HomeMy WebLinkAboutPZ - Staff Report for 6-26City of Meridian | Planning Department – Long range Division Page 1 of 15
HEARING DATE: 6/26/2025
TO: Planning & Zoning Commission
FROM: Carl Anderson,
Long-Range Associate Planner
208-884-5533
canderson@meridiancity.org
APPLICANT: City of Meridian
Planning Division
SUBJECT: H-2025-0029
2025 AOCI Comprehensive Plan
Map Amendment
LOCATION: AOCI Boundary / Citywide
SUMMARY
A. Summary
The City of Meridian Planning Division is applying for a Comprehensive Plan Map Amendment
(CPAM) to Amend the City’s 2019 Comprehensive Plan. This amendment modifies the
boundaries of the Future Land Use Map (FLUM), along with a subsequent request to Ada County
to re-establish the boundaries of the Area of City Impact (AOCI). The intent of the amendment is
to align the City’s AOCI with the adopted Idaho State Code §67-6526, Areas of Impact, as
amended in the 2024 legislative session. Per section 67-6526 of Idaho Code, areas of impact
boundaries are required to be within two miles of a city’s municipal boundary. The subject
amendment would remove 38 parcels, totaling 507.34 acres (more or less), which are over two
miles from municipal boundaries from the City’s FLUM and AOCI. Additionally, the amendment
would add one parcel 5.06 acres (more or less) of land and generally located at 12504 W Amity
Road to the City’s FLUM and AOCI. The proposed designation on the FLUM of the subject
addition is Medium Density Residential (MDR). The proposed amendment does not modify any
policies or text of the current City of Meridian Comprehensive Plan.
B. Issues/Waivers
None
C. Recommendation
Staff recommends approval of the proposed Comprehensive Plan Map Amendment to remove the
subject 507.34 acres from the City’s Future Land Use Map and Area of City Impact and include
5.06 acres as described to the AOCI and FLUM, with a designation of Medium Density
Residential, and authorize staff to request apply with Ada County to re-establish the boundaries
of the City’s Area of City Impact.
COMMUNITY DEVELOPMENT
DEPARTMENT REPORT
City of Meridian | Planning Department – Long range Division Page 2 of 15
COMMUNITY METRICS
Table 4: Process & Notification Details
Description Details Planning & Zoning
Posting Date
City Council
Posting Date
Preapplication Meeting date 5/13/2025
Neighborhood Meeting N/A
Site posting date N/A
Agency Notice 6/5/2025
Notification Published in news paper 6/10/2025
Notification mailed to property
owners within 300’
N/A N/A
N/A
Courtesy notice to property owners 6/11/2025
Nextdoor PSA 6/6/2025
STAFF ANALYSIS
Comprehensive Plan and Unified Development Code (UDC)
A. Project Overview
The City of Meridian Planning Division is applying for a Comprehensive Plan Map Amendment
(CPAM). This amendment concurrently modifies the boundaries of the Future Land Use Map
(FLUM) and re-establishes the boundaries of the City’s Area of City Impact (AOCI). The intent
of the amendment is to align the City’s AOCI with the adopted Idaho State Code §67-6526, Areas
of Impact, as amended in 2024 legislative session. The proposed amendment does not modify any
policies or text of the current City of Meridian Comprehensive Plan.
The revised §67-6526, Areas of Impact of Idaho Code provided for multiple amendments the
State statute governing areas of impact. State statute establishes criteria in modifying or
confirming an existing area of impact, as set forth in the criteria found in Idaho State Code §67-
6526 (4), Provisions applicable to areas of impact.
City staff have been in communication with Ada County staff to coordinate compliance with
current State statue. Pursuant to Idaho code 67-6526(1a) County commissioners make the final
determination regarding area of impact boundaries with their County. The proposed amendment
to the boundary of the City of Meridian Area of City Impact will not be re-established and
recognized by the County, until such time that the Board of County Commissioners adopts such
an ordinance.
Additionally, as a product of timing, a property owner that was recently granted approval to
exclude his property from the City of Boise AOCI and FLUM, has requested to be incorporated
into the City of Meridian’s AOCI and FLUM. This request is detailed further in section II.A.2 of
this report.
There are two proposed areas of change for this map amendment that modify the boundaries of
the Area of City Impact and the future land use designation shown on the FLUM. Each of these
areas are south of Interstate 84. As of the submittal of the subject application and writing of this
staff report, there are thirty-nine (39) unique parcels affected by the proposed changes, with thirty
(30) unique owners. Letters notifying each of these owners of the specific change were mailed on
June 10, 2025. Below are descriptions of the changes, organized by each of the two areas. Maps
of each of these areas are included in the Exhibits section of this report.
City of Meridian | Planning Department – Long range Division Page 3 of 15
A.1 Area 01 Description – Removed from FLUM & AOCI
Thirty-eight (38) of the total thirty-nine (39) parcels affected by this application are generally
located in the southwest corner of Meridian’s AOCI. All 38 parcels have a designation of Low
Density Residential on the FLUM and are proposed to be removed from the City’s current AOCI.
The combined area of the parcels is 507.34 acres (more or less). (See Exhibit A.2 for a map of the
area). The basis for the change is to align with Idaho State Code §67-6526. The proposed
amendment removes all land area that wholly extends beyond two miles from current City limits,
except where a portion of a given parcel extends beyond the two-mile buffer, such area is
included in the proposed AOCI as allowed by Idaho State Code §67-6526.4(b). The FLUM is
being amended to match the boundary of the proposed AOCI.
It should be noted that these areas will continue to be included in other Meridian planning efforts
such as, and not limited to, the 2025 Meridian Water Master Plan, 2023 Collection System Master
Plan Update, and the 2023 Parks and Recreation Master Plan Update. Idaho State Code §67-
6526.1(b) states “…A city may adopt a comprehensive plan and conduct infrastructure, capital
improvement, and other planning activities that extend beyond its current area of impact…”.
When the subject parcels are within two-miles of municipal boundaries, the City will likely seek
to once again include the parcels back in the City’s FLUM and AOCI.
A.2 Area 02 Description – Included in FLUM & AOCI
One (1) of the subject properties is owned by Mr. Frans and is located at 12504 W. Amity Road
(parcel no. S1128449082). The parcel is 5.06 acres (more or less). The property has historically
been in the City of Boise’s AOCI but was recently removed. If included in Meridian’s AOCI &
FLUM as proposed, the parcel will have a designation of Medium Density Residential, the same
designation as properties to the west. Of note, the FLUM also designates E Amity Road just west
of the subject parcel as an entryway corridor. Therefore, the entryway corridor designation on the
FLUM will need to be extended to the full length of the subject property. The applicant has
provided his written consent to be included in the City’s AOCI, and FLUM, with a designation
Medium Density Residential (See Exhibits A4 & B4 for reference). A resolution (Recording
No.2025-021233) from the City of Boise detailing the exclusion of the subject property from the
Boise AOCI has been provided and is included in the exhibits attached to this report.
Mr. Frans has indicated his intentions of developing his property in the near future (as evidenced
by PREAPP-2025-0061), however, the property owner is not requesting annexation at this time.
Staff have also provided a map of the proposed addition. Refer to the exhibits section for a review
of the aforementioned documentation.
B. Summary of Future Land Use Changes & Area of City Impact Changes
B.1 Summary by Future Land Use Area
Table 1. Summary by Future Land Use area
Change Type Current
Designation Proposed Designation Acres
AOCI Removal Low Density
Residential (LDR) None 507.34
AOCI Addition None Medium Density
Residential (MDR) 5.06
Total Area Removed from AOCI 507.34
Total Area Added to AOCI 5.06
Total Area Impacted 512.4
(Note: The table does not include associated ROW.)
City of Meridian | Planning Department – Long range Division Page 4 of 15
B.2 Summary by Parcel
The following table describes the future land use designation changes for each affected
parcel.
Table 2. Area to be Removed from AOCI & FLUM
Summary by Parcel
Parcel Ada Zoning Acres Current Future Land Use Map
R1895900040 RUT 4.66 Low Density Residential
R3311160010 RUT 10.41 Low Density Residential
R3311160020 RUT 10.34 Low Density Residential
R3311160030 RUT 10.55 Low Density Residential
R3311160050 RUT 10.62 Low Density Residential
R3311160060 RUT 10.26 Low Density Residential
R3311160072 RUT 1.00 Low Density Residential
R3311160076 RUT 9.23 Low Density Residential
R9575310100 RUT 5.01 Low Density Residential
R9575310200 RUT 7.55 Low Density Residential
R9575310300 RUT 5.00 Low Density Residential
S1228325635 RUT 4.53 Low Density Residential
S1228336006 RUT 10.79 Low Density Residential
S1228336085 RUT 12.03 Low Density Residential
S1228336300 RUT 10.05 Low Density Residential
S1228336315 RUT 9.93 Low Density Residential
S1228346900 RUT 19.62 Low Density Residential
S1228347000 RUT 19.07 Low Density Residential
S1233212710 RUT 36.60 Low Density Residential
S1233212810 RUT 8.27 Low Density Residential
S1233212840 RUT 10.37 Low Density Residential
S1233223303 RUT 23.35 Low Density Residential
S1233325420 RUT 1.63 Low Density Residential
S1233325500 RUT 117.37 Low Density Residential
S1233336320 RUT 5.00 Low Density Residential
S1233336380 RUT 5.00 Low Density Residential
S1233336420 RUT 5.00 Low Density Residential
S1233336460 RUT 5.00 Low Density Residential
S1233346630 RUT 3.86 Low Density Residential
S1233346650 RUT 1.00 Low Density Residential
S1233346680 RUT 5.00 Low Density Residential
S1233346700 RUT 5.00 Low Density Residential
S1233346750 RUT 5.00 Low Density Residential
S1233346800 R1 1.00 Low Density Residential
S1233427840 RUT 40.00 Low Density Residential
S1233438405 RUT 35.03 Low Density Residential
S1233438615 RUT 10.34 Low Density Residential
S1233449800 RUT 12.86 Low Density Residential
Total Acreage 507.34
City of Meridian | Planning Department – Long range Division Page 5 of 15
Table 3. Area to be Added to AOCI & FLUM
Summary by Parcel
Parcel Ada Zoning Acres Proposed Future Land Use Map
R1128449082 RUT 5.06 Medium Density Residential
Total Acreage 5.06
B.3 Changes to Area of Impact Boundary
The AOCI boundary line on the current Map will be revised to reflect all future land use area
subtractions and additions. See the Exhibit sections A & B for reference to proposed changes.
C. Comprehsnive Plan Analysis
C.1 Future Land Use Map Designation
(https://meridiancity.org/community-development/planning/comprehensive-plan/future-land-use-
map/)
Staff Review: This application does not include any annexation, rezones, or new entitlements. As
such, no specific analysis is provided for the proposed changes. The following future land use
designations with descriptions are copy and paste from the Comprehensive Plan and are included
in the application for reference.
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: Medium Density Residential (MDR): 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.
Entryway Corridors: The City feels it is important to identify roadways that introduce
and welcome both visitors and residents to the City of Meridian. These roadways are noted as
entryway corridors on the FLUM and are subject to additional standards within the Unified
Development Code.
C.2 Comprehensive Plan Policies (https://meridiancity.org/implementationtable.aspx)
Staff Review: The Following policies are found to be relevant and/or informative to the project:
3.01.01C Ensure that regulations and plans support and encourage desired development and land
use patterns within the Area of City Impact.
Staff Review: The proposed re-establishment of the AOCI improves consistency of the Plan
and Idaho State Statute. As is permitted by Idaho Code, the City will continue to plan for the
area proposed to be removed from the AOCI to ensure that plans support and encourage
desired development land use patterns should the subject area be included with the AOCI in
the future. The addition of the 5.06 Acre parcel, as described herein, has a proposed
designation of Medium Density Residential on the FLUM which is consistent with existing
City of Meridian | Planning Department – Long range Division Page 6 of 15
development abutting the property to the west. Services are available to facilitate future
development of the property.
3.02.01 Develop and implement master plans for all public facilities, services, and safety to guide
the growth of the City.
Staff Review: The City’s current master plans account for 38 of the 39 parcels subject to this
application. New development master plans for all public facilities, services, and safety to
guide growth are not being proposed at this time as they are regularly updated. See section
III.C.3.a of this staff report for a list of updated plans and studies which support and
contribute to the Plan. The City will continue to include the subject area that is being
removed from the AOCI in its planning efforts as is permitted by Idaho Code to ensure
orderly growth of the City.
3.03.01A Continue to develop and implement the desired vision in special areas, areas with
specific plans, and along key transportation corridors.
Staff Review: The proposed amendment will extend the entryway corridor at the east-most
end of Amity Road in alignment with this policy. The proposed entryway corridor along the
west-most section of Lake Hazel Road will be removed as this area will no longer be in the
City’s FLUM.
3.03.02H Require rural area residential development to submit alternative development plan to
allow for the efficient extension of urban services in the future (resubdivision plan).
Staff Review: The City of Meridian coordinates with and provides comment on development
applications that are within the City’s AOCI and under the jurisdiction of Ada County in
support of this policy. The re-establishment of the City’s AOCI contributes to the
implementation of this policy.
3.06.01C Coordinate with Ada County to ensure all applicable land use ordinances and
provisions of this Plan are recognized when development within the Area of City Impact but
outside City Limits is proposed.
Staff Review: The City of Meridian staff review and provide comment on development
applications with the AOCI, which fall under the jurisdiction of Ada County, to ensure that
all applicable land use ordinances and provisos of the Plan are recognized. The proposed
amendment will reduce the area included as part of the exiting agreement with Ada County,
however, the City will continue to plan for the area proposed to be removed from the AOCI
to ensure that plans support and encourage desired development land use patterns should the
subject area be included with the AOCI in the future.
C.3 Other Comprehensive Plan Consideration:
List of Adopted Plans and Studies By Reference
Staff Review: The 2019 Meridan Comprehensive Plan (the Plan) is integrated with a series of
plans and studies which are adopted by reference by the City are enumerated on page C of the
Plan itself and Exhibit B.3 of this report. Each of these planning efforts support and contribute to
the Plans overall vison and planning requirements.
Similar to the Plan itself, many of these planning efforts are regularly updated to remain current
and responsive to the existing conditions and needs of residents. The City has identified that there
are multiple plans that have been adopted by reference which are no longer the most current plan
of its scope. The adopted plans as referenced are inclusive of the specific plans and any future
update will likely refer to the most current version of the Plan, so as to remain as current as
possible. The City intends to bring forward a future amendment addressing these items at a later
City of Meridian | Planning Department – Long range Division Page 7 of 15
date. Plans of note include, and may not be limited to (Current Planning Documents are linked to
the text below):
• Meridian Water Master Plan
o The current version of this plan is the 2025 Water Master Plan, completed in February of
2025. The prior version of this plan is listed as the City of Meridian Water Master Plan
(2018).
• Ada County Hazard Mitigation Plan
o The current version of this plan is the 2022 Ada County Multi-Hazard Mitigation Plan,
completed in April 2023. The prior version of this plan is listed in the table as Ada County
Hazard Mitigation Plan (2017).
• City of Meridian Collection System Master Plan
o The most current version of this plan is the 2023 Collection System Master Plan Update
completed in November of 2023 and approved by the State of Idaho in 2024. The prior
version of this plan is listed in the table as the City of Meridian Collection System Master
Plan (2017).
• City of Meridian Strategic Plan
o The most current version of this plan is the City of Meridian Strategic Plan 2020-2025. The
prior version of this plan is listed in the table as the City of Meridian Strategic Plan (2016-
2020).
• City of Meridian Parks and Recreation Master Plan
o The Most current version of this plan is the City of Meridian Parks and Recreation Master
Plan Update 2023. The prior version of this plan is listed in the table as the City Meridian
Parks and Recreation Master Plan (2015).
• Downtown Meridian Neighborhood Pedestrian and Bicycle Plan (2012)
o The current version of this plan is the 2024 Downtown Meridian Neighborhood
Transportation Plan with the lead agency being ACHD. The prior version of this plan is
listed as the Downtown Merdian Neighborhood Pedestrian and Bicycle Plan (2012).
• Eastern Treasure Valley Electric Plan
o The current version of this plan is the Eastern Treasure Valley Electric Plan 2023-2024
Update. The prior version of this plan is listed as the Eastern Treasure Valley Electric Plan
(2012).
• Meridian Water Conservation Plan
o The current version of this plan is the 2023 Meridian Water Conservation Plan. The prior
version of this plan is listed as the Meridian Water Conservation Plan (2011).
Area of City Impact
Staff Review: Chapter 3, Evolving Community of the Meridian Comprehensive Plan, discusses
the role of the AOCI as considered in Idaho State Code § 67-6526. Namely that unincorporated
properties within the City’s AOCI are governed by Ada County for day-to-day administration of
zoning matters. Additionally, pursuant to the current agreement between Ada County and
Meridan for the AOCI, the Meridian Comprehensive Plan will apply within the City’s established
AOCI. The following is copy and paste from the plan and discusses the City’s vision and
approach areas within the AOCI (pg.3-2 & 3-3 of the Comprehensive Plan).
“Within the AOCI, the county has generally applied a Rural Urban Transition (RUT)
zone which permits five-acre-lot, single-family residential development, as well as
agricultural-related uses and a range of conditional uses. County development
applications within the AOCI are reviewed by the City of Meridian for compliance with
the comprehensive plan and applicable City policies.
City of Meridian | Planning Department – Long range Division Page 8 of 15
The City of Meridian desires, over time, all development within its Area of City Impact to
be served with urban services from the City of Meridian. Such services primarily include
sanitary sewer, water, reclaimed water, fire, police, and parks. Secondarily, the City
considers the availability and capacity of the school system, transportation facilities,
libraries, and storm water facilities in any review of development within the AOCI. All
requests for annexation into the City limits will require that the owner extend City-owned
services at the time of development.
The importance of cooperating with Ada County and neighboring cities is imperative to
successful long-term land use, transportation, and utility planning. There are very
significant financial and quality-of-life implications for not doing so. As such, the City of
Meridian is committed to fulfilling the terms of its Area of City Impact Agreement with
Ada County and coordinating with adjacent service providers.
Meridian aims to guide growth in a way that efficiently expands infrastructure and
services to support sustainable growth patterns. Targeting the right development and
growing responsibly – in the right locations with the right services – is the foundation of
the Evolving Community Vision.”
D. Municipal Code & Unified Development Code (UDC) Analysis
Comprehensive plan amendments - Title 11 Chapter 5B Section 7.
Staff Review: The following contains a review of Meridian City Code, Title 11, Chapter 5B
Section 7 which requires all Comprehensive Plan Amendments to be processed as detailed below.
The following are not exhaustive of the aforementioned standards and contain only those
standards found to be relevant to this request.
11-5B-7
11-5B-7. C. Process.
1. Comprehensive plan amendment initiated by the city. The Planning and Zoning
Commission may propose to amend the comprehensive plan following notice and public
hearing procedures in article A, "general provisions", of this chapter and the hearing
procedures in Idaho Code § 67-6509.
Staff Review: A request to amend the City of Meridan Comprehensive Plan has been
submitted and is subject to the notice and public hearing procedures outlined in
Article A “general provisions” of the required chapter and the hearing procedures of
Idaho Code § 67-6509. Note: A Neighborhood meeting is not required and has not
been held on this request, due to the request being City Wide. While not required,
staff have sent courtesy notice to those property owners whose properties are
included within this request.
3. The City Council shall not consider amendments to the land use map of the adopted
comprehensive plan more than twice per calendar year. The application deadlines for
amendments to the land use map component of the comprehensive plan shall be June 15
and December 15 of every year.
Staff Review: The subject application was submitted was submitted on May 22nd,
2025, prior to the June 15th deadline.
4. Amendments to the text component of the Plan may be submitted at any time.
Amendments to the text of the comprehensive plan may be recommended by the
Commission consistent with section 11-5A-6 of this chapter.
Staff Review: An amendment to the text component of the Plan is not being
proposed as part of this request.
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5. The commission, prior to recommending the adoption, amendment, or repeal of the
comprehensive plan to the Council, shall conduct at least one (1) public hearing in
accordance with article A, "General Provisions", of this chapter and in accordance with
the procedures in Idaho Code § 67-6509.
Staff Review: As part of their review and prior to recommending an amendment to
the Plan, a public hearing has been noticed for the June 26, 2025, Planning & Zoning
Commission meeting.
11-5B-7. D. Required Findings.
Staff Review: The required findings may be found in Section VI “Findings” of this
staff report.
E. Area of City Impact – Meridian Municipal Code Title 1 Chapter 11
Staff Review: The following contains a review of the standards contained within Meridian City
Code Title 1 Chapter 11 pertaining to Area’s of City Impact. The following are not exhaustive of
Chapter 11 and contain only those standards found to be relevant to this request. Note Sections 1-
11-5 & 6 are included for reference purposes, and a staff review is not provided for each.
1-11-3 Meridian Area of City Impact Boundary:
1-11-3. A. Area shown on map. The Meridian Area of City Impact is the area designated on
the Meridian Area of City Impact boundary map, fully incorporated herein by this reference,
copies of which are available for inspection and delivery at the City Clerk's office.
Staff Review: The Meridian Area of City Impact Boundary Map is shown on the adopted
Future Land Use Map for the City.
1-11-3. B. In case a property under single ownership is divided by the boundary line of the
area of city impact and the line divides such property so that one (1) or both of the parts has a
depth of three hundred (300) feet or less, such part may be included in the jurisdiction within
which the remainder and larger portion of the property is located.
Staff Review: Idaho State Code Section § 67-6526.4(b) states that, “An area of impact
boundary shall not divide county recognized parcels of land. If only a portion of a
recognized parcel falls within the two (2) mile limit, then the boundary may extend beyond
two (2) miles on that parcel so that it encompasses the entire parcel”. As part of this update,
the proposed 2-mile buffer would bisect multiple parcels as discussed in Section III.A.1 of
this staff report. In these cases, the AOCI boundary has been extended to encompass these
parcels. This being the case, this requirement is being met as the AOCI boundary line will
not be dividing a recognized parcel of land.
1-11-5 Applicable comprehensive plan policies and ordinances:
1-11-5 A. Application of provisions. The Meridian Comprehensive Plan shall apply to the
Meridian Area of City Impact.
1-11-5-B. Submission of subdivision plats. All subdivision plats, for land situated within the
area of impact, shall be submitted to the city for approval, in addition to Ada County for
approval, as provided in IC 50-1306.
1-11-5-C. Street and utility easement plan. All subdivision plat applications in the urban
service planning area of the city for land zoned by Ada County as RT (rural transition) shall
require a street and utility easement plan. Said plan shall provide for future resubdivision to
urban densities and such easements shall be included on the final plat. This requirement may
be waived if a letter is submitted to the Ada County Director of Developmental Services from
the City Council prior to preliminary plat approval by the Board of County Commissioners
approving the waiver.
1-11-5. D. Sewer and water lines. A condition of approval for all subdivision plats in the
urban service planning area of the city for land zoned by Ada County as RT (rural transition)
City of Meridian | Planning Department – Long range Division Page 10 of 15
shall require that, prior to occupancy of the subdivision's first dwelling unit, dry line sewer
and water lines shall be installed to accommodate the future resubdivision to urban densities.
This requirement may be waived if a letter is submitted to the Ada County Director of
Developmental Services from the City Council prior to preliminary plat approval by the
Board of County Commissioners approving the waiver.
1-11-5. E. County zoning ordinance. The Ada County Code, title 8, the Ada County Zoning
Ordinance, shall be the zoning ordinance applicable to the land in the area of city impact
which is outside the city limits and within the boundaries of the area of city impact.
1-11-6 Coordination of amendments and zoning applications.
1-11-6. A. County and city coordination. All applications for Ada County and Meridian
amendments to their respective comprehensive plans and implementing ordinances which
apply within the area of city impact shall be sent by the entity considering such amendment to
the other entity. A separate referral process shall be adopted by resolution by each entity
regarding procedures and time periods for, and the effect of, sending such amendments, and
such resolution may be amended from time to time upon mutual agreement in writing by Ada
County and the city.
1-11-6. B. Applications to city. All Ada County applications for planned developments,
subdivisions, rezones, private roads, and conditional use permits within the area of city
impact shall be sent to Meridian, in accordance with the referral process arrived at pursuant to
subsection (A) of this section.
1-11-7 Renegotiation.
1-11-7. A. Request. In accordance with IC 67-6526(d), the City Council or the Board of Ada
County Commissioners may request, in writing, renegotiation of any provision of this chapter
at any time. Within thirty (30) days of receipt of such written request by either party, a
meeting between the two (2) jurisdictions shall occur.
Staff Review: This application will be followed by a written request from the City of
Meridian to the Ada County Commissioners for the re-establishment of the Meridian
AOCI. No additional modifications are proposed to this chapter as part of this request.
D. Idaho Code § 67-6526 Areas of Impact
Staff Review: The following contains a brief review of the standards contained within Idaho
State Code § 67-6526, Areas of Impact. The following are not exhaustive and contain those
standards found to be relevant to this request.
§ 67-6526(4) Provisions applicable to areas of impact.
(a) In defining an initial area of impact or in modifying or confirming an existing area of
impact, the criteria set forth in this subsection shall be considered:
i. Anticipated commercial and residential growth;
ii. Geographic factors;
iii. Transportation infrastructure and systems, including connectivity;
iv. Areas where municipal or public sewer and water are expected to be provided within
five (5) years; and
v. Other public service district Boundaries.
Staff Review: The City of Meridian’s Comprehensive Plan consider each of these elements
as enumerated with the Plan, Future Land Use Map and all supporting planning efforts.
Anticipated commercial and residential growth, geographic factors and transportation
infrastructure systems, municipal services and other service district boundaries, are
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considered and integrated throughout the Plan text, the adopted plans, studies, policies and
FLUM.
Areas where municipal or public sewer and water are expected to be provided are regularly
reviewed by the City. The City’s planning efforts account for a five-year period and in some
cases extend beyond a five-year period. Please see Section III.C.2.a of this report for a list,
and link to, the most current plans pertaining to municipal public sewer and water. See also
staff review provided under section (b) contained in the next section for additional comment.
Pursuant to the text of the Plan, all requests for annexation into the City limits will require
that the owner extend City-owned services at the time of development. Please refer to the
2019 Comprehensive Plan and current supporting documents and studies for additional
information as needed.
(b) In addition to the criteria set forth in paragraph (a) of this subsection, an area of impact
shall not exceed the areas that are very likely to be annexed to the city within the next five (5)
years. Except as otherwise provided in this paragraph, an area of impact shall not extend
more than two (2) miles from existing city limits. An area of impact boundary shall not divide
county recognized parcels of land. If only a portion of a recognized parcel falls within the two
(2) mile limit, then the boundary may extend beyond two (2) miles on that parcel so that it
encompasses the entire parcel. Adjustments to an area of impact may be proposed and
considered at any time following the initial establishment of the area of impact.
Staff Review: The City of Meridian plans for future development within its established
AOCI, and as previously noted, now beyond the proposed AOCI for some services like sewer
and water. The City plans for orderly growth within the AOCI. The city plans for utility
expansion through both capital improvement planning and development led expansion. While
programmed expansion in the City’s Capital Financial Plan are not funded to all areas,
development-led extensions are all feasible. The City’s master plans include a great deal of
contingency expansion. As previously stated, all requests for annexation into the City limits
will require that the owner extend City-Owned Services at the time of Development. Please
refer to the 2019 Comprehensive Plan and current supporting documents and studies for
additional information as needed. The proposed amendment removes all land area that wholly
extends beyond two miles from current City limits, except where a portion of a given parcel
extends beyond the two-mile buffer, such area is included in the proposed AOCI.
E. Idaho Code § 67-6505 Planning Duties
Staff Review: The following contains a brief review pertaining to the Idaho State Local Land
Use Planning Act (LLUPA) § 67-6508, Planning Duties. At the time of the public hearing noticed
for the Planning & Zoning Commission on June 26, 2025, there are 18 planning duties listed
which include: property rights; population; school facilities; economic development; land use;
natural resources; hazardous areas; public service, facilities , and utilities; transportation;
recreation; special areas or sites; housing; community design; agriculture; implementation;
national interest electric transmission corridors; and public airport facilities.
During the 2025 legislative session Senate Bill No.1083 was passed and signed into law with an
effective date of July 1, 2025. The bill amendment multiple sections of Idaho code and of
relevance to this application added to LLUPA § 67-6508. Among some textual changes, the
revision added a new section stating, “(r) when considering amending, repealing, or adopting a
plan, the local governing board shall consider the effect the proposed amendment, repeal, or
adoption of the plan would have on the source, quantity, and quality of ground water within the
area.”
City of Meridian | Planning Department – Long range Division Page 12 of 15
In review of the addition of the property located at 12504 W. Amity Road, the subject property
lies within the certified service area of Veolia. (As evidenced by preapplication notes and email
correspondence from the City of Meridian Assistant City Engineer to the property owner). Water
is available to serve the property with services previously negotiated and provided by Veolia.
Sewer is available to the property from Grayson Dr.; however, development may encounter issues
with enough coverage for manhole on southern half of development (as evidenced by
preapplication notes).
CITY/AGENCY COMMENTS & CONDITIONS
Comments from outside agencies and City of Meridian Departments associated with this application
and received by June 18th, 2025, are summarized below. Interagency comments can be found on
Laserfiche at the link below and within Exhibit C:
https://weblink.meridiancity.org/WebLink/Browse.aspx?id=401127&dbid=0&repo=MeridianCity
A. Meridian Public Works
• Water Modeling Review: Distance to Mainline – NA; Impacts of Concerns – Future
water planning will plan accordingly.
(https://eplanreview.meridiancity.org/ProjectDoxWebUI/Project/Index?ProjectID=2746
3&tab=correctionsTab )
B. Idaho Department of Environmental Quality (DEQ)
• The Boise Regional DEQ Administration has no comments at this time.
C. West Ada School District (WASD) or Other District/School
• Kuna School District – Kuna School District has reviewed the application of Case No. H-
2025-029 and has no objection to the application as it is presented.
D. Idaho Transportation Department (ITD)
• ITD does not have any comments regarding the comprehensive plan map amendment.
FINDINGS
A. Comprehensive Plan (UDC 11-5B-7D)
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:
1. The proposed amendment is consistent with the other elements of the comprehensive plan.
Staff Finding: Staff finds that the proposed amendment is consistent with the elements of the
2019 Comprehensive Plan and which contribute to all seventeen (18) elements required by
Idaho State Statute. Staff finds the amendment maintains this consistency as no changes are
substantive to policy. Evidence includes the application, supporting materials submitted, and
the staff report with all exhibits for case file H-2025-0029. Evidence also includes the 2019
Comprehensive Plan and all associated policies, studies and plans.
2. The proposed amendment provides an improved guide to future growth and development of
the city.
Staff Finding: By maintaining and keeping the Comprehensive Plan up to date and current
with State of Idaho Statute, staff finds that the proposed Plan provides an improved and
current guide to future growth and development with the City. Evidence includes the
application, supporting materials submitted, and the staff report with all exhibits for case file
City of Meridian | Planning Department – Long range Division Page 13 of 15
H-2025-0029. Evidence also includes the 2019 Comprehensive Plan and all associated
policies, studies and plans.
3. The proposed amendment is internally consistent with the goals, objectives and policies of
the Comprehensive Plan.
Staff Finding: Staff finds the proposed amendment is consistent with the goals of the
Comprehensive Plan. Maintenance of the Plan is directed by policy within the Plan and the
State of Idaho. Evidence includes the application, supporting materials submitted, and the
staff report with all exhibits for case file H-2025-0029. Evidence also includes the 2019
Comprehensive Plan and all associated policies, studies and plans.
4. The proposed amendment is consistent with this Unified Development Code.
Staff Finding: Staff finds the proposed amendment is consistent with the Unified
Development Code, as no policies in the Comprehensive Plan modified, and no development
proposed. Evidence includes the application, supporting materials submitted, and the staff
report with all exhibits for case file H-2025-0029. Evidence also includes the 2019
Comprehensive Plan and all associated policies, studies and plans.
5. The amendment will be compatible with existing and planned surrounding land uses.
Staff Finding: The primary purpose of this amendment is to align the Meridian Area of City
Impact with the State of Idaho Statute governing Areas of Impact. The proposed addition of
5.06 acres is compatible with surrounding land uses which are predominantly residential in
nature. The proposed designation of Medium Density Residential matches the existing future
land uses of the City of Meridian to the West. Future development of the parcel will be
reviewed at the time that the subject property is annexed into the City of Meridian. Staff finds
the proposed Plan will be compatible with existing and planned surrounding land uses.
Evidence includes the application, supporting materials submitted, and the staff report with
all exhibits for case file H-2025-0029. Evidence also includes the 2019 Comprehensive Plan
and all associated policies, studies and plans.
6. The proposed amendment will not burden existing and planned service capabilities.
Staff Finding: Staff finds that the proposed Plan will not burden existing and planned
service capabilities. This amendment maintains the relationship between service planning,
and reflects coordination with partner agencies in service planning. Evidence includes the
application, supporting materials submitted and the staff report with all exhibits for case file
H-2025-0029. Evidence also includes the 2019 Comprehensive Plan and all associated
policies, studies and plans.
7. 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.
Staff Finding: The proposed amendment is intended to align the City’s AOCI with Idaho
State Statute. Staff finds that the amendment does not require mitigation of impacts
associated with development as development is not proposed at this time. Evidence includes
the application, supporting materials submitted, and the staff report with all exhibits for case
file H-2025-0029. Evidence also includes the 2019 Comprehensive Plan and all associated
policies, studies and plans.
8. The proposed amendment is in the best interest of the City of Meridian.
Staff Finding: Staff finds the proposed amendment is in the best interest of the City
maintains the ensures the City of Meridian remains in compliance with Idaho State Statute
governing Areas of Impact; maintaining the plan improves relevancy; and provides for
orderly development of land that are proposed to be included in the AOCI. Evidence includes
City of Meridian | Planning Department – Long range Division Page 14 of 15
the application, supporting materials submitted, and the staff report with all exhibits for case
file H-2025-0029. Evidence also includes the 2019 Comprehensive Plan and all associated
policies, studies and plans.
ACTION
A. Staff:
Staff recommends approval of the proposed Comprehensive Plan Map Amendment to remove the
subject 507.34 acres from the City’s Future Land Use Map and Area of City Impact and include
5.06 acres as described to the AOCI and FLUM, with a designation of Medium Density
Residential, and authorize staff to request apply with Ada County to re-establish the boundaries
of the City’s Area of City Impact.
B. Commission:
Pending
C. City Council:
Pending
City of Meridian | Planning Department – Long range Division Page 15 of 15
EXHIBITS:
A. Application Packet & Supporting Materials
A.1 Application
A.2 Narrative & Letter: May 22, 2025
A.3 Table – Area to be removed from AOCI & FLUM
A.4 Tabel – Area to be added to AOCI & FLUM
A.5 Letter of Request & Consent – Jack Frans – Signed: May 15, 2025
A.6 Letter Re: William Road Extension: May 14, 2025
A.7 City of Boise Letter & Resolution No.RES-236-25
A.8 2025 Current Meridian AOCI
A.9 Meridian Current Future Land Use Map (FLUM)
A.10 2 Mile Radius from Meridian City Limits
A.11 Parcels over two miles from Meridian City Limits
A.12 Proposed Addition to AOCI & FLUM
B. Supplemental Documents
B.1 Pre-Application Meeting: May 13, 2025
B.2 Letter from Ada County: February 26, 2025
B.3 List of Adopted Plans And Studies By Reference – 2019 Comprehensive Plan Extract
B.4 FLUM Addition – Medium Density Residential
C. Agency/Department Comments Received: June 17, 2025
C.1 Kuna Schools: June 12, 2025
C.2 Idaho Transportation Department (ITD): June 7, 2025
C.3 Department of Environmental Quality (DEQ): June 9, 2025
C.4 Meridian Public Works Department: May 28, 2025
Exhibit A
Application & Supporting Materials
Applicant name:CARL ANDERSON, CITY OF MERIDIAN Phone:
Applicant address:33 E. BROADWAY AVE., MERIDIAN, ID 83642 Email:canderson@meridiancity.org
Owner name:Phone:Fax:
Owner address:Email:
Hearing
Applicant Information
Type of Review Requested
File number:H-2025-0029
Assigned Planner:Bill Parsons
Related Files:
Subject Property Information
Location/street address:
Assessor's parcel number(s):
R1895900040, R3311160010, R3311160020, R3311160030, R3311160050, R3311160060,
R3311160072, R3311160076, R9575310100, R9575310200, R9575310300, S1228325635,
S1228336006, S1228336085, S1228336300, S1228336315, S1228346900, S1228347000,
S1233212710, S1233212810, S1233212840, S1233223303, S1233325420, S1233325500,
S1233336320, S1233336380, S1233336420, S1233336460, S1233346630, S1233346650,
S1233346680, S1233346700, S1233346750, S1233346800, S1233427840, S1233438405,
S1233438615, S1233449800
Township, range, section:3N1W33
Agent name (e.g. architect, engineer, developer, representative):CARL ANDERSON
Firm name:CITY OF MERIDIAN Phone:Fax:
Address:33 E. BROADWAY AVE.Email:canderson@meridiancity.org
Contact name:Phone:Fax:
Contact address:Email:
Project Description
Planning Division
HEARING APPLICATION
33 E Broadway Avenue, Suite 102 â— Meridian, Idaho 83642
Phone: (208)884-5533 â— Facsimile: (208) 888-6854 â— Website: www.meridaincity.org
1
Exhibit A.1
Project/Application Name:AOCI Comprehensive Plan Map Amendment - CPAM
Description of Work:
Hearing Date: June 26, 2025
Planner: Carl Anderson
Project: AOCI Comprehensive Map Amendment
Request: The City of Meridian Planning Division is applying for a Comprehensive Plan Map Amendment
(CPAM). This amendment concurrently modifies the boundaries of the Future Land Use Map (FLUM) and
re-establishes the boundaries of the Area of City Impact (AOCI). The intent of the amendment is to align the
City’s AOCI with the adopted Idaho State Code §67-6526 Areas of Impact, as amended in 2024. The
proposed amendment does not modify any policies or text of the current City of Meridian Comprehensive
Plan.
Location: City wide
33 E Broadway Avenue, Suite 102 â— Meridian, Idaho 83642
Phone: (208)884-5533 â— Facsimile: (208) 888-6854 â— Website: www.meridaincity.org
2
APPLICATION TYPES
Comprehensive Plan Map Amendment - CPAM:CHECKED
Is this City Initiated?:Yes
PROPERTY INFORMATION
General Location:City Wide
Total Acreage:-507.34 +5.06
Traffic Study Required per ACHD:No
FLUM DESIGNATION(S)
Low Density Residential:CHECKED
Acreage - Low Density Res:- 507.34
Medium Density Residential:CHECKED
Acreage - Medium Density Res:+5.06
PROJECT INFORMATION
What was the date of your pre-application meeting?:05/13/2025
Pre-Application Permit Number (ex PREAPP-2021-0001):Preapp-2025-0063
PROPERTY POSTING
I agree to comply with the Commitment of Property Posting regulations per UDC 11-
5A-6D:
CHECKED
PROPOSED FLUM DESIGNATION(S)
Low Density Residential:CHECKED
Acreage - Low Density Res:- 507.34
Medium Density Residential:CHECKED
Acreage - Medium Density Res:+5.06
TIME EXTENSION INFORMATION
Number of months extension:24
PLAN REVIEW
Verified submittal standards and checklist items:CHECKED
Verify that all drawings/documents will be uploaded in Project Dox as Individual
PDF’s:
CHECKED
APPLICATION DISCLAIMER
I have read and accept the above terms:CHECKED
Your signature:Carl Anderson
MISC
Is new record:No
Application Information
33 E Broadway Avenue, Suite 102 â— Meridian, Idaho 83642
Phone: (208)884-5533 â— Facsimile: (208) 888-6854 â— Website: www.meridaincity.org
3
Community Development Department 33 E. Broadway Avenue, Suite 102, Meridian, ID 83642 Phone 208-884-5533 www.meridiancity.org
Mayor Robert E. Simison
City Council Members:
Luke Cavener, President
Liz Strader, Vice President
Brian Whitlock
Doug Taylor
John Overton
Anne Little Roberts
May 22, 2025
Bruce Freckleton
Community Development Director
City of Meridian
33. E. Broadway Ave. #102
Meridian, ID 83642
RE: Amendment to the Future Land Use Map & Re-establishment of the Area of City Impact
Boundary
Dear Mr. Freckleton,
The City of Meridian Planning Division is applying for a Comprehensive Plan Map Amendment
(CPAM). This amendment concurrently modifies the boundaries of the Future Land Use Map
(FLUM) and re-establishes the boundaries of the City’s Area of City Impact (AOCI). The intent of
the amendment is to align the City’s AOCI with the adopted Idaho State Code §67-6526 Areas of
Impact, as amended in 2024. The proposed amendment does not modify any policies or text of
the current City of Meridian Comprehensive Plan.
The proposed amendment removes all land area that wholly extends beyond two miles from
current City limits, except where a portion of a given parcel extends beyond the two-mile buffer,
such area is included in the proposed AOCI as allowed by Idaho State Code §67-6526.4(b). The
FLUM is being amended to match the boundary of the proposed AOCI.
At the time of submittal of this request, there are thirty-eight (38) parcels generally located in
the southwest corner of Meridian’s AOCI, that are proposed to be removed from the City’s AOCI.
All thirty-eight parcels have a designation of Low Density Residential on the FLUM. The combined
area of the parcels is 507.34 acres (more or less).
Additionally, as a product of timing, a property that has recently been approved to exclude itself
from the City of Boise AOCI and FLUM, has requested to be incorporated into the City of
Meridian’s AOCI and FLUM.
Exhibit A.2
2
The subject property is owned by Mr. Frans and is located at 12504 W. Amity Road (parcel no.
S1128449084). The parcel is 5.06 acres (more or less). Mr. Frans has intentions of developing his
property in the near future, however, is not requesting annexation at this time. The property is
proposed to have a designation of Medium Density Residential. The applicant has provided his
written consent to be included in the City’s AOCI, and FLUM, with a designation Medium Density
Residential.
City staff are coordinating this effort with Ada County staff. The proposed amendment to the
boundary of the City of Meridian Area of City Impact will not be adopted, nor official until such
time that the Board of County Commissioners adopts such an ordinance. Pursuant to Idaho code
67-6526(1a) County commissioners make the final determination regarding area of impact
boundaries with the County.
Supporting documentation and materials are included as part of this request and may be further
detailed in the subsequent staff report.
Sincerely,
Carl Anderson | Long Range Associate Planner
City of Meridian | Community Development Department
Phone: 208.489.0328
canderson@meridiancity.org
CC: Caleb Hood, Deputy Director
Brian McClure, Long Range Planning Supervisor
Area to be removed from AOCI & FLUM - Summary by Parcel
Parcel Ada Zoning Acres Future Land Use Map
R1895900040 RUT 4.66 Low Density Residential
R3311160010 RUT 10.41 Low Density Residential
R3311160020 RUT 10.34 Low Density Residential
R3311160030 RUT 10.55 Low Density Residential
R3311160050 RUT 10.62 Low Density Residential
R3311160060 RUT 10.26 Low Density Residential
R3311160072 RUT 1.00 Low Density Residential
R3311160076 RUT 9.23 Low Density Residential
R9575310100 RUT 5.01 Low Density Residential
R9575310200 RUT 7.55 Low Density Residential
R9575310300 RUT 5.00 Low Density Residential
S1228325635 RUT 4.53 Low Density Residential
S1228336006 RUT 10.79 Low Density Residential
S1228336085 RUT 12.03 Low Density Residential
S1228336300 RUT 10.05 Low Density Residential
S1228336315 RUT 9.93 Low Density Residential
S1228346900 RUT 19.62 Low Density Residential
S1228347000 RUT 19.07 Low Density Residential
S1233212710 RUT 36.60 Low Density Residential
S1233212810 RUT 8.27 Low Density Residential
S1233212840 RUT 10.37 Low Density Residential
S1233223303 RUT 23.35 Low Density Residential
S1233325420 RUT 1.63 Low Density Residential
S1233325500 RUT 117.37 Low Density Residential
S1233336320 RUT 5.00 Low Density Residential
S1233336380 RUT 5.00 Low Density Residential
S1233336420 RUT 5.00 Low Density Residential
S1233336460 RUT 5.00 Low Density Residential
S1233346630 RUT 3.86 Low Density Residential
S1233346650 RUT 1.00 Low Density Residential
S1233346680 RUT 5.00 Low Density Residential
S1233346700 RUT 5.00 Low Density Residential
S1233346750 RUT 5.00 Low Density Residential
S1233346800 R1 1.00 Low Density Residential
S1233427840 RUT 40.00 Low Density Residential
S1233438405 RUT 35.03 Low Density Residential
S1233438615 RUT 10.34 Low Density Residential
S1233449800 RUT 12.86 Low Density Residential
Total Acreage 507.34
Exhibit A.3
Area to be added to AOCI & FLUM - Summary by Parcel
Parcel Ada Zoning Acres Future Land Use Map
R1128449082 RUT 5.06 Medium Density Residential
Total Acreage 5.06
Exhibit A.4
Exhibit A.5
Exhibit A.6
Exhibit A.7
Exhibit A.8
Exhibit A.9
Exhibit A.10
Exhibit A.11
Exhibit A.12
Exhibit B
Supplemental Documents
APPLICATION TYPES
Comprehensive Plan Map Amendment - CPAM:CHECKED
Is this City Initiated?:Yes
MEETING TYPE
Do you plan to attend this preapplication meeting in person or
virtually via Microsoft Teams?:
in person
PROJECT INFORMATION
A neighborhood meeting is good for 3 months and is required prior
to application submittal:
CHECKED
I acknowledge pre-app notes are good for 4 months:CHECKED
I acknowledge that a Site Plan will be uploaded in the attachment
section:
CHECKED
Site Plan Date (MM/DD/YYYY):04/30/2025
Name:CARL ANDERSON, CITY OF MERIDIAN
Address:33 E. BROADWAY AVE. 83642
Phone:Email:canderson@meridiancity.org
Pre-Application Request
Applicant Information
Type of Review Requested
Subject Property Information
Location/street address:
Assessor's parcel number
(s):City Wide
Township, range, section:
Application Information
Project/Application Name:AOCI & FLUM Amendment
Description of Work:Amentment to the City's Area of Impact and Future Land Use Map
Project Description
Additional Attendee(s)
File number:PREAPP-2025-0063
Assigned Planner:Nick Napoli
Scheduled Date:05/13/2025 Scheduled Time:9:30 AM
Planning Division
PREAPPLICATION MEETING
33 E Broadway Avenue, Suite 102 â— Meridian, Idaho 83642
Phone: (208)884-5533 â— Facsimile: (208) 888-6854 â— Website: www.meridaincity.org
1
Exhibit B.1
PROPERTY INFORMATION
Total Acreage:+/- 507.34 Acres (Potential +5.06)
PROPOSED FLUM DESIGNATION(S)
Acreage - Low Density Res:- 507.34
Acreage - Medium Density Res:+5.06 Designation NOT confirmed
Low Density Residential:CHECKED
Medium Density Residential:CHECKED
TYPE OF USE PROPOSED
Other Type of Use Proposed:City Wide
ZONING DISTRICT(S)
County:CHECKED
Review Type Reviewer Review Notes
Wastewater Plan Review Notes Vicki Ly Area is currently accounted for in Sewer Master Plan.
Required 2 lift stations and the construction of the
McDermott trunk line to service area
Legal Review Notes Kurt Starman Recommend that we describe this as the "reestablishment"
of the AOI to better align with the language in I.C. 67-6526
(6). The City will need to coordinate with the County, since
the County is responsible for adopting the AOI under I.C. 67-
6526.
33 E Broadway Avenue, Suite 102 â— Meridian, Idaho 83642
Phone: (208)884-5533 â— Facsimile: (208) 888-6854 â— Website: www.meridaincity.org
2
ADA COUNTY
DEVELOPMENT SERVICES
200 W. FRONT STREET, BOISE, IDAHO 83702-7300 PHONE (208) 287-7900
http s://adacounty.id.gov/develo pmentservices FAX (208) 287-7909
I BUILDING • COMMUNITY PLANNING • ENGINEERING & SURVEYING • PERMITTING I
February 26, 2025
Caleb Hood
Deputy Director
City of Meridian
33 E. Broadway A venue
Meridian, ID 83642
Re: Area of Impact Update
Dear Caleb:
Thankyou for proactively reaching out about the updates that were made
to section 67-6526 of Idaho Code in the 2024 legislative session, which
requires cities and counties in Idaho to work together to update or
reestablish their area of impact boundaries by December 31, 2025. We look
forward to working with you on this and appreciate the work the City has
already completed to ensure we have adopted your city's most recent
comprehensive plan for use within your area of impact.
As you are aware, section 67-6526 of Idaho Code, requires area of impact
boundaries to be within two miles of a city's municipal boundary. We've
identified parcels within your current area of impact that are over two miles
from your city's limits, as shown on the attached maps. These parcels will
need to be removed from your city's area of impact in order to comply
with the new legislation. Please reach out if you would like to discuss these
properties further, or see things differently with regard to this requirement.
Once an agreement has been reached regarding the area impact and
Meridian has addressed any necessary city applications and approvals,
Ada County will process the application to formalize the boundary, and
adopt any other proposed changes. This application would include a
zoning ordinance amendment to adjust the boundary and update the
area of impact agreement, and a comprehensive plan amendment if any
adjustments are required to future land use designations, or to adopt a new
comprehensive plan.
Exhibit B.2
Stacey DuPuis from our Community & Regional Planning Team will oversee
this effort and manage the Ada County application. You can reach out to
her at any time for questions regarding the application process.
We look forward to working with you to help ensure the County's area of
impact boundaries and associated planning documents are accurate and
up to date.
Respectfully,
Richard Beck
Director
Attachment: Maps of Area of Impact Parcels Over Two Miles from City Limits
CC : Leon Letson , Community Planning Manager, Ada County
Stacey DuPuis, Community & Regional Planner, Ada County
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
Meridian Area of Impact Parcels Over Two Miles from City Limits
Meridian CityArea of Impact Boundary
Parcels OverTwo Miles FromCity Limitsee
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
Potential Change to the Meridian Area of Impact Boundary
Current Area of Impact Boundary
Parcels OverTwo Miles FromCity Limitse Minimum Change Requirede
List of Implementation Tools
The following table lists existing tools which will be utilized to implement the City of Meridian Comprehensive Plan. These tools are
already approved through City ordinance, but may require updates to most effectively implement this Plan. Meridian’s online City Code
is maintained by a third party and is available via the City’s website.
List of Implementation Tools By Reference
Tool Link
City of Meridian Architectural Standards Manual (2016)https://meridiancity.org/designreview
Meridian City Code (2019)https://meridiancity.org/CityCode
Unified Development Code (Zoning and Subdivision Ordinances, Title 11 of Meridian City Code) (2019) https://meridiancity.org/UDC
List of Adopted Plans and Studies By Reference
The following table lists plans that are adopted by reference by the City of Meridian. The most current major amendment dates are
reflected on this table. Sites listed without a www.meridiancity.org domain are not maintained or operated by the City.
List of Adopted Plans By Reference
Plan Lead Agency Link
Meridian Arts Commission Strategic Plan (2019)Meridian Arts Commission https://meridiancity.org/mac/
Meridian Environmental Programs Plan (2019)City of Meridian https://meridiancity.org/environmental/
Welcome to Meridian Signage Plan (2019)City of Meridian https://meridiancity.org/WelcomePlan
Communities in Motion 2040 2.0 (2018)COMPASS https://meridiancity.org/TransportationPlanning
Existing Conditions Report (2022)City of Meridian https://meridiancity.org/compplan
Meridian Water Master Plan (2018)City of Meridian https://meridiancity.org/WaterMPSummary
Roadways to Bikeways Master Plan (2018)Ada County Highway District https://meridiancity.org/TransportationPlanning
Valley Connect 2.0 (2018)Valley Regional Transit https://meridiancity.org/TransportationPlanning
Ada County Hazard Mitigation Plan (2017)Ada County https://meridiancity.org/AdaHazardPlan
City of Meridian Collection System Master Plan (2017)City of Meridian https://meridiancity.org/CollectionMPSummary
City of Meridian Strategic Plan 2016-2020 (2015)City of Meridian https://meridiancity.org/StrategicPlan
Cwww.meridiancity.org/compplan
Exhibit B.3
List of Adopted Plans By Reference
Plan Lead Agency Link
Meridian Parks and Recreation Master Plan (2015)City of Meridian https://meridiancity.org/masterplan
Downtown Meridian Street Cross-section Master Plan
(2014)City of Meridian https://meridiancity.org/StreetPlan
Meridian Historic Preservation Plan (2014)Meridian Historic Preservation
Commission https://meridiancity.org/HistoricPlan
Downtown Meridian Neighborhood Pedestrian and
Bicycle Plan (2012)
Ada County Highway District / City of
Meridian https://meridiancity.org/transportation
Eastern Treasure Valley Electric Plan (2012)Idaho Power https://meridiancity.org/ElectricPlan
Airport - Overland Corridor Study (2011)ACHD and City of Nampa https://meridiancity.org/TransportationPlanning
Meridian Water Conservation Plan (2011)City of Meridian https://meridiancity.org/water/conservation
Destination Downtown (2010)Meridian Development Corporation https://meridiancity.org/downtown
Meridian Pathways Master Plan (2010)City of Meridian https://meridiancity.org/pathways
Meridian Rail-With-Trail Action Plan (2010)City of Meridian https://meridiancity.org/TransportationPlanning
ACHD Transportation and Land Use Integration Plan
(2009)Ada County Highway District https://meridiancity.org/TransportationPlanning
US-20/26 Corridor Study (2006)Idaho Transportation Department
(ITD)https://meridiancity.org/TransportationPlanning
Downtown Meridian Transportation Management Plan
(2005)
Ada County Highway District / City of
Meridian https://meridiancity.org/TransportationPlanning
Ten Mile Interchange Specific Area Plan (2007) City of Meridian https://meridiancity.org/TMISAP
Destination Downtown (2010)Meridian Development Corporation https://meridiancity.org/downtown
Fields Subarea Plan (2021)City of Meridian https://meridiancity.org/Fields
Dwww.meridiancity.org/compplanwww.meridiancity.org/compplan
Exhibit B.4
Exhibit C
Agency/Department Comments Received: June 17, 2025
Kuna School District
Empowering students to lead productive lives.
Date: 06/12/25
RE: H-2025-0029
Dear Commissioners and Council Members,
Kuna School District has reviewed the application of Case No. H-2025-0029 and has no objection to the application as it
is presented. Thank you.
Sincerely,
Tim Jensen & Jason Reddy
Kuna School District Planning Team
Kim Bekkedahl,
Superintendent
Brian Graves,
Asst. Superintendent
Jason Reddy,
Assistant Superintendent
Bradley Steadman,
Chief Financial Officer
Allison Westfall,
Communications Director
Kevin Gifford,
Curriculum, Instruction &
Assessment Director
Kelly Schamber,
Special Education Director
711 E. Porter Rd., Kuna, Idaho 83634 Phone: (208) 922-1000
Exhibit C.1
CharleneWay
From:Timothy Jensen <tejensen@kunaschools.org>
Sent:Thursday, June 5, 2025 2:13 PM
To:Clerks Comment
Subject:AOCI Comprehensive Plan Map Amendment H-2025-0029
External Sender - Please use caution with links or attachments.
Kuna School District has noofficial comment onthis application asitdoes notliewithin our boundaries.
Tim Jensen Ed.S
KSD Planning & Development Team
Principal-Fremont MS
IMLA President
CONFIDENTIALITY NOTICE: This e-mail, including attachments, is intended solely for the person or
entity to which itisaddressed and may contain confidential and/or privileged information. Any review,
dissemination, copying, printing or other use of this e-mail by persons or entities other than the
addressee isprohibited. If you have received this e-mail in error, please contact the sender
immediately and delete the material from your device.
CONFIDENTIALITY NOTICE: This e-mail, including attachments, is intended solely for the person or
entity to which itisaddressed and may contain confidential and/or privileged information. Any review,
dissemination, copying, printing or other use of this e-mail by persons or entities other than the
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1
Charlene Way
From:
Sent:
To:
Subject:
Kendra Conder < Kendra.Conder@itd.idaho.gov>
Saturday, June 7, 2025 3:16 PM
Clerks Comment
AOCI Comprehensive Plan Map Amendment H-2025-0029
Ill :.xt1� rn a Ill -Please use caution with links or attachments.
Good Afternoon,
ITD does not have any comments regarding the comprehensive plan map amendment.
Thank you!
Kendra Conder
District 3 I Development Services Coordinator
Idaho Transportation Department
Office: 208-334-8377
Cell: 208-972-3190
Exhibit C.2
CharleneWay
From:BRO Admin <BRO.Admin@deq.idaho.gov>
Sent:Monday, June 9, 2025 10:47 AM
To:Clerks Comment
Subject:RE: Development Application Transmittals - AOCI Comprehensive Plan Map
Amendment H-2025-0029
External Sender - Please use caution with links or attachments.
The Boise Regional DEQ Administra?onhas nocomments at this ?me.
Sincerely,
CarleneOberg
Administrative Assistant I
Idaho Department of Environmental Quality
1445 North Orchard Street Boise, Idaho 83706
P: (208) 373-0550 | http://www.deq.idaho.gov/
Carlene.Oberg@deq.idaho.gov
Developer .Empathy.Woo.Includer.Belief
From: clerk@meridiancity.org <clerk@meridiancity.org>
Sent: Thursday, June 5, 2025 9:47 AM
To: BRO Admin <BRO.Admin@deq.idaho.gov>
Subject: Development Application Transmittals - AOCI Comprehensive PlanMap Amendment H-2025-0029
CAUTION: This email originated outside the State of Idaho network. Verify links and attachments BEFORE you
click or open, even if you recognize and/or trust the sender. Contact your agency service desk with any
concerns.
Development Application Transmittal
1
Exhibit C.3
Link toProject Application: AOCI Comprehensive Plan Map Amendment (H-
2025-0029
Hearing Date: June 26, 2025
Assigned Planner: Carl Anderson
To view theCity ofMeridian Public Records Repository, Click Here
The above “Link toProject Application” will provide you with any further information ontheproject.
The City ofMeridian isrequesting comments and recommendations ontheapplication referenced
above. Toreview theapplication and project information please clickontheapplication link above. The
City of Meridian values transparency and makes avariety ofinformation available tothepublic online
through our public records repository.
We request that you submit your comments orrecommendations prior tothehearing date specified
above. When responding, please reference thefilenumber oftheproject. Ifresponding byemail, please
send comments tocomment@meridiancity.org.
For additional information associated with thisapplication please contact theCity ofMeridian Planner
identified above at208-884-5533.
Thank you,
City Clerk’sOffice
33E. Broadway Ave., Meridian, Idaho 83642
Phone: 208.888.4433|Email: cityclerk@meridiancity.org
Built forBusiness, Designed forLiving
All e-mail messages sent toor received by City ofMeridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
2
Project Name: H-2025-0029
Project Description: AOCI Comprehensive Plan Map Amendment - CPAM
Review Comments List Date: 6/17/2025
Ref. # 1, Water Modeling Review, Tyson Glock, 5/28/25 9:24 AM, Cycle 1, Info Only
Comment:
Distance to Mainline - NA
Impacts or Concerns -
Future water planning will plan accordingly.
Exhibit C.4