Section C TNDNorth Meridian Area Plan
Section C
NORTH MERIDIAN NEIGHBORHOOD
RESIDENTIAL PROVISIONS TND
North Meridian Area Plan Section C-1
Compiled By Wardle and Associates
November 15, 2002
C.1. INTENT
The purpose of the North Meridian
Neighborhood Residential (N-R) and Mixed-
use Districts is to encourage the development
of fully integrated pedestrian-oriented
neighborhoods with the intent to minimize
traffic congestion and infrastructure costs.
Their provisions adapt “traditional” urban
conventions, which are based on the following
principles:
Neighborhoods have identifiable centers and
edges.
· Residential uses have access to retail
and recreation by non-vehicular means.
· Uses and housing types are mixed and in
close proximity to one another.
· Street networks are interconnected and
blocks are small.
· Civic buildings and public open spaces are
given prominent sites throughout the
neighborhood.
Specifically, the intent of these provisions is to set forth an alternative process for residential
development and to establish standards for implementing the land use policies of the North
Meridian Area Plan; to create traditional neighborhoods as an alternative to conventional
neighborhood development under existing Meridian City ordinances; and to by-pass the
requirement for a conditional use permit as an incentive.
C.2.
PURPOSE
The purpose for the Neighborhood Residential district and for
residential uses in the mixed-use districts is as follows:
A. Neighborhood
Residential
(N-R) District
1. 1. To create traditional residential neighborhoods with a diverse
mix of housing at an overall average minimum density of three
(3) units per gross acre of residential land, and a maximum
density of eight (8) units per gross acre of residential land.
2. 2. To accommodate single family detached dwellings, single
family attached dwellings and two-family dwellings.
North Meridian Planning Area
North Meridian Area Plan
Section C
NORTH MERIDIAN NEIGHBORHOOD
RESIDENTIAL PROVISIONS TND
North Meridian Area Plan Section C-2
Compiled By Wardle and Associates
November 15, 2002
B. Residential in
Village Mixed-
Use (MU-V)
District
1. To be a setting for housing combined with complementary and
supporting land uses that serve a neighborhood and are
developed and operated in harmony with the residential
characteristics of the neighborhood; to function together
with surrounding residential neighborhoods; to form an
integral town-like pattern of development, and not
merely a series of individual development projects in separate
zoning districts.
2, To encourage higher density development in the MU-V
District with an overall average minimum density of four (4)
units per gross acre of residential land, and a maximum density
of eight (8) units per gross acre of residential land.
3. To accommodate single family detached dwellings, single
family attached dwellings, two-family dwellings, multi-family
dwellings (limited to four [4] or less units per building), and
mixed-use structures.
3.
C. Residential in
Neighborhood
Mixed -Use
(MU-N)
District
1. To provide a transit-supportive pattern of moderate density
housing within walking distance of a commercial or civic
area. These neighborhoods will form a transition and a link
between surrounding neighborhoods and the commercial core
with a unifying pattern of streets and blocks.
2. To encourage higher density in the MU-N District with an
overall minimum average density of four (4) dwelling units
per gross acre of residential land, and a maximum average
density of twelve (12) dwelling units per gross acre of
residential land.
3. To accommodate single family detached dwellings, single
family attached dwellings, two-family dwellings, multi-family
dwellings, and mixed-use structures units. A complete range
of the permitted housing types is encouraged in the MU-N
District and within any individual development plan.
North Meridian Area Plan
Section C
NORTH MERIDIAN NEIGHBORHOOD
RESIDENTIAL PROVISIONS TND
North Meridian Area Plan Section C-3
Compiled By Wardle and Associates
November 15, 2002
D. Residential in
Community
Mixed-Use
(MU-C)
District
1. To provide a transit-supportive pattern of concentrated
moderate-to high-density housing within, or immediately
adjacent to transit and a commercial or civic area. This district
will form a transition and a link between surrounding
neighborhoods and the commercial core with a unifying
pattern of streets and blocks.
2. To encourage higher density in the MU-C District residential
developments with an overall minimum average density of six
(6) dwelling units per gross acre of residential land, and a
maximum average density of eighteen (18) dwelling units per
gross acre of residential land; and to assure that no residential
use of less than 8 units per acre is located within 1/8 mile of a
“community scale” arterial intersection.
3. To accommodate single family detached dwellings, single
family attached dwellings, two-family dwellings, multi-family
dwellings, and mixed-use structures. A complete range of the
permitted housing types is encouraged in the MU-C District
and within any individual development plan.
4.
E. Residential in
Regional
Mixed-Use
(MU-RG)
District
1. To provide a transit-supportive pattern of higher density and
multi-family housing. Multi-story, mixed-use buildings are
encouraged in order to promote efficient use of the land and
regionally significant transit nodes.
2. To encourage higher density residential developments in the
MU-RG District with an overall minimum average density of
six (6) dwelling units per gross acre of residential land, and a
maximum average density of twenty-four (24) dwelling units
per gross acre of residential land; and to assure that no
residential use of less than 8 units per acre is located within 1/8
mile of a “regional scale” arterial intersection.
3. To accommodate single family detached dwellings, single
family attached dwellings, two-family dwellings, multi-family
dwellings, and mixed-use structures. A complete range of the
permitted housing types is encouraged in the MU-RG District
and within any individual development plan.
North Meridian Area Plan
Section C
NORTH MERIDIAN NEIGHBORHOOD
RESIDENTIAL PROVISIONS TND
North Meridian Area Plan Section C-4
Compiled By Wardle and Associates
November 15, 2002
North Meridian Area Plan
Section C
NORTH MERIDIAN NEIGHBORHOOD
RESIDENTIAL PROVISIONS TND
North Meridian Area Plan Section C-5
Compiled By Wardle and Associates
November 15, 2002
C.3.
GENERAL
RESIDENTIAL
DEVELOPMENT
STANDARDS
The entire land area of the residential neighborhood shall be
divided into blocks, streets, and lots, and open spaces and
greenbelt areas. Similar land categories shall generally enfront
across streets. Dissimilar categories shall generally abut at rear
lot lines. Accessory dwelling units may be allowed on attached
and detached home lots. Fences and walls shall adhere to the
provisions of the Meridian Zoning Ordinance.
A. Mix of
Housing
A mix of permitted housing types shall be included in any
individual development plan, to the extent reasonably feasible,
depending on the size of the parcel. In order to promote such
variety, the following minimum standards shall be met:
1. A minimum of two (2) housing types shall be required on any
residential project development plan containing ten (10) acres
or more, including such plans that are part of a phased
development; and a minimum of three (3) housing types shall
be required on any such project development plan containing
forty (40) acres or more.
2. Lot sizes and dimensions shall be varied for different housing
types to avoid monotonous street-scapes. For example, larger
housing types on larger lots are encouraged on corners.
Smaller lots are encouraged adjacent to common open spaces.
3. The following list of housing types may be used to satisfy this
requirement, as allowed by the corresponding district, as
shown in Table B:
a. Standard lot single-family detached dwellings (lots
containing six thousand [6,000] square feet or more).
b. Small lot single-family detached dwellings (lots
containing less than six thousand [6,000] square feet).
c. Alley loaded single-family detached dwellings.
d. Two-family dwellings.
e. Three-family dwellings.
f. Single-family attached dwellings.
g. Townhouse
h. Mixed-use structures.
i. Multi-family dwellings.
North Meridian Area Plan
Section C
NORTH MERIDIAN NEIGHBORHOOD
RESIDENTIAL PROVISIONS TND
North Meridian Area Plan Section C-6
Compiled By Wardle and Associates
November 15, 2002
B. Lots &
Buildings
1. Residential buildings setbacks shall conform to Figure 1.
2. All lots shall share a frontage line with a street, square, or
alley.
3. All buildings, except accessory structures, shall have their
main entrance opening onto a street or square.
C. Streets & Alleys 1. Streets and alleys shall conform to Figures C-1 through C-3.
2. Streets or alleys shall provide access to all tracts and lots. If a
unit takes its frontage from an alley, block length must be less
than 300 feet or have an alley with a minimum paved width of
20 feet, and a length not greater than 500 feet.
3. All streets and alleys shall terminate at other streets within the
neighborhood and connect to existing and projected through
streets outside the development.
4. When alleys are proposed, there should generally be a
continuous network of alleys to the rear of lots within the
residential neighborhoods.
5. No block face shall have a length greater than 500 feet without
a dedicated alley or pathway providing through access.
6. Public utilities, such as power, telephone, cable TV, natural
gas, etc., shall run along alleys wherever possible.
7. Rights-of-way and streets are encouraged to differ in
dimension and each street shall be separately detailed.
North Meridian Area Plan
Section C
NORTH MERIDIAN NEIGHBORHOOD
RESIDENTIAL PROVISIONS TND
North Meridian Area Plan Section C-7
Compiled By Wardle and Associates
November 15, 2002
D. Landscaping &
Open Space
1. Trees shall be planted within parkways along all streets.
2. Tree spacing shall be 35 feet on center, or determined by
species type.
3. Landscape improvements shall conform with Meridian City’s
Landscape Ordinance.
4. A minimum of 5% of the gross area of the residential
neighborhood shall be permanently allocated to squares or
parks, exclusive of required street buffers and buffers between
incompatible land uses. Unless designed as a maintained water
amenity, no surface storm drainage facilities are permitted
within the required 5% open space allocated to squares or
parks.
5. Each development of 20 acres or more shall contain as its
central focus, at least one square or park no smaller than one
(1) acre.
6. Private squares and parks shall have at least 75% of their
perimeter abutting street rights-of -way.
7. All residential units shall be within ¼ mile radius (not to
exceed 2,000 feet) walking distance of the one-acre square or
park.
North Meridian Area Plan
Section C
NORTH MERIDIAN NEIGHBORHOOD
RESIDENTIAL PROVISIONS TND
North Meridian Area Plan Section C-8
Compiled By Wardle and Associates
November 15, 2002
E. Amenities Two or more of the following amenities shall be provided as part of
each Neighborhood Residential development:
1. Landscaped open space of at least ten percent (10%) of the
gross area, exclusive of required street buffers and buffers
between incompatible land uses. Unless designed as a
maintained water amenity, no surface storm drainage facilities
are permitted within the required open space allocated to
squares or parks.
2. Private recreational facilities such as a playground, picnic area,
basketball or tennis court, swimming pool, clubhouse, etc., of a
size suitable to meet the needs of the development.
3. Provision for an addition to, or public access, to a
neighborhood or community park or other public open space.
4. A public pedestrian or bicycle circulation system within the
project (exclusive of required sidewalks adjacent to public
right-of-way) and connecting to existing or planned pedestrian
or bicycle routes outside the project (as designated in the
Meridian Parks Department Pathway Plan), designed and
constructed in accordance with standards set forth adopted by
Meridian city standards.
5. Other amenities appropriate to the size and uses of the
proposed development.
North Meridian Area Plan
Section C
NORTH MERIDIAN NEIGHBORHOOD
RESIDENTIAL PROVISIONS TND
North Meridian Area Plan Section C-9
Compiled By Wardle and Associates
November 15, 2002
C.4.
DETACHED
HOME DESIGN
STANDARDS
AND
PROVISIONS
Detached housing areas may contain buildings for residential uses,
home occupational uses, bed and breakfast inns, and accessory
dwelling units. An accessory building is permitted on each lot.
A. Lots and
Buildings
1. Detached building setbacks and dimensional standards shall
conform to Figures C-4 and C-5 and Table A.
2. Buildings on detached home lots shall cover no more than
70% of the lot area.
3. Building height shall not exceed 35 feet, except as noted in
Table A.
C.5.
ATTACHED
HOME DESIGN
STANDARDS
AND
PROVISIONS
Attached housing areas may contain buildings for residential use
and limited commercial use, such as a coffee house, home
occupation, accessory dwelling unit or bed and breakfast. An
accessory building is permitted on each lot. For projects of ten
(10) acres or greater, a minimum of 10% of the gross area of the
residential neighborhood shall be designated for attached houses
or small lot (50 feet or less in width) detached houses.
A. Lots and
Buildings
1. Building setback and dimensional standards shall conform to
Figures C-4 And C-5 and Table A.
2. Buildings on attached home lots shall have no required
setbacks from interior side lot lines.
3. Buildings on attached home lots shall cover no more than
70% of the lot area.
4. Building height shall not exceed 35 feet, except as noted in
Table A.
North Meridian Area Plan
Section C
NORTH MERIDIAN NEIGHBORHOOD
RESIDENTIAL PROVISIONS TND
North Meridian Area Plan Section C-10
Compiled By Wardle and Associates
November 15, 2002
C.6.
ALLOWED
USES
Unless otherwise specified, Table B lists principal permitted (P),
accessory (A), conditional (C), or prohibited (---) uses within the
residential base district and mixed-use overlay district.
A. Permits Principal permitted uses shall be reviewed in accordance with the
specific use standards in Title 11, Chapter 8.
B. Accessory Use Accessory uses shall be reviewed in accord with the procedures in
Title 11, Chapter 9.
C. Conditional
Use
Conditional uses shall be approved in accord with the procedures
in Title 11, Chapter 17
C.7.
DIMENSIONAL
STANDARDS
Table C shall be used for development in the respective residential
base and mixed-use districts.
North Meridian Area Plan
Section C
NORTH MERIDIAN NEIGHBORHOOD
RESIDENTIAL PROVISIONS TND
North Meridian Area Plan Section C-11
Compiled By Wardle and Associates
November 15, 2002
Table A
Residential
Requirements & Standards
District
REQUIREMENTS N-R MU-V MU-N MU-C MU-RG
Minimum Dwellings per gross acre 3.0 3.0 3.0 3.0 3.0
Maximum Dwellings per gross acre 8.0 8.0 12.0 18.0 24.0
Setbacks
- Front (See Figure1)
- Front, where garage is side-loaded
or located behind the front plane
of the house.
15’ 15’ 15’ 15’ 15’
- Side, Interior
· 1 or 2 stories 5’ 5’ 5’ 5’ 5’
· More than 2 stories 5’ 5’ 15’ 15’ 15’
- Side, Street 20’ 20’ 20’ 20’ 20’
- Rear
· 1 or 2 stories 15’ 15’ 15’ 15’ 15’
· More than 2 stories 15’ 15’ 20’ 20’ 20’
Minimum Lot Area (square feet) 5,000 5,000 5,000 2,500 2,500
Average Lot Width
- Interior 50’ 50’ 50’ 50’ 50’
- Corner 70’ 70’ 70’ 70’ 70’
- Street Frontage 30’ 30’ 30’ 30’ 30’
Height 35’ 35’ 35’ 45’ 45’
Note: MU-V, MU-N, MU-C and MU-RG denote residential standards when included in a
mixed-use district development in accordance with the North Meridian Land Use Map.
North Meridian Area Plan
Section C
NORTH MERIDIAN NEIGHBORHOOD
RESIDENTIAL PROVISIONS TND
North Meridian Area Plan Section C-12
Compiled By Wardle and Associates
November 15, 2002
Table A. (CONT.)
Alley – Loaded
Residential Requirements & Standards
REQUIREMENTS
Setbacks
- Front See Figure 1
- Rear
· Living Area 15’
· Face of Garage to Alley 20’
· Side of the Garage 10’
- Interior Side 5’
- Street Side 10’
Minimum Lot Area (Square Feet)
- Detached dwelling 3,200
- Attached dwelling 2,400
Minimum Lot Width
- Detached Square Feet Dwelling 32’
- Attached Square Feet Dwelling 24’
Alley
- Width 10’ – 12’
- Right-of-Way 16’ – 20’
Alley providing a lot’s legal frontage
- Width 20’
- Right-of-Way 20’
- Length, maximum 500’
Height
- Maximum per dwelling 35’
North Meridian Area Plan
Section C
NORTH MERIDIAN NEIGHBORHOOD
RESIDENTIAL PROVISIONS TND
North Meridian Area Plan Section C-13
Compiled By Wardle and Associates
November 15, 2002
Table B
ALLOWED USE BY BASE DISTRICT
ALLOWED USES. Unless otherwise specified, this table lists principal permitted (P),
accessory (A), conditional (C), or prohibited (-) uses within the base district.
A. Principal permitted uses shall be reviewed in accordance with the specific use standards
in Title 11, Chapter 8.
B. Accessory uses shall be reviewed in accord with the procedures in Title 11, Chapter 9.
C. Conditional uses shall be approved in accord with the procedures in Title 11, Chapter 17.
Districts
RESIDENTIAL N-R MU-V MU-N MU-C MU-RG
Accessory Uses to Allowed Dwellings A A A A A
Boarding or Lodging houses - - C C C
Childcare
- Family childcare home C C C C C
- Group childcare home C C C C C
Dwellings
- Accessory Dwelling Unit A A A A A
- Apartment house - - C C C
- Multi-Family Dwelling - C P P P
- Three-Family Dwelling P P P P P
- Townhouse P P P P P
- Two-Family Dwelling P P P P P
- Single Family Attached Dwelling P P P P P
- Single Family Detached Dwelling P P P P P
Home occupations A A A A A
Libraries P P P P P
Mobile home parks and subdivisions C C C C C
Planned Development (PD) C C C C C