Amended-CompPlan 2010City of Meridian CoMprehensive plan
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City of Meridian CoMprehensive plan
Adopted April 05, 2011
Prepared by:
City of Meridian
Planning Department
33 E Broadway Suite 210
Meridian, Idaho 83642
Phone 208.884.5533
Fax 209.888.6854
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City of Meridian Comprehensive Plan i
Acknowledgements
Mayor and City CounCil
Tammy de Weerd, Mayor
Brad Hoaglun
Charlie Rountree
David Zaremba
Keith Bird
planning and Zoning CoMMission
Tom O’Brien
Joe Marshall
Steven Yearsley
Scott Freeman
Michael Rohm
ii City of Meridian Comprehensive Plan
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iii
Table of Contents
City of Meridian Comprehensive Plan
table of Contents
Chapter 1 – Introduction ............................................................................................................................... 1
Plan Purpose and Scope ..........................................................................................................................................................1
Nature of the Plan......................................................................................................................................................................2
Plan History and Preparation ..................................................................................................................................................3
Plan Vision ....................................................................................................................................................................................4
Plan Structure .............................................................................................................................................................................4
Using this Document .................................................................................................................................................................5
Chapter 2 – Community Character ............................................................................................................ 7
Community Design ....................................................................................................................................................................7
Quality of Life and Livability ....................................................................................................................................................7
Healthy Initiatives ....................................................................................................................................................................
10
Chapter 2 – Goals, Objectives, & Action Items ................................................................................................................ 13
Chapter 3 – Strategic Growth .................................................................................................................... 17
Area of City Impact ................................................................................................................................................................ 18
The Future Land Use Map ..................................................................................................................................................... 20
Residential .........................................................................................................................................................................................
20
Commercial .......................................................................................................................................................................................
21
Office .................................................................................................................................................................................................
21
Industrial ............................................................................................................................................................................................
22
Old Town .............................................................................................................................................................................................
22
Mixed Use Designations ................................................................................................................................................................
22
Ten Mile Interchange Specific Area ............................................................................................................................................ 34
Civic .....................................................................................................................................................................................................
34
Parks ...................................................................................................................................................................................................
34
Schools ................................................................................................................................................................................................
35
Fire Stations.......................................................................................................................................................................................
35
Entryway Corridors..........................................................................................................................................................................
35
Future Planning and Referral Area .............................................................................................................................................. 35
Transit Stations and Transit Friendly Development ................................................................................................................. 35
Symbols ..............................................................................................................................................................................................
36
Housing ....................................................................................................................................................................................
36
Transportation ........................................................................................................................................................................
36
Transportation and Land Use Integration ................................................................................................................................ 37
Blueprint for Good Growth ............................................................................................................................................................
37
Communities in Motion (CIM) ..................................................................................................................................................... 38
Alternative Transportation ..............................................................................................................................................................
38
Downtown Transportation Network ............................................................................................................................................ 39
State Facilities ...................................................................................................................................................................................
41
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Table of Contents
City of Meridian Comprehensive Plan
Chamber of Commerce .................................................................................................................................................................
60
Chapter 4 – Goals, Objectives, & Action Items ................................................................................................................ 61
Chapter 5 – Stewardship ............................................................................................................................. 65
Natural Resources .................................................................................................................................................................. 65
Water ................................................................................................................................................................................................
65
Soil and Vegetation...........................................................................................................................................................................
65
Air Quality ..........................................................................................................................................................................................
66
Energy .................................................................................................................................................................................................
66
Sustainability .............................................................................................................................................................................
66
Green Building ..................................................................................................................................................................................
67
Recycling and Hazardous Waste ................................................................................................................................................. 67
Hazardous Areas......................................................................................................................................................................
67
Special Areas and Historic Resources ................................................................................................................................ 68
Chapter 5 – Goals, Objectives, & Action Items ................................................................................................................ 69
Chapter 6 – Public Services ....................................................................................................................... 77
Community, Social and Government Services .................................................................................................................. 77
Education ...................................................................................................................................................................................
77
Public Schools ...................................................................................................................................................................................
77
Continuing Education ......................................................................................................................................................................
78
Emergency Services ................................................................................................................................................................ 78
Police ...................................................................................................................................................................................................
78
Fire and Ambulance ........................................................................................................................................................................
79
Parks and Recreation.............................................................................................................................................................. 79
Arts and Entertainment ......................................................................................................................................................... 80
Libraries .....................................................................................................................................................................................
80
Organizational Excellence ..................................................................................................................................................... 80
City Hall .............................................................................................................................................................................................
80
Community Development Block Grant ...................................................................................................................................... 81
Property Rights ........................................................................................................................................................................
82
Chapter 6 – Goals, Objectives, & Action Items ................................................................................................................ 83
Chapter 7 – Implementation ...................................................................................................................... 87
Making the Plan Reality .......................................................................................................................................................... 87
Alignment with Other Plans and Resources ............................................................................................................................. 87
Next Steps .........................................................................................................................................................................................
88
Chapter 7 – Goals, Objectives, & Action Items ................................................................................................................ 89
Glossary Terms ........................................................................................................................................... A-1
Acronyms and Abbreviations .................................................................................................................... B-1
Regulatory Takings Checklist .................................................................................................................... C-1
Future Land Use Map ................................................................................................................................D-1
Legend ..........................................................................................................................................................E-1
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Table of Contents
City of Meridian Comprehensive Plan
list of tables
Table 3-1. Community Choices Forecasts ................................................................................................................................... 18
Table 3-2. Future Land Uses within the City of Meridian Area of City Impact .................................................................. 19
list of figures
Figure 3-1. Mixed Use Neighborhood Concept Diagram ........................................................................................................ 25
Figure 3-2. Mixed Use Neighborhood Center Concept Diagram ......................................................................................... 26
Figure 3-3. Mixed Use Community Concept Diagram ............................................................................................................. 27
Figure 3-4. Mixed Use Neighborhood Center Concept Diagram ......................................................................................... 29
Figure 3-5. Mixed Use Regional Concept Diagram ................................................................................................................... 30
Figure 3-6. Mixed Use Non-Residential Concept Diagram ..................................................................................................... 32
Figure 3-7. Adopted Network Map ............................................................................................................................................... 40
Figure 4-1. Business Enterprise Areas ........................................................................................................................................... 59
vi City of Meridian Comprehensive Plan
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City of Meridian Comprehensive Plan
1
1
Chapter
Chapter 1 – Introduction
Meridian, Idaho is located in the southwestern part of the state, just west of the
State’s capitol city, Boise (Figure I-1). Meridian is one of six cities in Ada County,
Idaho. City limits encompass approximately 33 square miles, and the Area of City
Impact contains 60 square miles. There are over 70,000 residents in Meridian,
making it the third largest city in Idaho. To preserve some of the small town
character and charm, while looking to progress as a community, the City enacts
this Comprehensive Plan.
Plan Purpose and Scope
The purpose of the City of Meridian’s Comprehensive Plan is to integrate the
concerns and expressions of the community into a document that guides the
City on how to grow and develop. The plan uses maps, tables and narrative to
Figure 1-1. Meridian Vicinity Map
Chapter
2
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City of Meridian Comprehensive Plan
describe the City, provide a vision of a desired future, and recommend specific
measures to reach that future.
The required components of a comprehensive plan specified in the Idaho
Code include private property rights; population; economic development; land
use; natural resources; hazardous areas; public services, facilities, and utilities;
transportation; recreation; special areas or sites; housing; community design;
implementation; national interest electric transmission corridors, and any other
component which may be necessary.
One of the primary uses of the Comprehensive Plan is to provide direction for
land use regulations, including zoning, as well as other implementation actions.
Idaho Code § 67-6511 requires that:
“The zoning districts shall be in accordance with the adopted plans.”
All legislative requirements, specifically the Idaho Local Land Use Planning Act,
are addressed in the plan. Idaho Code § 67-6508 (the Local Land Use Planning
Act) provides for a planning process as follows:
“Prepare, implement, and review and update a comprehensive plan,
hereafter referred to as the plan. The plan shall include all land within the
jurisdiction of the governing board. The plan shall consider previous and
existing conditions, trends, desirable goals and objectives, or desirable
future situations for each planning component. The plan with maps,
charts, and reports shall be based on the following components unless
the plan specifies reasons why a particular component is unneeded.”
The plan is intended to work in concert with the City’s ordinances and specific
area plans. It is based not only on the concerns and expressions of the community,
but upon the Existing Conditions Report that is adopted concurrently as an
addendum to this plan. The Existing Conditions Report includes background
information and analysis about the built and natural environment in Meridian
today (2010), trends, and a strategic plan for the future. Together, the Existing
Conditions Report and the Comprehensive Plan address all of the elements
required in the Local Land Use Planning Act of Idaho.
This plan applies to all geographic areas within Meridian’s jurisdiction, including
its surrounding Area of City Impact. Plan goals, objectives, and action items are
designed to address a 10- to 15-year period, although some of the elements and
action items address a longer timeframe.
Nature of the Plan
The Meridian Comprehensive Plan is an official policy guide for decisions concerning
the physical development of the community. The Plan establishes goals, objectives
and action items to implement the City’s policies regarding growth. The Plan
works in concert with City Code and other planning-related documents like the
City’s Sewer and Water Master Plans, the Comprehensive Parks and Recreation
System Plan, and Capital Improvement Plans. It is also used in conjunction with
“...integrate the con-
cerns and expressions
of the community
into a document that
guides the City on
how to grow and de-
velop.”
City of Meridian Comprehensive Plan
1
3
Chapter
each City department’s strategic plan and action plan. The Plan is not a set of
standards or a means to enforce City Code. Instead, it indicates, in a general way,
how the community should develop.
Citizens, developers, the Planning and Zoning Commission, as well as the City Council
and other groups, are all involved in shaping community development and have a
primary responsibility to coordinate and direct the overall pattern of development
activities within the community. The City Council, with recommendation from
the Planning and Zoning Commission, make development decisions concerning
annexation, rezoning, and subdivision developments at public hearings, as well as
conditional use permits, variances, and planned unit developments. Due to their
responsibilities, it is necessary for the City to implement technical guidelines and
adopt policies which will provide the framework for resolving questions relating
to appropriateness of proposed physical development and whether they add to
the quality of life to Meridian citizens and are in the best interest of the City. The
City also needs to establish long-range implementation items for coordinated,
unified development of public improvement projects.
Plan History and Preparation
Meridian’s first Comprehensive Plan was adopted in 1978. That first plan was
developed to meet the requirements of the newly enacted1975 Land Use Planning
Act of the State of Idaho, Title 67, Chapter 65. During the summer of 1993, citizens
representing neighborhood groups, developers, real estate professionals, and public
agencies participated in a Comprehensive Plan update process; a modernized City
of Meridian Comprehensive Plan was adopted on December 21, 1993. In August
1998, the Meridian City Council adopted the Meridian Vision Statement. By June
1999, the process of developing Meridian’s 2002 Comprehensive Plan had begun,
with eventual adoption by the City Council on August 6, 2002.
A significant amount of time has elapsed and growth occurred, since the 2002
version of the Comprehensive Plan. To ensure that the document remains relevant
and to make it more useable, today’s City leaders recognize that a significant
overhaul is needed. Many goals, objectives, and actions outlined in the 2002 plan
remain. However, some changes to the plan are in order as some of the items have
already been performed, objectives met, or are no longer desired. Additionally,
new initiatives like sustainability and a City Arts Commission have commenced
since 2002 and need to be addressed in the Comprehensive Plan.
Throughout the comprehensive planning process, citizens affirmed that the
goals, objectives, and action items contained in this plan are based on seven key
community values:
1. Manage growth to achieve high-quality development.
2. Enhance Meridian’s quality of life for all current and future residents.
3. New growth should finance public service expansion.
4. Prevent school overcrowding and enhance education services.
“A man who does
not think and plan
long ahead will find
trouble right at his
door.” -Confucius”
Chapter
4
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City of Meridian Comprehensive Plan
5. Expand commercial and industrial development.
6. Improve transportation.
7. Protect Meridian’s self-identity.
These important community values were expressed originally in the 1993
Comprehensive Plan and again reaffirmed during the 2002 planning process.
These values continue to drive the policies contained in this 2010 update to the
Meridian Comprehensive Plan.
City staff used survey information, workshops, steering committees, town hall
meetings, and social media sites as public involvement tools to help steer the 2010
update to the City’s Comprehensive Plan. Community input solicited throughout
the planning process helps ensure community support for the updated goals,
objectives and action items that are created or updated as part of that involvement.
For the 2010 version of the Comprehensive Plan, appropriate carry-over goals,
objectives and action items were included from the 1993 and 2002 versions of
the Plan, and new policy statements were composed from various stakeholders,
sub-committees and general public input.
The goal is to make the Comprehensive Plan a better resource that the general
public, developers and decision makers can all help implement making Meridian
a premier place to live, work and raise a family.
Plan Vision
The Plan establishes a future vision and course of action based on the issues and
concerns of the community. The vision adopted by the leaders of our premier city
is to promote a safe and vibrant community by implementing the principles and
policies of the Comprehensive Plan. The Mayor and Council provide effective and
responsible leadership, positive staff development, maximize available resources,
and improve connectivity to our community. As a caring City we are committed
to fiscal responsibility, public involvement, strategic partnerships and economic
vitality. To that end, the City has established five City-wide strategic focus areas
where City departments work together to guide growth, create jobs and a
sustainable economic base, provide services, and be good stewards of the public
trust, with trained staff that are committed to the City’s core values.
Plan Structure
The Comprehensive Plan is structured around the community’s vision as well as
the City’s Focus Areas and Initiatives. A brief explanation about each topic then
follows, explaining the underlying need addressing each element. At the end of
each chapter is a list of the goals, objectives and action items best represented in
the chapter. Included in the table listing the goals, objectives and specific action
items is a column that assigns a responsible lead (e.g. City department) to each
action item (element). Finally, Glossary Terms, Acronyms and Abbreviations,
a Regulatory Takings Checklist, and the Future Land Use Map are included as
appendices to this Plan.
““Don’t judge each
day by the harvest you
reap but by the seeds
that you plant.”
- Robert Louis
Stevenson
City of Meridian Comprehensive Plan
1
5
Chapter
Using this Document
There are several groups of people that will use this
document in different ways: citizens, applicants for
development, and City staff, Commissioners and elected
officials.
Citizens are encouraged to use this document to better
understand the City’s vision for their neighborhood, their
business, and the City as a whole. The Plan is formatted
so goals, objectives, and action items that may be of
interest are easy to find.
Applicants for development can also use this document
to better understand the City’s vision. The intent
is to provide clear expectations on the obligations
and permissions generally described within the
Comprehensive Plan; our hope is to provide a greater
certainty in creating a successful project that matches
the City’s vision, addresses the concerns of neighboring
properties, and provides the flexibility to accomplish a
developer’s vision as well.
Finally, this document will be frequently used by City staff,
City commissions and task forces, and elected officials.
It will not only be used by the Planning Department in
reviewing development applications, but also by other
departments in crafting their annual strategic plans and in
developing and implementing their capital improvement
and master plans.
Implementation of the Plan will take hard work and
dedication from the entire community. Hopefully,
everyone finds the organization of this document to be
user friendly and the goals, objectives and action items
representative of the community’s vision.
RefeRence Links
City of Meridian
» http://www.meridiancity.or g
Existing Conditions Report
» http://www.meridiancity.org/compplan /
Ten Mile Interchange Specific Area Plan
» http://www.meridiancity.org/planning.aspx?id=24 2
Unified Development Code (UDC)
» http://www.sterlingcodifiers.com/codebook/index.
php?book_id=306
Destination Downtown
» http://www.destination-downtown.org /
City of Meridian Design Manual
» http://www.meridiancity.org/planning.aspx?id=23 0
Meridian Pathways Master Plan
» http://www.meridiancity.org/parks_rec.aspx?id=266 7
Meridian Development Corp (MDC)
» http://www.meridiandevelopmentcorp.com /
Ada County Highway District (ACHD)
» http://www.achdidaho.org /
Idaho Transportation Department (ITD)
» http://itd.idaho.gov /
COMPASS
» http://www.compassidaho.org /
Valley Regional Transit (VRT)
6 City of Meridian Comprehensive Plan
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City of Meridian Comprehensive Plan
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7
Chapter
Chapter 2 – Community Character
Meridian, has transformed from a sagebrush-filled mail
drop located on the Oregon Trail in the 1880s, into
one of the fastest growing cities in the state of Idaho
and the western United States. Its charming history
tells the story of a small town tied to its agricultural
roots, while its future will depend on growing industry,
spurring small business development and thriving
neighborhoods.
Community Design
The City continues to upgrade community design
standards for landscaping, site design and signs through
the adoption of updated ordinance criteria that ensure
development occurs in a compatible, attractive manner.
The City adopted a Design Manual1 by Resolution
Number 09-647 on January 27th, 2009 as an addendum
to the City’s Comprehensive Plan. The Design Manual
includes guidelines and a citywide design review
process that encourages the aesthetic development
of the physical and built environment and results in an
attractive, livable community.
Community design goals and objectives focus on
protecting and improving the unique elements of
the natural and built environment that contribute
value Meridian’s quality of place. The inherent goal
of community design is to improve on the livability
and quality of life for not only current, but also future
generations of Meridian residents. For the purpose
of this document, community design includes analysis
primarily on design review. However, community
design ties back in with sustainability, livability, healthy
initiatives, as well as other elements of this plan.
Quality of Life and Livability
Quality of life can be used to express the overall well-
being of individuals within a community. Elements such
as health, safety, land use, transportation, sewer and
water service, parks and recreation, housing are all
critical to daily life and are typically addressed in a
comprehensive plan. Other elements like education
opportunities, arts and entertainment opportunities,
a sound job market, and sustainability are also factors
which can help gauge whether a community is creating a
1 Go to http://www.meridiancity.org/planning.aspx?id=230
Guide to community chaRacteR
The following material helps to identify key design
characteristics and benefits of different development
densities. For additional information, see the City of Meridian
Design Manual.
Keys to Rural Character
» Wide-open landscapes with no sense of enclosure, and
views to the horizon mostly unbroken by buildings
» Structures are in the background or invisible entirely as
they blend into the landscape
» Very high open-space ratios and very low building cov-
erage
» Great building separation, providing privacy and detach-
Chapter
8
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City of Meridian Comprehensive Plan
thriving environment for its citizens. This Plan addresses all of these elements (and
more). Some of the elements addressed in this Plan are more difficult than others
to describe and measure. At its heart though, everything set in this document
seeks to improve the health, safety, well-being, and quality of life for existing and
future residents of Meridian.
Quality of life generally represents the social well-being of individuals in a
community. Livability is another term used to express the overall relationship
between community members and the satisfaction residents derive from their
surroundings. These livability and quality of life factors can be both public service
related and derived from the quality of the built environment, the quality of
place. Generally, elements such as security, environmental beautification, public
cleanliness, social and cultural opportunities, travel, career opportunities, and
natural resources contribute to the overall livability of
an area. Livability is largely affected by conditions in
the public realm, and elements share interconnected
relationships where they hold more value than their
sum total, as an increased or declining value in one
element can have dramatic impacts on the actual and
perceived values of others.
Benchmarks for measuring livability and quality of life
are difficult to describe. Often places that are livable
have the “it” factor. They are neighborhoods where
everyone wants to be at and seen in. One could
argue that Meridian’s popularity indicates that many
of the livability factors are present in most areas of
Meridian; that most Meridian residents perceive their
community as a safe, accessible, and attractive place
to live. Other anecdotal evidence of success could
be 2010 awards from publications such as CNN/
Money Magazine, which placed Meridian at 62 in their
“100 Best Places to Live”, or Family Circle Magazine
which included Meridian in their “Ten Best Towns
for Families” list. That being stated, there is still room
to grow towards making Meridian even more livable.
Below are excellent examples of programs intent on
improving overall quality of life in Meridian.
Streets, Pathways and Sidewalks: A healthy community is one that has good
connectivity between residential areas and community gathering places as well
as streets that serve multiple users.
• Safe Routes to School: The Meridian School District is currently working
on a master Safe Routes map that designates pedestrian routes to and from
schools. The City and the School District annually partner to compile a list
of high priority pedestrian projects for ACHD’s Community Programs.
As part of the development review process, the City regularly requires
City of Meridian Comprehensive Plan
2
9
Chapter
developers to install sidewalk, micro-pathways and multi-use pathways
that connect to school sites.
• Complete Streets: The City and transportation agencies in the region
are committed to ensuring that streets, bridges and transit stops are
designed, constructed, operated and maintained so that pedestrians,
bicyclists, transit riders, motorists and people of all ages and abilities can
travel safely and independently. The City strives to balance the needs of
all users while creating attractive corridors.
• Mobility Management: COMPASS has developed a Mobility Management
Implementation Guidebook which highlights design guidelines for creating
communities that promote a multi-modal transportation approach
appropriate for seniors, youth, and other non-drivers. City staff uses
the Mobility Management Implementation Guidebook when reviewing
development.
Child Care: Accessible, affordable and quality before- and after-school child care
is another necessary component of creating a healthy and livable community.
A robust local system of child care and early education programs has social,
economic and environmental benefits for children, families and the community
as a whole. The American Planning Association (APA) advocates including child
care policies within local planning. Creating policies, identifying local resources
and working with developers and community partners, the City hopes to have a
more proactive and positive influence on the child care programs being provided
in the future.
Youth Programs: The City recognizes that our youth are approximately one-third
of our population but 100% of our future.
• Boys & Girls Club: As part of its commitment to its youth, the City
encourages, supports, and partners with groups like the Boys & Girls
Club. The City works with the Boys & Girls Club by providing monetary
assistance to offset the transportation costs associated with getting kids
to and from the club. Funding, provided through the City’s Community
Development Block Grant (CDBG) allows the club to provide this service
to primarily children of low- to moderate income families.
• Mayor’s Anti-Drug Coalition: The Meridian Mayor’s Anti-Drug Coalition
(MADC) is a grass-roots volunteer organization initiated by the executive
order of Mayor Tammy de Weerd in January 2004 in response to her
concern about the rising rates of drug use in the Treasure Valley. Educating
adults and youth about the harmful and costly direct and indirect effects
of drug abuse has been a longstanding goal of the coalition. In addition,
the MADC is confronting a complex set of factors that contribute to our
youth abusing substances.
• The Mayor’s Youth Advisory is a group of students dedicated to serving
their community. More than a community service organization MYAC
instills leadership skills that participants will use their entire life. MYAC
“To accomplish
great things, we must
not only act, but also
dream; not only plan,
but also believe.”
- Anatole France
Chapter
10
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City of Meridian Comprehensive Plan
members work alongside local and national service organizations on
very diverse projects. Participants are in grades 9 – 12 and attend one of
Meridian’s high schools or are home-schooled.
Senior Programs: Providing accessible and suitable housing options that are easily
accessible to community destinations are key to allowing older adults to remain
independent, active and engaged with the community. Housing for seniors that is
integrated into the fabric of the community is becoming increasing important as
the Baby Boom Generation enters retirement. Keeping our seniors active with
easy access to a variety if groups, clubs, and activities is vital to retaining the wealth
of wisdom, knowledge, and guidance they can provide our community.
Healthy Initiatives
For the purposes of defining health and implementing healthy initiatives, the
City looks to the Partnership for Sustainable Communities, an interagency
agreement between Housing and Urban Development (HUD), U.S. Department
of Transportation (DOT), and the U.S. Environmental Protection Agency (EPA), to
help define what a healthy community looks like. These initiatives are a combination
of the social services and the physical built aspects of the community. The six
principles for a healthy community include:
• Provide more transportation choices: Develop safe, reliable and
economical transportation choices to decrease household transportation
costs, reduce dependence on foreign oil, improve air quality, reduce
greenhouse gas emissions and promote public health.
• Promote equitable, affordable housing: Expand location- and energy-
efficient housing choices for people of all ages, incomes, races and
ethnicities to increase mobility and lower the combined cost of housing
and transportation.
• Enhance economic competitiveness: Improve economic competitiveness
through reliable and timely access to employment centers, educational
opportunities, services and other basic needs by workers as well as
expanded business access to markets.
• Support existing communities: Target federal funding toward existing
communities through such strategies as transit-oriented, mixed-use
development and land recycling to increase community revitalization,
improve the efficiency of public works investments, and safeguard rural
landscapes.
• Coordinate policies and leverage investment: Align federal policies and
funding to remove barriers to collaboration, leverage funding and increase
the accountability and effectiveness of all levels of government to plan
for future growth, including making smart energy choices such as locally
generated renewable energy.
“Keeping our seniors
active with easy ac-
cess to a variety if
groups, clubs, and
activities is vital to re-
taining the wealth of
wisdom, knowledge,
and guidance they
can provide our com-
munity.”
City of Meridian Comprehensive Plan
2
11
Chapter
• Value communities and neighborhoods: Enhance the unique characteristics
of all communities by investing in healthy, safe and walkable neighborhoods
– rural, urban or suburban.
Many of these principles align with values Meridian residents have expressed as
important, and goals the City seeks to improve to make Meridian more livable,
healthy and improve overall quality of life.
12 City of Meridian Comprehensive Plan
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City of Meridian Comprehensive Plan 13
Chapter 2
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Sustain, enhance, promote and protect elements that contribute to the livability and a high quality of
life for all Meridian residents.
Encourage health and well-being of community. = Q # >
Provide a walkable community through good design. #
Planning
Provide opportunities for physical activities. # Q
Parks
Plan for and encourage services like health care, daycare, grocery stores and recreational areas to be built
within walking distance of residential dwellings. # c Planning
Encourage community support and volunteer work. >
Mayor's Office
Help educate and curtail the rate of obesity, drug, alcohol, tobacco and other substance use. =
Police
Work with Health and Welfare, Central District Health, and community partners to develop healthy
initiatives. # = Mayor's Office / Fire
Support beautiful development. # c > e
Provide incentives for property owners to improve their properties. c
Planning
Draft appropriate community design ordinances, and complete streets policies. # e
Planning
Implement design criteria to set quality standards City-wide. >
Planning
Coordinate with appropriate agencies on interstate and gateway beautification (landscaping, signage). # e
Planning
Promote the entryway corridors into Meridian from the I-84 interchanges and from the North, South, East,
and West of City limits that will clearly identify the community. # e Planning
Use the Comprehensive Plan, the Unified Development Code, and the Design Manual to discourage strip
development, and encourage clustered, landscaped business or residential development on entryway
corridors.
# c Planning
Require landscape street buffers for new development along all entryway corridors. #
Planning
Provide landscaping, pedestrian friendly areas, and appropriate signage at gateways, and new development
sites throughout town as appropriate, with upscale attractive construction. # c Planning
When possible, and financially feasible, underground utility lines. D
Public Works
Chapter 2 – Goals, Objectives, & Action Items
City of Meridian Comprehensive Plan 14
Chapter 2
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Strengthen community pride. > # 3 c
Control the spread of noxious weeds by administering an efficient, quick-response weed removal
ordinance with progressive notices and penalties, in conjunction with Ada County Weed Control and Code
Enforcement.
D = Police
Require all commercial and industrial businesses to install and maintain landscaping. c #
Planning
Continue supporting community-betterment activities such as "Paint the Town" and "Rake Up Meridian." > #
Mayor's Office
Support and encourage involvement of community youth in the Mayor's Youth Advisory Council (MYAC)
and other youth activities, groups and volunteer opportunities. > Mayor's Office
Work with residents to use homeowners associations to help maintain common areas and landscaping
along public rights of way and other areas visible from public streets. > # 3 Police
Realize strong, viable and recognizable identities for all neighborhoods. > # 3
Ensure long-term maintenance of greenbelts along waterways either directly by the City Parks and
Recreation Department or through partnerships with neighboring associations, homeowners associations,
and other community groups.
Q # 3 Parks
Require all new, and reconstructed parking lots to provide landscaping in internal islands and along streets. #
Planning
Continue to support the Meridian senior citizens' organization as an important social program in the
community. # > Mayor's Office
Support acquisition and development of new park land to meet the growing open space and recreational
needs of the community. # Q c Parks
Evaluate with Ada County the ability to have homeowners' exemption status applied immediately for
purchased homes that were either vacant, rental, or foreclosure properties. 3 > Finance
Continue property maintenance programs through code enforcement to remove junk vehicles, weed
nuisances, and trash, etc. = > Police
Promote area beautification and community identity through building and site design, signs, and
landscaping. # Planning
Enhance and preserve aesthetic resources. # ] K
Planning
Encourage new development to enhance the visual quality of its surroundings. # c
Planning
City of Meridian Comprehensive Plan 15
Chapter 2
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Encourage the development of a continuum of services to meet the health care needs of the citizens
of Meridian.
Ensure that high-quality emergency care, primary, outpatient, home, and long-term care and other types
of health care are provided in the community. = > c
Identify and encourage medical service related industry which are currently lacking. = >
Economic
Development
Develop and implement provisions for medical service related industry in the Unified Development Code. = c
Planning
City of Meridian Comprehensive Plan 16
Chapter 2
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City of Meridian Comprehensive Plan
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Chapter
Chapter 3 – Strategic Growth
Since 1990, Meridian experienced exponential growth that has changed both its
character and appearance. From 1990 to 2007, Meridian’s population grew from
approximately 10,000 to over 65,000. Despite some recent slowdowns in housing
starts and job creation, the population of Meridian continues to increase with an
estimated population of 75,290 in 2009 according to the Community Planning
Association of Southwest Idaho (COMPASS). A population growth forecast
performed by COMPASS, and analyzed in the Existing Condition Report, forecasts
that the population of Meridian will increase to 138,564 by 2035, an increase of
over 70% from the 2009 estimated population.
Over the last 20 years, property in and around Meridian has changed from primarily
agricultural to a more diverse mix of residential, commercial, and industrial uses.
That trend is likely to continue as land traditionally used for agriculture, continues
to be developed to support the needs of an ever-growing community. Today, the
City of Meridian has over 17,000 acres within its municipal boundaries and—at
full build out—is anticipated to incorporate approximately 39,000 acres within
its Area of City Impact.
Chapter
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City of Meridian Comprehensive Plan
Area of City Impact
In accord with § 67-6526 of Idaho Code, an Area of City Impact (AOCI) has been
established for Meridian. The City’s AOCI is the future planning area for the City,
where annexation and development within the future municipal boundary of
Meridian is anticipated. Although these areas are not yet incorporated, planning
responsibilities for these lands rest with the City of Meridian while zoning and
land use authority is maintained by Ada County.
There is an agreement between Ada County and Meridian for the Area of City
Impact. This agreement states that the current Meridian Comprehensive Plan
will apply within the City’s established AOCI. Within the AOCI, the county has
generally applied a Rural Urban Transition (RUT) zone which permits five-acre-
lot, single-family residential development, as well as agricultural-related uses and
a range of conditional uses. County development applications within the Area
of City Impact are reviewed by the City of Meridian for compliance with the
comprehensive plan and applicable City policies.
The City of Meridian desires all development within its Area of City Impact
to be served with urban services from the City of Meridian. Such services
primarily include sanitary sewer, water, reclaimed water, fire, police, and parks.
Secondarily, the City will consider the availability and capacity of the school
system, transportation facilities, libraries, and storm water facilities in any review
of development within the Area of City Impact. All requests for annexation into
the City limits will require that the owner extend City-owned services at the
time of development.
However, we recognize that some development may precede the ability of the
City, on its own, to extend services for such development. Upon formal requests
to the City for development that is on property not immediately serviceable
with urban services, the City Council may consider said applications at a noticed
table 3-1. coMMunity choices Forecasts
Jurisdiction/ Demographic Area 2009 Estimate 2035 Forecast % Change, 2008 - 2035
Population HH Population HH Population HH
Meridian 75,290 27,282 138,564 46,697 71.62% 71.16%
boise 215,630 99,748 346,704 135,180 35.71% 35.52%
eagle 21,370 7,347 29,917 10,066 37.42% 37.01%
Kuna 15,900 5,183 43,162 13,590 166.88% 162.20%
nampa 82,830 32,156 132,040 45,484 41.72% 41.45%
ada county 408,190 150,968 685,628 251,138 69.02% 66.35%
canyon county 190,920 66,057 361,021 124,402 87.44% 88.33%
regional total 599,110 217,025 1,046,649 375,540 74.95% 73.04%
source: coMpass, 2000-2009 population estimates by city limit boundaries.
City of Meridian Comprehensive Plan
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Chapter
meeting to determine if the proposed level of development is appropriate and in
the best interests of the City.
Ada County will issue no building permit for said development(s) unless or until
the applicant for such building permit provides documentation that park impact
fees required by the City of Meridian have been collected or waived by the City
of Meridian.
The City recognizes that some development may precede our ability to annex
the property. Developments within the AOCI but outside City limits will only
be considered if the following standards and conditions are agreed to by the
developer(s):
• The development is connected to City of Meridian water and sanitary
sewer systems and the extension to and through said developments are
constructed in conformance with the City of Meridian Water and Sewer
System Master Plans in effect at the time of development.
• An irrevocable consent to annexation is a condition of hook-up to City
sanitary sewer or water, is made a deed restriction on all buildable lots,
and is placed as a note on all final plats.
• All City sewer and water inspection and plan review fees (for the
main lines) in effect at the time of development are paid to the City of
Meridian.
The City of Meridian is committed to fulfilling the terms of its Area of City Impact
Agreement with Ada County as well as similar agreements with neighboring cities
including Eagle, Kuna, Star, and Boise. We also note the City’s intent to continue
working with surrounding cities on Area of City Impact boundaries.
table 3-2. Future land uses within the city oF Meridian area oF city iMpact
Future Land Uses FLUM Total FLUM Undeveloped
Acres % Acres %
residential 23,618.27 60.15 13,044.07 58.75
commercial 1,495.99 3.81 134.60 0.61
Office 417.34 1.06 68.74 0.31
industrial 597.31 1.52 10.61 0.05
old town 336.42 0.86 0.12 0.00
Mixed use 4,165.87 10.61 2,027.91 9.13
civic 1,395.34 3.55 390.29 1.76
Ten Mile Interchange Specific 2,374.50 6.05 1,676.57 7.55
Future planning/referral 4,863.85 12.39 4,851.27 21.85
total 39,264.88 100 22,204.18 100
source: city of Meridian planning department, 2010.
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City of Meridian Comprehensive Plan
The Future Land Use Map
Land Use is a key component of the Comprehensive Plan, as is mapping future
land uses so that development occurs in the direction and manner most desired
by Meridian’s citizens and elected officials. The Future Land Use Map (FLUM),
see Appendix D, identifies the vision for a mix of land uses to implement the
City’s many diverse goals and objectives, and works in conjunction with the
text of the Comprehensive Plan, City code and the various policies of the City.
However, the FLUM is not a zoning map and differs in that the FLUM describes
the character and type of use that is desired in the future and not necessarily
what is currently in place. The FLUM also depicts schools, parks, fire stations
and other existing civic uses. The FLUM depicts a built-out Meridian that is very
diverse in residential densities, commercial and industrial land uses as well as
civic/public opportunities.
Land use recommendations as set forth in this plan emphasize the importance
of thoughtful and responsible land use planning, cooperation and collaboration
among the various jurisdictions and agencies in the area, and preservation and
enhancements of the high quality of life that currently exists in Meridian. The
next several pages that follow include descriptions of the various future land use
designations that appear on the FLUM.
Residential
The purpose of this designation is to provide a variety of housing types. Uses will
include a range of densities varying from large estate lots to multi-family homes.
Residential designations are as follows:
• Low Density: to allow for the development of single-family homes on
large lots where urban services are provided. Uses may include single-
family homes at densities of three dwelling units or less per acre. Density
bonuses may be considered with the provision of public amenities such
as open space, pathways, or land dedicated for public services.
• Medium Density: to allow smaller lots for residential purposes within
City limits. Uses may include single-family homes at densities of three to
eight dwelling units per acre. Density bonuses may be considered with
the provision of public amenities such as open space, pathways, or land
dedicated for public services.
• Medium High Density: to allow for the development of a mix of relatively
dense residential housing types including townhouses, condominiums
and apartments. Residential densities should range from eight to fifteen
dwelling units per acre, with a target density of twelve units per acre. These
are relatively compact areas within the context of larger neighborhoods
and are typically located around or near mixed use commercial or
employment areas to provide convenient access to services and jobs for
residents. Developments need to incorporate high quality architectural
design and materials and thoughtful site design to ensure quality of place
“Greatness, it turns
out, is largely a matter
of conscious choice.”
-Jim Collins
City of Meridian Comprehensive Plan
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and should also incorporate connectivity with adjacent uses and area
pathways, attractive landscaping and individual project identity.
• High Density: to allow for the development of multi-family homes in areas
where urban services are provided. Residential densities may exceed fifteen
dwelling units per acre. Development might include duplexes, apartment
buildings, townhouses, and other multi-unit structures. A desirable
project would consider the placement of parking areas, fences, berms,
and other landscaping features to serve as buffers between neighboring
uses. Developments need to incorporate high quality architectural design
and materials and thoughtful site design to ensure quality of place and
should also incorporate high quality architectural design and materials and
thoughtful site design that incorporate connectivity with adjacent uses and
area pathways, attractive landscaping and individual project identity.
Within residential areas the following policies shall apply:
• At the discretion of City Council, areas with a Residential Comprehensive
Plan designation may request an office use if the property only has frontage
on an arterial street or section line road and is three acres or less in size.
In this instance, no ancillary commercial uses shall be permitted.
• In residential areas, other residential densities will be considered without
requiring a Comprehensive Plan Amendment. However, the density can
only be changed one “step” (i.e., from low to medium, not low to high,
etc.). This provision does not apply to 1) the area bounded by Can-
Ada, Chinden, McDermott, and Ustick Roads or 2) within the Ten Mile
Interchange Specific Area Plan.
• Residential uses north of Chinden Boulevard and within ¼ mile or less
from the rim should have lot sizes ranging from one-half to one acre,
ensuring compatibility with SpurWing Country Club to the east. Use of
transitional lot sizes and clustering of smaller lots adjacent to the non-
residential and rim property are encouraged.
Commercial
This designation will provide a full range of commercial and retail to serve area
residents and visitors. Uses may include retail, wholesale, service and office uses,
multi-family residential, as well as appropriate public uses such as government
offices. Within this land use category, specific zones may be created to focus
commercial activities unique to their locations. These zones may include
neighborhood commercial uses focusing on specialized service for residential
areas adjacent to that zone.
Office
This designation will provide opportunities for low-impact business areas. These
would include offices, technology and resource centers; ancillary commercial
“What is a city, but
the people; true the
people are the city.”
-Coriolanus III
Chapter
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City of Meridian Comprehensive Plan
uses may be considered (particularly within research and development centers
or technological parks).
Industrial
This designation allows a range of industrial uses to support industrial and
commercial activities and to develop areas with sufficient urban services. Light
industrial uses may include warehouses, storage units, light manufacturing, and
incidental retail and offices uses. Heavy industrial uses may include processing,
manufacturing, warehouses, storage units, and industrial support activities. In all
cases, screening, landscaping, and adequate access should be provided.
Old Town
This designation includes the historic downtown and the true community center.
The boundary of the Old Town district predominantly follows Meridian’s historic
plat boundaries. In several areas, both sides of a street were incorporated into
the boundary to encourage similar uses and complimentary design of the facing
houses and buildings. Sample uses include offices, retail and lodging, theatres,
restaurants, and service retail for surrounding residents and visitors. A variety of
residential uses are also envisioned and could include reuse of existing buildings,
new construction of multi-family residential over ground floor retail or office uses.
In order to provide and accommodate preservation of the historic character, the
City has developed specific Design Guidelines for this area. Pedestrian amenities
are emphasized in Old Town. Public investment that ensures that Old Town
becomes a centralized activity center, with public, cultural, and recreational
structures are encouraged, and the City’s decision to build the new City Hall in
Old Town is testament to its commitment to the area. Future planning in Old
Town will be reviewed in accordance with Destination Downtown, a visioning
document for redevelopment in downtown Meridian. Please see the Economic
Excellence chapter for more information on Destination Downtown.
Mixed Use Designations
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
“It takes as much
energy to wish as it
does to plan.”
-Eleanor Roosevelt
City of Meridian Comprehensive Plan
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Chapter
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 land use designations within the
Ten Mile Interchange Specific Area are shown on the city-wide Future Land Use
Map. However, the Mixed Use designations in the Ten Mile Interchange Specific
Area are different than those throughout the rest of the City and as described
in this document. Mixed Use land use designations in the Ten Mile Interchange
Specific Area 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 Plan2.
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, if the developer can demonstrate that industrial uses are compatible and
appropriate in Mixed Use – Regional (MU-R), Mixed Use Non Residential (MU-
NR) and Mixed Use Interchange (MU-I) areas, the City will consider industrial
uses, when proposed as part of a Mixed Use development.
In reviewing development applications, the following items will be considered in
all Mixed Use areas:
• Residential densities should be a minimum of six 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 should be included
in the application.
• 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.
• The site plan should depict a transitional use and/or landscaped buffering
between commercial and existing low- or medium-density residential
development.
2 Go to http://www.meridiancity.org/planning.aspx?id=242
“Setting a goal is not
the main thing. It is
deciding how you will
go about achieving it
and staying with that
plan.”
-Tom Landry
Chapter
24
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City of Meridian Comprehensive Plan
• 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 expected; outdoor seating areas at
restaurants do not count.
• 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 3-1.
In reviewing development applications, the following items will be considered in
MU-N areas:
• Development should comply with the items listed for development in all
Mixed Use areas.
• Residential uses should comprise a minimum of 40% of the development
area at densities ranging from six 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 public school sites, the maximum building size does not apply.
“Planning is bringing
the future into the
present so that you
can do something
about it now”
- Alan Lakein
City of Meridian Comprehensive Plan
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• 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
Figure 3-1. Mixed use neighborhood concept diagraM
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City of Meridian Comprehensive Plan
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 3-2. The grid street pattern within
the neighborhood allows traffic to disperse, eases congestion, slows traffic, and
is safer for residents.
In addition to the items listed for the MU-N designation, the following items will
be considered 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 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.
Figure 3-2. Mixed use neighborhood center concept diagraM
City of Meridian Comprehensive Plan
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Chapter
• 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.
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 3-3.
In reviewing development applications, the following items will be considered 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.
Figure 3-3. Mixed use coMMunity concept diagraM
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City of Meridian Comprehensive Plan
• 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 public school sites, the
maximum building size does not apply.
• 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 3-4. The grid street pattern within the neighborhood allows
traffic to disperse, eases congestion, slows traffic, and is safer for residents.
In addition to the items listed for the MU-C designation, the following items will
be used in reviewing development applications in all MU-C areas with an N.C.
overlay:
“Without leaps
of imagination, or
dreaming, we lose the
excitement of pos-
sibilities. Dreaming,
after all, is a form of
planning.”
- Gloria Steinem
City of Meridian Comprehensive Plan
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• 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 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.
Figure 3-4. Mixed use neighborhood center concept diagraM
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City of Meridian Comprehensive 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 3-5.
In reviewing development applications, the following items will be considered 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 six 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.
Figure 3-5. Mixed use regional concept diagraM
City of Meridian Comprehensive Plan
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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:
• 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.
• For active open space or passive recreation areas, such as a park, tot-lot
or playfield, the developer is eligible for a 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.
For plazas that are integrated into a retail project, the developer should be eligible
for a 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 a half-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 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 3-6.
In reviewing development applications, the following items will be considered 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 items listed 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.
“All the flowers of all
the tomorrows are in
the seeds of today”
- Indian Proverb
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City of Meridian Comprehensive Plan
• 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 within the Unified Development Code.
• 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.
Figure 3-6. Mixed use non-residential concept diagraM
City of Meridian Comprehensive Plan
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33
Chapter
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 items will be considered 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/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
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.
“Plans are only good
intentions unless they
immediately degener-
ate into hard work.”
- Peter F. Drucker
Chapter
34
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City of Meridian Comprehensive Plan
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 two
interchange locations along SH-16:
• US 20-26: Commuter Services, Technology/Research, Business Park
• Ustick Road: Educational, Civic, Light Retail, Residential
Ten Mile Interchange Specific Area
The City developed a specific plan for approximately 2,800 acres bordered
(roughly) by Linder Road to the east; McDermott Road to the west: the Union
Pacific Railroad line to the north and ½ mile south of Overland Road on the south.
The specific area plan is an addendum to this Comprehensive Plan and places an
emphasis on a mix of uses, both residential and commercial; new employment
areas; higher density residential; a planned collector road network and design
guidelines.
It is important to note that the Ten Mile Interchange Specific Area Plan uses
different land use designations than the rest of the FLUM. While there is some
similarities in land use designations, for example Low Density Residential, there
are also new designations which do not exist outside of this Ten Mile area. The
TMISAP was adopted as an addendum to the City of Meridian Comprehensive
Plan on June 19th, 2007 by Resolutions Numbers 07-563 (Map) and 07-564 (Text).
Development in the Ten Mile Interchange area will be reviewed using the TMISAP.
See the Economic Development chapter and the Ten Mile Interchange Specific
Area Plan for more details of this area.
Civic
The purpose of this designation is to preserve and protect existing and planned
municipal, state, and federal lands for area residents and visitors. This category
includes public lands, law enforcement facilities, post offices, fire stations,
cemeteries, public utility sites (excluding ACHD), public parks, public schools,
and other government owned sites within the Area of City Impact.
Parks
The purpose of this designation is to preserve and protect existing municipal,
county, state, and federal land for area residents and visitors and to designate
future park locations. These areas include existing and future public neighborhood,
community, and urban parks. The park locations designated on the Future Land
Use Map are the most current and should be used for planning purposes. These
areas are further described in the Services Chapter.
“No matter how
carefully you plan
your goals, they will
never be more than
pipe dreams unless
you pursue them with
gusto.”
- W. Clement Stone
City of Meridian Comprehensive Plan
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35
Chapter
Schools
The purpose of this designation is to provide areas throughout the Area of City
Impact which provide educational opportunities, community gathering places, and
green space. These areas are further described in the Services Chapter.
Fire Stations
The purpose of this designation is to preserve and protect existing and planned
fire station locations throughout the Area of City Impact which provide efficient
emergency response.
Entryway Corridors
The City feels it is important to identify roadways that introduce and welcome
both visitors and residents to the City of Meridian. These roadways are notes as
entryway corridors on the FLUM and are subject to additional standards within
the Unified Development Code.
Future Planning and Referral Area
This designation is used to preserve areas where additional study and planning
needs to occur before future land uses are designated and City services provided.
These areas are within Meridian’s Area of City Impact and are subject to the Area
of City Impact Agreement with Ada County.
Transit Stations and Transit Friendly Development
The Transit Station designation is used for areas where transit supported uses are
envisioned along the railroad corridor. The City seeks projects that incorporate
features which enhance alternative transportation and are transit friendly in
these and other locations in the City. Said developments are envisioned within
designated neighborhood centers and/or within commercial activity centers and
should incorporate the following development and design principles:
• A mix of land uses
• Building orientation that provides the maximum level of services to
pedestrians, bicyclists and transit users
• Alternative transit features such as a bus shelter (where approved by
Valley Regional Transit), bicycle locker facilities, park and ride lots or
similar facilities
• Residential densities that are at least 8 dwelling units per acre and designed
to comply with the Traditional Neighborhood design standards in the
Unified Development Code
“Make no little plans;
they have no magic to
stir men’s blood and
probably will them-
selves not be realized.
Make big plans; aim
high in hope and work,
remembering that a
noble, logical diagram
once recorded will not
die.”
- Daniel H. Burnham
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City of Meridian Comprehensive Plan
• Park and ride lots and other transit-supportive facilities are encouraged
at interchanges throughout the City. Valley Regional Transit and Ada
County Highway District Commuteride should be partners in determining
appropriate facilities at each interchange
Symbols
All “future” symbols shown on the Future Land Use Map, such as parks, schools,
fire stations, transit stations, etc., represent generalized locations based on the
best information the City has to date. All such symbols are to be considered
conceptual and are allowed to “float” on the map. All “existing” symbols shown
on the Future Land Use Map for parks, schools, fire stations, etc. represent precise
locations based on the facilities in place at the time of printing.
Housing
“Opportunities for housing should be available for all income groups with a mix
of housing including modular, ranchettes, townhouses, apartment housing, low-
income housing, and mansions. A vibrant community needs a good cross-section
of housing and therefore must guard against an abundance of subdivisions in like
density and price range. High-density housing must be strategically located to
public transportation, community services, and not negatively affect property
values.” This statement was first penned by the Mayor’s Transition Team ad hoc
committee on housing in 2002, but it philosophy still holds true.
At just under three units per gross acre, Meridian’s population is distributed
throughout the community primarily in suburban-style developments comprised
of mostly single-family, detached housing units. Going forward, the City does not
envision a drastic change in the housing stock. However, the City realizes that the
baby boomer generation is aging and there is an increased demand in non single-
family detached dwellings from the 55-plus age population group. This coupled
with the fact that more young adults are not having children and do not want large
homes on large lots, necessitates providing more diversity in housing choices.
Transportation
The condition of an area’s transportation system impacts that community’s
way of life and economic vitality. Realizing this, the City works closely with the
transportation and planning agencies in the region to ensure our transportation
network is the best it can be. Because Meridian does not have roadway authority
of its own, however, the City coordinates with other agencies during the planning
and design phases to ensure that projects meet the needs of its citizens.
Meridian’s major challenge is to work with the transportation agencies in the region
to meet the existing needs for adequate transportation service, while planning
for and accommodating future growth as efficiently as possible. With additional
growth, lack of funding options, and poor planning may not only lead to worsening
traffic problems, but may also have negative impacts on the health and well being
of citizens. Increased traffic congestion may deter potential employers from
“Good plans shape
good decisions. That’s
why good planning
helps to make elusive
dreams come true.”
- Lester Robert Bittel
City of Meridian Comprehensive Plan
3
37
Chapter
locating in Meridian. Therefore, the City works closely with ITD and the State’s
Transportation Improvement Plan and COMPASS’ long-range transportation
plan Communities in Motion, to make sure our resident’s transportation needs are
being met. In addition to planning for future transportation needs, much of the
roadway infrastructure already developed will require funding for maintenance,
rehabilitation, and expansion.
Beyond supporting traditional vehicle use, the City continues to maintain and
promote alternative methods of transportation in Meridian as well. From pedestrian
sidewalks and regional multi-modal pathways to public transportation efforts, the
City recognizes that supporting diversity helps to not only promote a healthier,
happier community, but reduces over-use of our roadways by single occupancy
vehicles. Examples of public transportation, existing and future potential include;
bus routes, paratransit, vanpool, and bus rapid transit systems, not just within
Meridian, but the region as a whole. Through cooperation with regional partners,
Meridian is planning for the future by supporting and promoting developments
that provide transportation options for everyone.
Transportation and Land Use Integration
To better connect transportation planning and land use decisions, ACHD and the
cities in Ada County have compiled the Transportation and Land Use Integration
Plan3 (TLIP). This plan envisions livable streets for tomorrow and depicts how
streets should look and function in the future. The goal is to create a roadway
network that balances the needs of all roadway users-motorists, pedestrians,
cyclists, transit and people with disabilities, with streets that complement the built
environment. Because a one-size-fits-all program for roadway construction does
not respond to either the land use or transportation needs of the community, the
City and ACHD have agreed to work more closely together to join together the
land use plans of the City with the transportation plans of the ACHD. There are
four tools that ACHD and the City use to implement TLIP: the Complete Streets
Policy, the Livable Streets Design Guide, a Cost Share Policy, and a Master Street
Map. As part of the adoption of this plan, the City hereby incorporates ACHD’s
Complete Streets Policy, the Livable Streets Design Guide and the Master Street
Map. These documents will all be used by the City when reviewing development
applications and plans for new roadway projects.
Blueprint for Good Growth
TLIP was an outgrowth of Blueprint for Good Growth (BGG), which is aimed
at addressing the best methods to manage growth for a sustainable future in
Ada County. Through the Blueprint for Good Growth and Communities in
Motion (CIM) long-range planning efforts, the public has stated a desire for better
design of roadways and increased coordination with adjacent land uses. People
have expressed preferences for roads that fit well and complement the built
environment. In 2005 the Meridian City Council adopted Resolution Number
05-473 which recognizes that it is critical for the agencies in Ada County to work
3 Go to http://achdidaho.org/deparments/PP/TLIP.aspx
“The goal is to create
a roadway network
that balances the
needs of all roadway
users-motorists, pedes-
trians, cyclists, transit
and people with dis-
abilities, with streets
that complement the
built environment”
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City of Meridian Comprehensive Plan
together to develop and create a sensible land use and transportation plan for
the area.
Communities in Motion (CIM)
Communities in Motion (CIM) is the region’s long-range transportation plan. But
CIM is more than just a transportation plan. The intent of CIM is to integrate
land use and transportation planning. As such, it is intended to provide for an
effective multimodal outcome, with land use patterns that support and encourage
transportation alternatives. The regional long-range transportation plan for
Ada and Canyon Counties, Communities in Motion 2035, was adopted by the
COMPASS Board in September 2010. As part of the adoption of this plan, the
City hereby adopts the vision of Communities in Motion4.
Alternative Transportation
The City works with transportation providers in the area to improve access to
employment opportunities, medical appointments, recreational activities, and
education. But improving transportation is not all about drivers. Local partnerships
provide opportunities to create connections for non-drivers like youth, the
elderly, and the disabled.
Valley Regional Transit (VRT) is the regional public transportation authority for
Ada and Canyon counties. VRT is responsible for coordinating transit service
and implementing a regional public transportation system. VRT operates the bus
service in this area under the name ValleyRide. VRT works in close coordination
with ITD, COMPASS and other regional partners to plan for preservation and
enhancements to the public transportation system in the two-county area.
Pathways that encourage use by bicyclists and pedestrians can decrease road
congestion and add to the community’s quality of life. In 2007, Meridian City
Council adopted the Meridian Pathways Master Plan. The plan proposes the
development of a pathway network that identifies a core system of pathways
based on the existing canal system within the City of Meridian. This core system
of pathways is enhanced by the developer-implemented pathways that will provide
connections to and through many residential areas while creating a larger Citywide
loop. This system gives community members a wide variety of pathway options
throughout the City and to other parts of the metropolitan region. The adopted
network map is included as Figure 3-7. Please refer to the Meridian Pathways
Master Plan5 for specific alignments, pathway types, design specifications, detailed
network descriptions, etc.
The ACHD has adopted a plan that seeks to create and connect bicycle lanes
throughout Ada County. The over-arching goal of the Roadways to Bikeways
Bicycle Master Plan is to create a bicycle network that provides a designated
bicycle facility within a quarter-mile from 95 percent of the residents in the
4 Go to http://www.compassidaho.org/prodserv/cim2035.htm
5 Go to http://www.meridiancity.org/parks_rec.aspx?id=2667&terms=pathways+plan
City of Meridian Comprehensive Plan
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39
Chapter
County. The City, as part of development review and ACHD roadway projects,
will look to expand bicycle opportunities throughout the City.
COMPASS has developed a Mobility Management Guidebook6 that includes
best practices for incorporating transit access and mobility enhancements into
subdivision, site, and roadway design. The Guidebook may be useful in identifying
strategies for reducing reliance on the automobile.
On the statewide level, I-way is a service network that connects people in Idaho
to a mix of transportation options. I-way provides people in Idaho the ability to
choose from a variety of connected, convenient and cost-effective transportation
options–including park and rides, car and van pools, bike and walking paths,
shuttles, and improved public transportation options. I-way represents a shift in
the design and management of mobility options in Idaho. To meet changing future
needs, this new vision focuses on the needs of people, rather than transportation
modes and reorganizes the way mobility strategies are developed. The City is an
active participant in I-way7.
Downtown Transportation Network
The City envisions a multi-modal transportation network downtown. Through
the use of roadways, pathways, sidewalks, bike lanes, busses and the rail corridor,
the intent is to make it easier to get to and through downtown.
There are several plans and studies that evaluate where and how various
opportunities for access to downtown can, and should be provided. The
Downtown Meridian Transportation Management Plan was developed by ACHD
with insight provided by the City to propose solutions to circulation-related
challenges in downtown Meridian. The result of the jointly-initiated planning
process was the emergence of a “Split Corridor Design” to facilitate movement
throughout downtown. The “Split Corridor Design” will create a one-way traffic
system between the 1-84/Meridian Road interchange and (roughly) the railroad
tracks. Main Street will allow northbound traffic only, and Meridian Road will
allow southbound traffic only. North of the railroad the system will support
two-way traffic movement. Phase I of the Split Corridor, from I-84 to Franklin
Road, was completed in 2009. Phase II of the Split Corridor is currently planned
for construction in 2013.
To increase connectivity and facilitate additional north-south traffic movement
downtown, the City will work through development and redevelopment to
preserve right-of-way and construct East 3rd from Franklin Road to Fairview
Avenue per the alignment identified in the East 3rd Street Extension Alignment
Study Report, dated May 2009. The May 2009 report identifies the alignment of
the future roadway and presents conceptual cross-sections for use in roadway
design.
6 Go to http://www.compassidaho.org/prodserv/mobility.htm
7 Go to http://www.I-way.org
“Through the use of
roadways, pathways,
sidewalks, bike lanes,
busses and the rail
corridor, the intent
is to make getting to
and through down-
town easier. ”
Chapter
40
3
City of Meridian Comprehensive Plan
Figure � 3-7. adopted networK Map
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City of Meridian Comprehensive Plan
3
41
Chapter
State Facilities
The Idaho Transportation Department has very few planned highway expansion
projects in the State. However, there is certainly a need to improve the State
highway system. At the top of the City’s highway improvement priority list is
a rebuilt Meridian Road Interchange. The interchange is not sufficient to safely
handle today’s increased traffic and mobility demands. Reconstruction of the
Meridian Road Interchange will improve mobility by providing pedestrian and
bicycle facilities on the structure so that different modes of transportation can
traverse across the Interstate. Reconstruction will also allow free movement of
commerce through the Treasure Valley and provide the infrastructure which
companies here and those looking to move here desire.
Two other highway improvements high on the City’s priority list are U.S. 20/26
(Chinden Boulevard) and SH-55 (Eagle Road). The Eagle Road Arterial Road Study
(ITD, 2006), and the U.S. 20/26 Corridor Preservation Study, (ITD and COMPASS,
ongoing), identify preferred roadway configurations and recommend safety
improvements to these high-volume and high-speed facilities. The City supports
access management, congestion mitigation improvements and the beautification
of these corridors called for in the studies.
The City of Meridian supports the construction of an overpass at the intersection
of Linder Road and Interstate 84. This overpass will create a continuous, 34-mile
arterial that will connect the Birds of Prey with the foothills and be one of the
only roadways in the county to cross both the interstate and the Boise River.
When constructed, this overpass should include an on-street pathway route
along the west side of the roadway as it allows for continuation of the on-street
pathway north and south of the interstate, consistent with the City’s Master
Pathway Plan.
Land within the future SH-16 corridor will be protected from strip commercial
zoning and development. The City does not intent to strip zone land adjacent
to the future highway for non-residential uses. Such uses will be targeted to key
intersections and where vacant or surplus commercial space is already available
and zoned.
Utilities and Infrastructure
The provision, location and efficiency of public facilities contribute to quality of
life and to the ability to develop in the City. While the City owns and operates
its own domestic water and sewer services, it relies on other entities for some
of the other essential services. Therefore, coordination between the City and
each service provider is vital in planning and prioritizing of expansion areas,
and continued service to existing locations. Public facilities discussed in this
section include domestic water service, sewer collection, sewage treatment,
and other independently operated utilities (such as power, natural gas, and
communications).
“A day spent without
the sight or sound of
beauty, the contem-
plation of mystery, or
the search of truth or
perfection is a pover-
ty-stricken day; and
a succession of such
days is fatal to human
life.”
-Lewis Mumford
Chapter
42
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City of Meridian Comprehensive Plan
Water Service
The City owned and operated domestic water system is currently supported
by a series of deep wells, booster pump stations, multiple reservoirs, and over
400 miles of pipe line. In order to keep up with water demand, the City has
constructed, on average, one new well per year, each funded by connection fees
and charged to new development. Water line extensions to new developments
are generally paid for and constructed by developers. Although the City plans
new wells and reservoirs, the specific locations to those facilities are largely
dictated by growth patterns, and will continue to be funded by new development.
There is a portion of north Meridian where United Water, not the City, provides
service. The rest of the City receives water from the City, via the Public Works
Department.
Sewer Collection
The sewer (also known as wastewater) collection system in the City consists of
over 500 miles of pipe and twelve lift (pump) stations. Sewage flows by gravity
to the wastewater treatment plant located northwest of the Ten Mile/Ustick
intersection. Generating a new Sewer Master Plan is in process. The Sewer Master
Plan includes development of a computer model. The model helps Public Works
staff identify priority areas for development in the City as well as segments of the
existing sewage collection system that are approaching capacity. Future capital
improvements will then be prioritized to upgrade the lines that are approaching
capacity. No new City-funded sewer trunks or expansions are planned at this
time. After the new Sewer Master Plan and model is up and running, the City will
evaluate the need for additional expansion projects.
Sewage Treatment
With a rated capacity of 10.2 million gallons per day (mgd), the Meridian Waste
Water Treatment Plant (WWTP) services the entire City to primary, secondary,
and tertiary standards, followed by disinfection. Treated effluent is discharged
into Five Mile Creek.
The City of Meridian received a National Pollutant Discharge Elimination System
(NPDES) discharge permit from the Environmental Protection Agency (EPA) in
September of 1999, which expired in 2004. The discharge permit placed limits
on flow, biochemical oxygen demand (BOD), total suspended solids, dissolved
oxygen, pH, toxicity, and bacteria. The permit also mandated numerous sampling
and monitoring requirements for the effluent, Five Mile Creek, and the Boise
River are also mandated. The Public Works Department expects to receive a
new NPDES discharge permit in the next year which will include nutrient limits on
phosphorus as low as 0.07 mg/L. The EPA has proposed up to a 98% reduction in
the amount of total phosphorus discharged to the Lower Boise River by all point
sources. In order to comply with requirements, Meridian may have to construct
expensive phosphorus removal facilities at the WWTP. The additional associated
costs will be apportioned to all ratepayers, although the actual construction of
these additional improvements will depend on City growth rates.
“...the City has con-
structed, on average,
one new well per year,
each funded by connec-
tion fees and charged to
new development.”
City of Meridian Comprehensive Plan
3
43
Chapter
Currently, NPDES permits are not required for stormwater within the City.
However, with increasing population growth, the City will be responsible for
compliance with the Phase 2 stormwater program, thus requiring staff and
funding.
To keep costs down and treatment of wastewater efficient, the City is embarking
on a reclaimed water project. Meridian has a Class A Reclaimed Water Permit
which allows the City treat and reuse wastewater, instead of irrigation water or
potable water, on City parks and open spaces near Ten Mile Road. The City would
like to expand this service and it is anticipated that this highly treated water will
also be made available to private property owners in other parts of the City in
the near future.
Garbage and Recycling
Sanitary Services Co. (SSC) is the solid waste and recycling collection contractor
for the City of Meridian. SSC is dedicated to providing reliable and innovative
recycling and waste reduction programs to the City. Every residential customer in
Meridian has access to curbside recycling services as part of their basic collection
services. In addition to refuse collection, recycling, and hazardous material disposal,
SSC also provides fall leaf collection, spring clean-up collection, used oil collection
and Christmas tree pick-up. These programs are intended to reduce the amount
of organic material that would otherwise make its way to the landfill. SSC and
the City are looking for additional ways to divert the amount of waste that goes
to landfill.
In 2000, the City established a Solid Waste Advisory Committee (SWAC) to
help set steer a curbside recycling program and to advise the City Council on
other solid waste issues. The SWAC works in conjunction with SSC staff. The
SWAC focuses its attention on growing the solid waste and recycling programs
and making them as user friendly as possible.
Irrigation
Meridian irrigation water is supplied by a series of canals and laterals diverted from
the Boise River. The New York canal is operated and serviced by the Boise Project
Control Board, under the Bureau of Reclamation. The Ridenbaugh and Settler’s
Canal are both operated and maintained by the Nampa and Meridian Irrigation
District (NMID). The NMID administers water rights for all three canals.
Power
Idaho Power Company provides electrical services throughout the City of
Meridian and its Area of City Impact. Idaho Power is a public service company
regulated by the Idaho Public Utility Commission (IPUC), the Federal Energy
Regulatory Commission (FERC), and the state regulatory commissions of Idaho
and Oregon.
“SSC and the City
are looking for ad-
ditional ways to divert
the amount of waste
that goes to landfill.”
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City of Meridian Comprehensive Plan
Natural Gas
Intermountain Gas Company is the sole provider of natural gas in southern Idaho,
including Meridian. Meridian is serviced by dual, high pressure natural gas pipelines
that bisect the southwest part of the City’s Area of City Impact.
Communications
Qwest Communications provides basic telephone service in the area and CableOne
provides traditional T.V. and internet services. There are also a number of other
wireless providers which also offer phone, television, and internet services.
Future Acquisitions Map
The City is considering incorporating a Future Acquisitions Map (FAM) into the
Comprehensive Plan. Idaho Code §67-6517 allows the City to designate lands
on a map that are proposed for public acquisition and/or facilities. To compose
this map, the City needs to first identify properties or areas where facilities
and infrastructure improvements are planned over the next 20 years. Facilities
and utilities that could be designated on this map include, but are not limited
to: fire stations, parks, open space, and recreation areas, pathways, well sites,
Waste Water Treatment Plant expansion lands, utility facility corridors, streets,
overpasses and highways, and some properties downtown where infrastructure
is planned.
In 2010, Planning Department staff convened a group of agency and department
representatives to explore potential facilities for inclusion on a FAM. This group
will continue to work on putting together a FAM. City Staff will also evaluate,
and make a recommendation to the City Council on whether this map should be
adopted as part of the Comprehensive Plan, adopted by Council Resolution, or
only used at the staff level.
“Unless commitment
is made, there are
only promises and
hopes; but no plans.”
- Peter F. Drucker
City of Meridian Comprehensive Plan 45
Chapter 3
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Recognize that Meridian's population will continue to grow and positively influence that growth.
Provide facilities and services that keep up with growth. D e = Z
Work with COMPASS to analyze and monitor demographic characteristics and trends using the
Development Monitoring Report. Z Planning
Evaluate comprehensive impact of growth in all land use decisions (e.g., traffic impacts, school enrollment,
parks, etc). c D e Q Planning
Regularly calculate ultimate build-out population projections based on City’s current Comprehensive Plan
policies. c # Z Planning
Update the Comprehensive Plan and Unified Development Code as needed to accommodate growth
trends. Z 3 I Planning
Develop incentives that encourage utilization of unimproved or underdeveloped land within City limits in
order to maximize public investments, and curtail urban sprawl. # c ] Z Planning
Permit new development only where urban services can be reasonably provided at the time of final
approval and development is contiguous to the City. # D = e Planning
Evaluate development proposals based on physical, social, economic, environmental, and aesthetic criteria. # > ] I
Planning
Continuously provide essential services and utilities to all residents. > D = e
Council
Consider City Master Plans and Strategic Plans in all land use decisions. # c D =
Council
Work with transportation agencies and private property owners to preserve transportation corridors,
future transit routes and infrastructure, road and highway extensions, and to facilitate access management
planning; use COMPASS' Access Management Toolkit.
# e c Planning
Ensure that land use regulations support development opportunities within the Area of City Impact. # c >
Support applications that apply the neighborhood center concept. # c
Planning
Establish incentives for new commercial development within under-utilized existing commercial areas. ] > c
Planning
Support and improve upon current development review process. # c
Planning
Coordinate with Ada County to amend City and County Area of City Impact agreements to require Meridian
land use ordinances be adopted by Ada County for developments within the Area of City Impact but
outside City limits.
c D = Planning
Chapter 3 – Goals, Objectives, & Action Items
City of Meridian Comprehensive Plan 46
Chapter 3
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Improve long range City and school district planning.
Jointly plan and site school and subdivision developments to ensure mutual benefits and neighborhood
identity. # c D
Coordinate population and household projections keeping school sites in mind. Z 3 c
Planning
Support the location of school sites within every square mile. c
Planning
Support construction of multi-use facilities that can be used by both schools and the community. c
Planning
Develop programs that are more pro-active by providing more secure, safe, and fun places for children. # = Q
Planning
Actively involve Joint School District No. 2 in subdivision site selection with developer before processing
applications (pre-application meetings). # c Planning
Work with Joint School District No. 2 so elementary schools are sited in locations that are safe for the
children, easily accessible by automobile, transit, walking and bicycle. Elementary schools should not be
"hidden" within subdivisions or otherwise made inaccessible to the public.
# = Planning
Look for ways to streamline the permitting and land use review process for approval of new school facilities. # c
Planning
Work with ACHD, ITD and Joint School District No. 2 to establish and map safe bicycle and pedestrian
routes to schools. # e Planning
Assist Joint School District No. 2 as needed in identifying future school sites, including by providing
information about potential developments and future land uses. # c Planning
Ensure compatibility of schools with neighborhoods and adjacent land uses. # c Z
Planning
Facilitate the efficient movement of people and products to and from the Area of City Impact.
Support multi-modal and complete street transportation improvements. # e D
Work with UPRR on constructing a multiple-use pathway through downtown. # e D Q
Public Works
Support VRT’s efforts to construct a multi-modal transit center downtown. D e
Planning
Improve ingress and egress (both pedestrian and vehicle) in Old Town. # e
Planning
Support split corridor traffic pattern downtown, using Main Street and Meridian Road. # e
Planning
Pursue construction of the City’s pathway network to and through downtown. # Q D
Parks
Pursue bicycle routes/lanes to and through downtown. # Q D
Planning
City of Meridian Comprehensive Plan 47
Chapter 3
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Work with ACHD to implement a sidewalk survey - ask people why they walk, where they walk, concerns,
enjoyments, etc. # e Planning
Work with ACHD to increase awareness that pedestrians are part of the community and utilize criteria for
plan review in determining whether a development proposal is pedestrian safe, accessible, and comfortable. # e Planning
Enhance existing transportation systems. c D e =
Work with COMPASS, ACHD, ITD and other regional partners to develop and manage a well-planned,
sustainable, multi-modal transportation system. # D e Planning
Pursue the extension of East 3rd Street from Fairview to Pine and a future signal at East 3rd Street /
Fairview. # D e Planning
Pursue sidewalk construction for existing substandard streets. # D e =
Planning
Develop continuous pedestrian walkways within the downtown area. I D e Z
Planning
Consider ACHD's Complete Streets policy and Transportation and Land Use Integration Plan (TLIP) in all
land-use decisions. # c e Planning
Consider the adopted COMPASS regional long-range transportation plan in all land-use decisions. # c D
Planning
Identify a City liaison to:
» Encourage and promote the development of an overpass at the intersection of Linder Road and I-84
by ITD and ACHD. The overpass should accommodate pedestrians. D e Planning
» Encourage and promote the development of an interchange at the intersection of McDermott Road /
SH-16 Road extension and I-84 by ITD. D e Planning
» Encourage and promote construction of the Eagle Road Corridor improvement by ITD. D e Planning
» Encourage and promote the reconstruction of the Meridian Road Interchange by ITD. D e Planning
» Encourage and promote the preservation and expansion of Chinden Boulevard (US 20/26) by ITD. D e Planning
Identify at least one neighborhood per year to work with to submit an application to the ACHD
Neighborhood Enhancement Program for traffic-calming measures and/or sidewalk improvements. D = Planning
Reduce the number of existing access points onto arterial streets by using methods such as cross-access
agreements, access management, and frontage / backage roads. # = c e Planning
Review new development for appropriate opportunities to connect local roads and collectors to adjacent
properties (stub streets). # c e Planning
City of Meridian Comprehensive Plan 48
Chapter 3
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Require the improving and maintaining landscaping along public rights-of-way and landscaping of
dedicated but unimproved rights-of-way strips. c Planning
Consider the Eagle Road Corridor Study in all land-use decisions along SH-55. c
Planning
Refine procedures for coordinating with ACHD, ITD, VRT, COMPASS and developers in addressing
transportation issues and needs. c > D Planning
Work with ACHD, neighborhoods, and the city's Traffic Safety Commission to promote traffic calming and
safety where problems exist. e = Planning
Work with ACHD to establish and implement a system of performance measures to gauge whether
transportation goals and objectives are being realized. e # Planning
Work with ACHD to establish a "feedback loop" to further Meridian's planning objectives and interests. e #
Planning
Provide the most efficient transportation network possible. e c Q D
Establish truck routes. e D
Public Works
Require pedestrian access connectors in all new development to link subdivisions together to promote
neighborhood connectivity as part of a community pathway system. # D Planning
Require street connections between subdivisions at regular intervals to enhance connectivity and better
traffic flow. # e Planning
Develop alternative modes of transportation through pedestrian improvements, bicycle lanes, off-street
pathways, and transit-oriented development as appropriate. # Q e Planning
Except in North Meridian and the Ten Mile Specific Area, where a specific collector system is planned,
continuous, grid-like collectors around the north-south and east-west half-mile lines within the
undeveloped sections of Meridian's Area of City Impact at the time of new development. Such collectors
should be the primary designated bike lane routes in lieu of arterial streets, whenever possible.
# e Planning
Require the public street system to be continuous through each mile section. This does not preclude the
use of traffic calming measures, nor does it imply the roadway have a straight alignment. # e Planning
Participate in the development of the Regional Transportation Improvement Program (TIP). e > D
Planning
Work with neighborhood groups to identify gaps in the sidewalk system that need to be filled in. e D
Planning
Encourage new and alternative transportation systems to accommodate growth. e c #
Support COMPASS efforts to study Union Pacific Railroad (UPRR) corridor for mass transit. # e
Planning
Encourage additional mobility options for people who do not drive; use COMPASS' Mobility Management
Checklist. # e Planning
City of Meridian Comprehensive Plan 49
Chapter 3
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Develop and implement agreements with NMID, other irrigation districts, and UPRR to allow use of
easements for recreation, bike/pedestrian pathways by the City. Q e Parks
In cooperation with ACHD, continue to investigate the opportunities for providing Park & Ride lots, shuttle
buses, and other forms of alternative transportation. e D c Planning
Work with ACHD, VRT and other agencies, community groups, local employers and citizens to identify and
promote strategies for reducing reliance on the automobile. c e Planning
Preserve the existing rail corridor for a future transit system between Boise and Nampa. > D c
Planning
Work with COMPASS and VRT on bringing bus transportation to and through Meridian. # e D
Planning
Identify two to four specific parcels for park & ride lots and/or transit stations. # e D
Planning
The City, in coordination with VRT and COMPASS, should explore grants and other funding opportunities to
provide incentives for developers to locate within areas planned for transit. I c Planning
Develop design guidelines for transit stations. # D
Planning
Consider ACHD's Roadways to Bikeways Plan in all land use decisions. c
Planning
Assist in meeting the transportation needs of non-drivers. e D
Planning
Support alternative public and private sector funding opportunities for transportation investment. e D
Planning
Promote the rail line as a multi-modal corridor. e Q >
Public Works
Expand, improve, and maintain the City's infrastructure to meet existing and growing demands in a
timely, orderly, and logical manner.
Develop and follow logical master plans for all public facilities, services and safety to guide the growth
of the City. D e = Q
Evaluate potential for impact fees for lighting, landscaping, pathways and other pedestrian facilities. D Q
Public Works
Create and annually review master plans for public facilities and services; update as needed. D = Q
All
Coordinate with other public utilities and essential service providers at annual master plan reviews. D e =
All
Identify and prioritize areas for future City expansion. c
All
Develop City utilities in priority areas. D Z Q =
Council
City of Meridian Comprehensive Plan 50
Chapter 3
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Explore options to annex County parcels that are contiguous with City limits to allow for more efficient
provision of City services. c Planning
Protect citizen investments in existing public facilities (water, sewer, streets, fire, police, etc.) by encouraging
controlled growth through development application reviews and development agreements. D c Planning
Coordinate with public works, police, and fire departments on proposed annexation and development
requests, and the impacts on services. D = Planning
Review and update existing and future service needs. e Z D Q
All
Regularly assess law enforcement and emergency service needs. =
Police / Fire
Continually improve public participation in matters relating to financing, construction and location of public
facilities. > D e Public Works
Support expansion of City facilities and staff based on growth. > Z D
Council
Evaluate feasibility of adopting future acquisitions map that identifies areas for new public facilities. e D c Q
Planning
Phase in residential developments in accordance with their connection to the municipal sewer and water
system. D 3 c Public Works
Build services to areas of opportunity and promote future development of commercial, industrial, retail/
service and residential to best protect objectives and integrity of Meridian. D I =
Locate industrial and commercial uses where adequate water supply and water pressure are available for
fire protection. D = c Planning
Encourage infill development. c # I
Planning
Ensure a variety and balance of land uses to support the Meridian Area of City Impact.
Plan for periodic review, monitoring, and updating of land uses within the Area of City Impact and the
Urban Service Planning Area. c I e
Evaluate the allocation of land uses along the rail corridor, particularly the amount of land envisioned for
industrial use; coordinate with UPRR and other stakeholders. c I Planning
Coordinate with COMPASS, UPRR, ACHD, VRT, and private property owners to ensure land uses that are
compatible and will integrate with freight movement and a future rail corridor transit system. c e Planning
Update the Future Land Use Map to reflect existing facilities. c
Planning
Annually calculate percentage of each major land use category developed during previous year and
compare to existing supply of vacant land in each category. c I Planning
Locate small-scale neighborhood commercial areas within planned residential developments as part of the
development plan. # ] Planning
City of Meridian Comprehensive Plan 51
Chapter 3
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Amend the Unified Development Code and Future Land Use Map to implement this plan. c >
Planning
Encourage high tech, professional employment centers in the northwest quadrant of our Area of City
Impact. I c Planning
Designate land for a variety of uses. c
Planning
Consider Specific Area Plan funding for areas of interest on the Future Land Use Map. Z >
Planning
Plan for a variety of commercial and retail opportunities within the Area of City Impact. c
Planning
Establish industrial areas to meet the employment needs of the City. c # I
Planning
Maintain integrity of neighborhoods to preserve values and ambiance of areas. 3 # c
Require neighborhood and community commercial areas to create a site design compatible with
surrounding uses (e.g., landscaping, fences, etc.). # c Planning
Develop standards for integrating higher density residential into existing subdivision development. # 3
Planning
Require new residential development to meet development standards regarding landscaping, signage,
fences and walls, etc. # c Planning
Enforce City codes. = #
Police
Permit schools, churches, and other public and civic uses in rural areas, that are compatible with adjacent
uses. # c Planning
Require new urban density subdivisions which abut or are proximal to existing low density residential land
uses to provide landscaped screening or transitional densities with larger, more comparable lot sizes to
buffer the interface between urban level densities and rural residential densities.
# c Planning
Require new residential development to provide permanent perimeter fencing, and fencing to contain
construction debris on site and prevent windblown debris from entering adjacent agricultural and other
properties.
# K Planning
Plan for appropriate uses within rural areas. c ]
Identify transitional areas to buffer commercial and residential uses, to allow uses such as offices and other
low intensity uses. c Planning
Permit low-density (one unit per 5-10 acres) residential uses where City services can not be provided. c D
Planning
Require rural area residential development to submit alternative development plan to allow for the efficient
extension of urban services in the future (resubdivision plan). c Planning
City of Meridian Comprehensive Plan 52
Chapter 3
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Coordinate with Ada County and establish and maintain an Area of City Impact Agreement, to ensure that
rural areas are developed in accordance with all applicable provisions of this plan. c ] Planning
Allow residential development in rural areas that are outside the City limits but inside the Area of City
Impact, provided that development complies with the following standards:
» Within the Urban Service Planning Area one single-family residential house may be placed on a five-
acre minimum lot if dry line sewer and water lines are installed for future connection. A concept
plan for roads and lots must be submitted to the Planning and Zoning Department showing that
provisions have been made to allow for re-subdivision of the property to an urban density as shown
in the Comprehensive Plan Land Use map.
D c Planning
» Within the Area of City Impact but outside of the Urban Service Planning Area, one single-family
residential building may be constructed on a five-acre minimum lot without municipal sewer and
water services being provided if Central District Health Department approves private sewer and water
service.
D c Planning
Permit recreational uses that are compatible with agricultural pursuits in the rural areas. ] c
Planning
Evaluate feasibility of establishing preservation standards and incentives for protecting the long-term use
of land with prime agricultural soils for agricultural purposes. ] c Planning
Encourage compatible uses to minimize conflicts and maximize use of land.
Proactively address potential conflicts between incompatible uses. # c =
Require industrial areas to create a site design compatible with surrounding uses (e.g., landscape, fences,
etc.) and community design criteria. # Planning
Minimize noise, odor, air pollution, and visual pollution in industrial and commercial development adjacent
to residential areas. > = Planning
Encourage industrial development to locate adjacent to existing industrial uses. c
Planning
Require industrial development to conform to Federal and State air, water, and noise pollution standards,
and local landscaping, traffic, noise, and environmental standards. = Public Works
Require screening and buffering of commercial and industrial properties to residential use with transitional
zoning. c Planning
Protect existing residential properties from incompatible land use development on adjacent parcels. # c =
Planning
Require screening and landscape buffers on all development requests that are more intense than adjacent
residential properties. # c Planning
Support land uses that do not harm natural systems and resources. c # ]
Planning
City of Meridian Comprehensive Plan 53
Chapter 3
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Support appropriate land uses along transportation corridors. c e # 3
Review current regulations for issues that would prohibit or discourage the type of mixed-use, transit-
oriented development desired within areas planned for transit. c Planning
Cluster new community commercial areas on arterials or collectors near residential areas in such a way as to
complement adjoining residential areas. e # 3 Planning
Identify locations for low traffic-generating uses on key corridors. e c
Planning
Restrict private curb cuts and access points on collectors and arterial streets. e c =
Planning
Integrate transportation plans and studies into the Comprehensive Plan and City ordinances. e D
Planning
Require appropriate landscaping and buffers along transportation corridor (setback, vegetation, low walls,
berms, etc.). # Planning
Develop incentives for high-density development along major transportation corridors to support public
transportation system. e Z 3 # Planning
Coordinate with ACHD, ITD, COMPASS, and other agencies to determine future infrastructure plans,
transportation corridors, highway alignments, etc. and allow only compatible adjacent land uses,
appropriate site designs and traffic patterns.
D Planning
Explore with ACHD the possibility of reduced transportation impact fees for development along public
transportation systems (existing or planned). e > Planning
Offer a diversity of housing types for a greater range of choice.
Encourage quality housing projects for all economic levels throughout the City. I c 3 #
Amend the Unified Development Code and Comprehensive Plan Future Land Use Map to ensure a wide
variety of housing types can be developed and properly zoned and land is available. c 3 Planning
Annually monitor building permit activity to ensure a diversity of housing is being maintained. Z 3 I
Planning
Identify parts of Old Town to promote for high density residential development. # Z 3 c
Planning
Adopt land use designations that will allow for housing opportunities for all income levels. 3 c
Planning
Support a variety of residential categories (low-, medium-, medium-high and high-density single-family,
multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City
with a range of affordable housing opportunities.
3 c Planning
Provide incentives (density bonus, reduced open space requirements, less impact fees) for infill
development. > # Planning
City of Meridian Comprehensive Plan 54
Chapter 3
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Designate areas for high density residential on the Future Land Use Map. 3 c
Planning
Require an open housing market for all persons, regardless of protected class, ie: race, sex, age, religion,
disability, handicap, family status or ethnic background. 3 > Legal
Develop incentives for a variety of housing types, suitable for various income groups. 3 >
Planning
Ensure that no discriminatory restrictions are imposed by local codes and ordinances. >
Legal
Look for incentives to encourage the development of accessible, single-family home designs. # 3
Planning
Coordinate public and private housing implementation efforts to improve consistency with local housing
plans. 3 > Planning
Review ordinances or other policy statements which affect housing development and consolidate to avoid
confusion and conflicting policies and requirements. 3 > Planning
Diversify and balance the location of up to 1,200 square foot housing throughout the City (e.g., avoid
concentration of one housing type in a geographical area). c 3 Planning
Elevate/enhance quality of residential site and subdivision planning. # 3
Require usable open space to be incorporated into new residential subdivision plats. Q 3 c
Planning
Consistent with the Transportation and Land Use Integration Plan, require all new residential
neighborhoods to provide sidewalks, curb and gutters, and complete streets. # e Planning
Require pedestrian access in all new development to link subdivisions together and promote neighborhood
connectivity. # e Planning
Provide housing options close to employment and shopping centers. 3 #
Planning
Use the Design Manual. # c
Planning
Require common area in all subdivisions. # 3 c
Planning
Re-evaluate residential density categories (i.e., R-8 to R-15 to R-40 is too broad of a range) in Unified
Development Code. c > Planning
Eliminate vague/unclear standards in development ordinances; keep Unified Development Code current
and user-friendly. > Planning
Support infill of vacant lots in substantially developed, single-family areas at densities similar to
surrounding development. Increased densities on vacant lots should be considered if:
» Uses other than single-family structures are compatible with surrounding development. 3 # Planning
City of Meridian Comprehensive Plan 55
Chapter 3
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
» It complies with the current Comprehensive Plan. 3 c Planning
Explore the option of the City acquiring vacant lots to hold for future consolidation of lots and / or
development. # c I Planning
Apply design and construction standards to infilling development in order to reduce adverse impacts upon
existing adjacent development. # c Planning
Locate high-density development, where possible, near open space corridors or other permanent major
open space and park facilities, Old Town, and near major access thoroughfares. # Z 3 e Planning
Evaluate the potential to use density transfers through Planned Unit Developments in exchange for school
sites, open space dedications, or for access easements to linear open space corridors, which contain bicycle
and/or pedestrian pathway systems.
3 # ] c Planning
Ensure development provides safe routes and access to schools, parks and other community gathering
places. # = Q Planning
Elevate quality of design for houses and apartments; evaluate the need for design review guidelines for
single-family homes. # 3 Planning
Ensure that a balance exists between supply and demand in rental market. 3
Identify the current mix of housing types. 3
Planning
Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi-family
arrangements) and choices between ownership and rental dwelling units for all income groups in a variety
of locations suitable for residential development.
3 # Planning
Track vacancy rates. I 3
Economic
Development
City of Meridian Comprehensive Plan 56
Chapter 3
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City of Meridian Comprehensive Plan
4
57
Chapter
Chapter 4 – Economic Excellence
This section of the Comprehensive Plan gives context to the City’s goals, objectives,
and action items regarding economic development and provides the framework for
growing Meridian’s economy. Policy decisions reflect Meridian’s goal of improving
and diversifying the local economy to ensure a sustainable economic tax base.
Economic Development
Meridian is actively supporting existing and new businesses in order to retain and
create new jobs, develop regional talent, foster innovation and increase tax base
to promote a community that is proactive, responsive and sustainable. Some of
the new businesses that the City is working to develop are:
• Health Science (Medical Device Manufacturing)
• Health Care Services
• Info-technology
• Corporate & Professional Services
• Entrepreneurial Innovation
• Food Processors
• Light Manufacturing
• Outdoor Sports Manufacturing
• Alternative Energy
Meridian’s location, in the center of the Pacific Northwest,
gives the City an advantage in regional recognition.
Meridian offers companies direct access to 66 million
consumers within a 750-mile radius. In addition, Meridian
provides companies with a diverse pool of motivated and
dedicated workers.
The City of Meridian is committed to economic excellence, and is committed to
supporting and growing new and existing businesses. The City seeks to create a
strong and diverse business community that is “Built for Business and Designed
for Living.” As part of its commitment to economic excellence, the City has
developed Business Enterprise Areas and Specific Area Plans to encourage and
promote a robust and sustainable economy.
Chapter
58
4
City of Meridian Comprehensive Plan
Business Enterprise Areas / Specific Area Plans
Meridian is effectively positioned to support existing, emerging, and new businesses
by creating planned and integrated Business Enterprise Areas. These areas are
designed to attract and foster related or complimentary business interests. This
provides an environment where business can thrive in an atmosphere conducive
to attracting and retaining a highly qualified workforce. These Business Enterprise
Areas, located throughout the City, are diverse in approach and geared towards
accommodating the needs of business and employees alike.
The Core. The Core, located on the eastern edge of Meridian along I-84, is focused
on fostering an environment for health sciences, technology and business centers.
The Core is a community of partners and programs, like those between the
City of Meridian and Idaho State University, creating sustainable jobs, developing
products, training, and research to better the lives of those in Meridian, the Valley,
and abroad. With over 43 active enterprises, The Core is business diversity of
the future; jobs in research, development, and manufacturing that cannot be
outsourced. This corridor of complementary businesses and services provides a
one-stop destination for visitors and workforce with all necessary amenities.
In the fall of 2009, Idaho State University opened the doors to ISU-Meridian,
the Treasure Valley campus, within The Core. Students at ISU specialize in Law
and Leadership, Research and Medical Arts, and International Studies. The City
has been working with ISU to not only strengthen educational programs but to
create partnerships with the private sector. The ISU President’s Southwestern
Idaho Advisory Council on Health Science Education and Economic Excellence
focuses on specific business and research opportunities. This Council of business
and educational leaders helps prepare ISU to expand health science education
opportunities and support the efforts of The Core.
Ten Mile Interchange Specific Area Plan. The Ten Mile Interchange Specific Area
Plan (TMISAP), centered along Ten Mile Road and I-84, is a highly visible, easily
accessible part of the City that will offer significant employment, enhance housing
diversity, and support a strong economy. The TMISAP, while sharing the same
heart for economic development as the other business enterprise areas, is built
for living; creating an environment for people to work, live, and play. Unlike other
commercial employment districts, with diversity of mixed, adjacent, and nearby
housing in a broad spectrum of sizes and costs, the Ten Mile Interchange Specific
Area Plan1 seeks to create a highly accessible community that removes the need
to commute to work.
Urban Renewal Area (Downtown) - The Meridian Development Corporation
(MDC) is committed to the economic stimulation and expansion of downtown
Meridian. Focus areas of the MDC for creating a thriving Downtown Meridian
include: pedestrian friendly, transit support, sustainable job creation, public art and
beautification, affordable workforce housing, public parking, and a balanced retail
environment. As part of its long-term goals, MDC is committed to supporting
1 Go to http://www.meridiancity.org/planning.aspx?id=242
“This corridor of
complementary busi-
nesses and services
provides a one-stop
destination for visitors
and workforce with
all necessary ameni-
ties.”
City of Meridian Comprehensive Plan
4
59
Chapter
Destination Downtown, a Vision Plan for downtown Meridian. Destination Downtown2
is a community-driven initiative, spearheaded by the MDC, to stimulate, vitalize,
and establish downtown Meridian as a hub of Treasure Valley enterprise,
culture, and social activities. Destination Downtown has four focus areas: Livability,
Mobility, Prosperity, and Sustainability. Each of these focus areas represents a vital
cornerstone in support of the long-term health and vitality of downtown Meridian
and the City as a whole. The City intends to build on the Destination Downtown
plan by doing specific area plans for each of the four districts identified in the Plan.
With the construction of the new City Hall building in 2008, the City has made a
commitment to downtown that will serve as a catalyst for additional revitalization
efforts and set the standard for future development in Meridian’s downtown.
Fields Area. Located in northwest Meridian, the Fields is a six-square mile area
bound by the Ada-Canyon county line, Chinden Boulevard, Ustick Road and
Black Cat Road. This area has been identified by the City for a future specific area
plan. Like the other Business Enterprise Areas, the Fields Area will be conceived
principally to grow business and develop increased economic vitality. Unlike Ten
Mile, The Core, and the Downtown plans however, the Fields Area will support
future growth and development away from I-84, providing northwest Meridian
2 Go to www.destination-downtown.org
Figure 4-1. business enterprise areas
Chapter
60
4
City of Meridian Comprehensive Plan
with its own Business Enterprise Area, ensuring diverse and equally dispersed
opportunity throughout the City.
Chamber of Commerce
The Meridian Chamber of Commerce principle goal is of supporting and developing
business. The Chamber is a membership organization which provides leadership
opportunities, advocacy, networking, and business promotion, to encourage,
foster, and promote existing and new business opportunities in the City. The
Meridian Chamber of Commerce provides many services to the community,
including: business referrals, City information, community maps, relocation
packets, tourist information, consulting, and more.
City of Meridian Comprehensive Plan 61
Chapter 4
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Make Meridian the premier place to live, work and raise a family.
Diversify economic base of City - make Meridian a self-sustaining community. I c
Build upon/take advantage of the City’s location between Nampa and Boise and promote the regional
concept. >
Economic
Development
Provide unique destination-type activities and centers. > c I
Economic
Development
Provide incentives and standards to attract high-quality businesses. I # c
Council
Develop and maintain methods to promote the business community (e.g., web site development,
brochures, advertising). > I Mayor's Office
Develop a selection criteria list for business types, and incorporate it into the development review process. > c
Planning
Encourage high-tech, research, pharmaceutical firms, and high-quality retail facilities. > I c #
Economic
Development
Create a balanced cross section of incomes. # I
Annually monitor changes in income levels. # I
Economic
Development
Monitor supply of housing stock by tenure and income. 3 c
Planning
Pursue grants for economic development and public-private partnerships. > I
Economic
Development
Form public-private partnerships to support a demonstration project. > I
Economic
Development
Develop incentives to attract new and retain the existing institutional, commercial, and government facilities
to remain/locate in Old Town. > I
Economic
Development
Promote development of Old Town and encourage infill development. > c #
Planning
Raise awareness through educational outreach activities to major employers and policy makers about the
benefit of workforce housing and explore possibilities for creating / sustaining workforce housing. 3 c Planning
Support existing businesses by creating new opportunities; be more focused on the expansion of
existing businesses and create an overall friendly environment in which to do business.
Promote business retention, expansion and improvement programs. > I #
Chapter 4 – Goals, Objectives, & Action Items
City of Meridian Comprehensive Plan 62
Chapter 4
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Establish and maintain relationships with existing businesses and industries to determine present and future
needs. > I
Economic
Development
Create and maintain a business registry and database. > I
Economic
Development
Coordinate with the Meridian Chamber of Commerce to form a systematic business visitation program
based on industry clusters. > I
Economic
Development
Establish an annual business survey. > I
Economic
Development
Create a program of ‘Ambassadors’ engaging the community businesses in supporting economic
development in order to develop consistent leadership and a sense of community. > I
Economic
Development
Encourage and provide resources for companies to access a global market. > I D
Economic
Development
Partner with local, state, regional and federal resources to provide companies with a ‘one stop shop’ for
incentives and opportunities. > I
Economic
Development
Develop a new business website that reaches an international market and creates a business friendly model
of services and delivers comprehensive information about Meridian. > I
Economic
Development
Make Meridian a city that embraces and promotes the entrepreneurial spirit with onsite resources targeted
to meet the needs of innovative, start-up companies. > I
Economic
Development
Proactively streamline government processes, identify and resolve issues and/or concerns before they
reach a critical stage, and create an inviting environment within Meridian City Hall as an enjoyable place
to do business.
> I
Produce a guide for existing and prospective business which includes the permit application process,
zoning overviews and economic incentives. > I c
Economic
Development
Review and adapt to the changing needs of the business community through progressive solutions to
government procedures. > I
Economic
Development
Identify needs to fill gaps in needed workforce skills to support existing business and create innovate
training opportunities to fill those gaps. > I Z
Coordinate efforts with the Department of Labor to determine education and training needs and catalogue
to identify deficiencies. > I Z
Economic
Development
Coordinate with all local, regional, and state education institutions to provide job-oriented education and
training programs to match existing and anticipated business and industry needs. > I
Economic
Development
Provide information on available training programs with local colleges and organizations and provide
contact information. > I
City of Meridian Comprehensive Plan 63
Chapter 4
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Engage all educational levels (K-12) to develop a highly educated and innovative workforce with an
entrepreneurial mindset. > I
Economic
Development
Make Meridian the premier location for business in the region by recruiting and attracting new
businesses to the area.
Create branding, tools, and relationships necessary to attract and recruit new businesses to the Treasure
Valley. > I
Develop a specific brand positioning and marketing plan for the City’s economic development activities
that will identify and differentiate Meridian while clearly defining its opportunities and advantages. I Mayor's Office
Create a GIS database of available properties with detailed information on infrastructure and entitlements. >
I.T.
Develop a marketing plan and materials for targeted industries > I
Economic
Development
Develop relationships and maintain contact with sources of new business referrals and opportunistic
prospects. > I
Economic
Development
Develop Meridian as an economic development driving force that creates dynamic, sustainable and
synergistic environments through the development of industrial corridors and target markets. > I c Z
Explore potential partnering opportunities with like-minded organizations for purposes of merging,
affiliating, aligning or collaborating. > I Mayor's Office
Determine feasibility market for agglomerations based on geographical attributions, workforce skills and
research and development activities. > c Z
Economic
Development
Create a database of industry clusters in the area with details about their capabilities. The database would
create synergies among businesses, as well as attract new companies that would desire the same local
talent and research.
> Z I
Economic
Development
Identify and allocate locations/inventory for industrial and commercial business parks. c Z
Planning
Create a positive environment that supports downtown as the vibrant heart of the community.
Support redevelopment opportunities in downtown. I # c >
Research potential sites for parking garages. c
Planning
Acquire land and develop parking facilities that are available to the public and downtown employers. >
Council
Provide plazas and public areas for civic activities. Q # >
Council
Maintain existing public areas in downtown (e.g., Generations Plaza area, community center, City Hall) Q
Parks
City of Meridian Comprehensive Plan 64
Chapter 4
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Research potential sites for ball park and civic center in downtown. # Q
Mayor’s Office
Promote implementation of the action items identified in the Destination Downtown plan. > c I
Planning
Pursue Community Development Block Grants and other funding sources for improvements in Old Town. # c D 3
Planning
Develop programs to encourage and support development of the arts, cultural and educational facilities in
Old Town. # > Mayor's Office
Develop incentives to encourage higher density housing throughout Old Town. # 3
Planning
Develop programs to attract customer-oriented businesses and encourage pedestrian facilities and uses
downtown. # I D Planning
Support compatible uses which will attract a high daytime and nighttime population to the downtown area. # 3 c
Planning
Develop and support downtown cultural activities and events. # >
Mayor's Office
Provide signage to attract people downtown. # c >
Mayor's Office
Establish thematic or uniform signage downtown. # >
Mayor's Office
Create and adopt specific downtown design guidelines and standards that will ensure that downtown
remains the historic center for mixed-use tourism, business, retail, residential, and governmental activities. # K I 3 Planning
Create and maintain a distinct identity for downtown through consistent landscaping, street lighting, street
furnishings, and rehabilitation of existing buildings. # > All
Promote the downtown districts identified in the Destination Downtown plan. # >
Planning
City of Meridian Comprehensive Plan
5
65
Chapter
Chapter 5 – Stewardship
This chapter discusses the City’s ongoing commitment and obligation to be good
stewards of the public trust. As part of this chapter, we discuss the natural and
built environment, sustainability, hazardous areas, and historic resources.
Natural Resources
Productive agricultural soils, open space, vegetation, air, water, and energy are
all valuable resources that the residents of Meridian enjoy and want to preserve.
Beyond the environmental and health benefits realized from preserving our natural
resources, they can offer exciting recreational opportunities, provide for pedestrian
travel ways, and offer a simple break from the standard suburban affair. As growth
continues however, increased pressures are placed on natural resources. Finding a
balance that protects and preserves Meridian’s natural resources, while supporting
the need for new development and growth is essential.
Water
One of our most valuable resources is water. Therefore, protecting our aquifers,
drainage basins, creeks, canals, lakes (man made or otherwise) and the Boise River
from dangerous polluted runoffs is of great importance for preserving a quality
water supply.
With a vision for sustainability, Meridian became the first city in Idaho to be
issued a Class A Reclaimed Water Permit. The City is now using highly treated,
or reclaimed water, instead of irrigation water or potable
water on City parks and open spaces. This conserves
a significant amount of ground water and reduces our
discharge flows into the Boise River. With successful
pilot projects completed, plans are in place to increase
programs that look towards water conservation,
protection of surface waters and improved of water
quality.
Soil and Vegetation
Not only is preserving the water supply important
for humans, but also for the plants and wildlife. The
natural tree and shrub corridors along the creeks and
drains throughout Meridian are critical to wildlife and
also present aesthetic values. In addition, the natural
vegetation provides shade and habitat for wildlife and
reduces soil erosion.
Chapter
66
5
City of Meridian Comprehensive Plan
Air Quality
The City is trying to do its part to help the Treasure Valley’s overall air quality so
that the region does not fall below federally mandated standards (non-attainment).
The City of Meridian continues to be proactive in its efforts to improve air
quality in the Treasure Valley. The City has held town hall meetings on business
emissions, established City Hall as a Clean Air Zone, encouraged alternative
transportation and carpooling for employees, and installed conditioning equipment
at the Waste Water Treatment Plant that scrubs, cleans, and then reuses the
methane gas by-product. By working with the Department of Environmental
Quality (DEQ), supporting other local and regional initiatives, implementing
City policies, evaluating land use and transportation relationships, and by City
departments and contracted entities using best management practices, the City
intends to raise the bar even higher for improving air quality.
Energy
In an effort to improve the energy efficiency, transparency, accountability, and
innovation of local government, the City of Meridian decided to prepare an
Energy Efficiency and Conservation Strategy (EECS). The EECS outlines the
City of Meridian‘s long-range plans to integrate energy efficiency and energy
independence, sustainability, resource conservation, environmental stewardship,
improvements in air quality, and reductions in greenhouse gasses into the everyday
operations of City government.
As part of the energy strategy, the City’s mission, vision, and ongoing initiatives
were incorporated into the energy planning process. These factors will be integral
in directing policy options and for implementing the City’s current and future
energy projects. Moreover, they will help to guide and centralize the energy
planning process.
The City of Meridian developed the Citywide energy strategy as a guide for achieving
both short-range and long-range objectives for energy efficiency, the reduction
of greenhouse gas emissions, and the creation of sustainable jobs. The City will
achieve short-range energy goals by allocating funding towards projects that
accomplish these goals. A comprehensive list of future energy projects is included
in the EECS that demonstrates the City’s long-range commitment to energy
efficiency. The energy-related projects, programs, policies, and implementation
measures identified in the planning process of the energy strategy facilitate the
City’s long-range energy success.
Sustainability
The City of Meridian has assertively stepped-up to the challenges and dynamics
of incorporating sustainability concepts into a variety of projects. From tackling
energy conservation issues; establishing a state-of-the-art wastewater treatment
and reclamation facility; to establishing and staffing an Environmental Division within
the Public Works Department. “Sustainability and Environmental Awareness” is
a stated priority issue of City leadership and will be a dynamic aspect of how
“The City of Meridian
has assertively stepped-
up to the challenges
and dynamics of incor-
porating sustainability
concepts into a variety
of projects.”
City of Meridian Comprehensive Plan
5
67
Chapter
future service, programs and projects are understood, created and implemented.
Future success bodes well, due to the accomplishments gained in our recent past;
sustainable practices today are applied in Meridian in a wide variety of ways, and
will continue to grow.
Green Building
Where buildings are constructed and how they are designed, built and operated
greatly impacts the environment. In 1998 the U.S. Green Building Council
developed a set of standards for environmentally sustainable design, construction
and operation of buildings. These standards are formalized in certifying a building as
LEED (Leadership in Energy and Environmental Design). LEED is an internationally
recognized green building certification system, providing third-party verification
that a building or community was designed and built using strategies aimed at
improving performance across all the metrics that matter most: energy savings,
water efficiency, CO2 emissions reduction, improved indoor environmental
quality, and stewardship of resources and sensitivity to their impacts. LEED is a
voluntary certification program that can be applied to any building type and any
building lifecycle phase. Guidelines encouraging buildings to be sited and designed
consistent with LEED concepts are included in the City’s Design Manual.
As a prime example of the City’s ongoing efforts to be good stewards of the
environment and to set a positive example for others who build in Meridian,
City Hall was constructed with LEED certification in mind. In 2009, Meridian
City Hall achieved the Leadership in Energy & Environmental Design (LEED),
Silver Certification. Among other benefits, Idaho Power Company has calculated
City Hall’s annual energy savings to be the equivalent of providing power to 56
homes for an entire year. The City would like to pursue other energy efficient
projects, and promote others to also consider environmental impacts when siting
and constructing projects.
Recycling and Hazardous Waste
The curbside recycling program within the City (operated by Sanitary Services
Company) currently allows for the following items: mixed waste paper (including
telephone books), corrugated cardboard, magazines and catalogs, aluminum
and tin cans, newspaper, and all numbers of plastic bottles, tubs, jugs (including
lids) and clamshells. Increased recycling for paper/wood products, plastics, and
organic material and diversion of hazardous waste from the landfill continue to
be programs that Sanitary Services Company and the City work on expanding.
Hazardous Areas
Fortunately, very few natural or man-made hazards exist within the City of
Meridian and its Area of City Impact. Without large industrial complexes, airports,
petroleum tank farms and other uses which generate safety and pollution concerns,
the City is relatively free of hazardous areas. As more development occurs
however, safety concerns and hazardous areas will likely increase from more
service stations, increased traffic, and storage of hazardous chemicals associated
“Good fortune is
what happens when
opportunity meets
with planning.”
- Thomas Alva
Edison
Chapter
68
5
City of Meridian Comprehensive Plan
with certain businesses. While federal regulations provide protection to a degree,
as development increases, so will the potential for spills, accidents, and fires.
There are a few notable hazards which do exist within the City of Meridian’s
AOCI; a natural gas pipeline, an existing liquefied natural gas plant, state highways,
and areas of the City which fall into the 100 year floodplain.
The natural gas line, or Williams Pipeline, runs from the northwest edge of the
City to the southeastern edge of the City. Along this pipeline is a natural gas
plant, located off of N. Can-Ada Road, which temporarily liquefies natural gas
for storage. The City has worked with emergency responders and the pipeline
company to ensure development near these facilities is done safely.
There are four State (ITD) highways that go through Meridian: Interstate-84,
State Highway 55 (Eagle Road), State Highway 69 (Meridian Road) and US 20/26
(Chinden Boulevard). These facilities are high-speed roadways which have led
to many accidents. In City Code, there are specific development standards for
properties along State highways. These standards are in place to mitigate the
potential hazards from living next to and driving on the State highway system.
Portions of Meridian fall within the 100-year floodplain, generally along the Boise
River and some creeks, the City has developed a floodplain overlay district which
helps to guide development. Uses permitted in this district are generally associated
with open space, recreational, and agricultural land uses and do not hinder the
movement of the floodwaters. For additional, information including floodway
maps, see the Existing Conditions Report2.
Special Areas and Historic Resources
Currently there are eight properties within Meridian listed on the National
Register of Historic Places. In addition to these eight properties, there are many
historical architectural resources within the City limits and even more within
the Area of City Impact. Some of the many historic buildings within the Area of
City Impact include: grain elevators, a feed mill, assorted shops, a public library,
and Meridian Rural Public High School. Other historic properties and resources
include: historic farmsteads, irrigation facilities, the Ridenbaugh Canal, associated
check dams, and more. These recorded locations likely represent only a sample of
the actual number of historic buildings within the City of Meridian’s Area of City
Impact. These special sites and historic resources are important to preserving
Meridian’s heritage and in remembering the previous generations that laid the
foundation for Meridian today.
2 Go to www.meridiancity/compplan
“These special sites
and historic resources
are important to pre-
serving Meridian’s
heritage and in remem-
bering the previous
generations that laid the
foundation for Meridian
today.”
City of Meridian Comprehensive Plan 69
Chapter 5
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Preserve, protect, enhance, and wisely use our natural resources within the Area of City Impact.
Protect and conserve existing waterways, groundwater, wetlands, wildlife habitat, air, soils, and other
natural resources. c ] K
Identify waterways, wetlands, and other natural resources for preservation. c ] #
Public Works
Identify wildlife habitat areas for conservation. c ] #
Public Works
Develop and implement programs to encourage and promote tree health and preservation throughout the
City, including along waterways and within proposed development. Q Parks
Limit canal tiling and piping of ditches, creeks, and drains where public safety issues are not of concern. D K #
Public Works
Improve and protect creeks (Five Mile, Eight Mile, Nine Mile, Ten Mile, South Slough, and Jackson and
Evans drainages) throughout commercial, industrial and residential areas. D K Planning
Identify underdeveloped areas for potential development. # c
Planning
Coordinate open space conservation with land trust. # ] K Q
Parks
Preserve, protect and provide open space for recreation, conservation, aesthetics, etc. # ] c Q
Parks
Support a long-term transportation system that conforms to the public health standard for carbon
monoxide attainment. = e Planning
Preserve and protect viable farm ground and agricultural resources. # ] c
Encourage efficient use of farm ground and open space at Area of City Impact boundaries to effectively
transition from rural uses to urban uses. # ] c Planning
Encourage infill development in vacant/underdeveloped areas within the City over fringe area development
to halt the outward progression of urban development. # ] c D Planning
Enhance Meridian's historical, cultural and agricultural heritage.
Support restoration of Old Town to enhance its historical quality. # K
Develop incentives for the preservation and restoration of historic and architecturally significant buildings. # K
Planning
Implement design/building standards for historically significant buildings and resources in Old Town. # K
Planning
Actively support owners of historic buildings in their efforts to restore and/or preserve their properties.
Pursue grant funding sources to leverage private resources for restoration and preservation projects. > K Planning
Chapter 5 – Goals, Objectives, & Action Items
City of Meridian Comprehensive Plan 70
Chapter 5
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Coordinate with the Historic Preservation Commission to review and comment on all development
applications in Old Town and provide a certificate of acceptability. K Planning
Preserve and enhance historic and cultural resources. # K
Coordinate with the Meridian Historic Preservation Commission to recommend restoration of historical
buildings. # K Planning
Investigate tax incentive programs for historic properties. > K
Planning
Appoint members to and consistently maintain the minimum required membership on the Meridian
Historic Preservation Commission to fulfill the requirements of City Ordinance No. 471 and the
requirements of the Certified Local Government Program.
> K Mayor's Office
Undertake programs that will increase the community's awareness of its heritage and the economic as well
as aesthetic value of historic preservation. > K # Council
Conduct activities directed toward stimulating private and public investment in the restoration and
preservation of historic buildings, outdoor spaces, and natural historic features. > K I Council
Support the efforts of the Historic Preservation Commission to foster preservation and conservation. > K
Council
Direct all City departments and personnel to seek comments and approval from the Historic Preservation
Commission prior to any changes to City-owned or controlled property (including buildings, outdoor
spaces, and natural features).
> K Council
Place informational plaque on historic structures and special sites. > #
Legal
Seek funding services for grants to promote historic preservation. > K
Legal
Use the State Historic Preservation Office as a resource. > K
All
When appropriate, nominate eligible properties to the National Register of Historic Places. > K
Mayor's Office
Provide funding to the Historic Preservation Commission through the City's annual budget. > K
Council
Establish and maintain a system to survey and identify cultural and historical resources within City limits
and maintain a local inventory of all identified sites, buildings and resources. > K I.T.
Develop City code to preserve and protect historic and culturally significant structures and sites. > K
Planning
Encourage the rehabilitation and restoration of existing historic structures. c K
Planning
Adopt a process to review proposed development to determine if it will destroy or adversely impact unique
geological, historical or archeological sites. c K # Planning
City of Meridian Comprehensive Plan 71
Chapter 5
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Encourage events and activities that celebrate the cultural heritage of Meridian. > K
Mayor's Office
Improve air quality and reduce air pollution in the Meridian and Treasure Valley airshed.
Protect public health by reducing ozone, fine particulate matter and other green house gases and toxics
in the air. = e
Implement the City's Pathways Master Plan. c # Q
Parks
Coordinate with ACHD to improve traffic flow, minimize vehicle time spent idling and accelerating, and
reduce the number of single-occupancy vehicles. = e Planning
Promote transportation choices, facilities, and alternatives such as car and van pooling, bicycle racks/
storage and telecommunicating. = e ] Planning
Partner with transportation agencies and large employers to promote public awareness of air quality
concerns and the need/benefits of alternative transportation choices, such as car and van pooling. = e > Planning
Enforce City policy discouraging unnecessary idling for city fleet vehicles. = >
Police
Research utilization/installation of Energy Management Systems in municipal buildings to track and cut
energy costs for lighting and heating/cooling. ] > Public Works
Pursue Idaho Power’s “Flex Peak” program in both municipal; and large commercial/industrial facilities. ] D
Public Works
Convert appropriate municipal fleet vehicles to low-emission/alternative fuel vehicles when feasible. ] e
Public Works
Educate design/builders, and small businesses about the benefits of selecting low greenhouse gas emitting
products and appliances. ] > I Public Works
Adopt a Dust Abatement Ordinance in conformance with the prototype developed by COMPASS for
governments in the Treasure Valley. = Planning
Participate with Ada County in publicizing voluntary burning bans when necessary. = >
Council
Reduce energy consumption in municipal facilities and operations; provide leadership in promoting
energy conservation in the City.
Provide City services in an environmentally sustainable and cost effective manner. > ] D
Implement the action items in the City’s “Energy Efficiency & Conservation Strategy” (May, 2010) in order to
reduce energy costs at municipal facilities. > ] Public Works
Review the “Energy Efficiency & Conservation Strategy” at regular intervals to assess status of projects and
programs and to make adjustments in response to changing conditions and technologies. D ] Public Works
Obtain and utilize monitoring software to analyze energy consumption in City facilities. D ]
Public Works
City of Meridian Comprehensive Plan 72
Chapter 5
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Establish a dedicated, revolving fund based on energy savings to finance conservation programs and
projects in municipal operations. D ] > Public Works
Pursue City Energy Analyst position as identified in the “Energy Efficiency & Conservation Strategy”. > ]
Public Works
Research and compile successfully-implemented, incentive-based energy conservation strategies for use in
both residential and commercial settings, from other municipalities. > # Planning
Promote energy conservation. > ] D
Develop an outreach display/informational kiosk to provide public information on energy conservation.
Partner with other entities to provide outreach in other locations such as schools and other public places. > ] Public Works
Review and analyze City codes related to lighting standards to insure appropriate levels of outdoor lighting
in both public and private installations; to assure the “the right light for the right use” is installed. # Planning
Encourage the installation of alternative energy (wind, solar and geothermal) in public and private facilities. ] D
Council
Seek opportunities for public-private partnerships to develop alternative electricity generating facilities. > ] D
Public Works
Maximize diversion of the municipal waste stream from disposal to recycling and reduce the amount
of solid waste generated in the City.
Develop and support markets for recycled materials and products. > ] D
Investigate opportunities with other jurisdictions and private refuse contractors for waste reduction and
recycling "messaging". > ] D Public Works
Establish solid waste fees that encourage waste reduction and recycling ("pay as you throw"). >
Council
Develop, and implement public education and outreach activities to raise awareness on waste reduction,
reuse, recycling, and toxic reduction. > ] = Public Works
Establish recycling/diversion and hazardous waste disposal goals. > ]
Utilize the EPA waste characterization study for guidance on targeting specific recyclable waste streams. D ]
Public Works
Assure that opportunities are available for proper disposal of target priority waste streams such as mercury,
used oil, fluorescent lamps, used gas, and waste tires. D = Public Works
Work with local stakeholders to develop public education campaigns regarding the importance of and
opportunities for the proper disposal of hazardous waste. > = Public Works
Enhance existing City recycling and procurement policies. > D ]
Partner with City's waste contractor on developing and implementing composting program. > D ]
Public Works
City of Meridian Comprehensive Plan 73
Chapter 5
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Procure specific recycled content and less toxic materials (internal recycling/sustainability programs). ]
Public Works
Promote the design, construction and operation of buildings that are environmentally sustainable and
healthy places to live, work and learn.
Optimize green building strategies in municipal buildings, both existing and new construction. > D ]
Work with developers, builders, educational institutions and local public utilities to research and integrate
new and emerging green building technologies. > D All
Evaluate using LEED Green Building standards and other adopted development and construction standards
with understood and accepted tools and performance criteria (e.g., ANSI/ASHRAE/IES Standard 90.1-2007,
Energy Standard for Buildings) in municipal facility/building construction projects.
> D ] All
Work towards Energy Star rating for municipal buildings and facilities where applicable. > D ]
All
Incorporate Low Impact Development (LID) technologies on City financed construction projects. D ]
Council
Develop pilot construction project demonstrating the effectiveness of managing runoff, reducing
construction and maintenance costs, and enhancing communities via adoption of LID approaches,
strategies and technologies
] Public Works
Strive to optimize energy efficiency in both residential and commercial construction (existing housing
stock and new.) > ] I 3
Partner with regional stakeholders to increase public awareness of the benefits of green. > ]
All
Create demonstration projects incorporating water and energy conservation; and energy efficient
construction methods and materials. D ] Public Works
Develop informational kiosk on green building strategies, and rotate throughout the community in a variety
of venues. > ] Public Works
Take advantage of new technologies and advancements in building science in order to promote
whole-building approach to sustainability by recognizing performance in five key areas of human and
environmental health: sustainable site development, water savings, energy efficiency, materials selection
and indoor environmental quality.
> I 3 All
Explore funding opportunities to retrofit a Meridian public building to improve energy efficiency. > ] D
All
Develop cooperative relationships with Northwest Energy Efficiency Alliance, Energy Policy Institute,
University of Idaho Design Institute and Idaho Energy Collaborative in order to leverage resources and
opportunities for projects and public education, outreach events and initiatives.
> ] Public Works
Capitalize on the opportunity to showcase alternative energy resources at city facilities, parks, and buildings
where applicable (wind turbines, solar panels, etc.) > ] Council
City of Meridian Comprehensive Plan 74
Chapter 5
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Establish Low Impact Development (LID) strategies with comprehensive land planning and engineering
design in order to mimic the pre-development hydrologic functions of the urban landscape, in order to
achieve superior environmental protection, while allowing for development to occur.
> ] I Public Works
Identify funding sources and appropriate partners to stimulate energy efficient retrofits in existing housing
stock. > 3 I Planning
Review ordinances, code, and conditional use permits to ensure there are no stumbling blocks to
implementing green building, energy efficient strategies and incentives. > ] Planning
Revise development policies, codes, growth and management plans to provide for implementation of
appropriate Low Impact Development (LID) technologies in managing storm water at its source and
collection of rainwater for secondary use.
D ] Public Works
Efficiently treat wastewater for current and future users by focusing on financial stewardship and
environmental sustainability.
Protect public health and watersheds through adequate treatment and disposal of wastewater. D =
Anticipate future needs by adopting and implementing the Public Works Department's revised Sewer
Master Plan and Wastewater Facility Plan. D Public Works
Provide cost effective and environmentally sustainable wastewater service to citizens and business. D ]
Adopt and implement a reclaimed wastewater master plan. D ]
Public Works
Consider initiating a pilot program to convert treated biosolids into compost. ]
Public Works
Eliminate existing inadequate private treatment systems in the City and discourage their use within future
City limits. D = Public Works
Expand the use of recycled water throughout the City. ] =
Utilize "closed-loop" systems to reuse or recycle the waste stream. ] =
Public Works
Explore alternative, sustainable energy sources including co-generation of power from waste processing
byproducts. ] D Public Works
Provide ample and clean water to the citizens of Meridian in perpetuity.
Protect the quality of source water. D = ]
Ensure that new development is connected to the City's sanitary sewer system (no septic systems). D =
Public Works
Develop a source water protection plan. D =
Public Works
City of Meridian Comprehensive Plan 75
Chapter 5
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Coordinate with Idaho Department of Water Resources on reducing the proliferation of private wells in the
Area of City Impact. D = ] Public Works
Provide water in a cost effective manner. D
Develop and implement a water supply master plan. D
Public Works
Assess and provide new water sources. D
Public Works
Conserve existing water supplies. > ]
Adopt and implement the Public Works Department Water Conservation Plan. D ]
Public Works
Reduce reliance on City water (potable) for irrigation through use of recycled water, public education and
adoption of water conserving landscape guidelines. > ] Public Works
Initiate a public outreach program on water conservation. > ]
Public Works
Protect Meridian's surface water quality.
Establish and implement a Comprehensive Surface Water Protection program. D = ]
Develop framework and components of a comprehensive surface water protection program including
Storm Water protection, Floodplain Management and stream and riparian protection and restoration in
order to satisfy the City's requirements under the Clean Water Act, FEMA, and the National Flood insurance
program.
D = Public Works
Identify waterways, wetlands, and other natural resources for preservation. ] c
Public Works
Develop policies that limit canal tiling and piping of creeks, drains where public safety issues are not of
concern. > # Public Works
Provide incentives for developers to grant conservation easements along creek-side corridors. > # D
Planning
Incorporate creek corridors as an amenity in development design. ] # c
Planning
Develop and implement Low Impact Development (LID) strategies in storm water drainage systems that are
administered by the City of Meridian. > D Public Works
Develop and cultivate partnerships with local and regional stakeholders on public education campaigns for
water conservation and water quality. > ] Public Works
Work to eliminate older, inefficient septic and private treatment plants; connect users to City wastewater
system. D = Public Works
City of Meridian Comprehensive Plan 76
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City of Meridian Comprehensive Plan
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77
Chapter
Chapter 6 – Public Services
Community, Social and Government Services
This chapter discusses community, social and government services provided
in Meridian. As part of this chapter, schools, parks and recreation, emergency
services, libraries, arts and entertainment, as well as general government and
private property rights are described. Some other services, like sewer, water, and
transportation, are addressed in other parts of this Plan and are not duplicated
here.
Education
For Meridian to encourage and attract new business,
to foster an environment which generates new ideas,
and to mold a diverse and sustainable economy, we
must continue to encourage and support educational
opportunities which create an employment base
attractive to employers. It is important for Meridian
residents to have accessible educational opportunities,
K-12 and beyond, which prepare them for rewarding
local career opportunities.
Public Schools
Public school facilities in the City of Meridian are part of the Joint School District
No. 2 (aka Meridian School District), which serves an area larger than the City
of Meridian and its Area of City Impact. The district covers 384 square miles and
serves the cities of Meridian, Star, Eagle, western and south-western portions of
Boise, part of Garden City, and the unincorporated areas of Ada County that lie
between these municipalities. In total, there are 31 elementary schools, 9 middle
schools, 5 comprehensive high schools, 2 alternative high schools, 1 charter high
school, and 1 magnet high school throughout Meridian School District.
Enrollment growth has placed tremendous demands on schools in recent past.
Since 2000, the District has opened eight elementary schools, three middle
schools, one alternative middle school, two high schools, and one alternative
high school. In the past ten years, Meridian School District has opened schools
at a faster pace than any District in the history of the state of Idaho. With an
additional 1,000 students per year projected to move into the district, this rate
of new school construction is expected to continue into the foreseeable future.
Land acquisition for future school sites within Meridian School District are based
upon the following acreage standards:
• Elementary Schools 10 to 12 acres
• Middle Schools 40 acres
• High Schools 55 acres
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Based on past trends, Meridian School District estimates that approximately
1,000 acres of land will be needed within the City of Meridian’s Area of City
Impact to meet the needs of all existing and projected K-12 students. As shown
on the Future Land Use Map, about one elementary school is projected within
each square mile of the City. Depending upon the residential density of an area
and other build-out factors, the District estimates that it will need at least one
middle school for every two to two and a half square miles and one high school
for every three square miles of fully developed land.
To assist the District, the City of Meridian seeks to continue its support through
joint long range and site planning, continued exploration into multi-use and shared
facilities, and providing increased safety through efficient use of multi-modal
transportation corridors servicing schools. The City will continue to support
school sites within every square mile, encourage communication between essential
service providers to plan for and accommodate growth associated with schools,
and further explore opportunities to cut operating costs through joint land use
agreements. Thoughtful communication and coordination will help to ensure
residents in the City of Meridian have close, safe, and applicable educational
opportunities.
Continuing Education
In addition to Idaho State University–Meridian, other colleges and universities
in the Meridian area include (main campus location in parenthesis): University
of Phoenix (Meridian), George Fox University (Meridian), Guardian College
(Meridian), Broadview University (Meridian), Boise State University (Boise),
College of Western Idaho (Nampa), College of Idaho (Caldwell), Northwest
Nazarene University (Nampa), University of Idaho Extension (Boise), Stevens-
Henager College (Boise), Carrington College (Boise), Brown Mackie College
(Boise), and Treasure Valley Community College (Ontario, OR).
Emergency Services
Police
Despite the tremendous growth Meridian has experienced over the last decade,
the City has not been subject an increased crime rate. In fact, the rate of criminal
offenses in Meridian has remained lower than the national and state averages for
several years. Review of officer to population ratio and response times suggests
that with the more recent addition of officers, detectives, school resource
officers, neighborhood contact officers, support staff and the advancements of the
administration, the Meridian Police Departments is maintaining a respectable crime
rate as well as an impressive clearance rate at approximately 45.5% in 2009.
Going forward, continued coordination with the Police Department is vital to
ensure adequate services are available for proposed annexation and development
requests. Making best use of the Police Departments obvious expertise in matters
of safety is also important in the planning and design of new facilities, services,
and contingency/hazard response plans.
“Thoughtful commu-
nication and coordina-
tion will help to ensure
residents in the City of
Meridian have close,
safe, and applicable
educational opportuni-
ties.”
City of Meridian Comprehensive Plan
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79
Chapter
The Police Department also houses the City’s code enforcement team. These
individuals are primarily responsible for ensuring that City Code violations in
the City are identified and quickly corrected. Lastly, continued participation by
the Police Department in local events and special programs, such as the Police
Athletic league (PAL) will remain a key element of their success by promoting a
safe community, serving as proactive crime deterrents through good example,
and fostering the respect of the community.
Fire and Ambulance
The Meridian Fire Department has quickly transformed from a primarily all-
volunteer department into a combination department with 57 full-time firefighters
and 20 part-time, on-call personnel. Currently, the Meridian Fire Department
consists of five Fire Stations strategically located throughout the Meridian area,
with plans for a total of 11 at full build out of the Meridian Area of City Impact.
Services provided by the department include: fire, rescue, hazardous materials,
fire prevention education, plans review, inspections and advanced life-support
emergency medical service. The Meridian Fire Department will continue to be an
important asset in development and land use decisions, as they ensure that there
is adequate fire flow, access and compliance with the Fire Code.
Parks and Recreation
The City of Meridian Parks and Recreation Department is the primary recreation
service provider for Meridian. Quality parks, recreation facilities, activities and
programs are considered by most Meridian residents to be vital in promoting
overall quality of life. Meridian parks and recreation facilities provide residents with
safe outlets for entertainment, exercise, social activities, and learning opportunities.
Further, parks and open space help to regulate air quality and climate, counter the
warming effects of paved surfaces, recharge groundwater and protect lakes and
streams from polluted runoff. As such, they are directly and indirectly beneficial
to all Meridian residents regardless of personal use.
Continued provision of high quality, year-round park and recreation facilities and
activities requires the acquisition and development of land, funding for maintenance
and renovations, and programming of elements and use activities. Developing new
parks and expanding the existing park system with cutting-edge features like multi
sensory games, ice skating rinks, dog parks, and year-round programs is vital to
keep up with demand from growth.
The City also seeks to continue expanding its pathway system by coordinating new
projects with regional partners, and providing safe, tightly integrated pathways
linking popular destinations such as schools and parks to neighborhood centers.
Therefore, the City’s Comprehensive Parks and Recreation System Plan (CPRSP)
and Pathways Master Plan should be used when evaluating proposed development
for consistency with the City’s plans.
“Further, parks and
open space help to
regulate air quality
and climate, counter
the warming effects
of paved surfaces,
recharge groundwater
and protect lakes and
streams from polluted
runoff.”
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Arts and Entertainment
Meridian envisions a vibrant arts and entertainment scene that integrates the
arts experience into everyday life and enhances the spirit of the City. As part
of its commitment to raising awareness of existing opportunities and providing
new offerings to experience art, the City created the Meridian Arts Commission
(MAC) in 2006. MAC wants to ensure continued access to a variety of offerings for
all residents, regardless of age, race, or ability. In addition to supporting the arts,
the City seeks to continue its encouragement of Community Events. Programs
such as the Dairy Days Festival, Chili Cook-Off, Firefighter’s Salmon BBQ, Free
Family Fishing Day, the Meridian Symphony Orchastra, and others are vital to
community well being. The continued availability of a variety of social opportunities
is essential in promoting community for all residents. Other opportunities to
support new facilities for community enrichment, education, and outreach should
be explored.
Libraries
The Meridian Library District operates two locations, one on Cherry Lane
and the other in the Silverstone Business Campus, is free to all residents and
provides a variety of services in support of the community. The mission of the
Meridian Library District is to provide a safe and inviting place where residents can
interact with each other; find information about their community and its offerings;
investigate a wide range of topics pertaining to their work, school and personal
lives; and develop a love of reading and learning that will continue throughout
their lives. Even with the increasing demand and popularity of digitally based
media, libraries continue to provide a service to the traditional book readers, the
young, those needing a little extra help, and others, as a safe place to socialize,
share and learn.
Organizational Excellence
City Hall
Meridian City Hall, located in downtown, serves as the hub of Meridian’s
municipal government. City Hall currently houses ten City departments, serving
as a convenient “one-stop-shop” for citizens seeking services, including: Clerk’s
Office, Parks and Recreation, Fire Department Administration, Building Services,
Planning, Finance/Billing, Purchasing, Human Resources, City Attorney’s Office,
Information Technology, and the Mayor’s Office. City Hall is a community-centric
building that also features an art gallery, the Meridian Historical Society, and
community meeting spaces.
Meridian uses the Mayor-Council form of local government. The job of the City
Council, which includes the Mayor, is to adopt codes that govern the City in
addition to applicable state and federal laws, create an annual budget, and oversee
all of the City’s fiscal matters. The City of Meridian promotes citizen involvement
in government by inviting residents to serve on a variety of boards, commissions,
and committees designed to assist City leaders in information gathering and
“Life is the only art
that we are required
to practice without
preparation, and with-
out being allowed the
preliminary trials, the
failures and botches,
that are essential for
training.”
-Lewis Mumford
City of Meridian Comprehensive Plan
6
81
Chapter
deliberative processes. Some of the volunteer boards and commission in Meridian
are: Parks & Recreation Commission, Planning & Zoning Commission, Meridian
Arts Commission, Historical Preservation Commission, Traffic Safety Commission,
Meridian Transportation Task Force, Impact Fee Advisory Committee, Solid
Waste Advisory Commission and the Mayor’s Youth Advisory Council.
City staff is committed to providing the best customer service
to the community we serve, and responds to customers in
a genuine, positive, and timely manner. Interactions are
solution-oriented, where staff meets and exceeds expectations
by listening to customers and following through on their
concerns. Staff members understand each individual’s role in
the organizational team, know their jobs, and accept that each
person is responsible for their own work, choices, and actions.
Staff members are trustworthy and courteous and show honor
and accept people with diverse opinions and backgrounds. Staff
performs professionally beyond the parameters of the job while
being creative, innovative, flexible and adaptable to community
needs. In short, City Staff provides our best for the community
we serve. We provide quality service to our customers and
positive development of our staff that promotes and expects
accountability, respect and excellence.
One of the ways the City is improving upon service is by
investing in enterprise solution software that will integrate
the services and data collection of the building division,
development services division, planning department, clerk’s office, and code
enforcement. This system will also have the ability to “talk” to our geographic
information system, billing software, and water and sewer utility information
database. By having information in a shared database, staff will be able to process
permits, development applications, and licenses more efficiently and effectively
and provide more accurate and timely responses to customer queries.
Community Development Block Grant
The City of Meridian became an Entitlement Community as designated by the
U.S. Department of Housing and Urban Development (HUD) in the fall of 2006.
With the Entitlement Community designation, the City receives money annually
through the Community Development Block Grant (CDBG) Program. The CDBG
Program seeks to develop viable urban communities by providing decent housing
and a suitable living environment, and by expanding economic opportunities,
principally for low- and moderate-income persons. The City Council, with input
from the public, establishes the overall direction of the CDBG Program in the
Consolidated Plan, which identifies high-level goals and objectives for the five
year interval covered by the Plan. Activities the City will undertake each year are
detailed in annual action plans, which the City prepares and submits to HUD.
Providing decent housing for low- and moderate-income persons is one of the
primary goals of the CDBG Program, and HUD has a strong commitment to
“Staff performs pro-
fessionally beyond the
parameters of the job
while being creative,
innovative, flexible
and adaptable to
community needs.”
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City of Meridian Comprehensive Plan
affirmatively further fair housing. The City of Meridian, as a recipient of the CDBG
federal funds, and its partnering non-profits, are obligated to not discriminate in
housing or services directly or indirectly on the basis of race, color, religion, sex,
national origin, age, familial status, or disability.
In 2011, the City will update its Consolidated Plan for the next five years.
Community input is an important component of each Consolidated Plan update,
and the City works with individuals and local non-profit agencies to help determine
the most critical needs within the community and determine how best to address
those needs. As part of the updated Consolidated Plan process, the City will
undergo an Analysis of Impediments to Fair Housing Choice. This review will
determine any areas where the City can strengthen its anti-discrimination policies
and practices to insure that all persons and households have access to decent
housing options.
Property Rights
The City of Meridian wholly respects the rights of its citizens and their property,
and is abjectly against the negligence, abuse or devaluing of private property
by others. By encouraging property maintenance, preventing and mitigating
incompatible land use, and ensuring local, state, and federal code compliance,
residents should feel their private property rights are respected and secure. The
City will continue to review its policy for compliance with the State regulatory
takings guidelines, and ensure that its staff is appropriately trained in applicable
code related to property rights. For a comprehensive review of property rights
and regulatory takings analysis, which the City will use to review policy and code
against for compliance with private property rights, please see Appendix C.
“The City of Meridi-
an wholly respects the
rights of its citizens
and their property,
and is abjectly against
the negligence, abuse
or devaluing of pri-
vate property by oth-
ers.”
City of Meridian Comprehensive Plan 83
Chapter 6
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Provide a broad range of parks, programs, and recreational facilities that meet a variety of needs and
uses and that are located geographically throughout Meridian and available to everyone.
Provide for park acquisition and maintenance to meet projected demands. Q D
Require open space areas within all development. Q D #
Planning
Update and maintain existing parks and recreation facilities to meet all regulatory, safety, and quality
standards. Q = # Parks
Support funding of Comprehensive Parks and Recreation System Plan projects and programs. Q
Council
Annually review, update and implement the Comprehensive Parks and Recreation System plan. Q D
Parks
Identify and require future park sites using information in the Comprehensive Parks and Recreation System
and on the Future Land Use Map. Q D c Parks
Consider population/housing density when acquiring future land for parks and recreation. > D Z 3
Planning
Throughout the City, develop all park and recreation land to provide diversity of uses and activities. Q #
Identify and provide for the recreation needs of all citizens. Q # D
Parks
Review possible sites within City for developing an indoor multiple-use facility. Q # D
Parks
Develop pathways to connect Meridian with Boise, Nampa, Kuna, and Eagle. Q # D
Parks
Develop indoor/outdoor multiple-use facilities (i.e., recreation center, fairgrounds, etc.) for a variety of
recreational, educational, cultural, and sports purposes and uses. Q # D Parks
Create parks that encourage year-round use and multi-sensory play. Q # D
Parks
Provide a variety of park types (neighborhood parks, community parks, regional parks) interspersed
throughout the community. Q c D Parks
Ensure that adequate public services are provided for existing and future residents and businesses.
Plan and expand services as part of the development process. c D #
Implement the City's Pathways Master Plan to provide a bike and pathways system between
neighborhoods, local collectors, and community destinations. Work with new development, ITD, ACHD,
COMPASS, Ada County, and other entities to identify partnership opportunities.
Q D # Planning
Require that development projects have planned for the provision of all public services. = D
Council
Chapter 6 – Goals, Objectives, & Action Items
City of Meridian Comprehensive Plan 84
Chapter 6
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Require adequate fees from new development to fund expansion of services. >
Council
Cooperate with other agencies and service providers around the Valley. > D
Support joint use agreements with the Meridian Joint School District No. 2, Western Ada Recreation District,
ACHD, irrigation districts, and other private and non-profit entities. > Council
Communicate with essential service providers and local decision-makers to coordinate planning efforts
and direction of growth. Service providers include but are not limited to: All City Departments, ITD, ACHD,
COMPASS, VRT, Irrigation Districts, Western Ada Recreation District, Ada County, St. Luke's Hospital, St.
Alphonsus Hospital, Joint School District No. 2, Meridian Library District, Idaho Power, Qwest, Intermountain
Gas, Solid Waste (SSC), Emergency Medical Services (EMS), Idaho Department of Health and Welfare,
Department of Environmental Quality, Central District Health Department, and U.S. Army Corps of
Engineers.
D Z = e Council
Coordinate with irrigation districts to implement the proposed pathway network along irrigation canals,
ditches, creeks, and easements. D Q Parks
Schedule regular meetings with City and County planning staff to discuss projects and joint planning
efforts. > c Planning
Participate in transportation planning efforts. > e D
Planning
Coordinate the City's Capital Improvement Plans (CIPs) with ACHD's projects. D
Public Works
Address the Area of City Impact boundary with Ada County and the Cities of Eagle, Boise, Star, and Kuna. > c
Planning
Coordinate with transportation agencies to ensure provision of services and transit development. e #
Planning
Coordinate with the City of Nampa and Canyon County on land use, transportation and emergency services
issues. > e D c Planning
Coordinate with appropriate agencies on master planning and long-range planning efforts. > c D
Planning
Ensure that other City departments, area agencies and service providers are informed about and have an
opportunity to participate in the City's development review process. > c Planning
Allow all Meridian residents and visitors an opportunity to experience public art.
Provide art in public places. K #
Provide both permanent and rotating works of art in City Hall and other public places. K #
Mayor's Office
Encourage public art be integrated as a component of community development. K # >
Planning
City of Meridian Comprehensive Plan 85
Chapter 6
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Evaluate and establish a percent for art ordinance. >
Mayor's Office
Establish an Art and Cultural District c
Planning
Provide local artists opportunities to showcase their work. #
Mayor's Office
Find a way to fund a civic center - home for the arts. D
Council
Provide hands-on experiences in the fine arts, regardless of age, race, ability, or other protected
class.
Provide a diversity of education and art experiences for all residents. # Q
Develop and offer youth art opportunities at and after school. # Q
Mayor's Office
Provide arts education for adults and seniors, and partner with other community organizations to support
and encourage arts programs. # Q Mayor's Office
Present a variety of performing arts locally. # >
Mayor's Office
Sponsor performing arts in partnership with community organizations. >
Council
Raise awareness and promote existing arts offerings and artwork within the community. > Q
Mayor's Office
Protect public health and safety by guiding growth and development away from hazardous areas that
pose a threat to people and property.
Reduce the threat of loss of life and property from hazards. = #
Plan and allow land uses surrounding Waste Water Treatment Plant to reduce human exposure to odors. c D # =
Planning
Require industrial uses to conform to disposal, spill and storage measures as outlined by the EPA. =
Public Works
Discourage residential areas in close proximity to Wastewater Treatment Plant. = # c
Planning
Work with ITD and ACHD to ensure highways and roadways are as safe as possible. c e
Planning
Compose a hazard response plan with Fire and Police departments. = #
Police / Fire
Work with Idaho Power to ensure that a National Interest Electric Transmission Corridor does not traverse
through Meridian. = c Planning
Locate areas below canals and laterals that could be damaged if the slope is compromised. = c
Public Works
City of Meridian Comprehensive Plan 86
Chapter 6
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Define, locate, and map hazardous areas. = c
Fire
Compose and implement standards and mitigation measures for development near the Northwest Pipeline
and the liquefied natural gas tank in northwest Meridian. = c # Fire
Ensure that all planning decisions and ordinance implementation balances the interests of the community
with the protection of private property rights for owners today and future generations.
Enact land use ordinances, policies, fees and make decisions, including land use restrictions and conditions
of approval, that do not violate private property rights. > c #
Conduct regular training with City staff to ensure that they properly adhere to and apply provisions of
Idaho Code §67-8003 in land use planning and development review processes. > c Legal
Review policies, the Unified Development Code, and other regulations for consistency with Idaho Code. > c
Planning
Encourage property owners to preserve and maintain their property for use of future generations. ] c #
Council
Preserve private property rights and values by enforcing regulations that will prevent and mitigate against
incompatible and detrimental neighboring uses. > c Council
City of Meridian Comprehensive Plan
7
87
Chapter
Chapter 7 – Implementation
When it comes to implementing the City of Meridian Comprehensive Plan, the
primary responsibility lies with City Staff. As discussed in Chapter 1, however,
citizens, developers, the Planning and Zoning Commission, as well as the City
Council and other groups and commissions, are all involved and also responsible
for shaping community development and the overall pattern of growth within
the community.
Making the Plan Reality
Alignment with Other Plans and Resources
One of the key ways that the Comprehensive Plan becomes an improved tool
for growth is to align it with other established plans and goals for the City. The
specific plans and documents that are adopted as part of the Comprehensive
Plan include: the Existing Conditions Report, the
Ten Mile Interchange Specific Area Plan, the Design
Manual, the Comprehensive Parks and Recreation
System Plan, the Meridian Pathways Master Plan,
Communities in Motion, ACHD’s Roadways to
Bikeways Bicycle Master Plan, and the Master Street
Map, Complete Streets Policy and the Livable Street
Design Guide from ACHD’s Transportation and
Land Use Integration Plan (TLIP). The City hereby
adopts as addenda to the Comprehensive Plan the
versions of these documents in effect at the time the
Comprehensive Plan is approved by the City Council,
and as amended.
The Comprehensive Plan has a symbiotic relationship
with and works in concert with City Code, the City’s Community Development
Block Grant Consolidated Plan, the City’s Energy Efficiency and Conservation
Strategy, the City’s Sewer and Water Master Plans, other department master
plans, capital improvement plans, and various transportation plans and studies.
It is also used in conjunction with each City department’s strategic plan, action
plan, and employee Position Accountability Definition (PAD’s).
All City departments should use the Comprehensive Plan as a tool for setting
work plans, budgets, capital improvements, and allocating other resources for
City Council approval. City staff from all departments will regularly discuss and
coordinate the needs of the City. Staff will work together with the common
goal of guiding growth, providing City services within available resources, being
organized and efficient, and being good stewards of the public trust.
“Implementation
of the Plan will take
hard work and dedi-
cation from the entire
community.”
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City of Meridian Comprehensive Plan
Next Steps
After adoption of the Comprehensive Plan, one of the first steps will be to
prioritize the action items listed in the Plan. City Departments and other
stakeholders will be part of the process to determine which action items are
immediate, intermediate or long-term priorities. This consolidated list of the
action items will be referred to as the Implementation Plan of the Comprehensive
Plan and it will establish both an action item lead and support, including all City
departments or civic organizations that need to be involved in completing each
action. After staff consensus on priorities, the draft Implementation Plan will be
shared with the Mayor and Council. By assigning both responsibility, and priority,
the intent is to provide for the timely execution of the various components of
the Plan. On a regular basis, City staff will report back to the Council on progress
being made in completing action items. It is also anticipated that additional action
items may be added and an update to both the text of the Comprehensive Plan
and the Existing Conditions Report will occur on a semi-annual basis, and/or as
otherwise needed.
Implementation of the Plan will take hard work and dedication from the entire
community. Hopefully, everyone finds the organization of this document to be
user-friendly and the goals, objectives and action items representative of the
community’s vision.
City of Meridian Comprehensive Plan 89
Chapter 7
PRioRity GoaLs / objectives / action items eLement ResPonsibLe Lead
Shape the future of the City by providing citizens and City leaders with a Comprehensive Plan Vision
and City ordinances that execute that vision.
Advance, support, and promote development of planning and economic development tools. I c
Keep current the Unified Development Code and Future Land Use Map to implement the provisions of this
plan. > c Planning
Support the Economic Excellence team. I
Council
Maintain, update and find better ways to use Geographic Information Systems (GIS) in everyday City
business and project-specific purposes. # D All
Develop and adopt new procedures for engaging the public in land use planning processes by using a
variety of methods to inform and solicit comments. > c Planning
Update the Unified Development Code to establish incentives and regulations for small-scale or specialized
agricultural operations in certain parts of the City. I c ] Planning
Integrate land use and transportation planning to ensure that they mutually support the communities'
goals and desires. # c e Planning
Review the status of the Comprehensive Plan implementation plan to ensure steady progress. >
Planning
Require that the Planning and Zoning Commission duties include detailed review of the adopted
Comprehensive Plan at least once a year and that decisions explicitly reflect support and advance of the
Plan as the primary factor of approval.
> Planning
Require that public meetings be held regularly to review the Comprehensive Plan and to promote a better
understanding of the plan and its purpose. > Planning
Conduct work sessions with area cities and counties as needed to better coordinate planning policies
regionally. > c Planning
Organize and fund committees or special commissions consistent with the provisions of this plan. >
Council
Require that the Unified Development Code and all other City and County ordinances are enforced. > c =
Council
Educate the public and advisory boards so that they understand the Comprehensive Plan's legal elements
and intent. > c = Legal
Chapter 7 – Goals, Objectives, & Action Items
City of Meridian Comprehensive Plan 90
Chapter 7
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A-1
Appendix
City of Meridian Comprehensive Plan
Glossary Terms
Affordable Housing – Housing with rents or mortgage costs that are 30% or less of
the gross monthly income of a household at 80% or below the Boise Metropolitan
Statistical Area median income.
Area of City Impact – Also known as the City’s planning area. It is the land area
surrounding the limits of each City, negotiated between each individual City and
the county in which it lies. Each City has comprehensive planning authority for
its Area of City Impact, but until annexation occurs, zoning and development
entitlement is handled by the county.
Buffer – An area within a property or site, generally adjacent to and parallel with
the property line, either consisting of existing natural vegetation or created by the
use of trees, shrubs, berms and/or fences and designed to limit views and sounds
from the development tract to adjacent parties and vice versa. Also commonly
used when describing a transitional use, typically office, between residential and
commercial or industrial.
Building Code – Legislative regulations that prescribe the materials, requirements
and methods to be used in the construction, rehabilitation, maintenance and repair
of buildings. The City of Meridian, per state statue, has adopted the Uniform
Building Code (UBC), developed by the International Conference of Building
Officials.
Capital Improvement Program – A process of identifying and budgeting for the
public facilities that a jurisdiction will need to construct in order to serve existing
and anticipated development. Capital improvement programming is typically done
in five-year increments with annual updates. A Capital Improvement Program
(CIP) must address the type of project, the location of the project, the cost of
the project, the source of funds to finance the project, the agency or department
responsible for the project, and the time frame for completion of the project.
Capital Improvement Programs are a primary tool of most growth management
programs.
Compatible – Land uses capable of existing together without conflict or ill
effects.
Conditional Use – A utilization of land having characteristics such that it may be
allowed in a particular zoning district only after review by the Commission and
Council, and granting of approval imposing conditions deemed necessary to make
the proposed use compatible with other uses in the area.
Conditional Use Permit – Permit issued to allow a conditional use.
Cross-Access Agreement – An agreement between adjacent property owners
in which internal connections are provided between parking areas in order to
improve traffic flow on the street by minimizing the number of access points
needed. Cross-access agreements are typically obtained incrementally as a
Appendix A
A-2 City of Meridian Comprehensive Plan
condition of approval for new development. The first one to develop will be
required to make an irrevocable offer of cross-access to the adjacent parcel
and must design the parking lot to accommodate the access. When the adjacent
owner wishes to develop, they will be conditioned to reciprocate with a similar
cross-access agreement and complete the access.
Density Bonus – Incentives given for dedication of land to the public for parks,
schools, or other public facilities.
Dry-line Sewer – The installation of a sewage collection system designed to be
served by gravity flow into the City of Meridian municipal wastewater system, in
accordance with current facilities plans, that is not initially operational because
downstream sewers are not yet constructed.
Fair Housing Act – Fair Housing Title VIII of the Civil Rights Act of 1968, enacted
to prohibit housing discrimination based on race, color, religion, national origin,
handicap, sex, and/or familial status.
Fire Flow – The minimum number of gallons per minute that are needed to fight
a fire in a structure, for two continuous hours through fire plugs in the near
proximity of the structure. Fire flow requirements are established by the national
Uniform Fire Code and are a factor in the City’s Insurance Services Office (ISO)
rating.
Floodway – Drainage and irrigation channels and adjacent land areas that must
be reserved to discharge flood waters from a 100-year flood. Development is
prohibited in this area.
Green Building – Also known as green construction or sustainable building, is
the practice of creating structures and using processes that are environmentally
responsible and resource-efficient throughout a building’s life-cycle: from siting to
design, construction, operation, maintenance, renovation, and demolition.
Hazardous Waste – Waste that poses substantial or potential threats to public
health or the environment. There are four factors that determine whether or
not a substance is hazardous: ignitability (i.e., flammable), reactivity, corrosiveness
and toxicity
Infill Development – Development on vacant parcels, or redevelopment of existing
parcels to a higher and better use, that is surrounded by developed property
within the City of Meridian.
Leadership in Energy & Environmental Design (LEED) – An internationally
recognized green building certification system, providing third-party verification
that a building or community was designed and built using strategies intended to
improve performance in metrics such as energy savings, water efficiency, CO2
emissions reduction, improved indoor environmental quality, and stewardship of
resources and sensitivity to their impacts.
A
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Appendix
City of Meridian Comprehensive Plan
Low Impact Development (LID) – A term used in the United States to describe
a land planning and engineering design approach to managing stormwater runoff.
LID emphasizes conservation and use of on-site natural features to protect water
quality.
Neighborhood Center – A development area that includes a mix of uses and
housing types, a central public gathering place, interconnecting streets and alleys,
schools within walking distance, and services (office and retail) to serve the
neighborhood. The basic goal is integration of the activities of potential residents
with work, shopping, recreation and transit all within walking distance.
Public Facilities and Services – See Urban Services.
Reclaimed Water – Former wastewater (sewage) that has been treated to remove
solids and certain impurities, and then used in sustainable landscaping irrigation
or to recharge groundwater aquifers. This is done for sustainability and water
conservation, rather than discharging the treated wastewater to surface waters
such as rivers and oceans. Sometimes called recycled water.
Urban Service Planning Area – Priority planning area where City of Meridian
sewer and water facilities and most other services and utilities are available or
planned in officially adopted plans.
Urban Services – Services provided by the City of Meridian or established
jurisdictions within the City of Meridian, including City of Meridian water, fire
protection by Meridian City-Rural Fire District, City of Meridian parks and
recreation facilities, City of Meridian police protection, public sanitary sewers
owned by the City of Meridian, public transit, schools, storm drainage facilities,
and urban standard streets and roads.
Walkable – Development that contains a comprehensive network of sidewalks
and trails. Development tends to be compact, and diverse, providing varied and
plentiful destinations for walking and cycling; destinations tend to be within ¼ of
a mile from dwellings. Environment is safe and aesthetically pleasing, with open
space interspersed throughout development.
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City of Meridian Comprehensive Plan
Acronyms and Abbreviations
ACHD Ada County Highway District
AOCI Area of City Impact
BGG Blueprint for Good Growth
BOD biochemical oxygen demand
CDHD Central District Health Department
CIM Communities in Motion
COMPASS Community Planning Association of Southwest Idaho
CPRSP Comprehensive Parks and Recreation System Plan
DEQ Department of Environmental Quality
EPA Environmental Protection Agency
FHWA Federal Highway Administration
GPM gallons per minute
IDHW Idaho Department of Health and Welfare
IPUC Idaho Public Utility Commission
ITD Idaho Transportation Department
Joint School District No. 2 (Meridian Joint School District)
MGD million gallons per day
LEED Leadership in Energy & Environmental Design
LID Local Improvement District
MDC Meridian Development Corporation
NMID Nampa Meridian Irrigation District
NPDES National Pollution Discharge Elimination System
PAL Police Athletic League
RUT Rural Urban Transition (Ada County zoning designation)
SHPO State Historic Preservation Office
Appendix B
B-2 City of Meridian Comprehensive Plan
TLIP Transportation and Land Use Integration Plan
TMDL total maximum daily load
TTF Transportation Task Force
VRT Valley Regional Transit
UDC Unified Development Code
UPRR Union Pacific Railroad
USPA Urban Service Planning Area
WWTP wastewater treatment plant
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City of Meridian Comprehensive Plan
Regulatory Takings Checklist
The City of Meridian wholly respects the rights of its citizens and their property,
and is abjectly against the negligence, abuse or devaluing of private property
by others. By encouraging property maintenance, preventing and mitigating
incompatible land use, and ensuring local, state, and federal code compliance,
residents should feel their private property rights are respected and secure. The
City will continue to review its policy for compliance with the State regulatory
takings guidelines, and ensure that its staff is appropriately trained in applicable
code related to property rights. The following checklist is used in reviewing
proposed regulations or actions to ensure compliance with private property
rights.
1. Does the regulation or action result in a permanent or temporary
physical occupation of private property?
Regulation or action resulting in permanent or temporary occupation of all or a
portion of private property will generally constitute a “taking.” For example, a
regulation that required landlords to allow installation of cable television boxes in
their apartments was found to constitute a “taking.” (See Loretto v. Teleprompter
Manhattan CATV Corp., 458 U.S. 419 [1982].)
2. Does the regulation or action require a property to dedicate a
portion of property or to grant an easement?
Carefully review all regulations requiring the dedication of property or grant of
an easement. The dedication of property must be reasonably and specifically
designed to represent or compensate for adverse impacts of the proposed
development. Likewise, the magnitude of the burden placed on the proposed
development should be reasonably related to the adverse impacts created by
the development. A court will also consider whether the action in question
substantially advances a legitimate state interest. For example, the United States
Supreme Court determined in Nollan v. California Coastal Comm’n, 483 U.S. 825
(1987) that compelling an owner of waterfront property to grant public easement
across his property that does not substantially advance the public’s interest in
beach access, constitutes a “taking.” Likewise, the United States Supreme Court
held that compelling a property owner to leave a public green way, as opposed
to a private one, did not substantially advance protection of a floodplain, and was
a “taking.” (Dolan v. City of Tigard, 114 U.S. 2309 [June 24, 19994].)
3. Does the regulation deprive the owner of all economically viable
uses of the property?
If a regulation prohibits all economically viable or beneficial uses of the land, it will
likely constitute a “taking.” In this situation, the agency can avoid liability for just
compensation only if it can demonstrate that the proposed uses are prohibited by
the laws of nuisance or other pre-existing limitations on the use of the property
(See Lucas v. South Carolina Coastal Coun., 112 S. Ct. 2886 [1992].)
Appendix C
C-2 City of Meridian Comprehensive Plan
Unlike 1 and 2 above, it is important to analyze the regulation’s impact on the
property as a whole, and not just the impact on a portion whether there is any
profitable use of the remaining property available. (See Florida Rock Industries,
Inc. v. United States, 18 F.3d 1560 [Fed. Cir. 1994]. The remaining use does not
necessarily have to be the owner’s planned use, a prior use or the highest and
best use of the property. One factor in this assessment is the degree to which
the regulatory action interferes with a property owner’s reasonable investment
backed expectations.
Carefully review regulations requiring that all of a particular parcel of land be left
substantially in its natural state. A prohibition of all economically viable users of
the property is vulnerable to a takings challenge. In some situations, however,
there may be pre-existing limitations on the use of property that could insulate
the government from takings liability.
4. Does the regulation have a significant impact on the landowner’s
economic interest?
Carefully review regulations that have a significant impact on the owner’s economic
interest. Courts will often compare the value of property before and after the
impact of the challenged regulation. Although a reduction in property value alone
may not be a “taking,” a severe reduction in the property value often indicates a
reduction or elimination of reasonably profitable uses. Another economic factor
courts will consider is the degree to which the challenged regulation impacts any
developmental rights of the owner. As with 3, above, these economic factors
are normally applied to the property owner as a whole.
5. Does the regulation deny a fundamental attribute of ownership?
Regulations that deny the landowner a fundamental attribute of ownership--
including the right to possess, exclude other and dispose of all or a portion of
the property—are potential takings.
The United States Supreme Court recently held that requiring a public easement
for recreational purposes where the harm to be prevented was to the flood plain
was a “taking.” In finding this to be a “taking,” the Court stated:
The City never demonstrated why a public green way, as opposed to a private one,
was required in the interest of flood control. The difference to the petitioner, of
course, is the loss of her ability to exclude others…[T]his right to exclude others
is “one of the most essential sticks in the bundle of rights that are commonly
characterized as property.”
Dolan v. City of Tigard, 114 U.S. 2309 (June 24, 1994). The United States
Supreme Court has also held that barring inheritance (an essential attribute of
ownership) of certain interest in land held by individual members of an Indian
tribe constituted a “taking.” Hodel v. Irving, 481 U.S. 704 (1987).
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6. Does the regulation serve the same purpose that would be served
by directly prohibiting the use or action; and does the condition
imposed substantially advance that purpose?
A regulation may go too far and may result in a takings claim where it does not
substantially advance a legitimate governmental purpose. (Nollan v. California
Coastal Commission, 107 S. CT. 3141 [1987]; Dolan v. City of Tigard, 114 U.S.
2309 [June 24, 1994].)
In Nollan, the United States Supreme Court held that it was an unconstitutional
“taking” to condition the issuance of a permit to land owners on the grant of an
easement to the public to use their beach. The court found that since there was
not an indication that the Nollan’s house plans interfered in any way with the
public’s ability to walk up and down the beach, there was no “nexus” between
any public interest that might be harmed by the construction of the house, and
the permit condition. Lacking this connection, the required easement was just
as unconstitutional as it would be if imposed outside the permit context.
Likewise, regulatory actions that closely resemble, or have effects of a physical
invasion or occupation or property, are more likely to be found to be takings.
The greater the deprivation of use, the greater the likelihood that a “taking” will
be found.
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Appendix D
FLUM
City of Meridian Comprehensive Plan D-1
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Legend
City of Meridian Comprehensive Plan E-1
Appendix E
symboL LeGend
element symbol
Economic Development I
Land Use c
Natural Resources & Sustainability ]
Public Safety =
Public Facilities and Utilities D
Transportation e
symboL LeGend
element symbol
Parks and Recreation Q
Historic Preservation / Special Areas K
Housing 3
Community Design / Livability #
Population / Demographics Z
Governance >
shadinG LeGend
Goals
Objectives
Action Items
Flip over page flap, for use of Legend with
Goals, Objectives, and Action Item tables
in Chapters 2 through 7
City of Meridian 2010 Comprehensive Plan
Appendix E
E-2
Legend
symboL LeGend
element symbol
Economic Development I
Land Use c
Natural Resources & Sustainability ]
Public Safety =
Public Facilities and Utilities D
Transportation e
symboL LeGend
element symbol
Parks and Recreation Q
Historic Preservation / Special Areas K
Housing 3
Community Design / Livability #
Population / Demographics Z
Governance >
shadinG LeGend
Goals
Objectives
Action Items
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Economic
Development
ment from neighboring dwellings
Keys to Sub-Urban Character
» More horizontal development than the rural class with
broader spacing than the urban class
» Space enclosure, if any, is provided by trees and vegeta-
tion rather than buildings
» Large building setbacks from streets with more “green”
and open space versus on-lot driveways and on-lot park-
ing surfaces
» More building setbacks from streets with more “green”
and open space versus on-lot driveways and on-lot park-
ing surfaces
» More building separation, through larger setbacks and, in
some cases, larger lot
» Much lower lot coverage and a correspondingly higher
open spaces ration on lots
» More extensive vegetation and landscaping
Keys to Urban Character
» Streets and other public spaces are framed by buildings
» Housing types range from small, narrower single-family
lots dominated by driveways and front-loaded garages
(auto-urban) to attached residential (e.g., brownstones,
town houses) and multi-family dwellings with alley access
or rear garages (urban). Yard and landscaped areas are
reduced
» Smaller front and side setbacks with a tighter building
spacing
» Most conductive for pedestrian activity and interaction
» Higher densities allow for additional amenities otherwise
not cost effective in lower densities
Schwab, Jim, (2010, Dec). Defining and Measuring Community
Character. ZoningPractice, Vol.27, No.12, 6-7
» http://www.valleyregionaltransit.org /
Sites listed without a www.meridiancity.org domain are not
maintained or operated by the City. Meridian’s online City code
is maintained by Sterling Codifiers.
Utilities and Infrastructure ................................................................................................................................................... 41
Water Service ...................................................................................................................................................................................
42
Sewer Collection ...............................................................................................................................................................................
42
Sewage Treatment ...........................................................................................................................................................................
42
Garbage and Recycling ..................................................................................................................................................................
43
Irrigation .............................................................................................................................................................................................
43
Power ..................................................................................................................................................................................................
43
Natural Gas .......................................................................................................................................................................................
44
Communications ..............................................................................................................................................................................
44
Future Acquisitions Map ........................................................................................................................................................ 44
Chapter 3 – Goals, Objectives, & Action Items ................................................................................................................ 45
Chapter 4 – Economic Excellence ............................................................................................................. 57
Economic Development ....................................................................................................................................................... 57
Business Enterprise Areas / Specific Area Plans ...................................................................................................................... 58