HomeMy WebLinkAbout2024-08-08 Meridian Planning Dept. -Previous Land Use Analysis - Land Use ReportC ity of M eridian | a pril 2023Land Use && Development
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Land Use Development Report 2023 | Table of Contentshttps://meridiancity.org/planning
TABLE OF CONTENTS
Introduction . . . . . . . . . . . . . . . . . . . .1
■Introduction . . . . . . . . . . . . . . . . . .1
■Purpose . . . . . . . . . . . . . . . . . . . . .1
■Report History . . . . . . . . . . . . . . . .1
■Data Sources . . . . . . . . . . . . . . . . .1
■Report Use . . . . . . . . . . . . . . . . . . .2
■General Definitions . . . . . . . . . . . .2
Future Land Use Areas . . . . . . . . . . .3
Zoning District Areas . . . . . . . . . . . .9
Addressing . . . . . . . . . . . . . . . . . . . .15
Land Valuation . . . . . . . . . . . . . . . . .19
Permit Development . . . . . . . . . . . .27
Ten Mile Interchange Specific Area Plan Analysis . . . . . . . . . . . . . . . . . .35
C ity of M eridian | a pril 2023Land Use && Development
For Questions:
City of Meridian
Planning Division
33 E Broadway Suite 102
Meridian, Idaho 83642
https://meridiancity.org/planning
Phone 208.884.5533
i
Land Use Development Report 2023 | Table of Contentshttps://meridiancity.org/planning
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Land Use Development Report 2023 | IntroductionAcresMeridian City Limits | 2023
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MERIDIAN BOISE
GARDEN
CITY
EAGLESTAR
NAMPA
KUNAADA COUNTYCANYON COUNTY" 0
20
55
44
69
55
45
44 16
84
184
84
https://meridiancity.org/planning
Introduction
Introduction to Report
Annually the City of Meridian Community Devel-opment Department prepares a summary of land use, zoning, and permitting information. This summary data is intended to provide a citywide snapshot of comparative land use and development activities.
Purpose
The purpose of this Report is to memorialize land use, zoning, and development activities in the city. Without an understanding for what we have and where we’ve come from, understand-ing our needs as a City and ensuring a diverse and well balanced portfolio of development opportunities going forward would be more difficult.
In part, this Report relates to policy goal 3.06.00 of the City of Meridian Comprehensive Plan. This Report does not satisfy all of the policies in this goal, but in coordination with other materials including the Existing Conditions Report (ECR) should help to convey to city staff, elected officials, and the public, what the City’s existing and future land use portfolio looks like.
For information on population, income, and other demographics, see the City of Meridian ECR on the Comprehensive Plan website at: https://www.meridiancity.org/compplan.
Report History
City staff began informally tracking land uses and zoning activities in 2012. For the first several years of collection there was no benchmark to understand what some of the data represented.
After years of collection, some of this data has become comparable over time and is better able to show change. In time and as more indicators are tracked, it is hoped that trends become even more apparent.
Data Sources
This Report uses city-wide data created and maintained by both Ada County and the City of Meridian. Ada County provides all parcel and zoning based information. Some of the data in this report uses parcel level land values, improvement values, property exemptions, acreage, and ownership, among other attributes for analysis. The City maintains and tracks all permit data and future land use information, and is responsible for the aggregate and joined data in this report.
The information in this report is updated and largely generated automatically through a series of models and indicators created through SQL script, ESRI ArcMap, ESRI ArcCatalog, and City Explained CommunityViz software and exten-sions. Data generated through this process is then output for the current year and further refined. Microsoft Excel is used to generate all of the tables and charts in this report.
Data varies by source, but all information in this summary was compiled on April 3rd, 2023.
“Ensure a variety and balance of
land uses to support the Area of
City Impact. ”
- policy 3.06.00
Note: Meridian City limits (grey hatch) and Meridian’s Area
of City Impact line (dashed-red) in relation to the surrounding
Treasure Valley communities.
1
Land Use Development Report 2023 | Introduction23,547 acres
14,757 acres
City Limits & AOCI
| 2023
Developed ParcelsParcels
Parcels Parcels
within City Limits
(Acres) | 2023
https://meridiancity.org/planning
Note: for charts referencing historical infor-mation, the month will be shown after the year in format YYYY/MM.
Report Use
All charts, data, and analysis in this report is only as valid and accurate as original source material, for which the City makes no guar-antee. Because parcel valuation information is based on assessed values and not market values, trends should be considered com-parative. It is not intended that any informa-tion in this Report be compared with other areas outside of Meridian. The City’s permit types, process, and classification are unique, and is similarly comparative within Meridian only. Described geographic areas are also unique, and may vary from other similar data sources such as from COMPASS and the Intermountain MLS. Charts and tables should be taken as generalized.
General Definitions
Exempt: Properties that are “exempt” are parcels that do not pay “normal” property taxes. These may be government, quasi government, commercial properties with tax exemptions (such as State incentives), or land that is currently in transition (e.g. - annexing, changing zoning, etc.). Schools and churches often make up very large portions of any given zoning designations total land area, but are also not assessed.
Undeveloped Land: Properties that are characterized as undeveloped are generally those considered to be ready for develop-ment. However, in many cases land that is
ready for development has some level of assessed improvement values. For example, many large agricultural properties which are expected to redevelop, actually have structures on them with assessed values. To consider some of these properties as undevel-oped, especially for old dilapidated structures, a minimum improvement assumption value and a minimum improvement per square foot assumption value is used to include or exclude properties with limited improvements respective of the larger parcel. Details on these assumption values can be requested.
Developed Land: These properties are those with assessed improvement values greater than the minimum improvement assumption values. See above.
City Non Parcels: These areas of the City are those that are not part of a parcel, such as public right-of-way, the rail corridor, and some irrigation facilities, but annexed and incorporated into the City.
Note: Areas not annexed are those lands within Meridian’s
Area of City Impact (AOCI), but not yet annexed into the City.
Note: See General Definitions for information on Exempt,
Developed, and Undeveloped land, and City Non Parcels.
2
Land Use Development Report 2023 | Future Land UsesResidential
Mixed Use
Future Land Use
Area by Groups
(Acres) | 2023
https://meridiancity.org/planning
KEY INFORMATION
Future Land uses
Future land uses are designated and defined in the City of Meridian Comprehensive Plan. For the purposes of this report, land uses are characterized and combined into four groups:
}Residential. Includes low density resi-dential (LDR), medium density resi-dential (MDR), medium-high density residential (MHDR), and high density residential (HDR).
}Mixed Use. Includes mixed use neigh-borhood (MU-N), mixed use community (MU-C), mixed use regional (MU-R), mixed use non-residential, (MU-NR) mixed use interchange (MU-I), old-town (O-T), mixed use commercial (MU-Com), and mixed use residenial (MU-Res).
}Employment. Includes commercial (Com), office (Off), industrial (Ind), high density employment (HDE), low density employment (LDE), and mixed employment (ME),
}Civic. Includes Civic only. Other des-ignations such as Gas and Park are no longer used.
The following tables and charts are current as of April 3rd, 2023.
Future Land Use Areas
Note: Land use groups are for comparative purposes only, and do not correlate with City of Meridian Comprehensive
Plan text or City zoning districts. See the following page for a table of all individual acreage values. Land Use areas are for
the entire Area of City Impact and not just annexed lands.
3
Land Use Development Report 2023 | Future Land Uses0
200
400
600
800
1,000
1,200
1,400
1,600
1,800
COM OFF IND HDE LDE MEAcresFuture Land Use: Employment Areas | 2023
0
2,000
4,000
6,000
8,000
10,000
12,000
14,000
16,000
18,000
LDR MDR MHDR HDRAcresFuture Land Use: Residential Areas | 2023
0
200
400
600
800
1,000
1,200
1,400
1,600
1,800
2,000
AcresFuture Land Use: Mixed Use Areas | 2023
https://meridiancity.org/planning
DATA
Land use area:
Land Use Acres
LDR 8,276
MDR 16,719
MHDR 913
HDR 657
MU-N 1,048
MU-C 1,879
MU-R 1,588
MU-NR 322
MU-I 248
O-T 337
MU-Com 252
MU-Res 68
COM 1,610
OFF 316
IND 1,244
HDE 77
LDE 97
ME 509
Civic 1,697
Note: See Key Information
on previous page for full
list of abbreviations and
names of future land use
designations. Please note that
the vertical bar scales may
vary significantly for each of
the charts.
4
Land Use Development Report 2023 | Future Land Uses0
200
400
600
800
1,000
1,200
1,400
1,600
1,800
COM OFF IND HDE LDE MEAcresFuture Land Use: Change in Employment Areas | 2023
0
200
400
600
800
1,000
1,200
1,400
1,600
1,800
Civic Park Gas Civic TMAcresFuture Land Use: Change in Other Areas | 2023
0
2,000
4,000
6,000
8,000
10,000
12,000
14,000
16,000
18,000
Rural LDR MDR MHDR HDRAcresFuture Land Use: Change in Residential Areas | 2023
0
200
400
600
800
1,000
1,200
1,400
1,600
1,800
2,000
MU-N MU-C MU-R MU-NR MU-I O-T MU-Com MU-Res LCAcresFuture Land Use: Change in Mixed Use Areas | 2023
https://meridiancity.org/planning
DATA
Change in Land use area:
Land Use
Rural 1,949 -
LDR 10,164 8,276
MDR 15,228 16,719
MHDR 710 913
HDR 612 657
MU-N 924 1,048
MU-C 1,443 1,879
MU-R 1,580 1,588
MU-NR 499 322
MU-I 270 248
O-T 336 337
MU-
Com 162 252
MU-Res 44 68
LC 73 -
COM 1,552 1,610
OFF 374 316
IND 955 1,244
HDE 74 77
LDE 98 97
ME 488 509
Civic 1,394 1,697
Park 37 -
Gas 14 -
Civic TM 91 -
Note: Values are in acres.
5
Land Use Development Report 2023 | Future Land Uses0
20
40
60
80
100
120
Residential Employment CivicAcresAcres of Non Residential Future Land Uses for
Every 100 Residential Acres | 2023
Residential
Residential
Acres of Non Residential Future Land Uses for
Every 100 Residential Acres | 2023
https://meridiancity.org/planning
DATA
ratio oF residentiaL Future Land uses to others
Not Mixed Use In Mixed Use Ratio Acres
Residential 26,565 1,679 28,245 1.00 100
Employment 3,852 3,598 7,450 0.26 26.38
Civic 1,697 593 2,290 0.08 8.11
Non-Residential
Note: This chart uses information from the Land Use Area tables on previous page.
DATA
Future Mixed use assuMptions
% Residential % Office
MU-N 50 30 10 10 40
MU-C 35 25 30 10 55
MU-R 15 25 50 10 75
MU-NR 0 40 55 5 95
MU-Com 20 25 50 5 75
O-T 25 25 35 15 60
MU-Res 50 25 20 5 45
MU-I 30 30 20 20 50
Note: While some of the mixed use assumptions are based on performance criteria
of the past, others are simply planning for a diversified and balanced future
buildout. This chart uses information from the Land Use Area tables on previous
page. NR is non-residential but excludes Civic uses.
Note: These charts compare the ratio of residential to non-residential land uses, by
depicting how many acres exist of non-residential land uses for every 100 acres of residen-
tial. Residential land uses include all residential designations plus assumed ratios for each
of the mixed use designations. Employment designations are all non-residential designa -
tions, excluding those that are Civic type, and portions of mixed use.
6
Land Use Development Report 2023 | Future Land Uses0%
20%
40%
60%
80%
100%
% AOCI % Annexed % Not Annexed% of Group AreaFuture Land Use by Groups | 2023
Residential Mixed Use Employment Civic
https://meridiancity.org/planning
DATA
status oF Future Land use areas by annexation
AOCI Acres
Acres
Acres
% AOCI
Residential 26,565 14,977 11,589 70.2%56.4%43.6%
Mixed Use 5,741 3,876 1,865 15.2%67.5%32.5%
Employment 3,852 2,743 1,109 10.2%71.2%28.8%
Civic 1,697 1,432 265 4.5%84.4%15.6%
Note: Civic will continue to grow in area (size) over time, as new parks, schools, and
other public facilities are added to the map. This will come out of the other land use
designtions.
Notes:
These charts explore the different land uses and groups by their annexatin status.
The sunburst chart (top-left) shows remaining (unincorporated) lands in relation to the total
available for each land use. Remaining lands are those on the outside edge of the chart. The
section titled County Estate, are those subdivisions and estate homes on non-farms in the
County, and which are likely to remain in their current configuration, even when annexed. Some
of this area does fall into land use groups other than LDR, but are consolidated into County
Estate category for reporting.
The bar chart (top-right) shows the relationship of land use groups by total AOCI (in and out-
side of the City, by annexed (in the City), and by not annexed (in the County). % Not Annexed
are those areas that may be annexed into the City in the future.
7
Land Use Development Report 2023 | Future Land Useshttps://meridiancity.org/planning
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8
Land Use Development Report 2023 | Zoning DistrictsResidential
Zoning Area by Groups
(Acres) | 2023
www.meridiancity.org/Planning
KEY INFORMATION
Zoning distriCts
Zoning is outlined and described within the City of Meridian Unified Development Code (UDC). For the purposes of this report, and to more closely compare with future land uses (outlined in the City of Merid-ian Comprehensive Plan), zoning can be characterized in four groups:
}Residential. This includes low den-sity (R-2), medium-low density (R-4), medium density (R-8), medium-high density (R-15), and high density (R-40).
}Traditional. This includes old town (O-T), traditional neighborhood residential (TN-R), and traditional neighborhood center (TN-C).
}Commercial. This includes neighbor-hood business district (C-N), community business district (C-C), and general retail and service commercial district (C-G).
}Employment. This includes limited office (L-O), mixed employment (M-E), high-density employment (H-E), light industrial (I-L), and heavy industrial (I-H).
The following tables and charts are current as of April 3rd, 2023.
Note: Zoning by groups are for comparative purposes only and do not necessarily correlate with text in City Code. See
the following page for a table of all individual acreage values. Land Use areas are for the entire Area of City Impact and
not just annexed lands
Zoning District Areas
9
Land Use Development Report 2023 | Zoning Districts0
200
400
600
800
1,000
1,200
1,400
1,600
L-O M-E H-E I-LAcresZoning: Employment Areas | 2023
0
20
40
60
80
100
120
140
160
180
200
O-T TN-C TN-RAcresZoning: Traditional Areas | 2023
0
1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
9,000
R-2 R-4 R-8 R-15 R-40AcresZoning: Residential Areas | 2023
0
500
1,000
1,500
2,000
2,500
3,000
3,500
C-N C-C C-GAcresZoning: Commercial Areas | 2023
www.meridiancity.org/Planning
DATA
Zoning area:
Land Use Acres
R-2 314
R-4 8,277
R-8 6,660
R-15 1,334
R-40 266
O-T 141
TN-C 65
TN-R 187
C-N 185
C-C 726
C-G 3,023
L-O 769
M-E 92
H-E 56
I-L 1,451
I-H 0
Note: This information is
official city-wide zoning
data and includes areas of
land that are public right-
of-way. Zoning district areas
that are parcel specific may
have different totals. See Key
Information on previous page
for full list of abbreviations
and names of zoning
designations. Please note that
the vertical bar scales may
vary significantly for each of
the charts.
10
Land Use Development Report 2023 | Zoning Districts -
1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
9,000
AcresChange in Zoning Areas | 2023
www.meridiancity.org/Planning
DATA
Change in Zoning area (aCres):
I-L
Zoning Area (acres)
2013/12 243 6,474 4,634 613 130 134 59 63 130 502 2,549 791 65 54 1,224
2023/04 314 8,277 6,660 1,334 266 141 65 187 185 726 3,023 769 92 56 1,451
Note: This information is official city-wide zoning data and includes area of land that is public right-of-way. Zoning district totals that are parcel specific may have different totals.
11
Land Use Development Report 2023 | Zoning Districts0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%% of Availabe Zoning (values in acres)Development Cover by Zoning | 2023
www.meridiancity.org/Planning
DATA
deveLopMent Cover by Zoning (aCres):
I-L
Zoning Area (acres)
Undeveloped 77 525 724 259 40 14 - 89 20 243 721 113 24 102 134
Developed 177 4,699 3,270 411 113 47 20 29 69 201 1,243 218 3 - 736
Exempt 31 1,692 1,382 409 53 32 4 44 633 196 633 345 23 - 305
Note: This information is based on unofficial parcel specific zoning, and varies from official zoning data which is not parcel specific. Official zoning information includes all land such as
public right-of-way. Development Cover refers to all land as being either developed, undeveloped, or exempt.
12
Land Use Development Report 2023 | Zoning DistrictsI
Zoning (%) | 2023
I
(%) | 2023
I
Zoning (%) | 2023
I
by Zoning (%) | 2023
www.meridiancity.org/Planning
DATA
deveLopeMent Cover by Zoning (%)
Land Use
R-2 2.5%1.6%0.5%
R-4 17.0%41.8%29.3%
R-8 23.5%29.1%23.9%
R-15 8.4%3.7%7.1%
R-40 1.3%1.0%0.9%
O-T 0.5%0.4%0.5%
TN-C 0.0%0.2%0.1%
TN-R 2.9%0.3%0.8%
C-N 0.7%0.6%11.0%
C-C 7.9%1.8%3.4%
C-G 23.4%11.1%11.0%
L-O 3.7%1.9%6.0%
M-E 0.8%0.0%0.4%
H-E 3.3%0.0%0.0%
I-L 4.3%6.6%5.3%
I-H 0.0%0.0%0.0%
Note: This information is based on unofficial
parcel specific zoning, and varies from
official zoning data which is not parcel
specific. Official zoning information
includes all land such as public right-of-
way. Development Cover refers to all land
as being either developed, undeveloped,
or exempt.
13
Land Use Development Report 2023 | Zoning Districts0.00
5.00
10.00
15.00
20.00
25.00
2015/04 2016/04 2017/04 2018/04 2019/04 2020/04 2021/04 2022/04 2023/04Acresresidential Zoning for every 100 Acres of Residential Zoning
I-L
www.meridiancity.org/Planning
DATA
non-residentiaL Zoning For every 100 aCres oF residentiaL Zoning:
Acres of Designations shown on the left, for every 100 Acres of Residential Zoning Designations
C-N 1.0 1.2 1.2 1.2 1.2 1.1 1.1 1.1 1.1
C-C 4.1 3.7 4.1 4.1 3.9 4.2 4.5 4.5 4.3
C-G 20.9 19.0 18.6 17.9 17.7 17.8 17.6 18.0 17.9
L-O 5.9 5.3 5.2 5.1 4.9 4.8 4.7 4.6 4.6
I-L 9.4 8.5 8.5 8.4 8.3 8.0 7.8 7.7 8.6
Note: This information is based on unofficial parcel specific zoning, and varies from official zoning data which is not parcel specific. Official zoning information includes all land such as
public right-of-way. Mixed use zoning designations (such as Old Town) are not shown. Dates above are in sequential YYYY/MM format.
14
Land Use Development Report 2023 | AddressingI
All Addresses by Zoning | 2023
Total Addresses:
www.meridiancity.org/Planning
KEY INFORMATION
addressing
Clear and consistent addressing is impor-tant for a variety of reasons, including life-safety, but data points can also be used in conjunction with other sources of information to provide insights into the framework of the City. Addressing for the purposes of this Report is either residential or non-residential, or both (the total), and then combined with developed land use areas (zoning) to understand make-up, density, and trends (over time).
}Residential. Address points for resi-dential uses can exist in virtually every zoning designation for a variety of uses, from traditional residential to care-taker units in industrial storage.
}Non-residential. Address points for non-residential uses can also exist in virtually every zoning designation. However, schools, churches, and other quasi-governmental agencies are gen-erally parsed out.
The following tables and charts are current as of April 3rd, 2023.
Addressing
Note: Address totals exclude many public agency facilities in residential districts, and may include many “building” ad -
dresses that utilize sub address points such as units, suites, and apartments. Addresses are only those annexed and zoned
in the City of Meridian.
15
Land Use Development Report 2023 | Addressing0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%Total Addresses within DistrictComparison of Address Types by Zoning | 2023
Residential Addresses Non-Residential Addresses
www.meridiancity.org/Planning
DATA
address types by Zoning:
I-L
Address Type # of Addresses
Residential 330 19,381 19,827 6,664 3,151 233 335 497 0 169 2,686 329 0 0 39
Non-resdiential 0 3 2 0 0 297 16 99 212 659 2,804 740 3 0 1,013
Note: Address totals exclude many public agency facilities in residential districts, and may include many “building” addresses that utilize sub address points such as units, suites, and
apartments. Addresses are only those annexed and zoned in the CIty of Meridian.
16
Land Use Development Report 2023 | Addressing0
10
20
30
40
50
60
R-2R-4R-8R-15R-40AcresAverage Acres Needed for 100 Residential Units | 2023
0
5
10
15
20
25
30
R-2R-4R-8R-15R-40Addresses per AcreAverage Residential Density by Zoning
0
5
10
15
20
25
30
R-2R-4R-8R-15R-40O-TTN-CTN-RC-NC-CC-GL-OM-EH-EI-LAddresses per AcreAddress Density by Zoning | 2023
www.meridiancity.org/Planning
DATA
address per aCre
Residential
Types
All Types
R-2 1.9 1.9
R-4 4.1 4.1
R-8 6.1 6.1
R-15 16.2 16.2
R-40 27.8 27.8
O-T 5.0 11.3
TN-C 17.2 18.0
TN-R 17.1 20.5
C-N 0.0 3.1
C-C 0.8 4.1
C-G 2.2 4.4
L-O 1.5 4.9
M-E 0.0 1.1
H-E 0.0 0.0
I-L 0.1 1.4
Notes: Acreage needed for
100 acres is a hypethical
comparison of the area
needed to develop residential
units, using average density.
Address densities (residential
and not-residential) in
commercial and traditional
neighborhood districts are
low due to being averaged
over all developed acreage,
often including expansive
areas of parking. Residential
addresses densities in
commercial areas does
not reflect density trends in
specific projects, such as
multi-family in C-G zones.
17
Land Use Development Report 2023 | Addressingwww.meridiancity.org/Planning
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18
Land Use Development Report 2023 | Land ValuationResidential
0
5,000,000,000
10,000,000,000
15,000,000,000
20,000,000,000
25,000,000,000
30,000,000,000
DollarsTotal Developed Land Values by Zoning
District Group | 2023
www.meridiancity.org/Planning
KEY INFORMATION
suMMary oF deveLopMent inForMation
The following land valuation information and parcel information is based on Ada County Assessor records, and does not necessarily reflect market rates. This information is intended to inform comparisons of taxable land values only. While not exhaustive, the following are a sample of indicators used to compile this data:
}County Property Code. This is used in conjunction with zoning districts, to determine whether a property is being used for a residence, commercial property, or other.
}Zoning District. This is used in almost all indicators to group types of devel-opment together.
}Improvement Values. This is used most frequently to determine if a property is developed or not. It is often used with a minimum improvement assumption and minimum square foot assumption values, such that small improvements like an old houses or small shed on large properties, are excluded from developed property aggregate.
Land Valuation
Note: These values do not reflect improvement costs on exempt land, such as City facilities, Schools, Churches, those
properties with tax exemptions, etc. See Zoning section for explanation of zoning district groups. For explanation of
developed land, see the Introduction section.
19
Land Use Development Report 2023 | Land Valuation0
2,000
4,000
6,000
8,000
10,000
12,000
millions of dollarsTotal Developed Land Value by Zoning | 2023
www.meridiancity.org/Planning
DATA
totaL deveLoped Land vaLue by Zoning (MiLLions oF doLLars):
I-L
Developed
Value (millions) 347.3 10,965.8 9,827.1 1,675.6 517.5 150.1 103.9 109.9 68.5 348.8 2,975.9 451.5 0.7 0.0 909.9
Note: This information is based on unofficial parcel specific zoning, and varies from official zoning data which is not parcel specific. Official zoning information includes all land such
as public right-of-way. Land values are based on Ada County Assessor data, and does not necessarily reflect actual market values. Exempt land such as government buildings and
churches are not included.
20
Land Use Development Report 2023 | Land Valuation0
10
20
30
40
50
60
70
Residential (R-2, R-4, R-8, and R-15)Dollars/SQFTMedian Property Value per Square Foot | 2023
0
20
40
60
80
100
120
R-2 R-4 R-8 R-15Dollars/SQFTSquare Foot by Zoning | 2023
0
100,000
200,000
300,000
400,000
500,000
600,000
Residential (R-2, R-4, R-8, and R-15)DollarsMedian Home Property Value | 2023
0
200,000
400,000
600,000
800,000
1,000,000
1,200,000
R-2 R-4 R-8 R-15DollarsMedian Home Property Value by Zoning | 2023
www.meridiancity.org/Planning
DATA
Median hoMe vaLue:
R-2 1,041,100
R-4 553,400
R-8 522,500
R-15 487,950
Note: Only parcels with
residential “R” propcodes
are included in median
value calculations. Median
value includes both land and
improvements.
Median hoMe vaLue:
Value/SQFT
R-2 54.3
R-4 58.1
R-8 75.3
R-15 109.6
Residential
Note: Only parcels with
residential “R” propcodes
are included in median value
calculations. PPSF indicates
property per square foot.
Median PPSF values are
based on the total property
value divided by the total
land area.
21
Land Use Development Report 2023 | Land Valuation0
20
40
60
80
100
120
140
$/SQFTMedian Property Value per Square Foot by Zoning District | 2023
www.meridiancity.org/Planning
DATA
Median Zoning vaLue per square Foot (doLLars):
I-L
SQFT Value
(dollars) 54.3 58.1 75.3 109.6 111.6 57.1 122.3 113.9 36.4 39.1 49.4 54.7 6.2 0.0 34.7
Note: Median values shown are for entire parcel area and their total value (both land and improvements). This information is based on unofficial parcel specific zoning, and varies
from official zoning data which is not parcel specific. Official zoning information includes all land such as public right-of-way. Land values are based on Ada County Assessor data,
and does not necessarily reflect actual market values. Exempt land such as government buildings and churches are not included.
22
Land Use Development Report 2023 | Land Valuation0
5
10
15
20
25
30
35
40
Median Land Value Per Square Foot by Zoning District | 2023
www.meridiancity.org/Planning
DATA
L and vaLue per square Foot (doLLars):
I-L
SQFT Value
(dollars) 15.1 19.8 23.3 34.3 8.4 16.1 5.6 7.0 13.0 14.0 14.0 12.6 6.2 0.0 7.8
Note: Median values shown are for entire parcel area and the underlying land value only (does not include improvement values). This information is based on unofficial parcel
specific zoning, and varies from official zoning data which is not parcel specific. Official zoning information includes all land such as public right-of-way. Land values are based on
Ada County Assessor data, and does not necessarily reflect actual market values. Exempt land such as government buildings and churches are not included.
23
Land Use Development Report 2023 | Land Valuation0
50
100
150
200
250
300
350
Improvement Value Per Square FootMedian Improvement Value Per Square Foot by Zoning District | 2023
www.meridiancity.org/Planning
DATA
Median iMproveMent vaLue per square Foot (doLLars):
I-L
SQFT Value
(dollars) 219.8 182.5 189.2 190.4 222.1 124.3 309.8 254.7 131.3 118.1 149.9 161.8 54.5 0.0 102.8
Note: Median values shown are for the parcel improvement value (which excludes value of the land) and the building area of a parcel (not the entire parcel). This information is
based on unofficial parcel specific zoning, and varies from official zoning data which is not parcel specific. Official zoning information includes all land such as public right-of-way.
Land values are based on Ada County Assessor data, and does not necessarily reflect actual market values. Exempt land such as government buildings and churches are not
included.
24
Land Use Development Report 2023 | Land Valuation0
200,000
400,000
600,000
800,000
1,000,000
1,200,000
R-2 R-4 R-8 R-15DollarsMedian Assessed Residential Values Over Time
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
50%
R-2 R-4 R-8 R-15Dollars% Change, Median Assessed Residential Values Over Prior
www.meridiancity.org/Planning
DATA
Median assessed residentiaL vaLues over tiMe % Change, Median assessed residentiaL vaLues over prior year
2019/04 $510,400 $266,700 $248,600 $227,900 2018 to 2019 12.8%10.6%12.3%12.9%
2020/04 $563,800 $309,700 $291,100 $263,300 2019 to 2020 10.5%16.1%17.1%15.5%
2021/04 $604,800 $325,200 $306,500 $279,400 2020 to 2021 7.3%5.0%5.3%6.1%
2022/04 $728,200 $415,600 $391,700 $360,950 2021 to 2022 20.4%27.8%27.8%29.2%
2023/04 $1,041,100 $553,400 $522,500 $487,950 2022 to 2023 43.0%33.2%33.4%35.2%
Note: Median values shown are for entire parcel area and their total value. This information is based on unofficial parcel specific zoning, and varies from official zoning data which
is not parcel specific. Official zoning information includes all land such as public right-of-way. Land values are based on Ada County Assessor data, and does not necessarily reflect
actual market values. Exempt land such as government buildings and churches are not included.
25
Land Use Development Report 2023 | Land Valuationwww.meridiancity.org/Planning
~ This page left intentionally blank ~
26
Land Use Development Report 2023 | Permit DevelopmentI
2022 N.C. Permit Counts by Zoning
www.meridiancity.org/Planning
KEY INFORMATION
suMMary oF perMitting data
The Community Development Depart-ments New Construction (N.C.) permits process when geolocated can be coded to zoning designations and demographic areas. Demographic areas are essentially “buckets” intended to define specific geo-graphic areas.
By grouping permits into demographic areas and zoning districts it is more appar-ent which areas are seeing development activity. It also helps to generally under-stand the types of development, either residential or commercial, and to better understand the general size and configu-ration of residential development based on zoning designations. Keep in mind that zoning is not always an indication of use; some facilities such as schools and utilities are allowed in many zoning designations.
The following maps, tables, and charts are based on new construction permit data only, for the entire previous calendar year of 2023. This permit data does not include permit information for remodels, tenant improvements, or other similar types of activities. Some new construction permits with temporary or generalized addresses may not be reflected in all of the charts, tables, and maps.
Permit Development
Note: For additional zoning information, see the Zoning District section. See the following page for a complete table of
assocaited permit values. Please note that zoning designations do not indicate density. Instead, zoning defines elements like
building envelopes, setbacks, minimum property/building size, etc.
27
Land Use Development Report 2023 | Permit Development2022 N.C. Single Family Units 2022 N.C. Multi Family Units
I
www.meridiancity.org/Planning
DATA
n.C. perMit inForMation by Zoning:
Designation Permits Valuation Units Family Units
Multi
Family Units
R-2 5 $2,384,592 5 5 0
R-4 169 $54,203,234 169 169 0
R-8 678 $170,385,778 674 674 0
R-15 514 $104,389,899 667 483 184
R-40 7 $43,843,181 274 0 274
O-T 3 $6,578,545 2 2 0
TN-C - $- - 0 0
TN-R 2 $1,900,000 24 0 24
C-N 2 $1,166,558 - 0 0
C-C 27 $18,522,572 18 0 18
C-G 62 $319,161,441 548 0 548
L-O 8 $6,152,956 - 0 0
M-E - $- - 0 0
H-E - $- - 0 0
I-L 12 $17,405,017 - 0 0
28
Land Use Development Report 2023 | Permit DevelopmentMeridian-
Downtown
Meridian-East
Meridian-
North Meridian-
Northeast
Meridian-
Northwest
Meridian-
Southeast
Meridian-
Southwest
Meridian-West
20
69
16
44
55
84
Legend
Area of Impact
County Line
Future Roads
New Construction
Permits
Scale & intensity
by Valuation
0 1 20.5
Miles
[
www.meridiancity.org/Planning
MAP
perMits by deMographiC areas
The map to the left shows N.C. permits geolocated by address and correlated by relative permit value.
}Typically commercial permits such as large retail, office, and multifamily projects, are of significantly greater value than other permits,. There are fewer of these permit types. One multi-family permit may for example be for many dwelling units.
}The larger the permit value, the larger the ring.
}Areas of many dense smaller over-lapping rings are typically single-family homes in traditional subdivi-sions. Increasingly, some of these may also be commercially owned.
The demographic areas defined on the map are named by their geographic area within the City. Downtown Meridian is the only one not generally defined entirely by major roadway corridors, or by the Area of City Impact boundary.
29
Land Use Development Report 2023 | Permit DevelopmentWest
East
Northeast
NorthwestSouthwest
Southeast
2022 N.C. Commercial Permits
West
East
Northeast
Northwest
Southwest
Southeast
2022 N.C. Single Family Permits
West
East
Northeast
Northwest
Southwest
Southeast
2022 N.C. Total Permits
www.meridiancity.org/Planning
DATA
n.C. perMit inForMation by deMographiC area:
Permits Permits ing Units
Units
Total Multi
Family Units
North 504 51 597 453 144
West 209 42 517 167 350
East 53 16 229 37 192
Northeast 52 3 49 49 -
Northwest 123 3 120 120 -
Southwest 147 17 214 130 84
Southeast 407 24 661 383 278
Downtown 4 2 2 2 -
For more information of Demographic Areas, see the Permit
Development Section intro sidebar.
30
Land Use Development Report 2023 | Permit DevelopmentFAIRVIEW
CLOVERDALEUSTICK
CO L UMBIA
FRANKLIN
MCMILLAN
STARCHERRY LOCUSTGROVEOVERLANDMERIDIAN
BLACK CATEAGLEPINEHWY16LINDER
MAINVICTORY
AMITYTENMILEMCDERMOTT
LAKE HAZEL
CHINDEN
CAN ADAEAGLE
MERIDIAN
BOISE
STAR
KUNA
NAMPA
20
69
16
44
55
84
Legend
Area of Impact
County Line
Future Roads
Permit Hotspots (All
Types)
Low
High
0 1 20.5
Miles
[
www.meridiancity.org/Planning
MAP
n.C. perMit hot spots
The map to the left shows all applicable permits types across the City. Hot spots are areas defined as being of high den-sity, either in the total number of points (permit addresses), or in a “population” control field such as dwelling units or permit value.
This map looks at the density of permits only, and does not use a population control.
The search radius is set at 1 mile or 5,280 feet, and displays values in relative acres.
31
Land Use Development Report 2023 | Permit DevelopmentFAIRVIEW
CLOVERDALEUSTICK
CO L UMBIA
FRANKLIN
MCMILLAN
STARCHERRY LOCUSTGROVEOVERLANDMERIDIAN
BLACK CATEAGLEPINEHWY16LINDER
MAINVICTORY
AMITYTENMILEMCDERMOTT
LAKE HAZEL
CHINDEN
CAN ADAEAGLE
MERIDIAN
BOISE
STAR
KUNA
NAMPA
20
69
16
44
55
84
Legend
Area of Impact
County Line
Future Roads
Dwelling Unit Permit
Hotspots
Low
High
0 1 20.5
Miles
[
www.meridiancity.org/Planning
MAP
n.C. dweLLing unit perMit hot spots
The map to the left shows all applicable permits types across the City. Hot spots are areas defined as being of high den-sity, either in the total number of points (permit addresses), or in a “population” control field such as dwelling units or permit value.
This map looks first at the permit loca-tion, and then factors a population con-trol representing dwelling units. Large multi-family complexes are typically much higher densities than single-family homes, and so those types of facilities may be more pronounced on this map.
The search radius is set at 1 mile or 5,280 feet, and displays values in relative acres.
32
Land Use Development Report 2023 | Permit DevelopmentWest
East
Northeast
Northwest
Southwest
Southeast
WestEast
Northeast
Northwest
Southwest
Southeast
2022 Residential Permit Valuation
West
East
Northeast
Northwest
Southwest
Southeast
www.meridiancity.org/Planning
DATA
n.C. perMit vaLuation by deMographiC area:
Total Valuation
Valuation
Single Family Resi
dential Valuation
North $147,583,932 $54,610,025 $92,973,907
West $152,987,900 $128,601,077 $24,386,823
East $92,694,611 $85,724,708 $6,969,903
Northeast $16,243,849 $2,280,395 $13,963,454
Northwest $29,928,592 $3,318,216 $26,610,376
Southwest $87,923,168 $60,207,012 $27,716,156
Southeast $216,362,680 $116,150,146 $100,212,534
Downtown $7,228,545 $6,886,679 $341,866
For more information of Demographic Areas, see the Permit Development Section intro
sidebar.
33
Land Use Development Report 2023 | Permit DevelopmentFAIRVIEW
CLOVERDALEUSTICK
CO L UMBIA
FRANKLIN
MCMILLAN
STARCHERRY LOCUSTGROVEOVERLANDMERIDIAN
BLACK CATEAGLEPINEHWY16LINDER
MAINVICTORY
AMITYTENMILEMCDERMOTT
LAKE HAZEL
CHINDEN
CAN ADAEAGLE
MERIDIAN
BOISE
STAR
KUNA
NAMPA
20
69
16
44
55
84
Legend
Area of Impact
County Line
Future Roads
Total Permit Value
Hotspots
Low
High
0 1 20.5
Miles
[
www.meridiancity.org/Planning
MAP
n.C. perMit vaLuation hot spots
The map to the left shows all applicable permits types across the City. Hot spots are areas defined as being of high den-sity, either in the total number of points (permit addresses), or in a “population” control field such as dwelling units or permit value.
This map looks first at the permit loca-tion, and then factors a population con-trol representing permit values. Both new subdivisions, usually with many permits, and large multi-family and commercial buildings, typically with fewer permits and higher values, may be more pro-nounced on this map.
The search radius is set at 1 mile or 5,280 feet, and displays values in relative acres.
34
Land Use Development Report 2023 | Ten Mile SAPNote: The chart above is a comparison of broad use types existing within the Ten Mile SAP, and then the breakdown of
the various zoning designations for the same uses by area as a percent of the whole. This split of uses and zoning are for
developed areas only. “Storage” includes both mini storage and outdoor storage.
www.meridiancity.org/Planning
KEY INFORMATION
speCiaL pLanning areas
The City has two special planning areas shown on the Future Land Use Map. These include the Ten Mile Interchange Specific Area Plan (Ten Mile SAP) and the Fields Subarea Plan. In this year’s Report some additional land use analysis is provided for the Ten Mile SAP due to the level of interest and development activity. Analysis consits of a combination of the following:
}area of existing zoning designations;
}area and type of active/pending entitle-ments (public hearings requesting the right to specific uses in the City);
}addressing information; and
}commercial building area.
The Ten Mile SAP is focused on providing an employment base for both the City and the region. On the whole, most of the future land use areas of the Ten Mile SAP that aren’t supporting the local workforce, are now constructed, entitled, or pending entitlement (i.e. most of the residential and retail areas are committed). All of the following data within this section of the Report is constrained to the boundaries of the Ten Mile SAP. The following tables and charts are current as of March 1, 2023.
Ten Mile Interchange Specific Area Plan Analysis
I-L
35
Land Use Development Report 2023 | Ten Mile SAPwww.meridiancity.org/Planning
MAP: ADOPTED FUTURE LAND USES (FOR REFERENCE)MAP: ADOPTED FUTURE LAND USES (FOR REFERENCE)MCDERMOTTPI NE
BLACK CATO VERLANDTENMILE LINDERFRANKLIN
84
Legend
Ten Mile SAP
Parcels
Future Land Uses
Citywide
Low Density Residential
Medium Density Residential
Med-High Density Residential
High Density Residential
Commercial
Industrial
Civic
Ten Mile Specific
Low Density Employment
High Density Employment
Mixed Employment
Mixed Use Residential
Mixed Use Commercial 0 10.5
Miles [
36
Land Use Development Report 2023 | Ten Mile SAPResidential Land Status
Employment Land Status
Commercial Land Status Mixed Use Land Status
Industrial Land Status Other Land Area Status
www.meridiancity.org/Planning
DATA
deveLopMent status oF Land by use (aCres)
Use Type Committed % Committed
Residential Land Status 576.0 97.4 85.5%14.5%
Commercial Land Status 181.2 - 100.0%0.0%
Employment Land Status 358.0 324.6 52.4%47.6%
Industrial Land Status 9.0 326.2 2.7%97.3%
Mixed Use Land Status 249.4 81.9 75.3%24.7%
Other Land Area Status 50.8 12.5 80.2%19.8%
Overall Status
Note: Areas are based on generalized future land use groups of the Ten Mile SAP, development status, and acreage.
DEVELOPMENT STATUS OF LAND IN THE TEN MILE SAP, BY AREA AND USE GROUPDEVELOPMENT STATUS OF LAND IN THE TEN MILE SAP, BY AREA AND USE GROUP
37
Land Use Development Report 2023 | Ten Mile SAP DATA
residentiaL units by type and status:
Use Type I-L Existing Entitlements Committed
Single-family 51 204 328 90 673 741 1,414
Multi-family 631 493 31 466 90 351 2,062 3,563 5,625
Note: Existing residential units are based on the City’s addressing system. Entitlements are either approved or pending developments that have yet to begin construction. Committed
represents the aggregated total of both existing and entitled units. Entitlements are sometimes not approved, and those approved sometimes change (through development
agreement modifications). There are several entitlements of substantial area with development agreements that are very loosely restrictive to the amount and type of residential they
may provide, and are not included in these numbers. Committed totals will very likely be higher for both single- and multi-family.
Existing EntitlementsUnitsResidential Units by Type and Status
Single-family Multi-family
Existing Units
Entitlement Units
www.meridiancity.org/Planning 38
Land Use Development Report 2023 | Ten Mile SAP DATA
existing buiLding area
SQFT
Industrial 511,555
Mini Storage 302,097
Multi-family 1,536,351
Office 703,241
Retail and
Service 70,528
School &
Church 148,137
Notes: Building areas are
based on Ada County
Assessor data. Buildings must
have been constructed and
assessed when this data was
collected, to be included in
this area. One notable missing
project under construction
is Scheels, which will add
considerable retail area.
However, analysis in this area
generally shows that Office
and Retail area consume far
more land area for parking
than both parking and open-
space for multi-family. This is
more significant when also
considering that open space
often includes land area
that could not be parked
(drainage canals, irrigation
creeks, and literal landscape
buffers from streets.
Industrial
family
Office
School & Church
Existing Commercial Building Area (SQFT)
www.meridiancity.org/Planning 39
Land Use Development Report 2023 | Ten Mile SAP DATA
residentiaL units by type and status (aCres):
Use Type Industrial
and Outdoor)
Multi-family Mixed Use Office Retail &
Developed 69.7 74.9 113.2 - 48.8 42.9 42.6 22.4 414.5
Entitled 134.2 10.8 145.3 39.2 39.6 85.3 0.0 47.9 502.3
Committed 203.9 85.7 258.5 39.2 88.4 128.2 42.6 70.3 916.9
Note: Commercial Land Area by Type and Status aligns with the same generalized uses as existing commercal building area, except the entire property (including land area) is
included in this analysis. Developed (Existing) are generally those areas constructed (or under construction), and Committed are the same as Developed but also include entitled or
pending entitled project areas.
www.meridiancity.org/Planning
Industrial
and Outdoor)
family
Mixed Use
Office
Retail &
Developed Commercial Land Area (Acres)
Industrial
and Outdoor)
family
Mixed Use
Office
Retail &
Committed Commercial Land Area (Acres)
40
Land Use Development Report 2023 | Ten Mile SAPwww.meridiancity.org/Planning
MAP: TEN MILE SAP BY DEVELOPMENT STATUSMAP: TEN MILE SAP BY DEVELOPMENT STATUS
MCDERMOTTPI NE
BLACK CATO VERLANDTENMILE LINDERFRANKLIN
84
Legend
Ten Mile SAP
Parcels
City Addressing
Developed
Entitled
Undeveloped
Development Status
Developed
Entitled
ROW
Undeveloped 0 10.5
Miles [
41
Land Use Development Report 2023 | Ten Mile SAPwww.meridiancity.org/Planning
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42
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