PZ - SubArea Plan Draft Adopted by Resolution # XY-ABCD
On Month Day, Year
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ACKNOWLEDGEMENTS
Mayor and City Council Sharolyn Ririe, Subarea Property Owners
Robert Simison, Mayor Warren Ririe, Subarea Property Owners
Treg Bernt, President Kent Rock, Launch Development Finance Advisors
Joe Borton Duane Schwisow, Subarea Property Owners
Luke Cavener Steve Siddoway, City of Meridian
Brad Hoaglun, Vice President Warren Stewart, City of Meridian
Jessica Perreault Bob Taunton, Urban Land Institute
Liz Strader Clair Waite, Subarea Property Owners
Jon Wardle, Brighton Corporation
Mike Wardle, Brighton Corporation
Planning and Zoning Commission Anne Wescott, Galena Consulting
Bill Cassinelli
Nick Grove Technical Analysis and Support Team
Maria Lorcher
Rhonda McCarvel Cameron Arial, Community Development Director
Andrew Seal Mike Barton, Parks Superintendent
Nate Wheeler Victoria Cleary, Economic Development Administrator
Steven Yearsley Caleb Hood, AICP, Planning Division Manager
Brian McClure, AICP, Comprehensive Associate Planner
Stakeholders
Consultant Team
Rodney Ashby, City of Nampa
Mike Barton, City of Meridian Logan Simpson
Jason Boal, Ada County Leland Consulting Group
Clay Carley, Old Boise, LLC
Doug Critchfield, City of Nampa
Greg Curtis, Nampa-Meridian Irrigation District
Marci Horner, West Ada School District
Tyler Johnson, Launch Development Finance Advisors
Justin Lucas, Ada County Highway District
Becky McKay, Engineering Solutions
Emily Mueller, Mark Bottles Real Estate
Deb Peterson, Boise Valley Church of the Brethren
www.meridiancity.orgtplanning/fields
CONTENTS
Introduction 1-1
■ Overview. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1-1
■ Plan Purpose and Scope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1-2
■ Guide to the Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1-2
■ Background and Site Description. . . . . . . . . . . . . . . . . . . . . . . . . . .1-3
Public Process 2-1
■ Overview. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2-1
■ Stakeholder Roundtables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2-1
■ Concept Refinement Charrettes. . . . . . . . . . . . . . . . . . . . . . . . . . . 2-4
The Plan. Our Vision 3-1
■ Overview. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3-1
■ Illustrative Framework Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3-2
■ Transportation Framework . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3-3
■ Parks and Pathways Framework. . . . . . . . . . . . . . . . . . . . . . . . . . . .3-5
■ Economic Framework. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3-7
■ Character Framework. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3-10
■ Star/McMillan Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3-15
Implementation 4-1
■ Overview. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4-1
■ Implementation Priorities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-2
■ Critical Path Items. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-3
■ Implementation Sequencing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-4
■ Implementation Financing Considerations. . . . . . . . . . . . . . . . . . 4-5
■ Available Infrastructure Funding Tools . . . . . . . . . . . . . . . . . . . . . 4-6
■ Implementation Actions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4-10
www.meridiancity.org/planning/fields
INTRODUCTION
Overview
The Fields Area, bound by Ustick Road, McDermott The recommendations within this Plan add to, but do not
Road, Chinden Boulevard and Can-Ada Road, presents replace, those of the Comprehensive Plan and development
an incredible opportunity to plan for one of the City's ordinances. Additional coordination and analysis will be
last growth areas, in a way that aligns with the Vision necessary to ensure appropriate timing and integration of
described in the Meridian Comprehensive Plan; continues development in this area. This chapter discusses some of
to grow the employment base; and integrates high-quality the major issues that need to be considered or resolved
neighborhoods, parks and pathways, and schools. A central as development proceeds. Any proposed development
mixed-use activity center will serve as a hub for surrounding is anticipated to be consistent with this Plan, the
neighborhoods, and integrates neighborhood-scale retail Comprehensive Plan, the Unified Development Code, and
and services, office, civic, and park space in the very center state/federal regulations.
of the Area.
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Below:Birdseye aerial of the existing four square mile Fields Area,looking northwest from approximately the intersection of McDermott and Ustick Roads
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www.meridiancity.org/planning/fields
FIELDS Plan Purpose and Scope
SUBAREA WA
o "'T
R The Fields Subarea Plan builds upon the vision and intent of
NV IDAHOwY the 2019 City of Meridian Comprehensive Plan. Subsequent
CA UT to the Comprehensive Plan adoption, City Council prioritized
- IDDL TO A `? •% The Fields Area for detailed planning that would make it more
F' development-ready. As the City continues to grow, and with
the attractiveness of a new high school, planned fire and police
"2 station, and scheduled funding for new sewer infrastructure,
investment and development interest in the area has
' r - accelerated. This Plan will help ensure consistent, integrated
�.. development. The Plan builds on the City's Comprehensive
Plan and Future Land Use Map and Ada County Highway
m{{B District's (ACHD) Master Street Map.
The purpose of this Plan is to ensure that The Fields Area
implements the vision of the Comprehensive Plan, and
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . is vibrant, self-sufficient, and distinctly Meridian. All of
Above:Regional context of The Fields Area the unique location-specific circumstances and challenges
Below:Future Land Use for The Fields Area are opportunities when consistently channeled and furthered o
a Chinden Rd a :� within the context of this Plan. j
Guide to the Plan
The Fields Subarea Plan is structured in four chapters: _
_ - >> Chapter 1. Introduction outlines the plan purpose and
1 A scope, details guiding information, and illustrates key
1 t = site features and constraints.
Chapter2. Public Process illustrates the development of
McMillan Rd the Plan through coordination with stakeholders and the V)
community. _0
_---. w oenar Resaemai
Mea,�M�, R�,�,� » Chapter . The Plan describes an overall illustrative plan; °>
Med-Hqh Density Reeid.nw details land use, transportation, and park frameworks; o
lays out a possible design scenario for the Star/McMillan
Mixed Um Neghbarhwd center, and illustrates the anticipated built character.
M-6U"c06 dy >> Chapter 4. Implementation outlines an overall process o
t rn.e use ROOK" t
Ustick Rd Mir U-NH R.eM.W and next steps, and key funding mechanisms. v
www.meridiancity.org/planning/fields
Background and Site Description at the south. Two future interchanges are planned: one at
The Fields Area is an approximately four-square mile area Chinden Boulevard and one at Ustick Road.
located at the northwest corner of Meridian and bounded The area's only existing collector street, Owyhee Storm
by Ustick Road on the south, Can-Ada Road on the west, Avenue, has recently been constructed, from Ustick Road
Chinden Boulevard/US Highway 20/26 on the north, and north to the Owyhee High School. This collector is planned
McDermott Road/State Highway 16 (SH-16) on the east (see to continue further north to Chinden Boulevard, and is
page 1-4). The area abuts the City Impact Areas of Star to anticipated to include a pathway.
the north and Nampa to the south and west.
Schools and Pathways. Owyhee High School is located
Land Use.As shown on the Comprehensive Plan's Future Land at the southeast corner of the Subarea,just south of a future
Use Map, the Fields Area is primarily designated for future elementary school site.Two additional school sites have been
residential development, with a mixed use community center designated on the Future Land Use Map in this area, in coordi-
at the southeast corner of Star and McMillan, and multiple nation with the West Ada School District, but siting has not yet
school and park sites. Interchange and regional mixed use been determined.The Five Mile Creek and Feeder, Phyllis Canal,
designations are incorporated along both Ustick Road and West Tap Sublateral, and Sky Pilot Drain are all anticipated to
Chinden Boulevard, generally from the SH-16 extension to include proposed pathways along their alignments.
Star Road. The southwest corner of the Subarea has been
reserved for expanded industrial and non-residential mixed Irrigation. Multiple irrigation drains, feeders, and laterals
use area within the southwest quadrant, and is aligned with cross the area, most notably the Five Mile Creek, which con-
the existing Intermountain Gas Facility, currently located on tinues further east through the City. The numerous ditches
Can-Ada Road. Through the Comprehensive Plan, the land and laterals that traverse The Fields Area, create both an o
use accommodated a 1,000-foot safety buffer for the facility, opportunity for water-oriented green space and a challenge for U
allowing only no-residential uses within that buffer. Lighting, future development due to high ground water.With pathway o
and air sirens need to be taken into account for any adjacent improvements, Five Mile Creek has the opportunity to connect
development,and open space and pathways should be located The Fields Area to the rest of Meridian, and into a regional
to help mitigate these nuisances. system connecting west through Nampa, and north through
Star and to the Boise River.
Transportation. Star, Ustick,Can-Ada,and McMillan Roads are
all owned and maintained by ACHD.The ACHD Transportation Utilities. Currently, the area is only able to be served with
and Land Use Integration Plan classifies each of these four sanitary sewer service as far west as Owyhee Storm Avenue.
streets as "residential mobility" arterials. Star, Ustick, and Future development located further to the west requires the
Can-Ada Roads are proposed for five lanes, and McMillan Can-Ada Lift Station, pressure line, and gravity trunk lines, a)
Road for three lanes. anticipated to begin design in the near future.
0
Chinden Boulevard and the SH-16 extension are under Water is available along Ustick and McMillan Roads, west
Storm have Owyhee Storm Avenue. Portions of Owyhee Ow
Idaho Transportation Department (ITD)jurisdiction. SH-16 is to Ow Y Y �
planned to extend south, paralleling McDermott Road, from mainlines installed, though extensions west will be required o
its current terminus at Chinden Boulevard, to Interstate 84 to serve additional areas. A future, additional well will be }
necessary to serve the four square mile area. v
www.meridiancity.org/planning/fields
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PUBLIC PROCESS
Overview Stakeholder Roundtables
The Fields is a unique area of Meridian's Area of City Impact, As part of the Subarea Plan, the City met in-person,
in that it is generally removed from much of the remaining on-site, and at City Hall, and virtually with approximately
City. It is an extension of the City bound on three sides by 25 individuals representing a variety of public agencies,
other municipalities, and it will be further separated from the development community, and property owners to
the City by the future extension of SH-16. While much of review background information and refine preliminary draft
the land is controlled by development interests, and many concepts for the area. Since future land uses had been
more land owners are interested in selling, meaningful previously discussed with stakeholders in 2017 and again
public engagement is still paramount to development and in 2019 as part of the Comprehensive Plan, the focus of
adoption of this Plan. these roundtables was to discuss implementation and the
more prescriptive design elements within the central Star/
Public engagement for this plan began as the McMillan area. The team reviewed background and guiding
Comprehensive Plan was developed, and continued through information from the Comprehensive Plan, and refined the
the development of this Subarea Plan. Each phase built concepts with more affected stakeholders prior to broader
upon the findings from the prior phase to dive deeper into public engagement.
the vision and desires of stakeholders and the community o
to mold and shape The Fields Plan. This chapter describes Three concepts (on the following page) focusing on the
each phase in detail and discusses the process and the Star/McMillan Center were reviewed to refine opportunities -L)
25
findings from each. and begin the discussion on implementation steps and
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feasibility for the mixed-use activity area.
FOCUSCOMPREHENSIVE PLAN STAKEHOLDER DIGITAL WORKSHOPS PUBLIC REVIEW
ROUNDTABLES
the four-square mile area broad range of development the four-square mile area of the Subarea Plan adoption
All property owners within Attendees with expertise in a All property owners within General public review as part
invited
phases invited process T
* Events and outreach for the Property owners, City Council 0 Property owners, City
overall Comprehensive Plan and departments, Nampa, departments, cities of Nampa
process Ada County,ACHD,West and Star,ACHD,West Ada Q)
* Neighborhood workshops Ada School District, Boise School District :2
to look at the Fieldsof 6
more depth financing representatives
developers, real estate and
www.meridiancity.org/planning/fields
`
Concept 1: Central Civic Area Concept 2: Interior 'Main Street' Concept 3: Lake Front Retail
North-south oriented 'Main » Access from McMillan Road and » Primary access from Star Road,
Street' Star Road with visibility from Star Road
Focus on usable civic area/park » One main greenway crossing; along greenway and across lake o
alongside greenway other access points focus on front
Parallel north-south access from usable park space at termini » Secondary access from McMillan L)
Star Road, combined into one » Main greenway crossing has an Road
boulevard at the south end of off-street pathway; three east- » Opportunity for retail/office to CL
the civic area/greenway west street/pathway connections take advantage of direct lake
Two greenway crossings to high school and future access
Focus on pathways converging in elementary school » 'Main Street' continues from Star
the central civic area » Main greenway crossing works Road across greenway and south
as a buffer for higher density to Ustick Road V)
'Main Street' from mixed use » Possible secondary roadway
area south to the east-west road connection across greenway east _
between the schools of mixed use area to connect o
Narrowest greenway, with McMillan Road to east-west road
pockets of activity/park space at into future school site
key locations along the corridor » Additional park space at the west o
side, west of Star Road v
www.meridiancity.org/planning/fields
Key Findings
Phase 1 focused on engaging the property owners within neighborhood street feel, including alley-loaded
the subarea to garner feedback from those most affected garages, detached sidewalks with parkways, and a
by the subarea planning effort. Generally, stakeholders center median
favored concepts with a greater amount of open space and
connectivity to the surrounding neighborhood areas. Star/McMillan Center:
Stakeholders suggested the following enhancements to the » Option three is the most economically viable due to
concept plans: the highest traffic counts being on Star Road
Highlight connections to the Five Mile Creek Pathway Placemaking:
system >> Linear open space for placemaking opportunities
• Identify connections into the Nampa pathway system >> Focus on recreation activities not found in other
(along Phyllis Canal and continuing west) parts of the City such as water activities
• Include additional off-street pathway connections to >> Build on the area's agricultural history through
high school and elementary schools character and design standards, integration of art, or
• Capitalize on the visibility from and traffic counts reuse/re-purposing of existing structures
along Star Road to ensure viability of the mixed use
area Other:
Transportation: » Need to identify location of maintained areas, and
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reenwa responsibilities along g y
Probably feasible for only one roadway crossing at maintenance .�
the Five Mile Creek Pathway, between Star Road and Need to identify the location and type of easements
required (after-hours lighting will be an issue inside CL
Owyhee easements per ID agreements)
Star Road will remain the principal arterial street; Need to look at access and coordination with ACHD
examine distancing requirements for cross streets in
on access and spacing between connections to their
greater detail
McMillan Road is planned as a three-lane arterial facilities
street
Appreciation for the interconnected, grid street
network within neighborhoods °'
Consider a connection to Owyhee Storm Avenue o
rather than a direct connection south from the
Center to Ustick Road
Alternatively, if the street connection is made o
to Ustick Road, design the roadway with a }
U
www.meridiancity.org/planning/fields
Concept Refinement Charrettes the area, ultimately resulting in refinements to the imagery
Based off the feedback received and key findings, the three shown within this document.
concepts were refined into a single, preferred concept for Changes incorporated into the Illustrative Framework (see
the overall subarea, shown as the Illustrative Framework page 3-2) and overall Subarea Plan included:
Plan. In addition, the mixed-use area at Star and McMillan Refinements to local-arterial connections
Roads was detailed at a higher level. This center concept Location and inclusion of the 1,000-foot buffer on the
along with imagery representing character and ideas for Intermountain Gas Facility
a 'Main Street', central park space, residential housing » Identification of future schools as elementary, as the
types and scale, and additional amenities were presented need for another middle or high school is unlikely in
digitally in a set of two meetings. Attendees were able to this area
offer comments directly into the online platform, and a » Incorporation of action items and additional
polling exercise was used to select appropriate imagery for discussion of funding and financing options in the
Implementation Chapter
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Below:Digital charrettes using MURAL tool
Haw opm[cipmetoday Q Visual Preference h
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www.meridiancity.org/planning/fields
THE PLAN: OUR VISION
Overview support and activate destination community services for
The Fields will accommodate a series of great the center.
neighborhoods for the City, focused on a community- The Fields Business Park will serve as a hub for light
oriented, mixed-use center and connected by an industrial and flex uses, at the northeast corner of Can-Ada
amenitized greenway and pathway system, and and Ustick Roads, with connections to SH-16, and walkable
increasing the City's job base through a range of connections into surrounding neighborhoods and along
employment areas. regional pathway systems.
The Star and McMillan mixed-use center will be focused Additional mixed-use commercial areas along Ustick Road
around a traditional Main Street and highly integrated and Chinden Boulevard will provide areas of high visibility,
pedestrian-oriented environment. The center will include but lower trips, and are anticipated as uses that would not
a central green and connection to the Five Mile Creek compete with the smaller-scale neighborhoods services and
Pathway. A variety of residential types including vertically commercial at the core.
integrated, live-work, and other medium-high-density
residential products will provide the rooftops necessary to
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www.meridiancity.org/planning/fields
City of Star Area of City Impact
Illustrative Framework LitCHINDEN BOULEVARD/US 20/26
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Plan
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f Interchange Area
Use Type o F1,L ta�atr — A'� f• S°r -, 3 Commercial
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Medium Density Neighborhoods
Medium-High Density Neighborhoods dentia eghbor d Ta 'nirlat I my
- Industrial Area Neig borhoods �r p°
VNtighlorhoods
J-euti.al esi�enti I
Retail/Office Areas
eh�orha s`
Business Park NEW COLLECTOR RIJAD
Potential School/Church 6 a er<< J
Parks and Greenways -_ otential Civic Site I
Pre se rvaia.,amelt.Transition of "
Historic Site TPark• Pote Existing Rural Neighb r oot�ds chool,church,etc.
vic Site (scho
Roadways and Pathways
Ighe en
Highways and Arterials ad r ial ou ,rig w.
Nei rborhoods l® ,
Collectors xisting
— Local Streets C metery -j_ MCM1 LAN ROAD.
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— Pathways ------~ Hi Densit
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ou m
r —i Refer to Star/McMillan Schematic Concept for T �fernrk
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�lntermohntain tas'
Note: The Illustrative Framework Plan is `l41011t ism
conceptual in nature. Final platting and design ghe Den ity
may differ.
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0 1/8 mile 1/4 mile 1/2 mile NORTH USTICK ROAD
City of Nampa Area of City Impact
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' . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Above:A residential neighborhood street
Transportation Framework Chinden Boulevard (US 20/26) borders the north
The transportation framework is based on ITD's expansion edge of the Fields Area. Recently, there have been
plans for SH-16, and ACHD's existing arterial and proposed requests to ITD to amend the Environmental Analysis
collector system detailed in the ACHD Master Street Map. for Chinden Boulevard, in order to support and allow
mid-mile accesses along Chinden, between Can-Ada
Further definition for the future local street network and Road and SH-16.
connectivity is shown within the Illustrative Framework Plan, Principal and minor arterials are constructed
though final design will likely be different. The Illustrative and maintained by ACHD and include Ustick,
Framework Plan is intended to demonstrate character and Star, McMillan, and Can-Ada Roads. All except for
connectivity intent regardless of final design. A key goal McMillan are planned to eventually be widened to
will be to ensure walkability between neighborhoods and five lanes. McMillan is planned for three lanes.
centers, safe routes to schools, and equity in distribution of, » Collectors on-site include the semi-constructed
and distance to, parks and recreation amenities. Owyhee Storm Avenue, and multiple planned
collectors connecting neighborhoods to the arterials.
SH-16 is planned to be extended from its current Generally, the collectors run on a half-mile grid.
termination at Chinden Boulevard south to 1-84. » Local streets have been included in the Illustrative
The planned, ultimate extension is anticipated to Framework, as potential options but actual
be limited access, with interchanges at Chinden development is likely to differ. Local streets
Boulevard and Ustick Roads, and an underpass should offer a high level of connectivity between
at McMillan Road. The design for this extension neighborhoods and amenities; prioritize access to
is completed, but the construction timeline and collector roadways, not arterials; and be coordinated
phasing has not yet been identified. with off-street pathway systems. v
www.meridiancity.org/planning/fields
City of Star Area of City Impact
HINDEN BOULEVARD/US 20/26
Transportation -IANF-ROAD)Z o
a � A
o � Mixed Use
Roadways and Pathways Center Interchange Area
s Commercial
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State Highways (ITD) o
— Principal and Minor Arterials, 96' ROW (ACHD)
— Minor Arterials, 70' ROW(A(HD) _ o
Collectors, 60- 90' ROW (ACHD) o
— Primary Local Streets NEW COLLECTOR ROAD
— Primary Pathways (Five Mile Creek and
Phyllis Canal Pathways)
Rm Valley Connect 2.0, Secondary Route Existing
R>v Valley Connect 2.0, Employer Express Route Neighborhoods
r -1 Refer to Star/McMillan Schematic Concept for
L J additional detail
Note:The Transportation Framework is
conceptual in nature. Final layout and design of - MCMILLAN ROAD =
the street network may differ.
Sta McMillan I �,
Fiv�'MThe-Creele-P�.Glawa nt
F-i* ale-wee.k-Pathway— CL
Existing
Intermountain Gas — — — — — —
Facility —
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NEW COLLECTOR ROAD NEW COLLECTOR RO D School Site
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IPLANNED
USTILR OAD0 I/8 mile I/4 mile 1/2 mile NORTH 5-LANEROADCity of Nampa Area of City Impact
www.meridiancity.org/planning/fields
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Above:An example of integrated pathway and open space through residential neighborhoods
Parks and Pathways Framework A City regional park is proposed just southwest
The pathway network is one of the organizing features of of the intersection of Star and McMillan Roads, at
The Fields Area, with an extension of the Five Mile Creek the intersection of the Five Mile Creek Pathway and
Pathway and a north-south connection along the Phyllis proposed Phyllis Canal pathway. Relatively central to
Canal offering regional access and connection to the rest The Fields Area, the park needs to be community-
of the City, the surrounding region, and north to the Boise serving, but may be accommodated in an original
River. Secondary proposed pathways run adjacent to many way and include the linear park. The general
of the water conveyance facilities within The Fields Area, placement of the park serves as a buffer between the
and will require coordination with both Nampa-Meridian Intermountain Gas Facility and neighborhoods.
Irrigation District and Settlers Irrigation to determine » A City linear greenway and park run east from the
feasibility and/or location of pathways and bridges. Aside regional park, south of the Star/McMillan Center, and
from the Five Mile Creek Pathway, pathways are anticipated offer the opportunity for uses within the Center and
to be maintained by HOAs, with an easement for public use. supporting residential to build off this open space
area along the Five Mile Creek Pathway.
In regard to parks, this area of the City is currently under- » Multiple one- to ten-acre neighborhood parks
served, there are no planned park capital improvements, will be distributed throughout The Fields Area,
and SH-16 improvements will reduce connectivity to public central to neighborhoods, and integrated with
parks east of McDermott Road. The nearest existing public proposed pathways where possible. These smaller °'
parks are Seasons Neighborhood Park, or Keith Bird Legacy parks will likely be developer-constructed and o
Neighborhood Park, and both are far outside a preferred HOA-maintained. Partnerships should be explored
half-mile walkability radius. The Illustrative Framework between the City, West Ada School District, or other
Plan is intended to demonstrate general size, location, and entities for public uses in co-developed and shared o
connectivity of future parks and pathways. spaces. }
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www.meridiancity.org/planning/fields
City of Star Area of City Impact
Parks and Pathways �r oHINDEN BOULEVARD/US 20/26
Framework a
o ' Interchange Area
YP 3
Use Type o 5.11 lateral Commercial
_ Parks and Greenways ((ity)
� , a
Potential Elementary School/Civic Facility Residential f o ` st Tap SublaterJ
Parks (HOA) Neighborhoods Residential esldenti I
/ N. Neighborhoods Nei hborh ods
Roadways and Pathways
Off-Street Pathways
� � f
— On-Street Pathways �] Existing Rural
— 1/4-mile walk distance l Neighborhoods ' c_
1/2-mile walk distance # i �5 tat�rai s
r —i Refer to Star/McMillan Schematic Concept for Reside al ', Hrlghtr.Density�
Housing
L —
Jadditional detail Neighborhoods
Note:The Parks and Pathways Framework is _ _ _ _ _ N MCMI LANXAD
conceptual in nature. Final location, size, and r
conce
P Higher Density
design of included parks and pathways may Five Mile ree< a w Housing
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0 1/8 mile 1/4 mile 1/2 mile NORTH USTICK ROAD
City of Nampa Area of City Impact
www.meridiancity.org/planning/fields
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Above:A commercial building integrated into residential neighborhoods beyond
Economic Framework direct access to Can-Ada Road, which provides a
Preserving land for an expanding job base for the City separation between the industrial areas and planned
is important within The Fields Area. While much of residential to the west.
the four square miles are anticipated to be residential » Adjacent to the Industrial Area, but separated by
neighborhoods, key areas along arterials are anticipated the Phyllis Canal and Pathway system, lies a future
to be utilized for mixed-use, industrial, and business areas. Business Park area, intended to accommodate
A local supply of family-wage jobsis essential not only for
non-residential mixed uses, and serving as a D
the City's overall jobs/housing balance, but in preserving transitional area between industrial and residential
the transportation network, reducing regional pass-through neighborhoods along Ustick Road. Ancillary food and
traffic, and in providing employment opportunities close to retail uses may support the business park employees.
homes. If land uses are deemed necessary to change, areas Along both Chinden Boulevard and Ustick Road are
two Mixed-Use Areas anticipated to accommodate
within the larger area and/or larger City must be identified retail and office space typical to larger arterials within
to mitigate that loss of employment area within the Fields
Area. the area. These mixed-use areas are anticipated to
be much different and must not compete with the
N
The southwest corner of The Fields Area along Can- Star/McMillan Center, further described later in this
Ada Road includes an Industrial Area, building off document.
the existing Intermountain Gas Facility, and offering
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City of Star Area of City Impact
Economic Framework HINDEN BOULEVARD/US 20/26
Use Type
Z o
o A
Industrial Area Interchange Area
m y N Commercial
Retail/Office Areas o A WIMP;f P a
Business Park
s
Roadways and Pathways
Y
Highways and Arterials NEW COLLECTOR ROAD
Collectors
— Local Streets
— Primary Pathways
r —1 Refer to Star/McMillan Schematic Concept for
L J additional detail.
Note:The Economic Framework is conceptual in
nature. Final roadway network and connections
may differ. MCMILLAN ROAD =
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City of Nampa Area of City Impact
www.meridiancity.org/planning/fields
TABLE 4A:OVERALL DEVELOPMENT PROGRAM
Residential Commercial
Land Use Designation Approx. Allowable Density Total Units
Range Average Approx. FAR SF
Acreage Low High Low High Acreage
Medium-High Density Residential 180 8 12 1,440 2,160 1,800 - - -
Medium Density Residential 800 3 8 2,400 6,400 4,400 - - -
Low Density Residential 70 0 3 40 60 50 - - -
Parks & Open Space 225 - - - - - - - -
Schools (Civic) 125 - - - - - - - -
Mixed-Use Community 30 6 15 180 450 315 40 0.35 610,000
Mixed-Use Regional 10 6 40 60 400 230 40 0.25 436,000
Mixed-Use Interchange - - - - - - 70 0.15 458,000
Mixed-Use Non-Residential - - - - - - 60 0.10 262,000
Industrial - - - - - - 160 0.05 349,000
0-
Assumptions: The Star/McMillan Center and Star/Ustick center assume 40% residential; Chinden centers assume 20% residential. Commercial uses are broken down as follows: MU-C and MU-R assumes 90% commercial and 10% —
governmental/other; MU-NR assumes 50%office, 40% office/flex, and 10%other; and MU-1 assumes 50%office, 30%governmental/other, and 20%flex.
Development Program Absorption Potential
t3
As shown in the development program above, estimated Though somewhat dependent on the SH-16 extension,
square footage for retail and office uses are expected to economic analysis indicates that the Fields Area could
take nearly 50 years to fully build out, while industrial and potentially see the following ten-year demand: a�
flex space markets could be built out in only 15 years. The Conservative Aggressive
City should consider this in development proposals and
Retail 143,000 SF 213,000 SF
monitor near-term residential demand and development
to preserve opportunities for the lagging, long-term office 77,000 SF 96,000 SF
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employment demand. Industrial 176,000 SF 220,000 SF }
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Above:Single-family housing illustrating desired character elements for the Fields•Area.
Character Framework
Unique character and high-quality design will help ensure
that The Fields Area contributes to the City's overall goal of
creating high-quality and family-friendly neighborhoods.
The character and identity of neighborhoods, commercial
areas, and parks and open space areas can allow this area
to become a unique destination within the City and the Q)
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Housing
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Three story,open space oriented apartments/condos Low density,detached single family Three story courtyard apartments/condos
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Single-family housi '� "- Open-space oriented townhomes (� Live/work uni f ; _'' - •
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Three-story partments � Detached single-family Two-story townhomes with central,shared yard Alley-loaded,detached single-family
3-11
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Character Framework
Amenities
1. s ��_' Festival/market areas -.Natural areas restoration.
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,� �:� - — ti � r Natural areas/pedestrian bridges and pathway Agricultural-the d park amenities/playgrounds � Amphitheater area
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Shelters and gathering areas •o munity g rden! _ � �1�,
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Sports fields Integrated water play/ natural area Amenitized trailheads � Water features/splash pads
www.meridiancity.org/planning/fields 3-12
Character Framework
Streetscape
Natural surface trails On street, _ -lanes
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Low-water plants�within,drainage'Swale, Enhanced pedestrian crossings/crosswalks � Curb-separated bike lanes
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S et wit bollard lights.and street trees Soft-surface pathway � � -,�
Street with fencing and street trees Pai ,on-s ike lanes Wide,paved pathway network. Curbless street
3-13
' ��� ;.~Agricultural-themed pedestrian areas and plazas. Neighborhood center/community space
_ Two-story market and restaurants `� - , a offi Small-scale office
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www.meridiancity.org/planning/fields3-14
Star/McMillan Center Center Components
Overview The Star/McMillan Center is composed of two major non-
residential components:
The Star/McMillan Center is envisioned to be a vibrant, Commercial buildings fronting Star and McMillan
neighborhood center with destination retail and Roads that take advantage of the higher traffic
placemaking uses.The center itself should be internal- Roads
and greater visibility along arterial streets.
facing, and not a typical commercial development Off-street parking lots are located behind these
oriented around arterial-facing, big-box retail and commercial buildings. An anchor user such as a
supporting uses. community grocer, farm, lawn and garden store, or
While the center itself could be designed and built out other neighborhood supportive user is needed near
in many different ways, key concepts should build on the the intersection corner. These users should support
central ideas within this plan and frameworks, including: and enhance vibrancy of the Center, and create
• utilize the Five Mile Creek Pathway and linear parks visibility for other uses by drawing visitors into the
space to both integrate and promote adjacent site.
commercial; Main Street-style, two- to three-story mixed-use
• connect the center into neighborhoods in multiple buildings fronting a curved street running east-west,
ways to provide the primary users of the center direct with on-street parking, and that would house retail
access; or office on the ground floor, and with residential
• incorporate a density and verticality of uses that and some office uses above. This area will have a
create an active pedestrian-oriented environment as pedestrian-oriented streetscape, with generously-
a central feature of the center; sized sidewalks that can accommodate outdoor
focus pedestrian, bike, and vehicular access internally; seating, and ground floor building transparency D
and that enriches the pedestrian experience by allowing a-
incorporate a diversity of housing types throughout people to see activity inside and outside a building.
the Center, and accommodate both higher and lower A central ly-located park space is provided with
density housing along the Five Mile Creek Pathway southern exposure that makes the area more
and linear park; comfortable and usable year-round.
create a seamless connection north-south between The balance of uses will be residential rooftops to
the linear park, Main Street and central green area, support the Center, with a variety of housing types
and the McMillan Road greenway; ranging from townhomes to apartments that have common
ensure morning, day, and evening vibrancy and green spaces, oriented north-south and that are connected
activity through a combination of office, civic, daily to the Five Mile Creek Pathway.
services, niche retail, and numerous restaurants with This balance of uses will likely not occur early in
multiple, direct neighborhood connections. Shared development stages, but ultimate buildout should
public and quasi-public spaces should be featured achieve a balance of commercial and residential units
in vibrant, destination site design that are common
gathering spaces for all stakeholders. to create a vibrant environment. v
www.meridiancity.org/planning/fields
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Star/McMillan Center �I
Schematic Concept �.____j
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Use T e MCMILLAN ROAD
yp p � P.aShw.ay�•I,an,g_expan�,ed ,�i�e�gw,a _
— Commercial
— Mixed Use (retail, office, and/or housing) Mixed a Urban Housing (e.g.
— Housing Parking apartments,condos,lofts)
—
Parks, Open Space, and Greenwa s , Anchor'P P y ommercial Parking
- Civic(e.g. recreation center, library) Mar T MDED E .=
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Roadways and Pathways PI UrbJ Housing (e.g.
Parking apartments,condos,lofts)
= Roadways (access control to be determined)
— Pathways Hi nsit
Greenway-Oriented
Housing
Potential - _ Five Mile Creels
ivi ite (e.g.recreation/ Pathway and Greenway
munity center,library)
Higher Density, G Higher Density,reenway-Oriented Higher Density,
Greenway-Oriented Housing Greenway-Oriented
Housing � � g Housing
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Higher Density Housingf IL
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Character
destrian=Oriente am et �_- � Adjacent greenway and pathway Roadway connections across greenway into center
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+Agricultural •ties g' ral oriented plazas - i � -� ;: �:�; :F's� '_� �
Materials reflect agricultural history Planters/themed Ian scape - � Vertical mixed use buildings Pathway integrated commercial and eating areas
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3-17
Urban and Greenway-
Oriented Housing (e.g.
Star/McMillan Center Character apartments,condos,lofts)
�c\spao '`
X a�aea 6«e°way a�o�4= Central Commons w
�aa Q Main Street
Mixed-Use low
Gateway
w'' ► Roundabout . Connection to Residential
Mixed Use Neighborhoods
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Suggested building
materials and elements
Residential units on second floor Colored,textured pedestrian crosswalks
Rooftop usage and patio areas Street trees and landscaping areas
Retail,restaurants at ground floor Themed wayfinding and signage
Planted medians Themed furnishings (e.g.lighting,benches,and
planters)
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Street trees and landscaping areas Colored,textured pedestrian crosswalks
Thematic elements such as lighting and fencing to Connection to linear park and greenway
transition from Main Street
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Variety of residential housing including apartments,
Thematic elements to match Main Street
condominiums,and townhomes
Corner of Main Street,with outdoor
eating areas and small-scale commercial
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IMPLEMENTATION
Overview Before laying out a framework of potential implementation
Implementation refers to those actions that the City should steps for The Fields, it is useful to revisit elements from
take to promote and shape development until the area is the City's Comprehensive Plan that will help guide future
fully built out. Most physical construction in the area will be development. The Comprehensive Plan document includes
carried out by the private sector and will take place largely five general focus areas, each with goals, specific objectives,
at the time and pace of stakeholder readiness, market and action items. Implementation steps later in this Chapter
demand of planned elements, and infrastructure availability. highlight key actions, high-level anticipated costs, and
The City's ability to influence desired development potential responsibility. The policies in these tables build on
outcomes must come through the use of general categories those within the Comprehensive Plan. This discussion will
of partnership/cooperation, policy/regulation, and public help drive recommendations for the selection and timing
infrastructure. of potential City actions. Refer to the City of Meridian
Comprehensive Plan for overall vision, goals, and objectives
for each focus area.
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Implementation Priorities Enhanced Participation to Achieve the City's Vision
At a large-scale, there is a hierarchy of three The last option is inclusive of the prior two, and includes
implementation options or packages to ensure the viability expanded City partnership and involvement in funding
of the Star/McMillan center, and its success as a vibrant, options for the City Regional Park, including parkland
community-oriented place: Conventional Plan, Targeted acquisition, design, construction, and maintenance. This
Participation, and Enhanced Participation. option would help increase the City's Level of Service
Standards for parks space and proximity to residents,
These differing levels of City-involvement have been as well as provide a key amenity and anchor in this
highlighted below, including a range of participation disconnected area of Meridian.
techniques to be undertaken by the City and its leadership.
The City intends to move forward with this option,
Conventional Plan exploring all opportunities to secure park space and in
The first option focuses on the character of the Star/ supporting a vibrant neighborhood center within the heart
McMillan Center, and looks to develop and implement of this Subarea Plan. Without this level of effort, the Fields
design and character standards for commercial areas, Area may not achieve the same quality and sense of place
streetscapes, and public rights-of-way, including areas that other areas of the City have achieved.
along the Five Mile Creek Pathway.
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Adopted City standards would be applied during the review o
of development submittals within the Star/McMillan area.
This option generally includes limited funding sources and Q)
limited City partnership. E
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Targeted Participation E
Building on the Conventional Plan option, this option also
includes the development of standards for the Center,
but increases the level of City partnership around the Five
Mile Creek Pathway. Increased City funding options and
partnerships would be used to acquire, design, construct,
and maintain the Five Mile Creek Pathway and Linear Park
between Owyhee Storm Avenue and Star Road. Funding °'
options could include general fund allocations, partnership
in a CID, or other options. This option preserves the
opportunity for commercial areas and green space while
residential rooftops build out, and supports the commercial o
center in the long-term by providing a destination amenity }
for The Fields Area and City as a whole. v
www.meridiancity.org/planning/fields
Critical Path Items
Critical path items are actions that should be abided by prior to and as development occurs. These items include the following:
Employment/Commercial Areas: access to Star Road, south of the Five Mile Creek
0 Retain the area specified or overall acreage of the Pathway crossing.
Industrial, Mixed Use Non-Residential, and the 0 It may take years for area rooftops to fully support
Interchange Commercial land use designations to a destination neighborhood center that is critically
central to this Plan. If interim residential is proposed
ensure continued expansion of the City's economy in the near-term, incorporate for-rent, first floor
and job base. residential uses built at commercial standards, and
0 Do not consider any land use change that would utilize as residential in the near-term until the market
result in a change to the jobs/housing mix within can support a transition to commercial.
these areas unless a comprehensive transportation Parks and Pathways:
and market analysis is completed, and a study
undertaken to identify where these anticipated jobs 0 Retain the appropriate acreage for a regional park
could be located elsewhere within the City and how within this four square miles to help meet the City's
the transportation network will be affected. increased level of service standard of four acres
0 Areas identified as mixed use areas along per 1,000 persons, and a radius of.5 miles per
Ustick and Chinden are dependent on the component for walkability.
timeframe of the SH-16 extension and 0 The park location as identified on the map, could be
interchange build out.These areas are likely shifted, however, the location as shown achieves the
at least a 20-year build out, and will likely following: ,
rely on an increasing trade area of at least 0 Buffers residential along Star Road from the •
5,000 homes. Intermountain Gas Facility
Star/McMillan Center: 0 Allows access to two potential regional
pathway systems including the Phyllis Canal •
0 Ensure that residential or office space are and the Five Mile Creek Pathway
incorporated within the center in a mixed use 0 Incorporates existing ponds and low-lying '
capacity, on the 2nd and 3rd stories of mixed use areas which could be used as park amenities •
buildings. 0 Is located along a potential collector roadway
0 Support local street access from both Star and 0 Allows for heavily lighted fields adjacent to ,•
McMillan Roads in order to ensure the circulation commercial and industrial areas instead of
necessary for a viable Star/McMillan Center.This residential to mitigate conflicts •
includes two local street entrances from McMillan
Road, and one from Star Road. Locate collector
4-3
annexation,Implementation Sequencing
While hard to identify exact timeframe for development
and 'improvements to happen within The Fields Area, it Is
important to identify the necessary steps involved, and
overall progress in achieving the vision for the area. Key
implementation steps in regard to setting up funding
• identifying, and implementing
amenities are .-• below.
Coordination with Creation of CID Annexation of Development Plan
including legal (PUD,Subdivision)
property owners contiguous property by
description and documentation, review
regarding land issuance of bonds (GO either property owners and approval showing
provided for parks, special assessment ors or City and assignment parkland and open
Go space and trails of zoning.
revenue) space dedication
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Valuation determined Park or open space Parlcs,open space and/
through appraisal of dedication on or pathways improved .
properties within the subdivision plat or by through CID-generated
proposed CID. separate instrument. funds.
4-4
Implementation Financing future developments to tie into existing City pathways could
Considerations also be considered framework infrastructure elements.
Three general categories or scales of infrastructure, listed Because framework infrastructure facilities tend to span
below, require different approaches to and sources of multiple ownership entities, entail higher project costs,
funding (e.g., City or developer). and provide benefits that may be difficult to quantify and
"Local" or "on-site" infrastructure; apportion, their cost sharing arrangements are usually more
"Framework" or "district" infrastructure; and complicated. The structure of funding arrangement can vary
"Major off-site" infrastructure. considerably and depends on type of facility, ownership
Local or On-Site Infrastructure patterns within the service area of that facility, and goals of
the City (or other jurisdiction involved).
"Local" or "on-site" infrastructure is located on or adjacent
to a development property and largely serves existing or Major Regional or Off-Site Infrastructure
proposed development on the site. This infrastructure may In less common cases, there may be infrastructure
be of any type, including transportation, sanitary sewer, improvements important to The Fields Area that do not
water, stormwater, or parks. Local infrastructure is typically fit neatly into either local or framework infrastructure
of the minimum size required by the City for development categories. These could include major regional facilities
plan approval. This may include facilities such as local or built within the Plan Area to serve the future needs of
collector streets or eight-inch sewer laterals. Planning Area users but that would likely benefit users o
Meridian's policy is consistent with most other jurisdictions outside the Area to a substantial degree, such as a large C
in that this infrastructure is built and largely paid for by recreation center or a large detention reservoir. Although a)
developers. The City may become involved in funding for
the Illustrative Framework does not currently include such E
some limited 'oversized' components, or where the larger facilities, they may be contemplated in the future. E
community benefits; however, these are not common for Similarly, a major off-site infrastructure facility located
local infrastructure improvements. near, but not within, The Fields Area (such as interchanges
Framework Infrastructure for the SH-16 extension) will be very important to future
Fields Area stakeholders, but also serve a broad geography
"Framework" or "district" infrastructure is typically larger of diverse regional users. Funding responsibility for
than local infrastructure, more costly, and likely to serve these elements tends to be broad-based, only indirectly
multiple properties or development projects within drawing on City or developer support. Planning for such
the same overall planning area (and same municipal improvements are typically cooperative efforts involving
jurisdiction). For example, a lift station to pump wastewater both the City of Meridian and state or regional bodies (e.g.
to an elevation suitable for serving multiple areas IDT, ACHD, COMPASS). The City should work with Planning a,
of development would be an example of framework Area developers and other stakeholders to encourage
infrastructure—benefitting the overall Plan Area and with participation in those planning processes in ways that
benefits unlikely to be confined to a single developer's further The Fields Area vision and goals. v
property. A City park or major trail connection allowing
www.meridiancity.org/planning/fields
Available Infrastructure Funding Tools proportionately allocating these costs to new development
Appropriate funding strategies for local and framework in order to keep the same level of service set by that
infrastructure are relatively straightforward (developer and jurisdiction (e.g., park acres and policing services to overall
CIP funding, respectively). For framework infrastructure, population; or a given response time for fire services).
the added complexity of balancing concentrated near- In Meridian, DIFs are set forth in a fee schedule that is
term costs (e.g., for a park on one developer's property) subject to periodic change. Currently, residential units pay
and dispersed, long-term benefits (to property owners, one of five flat fee amounts based on the size of unit, while
developers, and future residents throughout the study non-residential developments pay a DIF based on building
area), often calls for more nuanced funding mechanisms, square footage, across two categories of uses: commercial
such as those described below. (primarily retail and dining) and "other" (office, industrial,
Development Impact Fees (DIFs) and other non-residential).
The 1992 Idaho Development Impact Fee Act (Impact A new facility must be included in the City's Five-Year
Fee Act) introduced a new mechanism for funding Capital Improvement Plan (CIP) to be eligible for funding
the infrastructure costs of growth, giving cities, towns through DIFs, and any equipment or facility funded must
and counties the authority to levy impact fees on new have a functional lifespan of at least ten years. The City
development, as a condition of development approval, to has an Impact Fee Advisory Committee which advises City
pay for a proportionate share of the cost of the system Council on the subject. o
improvements needed to serve that development.
Development impact fees (DIFs) are generally defined as Local Improvement Districts
one-time assessments used to recover the capital costs A Local Improvement District (LID) is similar to a Community E
borne by local governments due to new growth. Infrastructure District (CID, and described below) in that a
it is a mechanism by which the cost of infrastructure that E
Meridian currently uses impact fees for parks, police, and benefits multiple property owners is divided among those —
fire protection-related capital facilities only, although the property owners in an equitable manner and paid by an
Impact Fee Act enables the collection of DIFs across a wide assessment. LIDS may be initiated by
property owners or
variety of other infrastructure categories, including electric, the City. One or more LIDS could be used in the Plan Area in
water, wastewater, storm drainage, and transportation conjunction with or in place of CIDs.
facility. Collector and arterial roads in Meridian and V)
unincorporated Ada County are built and maintained by the As with CIDs, an LID is often formed with a "latecomer
Ada County Highway Department (ACHD), which collects its agreement" formally included to ensure that initial property °'
own DIFs from new development to that end. owners are not unfairly burdened with infrastructure costs o
in cases where new developers/owners may enter the
In general, impact fees are calculated by: 1) determining district at a later time. Some key features of LIDS:
the anticipated cost of expanded or additional public o
facilities and services projected to be required as a result » In Idaho, 60 percent of resident owners (or 2/3 of }
of anticipated growth from future development; and 2) property owners, regardless of residence) must sign a v
www.meridiancity.org/planning/fields
petition in support of initiating the district. Naturally, Community Infrastructure District (CID)
this requires the support of property owners, and Since 2008, municipalities in Idaho can establish one
outreach and discussion among property owners or more community infrastructure districts (CID) within
may require considerable time. their city boundaries (or impact areas) to administer the
» Alternatively, an LID may be formed by majority vote allocation of shared capital infrastructure costs. CIDs are
of City Council (so long as proposed infrastructure very similar to LIDS and increasingly common in Idaho.
facilities can be shown as directly benefiting district Recent Treasure Valley examples include the utilization of
landowners). CIDs on Harris Ranch and Avimor. They are intended to
» Assessments may be paid in a lump sum or financed distribute the costs of infrastructure facility construction
over time at the property owner's discretion. across a number of property owners that stand to benefit
Assessments are due upon allocation of costs. from that infrastructure. A district can be initiated by
As noted above, fees are typically due later in a petition signed by all district land owners or two-thirds of
reimbursement district, when property owners seek resident landowners. The geography of a CID may include
public works permits. non-contiguous areas.
» The LID creates a lien against each individual's
property until all assessments are paid in full. This A key benefit of CIDs is the oversight afforded to local
is seen as a negative by lenders, whose strong governments without some the risk that comes with URD
preference is that there be no other claims on the and LID.
property on which they are making a loan, and often °
by property owners. This is a positive since the lien Urban Renewal/Reimbursement District (URD) o
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creates a secure income stream against which the Since the mid-1960s, Idaho State Code has allowed °'
City can issue bond debt. Whether an LID is initiated municipalities to undertake redevelopment activities within T
by property owners or the City, LID debt is always URDs established in deteriorating and underdeveloped E
issued by a government agency, and thus usually areas. When a government agency creates a URD, new
take advantage of lower interest rates. tax revenue that would have been distributed to other
taxing entities, excluding schools and ACHD, flows to
the URD. Increases in property tax revenue beyond the
base levels, referred to as tax increment, can be invested °
towards certain infrastructure improvements within those V)
districts. Typically, developers are called on to front the
cost of infrastructure development (which is often, in U_
turn, bonded), with an agreement to be reimbursed once o
increment revenues become available. Once a URD sunsets
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entities.
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Importantly, urban renewal agencies in Idaho can fund Other Approaches to Framework Infrastructure
improvements only on publicly-owned land, for the benefit In addition to the URD, CID and LID funding tools described
of the public, and agencies are prohibited from backing above, the following tools often help with the funding of
loans or bonds used to finance private development. Unlike framework infrastructure in new growth areas:
some other states, Idaho does not allow tax increment
proceeds to be transferred to private parties in any way » Direct Capital Improvement Plan (CIP) investments.
(except through sale of public property to private parties As described elsewhere, the City could potentially
through competitive bidding). fund additional projects or portions of projects
through the CIP. An analysis of each infrastructure
Meridian already has established several URDs including component may be appropriate to determine if
downtown Meridian and a portion of the Ten Mile doing so would require deferring or reprioritizing
Road interchange, both administered by the Meridian other projects already on the list.
Development Corporation, its local urban renewal authority. Development Agreements/Reimbursement
Of the existing Meridian urban renewal districts, the one at Agreements. Like many other municipalities in Idaho
Ten Mile and I-84 is most similar to what would be possible and elsewhere, the City of Meridian typically enters
for The Fields Area, in that the land in question is primarily into formal development agreements with major
rural/agricultural in use. developers seeking annexation and/or entitlements
URDs afford municipalities a high degree of influence over for future construction in the City. These negotiated o
potentially large areas where future development may legal arrangements may contain agreements wherein
occur, with powerful funding mechanisms and abilities a developer agrees to construct and fund certain
to aid in land assembly. The primary disadvantages to infrastructure elements (often roadway or water/ E
this approach to funding include the relatively onerous sewer facilities) and be reimbursed over time as a)
bureaucratic and political steps necessary to establish new connection fees are paid for individual homes or Q
urban renewal areas, along with strong political resistance businesses. In some cases, these take the form
to the process among some voters and land-owners. Given somewhat complex intergovernmental agreements
the relatively recent establishment of the Ten Mile Urban involving Meridian and other jurisdictions such ACHD
Renewal District, and the political difficulties associated or the State. a)
with its adoption in an area of primarily open land, the use » Expansion of the types of facilities that are already
of urban renewal for an even further-out area of open/ considered eligible for DIF funding by the City.
agricultural land may face heightened political challenges. Trail or park improvements already budgeted in
Meridian's CIP east of the Plan Area could potentially U_
be expanded westward without having to add a new o
approved CIP project.
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TABLE 4A: COMPARISON OF INFRASTRUCTURE COST-SHARING MECHANISMS
Community • .
Local Improvement
Infrastructure District District(LID) (Tax Increment/Revenue Fees (DIF)
(CID) Allocation)
Typical Use Financing construction of Financing construction (or Incentivizing redevelopment Construction of public
local infrastructure repair) of local infrastructure of deteriorating areas (also infrastructure
allows districts of primarily
open/ag land under certain
conditions)
Jurisdiction Type City or County City(including Separate legal entity City or County (including
Comprehensive Planning operating within a defined ACHD)
Area) district within a city or
county
District Formation Petition of all district land Petition of 2/3 of all land Findings of deterioration Not a district per se, so not
owners or 2/3 of resident owners or 60%of resident approved by council (see applicable. Enabled by State
landowners (no council vote owners, OR majority vote of narrative for other details) law.
option) council (as long as district
benefits ALL land owners)
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Administration City council (3 members City council Council-appointed board Not a separate district/entity
only)
Use of Funds Wide range of infrastructure Wide range of infrastructure Wide range of spending and Meridian currently limits o
facilities (excluding facilities, but excludes DIF construction typically for to fire, police, and parks, _T
irrigation). CID proceeds may payments. public facilities, property or but state law allows most Q_
also be used to pay DIFs. ROW other types of public E
improvements.
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Funding Sources Special assessment bonds, Special assessment bonds Tax-increment financing (TIF) Paid by property owners on o
revenue bonds, or general and TIF bonds issuance of building permits. o
obligation (GO) bonds Other district types can be
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set up to repay DIFs.
Council Vote/Hearing Requirements Must vote if used with GO Hearing required for special None (handled by urban May require vote to N
bonds (hearing only for assessment bonds renewal authority, a separate change fee structure or
special assessment bonds) entity) add categories eligible for U_
funding (within list of State- o
allowed expenditures)
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Point of Payment Property tax levy Property tax levy
Sources: Development Impact Fees: Idaho Code Chapter 82,Title 67; and htt s://meridiancit.or/buildin /fees; Urban Renewal Districts; Idaho Code Chapter 29,Title 50; Local improvement Districts; Idaho Code Chapter 17,Title 50;
P P P P Y S S P P P }
CIDs; Chapter 31,Title 50 U
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Implementation Actions » Stewardship;
Actions outline steps for further implementation of the » Public Safety;
Fields Area until the area is fully built out, and provide » Character, Design, and Identity; and
guidance for both preparation of and in review of » Transportation and Streets.
development submittals. Responsibility and anticipated Because the Comprehensive Plan covers a wide range
timeframes are included to help guide continued internal of inter-related topics, there is overlap across goals and
work on policy and regulatory changes, coordination objectives. For example, the Housing focus area includes
between developers and agencies, and construction of key objectives related to parks and open space, but those topics
infrastructure and services. are covered more directly under the Parks and Pathways
focus area.
Actions are organized by the following elements:
• Housing;
• Education and Community Services;
• Economic Development;
• Growth and Population/Future Land Use;
• Utilities and Infrastructure;
• Paths and Parkways; C:
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Housing Canyon and Ada counties. There may be some demand for
Housing diversity is a citywide concept that may not be multifamily in mixed use areas until single-family rooftops
fully realized in each of the City's subareas. With its edge can support additional commercial opportunities, but the
location, housing in The Fields Area will likely skew towards City should seek to limit traffic and density impacts where
lower densities, relative to more central Meridian locations. community services are not available.
Single-family housing demand will likely be the prevailing Over time, providing a variety of pricing and own/rent
market driver until the SH-16 expansion is nearer to housing options, while ensuring the continuation of
completion, and the area becomes attractive to prospective high quality development and quality of life amenities
renters drawn by convenient access to employment in in The Fields Area will become increasingly important to
em to ers considering develo ment in the area.
ResponsibilityRecommended Action Items Timing
Limit single-family developments per planned land use designations to ensure sufficient land for higher Long-term (4 - 20 Community
density housing as market demand matures. years) Development
Codify or adopt stronger standards for a maximum percentage of land area dedicated for residential Short-term (1 - 3 Community
within mixed use areas, to ensure land is preserved for the City's job base. years) Development o
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Consider incentives for developers to build workforce affordable housing. Long-term (4 - 20 Community
years) Development °'
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Consider incentives for developers considering neighborhood-integrated, multi-family housing, Long-term (4 - 20 Community Q_
especially in support of future retail around McMillan Road and Star Road intersection, as shown in this years) Development
Plan.
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Encourage developer dedications of land for park and pathway amenities to support adjacent residential Short-term (1 - 3 Community U
uses, consistent with this Plan, and especially in period of high residential demand/profitability. years) to Long- Development U
term (4 - 20 years)
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Ensure that new residential developments enhance and further community identity through Ongoing Community
contemporary rural thematic elements. Development C
Include architectural and landscape design features in monuments, signage, fencing, open space, o
and landscape features that reflect a "modern rural" thematic.
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Ensure that residential areas are designed around highly visible and accessible open space and
pathway elements, and that reinforce view corridors and frame points of interest. o
• Integrate new developments adjacent to existing estate homes or commercial uses through }
density transitions or separation through purposeful and usable open space buffers. v
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Education and Community Services district, facilities could also be located in Star to the north,
The Fields Area includes the recently completed Owyhee and some facilities could be developed in close proximity to
High School, a future elementary school site just north of the east.
the high school, and potentially two additional school sites. The City should proactively maintain communication with
These should be planned and timed in close coordination neighborhood groups to be aware of any desire for private
with the West Ada School District. schools, daycares, and preschools, or other specialized
In terms of demand timing, the area is likely to require the educational facilities (e.g. seniorjob training), to plan for any
elementary school north of the high school first, followed necessary land use regulatory changes.
by additional schools after considerable further residential
development has taken place. Because the WASD is a larger
ResponsibilityRecommended Action Items Timing
Plan for neighborhoods within The Fields Area to be conveniently connected and integrated with future Ongoing Community o
schools. Development,
West Ada School
a)
District E
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Work with the West Ada School District and developers to identify, and co-locate school and Short-term (1 - 3 Community E
neighborhood park spaces. years) and Long- Development,
term (4 - 20 years) West Ada School
District
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Ensure off-street pathway connections from surrounding neighborhoods connect to park and school Short-term (1 - 3 Community
sites. years) and Long- Development,
term (4 - 20 years) West Ada School
District a)
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Work with the West Ada School District to ensure that new school sites aren't developed in areas Ongoing Community
planned for commercial and neighborhood supportive uses. Development,
West Ada School
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Economic Development logistics-related businesses requiring a more central
The expansion of SH-16 on The Fields' eastern edge location to the greater Treasure Valley market.
boosts the potential for this area to provide high-quality The open space and agricultural status of The Fields Area
employment. provides an opportunity to accommodate major proposed
With the expansion of SH-16, The Fields will naturally destination uses as they arise. Currently, the plan does not
emerge as a go-to location for employment in the long- assume any major stand-alone destination-type public
term as those areas of town build out. There should also development. Commercial land use designations in the plan
be mid-term potential for employment that is sufficiently should be sufficiently large to accommodate private-sector
differentiated from Ten Mile and downtown, such as destination tenants.
ResponsibilityRecommended Action Items Timing
Work with regional cities and BVEP to explore the opportunity to establish an Economic Development Long-term (4 - 20 Community o
District. Develop a regional strategy or CEDS to assist with application for future US EDA grants. (See years) Development
Meridian Economic Development Strategy)
a)
Proactively prepare site information for target industries and share with BVEP to share with E
potential businesses. T
Track industry market trends to identify shifting land and space needs for identified target E
industries.
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Preserve land for the employment areas necessary to support the Fields Sub Area Plan jobs, Short-term (1 - 3 Community
transportation, and land use diversity purpose and goals. years) and Long- Development o
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Reserve employment areas southwest of the future SH-16 and Chinden for Mixed Use- term (4 - 20 years)
Interchange.
Reserve employment areas east of Can-Ada Road, between Ustick and McMillan Roads for
industrial and an employment-related mix of commercial uses (NR-MU). ai
Reserve employment areas at key arterial intersections for neighborhood- and community- C
serving retail and related uses (per this Plan). o
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Growth and Population/Future Land Use reluctant to sell. Most of those who engaged with the City,
The Fields area is a key asset for accommodating future during the engagement process for the Comprehensive
growth. Maintaining level-of-service and quality standards Plan and with this sub-area plan, recognized the area was
may present funding challenges as the City expands. The primed for development. Future decisions as to funding
City's current policy of fronting costs of major infrastructure mechanisms, especially those requiring the formation of
elements may need to be modified through funding special districts, should consider the desires and rights of
mechanisms that fairly spread timing and risk of capital costs these segments, in part because different districts have
while preserving for and facilitating unique opportunities. different voting and petition requirements with formation.
Opening a large fringe area to growth presents efficiency The gas storage facility in the southwest area of The Fields
challenges, including potentially undesirable leapfrog presents a potential land use incompatibility. This facility
development, and especially given the location of the future presents safety concerns and nuisance impacts such as
regional wastewater lift station on the far western edge. noise, light, and visibility extending well beyond the 1,000-
Only a small portion of The Fields Area is annexed into the foot safety buffer, generally lessening the quality and sense
City, while the remainder is included in the City's Impact of place elements important to Meridian residents. This area
Area. Future annexation (appropriately timed) will help to must not be relegated to lesser residential uses, or intended
avoid enclave issues in Ada County. for those who can afford less. Mitigation improvements
would consume acreage and require improvements at the
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The Fields currently contains a mix of developer-owners cost of other amenities and features. Focusing this area on
actively assembling land, along with long-time resident/ non-residential uses avoids costly improvements, does not
owners. Some residents are happy as-is and intending to detract from quality of life, avoids equity issues with some E
remain long term, and others are holding out until a later residential product types, and works to balance jobs and T
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Residential. Consider proximity to community open space and connectivity with adjacent residential Ongoing Community
entitlements. Development
• Balance open space requirements with new developments by requiring more further from public a)
spaces, and less adjacent to or directly interconnected with larger public spaces.
• Support open space partnerships between developments or with the City that provide more °
consolidated open spaces.
• Support innovative neighborhood serving employment and service uses along arterial roadways
• Encourage and support shared or small-scale office spaces along visible residential districts on
arterial roadways. U
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ResponsibilityRecommended Action Items Timing
Neighborhood Center. Maintain and support a vibrant neighborhood center by carefully considering Ongoing Community
the uses, design, and timing of entitlement approvals. Development
• Remain consistent with the purpose and general layout of the neighborhood center
• Promote and wait for community supportive commercial uses that reduce the need for more trips
at further distances by residents and stakeholders.
• Ensure that development requests support the neighborhood center through use siting, layout,
enhanced connectivity, centralized shared spaces, and that promote the main street concept.
• Explore opportunities to attract and site a community grocer or neighborhood farm/yard store to
anchor the neighborhood center.
• Enhance and further main street as a destination and community-oriented space for live, work,
and play.
• Site and design development to make use of shared and highly visible personal and community
spaces. Closer to main street, spaces should include hardscape, tree canopy, seating, and places
for eating, work, and leisure.
• Locate surface parking lots to the sides and rear of structures located along the main street.
• Provide open space connections between the Five Mile Creek Pathway and Main Street.
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Mixed Use Non-residential, Mixed Use Interchange, Industrial. Promote employment areas that Ongoing Community
encourage local family-wage jobs and discourage community services and goods. Development Q)
Sustain employment areas by limiting site development which prioritizes encroaching strip and E
drive-through commercial uses. Q
Ensure opportunities for economic concentration benefits formed by a diverse array of clustered E
employment uses in close proximity. —
Understand all land use decisions, and especially those that may limit or create market pressures
that disrupt or devalue employment uses.
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Mixed Use Regional/Community (not Neighborhood Center) /Mixed Use Interchange. Support a Ongoing Community
diverse range of regional services and employment opportunities. Development
Limit large or dense residential density developments absent of supportive services and _0
infrastructure, or that may otherwise limit the provision of future services from developing. °'
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Support development plans that provide flex use spaces in areas that do not compete with prime,
higher visibility commercial opportunities. Consider reduced development standards for site and
structural improvements.
Support development plans that provide opportunities for uses such as gyms, churches, and
other community services in areas that do not compete with prime, higher visibility commercial
opportunities. Consider reduced development standards for aesthetic and site and building v
improvements.
www.meridiancity.org/planning/fields
Utilities and Infrastructure The City should be cognizant of entitlement impacts
Much of the utility infrastructure to be built in The Fields and encourage efficient growth east to west, or provide
Area will occur several years in the future, as development the right partnerships to improve the efficiency/benefit.
pressure moves westward across Meridian. However, the Leapfrog development closer to the future lift station but
area's topography precludes gravity-fed wastewater outflow further from other City services is discouraged.
to the City's treatment facilities for all but a small area near Meridian charges developer impact fees (DIFs), as
McDermott and Ustick Road. The City is already planning allowed by the state, to pay for public safety and other
to construct a new lift station near Can-Ada Road that will infrastructure related to new growth. The enabling
be capable of serving most of The Fields Area (along with legislation for DIFs also allows for most other infrastructure
a force-main line to pump wastewater eastward towards expenditures to be paid through the same mechanism.
existing trunk lines. While this is a necessary addition to the However, because payment of DIFs is an allowed
City's wastewater system for any significant development expenditure category for community infrastructure districts
to occur in the Fields, it runs the risk of spurring premature (CIDs) and other potential cost-sharing mechanisms, the
developer interest further west than would be efficient. two can be overlaid, shifting collection back to property tax
levy.
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Favor development that proceeds east-to-west in approvals and entitlement decisions. Short-term (1 - 3 City Council, O
years) Community
Development —
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Coordinate with developer groups to assist in creation of a Community Infrastructure District or, Short-term (1 - 3 Community
alternatively, a Local Infrastructure District. years) or Long- Development v
term (4 - 20 years)
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Parks and Pathways In general, parks and pathways should be implemented to
The Fields plan includes a combination of a regional and coincide with, but not precede, private sector development.
smaller neighborhood parks, along with linear pathways One possible exception could include City-constructed
along creeks and canals, creating connections east to pathway improvements at the eastern edge of the subarea
Meridian's existing pathway network, and west and north as an incentive to encourage more efficient westward
into surrounding municipalities. progression of overall development.
This recreation infrastructure will be an important amenity In Meridian, parks and open space infrastructure spending
for residential development throughout the plan area can be paid for through development impact fees (DIFs).
and will be particularly important for placemaking efforts Typically, but not always, pathways are either constructed
and activating the center early in development of the with new development, or by the City and paid for through
Star/McMillan Center. As such, the City should work with the general fund. Developers may also dedicate land for
adjacent builders and property owners on land dedications park use and are credited for that through reduced DIF
and coordinate on the timing of improvements. amounts.
ResponsibilityRecommended Action Items Timing
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Plan for and work with property owners on funding options and/or land purchase/partnership/ Short-term (1 - 3 Community o
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dedication, and incorporate a regional park within The Fields Area. years) and Long- Development, a)
Integrate a variety of park features along the Five Mile Creek Pathway/Greenway system, and term (4 - 20 years) Parks & Q)
integrated with the Star/McMillan Center. Recreation Q
Work with developers as neighborhoods are platted to identify specific facilities and uses for
each neighborhood park and to ensure diversity. —
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Expand the Five Mile Creek Pathway Short-term (1 - 3 Parks &
Plan for an integrated pathway through the Star/McMillan center and the regional park, and years) or Long- Recreation a)
intersect with the Phyllis Canal regional pathway system to connect with the rest of the Meridian, term (4 - 20 years)
adjacent areas, and the Boise River. V)
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Improve the Five Mile Creek Pathway in the neighborhood center with a pathway and linear open space. Short-term (1 - 3 Parks & a_
• Explore opportunities to advance construct pathway, open space, and parking improvements for years) Recreation o
immediate resident use, and to activate and maximize potential for adjacent community centered
commercial activities.
• Explore opportunities to activate linear open space with passive and recreational amenities. o
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Recommended . .
Work to identify a future regional City park, centrally located and connected to the City's Five Mile Creek Short-term (1 - 3 Community
Pathway. years) Development,
Identify funding, partnership, or dedication to preserve for a future City park site Parks &
Identify funding or partnership to develop a City park. Consider dedicated funding mechanism or Recreation, City
other opportunity to advance construction. Council
Consider destination park programming that enhances community identity and supports a
vibrant neighborhood center.
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Stewardship and Public Safety
Many implementation considerations relating to
stewardship goals and objectives are subsumed in land use
and utilities discussions. A few action items are listed below
for both elements.
ResponsibilityRecommended Action Items Timing
Integrate existing water conveyance facilities (i.e. irrigation facilities, drains, laterals, etc.) as part of the Short-term (1 - 3 Community
character and parks and pathways system in new development within the area. years) Development,
NMID, Pioneer
Irrigation District
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For life-safety, ensure compatible development types around and within 1,000 feet from the Short-term (1 - 3 Community o
Intermountain Gas Facility. Areas outside and adjacent to this buffer should appropriately buffer, screen, years) and Long- Development,
and generally mitigate for all other off-site impacts, including light, noise, and visual aspects. term (4 - 20 years) Economic a)
Development Q)
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Character, Design, and Identity become a unique destination within the City and the larger
Unique character and high-quality design will help ensure region, offering something different from other commercial
that The Fields Area contributes to the City's overall goal of areas, and amenities. Refer to the Character Framework in
creating high-quality and family-friendly neighborhoods. Chapter 3.
The character and identify of the Star/McMillan Center
and the parks and open space areas can allow this area to
ResponsibilityRecommended Action Items Timing
Elevate a distinct community identity by creating design standards for the Star/McMillan Center, Short-term (1 - 3 Community
adjacent residential areas, linear park and greenway and regional park, including a contemporary rural years) and Long- Development,
thematic throughout commercial structures and public facilities. term (4 - 20 years) Economic
Incorporate gabled roofs, exposed trusses and rafters, covered porches, oversized architectural Development
hardware, transitional landscape walls, gates, railings, chimneys, dormers, brackets, corbels, belly
band board trim, posts, masonry piers, or other thematic elements into commercial structures.
Incorporate stone, cultured stone, or brick masonry; horizontal lap siding, vertical board and o
batten siding, beadboard paneling, and taper sawn shingles; corten and/or wrought iron, or other
local thematic materials into commercial structures.
a)
Discourage or allow only a very limited use of pre-cast concrete, EIFS, PVC or plastic materials, E
metal siding, plywood or pressed-board materials, or composition siding into commercial T
structures. E
Incorporate distinct architectural elements into monuments, signage, building addressing, and
structural infrastructure within landscape buffers, parking lots, and open space that enhances c
primary structure architectural features.
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As development applications are submitted and approved, the City will maintain a repository of Short-term (1 - 3 Community
information on design and character that can be used as a resource for future development. years) Development
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Integrate open space into all developments to create the appearance of more expansive, deeper spaces. Ongoing Community ai
• Integrate usable open spaces into commercial projects such as protected (sheltered) seating Development, C
areas, gathering areas, or other flex spaces for shared use and activities. Parks &
• Strategically link and join open space between landscape buffers, structures, and developments Recreation
to enhance the appearance of more expansive, planned open spaces.
• Promote no mow fescues, naturalized plants, dry creek materials, split rail fencing, and other rural
landscape elements in landscape buffers and open space. v
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Recommended . .
Encourage partnerships to build and share open spaces. Ongoing Community
Explore opportunities with both private development and public institutions to centralize and Development,
co-develop shared open spaces. Parks &
Recreation
Preserve and integrate historic buildings and elements into the design of the Fields Area to celebrate the Ongoing Community
area's history and identity. Development
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