PZ Recs / Staff ReportSTAFF REPORT ~T
Hearing Date: September 28, 2010 E IDIAl ~I 1~"'
TO: Mayor and City Council I D A H O
FROM: Bill Parsons, Associate City Planner
(208) 884-5533
SUBJECT: CPAT-10-001 -Mixed Use Revisions CPA Text Amendment
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The subject Comprehensive Plan Text Amendment (CPAT) application proposes to amend the text of
the Meridian Comprehensive Plan (Plan). The Planning Department is proposing to update the
definitions of the Mixed Use categories contained in the Plan. Minimal changes are proposed to the
Mixed Use-Regional, Mixed Use-Non-Residential and Mixed Use-Interchange land use designations
because of several updates over the last couple of years. 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. New figures, to visually show what mixed use could look
like in each of the designations are also part of the subject application. All of the changes are
proposed in Chapter VII, between pages 100 - 107, of 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 of the Plan 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. See section 8 for more information on
all of the proposed text changes.
2. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed text amendment to the Comprehensive Plan based on the
analysis provided below and the Findings of Fact and Conclusions of Law listed in Section 9 of the
staff report. The Meridian Planning & Zoning Commission heard this item on August 19.2010.
At the public hearing the Commission moved to recommend approval of the subject CPAT
re uest.
a. Summary of Commission Public Hearing:
i. In favor: Planning Department
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Caleb Hood
vi. Other staff commenting on application: None
b. Kev Issue(s) of Discussion by Commission:
i. Maximum building size in the Mixed Use- Neighborhood and Mixed Use-Community
guidelines in relation to the development of future school sites.
c. Kev Commission Change(s) to Staff Recommendation:
i. The Commission added language that exempts schools from the maximum building
square footages proposed with the Mixed Use-Neighborhood and Mixed Use-
Community guidelines. The Commission changes have been incorporated in the clean
version of proposed text changes of the Mixed Use -Neighborhood and Mixed Use-
Community guidelines below.
d. Outstanding Issue(s) for City Council:
i. None
Mixed Use Revisions CPAT-10-001 PAGE 1
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number CPAT-10-
001 as presented in the staff report for the hearing date of September 28, 2010, with the following
comments: (Add any proposed comments.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number CPAT-10-
001 as presented during the hearing on September 28, 2010, for the following reasons: (State specific
reasons for denial of the subject CPAT application.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number CPA-10-
001 to the hearing date of (insert continued hearing date here) for the following reason(s): (State
specific reason(s) for a continuance.)
4. APPLICATION
a. Site Address/Location: City wide
b. Applicant/Representative:
Caleb Hood, Planning Manager
City of Meridian Planning Department
33 E. Broadway Avenue
Meridian, Idaho 83642
c. Applicant's Statement/Justification (reference submittal material): See applicant's narrative for
this information.
5. PROCESS FACTS
a. The subject application is for a Comprehensive Plan Text Amendment. A public hearing is
required before the Planning & Zoning Commission and City Council on this matter, consistent
with Unified Development Code, Title 11, Chapter 5.
b. Newspaper notifications published on: July 26, 2010 (Commission); September 13 and 20,
2010 (City Council)
c. A public service announcement was broadcast faxed on July 14, 2010 (Commission) and
September 2, 2010 (City Council) regarding this application.
6. COMPREHENSIVE PLAN ANALYSIS
The Comprehensive Plan contains goals and objectives that encourage and promote well designed
communities. By continuing to update the Comprehensive plan, it provides opportunities for land to
develop in a compatible and attractive manner. The proposed text changes are intended to promote
well designed mixed use developments by providing an improved guide for future growth and
development in Meridian.
The specific objectives and actions that support the proposed amendment are listed below:
• Chapter VII, Goal I, Objective A, (page 109) -Plan for periodic review, monitoring, and
updating of land uses within the Impact Area and the Urban Service Planning Area.
Over the last several years staff has revamped several of the mixed use designations. With this
subject application, staff is proposing the changes to further clarify the Mixed Use and Mixed
Use Neighborhood Center definitions, and the Mixed Use -Neighborhood and Mixed Use -
Mixed Use Revisions CPAT-10-001 PAGE 2
Community definitions. Staff believes the proposed changes make the definitions more
understandable and user-friendly.
• Chapter VII, Goal II, Obj. Action 5 (page 111) -Amend the zoning ordinance and map to
implement the provisions of this plan (referring to comprehensive plan).
Although the subject application is not proposing to amend the future land use map; it does
impact how the map will function in relation to mixed use developments. The City's
Comprehensive Plan is a vision and policy document for guiding development. The proposed
mixed use text changes and new figures are intended to further define and refine the mixed use
designations on the map.
• Chapter VII, Goal III, Objective A, Action 1 (page 111) -Ensure that adequate public services,
including transportation, for existing and future development are provided.
The subject application clarifies what an adequate transportation system should generally look
like in mixed use areas.
7. UNIFIED DEVELOPMENT CODE
The Comprehensive Plan is to serve as a guide for future development within Meridian and serves as
the foundation for development and zoning regulations contained in the UDC. As mixed use
developments are proposed, staff will ensure full compliance with the UDC and the mixed use
guidelines set forth in the Comprehensive Plan.
8. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
CPA TEXT AMENDMENT: The subject application proposes a host of changes to the mixed use
text contained in the comprehensive plan (the Plan). 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 defimitions, and the Mixed Use -
Neighborhood and Mixed Use -Community definitions.
New figures, to visually show what mixed use could look like in each of the designations are also part
of the subject application. The proposed figures are meant to portray some typical mixed use lay-outs
and are not intended to be the only possibly lay-outs. Staff is working on improving these figures and
anticipates new exhibits to roll-out with the Plan reformat application late this year or early 2011. All
of the changes are proposed in Chapter VII, between pages 100 - 107.
The purpose for revamping the mixed use designations is as follows:
• Promote a residential component including a mix of housing and density requirements for all
mixed use projects, except Mixed Use-Non-residential
• Enhance pedestrian and vehicular connectivity
• Ensure compatibility between the proposed and existing land uses and
• Provide useable open space/amenities
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. The feedback
received from the aforementioned participants has helped in preparing the subject application. To
Staff's knowledge there is no opposition to the proposed text amendment.
Staff believes that the proposed changes to the Mixed Use definitions does a better job of guiding
developers, staff, and decision makers as to what mixed use projects should look like; thus the changes
make the definitions more understandable and user-friendly. Staff is of the opinion the proposed text
Mixed Use Revisions CPAT-10-001 PAGE 3
amendment provides an improved guide to future growth and development in Meridian. The proposed
changes to the Mixed Use text of the Plan are highlighted in a strike-out and underline format below. A
clean copy of the proposed text change is attached to reference as well.
Mixed Use Revisions CPAT-10-001 PAGE 4
fixed Use. ~~~are twee-sub ~~eries a= ~=~o =.=-~:Te~o so--a~~~~«o=~.
a°•'°'^~°~ ^ °^*°r a°^~°° ^~ a°°~~ ~~a • ° ~'°°~'~~'~*~~ 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 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 allowin dg evelopers 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 desi ang tion.
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 [ncludes public open space, narks,
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 - Re ion~al (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 the proposed as part of a Mixed Use
development.
In
reviewin dg evelopment applications, the following standards will serve as eg n~guidelines in all Mixed
Use areas:
• Residential densities should be a minimum of 6 dwellin s/g acre
• Where feasible, higher density and/or multi-family residential development uses will be encouraged,
especially for projects with the potential to serve as employment destination centers and when the
project is adjacent to s*~*° u:,.i.,°~•~° US 20-26, SH-55 or SH-69,
• , aA conceptual site plan for the entire mixed use area is
., ~ ,..~,,.i a°.,°i^......°.,.....~;,,.,.;^~ i.°;~,. ~„i.,r;+.°a;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;
Mixed Use Revisions CPAT-10-001 PAGE 5
• A transitional
use and/or landscaped buffering is required between commercial and existing low- or medium-density
residential developmenten~.
• A mixed use project sl}all should include at least three types of a ~ land uses. r~°'~~', °~~°°,
^~ ~~~^^~' ^ °~~a°~*~°" ~~a ~*'°°°* ^ ° ^*'~°r *<^~° ^f'°~a use. 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.
• ,
°'<^^' ~~'~'~^ ~.,,.'~ ° i.,<:'a:~^ ^ •~'~'~^ ~~ *•~ ~ ^~'~*<~ 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 are required. Outdoor seating areas at restaurants do not
count towards this requirement.
• All mixed use projects shouldall be directly accessible to neighborhoods within the section by both
vehicles and pedestrians.
• Street sections consistent with the Ada County Hi~hway 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 iMU-N). The purpose of this designation is to assign areas where
neighborhood-serving uses and dwellings are seamlessly inteerated into the urban fabric. The intent is to
avoid predominantl~gle-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 livine 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.
. iT~ ~„ inn nnn ~ ~+ ,.~~„r .. ~:a°„*:.,i u.,,;ia:„,. ,,
° °
• s e ~ v
, , , , ~ s ~ e
~ " °
Mixed Use Revisions CPAT-10-001 PAGE 6
hl reviewing develo mp ent applications the following standards will serve as eg neral guidelines in MU-N
areas:
Development should comply with the eg neral guidelines for development in all Mixed Use areas.
Residential uses should comprise a minimum of 40% of the development area at densities ran ing
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 at~g 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 buildin s, live-
work spaces, dry cleaner/laundromat salons/spas daycares neighborhood-scale professional offices,
medical/dental clinics, ifg t 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.
Mixed Use Revisions CPAT-10-001 PACE 7
y' Figure VII-3. Mixed Use -Neighborhood Concept Diagram
~U ~ ~.
. In
certain MU-N areas there is a Neighborhood Center~lV.C. overla~gnation. In these areas the City
seeks to create a centralized pedestrian-oriented identifiable and d~-to-day service-oriented focal point
for neighborhood scale development Like other desi ig rations 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 principale or sesel3minor arterials should adhere to a similar design and recognize access
control measures as establishedEerrveyed by the Ada County Highway District and Cit~Code. e
~,,;~°°~* ~° ,.~,,,°~~.°°a~ ° ° ~~ ~~*~..•.~-~~°~ T~°~ ,.u ~o 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. ~'heNeighborhood 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
neighorhood allows traffic to disperse eases congestion slows traffic, and is safer for residents.
Figure VII-4. Neighborhood Center Conceut Diagram
[Notae ThIa Asws roproiaAS om wnc~ps far a
NeyAborlK~aei CartK. tt V not inianded as tFn ony
NEIGH8CIRFIOpD IGENTER CONCEIT DIAGRAM poaotile Isyout. 4tivr 4yaMe6s that eenfnnn to tha
sttrwiirr~la VIII bs oonsWruM,]
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/-rtselal Stnrst ~ ~ ~ c~.c----'-"
DfNcs or Hyh Dsnrlgr Itaaidsattal ~
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,
Mixed Use Revisions CPAT-10-001 PAGE 8
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,~
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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) ogen 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'~m, similar to Old Town or Heritage
Commons; larger blocks are allowed along arterial streets and for traffic calming.
rT i.i, ~ a r . r o ,.t ., o ~ t,~,,,...o,t .,~ ~t,o ti •t . « ... t •~.e.-~e,.*;,..,~
b
• Reduced ~:~t~ travel lane widths are encouraged,
• 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
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 beis 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.
~ T '+' 1. ~ a'F~ e.~t L,., .. +: o r ae ~;r:o .,• .,llo.
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R '1'+ ~ e #: t *,...« .-t„t;...~, 1 .ate
°crizci°cix~ craxxsliorcucroxx uxoiag-arr
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Mixed Use Revisions CPAT-10-001 PAGE 9
Mixed Use-Community ~1VIU-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 lamer 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.
~ •a ~•..t . ~, tt t.o ..o.....,:..o,t ~~i...,,,,,.i. «i,o rt-ro ~ ~~a~~i
A~,~~~~a:~~s r.,......~.... ~~....,~b......, ....~ Y:.,,,...,.,,.
rr...,, inn nnn ., c~ ,.~'„,.„ .. ~:aer.:,,t t,,,;t,t:„,. ,,
~ o
. ~ ~u~~b .~,...~~ b.......,, .,..,......,~ .»........., ....,_.,..~ .,.,........»._...~
e ~ ~ o e .
Figure VII-5. Mixed Use -Community Concept Diagram
In reviewing development applications the following standards will serve as eg neral guidelines in MU-C
areas:
• Devel moment should comply with the eg neral 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.
Mixed Use Revisions CPAT-10-001 PAGE 10
• Non-residential buildings should be proportional to and blend in with adjacent 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
community grocery stores the maximum building size should be limited to a 60 000 sauare-foot
buildin footprint.
• Supportive and proportional public and/or quasi-public spaces and places including but not limited to
marks 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 develo ment pro op ses 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 app~riate 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
Figure VII-4. Neighborhood Center Concept Diagram
O, ~.
nn n r~~ t-tf~f~"i
Mixed Use Revisions CPAT-10-001 PAGE 11
mote Thr1y,.. nr•».•1.ero e•,ctptro.• _..
1NyhYeAnN G~Kr. K Y wet Me•IS! a tlr enb.
NE16t1EORHOOD CEN7EIC fONCE/'(DIAORAIA pe••NN bdouL. 04w 4gloub thllt aoabn• S• 1M
otan/aNo •IN W ooroWnL]
In addition to the general standards for the MU-C designation, the following standards will be used in
reviewin d~pment applications in all MU-C areas with an N.C. overly:
• 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) 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.
• The centers should offer an internal circulation system that connects with adjacent neighborhoods and
re ig onal 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.
• Alley and roadways should be used to transition from dissimilar land uses, or residential densities.
Mixed Use-Regional (MU-R). The purpose of this eatege~ desi ig as tion is to
provide a mix of employment, retail, and
residential dwellings and e~ public uses near major arterial intersections. The intent is to inte agr to 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. eke dDevelopments 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 det~lec~-standards for the c-ateger3~ MU-
R desi n~ provide an incentive for lamer public and quasi/public uses where they provide a
meaningful and appropriate mix to the development. T''° ~~+°~+ ~^ +° ~~'°~-~~^'° ^ w°+~~ ^f •~°°° ~^'•~a~~^
~'
°^*^~•r^~*° ^~a °*'~°~ ^°~°~~°r°~^' ~•^°^ The developments are encouraged to be designed according_to the
conceptual MU-R plan depicted in Figure VII-6.
Mixed Use Revisions CPAT-10-001 PAGE 12
Figure VII-6. Mixed Use -Regional Concept Diagram
Residential (where
~~~ '~ ~ ~ permitted} locates
~'`_ _ near amenitieswith
,;;~~,,,,„, attractive setting
Connected
indn+idual
uehicle
circulation
system
Vehicle &
pedestrian
connections to
neighborhoods
areas
No more than 50°/a of primary-
frontage isoccupied by parking
and vehicular access
Buffers and storm
water treatment
integrates into the
design
Fully connected
pedestrian
system
Open space
fatal points
Treatment of
parking lots along
street edge
secondary street
Gateway sign & feature
at intersection
Pedestrian connection
to intersection
In reviewing development applications the following standards will serve as eg neral guidelines in MU-R
areas:
Development should generally comely with the eeneral euidelines 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_
• Where the development proposes public and quasi-public uses to support the development, the
developer maybe eligible for additional area for retail development (beyond the allowed 50%), based
on the ratios below:
~, °
a a -- ---- --------- -
~ -r---r----
o For land that is designated for a public use,''°~-'^ a^~~'°a'°~ ~ ~°"~• °^'`" +^ t''° ""'~"°, 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.
Mixed Use Revisions CPAT-]0-001 PAGE 13
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 Appro riate
zoning districts include: TN-C C-G R-15 and R-40 tee-Ire=---A11-~h~i~ ~l-~d-~e~b~~c-at~ge~
Mixed Use -Non-Residential M( U_NR).-The purpose of this c~Eegety desi ng ation is to set-
asided~te areas where new residential dwelling units will not be permitted, as residential uses are not
compatible with the plaimed uses for this area. For example, MU-NR areas are used near the city's waste
water treatment plant and where there are minin heavy industrial or other hazardous operations The
City envisions aA wide variety ofnon-residential land uses may occur in MU-NR areas thr° ~~o~.
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
lan depicted in Figure VII-7.
Mixed Use Revisions CPAT-10-001 PAGE l4
Figure VII-7. Mixed Use -Non-Residential Concept Diagram
In reviewin d~pment applications the following standards will serve as eg_ neral guidelines in MU-
NR areas:
TT,° C 11,..,.;,,.. ter.,,„].,,-.1~ , .;11 ., ,.T„ ~., +1,:~ .,.,+°~..,«„-
• 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 eg neral guidelines for development in all Mixed Use
areas.
• 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 buildingor 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 Hig_hway 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 ~~ropriate in MU-NR areas would include• em~loyment centers professional offices flex
buildings warehousing industry storage facilities and retail and other ~propriate non-residential uses.
Appropriate zoning districts include: C-G, C-C, L-O, I-L and I-H-~°h•a°: ~~~~'°~•~~°^' °°~'°~~,
Mixed Use-Interchange (MU-n. The purpose of this e-ategei3~ designation is to designate call-out areas
€er where construction of future SH=16 interchanges is likely to occur, and to acknowledge that this ante
desig~te land will have a high degree of visibility. These areas will be served by highway
interchange ramps and restricted local access. ~ese-There are three interchange areas f located at US 20-
26, Ustick Road, and Franklin Road~S that differ from the other mMixed uUse 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 interchang_
In reviewing development applications, the following standards and policies will serve as guidelines in
MU-I areas:
Tre on ~~. ~,,,,,.,,.,.° c°..,,;,. °~ T°°t.„,.1,, ..../D°~°. ,,.°i, T1„~;,,°~~-T~tt
,. T T~r;..L p,,,,,1. Tr .1„°.,r;~,„.,1 (~ :,,;., T ;..L,r D °r°;1 TJ°o ;~l°,~t;~T
• > > >
T:«.,.,L1;., U°.,,1. T«,,..1.;.+...,.+. 7 L'«°;..l,r T :.. I,r T,,.a„«~ «;.,1 L~.,~..:r.,l;~-„
r-rcrm~ 6-c~riv ,b,,,., ,~.g .......,....,. .,.,.,, ..,,..T,...,....~
Mixed Use Revisions CPAT-10-001 PAGE 15
Land uses within the MU-Interim 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. r,:~^^~~r°°° °^*~°~ °~*^'''' '' ~ a -'
• A traffic impact study may be required for larder developments in these areas
• Vehicular access points should be prohibited near ~•~~*"~~ ° ' ~^ ~~'° °~ -~°r° °F *'~° interchange
ramps. Future uses should be planned to integrate with tie a frontas?e/backage road type
circulation system °~°~-~~ °~ >r:°.,,.° ~~T Q n
Q„rL, „1., ~l,° ,l,a L.° .1.. .,t; :~L, 1.,.~.a.. ..,] ,.al.° .,CF ,.a,.,7 ,...a:
N ° °
• Any new development at or near n °r~~ 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 to with adjoining parcels.
• The SH=16/US 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/LTS 20-26 --~~°r.c~a_ MU-I area.
• The MU-Interchange 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 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
Mixed Use Revisions CPAT-10-001 PAGE 16
Clean Version
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.
• 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.
Mixed Use Revisions CPAT-10-001 PAGE 17
• 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.
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.
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.
Mixed Use Revisions CPAT-10-001 PAGE I R
Figure VII-3. Mixed Use -Neighborhood Concept Diagram
• 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. For the
development of school sites, the maximum building size should not apply.
• 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.
Mixed Use Revisions CPAT-10-001 PAGE 19
Figure VII-4. Neighborhood Center Concept Diagram
[Noses this figure npewsnts ane oaroopc fi+r s
t~Igbborl+oGi! Censer. it is not Msenaea •s the onbr
NEIGN80RHCtOD CENTER CDNCEPf C1tAGiRAH iroesiMs OtJuer thst oenlbnn to the
rsrwdsrds MN br oerwldersA.]
Low Drnsiyr IWiaw~Wl (c3 unlu/sore)
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Cl ~~~ C~~^-lD-
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r~t ~ t ~
future transit stop ' ~ ~ rt ^
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Arterial l3trost ~ ~-••~ ~-
CN4ke or Nyh Denstq ICeeiderrGtal ~
Heaton, OeneNq ReslderYtld
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.
• 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.
Mixed Use Revisions CPAT-10-001 PAGE 20
• Alleys and roadways should be used to transition from dissimilar land uses, and between residential
densities and housing types.
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.
• 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. For the development of school sites the maximum building size should not apply.
Mixed Use Revisions CPAT-10-001 PAGE 21
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.
Mixed Use Revisions CPAT-10-001 PAGE 22
Figure VII-4. Neighborhood Center Concept Diagram
[NaRee this Ilguro np~ssa~s oeK oanorpt far a
NN**MrorlbwA Cs~. it lr rnt intsnAed N tlw ony
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stanAsrls wlN bs sansWroA.]
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ry
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N ~~"hYOd~oe~I ~I~id~~ I (> us~ae~r) ~
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Q Q ~. vii ~ [~~ ~
,~~i
c?Pnos or NyF~~D.A.~~Iq R.Ka.nWsi ~
Medium Daalq Rssldt~tW
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.
• 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.
Mixed Use Revisions CPAT-10-001 PAGE 23
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 (where
permitted) locates
near amenitieswith
~, ~ _ attractive setting
Connected
indr'ridual
vehicle
circulation
system
Vehicle &
pedestrian
connections to
neighborhoods
No more than 50°/a of primary-
fror~tage is occupied by parking
and vehicular 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.
• 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 maybe eligible for additional area for retail development (beyond the allowed 50%), based
on the ratios below:
Mixed Use Revisions CPAT-10-001 PAGE 24
o For land that is designated for a public use, such as a library or school, the developer is eligible for
a 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.
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 ofnon-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.
Mixed Use Revisions CPAT-10-001 PAGE 25
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.
• 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
plamied residential development.
• Connnunity 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.
Mixed Use Revisions CPAT-10-001 PAGE 26
Figure VII-7. Mixed Use -Non-Residential Concept Diagram
• 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.
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/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/iIS 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
Franklin Road: Trucking and Freight, Light Industrial, Hospitality
All of the proposed changes above are intended to make the Map and the Text of the
comprehensive plan more user friendly by providing a better guide for growth and development.
Mixed Use Revisions CPAT-10-001 PAGE 27
9. REQUIRED FINDINGS FROM THE UNIFIED DEVELOPMENT CODE
1. Comprehensive Plan Amendment Findings
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an amendment to
the Comprehensive Plan, the Council shall make the following findings:
a. The proposed amendment is consistent with the other elements of the Comprehensive
Plan.
The Commission finds that the proposed amendment is consistent with the other elements of
the Comprehensive plan (See Sections 6 and 8 above).
b. The proposed amendment provides an improved guide to future growth and
development of the city.
The Commission finds that the proposed amendment provides an improved guide to future
growth and development within the city by updating the mixed use standards in the
Comprehensive Plan.
c. The proposed amendment is internally consistent with the Goals, Objectives and
Policies of the Comprehensive Plan.
The Commission finds that the proposed amendment is internally consistent with the Goals,
Objectives, and Policies of the Comprehensive Plan (See Section 6 above).
d. The proposed amendment is consistent with the Unified Development Code.
The Commission finds that the proposed amendment is consistent with the Unified
Development Code. (See Section 7 above).
e. The amendment will be compatible with existing and planned surrounding land uses.
The Commission finds that the proposed amendment will be compatible with existing and
planned land uses for the area.
f. The proposed amendment will not burden existing and planned service capabilities.
The Commission finds that the proposed amendment would not burden existing and planned
service capabilities in this area of the city.
g. The proposed map amendment (as applicable) provides a logical juxtaposition of uses
that allows sufficient area to mitigate any anticipated impact associated with the
development of the area.
NA
h. The proposed amendment is in the best interest of the City of Meridian.
The Commission finds that the proposed amendment is in the best interest of the City.
Mixed Use Revisions CPAT-10-001 PAGE 27