fine arts academy on the northeast corner of the northern lot. Staff is supportive of the overall use, but the specifics of the site layout
and building design will be reviewed through the Certificate of Zoning Compliance and Design Review process.
Typically, the City requires a development agreement with any rezone application but staff is recommending that none be executed
here for a couple reasons. First, the proposed C-G zoning matches up with all the surrounding properties. Should the school districts
plans fall through, any development would have to comply with standard UDC requirements. This limits uses to those already deemed
compatible with commercial areas or requires conditional use approval through this body. In addition, the comprehensive plan directs
staff to “look for ways to streamline the permitting and land use review process for approval of new school facilities” By foregoing a DA
we’ve eliminated the need for the school district to come back to Council, potentially multiple times, as they progress through
developing facilities on this site. The City will still review all proposed developments through the CZC and Design Review process to
ensure all code and design standards are met.
Written Testimony: Jacob Rivard, representative for the applicant. – In agreement w/staff report
Staff Recommendation: Approval w/conditions in the staff report
Notes:
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H-
2019-0088, as presented in the staff report for the hearing date of September 19, 2019, with the following modifications: (Add any
proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2019-
0088, as presented during the hearing on September 19, 2019, for the following reasons: (You should state specific reasons for
denial)
Continuance
I move to continue File Number H-2019-0088 to the hearing date of (insert continued hearing date here) for the following
reason(s): (You should state specific reason(s) for continuance)
Item #5C: Nick Estates Subdivision (H-2019-0086)
Application(s):
➢ Combined Preliminary and Final Plat
Size of property, existing zoning, and location: This site consists of 1.4 acres of land, zoned R-4, located at 1180 N. Ten Mile Rd.
Adjacent Land Use & Zoning: Property is surrounded by other SFH with R-4 and R-8 zoning.
Comprehensive Plan FLUM Designation: MDR (3-8 units/acre)
Summary of Request: A combined preliminary and final plat consisting of 4 building lots on 1.4 acres in the R-4 zoning district. There
is an existing home on the property which the applicant is proposing to retain. The accessory structure will be removed.
Density: The gross density of the proposal comes in at 2.84 dwelling units per acre, slightly less than the 3-8 units/acre envisioned in
the MDR FLUM designation. As such, staff has advised the applicant that a request to “step-down” the density to LDR would be
appropriate if they wish to keep this proposed configuration and the applicant has indicated that this is the route they would like to take.
Staff does support the requested “step-down” due to this being infill development and that the configuration of the property makes it
difficult to hit the desired MDR densities. Overall, staff believes the proposed density is compatible with the surrounding residential
developments.
Access: The submitted plat shows the existing home retaining its access to N. Ten Mile Rd. while the three other homes take access
via a shared common drive. The applicant is requesting a waiver from Council to retain this existing access as allowed per UDC 11-3A-
3. Staff is recommending that this existing access be closed and that all the homes in the development share the common drive
access. This recommendation includes the installation of the required 25-foot wide landscaping buffer where the current driveway is.
ACHD has also included this reconfiguration as a condition of approval in their staff report.
In addition, staff is recommending that a minimum 20-foot wide cross access easement be recorded from the common drive to the
northern property line. Should the property to the north ever redevelop, this would allow them to take access via this common drive and
further limit the points of access out to Ten Mile Rd. Common drives are limited to a maximum of 6 homes taking access, so this
condition would only be applicable if the property to the north redeveloped with 2 homes.
Written Testimony: Aaron Rush, applicant’s representative – In agreement w/staff report except for condition A.8, which requires the
cross access agreement to the property to the north and condition B.18, a public works condition which requires the installation of a
street light along N. Ten Mile Rd. in accord with section 6-3 of the Meridian Design Standards.
Staff Recommendation: Approval w/conditions in the staff report
Notes:
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H-
2019-0086, as presented in the staff report for the hearing date of September 19, 2019, with the following modifications: (Add any
proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2019-
0086, as presented during the hearing on September 19, 2019, for the following reasons: (You should state specific reasons for
denial)
Continuance
I move to continue File Number H-2019-0086 to the hearing date of (insert continued hearing date here) for the following
reason(s): (You should state specific reason(s) for continuance)
EIDIAN,!
IDAHO
PLANNING AND ZONING MEETING AGENDA
September 19, 2019
Agenda Item Number: 5 A
Item Title: Public Hearing for TM Creek East Apartments
(H-2019-0089)
By SCS TM Creek and SCS Brighton, Generally Located 'A mile
East of S. Ten Mile Rd,
1. Request: A Conditional Use Permit for a multi -family development
consisting of 235 dwelling units on 8.3 acres of land in the R-40 zoning
district.
Meeting Notes:
I TEM SHEET
C ouncil Agenda I tem - 5.A .
Presenter:
Estimated Time f or P resentation: 0
Title of I tem - Public Hearing for T M Creek East Apartments (H-2019-0089) by S C S T M C reek
and S C S B righton, Generally L ocated ¼ mile east of S. Ten M ile Rd., south of W. F ranklin
Rd., in the NW ¼ of Section 14, Township 3N., Range 1W.
C lic k Here for Applic ation Materials
C lic k Here to S ign Up to Tes tify at Hearing
AT TAC HM E NT S:
Description Type Upload D ate
S taff Report S taff Report 9/13/2019
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STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
DATE: 9/19/2019
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development Services
Manager
208-887-2211
SUBJECT: TM Creek East Apartments
H-2019-0089
PROPERTY LOCATION:
The site is generally located ¼ mile east
of S. Ten Mile Rd. and south of W.
Franklin Rd., in the NW ¼ of Section 14,
Township 3N., Range 1W.
I. PROJECT DESCRIPTION
The Applicant has submitted an application for a conditional use permit (CUP) for a multi-family
development consisting of 235 residential dwelling units on 8.3 acres of land in the R-40 zoning
district. Alternative Compliance is requested to UDC 11-3A-19B.3a in regard to parking standards;
and to UDC 11-4-3-27B.3 pertaining to private usable open space standards.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 8.3
Future Land Use Designation Mostly HDR with a small portion MU-C (TMISAP)
Existing Land Use Vacant/undeveloped
Proposed Land Use(s) Multi-family development
Current Zoning R-40
Proposed Zoning NA
Physical Features (waterways,
hazards, flood plain, hillside)
Ten Mile Creek runs along north boundary of site
Neighborhood meeting date; # of
attendees:
07/25/2019; 1 attendee
History (previous approvals) AZ-03-015 (DA #114045759), PP-13-030 (TM Creek); H-
2015-0018 [AZ (DA #2016-037777), MDA TM Creek East];
H-2016-0067 (TM Creek MDA #2016-073497)
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B. Community Metrics
Description Details Page
Ada County Highway District
Staff report (yes/no) Yes
Requires ACHD Commission
Action (yes/no)
No
Access (Arterial/Collectors/State
Hwy/Local)(Existing and Proposed)
Access is proposed via (1) access via S. Wayfinder Ave. & (2)
accesses via W. Cobalt Ave., both collector streets
Water
Distance to Water Services 0 feet
Pressure Zone 2
Estimated Project Water ERU’s See application
Water Quality This phase of the development will result in a long dead-end
water main, which may result in poor water quality. Future
development to east will eliminate this dead-end and correct
this potential problem.
Project Consistent with Water
Master Plan
Yes
Impacts/Concerns Long dead-ends to service and fire lines will lower water
quality and fire flow. Suggest continuing water main to east
to loop back into Cobalt. Cobalt Avenue water main
improvements need to be completed for this development to
have access to water.
COMPASS (Communities in
Motion 2040 2.0)
Mixed Use (CIM Vision Category); 235 new households; 0
new jobs; does not exceed CIM forecast
Fire Service
Distance to Fire Station 2 miles
Fire Response Time 5 minutes (under ideal conditions)
Resource Reliability 81% (does not meet targeted goal of 85% or greater)
Risk Identification 2 (current resources would not be adequate to supply service)
Accessibility Meets all requirements
Special/resource needs Aerial device required (can meet this requirement)
Water Supply 5,250 gal./minute for 2 hours
Police Service No comments received
West Ada School District
Distance (elem, ms, hs) 1.7 miles (Peregrine Elementary); 2.5 miles (Meridian
Middle); 1.6 miles (Meridian High)
Capacity of Schools Currently under capacity [650 (Peregrine Elementary); 1,250
(Meridian Middle); 2,400 (Meridian High)]
# of Students Enrolled 552 (Peregrine Elementary); 1,243 (Meridian Middle); 2,080
(Meridian High)
Wastewater
Distance to Sewer Services 0 feet
Sewer Shed 2 – South Black Cat Trunkshed
Estimated Project Sewer
ERU’s
See application
WRRF Declining Balance 13.69
Project Consistent with
WW Master Plan/Facility
Plan
Yes
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C. Project Area Maps
Future Land Use Map
Aerial Map
Zoning Map
Planned Development Map
III. APPLICANT INFORMATION
A. Applicant
SCS TM Creek & SCS Brighton – 2929 W. Navigator, #400 – Meridian, ID 83642
B. Owner:
Same as Applicant
C. Representative:
Michael D. Wardle, Brighton Corporation – 2929 W. Navigator, #400, Meridian, ID 83642
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IV. NOTICING
A. Newspaper notification published on: 8/30/2019
B. Radius notice mailed to properties within 300 feet on: 8/27/2019
C. Applicant posted notice on site on: 9/4/2019
D. Nextdoor posting: 8/27/2019
V. STAFF ANALYSIS
Applications:
Conditional Use Permit (CUP):
A CUP is required for a multi-family development in the R-40 zoning district per UDC Table 11-
2A-2 and per provision #5.1u in the Development Agreement (Inst. #2016-037777). The
proposed development consists of 235 residential dwelling units (apartments) on 8.3 acres of land
in the R-40 zoning district. This is the second phase of multi-family apartments in the TM Creek
development. This project is proposed to be constructed in one phase with staged occupancy as
shown in Section VII.A.
Alternative Compliance (ALT):
Alternative Compliance is requested to the parking standard listed in UDC 11-3A-19B.3a; and to
the private open space standard listed in UDC 11-4-3-27B.3. Explanations of the Applicant’s
proposal are included below under the applicable sections.
A. Development Agreement:
Development of the property is subject to the terms of the recorded Development Agreement(s)
for this property (#114045759 and subsequent addendums #2016-037777 and #2016-073497).
The subject property is required be subdivided prior to issuance of any building permits for
this site per provision #5.1w of the Development Agreement (Inst. #2016-037777). See the DA
for a complete list of provisions applicable to development of this site.
B. Existing Structures/Site Improvements:
None
C. Existing Zoning
R-40
D. Proposed Use
Multi-family development consisting of 235 residential (apartment) units consisting of a mix of
studio (35), 1-bedroom (100), 2-bedroom (92), and 3-bedroom (8) units at a gross & net density
of 28.3 units per acre. Square footages (s.f.) of the unit types are as follows: studio units – 512
s.f.; 1-bedroom units – 685 s.f.; 2-bedroom units – 1,036 s.f.; and 3-bedroom units – 1,265 s.f.
E. Site Plan:
A site plan was submitted showing how the site is proposed to develop with structures and
associated parking and access driveways (see Section VII.A).
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F. Landscape Plan:
A landscape plan was submitted showing how the site is proposed to be landscaped (see Section
VII.B).
G. Building Elevations:
Conceptual building elevations were submitted for the three (3) proposed 4-story structures as
shown in Section VII.D. Building material are proposed to consist of hardicoat stucco in two (2)
colors (light and dark gray) and 3x3x10 king size running bond brick veneer (red/gray) with a
pre-finished metal parapet cap (dark bronze).
Final design is required to comply with the design standards listed in the Architectural
Standards Manual and the guidelines in the Ten Mile Interchange Specific Area Plan. The
building elevations submitted with the Certificate of Zoning Compliance and Design Review
applications should be consistent with those standards and guidelines.
H. Dimensional Standards: 11-2A-8
All development must comply with the dimensional standards of the R-40 zoning district listed in
UDC Table 11-2A-8.
The height of the structures at 48’6” at the tallest points comply with the maximum building height
allowed in the district of 60 feet. When the property is subdivided, the proposed structures should
comply with the setback standards. Street buffers will be required to be constructed with the
subdivision improvements.
I. Access: 11-3A-3
Access is proposed to be provided via one (1) access via S. Wayfinder Ave. and two (2) accesses
via W. Cobalt Ave., both collector streets, which run along the west and south boundaries of the
site. The Ten Mile Creek runs along the north boundary of the site; because access across the
creek is proposed via Wayfinder Ave., another access is not required on this site. Access via a
local street is not available to this site. A cross-access easement should be granted to the
adjacent property to the east in accord with UDC 11-3A-3A.2 via a note on the plat and/or a
separate recorded agreement.
UDC 11-3A-3 limits access points to collector streets to ensure motorists can safety enter all
streets. Therefore, Staff recommends the easternmost access via W. Cobalt Dr. is removed
and only one access is allowed via W. Cobalt Ave unless otherwise waived by Council.
J. Floodplain:
A portion of this site along the Ten Mile creek is located within the Meridian Floodplain Overlay
District. Prior to any development occurring within the Overlay District, the Applicant is
required to submit, and the City shall review and approve, a floodplain development
application which includes the necessary analysis and documents under MCC Title 10,
Chapter 6, including hydraulic and hydrologic analysis.
K. Specific Use Standards:
The proposed use is subject to the following standards: (Staff’s analysis/comments in italic text)
11-4-3-27: MULTI-FAMILY DEVELOPMENT:
Multi-family developments with multiple properties shall be considered as one property for the
purpose of implementing the standards set forth in this section.
A. Purpose:
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1. To create multi-family housing that is safe and convenient and that enhances the quality
of life of its residents.
2. To create quality buildings and designs for multi-family development that enhance the
visual character of the community.
3. To create building and site design in multi-family development that is sensitive to and
well integrated with the surrounding neighborhood.
4. To create open space areas that contribute to the aesthetics of the community, provide an
attractive setting for buildings, and provide safe, interesting outdoor spaces for residents.
B. Site Design:
1. Buildings shall provide a minimum setback of ten feet (10') unless a greater setback is
otherwise required by this title and/or title 10 of this Code. Building setbacks shall take
into account windows, entrances, porches and patios, and how they impact adjacent
properties. Complies
2. All on-site service areas, outdoor storage areas, waste storage, disposal facilities, and
transformer and utility vaults shall be located in an area not visible from a public street,
or shall be fully screened from view from a public street. The site plan depicts screened
trash enclosures; all proposed transformer/utility vaults shall comply with this
requirement.
3. A minimum of eighty (80) square feet of private, usable open space shall be provided for
each unit. This requirement can be satisfied through porches, patios, decks, and/or
enclosed yards. Landscaping, entryway and other accessways shall not count toward this
requirement. In circumstances where strict adherence to such standard would create
inconsistency with the purpose statements of this section, the Director may consider an
alternative design proposal through the alternative compliance provisions as set forth in
section 11-5B-5 of this title. Alternative Compliance is requested to provide zero or a
lesser amount of private open space than required, as follows: 0 for studio units; 76 s.f.
for 1-bedroom units; 67 s.f. for 2-bedroom units; and 81 s.f. for 3-bedroom units. As an
alternative, the Applicant proposes site amenities above the minimum requirements
coupled with innovative new urban design with an emphasis on integrated internal open
space, facilities and access to the Ten Mile Creek regional pathway system. Because the
proposed design includes design features consistent with “new urbanism” and promotes
walkable and mixed use neighborhoods with access to the adjacent regional pathway
along the Ten Mile creek and a vast amount of open space, the Director finds the
Applicant’s proposal to be sufficient and approves the Alternative Compliance request as
proposed.
4. For the purposes of this section, vehicular circulation areas, parking areas, and private
usable open space shall not be considered common open space. These areas were not
included in the common open space calculations for the site.
5. No recreational vehicles, snowmobiles, boats or other personal recreation vehicles shall
be stored on the site unless provided for in a separate, designated and screened area.
6. The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to
All Districts", of this title.
7. Developments with twenty (20) units or more shall provide the following:
a. A property management office.
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b. A maintenance storage area.
c. A central mailbox location, including provisions for parcel mail, that provide safe
pedestrian and/or vehicular access.
d. A directory and map of the development at an entrance or convenient location for
those entering the development. (Ord. 18-1773, 4-24-2018)
The site plan submitted with the Certificate of Zoning Compliance application should
depict these items.
C. Common Open Space Design Requirements:
1. A minimum area of outdoor common open space shall be provided as follows:
a. One hundred fifty (150) square feet for each unit containing five hundred (500) or
less square feet of living area. Not applicable
b. Two hundred fifty (250) square feet for each unit containing more than five hundred
(500) square feet and up to one thousand two hundred (1,200) square feet of living
area. 227 units are between 500 and 1,200 s.f.; therefore, a total of 56,750 s.f. (or 1.3
acres) of common open space is required for these units.
c. Three hundred fifty (350) square feet for each unit containing more than one
thousand two hundred (1,200) square feet of living area. 8 units contain more than
1,200 s.f.; therefore, 2,800 s.f. (or 0.06 of an acre) of common open space is required
for these units.
At a minimum, a total of 59,550 s.f. (or 1.37 acres) of outdoor common open space is
required to be provided in the proposed development. A total of 2.25 acres (or 27.1% of
the site) is proposed to be provided as shown in Section VII.C in excess of the minimum
standards. Although some of the area (i.e. street buffers along collector streets) counted
does not qualify, the area that does qualify far exceeds the minimum standards.
2. Common open space shall be not less than four hundred (400) square feet in area, and
shall have a minimum length and width dimension of twenty feet (20'). The central
common area/courtyard complies with this requirement.
3. In phased developments, common open space shall be provided in each phase of the
development consistent with the requirements for the size and number of dwelling units.
This project is proposed to be developed in one (1) phase.
4. Unless otherwise approved through the conditional use process, common open space
areas shall not be adjacent to collector or arterial streets unless separated from the street
by a berm or constructed barrier at least four feet (4') in height, with breaks in the berm or
barrier to allow for pedestrian access. (Ord. 09-1394, 3-3-2009, eff. retroactive to 2-4-
2009) As mentioned above, the buffers along collector streets do not count toward the
qualified open space required for the development.
D. Site Development Amenities:
1. All multi-family developments shall provide for quality of life, open space and recreation
amenities to meet the particular needs of the residents as follows:
a. Quality of life:
(1) Clubhouse.
(2) Fitness facilities.
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(3) Enclosed bike storage.
(4) Public art such as a statue.
b. Open space:
(1) Open grassy area of at least fifty by one hundred feet (50 x 100') in size.
(2) Community garden.
(3) Ponds or water features.
(4) Plaza.
c. Recreation:
(1) Pool.
(2) Walking trails.
(3) Children's play structures.
(4) Sports courts.
2. The number of amenities shall depend on the size of multi-family development as
follows:
a. For multi-family developments with less than twenty (20) units, two (2) amenities
shall be provided from two (2) separate categories.
b. For multi-family development between twenty (20) and seventy five (75) units, three
(3) amenities shall be provided, with one from each category.
c. For multi-family development with seventy five (75) units or more, four (4)
amenities shall be provided, with at least one from each category.
d. For multi-family developments with more than one hundred (100) units, the decision
making body shall require additional amenities commensurate to the size of the
proposed development.
3. The decision making body shall be authorized to consider other improvements in
addition to those provided under this subsection D, provided that these improvements
provide a similar level of amenity. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
Based on 235 proposed units, a minimum of 4 amenities are required; however, the
decision making body is authorized to consider other improvements in addition to those
provided.
The following amenities are proposed from the quality of life, open space and recreation
categories: a clubhouse with a 24-hour resident lounge, full kitchen, entertainment area,
game area, 24-hour fitness center featuring Rogue equipment, a work room and wi-fi
throughout all amenity areas; and outdoor amenities as follows: a resort style swimming
pool & year-round spa, poolside patio & grilling area, several shade structures, pool
lounge, ping pong/lounge area, yoga and fireside seating. Access to the multi-use
pathway adjacent to the north boundary of the site along the Ten Mile creek is also
proposed. The proposed amenities exceed the minimum UDC requirements.
E. Landscaping Requirements:
1. Development shall meet the minimum landscaping requirements in accord with chapter 3,
"Regulations Applying to All Districts", of this title.
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2. All street facing elevations shall have landscaping along their foundation. The foundation
landscaping shall meet the following minimum standards:
a. The landscaped area shall be at least three feet (3') wide.
b. For every three (3) linear feet of foundation, an evergreen shrub having a minimum
mature height of twenty four inches (24") shall be planted.
c. Ground cover plants shall be planted in the remainder of the landscaped area.
The landscape plan should be revised to include landscaping as required.
F. Maintenance and Ownership Responsibilities: All multi-family developments shall record
legally binding documents that state the maintenance and ownership responsibilities for the
management of the development, including, but not limited to, structures, parking, common
areas, and other development features. (Ord. 16-1672, 2-16-2016) The Applicant shall comply
with this requirement.
L. Parking: (11-3C-6 & 11-3A-19)
Per UDC Table 11-3C-6 for multi-family developments, the minimum number of off-street
parking spaces are required to be provided: 1-bedroom units require 1.5 spaces per dwelling unit
with at least one of those in a covered carport or garage; and 2- and 3-bedroom units require 2
spaces per unit with at least one in a covered carport or garage.
Based on 35 studio and 100 1-bedroom units; and 100 2- and 3-bedroom units, a minimum of 235
covered carport or garage spaces and 168 uncovered parking spaces should be provided for a total
of 403 spaces. A total of 415 spaces are proposed, consisting of 235 covered spaces (48 garage &
187 carport spaces) and 180 uncovered spaces, in excess of the minimum UDC standards; a total
of 12 extra spaces are proposed. Although extra spaces are proposed, Staff is concerned that
even more uncovered spaces should be provided to accommodate parking for guests and
residents who use their garages for storage instead of parking. Therefore, Staff recommends
the site area is expanded to include the “notched out” area at the southeast corner of the site
and additional parking is provided in that area.
Parking spaces are required to be 19’ long x 9’ wide; when a bumper overhangs onto a
sidewalk or landscaped area, the parking stall dimensions may be reduced 2’ in length if 2’
is added to the width of the sidewalk or landscaped area planted in ground cover per UDC
11-3C-5B.4 or wheel stops may be provided to prevent vehicle overhang beyond the
designated parking stall dimensions. The plans should be revised to comply with this
standard.
UDC 11-3A-19B.3a states no more than 50% of the total off-street parking area for the site shall
be located between building facades and abutting streets. Where parking cannot comply with this
standard, the UDC requires screening by berms, landscaping walls, architectural elements, or a
combination of these elements is provided to produce an appropriate buffer adjacent to public
spaces and roadways per UDC 11-3A-19B.3f. All of the parking on the site is between the
adjacent collector streets and the structures. The Applicant requests Alternative Compliance to
this standard. The justification for the request is that by providing parking on the periphery of the
site adjacent to the abutting collector streets it provides an opportunity for a far greater amount of
usable common open space to be provided centrally within the development. As an alternative
means of compliance to UDC 11-3A-19B.3a, the Applicant proposes berming within the street
buffers along the adjacent collector streets and garages that back up to the street buffers which
will assist in screening the parking areas from the streets. The Director is amenable to the
proposed alternative compliance as it provides an equal or superior means of meeting the intent of
the standard.
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Bicycle parking is required to be provided in accord with the standards listed in UDC 11-3C-6C
and G. A minimum of 17 spaces is required; a total of 33 spaces are proposed – 8 exterior spaces
and 25 interior secured spaces, in accord with UDC standards. Exterior bike racks only appear to
be shown in two locations, one at the south ends of each buildings on the east & west sides of the
development; Staff recommends a minimum of two (2) racks are provided for each building
(one at each end) and in the central common area.
M. Sidewalks:
Five-foot wide detached sidewalks are proposed outside of the site boundary adjacent to the
collector streets along the west and south boundaries.
N. Pathways:
A short segment of the 10-foot wide multi-use pathway along the south side of the Ten Mile
creek is proposed at the northwest corner of the site. Staff recommends additional pedestrian
pathways are provided to the north boundary of this site for connection to the multi-use
pathway planned off-site along the Ten Mile creek – one from the sidewalk in front of the
eastern apartment building and at least one (1) from the central common area.
Internal pedestrian walkways are required to be distinguished from the vehicular driving
surfaces through the use of pavers, colored or scored concrete, or bricks per UDC 11-3A-
19B.4b; the landscape plan should be revised to comply with this requirement.
O. Landscaping
Parking lot landscaping is required to be provided in accord with the standards listed in UDC 11-
3B-8C. A perimeter landscape buffer is required along the east boundary of the site;
landscaping is not depict on the plan. The planting area in planter islands is required to be
a minimum of 5’ measured inside curbs; some of the planter areas appear to be less than 5’.
All planter islands that serve a single row of parking should be landscaped with at least one
tree and be covered with low shrubs, lawn or other vegetative groundcover. The landscape
plan should be revised accordingly.
A 20-foot wide street buffer is required with development of the subdivision along S. Wayfinder
Ave. and W. Cobalt Dr., both collector streets, landscaped per the standards listed in UDC 11-
3B-7C.
P. Waterways:
The Ten Mile creek runs off-site along the north boundary of this site and should be protected
during construction.
Q. Fencing:
All fencing is required to comply with the standards listed in UDC 11-3A-6 and 11-3A-7.
Fencing is not depicted on the landscape plan.
R. Utilities
All utilities for the proposed use are required to be installed at or below grade in accord with the
City’s adopted standards, specifications and ordinances.
The proposed development is required to connect to the City water and sewer systems, unless
otherwise approved by the City Engineer. (See UDC 11-3A-21)
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S. Certificate of Zoning Compliance & Design Review:
Prior to submittal for building permits, a Certificate of Zoning Compliance and Design Review
application is required to be submitted and approved by the Planning Division. Plans submitted
with those applications should comply with the conditions of approval in Section VIII of this
report. Prior to submittal of these applications, a subdivision is required to be recorded that
contains this property.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed conditional use permit and alternative compliance
requests with the conditions in Section VIII of this report.
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VII. EXHIBITS
A. Site Plan (dated: 7/31/2019) & Staged Occupancy Plan
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B. Landscape Plan (dated: 7/30/2019)
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C. Qualified Open Space Exhibit (dated: 7/31/19)
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D. Building Elevations (dated: 6/27/2019) & Floor Plans
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VIII. CITY/AGENCY COMMENTS
A. Planning Division
1. Future development of this site shall comply with the provisions in the Development
Agreement (AZ-13-015, Inst. #114045759) and amended Development agreements (H-
2015-0018, Inst. #2016-037777; and H-2016-0067, Inst. #2016-073497) and the
conditions contained herein.
2. The Developer/Owner shall comply with the specific use standards listed in UDC 11-4-3-
27, Multi-Family Development except as approved through Alternative Compliance with
this application. The Director approved the Applicant’s request for Alternative
Compliance to the private usable open space standard listed in UDC 11-4-3-27B.3 to
allow zero or a lesser amount of private usable open space as follows: 0 for studio units;
76 s.f. for 1-bedroom units; 67 s.f. for 2-bedroom units; and 81 s.f. for 3-bedroom units.
3. The site/landscape plan submitted with the Certificate of Zoning Compliance application
shall be revised as follows:
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a. All street facing elevations shall have landscaping along their foundation in accord
with the standards listed in UDC 11-4-3-27E as follows: 1) the landscaped area shall
be at least three feet (3') wide; 2) for every three (3) linear feet of foundation, an
evergreen shrub having a minimum mature height of twenty four inches (24") shall
be planted; and 3) ground cover plants shall be planted in the remainder of the
landscaped area.
b. Depict a property management office; maintenance storage area; central mailbox
location, including provisions for parcel mail, that provide safe pedestrian and/or
vehicular access; and a directory and map of the development at an entrance or
convenient location for those entering the development as set forth in UDC 11-4-3-
27B.7.
c. All on-site service areas, outdoor storage areas, waste storage, disposal facilities, and
transformer and utility vaults shall be located in an area not visible from a public
street, or shall be fully screened from view from a public street.
d. Depict additional pedestrian pathways to the north boundary of this site for
connection to the multi-use pathway planned along the south side of the Ten Mile
creek [i.e. one from the sidewalk in front of the eastern apartment building and at
least one (1) from the central common area].
e. Internal pedestrian walkways are required to be distinguished from the vehicular
driving surfaces through the use of pavers, colored or scored concrete, or bricks per
UDC 11-3A-19B.4b.
f. Parking lot landscaping shall be depicted in accord with the standards listed in UDC
11-3B-8C. A landscaped perimeter buffer is required along the east boundary; the
planting area in planter islands is required to be a minimum of 5’ measured inside
curbs; all planter islands that serve a single row of parking shall be landscaped with
at least one tree and be covered with low shrubs, lawn or other vegetative
groundcover.
g. Parking spaces shall be 19’ long x 9’ wide; when a bumper overhangs onto a
sidewalk or landscaped area, the parking stall dimensions may be reduced 2’ in
length if 2’ is added to the width of the sidewalk or landscaped area planted in
ground cover per UDC 11-3C-5B.4 or wheel stops may be provided to prevent
vehicle overhang beyond the designated parking stall dimensions.
h. Remove the easternmost driveway via W. Cobalt Dr. in accord with UDC 11-3A-3,
which limits access points via collector streets, unless otherwise waived by City
Council.
i. Expand the site area to include additional parking for guests in the “notched out” area
at the southeast corner of the site.
j. Depict berming within the street buffers along the collector streets as proposed with
the request for Alternative Compliance to the standard listed in UDC 11-3A-19B.3a.
k. Provide a minimum of two (2) bicycle racks for each multi-family building (one at
each end) and in the central common area.
5. Revise the qualified open space exhibit included in Section VII.C to exclude the area in
the collector street buffers.
6. All multi-family developments shall record legally binding documents that state the
maintenance and ownership responsibilities for the management of the development,
Meridian City Council Meeting Agenda September 19, 2019 – Page 117 of 152
Page 23
including, but not limited to, structures, parking, common areas, and other development
features as set forth in UDC 11-4-3-27F. A recorded copy of said documents shall be
submitted to the Planning Division prior to issuance of the first Certificate of
Occupancy for the development.
7. A cross-access easement shall be granted to the adjacent property to the east in accord
with UDC 11-3A-3A.2 via a note on the plat and/or a separate recorded agreement.
8. Prior to any development occurring within the Overlay District, the Applicant is required
to submit, and the City shall review and approve, a floodplain development application
which includes the necessary analysis and documents under MCC Title 10, Chapter 6,
including hydraulic and hydrologic analysis.
9. The site layout and structures shall be designed to comply with the Structure and Site
Design Standards listed UDC 11-3A-19 (except as approved by the Director through
Alternative Compliance), the multi-family residential design standards listed in the
Architectural Standards Manual, and the design guidelines in the Ten Mile Interchange
Specific Area Plan except as approved through Alternative Compliance with this
application. The Director approved the Applicant’s request for Alternative Compliance to
11-3A-19B.3a – The applicant shall provide berming within the street buffers along the
abutting collector streets and garages that back up to the buffer for screening of the
parking areas from the street as proposed.
10. The subject property shall be subdivided prior to issuance of any building permits
for this site per requirement of the Development Agreement (Inst. #2016-037777).
11. A Certificate of Zoning Compliance and Design Review application(s) is required to be
submitted to the Planning Division and approved prior to submittal of building permit
applications.
B. Public Works Department
1. Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to
provide service outside of a public right-of-way. Minimum cover over sewer mains is
three feet, if cover from top of pipe to sub-grade is less than three feet than alternate
materials shall be used in conformance of City of Meridian Public Works Departments
Standard Specifications.
2. The applicant shall provide easement(s) for all public water/sewer mains outside of
public right of way (include all water services and hydrants). The easement widths shall
be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be
dedicated via the plat, but rather dedicated outside the plat process using the City of
Meridian’s standard forms. The easement shall be graphically depicted on the plat for
reference purposes. Submit an executed easement (on the form available from Public
Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,
which must include the area of the easement (marked EXHIBIT A) and an 8 ½” x 11”
map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be
sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a
note to the plat referencing this document. All easements must be submitted, reviewed,
and approved prior to development plan approval.
3. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways,
intersecting, crossing or laying adjacent and contiguous to the area being developed shall
Meridian City Council Meeting Agenda September 19, 2019 – Page 118 of 152
Page 24
be tiled per UDC 11-3A-6. In performing such work, the applicant shall comply with
Idaho Code 42-1207 and any other applicable law or regulation.
4. Any existing domestic well system within this project shall be removed from domestic
service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian
Engineering Department at (208)898-5500 for inspections of disconnection of services.
Wells may be used for non-domestic purposes such as landscape irrigation if approved by
Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190.
5. Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment
procedures and inspections (208)375-5211.
6. Street signs are to be in place, water system shall be approved and activated, and at a
minimum, a compacted gravel road base shall be in place prior to applying for building
permits.
7. All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures.
8. Applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as determined during the plan review process, prior to the
issuance of a plan approval letter.
9. It shall be the responsibility of the applicant to ensure that all development features
comply with the Americans with Disabilities Act and the Fair Housing Act.
10. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
11. Developer shall coordinate mailbox locations with the Meridian Post Office.
12. All grading of the site shall be performed in conformance with MCC 11-12-3H.
13. Compaction test results shall be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
14. The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation
district or ACHD. The design engineer shall provide certification that the facilities have
been installed in accordance with the approved design plans. This certification will be
required before a certificate of occupancy is issued for any structures within the project.
15. At the completion of the project, the applicant shall be responsible to submit record
drawings per the City of Meridian AutoCAD standards. These record drawings must be
received and approved prior to the issuance of a certification of occupancy for any
structures within the project.
16. The City of Meridian requires that the owner post to the City a warranty surety in the
amount of 20% of the total construction cost for all completed sewer, water and reuse
infrastructure for duration of two years. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit, cash deposit or bond. Applicant must file an application for
surety, which can be found on the Community Development Department website. Please
contact Land Development Service for more information at 887-2211.
Meridian City Council Meeting Agenda September 19, 2019 – Page 119 of 152
Page 25
C. Meridian Fire Department
http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=176157
D. West Ada School District
http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=176130
E. Department of Environmental Quality (DEQ):
http://weblink.meridiancity.org/weblink8/0/doc/176396/Page1.aspx
F. Community Planning Association of Southwest Idaho
http://weblink.meridiancity.org/weblink8/0/doc/176893/Page1.aspx
G. Central District Health Department
http://weblink.meridiancity.org/weblink8/0/doc/176948/Page1.aspx
H. Ada County Highway District (ACHD):
http://weblink.meridiancity.org/weblink8/0/doc/176985/Page1.aspx
IX. FINDINGS
A. Conditional Use Permit (UDC 11-5B-6E)
The Commission shall base its determination on the Conditional Use Permit request upon the
following:
1. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
Staff finds that the subject property is large enough to accommodate the proposed use and
dimensional and development regulations of the R-40 district (see Analysis, Section V for
more information).
2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in
accord with the requirements of this Title.
Staff finds that the proposed use is consistent with the TMISAP future land use map
designations of MU-C and HDR and is allowed as a conditional use in UDC Table 11-2A-2
in the R-40 zoning district. Further, Staff finds the proposed high density residential use and
tall structures proposed adjacent to a MU-C designated area with a pedestrian oriented design
to be consistent with the Comprehensive Plan for HDR designated areas.
3. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of the
same area.
Staff finds the proposed design of the development, construction, operation and maintenance
should be compatible with the mix of other uses planned for this area and with the intended
character of the Ten Mile Interchange area and that such uses will not adversely change the
character of the area.
Meridian City Council Meeting Agenda September 19, 2019 – Page 120 of 152
Page 26
4. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity.
Staff finds that if the applicant complies with the conditions outlined in this report, the proposed
use will not adversely affect other property in the area. The Commission should weigh any
public testimony provided to determine if the development will adversely affect other
properties in the vicinity.
5. That the proposed use will be served adequately by essential public facilities and services
such as highways, streets, schools, parks, police and fire protection, drainage structures,
refuse disposal, water, and sewer.
Staff finds that essential public services are available to this property and that the use will be
adequately served by these facilities.
B. Alternative Compliance (UDC 11-3A-19.2A)
In order to grant approval for alternative compliance, the director shall determine the
following findings:
1. Strict adherence or application of the requirements is not feasible; OR
While it’s feasible for the applicant to comply with UDC standards pertaining to private open
space and parking standards, the Director finds the development offers an improved design as
proposed.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
The Director finds the design proposed by the applicant, which incorporates “new urbanism”
design features that promote walkable and mixed use neighborhoods and provides a vast
amount of open space, provides an equal or superior means for meeting the requirements.
3. The alternative means will not be materially detrimental to the public welfare or impair
the intended uses and character of the surrounding properties.
The Director finds that the proposed alternative means will not be detrimental to the public
welfare or impair the intended use/character of the surrounding properties and will actually
contribute to the character and mixed use neighborhood in this area of the City.
Meridian City Council Meeting Agenda September 19, 2019 – Page 121 of 152
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EIDIANDAHO
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PLANNING AND ZONING MEETING AGENDA
September 19, 2019
Agenda Item Number: 5 B
Item Title: Public Hearing for Idaho Fine Arts Academy (H-2019-0088)
By West Ada School District. Located at 915 E. Central Dr.
1. Request: A Rezone of 18.96 acres from the I -L (Light Industrial) zoning
district to the C -G (General Retail and Service District)
Meeting Notes:
I TEM SHEET
C ouncil Agenda I tem - 5.B .
Presenter:
Estimated Time f or P resentation: 0
Title of I tem - Public Hearing for Idaho F ine Arts Academy (H-2019-0088) by West Ada S chool
D istrict, L ocated at 915 E. Central D r.
C lic k Here for Applic ation Materials
C lic k Here to S ign Up to Tes tify at Hearing
AT TAC HM E NT S:
Description Type Upload D ate
S taff Report Cover Memo 9/13/2019
Meridian City Council Meeting Agenda September 19, 2019 – Page 122 of 152
Page 1
HEARING
DATE:
9/19/2019
TO: Planning & Zoning Commission
FROM: Kevin Holmes, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0088
Idaho Fine Arts Academy
LOCATION: 915 E. Central Drive
(SE ¼ of Section 18, T.3N., R.1E.)
I. PROJECT DESCRIPTION
Rezone of 18.96 acres of land from the I-L (Light Industrial) district to the C-G (General Retail and
Service District) zoning district.
II. SUMMARY OF REPORT
A. Project Summary
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Description Details Page
Acreage 18.96
Future Land Use Designation Commercial
Existing Land Use Idaho State University parking lot (under construction),
athletics field and associated parking
Proposed Land Use(s) Education Institution and associated parking
Current Zoning I-L (Light Industrial)
Proposed Zoning C-G (General Retail and Service Commercial District)
Lots (# and type; bldg/common) 2 existing buildable lots
Physical Features (waterways,
hazards, flood plain, hillside)
Nine Mile Creek along west property boundary
Neighborhood meeting date; # of
attendees:
June 27, 2019; 1 attendee
History (previous approvals) AZ-09-001; DA #99050962; PFP-03-005; CPA-07-005;
H-2019-0045; A-2019-0171
Meridian City Council Meeting Agenda September 19, 2019 – Page 123 of 152
Page 2
B. Project Area Maps
III. APPLICANT INFORMATION
A. Applicant:
Joe Yochum, West Ada School District – 1303 E. Central Dr., Meridian, ID 83642
B. Owners:
West Ada School District – 1303 E. Central Dr., Meridian, ID 83642
Idaho State University – 921 S. 8th Ave., Pocatello, ID 83209
C. Representative:
Jessica Heggie, Hummel Architects – 2785 N. Bogus Basin Rd., Boise, ID 83702
Future Land Use Map
Aerial Map
Zoning Map
Planned Development Map
Meridian City Council Meeting Agenda September 19, 2019 – Page 124 of 152
Page 3
IV. NOTICING
Planning & Zoning
Posting Date
City Council
Posting Date
Legal notice published in
newspaper 8/30/2019
Radius notification mailed to
properties within 300 feet 8/27/2019
Nextdoor posting 8/27/2019
Public hearing notice sign posted
on property 9/9/2019
V. STAFF ANALYSIS
The applicant, West Ada School District (WASD), has applied for a rezone of 18.96 acres of land
from the I-L to the C-G zoning district. This request is consistent with the Commercial Future Land
Use Map (FLUM) designation as noted below in Section V.A. The legal description submitted with
the application, included in Exhibit VII.A, shows the boundaries of the property proposed to be
rezoned.
While no development is proposed with the subject rezone request, the applicant has submitted a
preliminary site layout showing the construction of a new fine arts academy for the West Ada School
District in the northeast corner of the property along E. Central Drive. The school is anticipated to
enroll students in grades 6-12. The current I-L zoning does not allow public educational institutions.
In the requested C-G zoning, public educational institutions are principally permitted, subject to the
specific use standards of UDC 11-4-3-14. If the subject rezone is approved, Certificate of Zoning
Compliance and Design Review for an educational institution will be required. There is no concept,
or future development shown for the middle of the property that is currently improved with grass and
used for recreational purposes. The southern portion of the subject property has already received
Certificate of Zoning Compliance and Design Review approval (A-2019-0171) for the construction of
a parking lot to serve the Idaho State University (ISU) facility to the east.
With rezone requests, the City may require the applicant to enter into a development agreement (DA)
pursuant to Idaho Code section 67-6511A. In this case, Staff does not recommend that a DA be
entered into at this time for this property. All of the surrounding properties are already zoned C-G.
The current I-L zoning this property has is incompatible with the surrounding uses and what the
Comprehensive Plan FLUM envisions for this area. In the event that the WASD plans do not
materialize, and this property is sold off, the requested C-G zoning is preferable to the current I-L
zoning. Should this occur, the uses allowed under the C-G designation on this property would be still
be subject to previous conditions of approval, administrative review, and Code requirements and
conditions of the C-G zoning. In addition, staff believes that the policies of the Comprehensive Plan
(analyzed immediately below in Section V.A) support the decision to create an entitlement
framework for the school district which expedites development and ensures development consistent
with City Code.
A. Comprehensive Plan (Comprehensive Plan))
This site is designated Commercial on the Future Land Use Map (FLUM) contained in the
Comprehensive Plan. The Commercial designation allows a wide variety of commercial, retail,
and appropriate public uses, including schools.
The proposed rezone demonstrates compliance with the following policies of the Plan: (Staff’s
comments in italics)
Meridian City Council Meeting Agenda September 19, 2019 – Page 125 of 152
Page 4
• “Look for ways to streamline the permitting and land use review process for approval of new
school facilities.” (3.02.01G)
Not requiring the WASD to enter into a DA at this time will streamline the review process for
subsequent phases of development on this property.
• “Engage all education levels (K-12) to develop a highly educated and innovative workforce
with an entrepreneurial mindset.” (4.02.03D)
The proposed 6-12 grade school will provide a more specialized curriculum than may not be
found at a traditional high school, contributing to the diverse and innovative work force the
Comprehensive Plan envisions.
• “Ensure compatibility of schools with neighborhoods and adjacent land uses.” (3.02.01J)
To the west of this property are office uses, to the north is the Idaho State Police facility, and
to the east is the existing WASD and ISU campus. All these properties are currently zoned C-
G. Therefore, the proposed C-G zoning is more compatible than the existing I-L zoning. Staff
has reviewed the adjacent land uses and determined they are compatible with a future
educational institution or any potential other uses allowed by the C-G zoning.
B. Existing Structures/Site Improvements:
There is an existing parking lot and athletic field currently located on the northern portion of the
property. The southern portion of the property is being developed separately by ISU as a parking
lot. The provided conceptual plan shows a reconfiguration of the existing parking lot along E.
Central Drive and the construction of a Fine Arts Academy in the northeast corner of the
property. These site improvements are all required to be reviewed through the Certificate of
Zoning Compliance and Design Review process and will be subject to all applicable code
requirements and previous approvals. This includes the multi-use pathways, which are required to
be built with the first phase of WASD development as a condition of approval of the preceding
shot plat (H-2019-0045).
C. Proposed Zoning/Use Analysis:
The proposed C-G zoning district is consistent with the existing Commercial FLUM designation.
While no development/use is proposed with the subject rezone, it is envisioned that WASD will
construct a fine arts school on this site. Public Educational Institutions are listed as a principal
permitted use in the C-G zoning district per UDC Table 11-2B-2 subject to the specific use
standards of UDC 11-4-3-14.
D. Dimensional Standards (UDC Table 11-2B-3):
Development is required to comply with the dimensional standards listed in UDC Table 11-2B-3
for the C-G district. Staff has reviewed the subject property and found the existing lots comply
with the minimum property size requirement. Future structures should comply with the minimum
setback, height, and other dimensional standards of the requested district.
E. Access (UDC 11-3A-3):
UDC 11-3A-3A and Comprehensive Plan policy 3.06.02C directs development to limit private
access points on collector streets. The intent of the code and policy is to reduce congestion and
conflict points that cause safety concerns. The submitted preliminary layout plan depicts retaining
the existing two points of access from the northern parking lot to E. Central Dr., a collector
roadway. With the CZC and Design Review application, staff recommends the applicant remove
one of the existing access points to E. Central Dr. and utilize the drive aisle access approved with
the short plat (H-2019-0045), along the eastern edge of the property. This drive also provides
Meridian City Council Meeting Agenda September 19, 2019 – Page 126 of 152
Page 5
access to the ISU parking lot on the southern property and the existing parking lot to the east of
the subject property. All of Lot 1, Block 1, should be shown/included with said CZC and Design
Review application.
F. Parking (UDC Table 11-3C-6):
Off-street vehicle parking is required to be provided for all new developments in accord with the
standards of UDC 11-3C. The design and layout of all parking facilities should be in compliance
with the standards of UDC 11-3A-19. Parking calculations and configurations will be reviewed
through the CZC and Design Review process.
G. Pathways (UDC 11-3A-8, 11-3B-12C):
The Pathways Master Plan identifies multi-use pathway segments along the western edge of this
property, connecting from the southwest to the northeast corner and along E. Central Dr. Through
the preceding short plat approval, the appropriate public access easements have been dedicated
for these connections. A condition of approval for said short plat is that these pathways be
constructed with the first WASD phase of development. With the required CZC and Design
Review applications, the applicant should submit plans showing these facilities constructed to the
standards listed in UDC 11-3A-8 and 11-3B-12C.
H. Sidewalks (UDC 11-3A-17):
A seven-foot attached sidewalk currently exists along E. Central Dr. With the first phase of
WASD development, this sidewalk should be replaced with a ten-foot wide multi-use pathway in
accord with the Pathways Master Plan and previous approvals for this property (H-2019-0045).
I. Landscaping (UDC 11-3B):
A 20-foot wide landscape buffer is required along E. Central Dr. in accord with UDC Table 11-
2B-3 and the standards listed in UDC 11-3B-7. Parking lot landscaping is required in accord with
the standards listed of UDC 11-3B-8. A full landscape plan shall be included in any future CZC
and Design Review applications and will be reviewed for compliance at that time.
J. Waterways (UDC 11-3A-6):
The Nile Mile Creek, a natural waterway, runs along the western edge of the subject property. Per
UDC 11-3A-6B.1, this waterway shall remain as a natural amenity and shall not be piped or
otherwise covered. The submitted preliminary site layout shows the creek remaining.
K. Fencing (UDC 11-3A-6, 11-3A-7):
All new fencing is required to comply with the standards listed in UDC 11-3A-7. No fencing is
proposed or shown with this application.
L. Utilities (UDC 11-3A-21):
All development is required to connect to the City water and sewer system unless otherwise
approved by the City Engineer in accord with UDC 11-3A-21. City water and sewer services are
stubbed to this site.
M. Pressure Irrigation (UDC 11-3A-15):
An underground pressurized irrigation system is required to be provided for the development in
accord with UDC 11-3A-15.
N. Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in all developments; design and construction shall
follow best management practice as adopted by the City as set forth in UDC 11-3A-18.
Meridian City Council Meeting Agenda September 19, 2019 – Page 127 of 152
Page 6
O. Building Elevations (UDC 11-3A-19 | Architectural Standards Manual):
No building elevations were submitted with this application. The applicant is required to submit
elevations through the CZC and Design Review application process. All elevations shall comply
with the standards of the Meridian Architectural Standards Manual.
P. Certificate of Zoning Compliance (CZC)/Design Review (DR):
Prior to submittal of building permit applications, CZC and DR approval is required for all
structures and site modifications to ensure consistency with UDC standards, design
standards listed in the Architectural Standards Manual, specific use standards, and
previous approvals.
VI. DECISION
A. Staff:
Staff finds the proposed Rezone is consistent with the Comprehensive Plan and future
development will comply with the standards of the UDC; therefore, Staff recommends approval
of the proposed Rezone.
Meridian City Council Meeting Agenda September 19, 2019 – Page 128 of 152
Page 7
VII. EXHIBITS
A. Rezone Legal Description and Exhibit Map
Meridian City Council Meeting Agenda September 19, 2019 – Page 129 of 152
Page 8
Meridian City Council Meeting Agenda September 19, 2019 – Page 130 of 152
Page 9
Meridian City Council Meeting Agenda September 19, 2019 – Page 131 of 152
Page 10
B. Preliminary Site Layout (date: 4/30/2019)
Meridian City Council Meeting Agenda September 19, 2019 – Page 132 of 152
Page 11
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING COMMENTS
1. Prior to submittal of building permit applications, Certificate of Zoning Compliance and
Design Review approval is required for any structures and/or site modifications to ensure
consistency with UDC standards, design standards listed in the Architectural Standards
Manual, and previous approvals.
B. PUBLIC WORKS
1. No comment
Meridian City Council Meeting Agenda September 19, 2019 – Page 133 of 152
Page 12
FINDINGS
C. Rezone (UDC 11-5B-3E)
Required Findings: Upon recommendation from the commission, the council shall make a full
investigation and shall, at the public hearing, review the application. In order to grant an
annexation and/or rezone, the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Staff finds that the proposed map amendment to C-G and conceptual development plan is
consistent with the Commercial FLUM designations and goals of the Comprehensive Plan.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds that the proposed map amendment to the C-G zoning district is consistent with the
purpose statement for commercial districts in UDC 11-2B-1.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Staff finds that the proposed zoning map amendment will not be detrimental to the public
health, safety, or welfare. City utilities will be extended at the expense of the applicant. Staff
recommends the Commission and Council consider any oral or written testimony that may be
provided when determining this finding.
4. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the city including, but not limited
to, school districts; and
Staff finds that the proposed zoning amendment will not result in any adverse impact upon the
delivery of services by any political subdivision providing services to this site.
5. The annexation (as applicable) is in the best interest of city.
This finding this is not applicable because the request is for a rezone, not annexation.
Meridian City Council Meeting Agenda September 19, 2019 – Page 134 of 152
E IDIAN
DAHO
PLANNING
AND ZONING MEETING AGENDA
September 19, 2019
Agenda Item Number: 5 C
Item Title: Public Hearing for Nick Estates Subdivision (H-2019-0086)
By LR Geomatics, PLLC., Located at 1180 N. Ten Mile Rd.
1. Request: To combine a Preliminary/Final Plat consisting of 4 building lots
on 1.4 acres of land in the R-4 zoning district.
Meeting Notes:
I TEM SHEET
C ouncil Agenda I tem - 5.C.
Presenter:
Estimated Time f or P resentation:
Title of I tem - Public Hearing for Nick Estates S ubdivision (H-2019-0086) by L R Geomatics,
P L L C ., L ocated 1180 N. Ten M ile Rd.
C lic k Here for Applic ation Materials
C lic k Here to S ign Up to Tes tify at Hearing
AT TAC HM E NT S:
Description Type Upload D ate
S taff Report S taff Report 9/13/2019
Meridian City Council Meeting Agenda September 19, 2019 – Page 135 of 152
Page 1
HEARING
DATE:
9/19/2019
TO: Planning & Zoning Commission
FROM: Kevin Holmes, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0086
Nick Estates Subdivision
LOCATION: 1180 N. Ten Mile Rd.
I. PROJECT DESCRIPTION
Combined preliminary and final plat consisting of four residential building lots on 1.4 acres
of land in the R-4 zoning district. The applicant is requesting a waiver from City Council per
UDC 11-3A-3 for the existing residence to retain its driveway access to N. Ten Mile Rd.
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Meridian City Council Meeting Agenda September 19, 2019 – Page 136 of 152
Page 2
II. SUMMARY OF REPORT
A. Project Summary
B. Community Metrics
Description Details
Acreage 1.4
Future Land Use Designation Medium Density Residential (MDR)
Existing Land Use Single Family Residential
Proposed Land Use(s) Single Family Homes
Current Zoning R-4
Proposed Zoning R-4
Lots (# and type; bldg/common) Four buildable; Four common
Phasing plan (# of phases) NA
Number of Residential Units (type
of units)
Four, single-family homes
Density (gross & net) 2.84 Gross/3.2 Net
Open Space (acres, total [%] /
buffer / qualified)
NA
Amenities NA
Physical Features Eight Mile Lateral along east boundary
Neighborhood meeting date; # of
attendees:
June 28, 2019; Five attendees
Description Details
Wastewater
• Distance to Sewer Services 0-Feet
• Sewer Shed 4
• Estimated Project Sewer
ERU’s
See Application
• WRRF Declining Balance
• Project Consistent with
WW Master Plan/Facility
Plan
Yes
Water
• Distance to Water Services 0-Feet
• Pressure Zone 2
• Estimated Project Water
ERU’s
See Application
• Water Quality No concerns
• Project Consistent with
Water Master Plan
Yes
• Impacts/Concerns No concerns
Grocery Store Less than ½ mile away to the north on N. Ten Mile Rd.
Meridian City Council Meeting Agenda September 19, 2019 – Page 137 of 152
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C. Project Area Maps
Future Land Use Map
Aerial Map
Zoning Map
Planned Development Map
Meridian City Council Meeting Agenda September 19, 2019 – Page 138 of 152
Page 4
III. APPLICANT INFORMATION
A. Applicant:
Nick Shearer – 1180 N. Ten Mile Rd., Meridian, ID 83642
B. Owner:
Same as applicant
C. Representative:
LR Geomatics, PLLC – 2850 W. Mirmonte St., Meridian, ID 83646
IV. NOTICING
Planning & Zoning
Posting Date
City Council
Posting Date
Newspaper notification 8/30/2019
Radius notification mailed to
properties within 300 feet 8/27/2019
Applicant posting of site 9/1/2019
Nextdoor posting 8/27/2019
V. STAFF ANALYSIS
A combined preliminary and final plat is proposed for four residential building lots on 1.41 acres in
the R-4 zoning district. The proposed plat also includes four common lots; three to contain the
required 25-foot landscape buffer along N. Ten Mile Rd., and one for a common drive. The three
interior, eastern-most residential lots are shown as taking access via this common drive.
There is an existing single-family home and an accessory structure currently on the property. The
applicant is proposing to retain the residence while removing the accessory structure. The existing
house currently takes direct access from N. Ten Mile Rd., an arterial roadway. The applicant is
requesting a waiver from Council to retain this direct access rather than take access from the common
drive, per UDC 11-3A-3 (see section F below for further analysis).
A. Future Land Use Map Designation (https://www.meridiancity.org/compplan)
The Future Land Use Map Designation for this property is Medium Density Residential (MDR).
This designation calls for 3-8 dwelling units per acre. The proposed subdivision has a gross
density 2.84 d.u. per acre and a net density of 3.2 d.u. per acre. This density is slightly lower than
what is envisioned by the MDR designation. Since this density is not consistent with the MDR
FLUM designation, the applicant should request a “step-down” in density to Low Density
Residential (LDR) from City Council pursuant to the Comprehensive Plan.
Staff is in support of this lower unit count and a “step-down” in density to LDR as the site is infill
and is constrained by its small size and dimensions which reduces the area of potential buildable
lots. In addition, should the property to the north redevelop and share access with this
development, the combined properties will be restricted to six lots due to the common drive
requirements of UDC 11-6C-3D.1 Overall, the proposed use and density is harmonious with the
existing surrounding residential developments.
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B. Comprehensive Plan Policies (https://www.meridiancity.org/compplan):
Staff finds the following Comprehensive Plan policies to be applicable to this property
and apply to the proposed use (staff analysis in italics):
1. “Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City.” (3.01.01F)
Staff finds City services are available at this point in time and the development is contiguous
to the City.
2. “Encourage infill development.” (3.04.02B)
Staff finds that, if approved, this proposed development meets the definition of infill
development.
3. “Require appropriate landscaping and buffers along transportation corridor (setback,
vegetation, low walls, berms, etc.)” (3.06.02F)
The submitted plans include a 25-foot landscape buffer along N. Ten Mile Rd., which staff
finds meets the requirements of code.
4. “Provide housing options close to employment and shopping centers.” (3.07.02F)
Major employment and retail developments are planned for the Ten Mile interchange directly
south of this proposed development. In addition, there is a commercial hub at the intersection
of N. Ten Mile Rd. and W. Cherry Ln., less than a quarter-mile to the north.
C. Existing Structures/Site Improvements:
There is an existing single-family home and an accessory structure currently on the property. The
applicant is proposing to retain the residence on Lot 2, Block 1 while removing the accessory
structure. Existing structures remaining on the property must conform the R-4 dimensional
standards.
D. Proposed Use Analysis:
The property is currently zoned R-4. The proposed single-family dwellings are a permitted use in
this zoning as set forth in Table 11-2A-2.
E. Dimensional Standards (UDC 11-2):
The site shall conform with the dimensional standards of the R-4 zoning district as set forth in
Table 11-2A-5. The average lot size is 12,490 square feet with a minimum lot size of 10,747
square feet. Per UDC 11-2A-3B.3, lots taking access from a common drive do not require street
frontage. Staff is recommending that all lots take access from a common drive. The location
of structures shall conform to all applicable setbacks and dimensional requirements.
F. Access (UDC 11-3A-3):
The interior Lots 6, 7, 8, Block 1 are proposed to take access via a common drive to N. Ten Mile
Rd., meeting the street access requirements of UDC 11-3A-3A. The applicant is requesting a
Council waiver to retain the direct access for the existing home out to N. Ten Mile Rd., an arterial
roadway. The stated intent of UDC 11-3A-3 is “to improve safety by limiting and/or combining
access points to arterial streets”. Action Item 3.06.02D of the Comprehensive Plan also directs the
City to “restrict private curb cuts and access points on collector and arterial streets.” Therefore,
staff recommends that the access for the existing home (Lot 2, Block 1) be closed and the lot
take access off the proposed common drive to the north. The draft staff report provided by
ACHD is also contains a site specific condition of approval requiring this revision.
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In addition, staff recommends that a twenty-foot wide access easement from the north
property line to the common drive be granted to the property to the north (1300 N. Ten
Mile Rd.). Should said property redevelop in the future, this will ensure they are able to
utilize existing access points to N. Ten Mile Rd. in accord with the standards of UDC 11-3A-
3A.
G. Parking (UDC 11-3C):
Off-street parking is required to be provided for single-family detached dwellings based on the
number of bedrooms per unit as set forth in UDC Table 11-3C-6.
H. Sidewalks (UDC 11-3A-17):
Unless waived by the director, detached sidewalks are required along all arterial roadways in
accord with UDC 11-3A-17C. Seven-foot wide attached sidewalks currently exist along N. Ten
Mile Rd. and the director has deemed this sufficient. Staff recommends the existing drive be
closed and a seven-foot wide sidewalk be installed to match the surrounding improvements.
I. Landscaping (UDC 11-3B):
A twenty-five foot wide landscaping buffer is proposed along N. Ten Mile Rd. in accord with
UDC 11-3B-7. The plans should be modified to depict the entire landscape buffer adjacent
to Lot 2, Block 1 in a single common lot.
The submitted landscape plan shows the common drive (Lot 4, Block 1) bisecting the landscaping
common lot along N. Ten Mile Rd. This has created a very small, 21-foot by 16-foot, landscaping
common lot at the northwest corner or the property (Lot 5, Block 1) as well as a roughly 75-foot
unbuildable section of Lot 6, Block 1 along the common drive. Staff recommends that this 75-
foot section of Lot 6, Block 1 be combined with the landscaping common lot along N. Ten
Mile Rd. into a single common lot to be maintained by the Nick Estates Homeowners
Association.
J. Qualified Open Space (UDC 11-3G):
At 1.41 acres, the property is less than the five-acre threshold to require qualified open space per
UDC 11-3G-2.
K. Waterways (UDC 11-3A-6):
No waterways present on the property itself. A 3.5-foot wide irrigation easement is located along
the eastern property line for the Eight Mile Lateral.
L. Fencing (UDC 11-3A-6, 11-3A-7):
All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A-
6 and 11-3A-7. Four-foot chain-link fencing along the northern property line and six-foot closed-
vision wood fencing along the southern property line is proposed to remain. These fences meet
the requirements listed above.
M. Pressurized Irrigation System (UDC 11-3A-15):
An underground pressurized irrigation (PI) system is required to be provided for each lot within
the development. The current proposal depicts the PI pump station within a buildable lot (Lot 8,
Block 1). City of Meridian irrigation standards, UDC 11-3B-6E, require that if a PI pump station
is required on the developed property, such station shall be on a lot solely dedicated to that pump
station. Said lot shall be owned by the entity that owns and operates the PI system. The applicant
Meridian City Council Meeting Agenda September 19, 2019 – Page 141 of 152
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should revise the plat and landscape plan to place the PI pump station on its own dedicated
common lot to be owned and maintained by the Owners Association.
N. Utilities (UDC 11-3A-21):
Connection to City water and sewer services is proposed in accord with UDC 11-3A-21. The
existing home will be required to hook up to services within 60 days of Council approval. A
street light plan will need to be submitted prior to the City Engineers signature on the plat.
Street light plan requirements are listed in section 6-7 of the City's Design Standards. One
type 1 streetlight, 35-feet in height with a 12-foot mast arm is required. See Section VIII
below for Public Works comments and conditions.
O. Building Elevations (UDC 11-3A-19 | Architectural Standards Manual):
The applicant has not provided any building elevations. Prior to Commission, the applicant
should provide elevations of the proposed single-family homes to Planning staff.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed combined preliminary and final plat per the
conditions listed in Section VIII.
B. Commission:
Enter Summary of Commission Decision.
C. City Council:
Enter Summary of City Council Decision.
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VII. EXHIBITS
A. Preliminary/Final Plat (date: 7/16/2019)
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B. Landscape Plan (date: 7/15/2019)
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VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. The preliminary/final plat included in Section VII.A shall be revised as follows:
a. Lots 1 and 3, Block 1 shall be combined into one common lot to cover the entire
frontage along N. Ten Mile Rd. adjacent to Lot 2, Block 1.
b. Lot 5, Block 1 shall be extended at least 75-feet to the east to cover the entire 16-foot
wide strip of property located on the north side of the shared common drive.
c. The pressurize irrigation pump shall be located on a dedicated common lot to be
owned and maintained by the homeowners association. Add associated note to the
face of the plat stating ownership and maintenance responsibilities. d. Note 5: Add instrument number.
2. The landscape plan included in Section VII.B shall be revised as follows:
a. Revised Lot and Block numbering to match the submitted preliminary/final plat.
b. Lots 1 and 3, Block 1 shall be combined into one common lot to cover the entire
frontage along N. Ten Mile Rd. adjacent to Lot 2, Block 1. This lot shall be
landscaped to the standards of UDC 11-3B-7C-3.
c. Revise the plan to show the existing home taking access from the shared common
drive.
d. Lot 5, Block 1 shall be extended at least 75-feet to the east to cover the entire 16-foot
wide strip of property located on the north side of the shared common drive. e. Revise the plan to show the pressurize irrigation pump located on a dedicated
common lot to be owned and maintained by the homeowners association.
3. The applicant shall request a “step-down” in density to Low Density Residential from City
Council pursuant to the Comprehensive Plan.
4. Any remaining structures outside of the existing single family home on Lot 2, Block 1 shall
be removed prior to signature on the final plat by the City Engineer.
5. Close the existing 46-foot wide residential driveway onto N. Ten Mile Rd. located 216-feet
north of Forecast Street with vertical curb, gutter, and seven-foot wide concrete sidewalk to
match the existing improvements on either side.
6. Prior to the Planning and Zoning Commission hearing, provide Planning staff with building
elevations of the proposed single-family homes.
7. The existing home shall connect to City services within 60 days of Council approval.
8. Prior to signature on the plat by the City Engineer, a minimum 20-foot wide cross-access
easement shall be recorded to allow the property to the north to access the shared common
drive, Lot 4, Block 1.
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9. Prior to signature on the plat by the City Engineer, a common driveway exhibit depicting the
setbacks, fencing, building envelope, and orientation of the lots and structures shall be
provided to the Planning Department.
10. Comply with all bulk, use, and development standards of the R-4 zoning district listed in
UDC Table 11-2A-5.
11. Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-
3A-15, UDC 11-3B-6 and MCC 9-1-28.
12. Comply with the sidewalk standards as set forth in UDC 11-3A-17.
13. Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
14. Construct storm water integration facilities that meet the standards as set forth in UDC 11-
3B-11C.
15. Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,
blocks, street buffers, and mailbox placement.
16. The applicant shall provide a letter to the Meridian Planning Department from the United
States Postal Service stating the mailbox locations for the development have been approved.
17. Protect any existing trees on the subject property that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
18. All fencing installed shall comply with the standards set forth in UDC 11-3A-7.
19. The applicant and/or assigns shall have the continuing obligation to provide irrigation that
meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping
as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
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20. All common open space shall be maintained by an owner's association as set forth in UDC
11-3G-3F1.
21. The project is subject to all current City of Meridian ordinances.
22. The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility
of the area.
23. The applicant has a continuing obligation to comply with the outdoor lighting provisions as
set forth in UDC 11-3A-11.
24. The applicant, property owner, and/or managing body shall have an ongoing obligation to
maintain all landscaping and constructed features within the clear vision triangle consistent
with the standards in UDC 11-3A-3.
25. No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter
3 Article D and receive approval for such signs.
26. The applicant shall complete all improvements related to public life, safety, and health as set
forth in UDC 11-5C-3B. A surety agreement may be accepted for other improvements in
accord with UDC 11-5C-3C.
27. The combined preliminary and final plat approval shall be null and void if the applicant fails
to either 1) obtain the City Engineer signature on a final plat within two years; or, 2) gain
approval of a time extension as set forth in UDC 11-6B-7.
28. Upon installation of the landscaping and prior to inspection by Planning Division staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
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B. PUBLIC WORKS
1. Sanitary sewer service to this development is available via extension of existing mains
adjacent to the development. The applicant shall install mains to and through this subdivision;
applicant shall coordinate main size and routing with the Public Works Department, and
execute standard forms of easements for any mains that are required to provide service.
Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less
than three feet than alternate materials shall be used in conformance of City of Meridian
Public Works Departments Standard Specifications.
2. Water service to this site is available via extension of existing mains adjacent to the
development. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
3. All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures. Where approved by the City Engineer, an owner may post a
performance surety for such improvements in order to obtain City Engineer signature on the
final plat as set forth in UDC 11-5C-3B.
4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
5. A letter of credit or cash surety in the amount of 110% will be required for all incomplete
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
6. The City of Meridian requires that the owner post with the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided
by the owner to the City. The applicant shall be required to enter into a Development Surety
Agreement with the City of Meridian. The surety can be posted in the form of an irrevocable
letter of credit, cash deposit or bond. Applicant must file an application for surety, which can
be found on the Community Development Department website. Please contact Land
Development Service for more information at 887-2211.
7. The City of Meridian requires that the owner post to the City a warranty surety in the amount
of 20% of the total construction cost for all completed sewer, and water infrastructure for a
duration of two years. This surety amount will be verified by a line item final cost invoicing
provided by the owner to the City. The surety can be posted in the form of an irrevocable
letter of credit, cash deposit or bond. Applicant must file an application for surety, which can
be found on the Community Development Department website. Please contact Land
Development Service for more information at 887-2211.
8. In the event that an applicant and/or owner cannot complete non-life, non-safety and non-
health improvements, prior to City Engineer signature on the final plat and/or prior to
occupancy, a surety agreement may be approved as set forth in UDC 11-5C-3C.
9. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
10. It shall be the responsibility of the applicant to ensure that all development features comply
with the Americans with Disabilities Act and the Fair Housing Act.
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11. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-1-4B.
14. Compaction test results shall be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
15. The engineer shall be required to certify that the street centerline elevations are set a
minimum of 3-feet above the highest established peak groundwater elevation. This is to
ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above.
16. The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation
district or ACHD. The design engineer shall provide certification that the facilities have been
installed in accordance with the approved design plans. This certification will be required
before a certificate of occupancy is issued for any structures within the project.
17. At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
18. Street light plan requirements are listed in section 6-7 of the Improvement Standards for
Street Lighting (http://www.meridiancity.org/public_works.aspx?id=272). All street lights
shall be installed at developer’s expense. Final design shall be submitted as part of the
development plan set for approval, which must include the location of any existing street
lights. The contractor’s work and materials shall conform to the ISPWC and the City of
Meridian Supplemental Specifications to the ISPWC. Contact the City of Meridian
Transportation and Utility Coordinator at 898-5500 for information on the locations of
existing street lighting.
19. The applicant shall provide easement(s) for all public water/sewer mains outside of public
right of way (include all water services and hydrants). The easement widths shall be 20-feet
wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via
the plat, but rather dedicated outside the plat process using the City of Meridian’s standard
forms. The easement shall be graphically depicted on the plat for reference purposes. Submit
an executed easement (on the form available from Public Works), a legal description
prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of
the easement (marked EXHIBIT A) and an 81/2” x 11” map with bearings and distances
(marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document. All easements must be submitted, reviewed, and approved prior to signature of
the final plat by the City Engineer.
20. Applicant shall be responsible for application and compliance with and NPDES permitting
that may be required by the Environmental Protection Agency.
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21. Any existing domestic well system within this project shall be removed from domestic
service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Water
Department at (208)888-5242 for inspections of disconnection of services. Wells may be used
for non-domestic purposes such as landscape irrigation if approved by Idaho Department of
Water Resources.
22. Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact the Central District Health Department for
abandonment procedures and inspections.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 9-1-28.C.1). The applicant should be required to use any existing
surface or well water for the primary source. If a surface or well source is not available, a
single-point connection to the culinary water system shall be required. If a single-point
connection is utilized, the developer will be responsible for the payment of assessments for
the common areas prior to development plan approval.
24. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be addressed
per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-
1207 and any other applicable law or regulation.
C. FIRE DEPARTMENT
1. All roadways shall be marked “No Parking Fire Lane” per International Fire Code Sections
503.3 & D103.6.
2. Fire Flow: One and two family dwellings not exceeding 3,600 square feet require a fire-flow
of 1,000 gallons per minute for a duration of 1 hours to service the entire project. One and
two family dwellings in excess of 3,600 square feet require a minimum fire flow as specified
in Appendix B of the International Fire Code. Fire Hydrant spacing shall be provided as
required by Appendix C of the International Fire Code.
3. Roadways: All entrances, internal roads, drive aisles, and alleys shall have a turning radius of
28’ inside and 48’ outside, per International Fire Code Section 503.2.4.
4. Emergency response routes and fire lanes shall not be allowed to have traffic calming devices
installed without prior approval of the Fire Code Official. National Fire Protection IFC
503.4.1.
5. Access: Operational fire hydrants, temporary or permanent street signs, and access roads with
an all-weather surface are required to be installed before combustible construction material is
brought onto the site, as set forth in International Fire Code Section (IFC) 501.4.
6. Addressing: The applicant shall work with Public Works and Planning Department staff to
provide an address identification plan and a sign which meets the requirements of the City of
Meridian sign ordinance and is placed in a position that is plainly legible and visible from the
street or road fronting the property, as set forth in International Fire Code Section 505.1 and
Meridian Amendment 104-4-1.
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D. POLICE DEPARTMENT
No comments provided
E. NAMPA MERIDIAN IRRIGATION DISTRICT
http://weblink.meridiancity.org/WebLink8/0/doc/176148/Page1.aspx
F. ADA COUNTY HIGHWAY DISTRICT (DRAFT)
http://weblink.meridiancity.org/WebLink8/0/doc/176953/Page1.aspx .
G. IDAHO TRANSPORTATION DEPARTMENT
http://weblink.meridiancity.org/WebLink8/0/doc/176080/Page1.aspx
H. CENTRAL DISTRICT HEALTH DEPARTMENT
http://weblink.meridiancity.org/WebLink8/0/doc/176143/Page1.aspx
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IX. FINDINGS
1. Combined Final and Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat is in substantial compliance with the adopted Comprehensive
Plan in regard to land use, transportation, and circulation.
b. Public services are available or can be made available and are adequate to accommodate
the proposed development;
Staff finds that public services will be provided to the subject property upon development.
c. The plat is in conformance with scheduled public improvements in accord with the City’s
capital improvement program;
Because City water and sewer and any other utilities will be provided by the development at
their own cost, Staff finds that the subdivision will not require the expenditure of capital
improvement funds.
d. There is public financial capability of supporting services for the proposed development;
Staff recommends the Commission and Council rely upon comments from the public service
providers (i.e., Police, Fire, ACHD, etc.) to determine this finding.
e. The development will not be detrimental to the public health, safety or general welfare;
and
Staff is not aware of any health, safety, or environmental problems associated with the
platting of this property that should be brought to the Commission and/or Council’s attention.
ACHD considers road safety issues in their analysis. Staff recommends that the Commission
and Council consider any public testimony that may be presented when determining whether
or not the proposed subdivision may cause health, safety or environmental problems of which
staff is unaware.
f. The development preserves significant natural, scenic or historic features.
Staff is unaware of any significant natural, scenic, or historic features that exist on this site.
Meridian City Council Meeting Agenda September 19, 2019 – Page 152 of 152