Section B ImpllementationNorth Meridian Area Plan
Section B: Implementation Issues, Strategies, and Policies
North Meridian Area Plan Section B-2
Compiled by Wardle & Associates
November 15, 2002
I. Land Use
GOALS:
Enhance the sense of community through
master planned neighborhoods.
Encourage a range of housing types and
densities in close proximity to employment,
services, schools, and parks.
Provide for possibility of future public
transportation services through land use
patterns and densities
STRATEGIES:
I.A. Encourage diversity in residential
density and flexibility in the
location of services, commercial
areas, and employment centers.
I.B. Develop a four-tier hierarchy of
Village (smallest component),
Neighborhood, Community and
Regional scale mixed-use
development.
I.C. Establish zoning provisions to
increase housing variety, variable
lot sizes and attractive
streetscapes.
I.D. Develop polices that encourage
mixed-use neighborhoods.
Preface
The most discussed issue in the North
Meridian planning effort has been Land Use.
An early and oft-repeated objective by the
participants has been “to change the
development patterns of the poorly-
connected and repetitive single family
subdivisions which are symbolic of the last
decade’s growth.” Through numerous
workshops, a concept was formulated to
provide greater land-use flexibility than the
City Comprehensive Plan.
The key to that concept is a four-tier, mixed-
use hierarchy of Village (smallest
component), Neighborhood, Community
and Regional scale development. The
concept encourages diversity in residential
density, and flexibility in the location of
services, commercial areas, and employment
centers. The recently-adopted
Comprehensive Plan has embraced three of
the four proposed designations. The
Comprehensive Plan Future Land-Use Map
shows commercial “centers” in all three, but
at mid-section locations within the one-mile
arterial grid, and only at limited sites.
Incentives/Alternate Code
Incentives were discussed as the means to
encourage a different development pattern.
North Meridian Area Plan
Section B: Implementation Issues, Strategies, and Policies
North Meridian Area Plan Section B-2
Compiled by Wardle & Associates
November 15, 2002
include TND elements or unique standards
in a project.
North Meridian Land Use and
Neighborhood Residential Provisions
Implementation of the North Meridian Area
Plan requires two actions: (1) the adoption
of the NORTH MERIDIAN LAND USE
MAP as the land use element of the City’s
Comprehensive Plan; and (2) incorporation
of the accompanying Neighborhood
Residential (TND) provisions into the City’s
Zoning Ordinance.
The concept of the Land Use Plan is quite
simple. Existing zoning designations may
be applied to annexation requests and the
planned development process used for
project approval; or the Neighborhood
Residential (TND) Zone applied and the
standards met, eliminating plan development
(PD) process.
Mixed-use districts provide the “bridge”
between residential and commercial
development for complete land use
flexibility, but within a hierarchy that relates
directly to the transportation system.
Essential to the concept of more diverse
neighborhoods is the complete elimination
of zoning ordinance requirements for
minimum dwelling size. No such rigid
standard is proposed in the North Meridian
land use concept or Neighborhood
Residential designation.
The mixed-use designations do not mean
that commercial uses will be located at
every arterial intersection. But where such
commercial use is feasible, the mixed-use
standards would “guide” that development
through the process.
The flexibility of the concept is illustrated
by the following:
Residential-only projects may be
located in any mixed-use overlay
district.
· Density and the required number
and types of residential uses will
be in accordance with the North
Meridian Neighborhood
Residential provisions.
· In Community and Regional
mixed-use designation, low
density residential uses are
restricted near arterial
intersections.
Low-to medium density residential
(Minimum overall gross density of 6
North Meridian Area Plan
Section B: Implementation Issues, Strategies, and Policies
North Meridian Area Plan Section B-3
Compiled by Wardle & Associates
November 15, 2002
development process or by applying
TND standards.
· In order to encourage diversity
within neighborhoods, there shall be
no minimum square foot size
standards per dwelling in North
Meridian.
2. A development plan which proposes
professional or commercial services, or
employment centers, in addition to
residential uses, shall comply with the
North Meridian base residential and
commercial core district standards
through the appropriate mixed-use
overlay as designated on the Land Use
Map.
3. A mixed-use project shall include a
principal use (retail, office, professional
or residential) and at least one other
land-use type.
· Exceptions may be granted for
small, single-use projects on a case-
by-case basis.
4. In addition to the principal office,
commercial or residential use, other
qualifying mixed-use land uses may
include community facilities such as a
school, public park or public safety
facility.
5. Mixed-use compliance may also be
achieved when two or more residential
types and densities are proposed in close
proximity to existing or approved
services or commercial uses.
6. The required minimum density for any
North Meridian residential project is
three (3) units per acre, gross.
· Proposals for an overall project
density greater than eight (8)
units per acre (gross) within
Residential Areas will require a
conditional use permit.
7. Residential densities within mixed-use
projects shall comply with the standards
of the mixed-use district designation, as
follows:
· Village (MU-V): Minimum of 4, up
to 8 units per acre (gross).
· Neighborhood (MU-N): Minimum
of 4, up to 12 units per acre (gross).
· Community (MU-C): Minimum of
6, up to 18 units per acre (gross).
· Regional (MU-RG): Minimum of 6,
up to 24 units per acre (gross).
8. Commercial (non-residential)
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Section B: Implementation Issues, Strategies, and Policies
North Meridian Area Plan Section B-4
Compiled by Wardle & Associates
November 15, 2002
· Community (MU-C): Large
shopping center with a variety of
tenants, including grocery,
department store, home supply and
discount stores.
- Located at designated arterial
intersections
- 160 – 275,000 sq. ft.
- 15 – 25 acres in size
- Residential uses up to 18 units
per acre, gross
· Regional (MU-RG): Major retail,
business, technical/research center.
- Located at designated arterial
intersections and the Chinden
corridor.
- 275,000 sq. ft. or more of
building area
- 25 acres or more in size
- Residential uses up to 24 units
per acre, gross.
· All mixed-use projects shall be
directly accessible to neighborhoods
within the section by both vehicles
and pedestrians (See Figure B-1).
9. The City shall adopt an alternate (TND)
development code, and shall continue to
work with the development community,
to streamline the approvals process, and
to provide incentives to encourage
innovative, diverse and mixed-use
residential projects.
II. Urban Services
GOAL:
Provide essential infrastructure… through
innovative public / private agreements.
STRATEGIES:
II.A. Promote orderly growth under
current sewer and water master
plans.
II.B. Allow development community-
initiated system expansions.
Preface
The City has a well-developed urban
services program for sanitary sewer and
domestic water system expansion. The only
change proposed to the current procedure is
to enable developer-initiated expansion of
the city’s sanitary sewer system, in addition
to city-initiated projects. There is no need to
modify the current method of water system
expansion.
The issue of urban services policy was
subject of extensive discussion, debate and
testimony during hearings before both, the
North Meridian Area Plan
Section B: Implementation Issues, Strategies, and Policies
North Meridian Area Plan Section B-5
Compiled by Wardle & Associates
November 15, 2002
address the City’s concern for orderly
growth under the “water and sewer system
master plan” but also provide flexibility to
the development community for initiating
system expansions. However, such
expansions must conform to the City’s
facility plan.
Urban Service Policies
1. The City policy of requiring
development to connect to City sewer
and water services within its Area of
Impact shall remain in effect.
2. Expansion of the sanitary sewer and/or
water systems shall be at the option of
either, the City or the developer.
3. Developer-initiated expansions shall be
approved as long as the area to be served
conforms to the City’s long-term system
plan.
4. Developer-initiated system expansions
must be for properties which are adjacent
to constructed or approved projects
where City sewer and water services are,
or will be provided.
5. Developer-initiated and constructed
system expansions shall be eligible for
over-sizing credits and reimbursements
from latecomer hook-on fees.
III. Community Facilities
GOAL:
Provide essential infrastructure including
… schools, parks, and pathways and public
safety facilities early in neighborhood
developments through innovative
public/private agreements
STRATEGIES:
III.A. Encourage the proactive work of
the school district to meet the
needs of a growing student
population.
III.B. Provide strategically placed park
sites and pathways for greater
efficiency and public accessibility.
III.C. Develop a capital improvement
plan and budget for long-term
funding, separated from operations
and maintenance, to ensure public
safety facilities for residents of
North Meridian.
III.D. Encourage the Meridian Free
Library District to provide services
in patron-accessible locations.
Schools
Preface
No change is proposed in the current
North Meridian Area Plan
Section B: Implementation Issues, Strategies, and Policies
North Meridian Area Plan Section B-6
Compiled by Wardle & Associates
November 15, 2002
identify sites for elementary, middle and
senior high schools. The North Meridian
Land Use Map depicts those sites, some of
which have been, or are in the process of
being secured.
The ultimate number of schools required in
North Meridian will be the direct result of
the density of future development.
Generally, there will be a need for one
elementary school per square mile section of
land. The Land Use Map depicts three
middle and two high school sites. However,
increases in development density may create
a need for one additional middle school and
one additional senior high school.
The North Meridian planning process has
provided the District with the opportunity to
discuss site requirements, the challenge of
bringing new facilities on-line within a year
of bond election approval, and the need for
well-defined site development standards.
The District appears prepared to provide the
facilities to serve growth through early site
acquisition, with as-yet undeveloped site
improvement standards with the City to
expedite construction approval.
School Policies
1. The School District, through its long-
range planning effort, shall provide the
city with an annual up-date of the
general locations of future elementary,
middle and senior high schools, and
other District facilities.
· District facilities shall be designated
on the North Meridian Land Use
Map.
· The number and location of District
facilities is subject to development
patterns, specific site acquisitions
and school boundary decisions.
2. School site and access issues shall be
coordinated with developers at the
earliest opportunity in the development
planning process.
· Developers shall submit to the City,
evidence of contact with the School
District concerning acquisition of
those sites generally depicted on the
Land Use Map.
· Small developments shall cooperate
with adjacent developments in
providing school sites when it is not
practical for a small projects to
provide an entire site.
· The District shall provide a written
North Meridian Area Plan
Section B: Implementation Issues, Strategies, and Policies
North Meridian Area Plan Section B-7
Compiled by Wardle & Associates
November 15, 2002
conditional use permit shall be
required.
Parks
NOTE: THE STATUS OF THE PROPOSED
PARKS PLAN IS UNCLEAR. No up-date has been
provided to the North Meridian Planning Team
beyond the May 30, 2002 version of the
Comprehensive Plan’s “Future Land Use Map,”
which depicts six (6) community parks sites.
Preface
There is a conflict between the current City
Park Impact Fee Ordinance and the
proposed “Comprehensive Parks and
Recreation System Plan.” Specifically:
The Ordinance allocates impact fees
to neighborhood parks and to
community parks, providing a
revenue source for both types of
facilities.
The Plan proposes that neighborhood
parks be funded privately and that
the City accept them for
maintenance, operation and liability,
if compliant with City standards.
Recommended Action
Maintain the current Impact Fee Ordinance
provision for both, neighborhood parks and
community parks, and amend the Plan
accordingly.
The recently-adopted Comprehensive Plan
depicts six (6) community parks in the North
Meridian planning area, in addition to the
56–acre, large urban park (“Settlers”) at
Ustick Road and Meridian Road. The North
Meridian Foundation Report, [Section A]
expresses concern that the City’s Parks Plan
is tilted too heavily in favor of fewer large
facilities, and not toward public parks which
North Meridian Area Plan
Section B: Implementation Issues, Strategies, and Policies
North Meridian Area Plan Section B-8
Compiled by Wardle & Associates
November 15, 2002
are more accessible to residents in their own
neighborhoods, with less need for vehicular
access.
The City is encouraged to reconsider the
Plan, based on the following:
The Plan’s proposed community
parks should be based on an efficient
20-acre community park “template”.
Development of neighborhood parks
in lieu of community parks should be
considered on a case-by-case basis
when other public open spaces such
as schools are available to meet
recreation objectives.
Clearly defined service areas should
be drawn for the North Meridian
parks, accounting for…
· Boise City’s 40-acre regional
park located at Eagle Road
and McMillan.
· Settlers Park, the 56-acre “large
urban park at Ustick and
Meridian Roads.
· The “urban fringe” location of
the McMillan Road park.
Reassess and strategically locate
community park sites for greater
efficiency and public accessibility.
Funding of park acquisition and
development for both, current deficiencies
and projected needs, is perceived to be a
significant challenge. The “solution” is
expected to include a combination of
resources: Impact fees, donations, general
fund dollars and “partnerships” with
developers. That challenge is manageable,
particularly if…
North Meridian Impact fees are
reserved for use in that area.
The City secures sites prior to, or
very early in, the development
process.
Partnerships with developers provide
for a “basic” improvement program
of irrigation, green-up and utility
stubs, with the City and other public
organizations making additional
improvements over time.
· Developers should receive
impact fee credits and/or
reimbursements for such
improvements.
· The benefit of this arrangement
may be is earlier park
development, at substantially
North Meridian Area Plan
Section B: Implementation Issues, Strategies, and Policies
North Meridian Area Plan Section B-9
Compiled by Wardle & Associates
November 15, 2002
Park Policies
1. Public park facilities shall be in
compliance with the size, location and
dimensional standards of an adopted
City Parks Plan, and shall include:
· Neighborhood parks
· Community parks
· Large urban parks
2. The City shall re-assess park standards
to assure that the City is able to meet the
park needs of the current population,
and that the Park Plan accommodates
future population growth according to
that adopted standard.
3. Generalized community and large urban
park sites shall be designated on the
Land Use Map.
4. Neighborhood park sites need not be
shown but must meet size and location
criteria, and shall be considered on a
case-by-case basis as meeting City
requirements when other public open
spaces (schools) are available to meet
recreation needs.
5. Public “special use” facilities need not
be designated on the Land Use Map but
shall be considered on a case-by-case
basis in accordance with standards
unique to the proposed use.
6. City Park impact fees shall continue to
be allocated to public neighborhood and
community parks.
7. The City shall be divided into two park
impact fee benefit zones—one
specifically for North Meridian (perhaps
north of Fairview/Cherry Lane)—to
North Meridian Area Plan
Section B: Implementation Issues, Strategies, and Policies
North Meridian Area Plan Section B-10
Compiled by Wardle & Associates
November 15, 2002
assure retention of funding for the
required parks from growth in that area.
8. Funding options for public parks and
open space facility acquisition and
improvements shall include:
· Impact fees collected within the
designated park “service areas”
within the North Meridian benefit
zone shall be applied to the
acquisition and improvements of
public facilities in that area.
- Reimbursement of developer-
constructed facilities shall be
from impact fees collected in the
specified park “service area” of
the North Meridian benefit
zones.
- The facilities must be in
compliance with an adopted City
Parks Plan and/or be the subject
of an agreement between the
developer and the City.
· A “banking” program shall be
established to provide an additional
funding source for public parks and
open space.
- Developers shall have the option
to:
(a) Contribute the value of
increased open space or
amenity requirements, i.e., the
open space percentage
difference between a
subdivision and a planned
development; or,
(b) Substitute public open space
for required private open
space, if said property is
added to an approved public
park site or open space
facility.
- Developers shall be entitled to
develop the land for which a cash
contribution is made (“a”, above)
or to add the number of units
equivalent to the overall density
of the proposed project for land
donations (“b”, above).
- Contributions of cash-in-lieu, or
land shall be by agreement
between the City and developer
Pathway Policies
1. Public pathway corridors shall be
designated on the Land Use Map.
2. Standards shall be adopted by the City
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Section B: Implementation Issues, Strategies, and Policies
North Meridian Area Plan Section B-11
Compiled by Wardle & Associates
November 15, 2002
accessible by pedestrians, and away from
roadways with high levels of traffic.
Public Safety
Preface
As briefly discussed in the Foundation
Report [Section A], the principal public
safety issue for the City is the need to
develop a funding strategy for new fire
stations. Two such facilities will be required
in North Meridian.
The most recent fire station, located on Ten
Mile Road, south of Ustick Road was
constructed from set-aside funds
accumulated by the City over a number of
years. The City has generally been able to
budget capital expenditures without debt.
The City’s new police headquarters is the
exception, having been funded by a long-
term bond through the judicial confirmation
process.
Short-term capital requirements for the
City’s next two fire stations may be met
through available funding generated by the
Rural Fire District’s levy over-ride.
Proposed station No. 3 is slated for
construction in next year’s budget and will
serve the community’s southeast area.
North Meridian is likely location for the
next facility on a site already secured on
Locust Grove Road.
Even if short-term capital needs are
addressed, the intensity of development in
all areas of the City suggests that a long-
term funding strategy will be required to
keep up with the need for fire stations. The
Fire Department is clearly aware of the
need. One of the “significant
recommendations” of the February, 2000,
Fire and Emergency Services Evaluation
proposes that the City “develop a long-
range facilities, staffing and equipment plan
based on projected growth and development
within the MFD service area.” Although
such a plan has not yet been adopted, the
Fire Department has projected capital needs.
and explored funding mechanisms,
including the use of impact fees to help pay
for new facilities. It is important to note,
however, that a fundamental requirement for
the imposition of impact fees is the
development of a capital improvements
plan.
Therefore, the primary public safety
“implementation” recommendation for
North Meridian is the preparation of a
North Meridian Area Plan
Section B: Implementation Issues, Strategies, and Policies
North Meridian Area Plan Section B-12
Compiled by Wardle & Associates
November 15, 2002
Commission, and other general purpose
government officials in Ada County
(possibly through COMPASS). Public
safety, with specific emphasis on fire
protection is non-political, a public
necessity, with no regard to jurisdictional
bounds. The growth of Meridian and Boise
have had significant and direct impacts on
the service areas and viability of the fire
districts, especially the Meridian Rural and
Whitney Districts. Cooperative agreements
between those entities assure that the public
will be protected. However, given the
urbanization of Ada County, the blurring of
jurisdictional lines and the loss of fire
district tax base, it is time for the elected
officials of the cities, the county, and fire
districts within Ada County to consider the
future of fire protection, including the
pooling of resources, manpower and
equipment.]
Public Safety Policies
1. Fire protection will be provided through
two fire stations to be constructed at an
existing site on Locust Grove Road and
another site to be secured further to the
north and west.
· A capital improvements plan and
budget shall be prepared to address
long-term facility needs.
· A long-term financing strategy shall
be developed to separately fund
capital facilities from on-going
operations and maintenance.
2. Emergency Medical Service (EMS) will
be provided to North Meridian residents
through the construction of a facility by
Ada County at a location to be
determined.
3. Police services will be provided to
North Meridian residents through sub-
station sites in commercial centers or by
co-location with other public safety
entities.
North Meridian Area Plan
Section B: Implementation Issues, Strategies, and Policies
North Meridian Area Plan Section B-13
Compiled by Wardle & Associates
November 15, 2002
IV. Transportation
GOALS:
Provide essential infrastructure including
major roadways…through innovative
public / private agreements
Provide for possibility of future public
transportation services through land use
patterns and densities
STRATEGIES:
IV.A. Develop a clear definition of the
transportation system for North
Meridian.
IV.B. Designate a north/south
“throughway” and potential
connection of I-84 to State
Highway 16 at Highway 44.
IV.C. Continue to work with ValleyRide
to provide regional transit routes in
the North Meridian Area Plan.
IV.D. Identify corridors that would
support feasible mass transit.
IV.E. Develop a North Meridian
Transportation Plan to allocate
resources to the phased
improvement of the arterial
roadway system. [Section D.]
Preface
Transportation concerns for proposed North
Meridian developments were the genesis for
the North Meridian Area planning effort.
The January 30, 2002, “Foundation Report”
and “Draft Policies” provided the basis for
the North Meridian Plan which has evolved
into a framework for concurrency, with
recommended actions and strategies
required to achieve one of the Plan’s
objectives to “provide essential
infrastructure including major
roadways…through innovative
public/private agreements.”
Transportation infrastructure has been the
subject of numerous workshops and study,
including review by a public bond attorney.
Public/private partnerships between the Ada
County Highway District (ACHD) and the
development community is the appropriate
mechanism to provide the required “system
improvements” concurrent with
development. Key to such an effort,
however, is a clear definition of what the
transportation system will be in the North
Meridian.
Assumptions and Recommendations
Chinden Boulevard is, and will
continue to be, the principal
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North Meridian Area Plan Section B-14
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November 15, 2002
· Chinden Boulevard could
function as a regional transit
route, providing a northerly
connecting “community-to-
community” route, parallel to
I-84.
· Consideration of McMillan
Road for “local” east/west
transit service is encouraged.
- Land use patterns, roadway
and intersection design and
access could be
incorporated into
development projects to
focus toward McMillan Road
as the “community corridor”
for North Meridian.
· North/South transit routes should
provide access links between the
principal system components:
Chinden Boulevard, I-84, and,
potentially, rail.
Given the constraints and
characteristics of Chinden Boulevard
and Ustick Road, McMillan Road
provides the best opportunity for the
creation of a North Meridian
“community-oriented” transit
boulevard, with emphasis on
amenities and pedestrian-scale
neighborhoods, services, and
character.
· New design concepts for the
roadway and intersections will be
required, including the means of
amenity enhancement and
maintenance.
· There are many sources for ideas
to achieve the desired results,
such as a recently-published
APA Journal article (May,
2002 edition) by Peter
Calthorpe, entitled “The
Urban Network: An Alternative
Framework for Growth.”
A pre-publication copy was
provided to participants of a recent
COMPASS- sponsored
audio-conference.
- The article addresses
opportunities for making the
one-mile grid function with a
balance of transportation,
services and livable
neighborhoods.
North Meridian Area Plan
Section B: Implementation Issues, Strategies, and Policies
North Meridian Area Plan Section B-15
Compiled by Wardle & Associates
November 15, 2002
travel lanes; and not constructing
continuous mile-long turn lanes.
- The result is less asphalt and
more right-of-way for
drainage.
The Plan does not propose all of the
potential solutions for North Meridian’s
transportation system, but rather actions that
must be taken to address the issues,
including:
The need for a clearer definition of
the arterial system.
· ACHD should up-date the WGI
study to factor in Black Cat Road
as the principal North/South
“throughway” in place of Ten
Mile Road which is proposed to
be downgraded, possibly to a
minor arterial.
· The defined arterial system
should identify the minimum
number of lanes required to
efficiently carry projected traffic
and include innovative
intersection design systems that
give equal weight to livable
neighborhoods and accessible
services.
Public/private partnerships can provide a
more cost-effective roadway improvement
program. However, such partnerships will be
possible only if the following “structural”
changes are made:
The arterial roadway improvements
must be impact fee credit- or
reimbursement-eligible by placing
the roadways in the five-year plan
(or what ever other creative
method is required).
· A phasing plan for area roadway
improvements is required (see
Section D of this report).
ACHD must change current policy
(by ordinance or resolution) to make
the utility companies responsible for
relocation of their systems along
arterials even when developers
initiate projects.
ACHD must be able and willing to
condemn out-parcels, when required,
in order to enable “complete”
roadway improvement projects.
A separate North Meridian impact
fee benefit zone must be established
to preserve the resources for required
North Meridian Area Plan
Section B: Implementation Issues, Strategies, and Policies
North Meridian Area Plan Section B-16
Compiled by Wardle & Associates
November 15, 2002
2. Black Cat Road shall be the
designated north / south
“throughway” corridor for a future
connection of the Ten Mile/I-84
Interchange to State Highway 16.
Public Transportation / Transit Boulevard:
1. Land use patterns and residential
densities along McMillan Road,
east of Black Cat Road, shall
encourage future public
transportation as North Meridian’s
“community-oriented” corridor.
· Public transportation facilities
will be planned with ValleyRide
and “stops” shall be provided in
designated regional, community,
neighborhood and village
“centers” on McMillan Road.
· North/south arterial linkages to
east/west public transportation
routes will be designated.
Arterials:
1. The section-line arterial roadway
network shall serve as the basis for
an efficient and cost-effective
transportation system.
2. Arterial roadways shall be classified
as principal or minor, based on up-
dated traffic projections.
3. Right-of-way, lane requirements and
design speed shall be at the
minimum allowed by the
classification and required by
projected traffic volumes.
4. Access control standards shall limit
the number of arterial intersections,
to improve traffic flow, to minimize
the number of travel lanes, to
accommodate drainage and to
provide for pedestrian safety.
· Primary access to arterials shall
generally be provided at quarter
and half-mile intervals with
right-in/right-out access provided
at intervening points (See Figure
B-1).
5. Pedestrian safety must be balanced
with efficient traffic flow.
· Designated pedestrian crossings
shall be provided generally at the
quarter and half-mile
intersections.
· Landscaped center medians at
intersections shall provide
“safety zones” for pedestrians on
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Section B: Implementation Issues, Strategies, and Policies
North Meridian Area Plan Section B-17
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November 15, 2002
8. Amenity enhancements shall be
provided at primary access
pedestrian medians, and in drainage
facilities adjacent to the travel lanes.
Collectors:
1. Collectors shall be designed to
provide efficient traffic movement
from neighborhoods to the arterial
system while maintaining the
integrity and internal accessibility
of neighborhoods.
2. Collector roadways (continuous)
shall not divide neighborhoods
within the one-mile section.
3. Collector roadway restrictions shall
be required only at the point that
internal street trip counts exceed
local street standards.
4. Front-on uses and housing will be
encouraged on collectors where
alternate means of vehicular access
are provided.
Right-of-Way Acquisition:
1. ACHD shall create two Impact Fee
benefit zones to assure funding for
North Meridian roadway
improvements.
· Fairview Avenue/Cherry Lane
should be considered as the
division of the two zones.
2. ACHD shall:
· Make North Meridian arterial
capacity projects impact fee-
eligible.
· Require utility companies to
relocate their facilities when
required for arterial system
improvement projects.
· Acquire “out-parcel” right-of-
way to enable full improvement
of arterial system projects.
3. Right-of-Way shall be acquired from
developers by ACHD by purchase or
dedication.
· If by dedication, the developer
shall be entitled to impact fee
credits.
4. Improvement of section-line arterial
roadways may be by action of either,
ACHD or the developer.
· If by the developer, the developer
shall be entitled to impact fee
credits or reimbursement.
Drainage:
1. Drainage solutions shall be
North Meridian Area Plan
Section B: Implementation Issues, Strategies, and Policies
North Meridian Area Plan Section B-18
Compiled by Wardle & Associates
November 15, 2002
3. The public agencies (City, County
and / or ACHD), in concert with the
development community, will work
with the irrigation/drainage entity to
resolve issues of liability and
discharge standards for drainage
from public rights-of-way and
facilities, including local streets.
formulated to address the
requirements of the public (City of
Meridian and ACHD),
irrigation/drainage districts, and the
development community.
2. Solutions may include subsurface or
surface facilities, and discharge into
drains.
· “Non-structural” drainage bio-
swales along the arterial
roadways may minimize
“regional” solutions and reduce
costs (See Figure B-2).
· Surface facilities may include
public and private open space
areas where design for low-
volume events enables the use of
the area for its primary purpose of
recreation or other open space
activity.
principal arterials.
6. Arterial intersection design
alternatives shall be developed that
will assure traffic flow is balanced
with pedestrian access and the
viability of adjacent land uses.
· Alternatives may include
roundabouts where traffic
movement is the primary
objective, or couplets where
public transportation,
commercial center access, and
pedestrian safety have equal
consideration.
7. Non-structural surface drainage areas
shall be provided between primary
access points where roadways
narrow (See Figure B-2).
· Sidewalks shall be located
behind such drainage areas,
away from traffic lanes.
system capacity improvements
within that area.
[Note: Given that North Meridian
development patterns and densities are
expected to be similar to recent West Boise
and Meridian growth, there is no basis for
the imposition of Extraordinary Impact
Fees. A pro-active “partnership” between
ACHD and the development community may,
in fact, reduce the cost of improvements to
the arterial transportation system. See
Section D of this Plan.]
Transportation Policies
State / Federal Highways (Throughways):
1. Chinden Boulevard shall serve as
North Meridian’s east / west
“throughway” transportation corridor.
- Calthorpe’s concept is
“outside the box,” but it
relates directly to the one-
mile grid system of the area.
Significant changes in the
current development and
infrastructure patterns must
be considered, or the
perceived problems will
continue unchanged into the
future.
Drainage will be a major challenge
in the development of North
Meridian. A way for the natural
drainage ways to be used must be
found to balance sub-surface systems
and ACHD-proposed regional
facilities and solutions (refers to
February, 2001, Storm Drainage
Study by Civil Survey Consultants,
Inc., and other ACHD-contracted
studies in North Meridian).
· The arterial concepts proposed
by the plan is for on-site drainage
areas; minimizing the number of
east/west “throughway.”
· It is a regional facility.
· It will have access controls.
· Adjacent development may range
from residential to regional
commercial or employment
centers.
Black Cat Road is the designated
north/south “throughway” and the
potential connection of I-84 to State
Highway 16 at Highway 44.
Public Transportation opportunities
for North Meridian are still in the
formulation and review stage by
ValleyRide.
capital improvements plan and budget,
which includes a clear strategy for long-term
funding of capital facilities separately from
on-going operations and maintenance costs.
This is consistent with the Evaluation report,
Objective Six – Capital Improvements
Recommendation: “Develop and adequately
fund a long-range facilities management
plan.”
A key element of a capital improvements
plan will be the analysis of funding sources,
including long-term bonding, impact fees,
etc., and the mechanisms required to secure
those funds. They may include special bond
elections, annual appropriation, or the use of
judicial confirmation for “ordinary and
necessary” expenditures. Fire stations
should qualify as ordinary and necessary
components of community growth as did the
police headquarters building.
[Note: The North Meridian planning effort
provides the opportunity to “plant a seed”
for consideration by the City, the County
for the design and construction of public
pathways.
3. Developers shall have the option to
donate or sell easements or rights-of-way
for pathways to the City by donation,
the developer shall be entitled to add the
number of units equivalent to the
project’s overall density for each acre
donated.
4. The City shall secure the right of public
and recreational access and shall assume
the liability for public use where City-
designated public pathways are within
irrigation district canal or drain
easements or rights-of-way.
Library
The Meridian Free Library District will
likely expand its programs in the North
Meridian area through a Bookmobile
service. The Bookmobile could locate in
parking lots within shopping centers or in
other patron-accessible locations. The
District desires locations that are visible,
close to residential neighborhoods,
lower cost.
An essential step that the City must take is a
re-assessment of actual park land needs for
the current population, and the resources
required to bring current deficiencies up to
standard. Impact fees cannot be used to
correct deficiencies, so the “standard” has
significant ramifications.
However, that will lead to a second step:
Analysis of population projections to assure
that the proposed North Meridian parks
(community and Settlers) comply with the
City’s standards for new growth. The
reason is based on the population growth
assumption of the ACHD/WGI study which
projects an additional 43,000 people in the
10 square mile area. At the 4 acres per 1000
standard, 172 acres of new parks would be
required, 36 acres more than the November
2001, Park Plan proposal for North
Meridian.
statement to the City that a site…
- has been secured;
- is needed, and negotiations with
the land-owner or developer are
underway; or is not required.
3. The District and the City shall seek
opportunities for developing combined
school and park sites, and shall develop
standards for such joint-use facilities.
4. School site improvement standards shall
be developed jointly by the City and the
District.
5. As a general standard, school sites shall
be as follows:
· Elementary school 10 - 12 acres
· Middle school 40 acres
· Senior high school 55 - 60
acres
6. Schools are an essential public facility
and shall be a permitted use in all land-
use designations and zones.
· When school sites are integrated
into, and approved as an element of a
development proposal, no
program of the Meridian School District
(Joint School District No. 2) of securing
sites and providing facilities for the growing
student population within its boundary. The
District is commended for its proactive
effort to forecast facility needs, and to
Planning and Zoning Commission and City
Council during the formulation of the
Comprehensive Plan. Although the Council
approved the Commission’s
recommendation, there was last minute
consideration of an urban services policy
recommendation from City staff. The
Council’s final action left the matter open
for further modification.
The North Meridian Area Plan urban
services policy recommendations firmly
development within mixed-use districts
shall comply with the following:
· Village (MU-V): Small shopping or
office center integrated into a
residential neighborhood.
- Located at or near mid-
section(1/2 mile)
- 15 - 55,000 sq. ft. of building
area
- Up to 5 acres in size
- Residential density of up to 8
units per acre, gross
· Neighborhood (MU-N): Mid-sized
shopping center to serve the
immediate surrounding area.
- Located at designated arterial
intersections
- 55 - 160,000 sq. ft. of building
area
- 5 to 15 acres in size
- Residential uses of up to 12 units
per acre, gross
dwellings per acre) is allowed
anywhere within the Regional
Mixed-use designation along
Chinden Boulevard, except adjacent
to the arterial intersections.
Commercial and/or professional
office development may be located
within any mixed-use district.
· The commercial core standards
for that district dictate size and
square footage.
· Residential uses are encouraged
as a component of the mixed-use
commercial/office project.
Land Use Policies
1. Development proposals shall provide
diversity in residential uses and
densities, and flexibility in the location
of services, commercial areas and
employment centers through the planned
Given the anticipated low to moderate
development densities, density bonuses were
not deemed to be an incentive. An
“alternate code” was considered and found
to be the only option to the City’s planned
development (PD) process.
The purpose of the “alternate code” is to
provide an incentive in the form of
expedited processing. Given the
requirement to annex, zone, and plat
property in North Meridian, the only
incentive is to short-cut the development
process by applying Traditional
Neighborhood Development (TND)
provisions of a new Neighborhood
Residential (N-R) zoning designation; or to
use the City’s existing planned development
process which enables the developer to