Staff ReportSTAFF REPORT
Hearing Date: August 16, 2012 E IDIAN
TO: Planning & Zoning Commission I D A H O
FROM: Bill Parsons, Associate City Planner
(208) 884-5533
SUBJECT: CPAM-12-004 and CPAT-12-001 -South Meridian
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The City of Meridian Planning Department has submitted applications for a Comprehensive Plan Map
Amendment and Text Amendment (CPAM and CPAT) to the 2011 version of the Comprehensive
Plan (the Plan).
The subject applications includes changes to the following: 1) amendments to future land use
designations, adding an Airport-Overland Road extension, and amending entryway corridor locations
on the Future Land Use Map (FLUM); 2) amending the Area of City Impact; 3) text changes to the
Ten Mile Interchange Specific Area Plan (TMISAP); 4) amendments to the Existing Conditions
Report and 5) various text changes to the Plan.
2. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CPAM and CPAT applications based on the analysis
provided below and the Findings of Fact and Conclusions of Law listed in Exhibit B of the staff
report.
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Numbers CPAM-12-004 and CPAT-12-001 as presented in the staff report for the
hearing date of August 16, 2012 with the following comments: (Add any proposed comments.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Numbers CPAM-12-004 and CPAT-12-001 as presented during the hearing on
August 16, 2012, for the following reasons: (State specific reasons for denial of the subject CPAM
and CPAT application.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers CPAM-
12-004 and CPAT-12-001 to the hearing date of (insert continued hearing date here) for the following
reason(s): (State specific reason(s) for a continuance.)
4. APPLICATION
a. Site Address/Location: City wide
b. Applicant/Representative:
Caleb Hood, Planning Manager
City of Meridian Planning Department
33 E. Broadway Avenue
Meridian, Idaho 83642
c. Applicant's Statement/Justification: See applicant's narrative for this information.
South Meridian CPAM-12-004 &CPAT-12-001 - 1 -
5. PROCESS FACTS
a. The subject applications are for a Comprehensive Plan Map Amendment and Comprehensive
Plan Text Amendment. A public hearing is required before the Planning & Zoning Commission
and City Council on this matter, consistent with Unified Development Code, Title 11, Chapter 5.
b. Newspaper notifications published on: July 30 and August 13, 2012
c. A public service announcement was emailed on August 6, 2012 regarding this application.
6. COMPREHENSIVE PLAN ANALYSIS
The Comprehensive Plan is a document that contains goals and objectives that encourage and
promote a well designed community, with the ultimate goal to make the City of Meridian a premier
place to live, work and raise a family. By regularly updating the Comprehensive plan, opportunities
are provided for the community and City staff to measure the success of the plan and its impact on the
community. Staff believes the proposed amendments to the plan (including the FLUM) provide the
necessary guidance to meet the future growth needs related to transportation, land development,
public facilities, recreational amenities, housing, economic development and community desires.
The specific objectives and actions that support the proposed text amendment are listed below:
• Update the Comprehensive Plan and Unified Development Code as needed to accommodate
growth trends (Chapter 3, pg. 45).
Staff believes the proposed changes to the plan are necessary to accommodate growth trends.
Several internal, focus group and public meetings were held to discuss the appropriate land use
mixes for South Meridian. As a result of these meetings, staff believes the appropriate future land
use designations have been assigned in the area. Further, the other text and map changes
proposed have been identified by City staff, developers, Commissioners, and make the Plan a
more useable and clearly-defined document for future growth.
• 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 (Chapter 3, pg. 45).
ACHD and private property owners were actively involved in determining the location for the
Airport Road - Overland Road extension. Further the Corridor Study calls for access
management along the corridor, as development occurs.
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 (Chapter 3, pg. 48).
The Airport Road -Overland Road Alignment Study calls for an arterial public street (Overland)
to be extended west of Ten Mile Road into Canyon County. This area currently lacks continuous
public streets, particularly arterials.
Coordinate with Public Works, Police, Fire Departments on proposed annexations and
development request and impacts on services (Chapter 3, pg. 50).
Public Works was very involved in the Planning process to determine how much of South
Meridian could be serviced and the minimum density necessary to support said services. Land
uses have been planned accordingly. Additionally, some of the proposed text changes further
define the role of the City and the transportation authority for future road connections.
Plan for a variety of commercial and retail opportunities within the Area of City Impact (Chapter
3, pg. 51).
South Meridian CPAM-12-004 & CPAT-12-001 - 2 -
Part of the process to ident~ land use designations in South Meridian, was to recognize where
the market may call for commercial and retail opportunities in the future. Although no
"commercial " designations were ultimately identified by the community, several "mixed use "
areas were, which allow for commercial and retail opportunities.
• 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
(Chapter 3, pg. 52).
City staff has coordinated with Ada County on the proposed comp plan changes, particularly in
South Meridian and the Area of City Impact proposals. After Council action, City staff will work
with Ada County to update the Area of City Impact Agreement (Ada County, Title 9). Part of that
process will be to ensure that rural areas both within and outside the Area of City Impact will be
developed in accordance with City and/or County regulations.
• Evaluate feasibility of establishing preservation standards and incentives for protecting the long-
term use of land with prime agricultural soils for agricultural purposes (Chapter 3, pg. 52).
Ada County was among several agencies participating on the Project Advisory Group (PAG) to
ensure that planning efforts provided for appropriate future development of rural areas in
accordance with City and/or County regulations. The City evaluated and provided the public with
analysis of prime agricultural soils, and was used for identification of areas suitable for viable
preservation. Part of the outreach engagement process included arural/estate future land use,
which provided the public an option for preservation of agricultural related uses. Identified areas
for preservation were predominately located in the south west corner of the planning area, and
are reflected in the staff preferred scenario. Part of the process was to also ident~ commercial
and retail opportunities within the planning area, of a suitable scale and density appropriate for
the nearby land uses. The City, working with the public, PAG, and in consideration of other
specific plans and neighboring land uses, identified several mixed use areas which will allow for
appropriate levels of commercial and retail opportunities within the planning area.
• Integrate transportation plans and studies into the Comprehensive Plan and City ordinances
(Chapter 3, pg. 53).
Part of the subject application is to integrate the Airport Road -Overland Road Alignment Study
into the Comprehensive Plan. Further, as land use designations for South Meridian were
contemplated, ACHD studied the future roadway and intersection needs in the area. As ACRD
finalizes the network, that too will be integrated into the Plan and ordinances as applicable.
• Preserve and protect viable farm ground and agricultural resources (Chapter 5, pg. 69).
The City evaluated and provided the public with analysis of prime agricultural soils, and was
used for identification of areas suitable for viable preservation. Part of the outreach engagement
process included arural/estate future land use, which provided the public an option for
preservation of agricultural related uses. Identified areas for preservation were predominately
located in the south west corner of the planning area, and are reflected in the staff preferred
scenario.
• Keep current the Unified Development Code and Future Land Use Map to implement the
provisions of this plan (Chapter 7, pg. 89).
These applications are meant to keep-current and applicable, the Future Land Use Map so the
provisions of the plan may be implemented.
• 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 (Chapter 7, pg. 89).
South Meridian CPAM-12-004 & CPAT-12-001 - 3 -
Public engagement in the South Meridian planning process took many forms. A project website
was established.• www.youarethema~com. This website was used to keep interested parties
updated and informed on the status of the project. It also contained a survey, maps, and other
relevant studies and background information. Further, the City's website, Facebook, Twitter, and
other social media outlets were used. More traditional methods -Valley Times story, postcards,
phone calls -were also used to engage the public and stakeholders. Three public workshops were
held; the first one was centered around an interactive game called "You Are the Map! " which
allowed stakeholders to `paint" South Meridian with different land use types. These original
scenarios (4) were used as the basis for developing the preferred alternative land use
designations proposed in the subject CPAMapplication.
Integrate land use and transportation planning to ensure that they mutually support the
communities' goals and desires (Chapter 7, pg. 89).
Part of the subject application is to integrate the Airport Road -Overland Road Alignment Study
into the Comprehensive Plan concurrently with the land use designations in the area. Further, as
land use designations for South Meridian were contemplated, ACHD studied the future roadway
and intersection needs in the area so they would support each other. As ACHD finalizes the
network, that too will be integrated into the Plan.
STATE REQUIRED COMPREHENSIVE PLAN ANALYSIS
Idaho's counties and cities are required by law, Idaho Code 67-6508, to prepare, implement, review,
and update a comprehensive plan which outlines goals and policies for land use. Fifteen elements
which must be addressed in the plan are listed in the Code. It is the detailed ordinances that then spell
out how these policies are to be achieved.
The order in which the following policies are presented and analyzed implies no order or priority.
a. Community Design
The purpose of this element is to ensure a pattern of planned growth resulting in orderly and
attractive developments within the City of Meridian. To promote quality design, future
development must comply with the City's design standards contained in the UDC and Meridian
Design Manual.
b. Population
The City of Meridian must ensure that population growth is accommodated in an orderly pattern.
Residential and commercial developments must be easily served by City infrastructure and public
services. Services to this portion of Meridian will be developer driven. Based on the planned land
uses, Public Works Department has the capacity to service the area.
c. Housing
The City of Meridian is charged with ensuring an adequate and attractive living environment
which meets the needs of City residents of different ages, family sizes, lifestyles, and income
levels. To accomplish this, the plan identifies areas appropriate for residential development and
areas not appropriate. The proposed land use designations envision a mix of housing types and
commercial opportunities into the future.
d. Economic Development
Meridian's economic base has been gradually shifting over the last 20 years from afarming-based
economy to a retail, service, and manufacturing-based economy. During this time, local policy
with regard to the types of lands needed to support the economic and employment needs of the
community has also changed. The 2011 Comprehensive Plan forecasts the need to continually
adjust the provision of commercial lands in order to gradually broaden economic opportunity
South Meridian CPAM-12-004 & CPAT-12-001 - 4 -
throughout the City. The subject area is adjacent to properties in the TMISAP which is planned to
develop with a mix of employment opportunities to largely support the economic needs of this
part of the community.
e. Public Services, Facilities, and Utilities
Public services, facilities and utilities will be provided at the expense of the developer upon
development of any property in the area. Impact fees will be used to support Police, Fire ACRD
and Parks. Depending on the land uses adopted, long-term facility and utility planning will need
to be further evaluated in South Meridian.
f. School Facilities and Student Transportation
The purpose of this element is to direct new residential development to areas with adequate
school facilities and student transportation. At this time, this element is not applicable to this
application.
g. Transportation
The purpose of this element is to promote an efficient and safe transportation system within the
City. Several proposed text changes reference clarification on transportation corridors.
h. Natural Resources
The purpose of this element is to promote the conservation of areas of natural significance, where
appropriate. The Comprehensive Plan encourages the preservation of natural resources.
i. Special Areas
The subject amendment does not directly impact any lands designated for open space, natural
resources, or scenic areas, nor does the parcel contain any known significant or sensitive natural
resources. Several waterways exist in this area that may need to be more closely evaluated once
development is proposed in this area.
j. Hazardous Areas
The purpose of this element is to ensure regulation of development in hazardous areas, such as
floodplains, unstable slopes, etc. This area of Meridian is high in nitrogen rich soils from
agriculture and has significant slopes that impacts serviceability in the area. Staff's
recommendation includes removing a portion of South Meridian from the Area of City Impact
that would be difficult to serve with sewer by the City (see Exhibit A.2). Further, the density the
community envisions for portions of South Meridian is not conducive or economically feasible
for extending services to.
k. Recreation
The proposed FLUM changes designate future park sites and pathway segments on the plan.
These designations will not change as result of this application, but additional discussion will
need to occur to designate new recreational facilities in South Meridian. The proposed text
changes further clarify the City's expectation for these types of recreation facilities.
1. Land Use
The Comprehensive Plan Future Land Use Map is a graphic representation of applicable policies
and goals of Meridian's Comprehensive Plan. The Map has been prepared to identify suitable
areas for future residential and mixed-use development. The Map is designed to be a projection of
growth patterns for the City. Therefore, the Map is to be used as a guide for decisions regarding
requests for land use changes.
m. Implementation
South Meridian CPAM-12-004 & CPAT-12-001 - 5 -
The City provides the necessary staff and facilities to administer and enforce the policies and
goals of the Comprehensive Plan. The City of Meridian Planning Department will administer the
Comprehensive Plan and its policies through the Unified Development Code. The Planning &
Zoning Commission is also authorized by the Council to review, approve and make
recommendations on proposals affecting the public's interest in land use. The City Council is the
ultimate decision making authority on most land use applications.
n. Property Rights
The purpose of this element is to ensure that the land use policies, restrictions, conditions, and
fees do not unconstitutionally violate private property rights, and establish a consistent review
process that enable the City to ensure that any proposed actions will not result in an
unconstitutional taking of private property without due process of law. Staff believes that the
requested Comprehensive Plan Land Use Map change would not unconstitutionally violate
private property rights.
o. Agriculture
The City's Comprehensive Plan encourages the preservation of agricultural lands. Staff believes
agricultural and related rural uses/densities will continue to be the primary uses for most of South
Meridian for the foreseeable future.
7. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
The City is proposing a host of changes to both the text of the plan and the future land use map
(FLUM). Staff believes the proposed amendment to the FLUM and text of the Comprehensive Plan
and its supporting documents provides an improved guide to future growth and development review
in Meridian. Staff provides a detail analysis based on the submitted applications. The first section
references the proposed changes to the FLUM and the second section refers to the proposed changes
to the text of TMISAP, Existing Conditions Report and the text of the Plan. Staff has prepared a table
that depicts the proposed text changes in astrike-through and underline format. Due to the size of the
document, the proposed changes will accompany the staff report as separate PDFfile. Refer to the
PDFfile for specific text changes.
COMPREHENSIVE PLAN MAP AMENDMENT (CPAM):
Future Land Use Map (FLUM; the Map) Changes: Several changes to the Future Land Use Map
(FLUM; the Map) of the Comprehensive Plan are proposed with the subject application. The major
changes are in South Meridian where land use designations are being added where the "Future
Planning & Referral Area" designation currently exists. The Airport-Overland extension alignment,
entryway corridor designations, and the Area of City of Impact will also be amended in the South
Meridian portion of the Map. Changes to the Map are also proposed in the legend (clarifying that
"Waterways" shown on the map are "Existing", and that there will no longer be a "Future Planning
and Referral Area"); the Ten Mile Interchange symbol and Kleiner Park (to reflect that they now
exists); Broadway Avenue and E. 3`d Street Extension (shown as "Future roadway"). See Exhibit A.2
for all proposed FLUM changes.
COMPREHENSIVE PLAN TEXT AMENDMENT (CPAT):
Comprehensive Plan Text Changes: Several changes to the text of the Comprehensive Plan are
proposed with the subject application. A number of changes are intended to clarify and update
portions of the text; enhance dialog of transportation networks; enhance the usability of the Goals,
Objectives, & Action Item tables; and generally clean-up portions of the text for consistency with
other documents, plans and City Code.
Some of the more substantive changes include:
South Meridian CPAM-12-004 & CPAT-12-001 - 6 -
1) An addition to the Downtown Transportation Network section in Chapter 3. This section is
dedicated to the discussion of future transportation planning efforts in Downtown Meridian. This
section currently makes mention of two north-south improvement projects, both the Split
Corridor and 3rd Street Extension, but does not make mention of possible future east-west
connection from Main Street to Locust Grove, north of the railroad tracks. The intent of this
Comprehensive Plan amendment is to acknowledge in the Plan, that a future east-west connection
downtown is needed.
2) Adding an additional section in the Transportation portion of Chapter 3 titled: "Supplemental
Network Improvements." This new section will initially be used for the Airport-Overland Road
Alignment Study that was completed in 2011. The purpose of the Study was to identify a more
direct east-west transportation route connecting the Nampa Airport and Garrity Road Interchange
in Canyon County with the newly-realigned Overland Road /Ten Mile Road intersection in Ada
County. In the future, additional non-State transportation plans, studies, and special projects are
also envisioned to be placed in this section of Chapter 3.
3) Updates and enhancements to the Goals, Objectives, & Action Item tables at the end of each
chapter. There are a few changes to text and responsible leads, but the biggest changes are
through the addition of a new numbering system to help enhance and streamline references.
Additionally, the priority column has been completed and relocated in the table. See attachment
for full list of changes to the Goals, Objectives, and Action Item tables in the Comprehensive
Plan.
4) Addition of Action Items related to Welcome to Meridian Signs to Chapter 2. This new text lays
out the need for a sign plan throughout the community.
5) Amendment to the Future Acquisitions Map (FAM) section in Chapter 3. This section will be
amended to reflect that the City is not adopting a FAM, but working on a future facilities map.
Ten Mile Interchange Specific Area Plan (TMISAP) Text Changes: The Ten Mile Interchange
Specific Area Plan (TMISAP) is adopted as part of the Comprehensive Plan by reference. The
TMISAP has a number of sections where text does not fully describe intent, where descriptions are
open to misinterpretation, and where text conflicts with other City documents such as the Unified
Development Code (UDC). These proposed changes are intended to bring additional clarification to
the TMISAP and create greater consistency with other City documents and development tools.
The proposed changes to the TMISAP are generally clarifications of text, occur throughout Chapter 3,
and all relate to the look and feel of new development. The largest proposed change is specific to
canopies and awnings, and is intended to bring greater consistency with the UDC. Currently,
terminology in the TMISAP specific to canopies not only overlaps in intent with other areas of the
plan, such as Awnings and Buildings to Scale, but conflicts with terminology used in the UDC. The
UDC definition of canopies is fundamentally different from the Plan, where the UDC references
construction requirements intended to support vehicular scale design, and the Plan references
pedestrian scale guidelines that restrict vehicles. Because the intent of Canopies as described in the
TMISAP is intended to bring pedestrian scale elements and protection, and because this is already
covered in both the Buildings to Scale and Awnings section, this section is easily removed without
loss of descriptive clarity.
Staff believes that the proposed changes to the TMISAP more appropriately convey intent of
guidelines and framework for design elements and create greater consistency between planning
documents and the UDC.
Existing Conditions Report 2010 Text Changes: The Existing Conditions Report 2010 is adopted
as part of the Comprehensive Plan by reference. The Existing Conditions Report contains an error
where a portion of text is covered by a graphic and is not visible. This amendment is to reconcile this
formatting error and ensure that all text is easily and fully readable. This fix also adjusts the
formatting of several pages before and after in an effort to prevent the additional text from cascading
South Meridian CPAM-12-004 & CPAT-12-001 - 7 -
changes throughout the chapter. This formatting error occurred in the final document and was not
present during previous drafts reviewed by Council.
Staff believes that the proposed changes to Existing Conditions Report 2010 are necessary for
conveyance of accurate and usable information.
Staff believes that the proposed additions to the City of Meridian Comprehensive Plan help
accurately reflect the City's planning efforts. See Exhibit B for Required Unified Development
Code Findings.
8. EXHIBIT
A. Drawings
1. South Meridian Vicinity Map
2. Proposed Future Land Use Map
B. Required Findings from Unified Development Code
South Meridian CPAM-12-004 & CPAT-12-001 - 8 -
South M~;ridian CPAM-12-004 & CPA"1'-12-001 - 9 -
Exhibit A.1: South Meridian Vicinity Map
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South Meridian CPAM-12-004 & CPAT-12-001 - 10 -
South Meridian CPAM-12-004 & CPAT-12-001 - 1 1 -
B. Required Findings from Unified Development Code
1. Comprehensive Plan Amendment Findings
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an amendment to
the Comprehensive Plan, the Council shall make the following findings:
a. The proposed amendment is consistent with the other elements of the Comprehensive
Plan.
The City's existing Comprehensive Plan contains all of the fifteen (15) elements required by
Idaho Statute. The proposed changes are meant to reinforce these elements. Thus, Staff finds
the proposed changes are consistent with other elements of the Comprehensive plan.
b. The proposed amendment provides an improved guide to future growth and
development of the city.
Staff finds that the proposed map and text amendment provide an improved guide to future
growth and development within the City and its Area of City Impact. The proposed changes
clearly convey the City's vision to stakeholders.
c. The proposed amendment is internally consistent with the Goals, Objectives and
Policies of the Comprehensive Plan.
Internal departments, other agencies and external stakeholders were consulted in the
amendment process. Staff finds that the proposed amendment is internally consistent with
the Goals, Objectives, and Policies of the Comprehensive Plan and other planning
documents.
d. The proposed amendment is consistent with the Unified Development Code.
Staff finds the proposed map and text amendment provides the necessary guidance to
effectively administer the requirements of the Unified Development Code.
e. The amendment will be compatible with existing and planned surrounding land uses.
Staff finds that the proposed map and text amendment will be compatible with existing and
planned land uses for the area. Multiple stakeholders provide input during the planning
process thus staff recommendation reflects those efforts.
f. The proposed amendment will not burden existing and planned service capabilities.
Staff finds that the proposed amendment would not burden existing and-planned service
capabilities in this area of the city. The proposed plan and text amendment further clarifies
future expansion of public services.
g. The proposed map amendment (as applicable) provides a logical juxtaposition of uses
that allows sufficient area to mitigate any anticipated impact associated with the
development of the area.
At this time, no development is planned for the subject area.
h. The proposed amendment is in the best interest of the City of Meridian.
Staff finds that the proposed amendments are in the best interest of the City.
Exhibit B - 1 -
Text Changes to fhe Ten Mile Specific Area Plan
Location Proposed Change Analysis
Page 3-9 Low Density Employment areas should be designed os This change helps to apply
. with consistent design elements
elements of Traditional Nei~,hborhood Design. and terminology
throughout the TMISAP,
to LDE. Previous "lower
density suburban style
developments"
terminology was undefined
and vague.
Page 3-36 The TND streetscape relates to the street itself and Changes terminology to be
consists of landscaped +~° ,parkways with trees consistent with UDC.
between curbs and sidewalks, the adjacent sidewalks,
front yard spaces, and the building frontages.
Page 3-41 The primary ~ facade materials for structures Changes terminology to
within a Mixed Use Residential, Mixed Use reflect intent of guideline
Commercial or Lifestyle Center area should be without impacting
masonry, particularly at street level. construction method.
Page 3-45, Within the Mixed Use Commercial areas and the Minimum walkway is 5'
Awnings, Lifestyle Center area, awnings shall extend a minimum around buildings; change
Paragraph 2 of 6 5 feet from the fagade of the fronting structure; 8 to reflect minimum awning
feet is preferable in wider pedestrian environments. size without extending past
The bottom edge of an awning shall be no less than 8 walkway.
feet above the sidewalk immediately below, and no
more than 10 feet above. Commercial and office
buildings located in other areas are encouraged to
incorporate awnings.
Page 3-45, ~ This section is inconsistent
Canopies with UDC terminology.
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Intent also overlaps
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discussions held in both
Buildings to Scale and
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Page 3-45 Replace top two images, column one from left, with Remove /replace "good"
pictures of awnings. Replace top image, column two, (not crossed out) images
with non vinyl awning image. that do not provide
examples consistent with
text.
Page 3-34, The key elements to consider are the continuity of the This helps to related
Buildings to building sizes, how the street-level and upper-level terminology in Design
Scale, architectural detailing is treated, elements that anchor Manual with TMISAP.
Paragraph and emphasize pedestrian scale, roof forms, rhythm of Relates to the intent of
windows and doors, and general relationship of removed canopy section.
buildings to public spaces such as streets, plazas, other
open space, and public parking.
Page 3-46, Backlit or internally lit signs °~"" «°''~° ""°<°°a are Inconsistent with UDC,
paragraph 2 discouraged. without creating exception
areas.
Page 3-49 In the Design Element matrix, under LDR, check References guidelines most
"Residential Buildings ", under Street oriented design easily met on larger
properties in the LDR,
which are consistent with
all other residential areas.
Summary of Changes to the City of Meridian Existing Conditions Report 2010
Location Proposed Change Analysis
Paragraphs Livable Streets Design Guide Underlined sections are
impacted those hidden by the
include those The final tool in the TLIP toolbox is the Livable
graphic.
Streets Design Guide. The Guide sets the design
on Pg 47 and
parameters for roadways in Ada County. After
Pg 48
referring to the Master Street Map to see what type of
Hidden text
roadway is planned, a developer, agency staff, or the
occurs on Pg
48 behind general public can go to the Guide to see what
elements are specifically envisioned for any arterial
Figure 8.
and collector roadway. Based on the City's land use
components contained in the Comprehensive Plan,
pathway locations on the Master Pathway Plan and
ACHD's needs for capacity, the Livable Streets Design
Guide illustrates what each street typology should look
like. There are customized cross sections within the
Guide for access, the pedestrian zone, parking, transit,
bicycles, buffers, travel lanes and landscapin . Fg figure
8 depicts a typical roadway tvnology.
The City of Meridian is committed to working with
local transportation authorities. specifically ACHD,
COMPASS, and ITD, to protect kev transportation
corridors as regional transportation routes and
gateways to not only Meridian, but also to Boise,
Eagle, Star, Kuna, Nampa, and Caldwell. The City of
Meridian has also been coordinating with ITD to
determine the most appropriate alignment of the future
SH 16 extension and to preserve appropriate ri is-of-
ways and access point locations for all state highways;
the City has effective land use policies and
development codes that preserve future tran~ortation
corridors.
Mobility Management
Mobility management is a concept that focuses on
using all available resources to augment and advance
mobility for all people. Several strate ieg s are typicallX
used to meet the needs of citizens from all walks of
life. In 2009, COMPASS, through a Federal rg ant,
developed the Mobility Management Development
Guidebook to help local governments establish
partnerships and collaborate to provide the most
efficient transportation system. The guidebook is a
resource manual of best practices that incorporates
transit access, mobility enhancements, and site, and
road design. The guidebook includes a checklist for
local governments, developers, and others to
incorporate access and mobility into land use
decisions. The guidebook also explores how providing
several choices in mode, helps serve all roadway users.
Summary of Changes to City of Meridian Comprehensive Plan Text
Chapter 2,
Pgs 13 & 14
( 2.01.02D;
2.01.02F;
2.01.03;
2.01.03F;
2.01.03G;
2.01.03H) Rename the Strengthen community pride Objective and add
three new Action Items regarding welcome signs. Relocate
two gateway/entryway corridor Action Items from the
Support beautiful development Objective to be grouped
here. (See GOA Table for changes) Amend GOA table to
include new text for
welcome signs; group
with existing like
policies.
Chapter 3, Low Density: to allow for the development of single-family Clarify that residential
Pg 20, homes on large lots where urban services are provided. Uses densities are gross,
Residential may include single-family homes at gross densities of three not net.
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 gross 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
g oss 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 and should also incorporate connectivity
with adjacent uses and area pathways, attractive landscaping
and individual project identity.
High Density: to allow for the development ofmulti-family
homes in areas where urban services are provided.
Residential g oss 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.
Chapter 3, Sample uses appropriate in MU-N areas would include: Add C-N
Pg 25 townhouses, multi-family developments, neighborhood (Neighborhood
grocer, drug stores, coffee/sandwich/ice-cream shops, Commercial) as a
vertically integrated buildings, live-work spaces, dry sample zoning district
cleaner/laundromat, salons/spas, daycares, neighborhood- for areas with a
scale professional offices, medical/dental clinics, gift shops, Mixed Use-
schools, parks, churches, clubhouses, public uses, and other Neighborhood
appropriate neighborhood-scale uses. Appropriate zoning designation.
districts include: TN-R, TN-C, L-O, C-N and R-15.
Chapter 3, Sample uses, appropriate in MU-ER areas would include: Clean-up; this text
Pg 31 All MU-N and MU-C categories, entertainment uses, major relates to the MU-R,
employment centers, clean industry, and other appropriate not MU-C section.
regional-serving uses. Appropriate zoning districts include:
TN-C, C-G, R-15 and R-40.
Chapter 3, Mixed Use Interchange (MU-n. The purpose of this Originally there were
Pg 33 designation is to call-out areas where construction of future three MU-I areas,
SH-16 interchanges is likely to occur, and to acknowledge today there are only
that this land will have a high degree of visibility. These two that exist on the
areas will be served by highway interchange ramps and FLUM. The one at
restricted local access. There are ~e~two interchange Franklin Road has not
areas, one located at US 20-26; and one at Ustick Road, a~ existed since the Ten
-'~~, that differ from the other Mixed Use Mile Specific Area
categories in that a much stronger emphasis will be placed Plan was adopted in
upon gateway elements and traffic flow/trip generation 2007.
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.
Chapter 3, The City feels it is important to identify roadways that Fix grammatical
Pg 35 introduce and welcome both visitors and residents to the error.
City of Meridian. These roadways are notesd as entryway
corridors on the FLUM and are subject to additional
standards within the Unified Development Code.
Chapter 3, Pine Avenue is currently the only east-west connection to New Paragraph.
Pg 39, add to downtown between Fairview Avenue and Franklin Road,
end of section. west of Locust Grove. Additional east-west traffic
connections within downtown are needed. Extending
Broadway Avenue and/or Idaho Avenue to connect with E
Commercial Drive will make it easier to get to and through
downtown.
Chapter 3,
Pg 40 Change the title of the Pathway Network Map, Figure 3-7 to
be: ADOPTED PATHWAYNETWORKMAP Clarify figure title.
Chapter 3, Supplemental Network Improvements Adds text supporting
Pg 41, add To establish a more direct route, and increase connectivity the Airport Road -
new section at between the Nampa Airport/Garrity Boulevard and the Overland Road
the end of Overland Road/Ten Mile Road intersection, the Airport - Alignment Study.
Transportation Overland Corridor Study was completed in 2011. This study (Related, new policies
segment. was conducted in partnership with the City of Nampa, are proposed on pages
ACRD, Nampa Highway District #1, Ada County, and the 45 and 47)
City. The Study evaluated feasible alignment alternatives
and associated environmental, transportation, land use and
land owner issues of an extension. Ultimately, Alternative
2B was selected as the preferred alignment.
As no funding is currently available, this future roadway
will be constructed as adjoining properties develop, and
funding partners become available. Although the centerline
location identified in the Study is the preferred location, the
exact location of the roadway may adjust slightly dependent
upon the nature and timing of development; the Study
allows for flexibility on the specific route, as long as the
primary objectives of the study are achieved. The City will
work with property owners, developers and ACHD to
ensure Overland Road is extended west of Ten Mile Road
into Canyon County as an arterial.
Chapter 3, Republic Services (Republic) is Amend text to reflect
Pg 43 the solid waste and recycling collection contractor for the Republic Services
City of Meridian. &SE Republic is dedicated to providing now provides waste
reliable and innovative recycling and waste reduction and recycling
programs to the City. Every residential customer in collection services.
Meridian has access to curbside recycling services as part of
their basic collection services. In addition to refuse
collection, rec clin ,and hazardous material dis oral, ~
Republic 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. ~ Republic 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 (SWAG) to help set steer a curbside recycling
program and to advise the City Council on other solid waste
issues. The SWAG works in conjunction with &SE
Republic staff. The SWAG focuses its attention on growing
the solid waste and recycling programs and making them as
user friendly as possible.
Chapter 3, CenturyLink, Inc. provides basic Amend text to reflect
Pg 44 telephone service in the area and CableOne provides name change of
traditional T.V. and internet services. There are also a telephone provider.
number of other wireless providers which also offer phone,
television, and internet services.
Chapter 3, This section is being
Pg 44 .Idaho Code §67- amended to reflect the
6517 allows the City to designate lands on a Future direction of the
Acquisitions Map (FAME that are proposed for public Council. The City is
acquisition and/or facilities over the next 20 years. ~e not pursuing a FAM,
~
+~~~ ,r +~~ ~'~+~_ ~ooa~ +~ a,.~+ :ae.,+~£ _ ~ ~~~*~~~ but increased facility
~
.,wo..o ~ ,.;~:+;e~ .,~a ;~~ .,~,,.,,,.+,,..o ; e.,+~ ., o d utilit
y
an
. Facilities and utilities that coordination is
could be designated on this map include, but are not limited appropriate among
to: fire stations, parks, open space, and recreation areas, City Departments.
pathways, well sites, Waste Water Treatment Plant Action Item
expansion lands, utility facility corridors, streets, overpasses 3.04.01 M, on page 50
and highways, and some properties downtown where
will be also be
infrastructure is planned.
amended to reflect the
need to develop a
comprehensive, future
facilities map.
"
~
..~o+wv..+w:~ ... ~w,.,,,a ,.e ..a,...+oa ., ...,... ,.~.,,o
The City does not have or use a FAM. Instead, a future
facilities map that consolidates all City expansion and
construction plans is being composed. This map, once
composed, will be used for general coordination and
communication, and will not be included in this Plan.
However, it is envisioned that the future facilities map and
the policies in this Plan be consistent and work to etg
her to
_
wide efficient infrastructure improvements.
Chapter 3, Coordinate with ACRD and Ada County to ensure policies New policy reflecting
Pg 45 and regulations are consistent with the 2011 Airport- the need to coordinate
(3.01.02E) Overland Study. Ensure that
development accommodates with other agencies
New Action
Item ,
the Overland Road extension, west of Ten Mile. and developers as
growth occurs south
of I-84 and west of
Ten Mile Road,
consistent with the
Airport-Overland
Corridor Study.
Chapter 3, pursue the extension of Overland Road. west of Ten Mile New policy
Pg 47 Road into Canyon County, consistent with the 2011 Airport- implementing the
(3.03.0X)
New Action
Item Overland Corridor Study. Airport-Overland
Road Study
recommendations.
Chapter 3,
Pg 52
(3.05.03E) Combine Action Items related to rural residential
development within the Area of City Impact to allow some
development provided it is consistent with future urban
densities and infrastructure plans. [See GOA Table for
changes) The way the current
policies read it is
confusing and no
longer applicable to
how the City and the
County review
development in the
AOCI.
Chapter 3, Combine Action Items related to infill of vacant lots. [See The format of these
Pgs 54-55 GOA Table for changes) policies is difficult
(3.07.02I) with the new
numbering system; to
have a policy stating
infill development
needs to comply with
the Comp Plan is
unnecessary and
already implied.
Chapter 4, Urban Renewal Area (Downtown) -The Meridian This section is being
Pg 59 Development Corporation (MDC)~s and the City are amended to reflect the
committed to the economic stimulation and expansion of mutual commitment
downtown Meridian. Focus areas ^°°~C for creating a to downtown by the
thriving Downtown Meridian include: pedestrian friendly, City and MDC. It is
transit support, sustainable job creation, public art and being amended to
beautification, affordable workforce housing, public specify that MDC and
parking, and a balanced retail environment. As part of its the City will work
long-term goals, MDC is committed to supporting together to improve
Destination Downtown, a Vision Plan for downtown downtown, using the
Meridian. Destination Downtown is acommunity-driven four focus areas of the
initiative, spearheaded by the MDC, to stimulate, vitalize, Destination
and establish downtown Meridian as a hub of Treasure Downtown plan as a
Valley enterprise, culture, and social activities. Destination guide for potential
Downtown has four focus areas: Livabili , Mobilit ,
Prosperity, and Sustainability. Each of these focus areas catalyst projects. The
represents a vital cornerstone in support of the long-term text is also being
health and vitality of downtown Meridian and the City as a amended to reflect the
whole. The City intends to build on the Destination new COMPASSNRT
Downtown plan by partnering with the MDC to dog building.
specific °r°°~ catal,~projects, consistent with each
of the four d~ist~ focus areas identified in the Plan. With
the construction of theme City Hall building in 2008, and
the COMPASS/VRT Building in 2011, the City and the
MDC has have made commitments to downtown that will
serve as-a catalysts for additional revitalization efforts and
set the standard for future development in Meridian's
downtown.
Chapter 4, Reword and relocate three Action Items, related to public- Amend GOA table to
Pg 61 private partnerships, attracting new business downtown, include amended text
(4.01.02D, and encouraging infill development, currently under the clarifying the purpose
4.01.02E, wrong Goal and Objective. Instead of being under the of apublic-private
4.01.02F) Create a balanced cross section of incomes Objective, partnership and that
relocate to the Support redevelopment opportunities in these belong with
downtown Objective (4.04.01)[See GOA Table for other downtown
changes) policies; group with
existing like policies.
Chapter 4, Capitalize the City's location along the Western Heritage New policy intended
Pg 63 Byway (SH-69/Meridian Road): promote the corridor for to work to promote
(4.03.1 E) tourism, business expansion and its proximity to downtown. the Western Heritage
New Action Byway and economic
Item opportunities.
Economic Develop
will be the lead on
this Action Item, with
Planning being
support.
Chapter 4, Assist potential businesses with locating in downtown bX Planning will be
Pg 64 providing~rocess incentives. exploring ways to
(4.04.O1U) incentivize businesses
New Action locating in downtown.
Item This may include a
concierge-type
service for potential
businesses and/or a
streamlined
checklist/process.
Chapter 7, One of the key ways that the Comprehensive Plan becomes Incorporate
Pg 87 an improved tool for growth is to align it with other Destination
established plans and goals for the City. The specific plans Downtown plan as an
and documents that are adopted as part of the addendum to the
Comprehensive Plan include: the Existing Conditions Comprehensive Plan.
Report, the Ten Mile Interchange Specific Area Plan, the
Design Manual, the Comprehensive Parks and Recreation
System Plan, the Meridian Pathways Master Plan,
Destination Downtown, 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.
Pgs B-1- B-2 CDBG Community Development Block Grant Added and amended
USDOT U.S. Department of Transportation acronyms and
EECS Energy Efficiency and Conservation Strate~y abbreviations with the
FAM Future Acquisitions Map adjacent text. Text
FLUM Future Land Use Map reformatted to
HUD Housing and Urban Development improve readability.
ISU Idaho State University These will be inserted
JSD#2 Joint School District No. 2 (Meridian 3ei~t in alphabetical order
School District) in with the existing
MAC Meridian Arts Commission acronyms and
MADC Mayor's Anti-Drug Coalition abbreviations.
MYAC Mayor's Youth Advisory Council
NC Neighborhood Center
PAD Position Accountability Definition
SWAC Solid Waste Advisory Committee
TMISAP Ten Mile Interchange Specific Area Plan