Application~jQirE IDR IAN-- •
IDAXO
TRANSMITTALS TO AGENCIES FOR COMMENTS ON
DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN
Mayor Tammy de Weerd
City Council Members:
Keith Bird
Brad Hoaglun
Charles Rountree
David Zaremba
To ensure that your comments and recommendations will be considered by
the Meridian Planning and Zoning Commission please submit your
comments and recommendations to Meridian City Hall
Attn: Jaycee Holman, City Clerk, by: August 11, 2010
Transmittal Date: July 14, 2010 File No.: CPAT 10-001
Hearing Date: August 19, 2010
Request: Public Hearing -Amend the text of the Comprehensive Plan
pertaining to the Mixed Use land use designations contained in Chapter
VII
By: City of Meridian Planning Department
Location of Property or Project:
Joe Marshall (No FP)
Scott Freeman (No FP)
Wendy Newton-Huckabay (No FP>
Michael Rohm (No FP>
Tom O'Brien (No FP)
Tammy de Weerd, Mayor
Charlie Rountree, C/C
Brad Hoaglun, C/C
Keith Bird, C/C
David Zaremba C/C
Sanitary Services (IVo vaR, vac, FP)
Building Department /Rick Jackson
Fire Department
Police Department
City Attorney
City Public Works/Scott Steckline
City Planner
Parks Department
Economic Dev. (cuP only>
Meridian School District (IVo FP)
Meridian Post Office (FP/PP/sHP only)
Ada County Highway District
Ada County Development Services
Central District Health
COMPASS (Comp Plan only)
Nampa Meridian Irrig. District
Settlers Irrig. District
Idaho Power Co. (FP,PP,cuP/SHP only)
QW2St (FP/PP/SHP only)
Intermountain Gas (FP/PP/sHP only>
Idaho Transportation Dept. (IVo FP>
Ada County Ass. Land Records
Downtown Projects:
Meridian Development Corp.
Historical Preservation Comm.
South of RR / SW Meridian:
NW Pipeline
New York Irrigation District
Boise-Kung Irrigation District
Your Concise Remarks:
City Clerk's Office • 33 E. Idaho Avenue, Meridian, ID 83642
Phone 208-888-4433 •Fax 208-888-4218 • www.meridiancity.org
E IDIAN~--
IDAHO
5~
Planning Department
COMMISSION & COUNCIL REVIEW APPLICATION
Type of Review Requested (check all that apply)
^ Alternative Compliance
^ Annexation and Zoning
^ Comprehensive Plan Map Amendment
x Comprehensive Plan Text Amendment
^ Conditional Use Permit
^ Conditional Use Permit Modification
^ Design Review
^ Final Plat
^ Final Plat Modification
^ Planned Unit Development
^ Preliminary Plat
^ Private Street
^ Rezone
^ Time Extension (Commission or Council)
^ UDC Text Amendment
^ Vacation (Council)
^ Variance
^ Other
Project name: M i X-e d U Se R.>° v-- 5- ar S
Date filed: 5 3 t n Date complete: 5 3 ~ u
Assigned Planner: IIi ll I~GIr San S
Related files:
Hearing date: !O C~Commission ^ Council
Applicant Information
Applicant name: Caleb Hood Planning_Manager, Meridian Planning Dept. Phone: 884-5533
Applicant address: 33 E. Broadway Ave., Meridian, ID 83462 Zip: 83642
Applicant's interest in property: ^ Own ^ Rent ^ Optioned X Other
Owner name: Phone:
Owner address: Zip:
Agent name (e.g., architect, engineer, developer, representative):
Firm name: Phone:
Address: Zip:
Primary contact is: X Applicant ^ Owner ^ Agent ^ Other
Contact name: Caleb Hood Phone: 884-5533
E-mail: chood~meridiancity.org Fax: 888-6854
Subject Property Information
Location street address:
Assessor's parcel number(s): N/A
Township, range, section: N/A Total acreage: N/A
Current land use:
STAFF USE ONLY:
File number(s): r?.PAT - lo- o01
Current zoning district:
33 E. Broadway Avenue • Meridian, Idaho 83642
Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org
1
Project Description
Project/subdivision name: Mixed Use Revisions
General description of proposed projecbrequest: Request to amend the text of the Comprehensive Plan. The proposed Text
changes are associated with the Mixed Use definitions contained within Chapter 7 of the Plan -see application narrative.
Proposed zoning district(s): N/A
Acres of each zone proposed: N/A
Type of use proposed (check all that apply):
^ Residential ^ Commercial ^ Office ^ Industrial ^ Other
Amenities provided with this development (if applicable):
Who will own & maintain the pressurized irrigation system in this development?
Which irrigation district does this property lie within?
Primary irrigation source: Secondary:
Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water):
Residential Project Summary (if applicable)
Number of residential units: Number of building lots:
Number of common and/or other lots:
Proposed number of dwelling units (for multi-family developments only):
1 Bedroom: 2 or more Bedrooms:
Minimum square footage of structure(s) (excl. garage): Proposed building height:
Minimum property size (s.f): Average property size (s.f.):
Gross deriSlty (DU/acre-total land): Net density (DU/acre-excluding roads & alleys):
Percentage of open space provided: Acreage of open space:
Percentage of useable open space: (See Chapter 3, Article G, for qualified open space)
Type of open space provided in acres (i.e., landscaping, public, common, etc):
Type of dwelling(s) proposed: ^Sfngle-family ^ Townhomes ^ Duplexes ^Multf-family
Non-residential Project Summary (if applicable)
Number of building lots: Other lots:
Gross floor area proposed:
Hours of operation (days and
Percentage of site/project devoted to the following:
Existing (if applicable):
Building height:
Landscaping: Building: Paving:
Total number of employees: Maximum number of employees at any one time:
Number and ages of students/children (if applicable): Seating capacity:
Total number of parking spaces provided: Number of compact spaces provided:
Authorization
Print applicant name:
Applicant signature: _
Date: D t 0
33 E. Broadway Avenue • Meridian, Idaho 83642
Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org
2 (Rev. 4/4/08)
(~~E IDR IAN*-~-
IDAHO /
July 12,.2010
Mayor Tammy De Weerd and City Council
City of Meridian
33 E. Broadway Avenue
Meridian, ID 83642
• MayorTammy de Weerd
City Council Members:
Keith Bird
Brad Hoaglun
Charles Rountree
David Zaremba
RE: Mixed Use Revisions to the Comprehensive Plan Text -Narrative
Madam Mayor and City Council Members:
In accordance with Meridian City Code 11-5, please consider this application for an
amendment to the text (the Text) of the Comprehensive Plan (the Plan). The subject
application proposes a host of changes to the Text. All of the changes are proposed in
Chapter VII, between pages 100 -107. Attached to this letter is a strikethrough and
underline version of the proposed changes to the Text. Because there are quite a few
changes proposed, staff has also provided a "clean" version of the changes to the Text.
The purpose of this narrative is to explain and justify the proposed changes to the Text of
the Plan.
The Planning Department is proposing to update the definitions of the Mixed Use
categories contained in the Plan. Planning Staff has drafted the changes and solicited
input from some developers, property owners, real estate agents, and the Building
Contractors Association of Southwest Idaho. Staff believes that the proposed changes to
the Mixed Use definitions in the Text does a better job of guiding developers, staff, and
decision makers as to what mixed use projects should look like; the changes make the
definitions more understandable and user-friendly.
One of the comments Planning Staff received was a request for a mixed use matrix that
would compliment the text. Staff believes that a mixed use matrix could be a valuable
tool that could help guide which uses are appropriate in the various mixed use categories.
Staff will continue to explore development of a matrix for mixed use. NOTE: We do not
envision this matrix being part of the Text, but rather a handout that can be given over-
the-counter, during pre-application meetings, and accessed on the City's website.
The Text changes proposed with this application are both in content and format of the
Plan. Because the Mixed Use -Regional, Mixed Use -Non-Residential, and Mixed Use
- Interchange definitions were amended within the past couple of years, most of the
•
existing text in these sections is not changing. The most significant changes are proposed
to the "general" Mixed Use and Neighborhood Center definitions, and the Mixed Use -
Neighborhood and Mixed Use -Community definitions. Staff has attempted to organize
the layout of the various definitions in a standard format. New figures, to visually show
what mixed use could look like in each of the designations are also part of the subject
application. NOTE: Staff is working on improving these figures and we should have new
exhibits to roll-out with the Plan reformat application that is currently being worked on -
application submittal late this year or early 2011.
The requested action is a comprehensive plan text amendment only, thus, no development
is proposed and impacts on existing infrastructure systems should have no detrimental
consequences due to approval of this application.
As noted earlier in this letter, Planning Staff has received some comments on the draft changes to
the Text. Staff has tried to address these comments in the application submittal and/or in talking
with the individuals providing comment. To Staff's knowledge there is no opposition to the
proposed amendments to the Text of the Plan. Staff believes the proposed amendment to the
Text of the comprehensive plan provides an improved guide to future growth and
development in Meridian.
Please contact me at 884-5533: with any questions.
Si cer y,
Caleb Hood, AICP
Planning Manager
Attachments:
1) Clean Copy of Proposed Changes
2) Strike-through Version of Proposed Changes
Clean Copy of Propose~hanges to Chapter 7, Meridian Compr~iensive Plan
Mixed Use. In general, the purpose of this designation is to provide for a combination of
compatible land uses within a close geographic area that allows for easily accessible
services for residents and the workers. The uses can be mixed vertically, such as a
building with retail on the ground floor and offices above, or horizontally, such as a
healthcare center with a mix of doctor offices, pharmacy, beauty salon, assisted care
facilities, and apartments. Mixed use areas tend to have higher floor area ratios (less area
devoted to parking), open space, and interconnected vehicular and pedestrian networks. A
Mixed Use designation is typically used to identify a key area within the city which is
either infill in nature or situated in a highly visible or transitioning area where innovative
and flexible designs are encouraged. The intent of this designation is to promote
developments that offer functional and physical integration of land uses while allowing
developers a greater degree of design and use flexibility. Mixed Use areas are typically
developed under a master or conceptual plan; during an annexation or rezone request, a
development agreement will typically be required for developments with a Mixed Use
designation.
There are five sub-categories of the Mixed Use designation that are used throughout the
city: Neighborhood, Community, Regional, Interchange, and Non-Residential. This
section further describes the purpose, intent and development standards for these sub-
categories. In addition, there are three sub-categories of the Mixed Use designation that
are solely used in the Ten Mile Interchange Specific Area: Commercial, Residential and
Lifestyle Center. The sub-category definitions of Mixed Use in the Ten Mile Interchange
Specific Area are different than those in this document and are not subject to this section.
For detailed descriptions of the land use designations in the Ten Mile area, go directly to
the Ten Mile Interchange Specific Area Plan.
For the purposes of the Mixed Use section, the City identifies five different land use
types: 1) commercial [includes retail, restaurants, etc.]; 2) office; 3) residential; 4) civic
[includes public open space, parks, entertainment venues, etc.]; and, 5) industrial. All
development in Mixed Use areas fall within one of these five categories. Industrial uses
are typically discouraged in residential mixed use areas. However, some industrial uses
may be compatible and appropriate in Mixed Use -Regional (MU-R), Mixed Use -Non
Residential (MU-NR) and Mixed Use -Interchange (MU-I) areas. The onus is on the
developer to demonstrate the appropriateness of industrial uses, if they are proposed as
part of a Mixed Use development.
In reviewing development applications, the following standards will serve as general
guidelines in all Mixed Use areas:
• Residential densities should be a minimum of 6 dwellings/acre.
• Where feasible, higher density and/or multi-family residential development will be
encouraged, especially for projects with the potential to serve as employment
destination centers and when the project is adjacent to US 20/26, SH-55, SH-16 or
SH-69.
• A conceptual site plan for the entire mixed use area is required.
Clean Copy of Propose~hanges to Chapter 7, Meridian Compr~iensive Plan
• In developments where multiple commercial and/or office buildings are proposed (not
residential), the buildings should be arranged to create some form of common, usable
area, such as a plaza or green space.
• A transitional use and/or landscaped buffering is required between commercial and
existing low- or medium-density residential development.
• A mixed use project should include at least three types of land uses. Exceptions may
be granted for smaller sites on a case-by-case basis.
• Community-serving facilities such as hospitals, churches, schools, parks, daycares,
civic buildings, or public safety facilities are expected in larger mixed use
developments.
• Supportive and proportional public and/or quasi-public spaces and places including
but not limited to parks, plazas, outdoor gathering areas, open space, libraries, and
schools are required. Outdoor seating areas at restaurants do not count towards this
requirement.
• All mixed use projects should be directly accessible to neighborhoods within the
section by both vehicles and pedestrians.
• Street sections consistent with the Ada County Highway District Master Street Map
are required within the Unified Development Code.
• Because of the existing small lots within Old Town, development is not subject to the
Mixed Use standards listed herein.
Clean Copy of Propose~hanges to Chapter 7, Meridian Compr~'hensive Plan
Mixed Use-Neighborhood (MU-N). The purpose of this designation is to assign areas
where neighborhood-serving uses and dwellings are seamlessly integrated into the urban
fabric. The intent is to avoid predominantly single-use developments by incorporating a
variety of uses. Land uses in these areas should be primarily residential with supporting
non-residential services. Non-residential uses in these areas tend to be smaller scale and
provide a good or service that people typically do not travel far for (approximately one
mile) and need regularly. Employment opportunities for those living in the neighborhood
are encouraged. Connectivity and access between the non-residential and residential land
uses is particularly critical in MU-N areas. Tree-lined, narrow streets are encouraged.
Developments are also encouraged to be designed according to the conceptual MU-N
plan depicted in Figure VII-3.
VII-3. Mixed Use -Neighborhood Concept Diagram
In reviewing development applications, the following standards will serve as general
guidelines in MU-N areas:
• Development should comply with the general guidelines for development in all
Mixed Use areas.
Clean Copy of Propose~hanges to Chapter 7, Meridian Compr~iensive Plan
• Residential uses should comprise a minimum of 40% of the development area at
densities ranging from 6 to 12 units/acre.
• Non-residential buildings should be proportional to and blend in with residential
buildings.
• Unless a structure contains a mix of both residential and office, or residential and
commercial land uses, maximum building size should be limited to a 20,000 square-
foot building footprint.
• Supportive and proportional public and/or quasi-public spaces and places such as
parks, plazas, outdoor gathering areas, open space, libraries, and schools should
comprise a minimum of 10% of the development area. Outdoor seating areas at
restaurants do not count towards this requirement.
• Where the development proposes public and quasi-public uses to support the
development above the minimum 10%, the developer may be eligible for additional
residential densities and/or an increase to the maximum building footprint.
Sample uses appropriate in MU-N areas would include: townhouses, multi-family
developments, neighborhood grocer, drug stores, coffee/sandwich/ice-cream shops,
vertically integrated buildings, live-work spaces, dry cleaner/laundromat, salons/spas,
daycares, neighborhood-scale professional offices, medical/dental clinics, gift shops,
schools, parks, churches, clubhouses, public uses, and other appropriate neighborhood-
scale uses. Appropriate zoning districts include: TN-R, TN-C, L-O and R-15.
In certain MU-N areas there is a Neighborhood Center (N.C.) overlay designation. In
these areas the City seeks to create a centralized, pedestrian-oriented, identifiable and
day-to-day, service-oriented focal point for neighborhood scale development. Like other
designations, the N.C. areas shown on the Future Land Use Map are conceptual only and
intended to identify a maximum walking distance from the core of the neighborhood
center of 1/4 mile. Neighborhood Centers that straddle or are centered on one or more
principal or minor arterials should adhere to a similar design and recognize access control
measures as established by the Ada County Highway District and City Code.
Neighborhood Centers should serve as public transit locations for future park-and-ride
lots, bus stops, shuttle bus stops and/or other alternative modes of transportation.
Neighborhood Center developments are encouraged to be designed according to the
conceptual neighborhood center plan depicted in Figure VII-4. The grid street pattern
within the neighborhood allows traffic to disperse, eases congestion, slows traffic, and is
safer for residents.
Clean Copy of Propose~hanges to Chapter 7, Meridian Compr~Tiensive Plan
Figure VII-4. Neighborhood Center Concept Diagram
[Maser ll+le fyura re~rsssr~ts one sorwapt fin a
Meyld+orl+ood Gem. tt b not k>xended' as tyre onVt
NEIGttSORFIt7~OD CENTER iC:ONCEI'f DIAGRAM poeeiWe layout. UCMr ieyoouta that co~tornr to the
standards er#I[ be oo~i~iereWl.J
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In addition to the general standards for the MU-N designation, the following standards
will be used in reviewing development applications in all MU-N areas with an N.C.
overlay:
• Four specific design elements should be incorporated into a Neighborhood Center
development: a) street connectivity, b) open space, c) pathways, and
d) residential density that is eight (8) dwelling units per acre or more.
• Most blocks should be no more than 500' to 600', similar to Old Town or Heritage
Commons; larger blocks are allowed along arterial streets.
• Reduced travel lane widths are encouraged.
• The design should provide an interconnected circulation pattern that is convenient for
automobiles, pedestrians, and transit.
• The centers should offer an internal circulation system that connects with adjacent
neighborhoods and regional pathways, connecting to and integrated with the larger
street and pathway system.
Clean Copy of Propose~hanges to Chapter 7, Meridian Compr~Tiensive Plan
• Developments should provide neighborhood accessible commercial services that do
not force residents onto arterial streets.
• Developments should provide a variety of housing choices and types.
• Housing within developments should be arranged in a radiating pattern of lessening
densities from the core.
• Alleys and roadways should be used to transition from dissimilar land uses, and
between residential densities and housing types.
Clean Copy of Propose~hanges to Chapter 7, Meridian Compre7iensive Plan
Mixed Use-Community (MU-C). The purpose of this designation is to allocate areas
where community-serving uses and dwellings are seamlessly integrated into the urban
fabric. The intent is to integrate a variety of uses, including residential, and to avoid
mainly single-use and strip commercial type buildings. Non-residential buildings in these
areas have a tendency to be larger than in Mixed Use-Neighborhood areas, but not as
large as in Mixed Use -Regional areas. Goods and services in these areas tend to be of
the variety that people will mainly travel by car to, but also walk or bike to (up to three or
four miles). Employment opportunities for those living in and around the neighborhood
are encouraged. Developments are encouraged to be designed according to the conceptual
MU-C plan depicted in Figure VII-5.
Figure VII-5. Mixed Use -Community Concept Diagram
In reviewing development applications, the following standards will serve as general
guidelines in MU-C areas:
• Development should comply with the general guidelines for development in all
Mixed Use areas.
• All developments should have a mix of at least three land use types.
• Residential uses should comprise a minimum of 20% of the development area at
densities ranging from 6 to 15 units/acre.
• Non-residential buildings should be proportional to and blend in with adjacent
residential buildings.
Clean Copy of Propose~hanges to Chapter 7, Meridian Compr~iensive Plan
• Vertically integrated structures are encouraged.
• Unless a structure contains a mix of both residential and office, or residential and
commercial land uses, maximum building size should be limited to a 30,000 square-
foot building footprint. For community grocery stores, the maximum building size
should be limited to a 60,000 square-foot building footprint.
• Supportive and proportional public and/or quasi-public spaces and places including
but not limited to parks, plazas, outdoor gathering .areas, open space, libraries, and
schools that comprise a minimum of 5% of the development area are required.
Outdoor seating areas at restaurants do not count towards this requirement.
• Where the development proposes public and quasi-public uses to support the
development above the minimum 5%, the developer may be eligible for additional
residential densities and/or an increase to the maximum building footprint.
Sample. uses appropriate in MU-C areas would include: All MU-N categories, community
grocer, clothing stores, garden centers, hardware stores, restaurants, banks, drive-thru
facilities, auto service station, and retail shops, and other appropriate community-serving
uses. Appropriate zoning districts in the MU-C include: TN-R, TN-C, C-C, L-O, R-15
and R-40.
In certain MU-C areas there is a Neighborhood Center (N.C.) overlay designated. In these
areas the City seeks a centralized, pedestrian-oriented, identifiable and day-to-day,
service-oriented focal point for neighborhood scale development. Like other
designations, the N.C. areas shown on the Future Land Use Map are conceptual only and
intended to identify a maximum walking distance from the core of the neighborhood
center of 1 /4 mile. Neighborhood Centers that straddle or are centered on one or more
principal or minor arterials should adhere to a similar design and recognize access control
measures as established by the Ada County Highway District and City Code.
Neighborhood Centers should serve as public transit locations for future park-and-ride
lots, bus stops, shuttle bus stops or other alternative modes of transportation.
Neighborhood Center developments are encouraged to be designed according to the
conceptual neighborhood center plan depicted in Figure VII-3. The grid street pattern
within the neighborhood allows traffic to disperse, eases congestion, slows traffic, and is
safer for residents.
Clean Copy of Propose~hanges to Chapter 7, Meridian Compr~ensive Plan
Figure VII-4. Neighborhood Center Concept Diagram
[Nata Thfs t~ure repressrte ane corwept fqr
Neigl~tarhaai Gs. n ~ cwt tetended as the oe+i~r
NEIC'+t#PSURHOAD CENTER GONC.EP1~ ~iAGRAM ~rassEbie layout. thher isyouta that rxsninnn to tha
standards w31i be ca~iders~i:]
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In addition to the general standards for the MU-C designation, the following standards
will be used in reviewing development applications in all MU-C areas with an N.C.
overlay:
• Four specific design elements should be incorporated into a Neighborhood Center
development: a) street connectivity, b) open space, c) pathways, and
d) residential density that is eight (8) dwelling units per acre or more.
• Most blocks should be no more than 500' to 600', similar to Old Town and Heritage
Commons; larger blocks are allowed along arterial streets.
• Reduced travel lane widths are encouraged.
• The design should provide an interconnected circulation pattern that is convenient for
automobiles, pedestrians, and transit.
Clean Copy of Propose~hanges to Chapter 7, Meridian Compr~Tiensive Plan
• The centers should offer an internal circulation system that connects with adjacent
neighborhoods and regional pathways, connecting to and integrated with the larger
street and pathway system.
• Developments should provide neighborhood accessible commercial services that do
not force residents onto arterial streets.
• Developments should provide a variety of housing choices and types.
• Housing within developments should be arranged in a radiating pattern of lessening
densities from the core.
• Alleys and roadways should be used to transition from dissimilar land uses, or
residential densities.
Clean Copy of Propose~hanges to Chapter 7, Meridian Compr~ensive Plan
Mixed Use-Regional (MU-R). The purpose of this designation is to provide a mix of
employment, retail, and residential dwellings and public uses near major arterial
intersections. The intent is to integrate a variety of uses together, including residential,
and to avoid predominantly single use developments such as a regional retail center with
only restaurants and other commercial uses. Developments should be anchored by uses
that have a regional draw with the appropriate supporting uses. For example, an
employment center should have support retail uses; a retail center should have supporting
residential uses as well as supportive neighborhood and community services. The
standards for the MU-R designation provide an incentive for larger public and quasi-
public uses where they provide a meaningful and appropriate mix to the development.
The developments are encouraged to be designed according to the conceptual MU-R plan
depicted in Figure VII-6.
Figure VII-6. Mixed Use -Regional Concept Diagram
°'°~ Residential ~avhere
permitted} locates
'~ ' - ~" ` :~~" near amenities with
~}"~ "'~~ ~ attractive setting
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vehicle
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pedestrian
e onnecfions to
neighborhoods
No more han 5o°/a 'of primary.-
frontage is occupied by parking
and uehieular access
Buffers and storm
water treatment
integrates into the
design
Fully connected
pedestrian
system
Open space
focal,points
Treatment of
parking lots along
street. edge
secondary street
Gateway sign &features
at intersection
Pedestrian connection'
to intersection
In reviewing development applications, the following standards will serve as general
guidelines in MU-R areas:
Development should generally comply with the general guidelines for development in
all Mixed Use areas.
Residential uses should comprise a minimum of 10% of the development area at
densities ranging from 6 to 40 units/acre.
Retail commercial uses should comprise a maximum of 50% of the development area.
•
Clean Copy of Propose~Changes to Chapter 7, Meridian Comprehensive Plan
There is neither a minimum nor maximum imposed on non-retail commercial uses
such as office, clean industry, or entertainment uses.
Where the development proposes public and quasi-public uses to support the
development, the developer may be eligible for additional area for retail development
(beyond the allowed 50%), based on the ratios below:
o For land that is designated for a public use, such as a library or school, the
developer is eligible fora 2:1 bonus. That is to say, if there is a five-acre library
site, the project would be eligible for ten additional acres of retail development.
o For active open space or passive recreation areas, such as a park, tot-lot or playfield,
the developer is eligible fora 2:1 bonus. That is to say, if the park is 10 acres in
area, the site would be eligible for 20 additional acres of retail development.
o For plazas that are integrated into a retail project, the developer should be eligible
fora 6:1 bonus. Such plazas should provide a focal point (such as a fountain, statue,
and water feature), seating areas, and some weather protection. That would mean
that by providing ahalf--acre plaza, the developer would be eligible for three
additional acres of retail development.
Sample uses, appropriate in MU-C areas would include: All MU-N and MU-C categories,
entertainment uses, major employment centers, clean industry, and other appropriate
regional-serving uses. Appropriate zoning districts include: TN-C, C-G, R-15 and R-40.
Clean Copy of Propose~Changes to Chapter 7, Meridian Comprehensive Plan
Mixed Use -Non-Residential (MU-NR). The purpose of this designation is to set-aside
areas where new residential dwellings will not be permitted, as residential uses are not
compatible with the planned and/or existing uses in these areas. For example, MU-NR
areas are used near the city's waste water treatment plant and where there are mining,
heavy industrial or other hazardous operations. The City envisions a wide variety of non-
residential land uses may occur in MU-NR areas. Employment opportunities,
professional offices, warehousing, flex buildings, and storage uses as well as retail uses
are envisioned. Developments are encouraged to be designed similar to the conceptual
MU-NR plan depicted in Figure VII-7.
4
j~
rk ~
~~
In reviewing development applications, the following standards will serve as general
guidelines in MU-NR areas:
No new residential uses will be permitted (existing residential will be allowed to
remain and expand accessory structures).
Development is not required to comply with the general guidelines for development
in all Mixed Use areas.
• All developments should have a mix of at least two types of land uses.
Figure VII-7. Mixed Use -Non-Residential Concept Diagram
Clean Co of Pro ose~Chan es to Cha ter 7, Meridian Compr• nsive Plan
PY p g p
• Where mixed use developments are phased, a conceptual site plan for the entire
mixed use area is encouraged.
• In developments where multiple commercial and/or office buildings are proposed, the
buildings should be arranged to create some form of common, usable area, such as a
plaza or green space.
• A transitional use is encouraged on the perimeter of the MU-NR areas between any
existing or planned residential development.
• Community facilities such as a hospital, school, park, daycare, civic building or
public safety facilities are encouraged in larger developments.
• All retail and service commercial components of projects should be directly
accessible to neighborhoods within the section by both vehicles and pedestrians.
• Street sections consistent with the Ada County Highway District Master Street Map
are required.
• There is neither a minimum nor maximum imposed on non-retail commercial uses
such as office, food service/restaurants, industry or warehouse uses.
Sample uses, appropriate in MU-NR areas would include: employment centers,
professional offices, flex buildings, warehousing, industry, storage facilities and retail,
and other appropriate non-residential uses. Appropriate zoning districts include: C-G, C-
C, L-O, I-L and I-H.
Clean Copy of Propose~hanges to Chapter 7, Meridian Comprehensive Plan
Mixed Use-Interchange (MU-I). The purpose of this designation is to call-out areas
where construction of future SH-16 interchanges is likely to occur, and to acknowledge
that this land will have a high degree of visibility. These areas will be served by highway
interchange ramps and restricted local access. There are three interchange areas located at
US 20-26, Ustick Road, and Franklin Road, that differ from the other Mixed Use
categories in that a much stronger emphasis will be placed upon gateway elements and
traffic flow/trip generation factors when reviewing new land use applications. Uses in
these areas will need to be compatible with the impacts of a freeway interchange.
However, these areas are not intended for high volume retail or uses that are better suited
in neighborhood centers or commercial areas. The intention is to protect the immediate
vicinity of the interchange from traffic conflicts and shift the high traffic-generating uses
away from the immediate vicinity of the interchange.
In reviewing development applications, the following standards will serve as general
guidelines in MU-I areas:
• Land uses within the MU-I areas and adjacent to the SH-16 corridor should be
carefully examined for their potential impacts on existing and designated
neighborhood centers and commercial activity areas.
• A traffic impact study may be required for larger developments in these areas.
• Vehicular access points should be prohibited near interchange ramps. Future uses
should be planned to integrate with a frontage/backage road type circulation system.
• Any new development at or near MU-I areas should promote a nodal development
pattern where buildings are clustered, off-street parking is screened in the rear of the
parcel and, where practical, development is inter-connected with adjoining parcels.
• The SH-16/L1S 20-26 interchange will be one of only two regional gateways to the
City of Meridian for travelers coming from north of the Boise River (the other being
Linder Road). As such, buildings, landscaping, and other design features at this
interchange need to reflect Meridian's heritage, quality, and character.
• Design of the SH-16/US 20-26 interchange and the adjoining land uses must give
special consideration to the more scenic and environmentally sensitive area on the
north side of US 20-26. The more intensive land uses should be sited on the south
side of US 20-26.
• Regional ridesharing, park-and-ride and transit transfer facilities are strongly
encouraged within the SH-16/US 20-26 MU-I area.
• The MU-I area at Ustick Road, west of SH-16, should minimize retail and auto-
oriented services and transition rapidly from the interchange to the more rural, low
density character intended along the county line. Examples of uses include middle or
high schools, post office or library branches, office uses, row house/patio home
developments, athletic clubs, etc.
The following types of appropriate uses and themes are envisioned at the three
interchange locations along SH-16:
US 20-26: Commuter Services, Technology/Research, Business Park
Ustick Road: Educational, Civic, Light Retail, Residential
Clean Copy of Propose~hanges to Chapter 7, Meridian Comprehensive Plan
Franklin Road: Trucking and Freight, Light Industrial, Hospitality
Strike-through Version of 1Vli~ed Use Changes to Chapter 7, Meridian Compre-pensive Plan
tip J
i=igur~ V'~T-3. Meighb~rFeoud Gent~r ConGrept C}i~gram
[Notrx Thh- ly~rr n~rnisAnea onw ~ krr a
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s Luger bbcks ddoerg nteaia6s rtd fix traMlo eshning.
r Nriyhbortwsad Csntisr Coararrueneisi aros beatsd as tips i& enit+. ttsR ai artixiai InterseatSaNe.
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s tutteroonnaotsal edrsuMsGm Uhet M on+NVniaiw isr autonnebies, peelaetieiana, ae1 tiAnsit:
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• R,aeWa~ earn access ~ esmwaxeiai saavtcas without batty tn+rs~i onto srterisl ssrestia.
r faedYtetes neora eflicfant tranepoetiaWan akmg artseiaia
• street psi:ra.n witidh Lhe wsighboehaweP a~owa traNic to dieperre. eursos eongpstiian, siawa tnMie.
alai is safar frx n-aideertia.
• Csnneots W alai htteg'atas with the target stmt anal p#t#w~+gr ems.
Reduead rift-aF~w+ty wkithr one etusun9+d.
r PubJio opsss epaes must ks paridset.
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Strike-through Version of 1Vl~ed Use Changes to Chapter 7, Meridian Comprehensive Plan
~.r,,;,.l,l~.,.,.i,,,,,a ~'^"+^"rnilXed Use. ~ert~ =- thee-s~-e-c~tege~ies~~t~x~;~x~d~~,~
° ',
b
. In general, the,~urpose of this designation is
to provide for a combination of compatible land uses within a close geographic area that
allows for easilyaccessible services for residents and the workers. The uses can be mixed
vertically, such as building with retail on the ground floor and offices above, or
horizontally, such as a healthcare center with a mix of doctor offices, pharmacy, beauty
salon, assisted care facilities, and apartments. Mixed use areas tend to have higher floor
area ratios (less area devoted to parking), ,open space, and interconnected vehicular and
pedestrian networks. A Mixed Use designation is typically used to identify a key area
within the city which is either infill in nature or situated in a highly visible or
transitioning area where innovative and flexible designs are encouraged. The intent of
this designation is to promote developments that offer functional and physical inte ar tion
of land uses while allowing developers a greater degree of design and use flexibility,
Mixed Use areas are typically developed under a master or conceptual plan; during an
annexation or rezone request, a development agreement will typically be required for
developments with a Mixed Use designation.
There are five sub-categories of the Mixed Use designation that are used throughout the
cites Neighborhood, Community, Regional, Interchange, and Non-Residential. This
section further describes the purpose, intent and development standards for these sub-
cate~ories. In addition, there are three sub-categories of the Mixed Use designation that
are solely used in the Ten Mile Interchange Specific Area: Commercial, Residential and
Lifestyle Center. The sub-category definitions of Mixed Use in the Ten Mile Interchange
Specific Area are different than those in this document and are not subject to this section.
For detailed descriptions of the land use designations in the Ten Mile area, go directly to
the Ten Mile Interchange Specific Area Plan.
For the purposes of the Mixed Use section, the City identifies five different land use
types: 1) commercial [includes retail, restaurants, etc.]; 2) office; 3) residential; 4 civic
(includes public open space, parks, entertainment venues, etc.l; and, 5) industrial. All
development in Mixed Use areas fall within one of these five categories. Industrial uses
are typically discouraged in residential mixed use areas. However, some industrial uses
may be compatible and appropriate in Mixed Use -Regional (MU-R), Mixed Use -Non
Residential (MU-NR) and Mixed Use -Interchange (MU-I) areas. The onus is on the
developer to demonstrate the appropriateness of industrial uses, if they are proposed as
part of a Mixed Use development.
~}se=In reviewin development applications, the following standards will serve as
general guidelines in all Mixed Use areas:
Strike-through Version of Nl'1'~Ced Use Changes to Chapter 7, Meridian Compre7iensive Plan
Residential densities should be a minimum of 6 dwellings/acre
• Where feasible, higher density and/or multi-family residential development~rses will
be encouraged, especially for projects with the potential to serve as employment
destination centers and when the project is adjacent to c+.,+° u;,.~,,,,.,,,~US 20-26, SH-
55 or SH-69;
• ~~4~er° ~~ °a ~ ° a°•~°'°~~°~+~ ° ° ~''°~°a,_aA conceptual site plan for the entire
mixed use area is b ,
sFepe--6~t~13~'-~e~=ek~plne~l*~piie~te-c^~€er-ii~a~Qe~telopiizelii -uppiic^ut~eir veii3g
°~~required.
• In developments where multiple commercial and/or office buildings are proposed (not
residential), the buildings should be arranged to create some form of common, usable
area, such as a plaza or green space;
~A transitional use and/or landscaped buffering_is required between commercial and
existing low- or medium-density residential developmentertEeu~aged.
• A mixed use project X1-1-should include at least three types ofa~~~ land uses.
{retail-af~ee~re~esn;°~ en ~a~~-r-~ °.
Exceptions may be granted from smaller sites on a case-by-case basis.
• Community-serving facilities such as hospitals, churches, schools, parks, daycares,
civic buildings, or public safety facilities are expected in larger mixed use
developments.
faEilit}PS-~tt~k~-ss~.~~ „~.~;,, r°~,.:,,;,, i.,,;ia;,,n „i.~;° ~,~~zae-tl
Supportive and proportional public and/or quasi-public spaces and places including
but not limited to parks, plazas, outdoor ath~ering areas, open space, libraries, and
schools are required. Outdoor seating areas at restaurants do not count towards this
requirement.
• All mixed use projects should~ll be directly accessible to neighborhoods within the
section by both vehicles and pedestrians.
• Street sections consistent with the Ada County Highway District Master Street Map
are required within the Unified Development Code.
• Because of the existing small lots within Old Town, development is not subject to the
Mixed Use standards listed herein.
Mixed Use-Neighborhood.-~U-N~. The purpose of this designation is to assign areas
where neighborhood-serving uses and dwellings are seamlessly integrated into the urban
fabric. The intent is to avoid predominantl~~le-use developments by incorporating a
variety of uses. Land uses in these areas should be primarily residential with supporting
non-residential services. Non-residential uses in these areas tend to be smaller scale and
provide a good or service that people typically do not travel far for (proximately one
mile) and need re ularly. Employment opportunities for those living in the neighborhood
are encouraged. Connectivityand access between the non-residential and residential land
uses is particularly critical in MU-N areas. Tree-lined, narrow streets are encoura
Developments are also encouraged to be designed according to the conceptual MU-N
plan depicted in Figure VII-3.
-r~.° ~ ~t,,,,,;,,,, ~+°„a°-ate , >:~~ „ ,.i„ +° +~.:~ ,..,+°,.,,,..,.
111V 1V13V VV 111, JGCLLl
Strike-through Version of MTked Use Changes to Chapter 7, Meridian Compr~iensive Plan
• >
> >
~° ~" >" .
In reviewing development applications, the following standards will serve as eg neral
guidelines in MU-N areas:
• Development should comply with the general guidelines for development in all
Mixed Use areas.
• Residential uses should comprise a minimum of 40% of the development area at
densities ranging from 6 to 12 units/acre.
• Non-residential buildings should be proportional to and blend in with residential
buildings.
Strike-through Version of M17ced Use Changes to Chapter 7, Meridian Compr~ensive Plan
• Unless a structure contains a mix of both residential and office, or residential and
commercial land uses maximum building size should be limited to a 20,000 sctuare-
foot building footprint.
• Supportive and proportional public and/or quasi-public spaces and places such as
parks plazas outdoor atg hering areas open space libraries, and schools should
comprise a minimum of 10% of the development area. Outdoor seating areas at
restaurants do not count towards this requirement.
• Where the development proposes public and quasi-public uses to support the
development above the minimum 10% the developer may be eligible for additional
residential densities and/or an increase to the maximum building footprint.
Sample uses appropriate in MU-N areas would include: townhouses, multi-family
developments neighborhood grocer drug stores coffee/sandwich/ice-cream shops
verticallyintegrated buildings live-work spaces dry cleaner/laundromat salons/spas,
daycares neighborhood-scale professional offices medical/dental clinics ig ft shops,
schools parks churches clubhouses public uses and other appropriate neighborhood-
scale uses Appropriate zoning districts include: TN-R TN-C L-O and R-15.
> >
In certain MU-N areas there is a Neighborhood Center
(N C) overlay desig_ nation. In these areas the City seeks to create a centralized,
pedestrian-oriented identifiable and da~to-day service-oriented focal point for
neighborhood scale development Like other designations the N.C. areas shown on the
Future Land Use Map are conceptual only and intended to identify a maximum walking
distance from the core of the ne~hborhood center of 1/4 mile. Neighborhood Centers that
straddle or are centered area-on one or more principale or seEayminor arterials
should adhere to a similar design and recognize access control measures as
establishse~rveyed by the Ada County Highway District and City Code. m t13~t;?
> >
b r
netgh;~heo~-e~reg~e~~~v^~r~°' T~°~~ ~_~~» ^1~°- Neighborhood Centers should
serve as public transit locations for future park--and-=ride lots, bus stops, shuttle bus stops
or other alternative modes of transportation. ~eNeighborhood Center developments are
encouraged to be designed according to the conceptual neighborhood center plan
depicted in Figure VII-~4. The grid street pattern within the neighborhood allows traffic
to disperse eases congestion slows traffic, and is safer for residents.
Strike-through Version of N11Aed Use Changes to Chapter 7, Meridian Compr ensive Plan
Figure VII-4. Neighborhood Center Concept Diagram
[!Iota shim lgure repeeesr~ts nn. corwv-pt fvr s _ _~"
lVeighborF~3 GsRGss. dt Ta eot 4n~anded' ss tFoe aft
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Strike-through Version of 1V11Aed Use Changes to Chapter 7, Meridian Compr~iensive Plan
. >
mom. T-~'~~-Eirc~~~a~c~~e~er~-t~c~T ,,,--n4ap-~a~° c.,.~ ° +,,,,~ ,.~~c, ~ a
....1:...,.1,,. ....~ ..
• b
~~~
°°„+°r ~r°~°: In addition to the general standards for the MU-N designation, the following
standards will be used in reviewing development applications in all MU-N areas with an
N.C. overlay:
• Four specific design elements should be incorporated into a Neighborhood Center
development: a) street connectivity, b~ open space, c) pathways, and
d) residential density that is eight (~ dwelling units per acre or more.
• Most blocks should be no more than ~r~ 3500' to 600'n~;~, similar to Old Town
or Heritage Commons; l:
--1/arger blocks are allowed along arterial streets ~„a ~ r+N°~~° °~'~~~rt
• `
• Reduced >.; rt'~+ ~~ [-~~[ r travel lane widths are encouraged
• I The design should provide an interconnected circulation that is convenient for
automobiles, pedestrians, and transit.
• The centers should offer an internal circulation system that connects with adjacent
neighborhoods and re ig_onal pathways connecting~to and integrated with the lamer
street and pathway s
• Developments should provide neighborhood accessible commercial services that do
not force residents onto arterial streets.
• Developments should provide a variety of housing choices and types.
• Housing within developments should bei-s arranged in a radiating pattern of lessening
densities from the core.
•- Alleys and roadways should be used to transition from dissimilar land uses, and
between residential densities and housing types.
.nom .T ~ ., °
~ D°1111°~ +- rtl,+ /lt [i 1/lc) [i 11 ~~'N [l /]MA DYfAAl1MI]R°A
Strike-through Version of M3ked Use Changes to Chapter 7, Meridian ComprZ''Rensive Plan
Mixed Use-Community fMU_C1. The purpose of this designation is to allocate areas
where community-serving uses and dwellings are seamlessly inte ,rated into the urban
fabric The intent is to integrate a variety of uses including residential, and to avoid
mainl~ngle-use and strip commercial type buildings Non-residential buildings in these
areas have a tendency_to be lamer than in Mixed Use-Neighborhood areas, but not as
lame as in Mixed Use - R~ional areas Goods and services in these areas tend to be of
the variety that people will mainly travel by car to but also walk or bike to (up to three or
four miles~ployment opportunities for those livin>; in and around the neighborhood
are encouraged Developments are encouraged to be designed according to the conceptual
MU-C plan depicted in Figure VII-5.
~ 11 ~+.,.,.a.,,.,-lam , ,; 11 ., v.l,. +~, +L,;~ ..~+o...,,-~z
b
T T + 7G ~ ~'.a .,+;.,1 o«,~.,,;++o.a ~ar;+L,' tl,o TiT; >or1 T Two f''.,.,-.,~.,,++;+..
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1
+l,o rr ro r ~~~
rT +„ inn nnn ~ r+ „~~~„ ,. ~;ao„+;~1 h,,;la;.,,~ ., .,
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-~csrrrp~S2rr~ficsac~~=11 AirmTv-r~caccgviz~.TCi~o+zi iir~ citvrco~ gcca~i~ ~:•,+o ~~ L..,,-.a, o
> > > > > '
Figure VII-5. Mixed Use -Community Concept Diagram
Open Space/Plaza
r- '~
cue
.office. _ - •
__ Transit Stop
~t -
--
retoll q ~~r~~ • _ restnuront
Map
Strike-through Version of N1~ed Use Changes to Chapter 7, Meridian Compr~iensive Plan
In reviewing development applications the following standards will serve as general
guidelines in MU-C areas:
• Development should comply with the general guidelines for development in all
Mixed Use areas.
• All developments should have a mix of at least three land use types.
• Residential uses should comprise a minimum of 20% of the development area at
densities ran~in~ from 6 to 15 units/acre.
• Non-residential buildings should be proportional to and blend in with adiacent
residential buildings.
• Vertically integrated structures are encouraged.
• Unless a structure contains a mix of both residential and office, or residential and
commercial land uses maximum building size should be limited to a 30,000 square-
foot building footprint. For communit~rocery stores the maximum building size
should be limited to a 60,000 square-foot building footprint.
• Supportive and proportional public and/or quasi-public spaces and places including
but not limited to parks plazas outdoor ~atherin~ areas open space libraries, and
schools that comprise a minimum of 5% of the development area are required.
Outdoor seating areas at restaurants do not count towards this requirement.
• Where the development proposes public and quasi-public uses to support the
development above the minimum 5% the developer may be eligible for additional
residential densities and/or an increase to the maximum building footprint.
Sample uses appropriate in MU-C areas would include: All MU-N categories, community
grocer clothing stores garden centers hardware stores restaurants banks, drive-thru
facilities auto service station and retail shops and other appropriate community-serving
uses Appropriate zoning districts in the MU-C include: TN-R TN-C, C-C, L-O, R-15
and R-40.
In certain MU-C areas there is a Neighborhood Center (N.C.) overlay designated. In these
areas the City seeks a centralized pedestrian-oriented, identifiable and day-to-day,
service-oriented focal point for neighborhood scale development. Like other
designations the N C areas shown on the Future Land Use Map are conceptual only and
intended to identify a maximum walking distance from the core of the neighborhood
center of 1/4 mile. Neighborhood Centers that straddle or are centered on one or more
,principal or minor arterials should adhere to a similar design and recognize access control
measures as established by the Ada CountX Highway District and City Code.
Neighborhood Centers should serve as public transit locations for future park-and-ride
lots bus stops shuttle bus stomas or other alternative modes of transportation.
Neighborhood Center developments are encouraged to be designed according to the
conceptual neighborhood center plan ducted in Figure VII-3. The grid street pattern
within the neighborhood allows traffic to disperse eases congestion, slows traffic, and is
safer for residents.
Strike-through Version of N117~ed Use Changes to Chapter 7, Meridian Compr~'1'fensive Plan
Fisure VII-4. Neighborhood Center Concept Diagram
NEIr",HOORHQQD CEIYtER i(ANCE!'T ~1'IACsRAM
ii rt,ile GOIteGiGar guest
~.. ~ e
Msdiusr rt+
[ Shim fE~urs re~rroserrw one cor~spt fa: a
Nelghbarhaod Csrt~. Ht ~ rwt inbsnded ss the onbt
possible layout. t}her layouts that ohm to tJ-e
stsndands ~IIE bs w~klerod:]
lo+r 0erteiry R+s~•ns~el (.c3 ~++~s/A~e)
~~~~ ~
nsary
e#AaM.iel (Ei-$ u~tedaorsj t.. • •..r.
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Medium LtansiSsy ResEdantlal
In addition to the general standards for the MU-C designation, the following standards
will be used in reviewing development applications in all MU-C areas with an N.C.
overlay:
• Four specific design elements should be incorporated into a Neighborhood Center
development: a) street connectivity b~ open space, cZpathways, and
d) residential density that is eight (8) dwellingper acre or more.
• Most blocks should be no more than 500' to 600' similar to Old Town and Heritage
Commons• larger blocks are allowed along arterial streets.
• Reduced travel lane widths are encouraged.
• The design should provide an interconnected circulation pattern that is convenient for
automobiles, pedestrians, and transit.
• The centers should offer an internal circulation system that connects with adiacent
neighborhoods and regional pathways connectin~to and integrated with the lamer
street and pathway sY tem•
Strike-through Version of I~d Use Changes to Chapter 7, Meridian Compr~nsive Plan
• Developments should provide neighborhood accessible commercial services that do
not force residents onto arterial streets.
• Developments should provide a variety of housing choices and types.
• Housing within developments should be arranged in a radiating_pattern of lessening
densities from the core.
• Alleys and roadways should be used to transition from dissimilar land uses, or
residential densities.
Mixed Use-Regional__(MU_R). The purpose of this eatege~-~y-designation is to des~e
° .,+ r °„+ „ ° ,.~ .,, ,,,.+°,.;.,,~ ~ ,. a°.,°~„~,,.,°„+r_ +~.,,+ provide a mix of
employment, retail, and residential dwellin sg and e~ public uses near major arterial
intersections. The intent is to inte;;rate a varied of uses together, including residential,
and to avoid predominantly single use developments such as a regional retail center with
only restaurants and other commercial uses. Dike-developments should be anchored by
uses that have a regional draw with the appropriate supporting uses. For example, an
employment center should have support retail uses; a retail center should have supporting
residential uses as well as supportive neighborhood and community services. The a
standards for the Eatege~MU-R desi nag tion provide an incentive for larger Uublic and
quasi/public uses where they provide a meaningful and appropriate mix to the
~~
development. The--i-nten~ i~s te-i~teg~te-z~~i +<, „~ , ,.',,,a;rn ,.o~;ao..+s~' .,a +~
°~*,,,,,..,.,+~ ~~a °+'~°r ° ~' ~ ° .The developments are encouraged to be designed
according to the conceptual MU-R plan depicted in Fi>;ure VII-6.
Figure VII-6. Mixed Use -Regional Concept Diagram
~ ~~ Residential (where
~I4~ permitted) locates
-°~_.~.~ 4' ~ nearamenitieswith
~; attractive setting
- 1
Buffers and storm
water treatment
,~ , (;{~~ ~ ~ ~ integrates into the
Connected•
indro iduaL
vehi`cte
circulation
system
Vehicle
pedestrian
c annections to
neighborhoods
No>moretharr50~ ,of primary)
frontage is occupied'by parking
and vehicular access
Fully connected
pedestrian
system
Open-space
foc at points
Treatment of
parking lots along
street. edge
secondary street
G ateway, sign & features
at ihtersection
Pedestrian connection.
to ihtersec#ion
Strike-through Version of 1VP1'~ed Use Changes to Chapter 7, Meridian Compr~'tiensive Plan
In reviewing development applications, the following standards will serve as eg neral
guidelines in MU-R areas:
• Development should generally comply with the general guidelines for development in
all Mixed Use areas.
• Residential uses shall comprise a minimum of 10% of the development area at
densities ranging from 6 to 40 units/acre_
• Retail commercial uses shall comprise a maximum of 50% of the development area_
• There is neither a minimum nor maximum imposed on -non-retail commercial uses
such as office, clean industry, or entertainment uses_
~ ^ 11 a°.,°7„v..,-,°,~+~ ~i,,,,l b,.,.,° ., ,.~ „+ 1°.,.,+ +1,«0° ~,F +1,° ~ „r +.,~,°~ .~f_._~~. «°+,,;1
• Where the ,development proposes public and quasi-public uses to support the
development, the developer may be eligible for additional area for retail development
(beyond the allowed 50%), based on the ratios below:
B-A'~'t'te~l-a~~i~ve--epe~l to tl~l..'~v'r'~~~--ax~i,amzvi -iinrrc°cc~rtv~crtrvir~~~cn~.
o For land that is designated for a public use,''°:,,.~ ~'^„~+°a ~^,. „^,,..;^°".. °^'a` +^
the-p~l~l~i~_such as a library or school, the developer is eligible fora 2:1 bonus.
That is to say, if there is a five-acre library site, the project would be eligible for
ten additional acres of retail development.
o For active open space or passive recreation areas, such as a park, tot-lot or
playfield, the developer is eligible fora 2:1 bonus. That is to say, if the park is 10
acres in area, the site would be eligible for 20 additional acres of retail
development.
o For plazas that are integrated into a retail project, the developer shall be eligible
fora 6:1 bonus. Such plazas should provide a focal point (such as a fountain,
statue, and water feature), seating areas, and some weather protection. That would
mean that by providing ahalf--acre plaza, the developer would be eligible for three
additional acres of retail development.
Sample uses-, appropriate in MU-C areas would include: All MU-N and MU-C
categories, entertainment uses, major employment centers, clean industry, and other
appropriate regional-serving uses. Appropriate zoning districts include: TN-C, C-G, R-15
and R-40.i~cl~t~°: ^ 11 AAT T AT a AiTT T r ~.~~ +2~tc~tlt--t~S~6~
~.z~-r.--cmc~mv-~c&~2^ 2~ic
Strike-through Version of 1Vii~Ced Use Changes to Chapter 7, Meridian Compr~fensive Plan
Mixed Use -Non-Residential M( U_NR).-The purpose of this Eatege~y-desi agn tion is to
set-asidedesate areas where new residential dwelling units will not be permitted, as
residential uses are not compatible with the planned uses for this area. For example, MU-
NR areas are used near the city's waste water treatment plant and where there are minim,
heavy industrial or other hazardous operations. The City envisions a~ wide variety of
non-residential land uses may occur in MU-NR areas+'~~° ^°+°rt^^r Employment
opportunities, professional offices, warehousing, flex buildings, and storage uses as well
as retail uses are envisioned. Developments are encouraged to be designed similar to the
conceptual MU-NR plan depicted in Figure VII-7.
Figure VII-7. Mixed Use -Non-Residential Concept Diagram
In reviewin dg evelopment applications, the following standards will serve as eg neral
guidelines in MU-NR areas:
• No new residential uses will be permitted (existing residential will be allowed to
remain and expand accessory structures)_
• Development is not required to comply with the general guidelines for development
in all Mixed Use areas.
Strike-through Version of ~ed Use Changes to Chapter 7, Meridian Compr~iensive Plan
• All developments shall have a mix of at least two types of land uses_
• Where mixed use developments are phased, a conceptual site plan for the entire
mixed use area is encouraged.
• In developments where multiple commercial and/or office buildings are proposed, the
buildings should be arranged to create some form of common, usable area, such as a
plaza or green space.
• A transitional use is encouraged on the perimeter of the MU-NR areas between any
existing or planned residential development.
• Community facilities such as a hospital, school, park, daycare, civic building or
public safety facilities are encouraged in larger developments.
• All retail and service commercial components of projects should be directly
accessible to neighborhoods within the section by both vehicles and pedestrians.
• Street sections consistent with the Ada Count~ghway District Master Street Map
are re uq fired.
0
• There is neither a minimum nor maximum imposed on non-retail commercial uses
such as office, food service/restaurants, industry or warehouse uses_
Sample usesz ~propriate in MU-NR areas would include: employment centers,
professional offices, flex buildings, warehousing, industry, storage facilities and retail,
and other appropriate non-residential uses. Appropriate zoning districts include: C-G, C-
C, L-O, I-L and I-H.i-;mod : >~,,..~1^.,,,,°.,+ ,. ~+°,.~ ^~ ~~;^~.,1 ^~r;^°~ ~°v >1,,;1a;.,n~
~„ >
~t~'-a~el~e~s~~~t~'; ~t~er-c^cgciac~lcic~-c^nic~r~recisii=
Mixed Use-Interchange (MU_I). The purpose of this Ea~:ege~r-y-designation is to
des}gr~te-call-out areas €e~where construction of future SH-16 interchanges is likely t0
occur, and to acknowledge that this ~~a +^ ~'°~~~-~~+° land -will have a high degree of
visibility. These areas will-ate be served by highway interchange ramps and restricted
local access. -Thesre are three interchange areas f located at US 20-26, Ustick Road, and
Franklin Road3s that differ from the other mMixed Use categories in that a much
stronger emphasis will be placed upon gateway elements and traffic flow/trip generation
factors when reviewing new land use applications. -Uses in these areas will need to be
compatible with the impacts of a freeway interchange.- However, these areas are not
intended for high volume retail or uses that are better suited in the neighborhood centers
or commercial areas. -The intention is to protect the immediate vicinity of the interchange
from traffic conflicts and shift the high traffic-generating uses away from the immediate
vicinity of the interchange^'~~°r *~'^^~' r ~a ~ ~+°
In reviewing development applications, Tthe following standards ek~ies-will serve
as guidelines in MU-I areas:
TTC ~n ~~. ~,,.,..,,.,,,+°,. ~°,..>;,.°~ •r°^t,r„1,,,..,~n°~°,,,.,.1, u„r;,,°c~ v.,,a~
- >
c0$~ O~licrcTd-i~L~g~2~-zc@cccrrzcc~iu°circrui
Strike-through Version of IVP~ed Use Changes to Chapter 7, Meridian ComprZ~ensive Plan
u•,..,~i~-Pie°a: -r~,,,.U;,,n °~,a ~,.°;.~~.~ r :nt,+ r„a„~+,.;.,~ u„~,,;+.,~;+.,
• Land uses within the MU-Int~~ge areas and adjacent to the SH-16 corridor
should be carefully examined for their potential impacts on existing and
designated neighborhood centers and commercial activity areas. T''°^_~~r~a°
• A traffic impact study b~quired for lamer developments in these areas.
• Vehicular access points should be prohibited near ~•n*'~~~ ~ ' ~^ m~'° ~r m°~° °~*'-°
interchange ramps. -Future uses should be planned to integrate with ~e-a
frontage/backage road type circulation system : ~~~-~~r.
•the-C-i*~~pe~h~de~Lalepme~ef-~p~~~=~-ea~~tk~
• Any new development at or near h~e~ge-MU-I areas should promote a nodal
development pattern where buildings are clustered, off-street parking is screened
in the rear of the parcel and, where practical, inter-connected ~-with adjoining
parcels.
• The SH_ 16/LTS 20-26 interchange will be one of only two regional gateways to
the City of Meridian for travelers coming from north of the Boise River (the other
being Linder Road). -As such-, buildings, landscaping, and other design features
at this interchange need to reflect Meridian's heritage, quality, and character.
• Design of the SH= 16/US 20-26 interchange and the adjoining land uses must give
special consideration to the more scenic and environmentally sensitive area on the
north side of US 20-26. The more intensive land uses should be sited on the south
side of US 20-26.
• Regional ridesharing, park-and-ride and transit transfer facilities are encouraged
within the SH_ 16/LJS 20-26 ~~~MU-I area.
• The MU-Lange area at Ustick Road, west of SH-16, should minimize retail
and auto-oriented services and transition rapidly from the interchange to the more
rural, low density character intended along the county line. -Examples of uses
include middle or high schools, post office or library branches, office uses, row
house/patio home developments, athletic clubs, etc.
The following types of appro rp iate land uses and themes are envisioned at the three
interchange locations along SH_ 16:
US 20-26: Commuter Services, Technology/Research, Business Park
Ustick Road: Educational, Civic, Light Retail, Residential
Franklin Road: Trucking and Freight, Light Industrial, Hospitality
•
CZ~oaP~)
City of Meridian Pre-application Meeting Notes Date: 3-~~- is .
Project/Subdivision Name: N' ~ ~'~C _ :/,~se ~ ~,~~c-~- /~i~. ~.~.{~,...,,~'
Applicaut/Contact: Ca /~ to ,~, ~/~ P/,~,,,,,,;,~,~, ~~,,,,,, ~~ ~ •
city Staff {3; l~ , l• a ~~ b
Location: ~ - , ~
Existing Zoning: ~~ Contiguous and Within AOI (AZ only):
Proposed Zoning: ,~/,~- Number of Units and/or Lots: _ ~A
Property Size: /k Dwelling Type (if residential) ~
Surrounding Uses: ~
Comprehensive Plan Designatlon(s): /UQ
Street Buffers and/or Land Use Buffers: ~fi,¢
Open Space/Amenities/Pathways: ./A ~ _
Street System/Stub Streets/Access: ,,da
Sewer and Water Service: ~~
Topography/Hydrology/Floodplain Issues: ~
CanalslDitches/Irrigation and/or Hazards:_ . N~
History: ~ rq
Notes:, SK6M+.:-E .~r;,~. -cu
O ~X ~Q
Other Agencies/Departments to Contact (circIe):
Ada County Highway District Nampa and Meridian Irrigation Parks Department
Idaho Transportation Department Settlers Irrigation Public Works Department
Sanitary Services Corporation Fire Department. Building Department
Central District Health Police Department Other:
Applications Required (circle all that apply): •
Accessory Use Design Review Short Plat
Alternative Compliance Final Plat Modification Time Extension
Annexation Misc.:~DA Modification) UDC Text .Amendment
Certificate of Zoning Compliance Planned Unit Development Vacation
Ma Amendment Prelimznary Plat Variance
Co Amendment ~ Private. Street Other:
Conditional Use Perrrut Rezone
Additional Pre-Application Conference (circle one): Required of Require
Anticipated Submission Date: Anticipated Hearing Date: ~O - 3 - ~o
NOTES: 1) Applicants are required to•hold a neighborhood meeting, in accordance with UDC I1-SA-5C, prior to submittal of an
agpIication requiring a public hearing (except vacation and short plat). Z) Except for UDC Text Amendments, Comprehensive Plan
Text Amendments, Comprehensive Plan Map Amendment initiated by the City, Short Plat, and Vacation applications, all~other
applications requiring a public hearing shall be posted in accordance with UDC 11-SA-5 D. 3) The information provided during
this meeting is based on current City Code and Comprehensive PIan. Any subsequent changes to City Code and/or the •
Comprehensive PIan may affect your submittal and/or application. This pre-application meeting shaIi be valid for 4 months.