HomeMy WebLinkAboutPZ - Staff Report for 12-04
City of Meridian | Department Report I. Project Overview
HEARING
DATE:
12/4/2025
(Remanded to Planning and Zoning
Commission on 9/16/2025)
TO: Planning & Zoning Commission
FROM: Nick Napoli, Associate Planner
208-884-5533
nnapoli@meridiancity.org
APPLICANT: Jessica Heggie
SUBJECT: H-2025-0016
Farrington Heights Subdivision RZ, PP,
MDA
LOCATION: Generally located at the northwest corner
of E. Pine Avenue and N. Adkins Avenue
in the SE corner of the SE ¼ of the NE ¼
of Section 7, T.2N., R2W.
PROJECT OVERVIEW
A. Summary
Rezone 2.9 acres of land from the R-4 to the R-15 zoning district and a Preliminary Plat on 4.68
acres of land, consisting of 25 building lots and 8 common lots, and a development agreement
modification to terminate the old development agreement and establish a new one.
B. Issues/Waivers
- This application was previously recommended for denial by the Planning and Zoning
Commission and has since been remanded by the City Council to allow for changes to
address the concerns of the neighbors and the Planning and Zoning Commission. The
previous reasons for denial were a lack of open space, the 2-story transition to the
existing single-story homes, and the change in zoning from R-4 to R-15 being too
abrupt.
- The development does not require open space due to the subdivision being under five (5)
acres in size, however, there is no regional park in the area for residents to recreate at.
Since the previous hearing, the applicant has provided additional open space and is
proposing a dog park and picnic area in Lot 14, Block 1.
- The applicant has indicated that the builders will determine which homes will be 1 or 2
stories; however, due to lot sizes, the applicant believes single story homes will not be
financially feasible. This is a primary concern from the neighbors.
- The applicant requested the project be continued from the November 6th hearing to the
December 4th hearing to allow for additional time to collaborate with the neighbors.
COMMUNITY DEVELOPMENT
DEPARTMENT REPORT
City of Meridian | Department Report I. Project Overview
C. Recommendation
Staff: Approval with a Development Agreement and Conditions
Commission: Pending
D. Decision
Council: Pending
City of Meridian | Department Report II. Community Metrics
COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Residential -
Proposed Land Use(s) Residential -
Existing Zoning R-4 VII.A.2
Proposed Zoning R-15
Adopted FLUM Designation Medium Density Residential VII.A.3
Proposed FLUM Designation Medium Density Residential
Table 2: Process Facts
Description Details
Preapplication Meeting date 12/10/2024
Neighborhood Meeting 2/10/2025
Site posting date 10/23/2025
Table 3: Community Metrics
Agency / Element Description / Issue Reference
Ada County Highway District IV.C
• Comments Received Yes -
• Commission Action Required No -
• Access Adkins Avenue: Local Street -
• Traffic Level of Service ACHD does not have traffic counts available for Pine and
Adkins
-
ITD Comments Received Yes -
Meridian Public Works Wastewater IV.B
• Distance to Mainline Sewer Available at Site
• Impacts or Concerns See Public Works Site Specific Conditions
Meridian Public Works Water IV.B
• Distance to Mainline Water Available at Site
• Impacts or Concerns No
School District(s) No Comments -
Note: See section IV. City/Agency Comments & Conditions for comments received or see the public
record.
City of Meridian | Department Report II. Community Metrics
Figure 1: One-Mile Radius Existing Condition Metrics
.
City of Meridian | Department Report II. Community Metrics
Figure 2: ACHD Summary Metrics
Figure 3: Service Impact Summary
City of Meridian | Department Report III. Staff Analysis
STAFF ANALYSIS
Comprehensive Plan and Unified Development Code (UDC)
A. General Overview
This property is designated Medium Density Residential on the City’s Future Land Use Map
(FLUM) contained in the Comprehensive Plan. The medium-density residential designation
allows for dwelling units at gross densities of three (3) to eight (8) 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.
The applicant proposes to rezone 2.9 acres of the 4.68 acres of land from the R-4 zoning district
to the R-15 zoning district and leave the remaining 1.78 acres as the R-4 zoning district. A
preliminary plat and conceptual building elevations were submitted showing how the property is
proposed to be subdivided and developed with twenty-five (25) residential building lots and eight
(8) commons lots at a gross density of 5.34 units per acre. The proposed use and density are
consistent with the Medium Density Residential (MDR) FLUM designation of three (3) to eight
(8) units per acre.
Additionally, the applicant is proposing a development agreement modification to terminate the
existing development agreement (DA) and create a new one.
The R-15 zoning designation, which allows for reduced lot sizes down to 2,000 square feet,
provides flexibility for developers to support a diversity and variety of housing types. This can
create a dynamic, multi-generational community where residents can transition through different
stages of life (known as aging in place) while remaining in the same neighborhood. This type of
zoning in conjunction with other designations, should be used to support a diverse housing mix
that supports long-term residency and continuity within the community, promoting stability and a
sense of place for residents throughout different stages of life.
The surrounding landscape consists of single-family detached homes to the east, west, and north,
while to the south is Pine Avenue. It is important to note that the majority of the surrounding
homes are single-story. The average density for a one-mile radius is 6.1 units per acre, which is
higher than the 5.34 units per acre the applicant is proposing. Single-family detached dwellings
are listed as a principally permitted use in the R-15 zoning district per UDC Table 11-2A-2. The
applicant is proposing to keep the three (3) existing homes on the property and will configure new
lot lines around the existing homes that conform to the dimensional standards.
Since the previous hearing, the applicant has submitted a phasing plan indicating they would like
to north portion to be apart of Phase one (1) and the southern portion as Phase two (2).
Future development is subject to the dimensional standards listed in UDC Table 11-2A-7 for the
R-15 zoning district. The property is already annexed with the R-4 zoning. The City may require
a development agreement (DA) in conjunction with an annexation pursuant to Idaho Code section
67-6511A. If this property is annexed, Staff recommends a DA is required with the provisions
discussed herein and included in Section IV.
Overall, the proposed infill development is an allowed use within the Medium Density
Residential designation and contributes to the area’s intended mix of residential housing types.
Therefore, staff is supportive of the proposed development with the conditions and DA provisions
listed in Section IV.
Comprehensive Plan Policy 2.02.02C: Support infill development that does not negatively impact
the abutting, existing development. Infill projects in Downtown should develop at higher
densities, irrespective of existing development.
Staff encouraged the applicant to converse with the neighbor early on in the process, and after
their neighborhood meeting, the applicant indicated the neighbors had minimal concerns.
However, at the first hearing in front of the Planning and Zoning Commission, the neighbors had
City of Meridian | Department Report III. Staff Analysis
several concerns that were not addressed by the applicant. With the resubmittal, the applicant has
addressed some of these concerns but the transition from two-story to existing one-story homes
persists. The Planning and Zoning Commission and City Council shall evaluate if further
restrictions are necessary to provide an adequate transition.
Comprehensive Plan Policy 2.02.01D: Require pedestrian access in all new development to link
subdivisions together and promote neighborhood connectivity.
The applicant will be extending the sidewalk along the west side of N. Adkins Avenue to connect
with the northern subdivision, which will improve the walkability in the neighborhood. However,
there is still an Ada County parcel that will leave a gap in the sidewalk. Once the Ada County
parcel annexes into the city, the sidewalk will be completed along the west side of Adkins.
Comprehensive Plan Policy 6.01.02B: Reduce the number of existing access points onto arterial
streets by using methods such as cross-access agreements, access management, and
frontage/backage roads, and promoting local and collector street connectivity.
The applicant will be eliminating three access points to E. Pine Avenue, which will decrease the
number of curb cuts on an increasingly busier arterial roadway.
Comprehensive Plan Policy 2.02.00: Plan for safe, attractive, and well-maintained
neighborhoods that have ample open space, and generous amenities that provide varied lifestyle
choices.
Open space and amenities are not required by the UDC since the development is five (5) acres or
less. However, staff has concerns with the lack of opportunities for outdoor recreation for
residents in this area, as there is no regional park nearby. Since the previous application, the
applicant has increased the amount of open space and is proposing a dog park and picnic area in
Lot 14, Block 1.
Table 4: Project Overview
Description Details
History AZ-00-012; DA Inst# 101052483
Phasing Plan 2 Phases
Residential Units 27 new single-family detached
3 existing single-family detached
Open Space None; The development is less than 5 acres
Amenities None; The development is less than 5 acres
Acreage 4.68 acres
Lots 30 Buildable Lots and 3 Common Lots
Density Gross: 5.77 Units/Acre
Net: 7.61 Units/Acre
B. History
The subject properties were annexed in 2000 as a part of Farrington, Opal application (AZ-00-
012). The zoning granted at the time of annexation was the R-4 zoning district. With the
annexation approval, the properties were subject to a DA that restrict the property to adding one
(1) additional home on the 4.68 acres. The existing DA will be replaced with a new DA to update
the concept plan and provisions to improvements relevant to the current proposal.
This application was previously heard by the Planning and Zoning Commission on 8/7/25 and
was recommended for denial. Since the hearing, the applicant was remanded by the City Council
back to the Planning and Zoning Commission to address the concerns of the neighbors and
commission. The reason for denial was due to a lack of open space, a lack of transition between
the proposed two (2) story homes and existing single-story homes, and the zoning change from R-
4 to R-15 being too abrupt.
City of Meridian | Department Report III. Staff Analysis
C. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
The subject site contains three (3) existing homes that will remain with the formation of the
subdivision. These homes will be included in southern portion of the development and shall
conform to the dimensional standards listed UDC Tables 11-2A-5 and 11-2A-7.
2. Proposed Use Analysis (UDC 11-2):
The applicant is proposing single-family detached homes (22 new and 3 existing), which are
listed as a principal permitted use in UDC Table 11-2A-2 for the R-15 and R-4 zoning
districts. In addition to this, the proposed gross density of the subdivision is 5.34 units per
acre, which is less than the one-mile radius average density of 6.1 units per acre.
Comprehensive Plan policy 2.01.01C encourages the applicants to maintain a range of
residential land use designations that allow diverse lot sizes, housing types, and densities.
Comprehensive Plan policy 2.01.01G states development should avoid the concentration of
any one housing type or lot size in any geographical area; provide for diverse housing types
throughout the City.
Comprehensive Plan policy 2.06.02D encourages a diversity of housing, recreation, and
mobility options to attract and sustain the local workforce.
The applicant is proposing a total of 25 detached single-family homes, which is consistent
with what has been approved in the surrounding subdivisions. However, the lot sizes in this
development are smaller than the neighboring subdivisions but have increased since the
previous application. As a result of the increased lot sizes, the applicant has lost 5 buildable
lots. In addition, the proposed development is anticipated to develop with two (2) story
homes while the surrounding area is all single-story homes.
3. Dimensional Standards (UDC 11-2):
The proposed plat and subsequent development are required to comply with the dimensional
standards listed in UDC Tables 11-2A-5 and 11-2A-7 for the R-4 and R-15 zoning districts.
The proposed plat complies with the dimensional standards of the R-4 and R-15 zoning
districts.
D. Design Standards Analysis
1. Site Design Standards (Comp Plan, UDC 11-3A-19):
Goals 2.01.02D, 2.01.01G, and 2.02.02C of the Comprehensive Plan emphasize the
importance of offering diverse housing types throughout Meridian to accommodate the needs,
preferences, and financial capacities of current and future residents. These goals also support
infill development that complements existing neighborhoods.
The subject site is adjacent to established R-8 subdivisions (Danbury Fair Subdivision Nos. 1
and 7, and Maws Add No. 3) to the east, north, and west. The applicant submitted a
preliminary plat and conceptual building elevations proposing 25 single-family detached
dwellings at a gross density of 5.34 units per acre (see Section VII.G). This density aligns
with the Medium Density Residential (MDR) Future Land Use Map (FLUM) designation.
Although the proposed subdivision does not provide a one-to-one lot size transition with the
adjacent neighborhoods, the applicant has increased the lot sizes since the previous proposal,
resulting in the reduction of five (5) buildable lots. However, concerns still persist that the
proposed changes did not address the transition to the existing single-family homes, as the
applicant has indicated the new homes are likely going to be two (2) stories. The Planning
City of Meridian | Department Report III. Staff Analysis
and Zoning Commission and City Council shall carefully determine whether the
changes are an adequate transition to the existing homes.
A county enclave parcel remains to the north along N. Adkins Avenue, which will result in a
persistent gap in the sidewalk network.
The property is contiguous to annexed City land to the north and lies within the City’s Area
of City Impact. A legal description and exhibit map of the proposed R-4 and R-15 rezone
areas are included in Section VII. Pursuant to Idaho Code § 67-6511A, the City may require a
development agreement (DA) with annexation. Staff recommends that a DA be required,
incorporating the provisions outlined herein and in Section IV.
2. Qualified Open Space & Amenities (Comp Plan, UDC 11-3G):
UDC Section 11-3G-2 requires common open space and amenities for developments that are
five (5) acres or larger. The proposed development, at 4.68 acres, falls below this threshold
and is therefore not subject to the open space and amenity requirements outlined in the code.
However, staff have engaged in multiple discussions with the applicant regarding the value of
including open space and amenities, especially given the absence of a regional park in the
surrounding area. While not a code requirement, staff are concerned about the lack of
recreational space or amenities for future residents.
Since the previous application, the applicant has revised the amount of open space in the
development to increase the open space to 11.4% of the development. However, staff did not
receive an open space exhibit, and it appears some of the open spaces being included in the
calculation do not meet the standards to be counted towards qualified open space.
In addition, the applicant is proposing a dog park and picnic area in Lot 14, Block 1.
Comprehensive Plan Goal 2.02.00 emphasizes the importance of planning for safe, attractive,
and well-maintained neighborhoods that offer ample open space and diverse amenities to
support a variety of lifestyles.
Given the absence of a regional park in the area, staff recommends that the Planning
and Zoning Commission and City Council thoughtfully consider whether the revised
open space and amenities are sufficient.
3. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
UDC 11-2A-7 requires a twenty-five (25) foot wide landscape buffer along E. Pine
Avenue, an arterial roadway. A landscape buffer is not required along N. Adkins Avenue,
a local street; however, a 10-foot setback to the living space is required from the back of
the sidewalk.
The applicant has provided a twenty-five (25) foot wide landscape buffer along E. Pine
Avenue and is required to comply with the dimensional standards for the R-4 and R-15
districts. With the submittal of the final plat, the applicant shall provide vegetation
coverage calculations.
ii. Tree preservation
Mitigation shall be required for all existing trees four-inch caliper or greater that are
removed from the site with equal replacement of the total calipers lost on site up to an
amount of one hundred (100) percent replacement (Example: Two (2) ten-inch caliper
City of Meridian | Department Report III. Staff Analysis
trees removed may be mitigated with four 5-inch caliper trees, five (5) four-inch caliper
trees, or seven (7) three-inch caliper trees). Deciduous specimen trees four-inch caliper or
greater may count double towards total calipers lost, when planted at entryways, within
common open space, and when used as focal elements in landscape design.
The applicant shall provide mitigation calculations with submittal of the final plat if any
trees are being removed from the property.
iii. Storm integration
Per UDC 11-3B-11, the applicant shall meet the intent to improve water quality and
provide a natural, effective form of flood and water pollution control through the
integration of vegetated, well designed stormwater filtration swales and other green
stormwater facilities into required landscape areas, where topography and hydrologic
features allow if part of the development.
iv. Pathway landscaping
No new pathway is being proposed as the existing attached ten (10) foot multi-use along
E. Pine Avenue is going to remain.
4. Parking (UDC 11-3C):
i. Residential parking analysis
Off-street parking is required to be provided for each home based on the total number of
bedrooms per unit as set forth in UDC Table 11-3C-6. On-street parking is also available
on portions of the proposed streets.
Lot 20 will be taking access off Adkins Avenue. The applicant has submitted an exhibit
showing the garage and street setback to the property in compliance with the standards.
Lot 20 has an existing home that shall have the required twenty (20) foot garage setback
and fifteen (15) foot living setback.
5. Building Elevations (Comp Plan, Architectural Standards Manual):
Goal 5.01.02D of the Comprehensive Plan highlights the need for effective building design
and landscaping to buffer, screen, beautify, and integrate commercial, multifamily, and
parking areas with existing neighborhoods. In response, the developer has submitted two (2)
conceptual building elevations that illustrate the appearance of future homes in the
development (see Section VII).
The proposed designs include variations of one and two-story homes, each featuring a two-
car garage. The elevations showcase a range of architectural styles and design elements,
including lap siding, neutral color accents, brick and stone veneer, varied roof profiles, and
different home styles. Staff review confirms that these elevations adhere to the city’s
architectural standards and comply with the required design criteria.
One of the largest concerns of the neighboring residences was the transition from the
existing single-story homes to the proposed two-story homes. The applicant has
indicated that they do not believe single-story homes will be financially feasible due to
the proposed lot sizes. Ultimately, the applicant has indicated that the individual
builders will make the final decision on whether the homes will be one (1) or two (2)
stories. This raises some concerns among staff, as this provides some uncertainty about
the transition to the existing single-story homes that appear to be approximately twenty
(20) feet in height. As a result, staff is recommending building heights not to exceed 28
feet in height and windows placed on the rear façade are oriented to promote privacy
for the existing residences.
City of Meridian | Department Report III. Staff Analysis
Homes on lots that abut W. Pine Avenue, an arterial street, will be highly visible; therefore,
the rear and/or side of structures on these lots (i.e. Lots 15, 16, and 18, Block 1 ) should
incorporate articulation through changes in two or more of the following: modulation (e.g.
projections, recesses, step-backs, pop-outs), bays, banding, porches, balconies, material types,
or other integrated architectural elements to break up monotonous wall planes and roof lines
that are visible from the subject public street. Single-story and existing structures are exempt
from this requirement.
6. Fencing (UDC 11-3A-6, 11-3A-7):
All fencing is required to comply with the standards listed in UDC 11-3A-7. According to
the submitted landscape plans, the applicant is proposing two types of fencing throughout the
site, six (6) foot solid vinyl fencing and a four (4) foot wrought iron semi-privacy fencing.
In addition, the applicant shall indicate the fencing location on the residential lots with the
submittal of the building permits. These will be required to comply with UDC 11-3A-7.
E. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Goals 6.01.01H and 6.01.02B of the Comprehensive Plan stress the need to minimize the
number of direct access points onto arterial streets. This can be achieved through cross-access
agreements, access management, frontage and backage roads, and enhancing connectivity
through local and collector streets. Additionally, these goals highlight the importance of
incorporating pedestrian access connectors in new developments to link subdivisions and
support neighborhood connectivity within a community pathway system.
Access to the property is proposed from N. Adkins Avenue, a local roadway on the eastern
portion of the site. This local road is a shared drive between the proposed subdivision and the
existing subdivision to the east and north. The applicant is proposing two (2) access points off
N. Adkins Avenue with a common drive accessing the three (3) properties on the southern
portion of the site and a common drive accessing three (3) properties on the northern portion
of the site.
2. Multiuse Pathways and Pathways (UDC 11-3A-5, Comp Plan, UDC 11-3A-8):
Comprehensive Plan policy 4.04.01A ensures that new development and subdivisions
connect to the pathway system.
UDC 11-3G-5 emphasizes the importance of common open space and amenities being
located in areas that maximize pedestrian and bicycle connectivity.
Multi-use pathways shall be constructed in accord with the city's comprehensive plan, the
Meridian Pathways Master Plan, the Ada County Highway District Master Street Map and
Roadways to Bikeways Master Plan. The standards along Arterial roadways are to provide a
detached ten (10) foot wide sidewalks (multiuse pathway), however, in conversation with the
parks department, it was determined the existing ten (10) foot attached multi-use pathway
will be sufficient due to it being relatively new. The applicant is in compliance with this, as
the ten (10) foot sidewalk already exists along E. Pine Avenue.
3. Sidewalks (UDC 11-3A-17):
All sidewalks constructed as part of this proposal are required to comply with the standards
listed in UDC 11-3A-17. A sidewalk connection along the west side of N. Adkins Avenue is
required to be installed to connect the existing subdivision to the multi-use pathway along E.
City of Meridian | Department Report III. Staff Analysis
Pine Avenue. The applicant is depicting the sidewalk on the landscape plan in compliance
with this standard. The applicant shall provide a street section exhibit with the submittal of
the final plat reflecting compliance with these standards.
With the construction of the sidewalk along the western side of Adkins, the sidewalk will
extend to the north and stub at the lone remaining Ada County parcel. The sidewalk will be
completed when the Ada County parcel annexes in the future.
4. Subdivision Regulations (UDC 11-6):
i. Dead end streets
The proposed subdivision does not contain a dead end street other than the two (2)
common drives as discussed below.
ii. Common driveways
Per UDC 11-6C-3D, common driveways shall serve a maximum of four (4) dwelling
units. In no case shall more than three (3) dwelling units be located on one (1) side of the
driveway unless alternative compliance is applied for.
The applicant is proposing two (2) common drives in the development in which the
northern one services three (3) homes and the southern one services three (3) homes. The
southern common drive is in compliance with the UDC; however, the northern common
drive shall be revised to show Lot 7, Block 1, with the same building envelope as Lot 8,
Block 1.
In addition, it is important to note that the applicant still needs to comply with the
parking requirements for driveways off of common drives. If the house exceeds two (2)
bedrooms, the applicant will be required to have a twenty-by-twenty (20 x 20) foot
parking pad.
The applicant worked with staff to modify the common drives to provide the five (5) feet
of landscaping required in the UDC 11-6. Additionally, the applicant has provided
details into where the curb cuts for Lots 15, 16, and 20 will taking access from on the
southern common drive.
iii. Block face
UDC 11-6C-3- regulates block lengths for residential subdivisions. The intent of this
section of code is to ensure block lengths do not exceed 750 ft, although there is the
allowance of an increase in block length to 1,000 feet if a pedestrian connection is
provided. In no case shall a block face exceed one thousand two hundred (1,200) feet,
unless waived by the City Council. The applicant is compliance with the block length
requirements in the UDC.
F. Services Analysis
1. Waterways (Comp Plan, UDC 11-3A-6):
The existing irrigation ditches on the property shall be piped or tiled in accordance with UDC
11-3A-6.
2. Pressurized Irrigation (UDC 11-3A-15):
An underground pressurized irrigation system is required to be installed to provide irrigation
to each lot in the subdivision in accord with the standards listed in UDC 11-3A-15.
3. Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in all developments by the City’s adopted
standards, specifications, and ordinances. Design and construction shall follow the best
City of Meridian | Department Report III. Staff Analysis
management practices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage
will be proposed with a future Certificate of Zoning Compliance application and shall be
constructed to City and ACHD design criteria.
4. Utilities (Comp Plan, UDC 11-3A-21):
Ensure development is connected to City of Meridian water and sanitary sewer systems and
the extension to and through said developments are constructed in conformance with the City
of Meridian Water and Sewer System Master Plans in effect at the time of development. All
utilities are available to the site. Water main, fire hydrant and water service require a twenty-
foot (20) wide easement that extends ten (10) feet past the end of main, hydrant, or water
meter. No permanent structures, including trees, are allowed inside the easement.
Comprehensive Plan policy 3.03.03G require urban infrastructure to be provided for all new
developments, including curb and gutter, sidewalks, water and sewer utilities.
City of Meridian | Department Report IV. City/Agency Comments & Conditions
CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. A Development Agreement (DA) is required as a provision of rezone of this property. Prior
to approval of the rezone ordinance, a DA shall be entered into between the City of Meridian,
the property owner(s) at the time of annexation ordinance adoption, and the developer. A
final plat shall not be submitted until the DA and Ordinance is approved by City
Council.
Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six (6) months of the City Council granting the annexation. The DA
shall, at minimum, incorporate the following provisions IF City Council determines rezone is
in the best interest of the City:
a. Future development of this site shall be generally consistent with the preliminary plat,
landscape plan, common open space/site amenity exhibit, and conceptual building
elevations included in Section VIII and the provisions contained herein.
b. Any future development of the site must comply with the City of Meridian ordinances in
effect at the time of the development.
c. Homes on lots that abut W. Pine Avenue, an arterial street, will be highly visible;
therefore, the rear and/or side of structures on these lots (i.e. Lots 20, 21, and 23, Block
1) should incorporate articulation through changes in two or more of the following:
modulation (e.g. projections, recesses, step-backs, pop-outs), bays, banding, porches,
balconies, material types, or other integrated architectural elements to break up
monotonous wall planes and roof lines that are visible from the subject public street.
Single-story and existing structures are exempt from this requirement.
d. The existing structures on Lots 15, 16, and 20 shall meet the dimensional standards for
the R-4 zoning district listed in UDC Table 11-2A-5. In addition, the applicant shall
provide paved driveways to the existing homes that will take access off the southern
common drive.
e. Lots 2-5, Block 1, and Lots 7-13, Block 1 shall be restricted to building heights of 28 feet
measured to the peak of the roof, and windows placed on the rear façade are oriented to
promote privacy for the existing residences.
2. The final plat shall include the following revisions:
a. Add a plat note stating “direct lot access to E. Pine Avenue is prohibited.”
b. Graphically depict the three (3) foot wide public utility, drainage, and irrigation
easements on the sides of Lots 1-10, Block 2, and Lots 2-5 & 7-13, Block 1
c. Graphically depict the five (5) foot wide public utility, drainage, and irrigation easements
on the side of Lots 15,16,18,20, Block 1.
d. Modify note 15 to include language stating that all interior side lot lines for Lots 1-10,
Block 2, and Lots 2-5 & 7-13, Block 1 contain a three (3) foot wide easement for public
utilities, irrigation, and drainage.
e. Modify note 15 to include language stating that all side lot lines for Lots 15,16,18,20,
Block 1 contain a five (5) foot wide easement for public utilities, irrigation, and drainage.
f. Submit a street section showing the five (5) foot sidewalk along N. Adkins Ave.
City of Meridian | Department Report IV. City/Agency Comments & Conditions
g. Submit an exhibit showing Lots 15, 16, and 18 conform to the R-4 dimensional
standards. If they do not, lot lines may need to be adjusted or structures may need to be
removed.
h. Provide an amenity detail with the submittal of the final plat.
3. The landscape plan submitted with the final plat shall include the following revisions:
a. Include mitigation calculations on the plan for existing trees that are proposed to be
removed in accord with the standards listed in UDC 11-3B-10C.5. The Applicant shall
coordinate with the City Arborist (Kyle Yorita kyorita@meridiancity.org) to determine
mitigation requirements prior to removal of existing trees from the site.
b. Provide details on the ground coverage material that will be used along Pine Avenue.
c. Provide an amenity detail with the submittal of the final plat.
4. The proposed plat and subsequent development are required to comply with the dimensional
standards listed in UDC Table 11-2A-5 and 11-2A-7 for the R-4 and R-15 zoning districts.
5. Prior to the City Engineer’s signature on the final plat, all existing structures that do not
conform to the setbacks of the R-4 zoning district shall be removed.
6. Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,
blocks, street buffers, and mailbox placement.
7. Off-street parking is required to be provided in accord with the standards listed in UDC
Table 11-3C-6 for single-family dwellings based on the number of bedrooms per unit.
8. The preliminary plat approval shall become null and void if the applicant fails to either: 1)
obtain the City Engineer’s signature on a final plat within two years of the date of the
approved findings; or obtain approval of a time extension as set forth in UDC 11-6B-7.
9. The final plat shall substantially comply with the approved preliminary plat as set forth in
UDC 11-6B-3C.
10. Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,
blocks, street buffers, and mailbox placement.
11. The applicant and/or assigns shall have the continuing obligation to provide irrigation that
meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping
as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
12. Submit an updated common drive exhibit for the southern common drive showing the
driveways and the setbacks for the existing homes that will remain on Lots 15, 16, and 20,
Block 1.
13. Submit a revised common drive exhibit for the northern common drive showing Lot 7, Block
1, with the same building envelope as Lot 8, Block 1.
14. The applicant shall either construct the landscape buffer along and close the access points or
post surety for the improvements along W. Pine Avenue with Phase one (1) of the
development.
15. The Applicant shall comply with all ACHD conditions of approval.
City of Meridian | Department Report IV. City/Agency Comments & Conditions
16. The Applicant shall have a maximum of two (2) years to obtain City Engineer’s signature on
a final plat in accord with UDC 11-6B-7.
17. Staff’s failure to cite all relevant UDC requirements does not relieve the applicant from
compliance.
B. Meridian Public Works
City of Meridian | Department Report IV. City/Agency Comments & Conditions
City of Meridian | Department Report V. Findings
C. Ada County Highway District (ACHD)
FINDINGS
A. Rezone (UDC 11-5B-3E)
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 annexation and/or rezone, the
council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Staff finds the map amendment complies with the applicable provisions of the Comprehensive
Plan in regard to the Medium Density Residential future land use map designation for the
site.
City of Meridian | Department Report V. Findings
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds that the proposed map amendment and subsequent development will contribute to
the range of housing opportunities available in the City.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Staff finds the proposed zoning amendment will not be materially detrimental to the public
health, safety, or welfare with compliance of the proposed DA and conditions listed in
Section IV.
4. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the city including, but not limited
to, school districts; and
Staff finds that the proposed amendment will not result in any adverse impact upon the
delivery of services by any political subdivision providing public services to this site.
5. The annexation (as applicable) is in the best interest of city.
This is not applicable due to this application being a rezone.
B. Preliminary Plat and Short Plat (UDC 11-6B-6)
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings:
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code;
Staff finds the proposed plat is in conformance with the Comprehensive Plan and Unified
Development Code.
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
Staff finds that public services are available and can be extended into the site to
accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
City water and sewer and other utilities will be extended by the developer at their own cost,
therefore, staff find the subdivision will not require the expenditure of capital improvement
funds.
4. There is public financial capability of supporting services for the proposed development;
Staff finds there is financial capability of supporting services for the proposed development.
5. The development will not be detrimental to the public health, safety or general welfare; and
Staff finds the proposed development will not be detrimental to the public health, safety, or
general welfare with compliance of the proposed DA and conditions listed in Section IV.
6. The development preserves significant natural, scenic or historic features.
Staff finds there are no natural, scenic, or historic features that need to be preserved with
development of this property.
City of Meridian | Department Report VI. Action
ACTION
A. Staff:
Staff recommends approval of the proposed modification to the Development Agreement,
Rezone, and Preliminary Plat with the conditions of approval listed in Section IV.
B. Commission:
Pending
C. City Council:
Pending
City of Meridian | Department Report VII. Exhibits
EXHIBITS
A. Project Area Maps
(link to Project Overview)
1. Aerial
2. Zoning Map
City of Meridian | Department Report VII. Exhibits
3. Future Land Use
4. Planned Development Map
City of Meridian | Department Report VII. Exhibits
B. Subject Site Photos
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
C. Service Accessibility Report
City of Meridian | Department Report VII. Exhibits
D. Landscape Plan and Open Space (date: 11/24/2025)
City of Meridian | Department Report VII. Exhibits
E. Preliminary Plat (date: 11/19/2025)
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
F. Building Elevations (date: 9/22/2025)
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
G. Rezone Legal Description & Exhibit Map
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits