Overview

Since 1990, Meridian has experienced exponential growth, becoming the second largest city in Idaho and one of the top ten fastest growing cities in the nation. Due to the desirability of the area, population growth will continue. Over the last 20 years, property in and around Meridian has changed from primarily agricultural and single-family residential to include a more diverse mix of residential types and commercial and industrial uses. That trend will continue as land traditionally used for agriculture develops at urban intensities. However, the foremost goals will remain to grow the city as a premier place to live, work, and play.

The Plan embraces Meridian as an Evolving Community by focusing on strategically planning for future growth. It provides new land use tools to ensure strategic and sustainable growth through the provision of services and infrastructure consistent with this Plan’s vision. Essential to community health is the promotion of responsible land use and growth by ensuring that development pays for itself and enhances the quality and character of the community. Reinventing key areas, supporting infill, and focusing growth in strategic areas support an efficient and high-quality development pattern that aligns with the availability and capacity of services and infrastructure.

Residential Land Uses

The purpose of this designation is to provide for a variety of housing types and densities varying from large estate or semi-rural lots to multi-family homes. In all cases, urban services such as sewer, water, parks, and emergency services should be provided. Residential designations are described in following pages.

Within residential areas the following ideas and policies shall apply:

• The Comprehensive Plan encourages a variety of product types and lot sizes within every neighborhood.
• Gross residential densities are rounded to the nearest whole number.
• 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 two acres or less in size. In this instance, no ancillary commercial uses shall be permitted.

Low Density Residential

This designation allows for the development of single-family homes on large and estate lots at gross densities of three dwelling units or less per acre. These areas often transition between existing rural residential and urban properties. Developments need to respect agricultural heritage and resources, recognize view sheds and open spaces, and maintain or improve the overall atmosphere of the area. The use of open spaces, parks, trails, and other appropriate means should enhance the character of the area. Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services.

Medium Density Residential

This designation allows for dwelling units at gross densities of three to eight dwelling units per acre. Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services.

Medium High Density Residential

This designation allows for a mix of dwelling types including townhouses, condominiums, and apartments. Residential gross densities should range from eight to twelve dwelling units per acre. These areas are relatively compact 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 a project identity.

High Density Residential

This designation allows for the development of multi-family homes in areas where high levels of urban services are provided and where residential gross densities exceed twelve 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 transitions between neighboring uses. These areas are compact 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; they should incorporate connectivity with adjacent uses and area pathways, attractive landscaping, gathering spaces and amenities, and a project identity.

Commercial Land Uses

This designation will provide a full range of commercial uses to serve area residents and visitors. Desired uses may include retail, restaurants, personal and professional services, and office uses, as well as appropriate public and quasi-public uses. Multi-family residential may be allowed in some cases, but should be careful to promote a high quality of life through thoughtful site design, connectivity, and amenities. Sample zoning include: C-N, C-C, and C-G.

Industrial Land Uses

This designation allows a range of uses that support industrial and commercial activities. Industrial uses may include warehouses, storage units, light manufacturing, flex, and incidental retail and offices uses. Sample zoning include: I-L and I-H.

Old Town Land Uses

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. The City has developed specific architectural standards for Old Town and other traditional neighborhood areas. Pedestrian amenities are emphasized in Old Town via streetscape standards. Additional public and quasi-public amenities and outdoor gathering area are encouraged. Future planning in Old Town will be reviewed in accordance with Destination Downtown, a visioning document for redevelopment in Downtown Meridian. Please see Chapter 2 Premier Community for more information on Destination Downtown. Sample zoning include O-T.

Mixed Use Land Uses

In general, the purpose of these designations is to provide for a combination of compatible land uses within a close geographic area that allows for easily accessible and convenient services for residents, workers, and visitors.

Following is a general overview of mixed use principles that apply for all mixed use designations in the City (unless otherwise noted). This information is organized to include:

• a description of their general locations;
• an overview of the different sub-categories of mixed use; and
• a design section describing principles aimed at the functional integration of uses and features of a mixed use area.

General Overview

Land 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 adjacent doctor offices, pharmacies, beauty salons, assisted care facilities, and apartment buildings. A variety and mix of residential types are desired, from single-family with accessory dwelling units, patio homes, and alley loaded homes, to cottage court, live-work, small scale multi-family, and larger midrise multi-family developments. Mixed use areas tend to have higher floor area ratios (buildings with multiple stories and less area devoted to parking), integral shared open space, and interconnected vehicular and pedestrian networks.

Location

In developing the Comprehensive Plan, the City has typically designated Mixed Use in areas of higher visibility (such as along arterial roadways). These Mixed Use areas identified on the Future Land Use Map vary in size, intensity (both residential and commercial), and consider the visibility of the planned transportation network, number of residences planned within mixed use designation service areas, and location relevant to other commercial opportunities. The locations are intended to provide Meridian residents with a variety of opportunities for housing, leisure, activity, and commerce. Attractive and convenient prioritized elements such as multiuse pathways are paramount to functionally reducing impacts to the transportation network through proximity and density of services. Contiguous Mixed Use identified areas that are bisected by an arterial or highway are considered separate and independent areas for use and design integration and will be evaluated independently of each other.

Generalized Land Use Types

For the purposes of the Mixed Use section, the City identifies five different generalized land use types:

1. commercial (includes retail, restaurants, daycares, etc.);
2. office;
3. residential;
4. civic (includes both public and quasi-public open space, for leisure, active play, or enhanced natural spaces); and,
5. industrial.

All development in Mixed Use areas fall within one of these five generalized land use types. Land uses requiring industrial zoning are discouraged in mixed use areas with existing or expected residential uses. However, if the developer can demonstrate that industrial uses are compatible and appropriate, the City will consider industrial uses when proposed as part of a larger Mixed Use conceptual plan.

Metrics referenced within the mixed use text, such as minimum or maximum coverage area, are describing gross area. Generally, gross area would include all portions of features supporting the land use type (e.g. – parking and open space associated with residential). Vertically integrated units count towards the primary building use type, to ensure balanced impacts and benefits.

Functional Integration

As the City reviews development applications for consistency with the Comprehensive Plan, the principles described in the Integration of Uses and Holistic Design sub-sections which follow will be considered in all Mixed Use areas unless otherwise noted. To be successful, the principles outlined in these sub-sections must be considered as interrelated features serving as the basis of plan design. They must function together, not as individual components. Helpful diagrams, photos, and other exhibits are cross-referenced after many principles, and included in Appendix F to illustrate the concepts.

Integration of Uses

A variety of uses, both residential and non-residential, are critical in successfully creating spaces that are unique, distinctive, and attractive. Successful projects reduce vehicle trips for nearby residents and/or visitors by having frequent, accessible and safe pedestrian connections. Residential and non-residential areas feel cohesive, as one neighborhood, even when developed across multiple properties over multiple years or by different developers. To properly develop a mixed use project, integrate the following principles into the design:

• Mixed Use projects are to be developed with an overall master or conceptual plan for the larger mixed use area; during an annexation or rezone request, a development agreement will typically be required for projects with a Mixed Use, future land use designation.
• Mixed use areas must include at least three land use types within a designation. Exceptions may be granted for Mixed Use designations smaller than 10 acres on a case-by-case basis. Individual projects within a large mixed use designation area may not warrant a mix of uses, provided compliance with a larger vision and integration of uses.
• High intensity residential (higher density or significant percent of an overall mixed use area) requires commensurate levels of employment or other non-residential elements supporting residents and reducing local vehicle trips (see specific allowances of residential and non-residential within each sub-category).
• Mixed use projects must inherently support intentional opportunities for neighborhood and community services such as recreation centers (e.g. – specialized gyms), daycares, and office (e.g. -professional offices). Some of these uses do not need prominent arterial road visibility to be successful, but instead rely on strong connectivity and access nearer to residential and employment areas. See also figures: FB2, FB3, FB5.
• Community-serving facilities such as hospitals, clinics, churches, schools, civic buildings, or public safety facilities are expected in most mixed use developments thereby reducing extraordinary service and transportation network impacts.
• Supportive and proportional outdoor public and/or quasi-public spaces and places including, but not limited to, parks, plazas, outdoor gathering areas, linear open space, and schools are expected. These areas may be located in spaces between residential and non-residential uses to provide both integration and transition between uses. Outdoor seating areas at restaurants are not considered supportive public spaces unless integrated into shared open space, natural amenities, and interconnected with cohesive pathway elements. See also figures: FB4, FC5, FC7.

Mixed Use Sub-Categories

There are five designations (sub-categories) of Mixed Use that are identified throughout the City of Meridian and the Meridian Area of City Impact: Neighborhood, Community, Regional, Interchange, and Non-Residential. This section further describes the purpose, intent, and development design principles for these designations. In addition, there are three sub-categories of the Mixed Use designation that are solely permitted in the Ten Mile Interchange Specific Area: Commercial, Residential, and Lifestyle Center. For more detailed descriptions of the land use designations in the Ten Mile area, see below, and also the Ten Mile Interchange Specific Area Plan.

Every mixed use designation includes a specific range of densities and coverage that generally allow for a mixed use area to realize a diversity of use types and to achieve its stated purpose. Recognizing the dynamic nature of mixed use areas, additional flexibility is afforded to these ranges through other referenced policies. Ultimately, any mixed use project must work towards the purpose and intent statements, including availability of goods and services to the community, and must offset impacts by providing quality of life opportunities not typically achievable through other single use areas of the City. The base land use coverage ranges are a starting point, with exceptions expected to include justification not on current market conditions, but the health and wellbeing of the community, and the market potential and buildout over time for the service area of each mixed use designation.

Conditions may exist within some mixed use areas that influence these metrics. For example, significant grade and access limitations may better support reduced intensities. Other land, with high visibility and access, may for example represent an opportunity to provide increased acreage for large employment, or reduced residential ratios when a service provider acquires significant prime acreage. However, examples like these will not be used to justify increased residential intensities outside of the specific allowances that are described within each mixed use designations.

Mixed Use Non-Residential (MU-NR)

The purpose of this designation is to designate areas where new residential dwellings will not be permitted, as residential uses are not compatible with planned and/or existing uses in these areas.