HomeMy WebLinkAboutPZ - Department Report for 3-5 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--,
DEPARTMENT REPORT
HEARING 3/5/2026 - - -
Legend
DATE: Project Location -�
TO: Planning&Zoning Commission
Area of impact -
�= City Limits
-.-..
FROM: Nick Napoli,Associate Planner O Analysis .. --,� off]
208-884-5533 =3
nnapoli@meridiancity.org
APPLICANT: Hunter Lake
SUBJECT: H-2025-0052 and ZOA-2025-0002
VanTrust - IF
"- -
LOCATION: Generally located at the southwest corner
of Black Cat Road and Franklin Road in
the NE '/4 of the NE '/4 of Section 16,
T.3N.,R.1 W. -
I. PROJECT OVERVIEW
A. Summary
The applicant requests annexation of 23.13 acres of land with a concept plan consisting of six(6)
buildings that span a total of approximately 340,000 square feet in the I-L zoning district.In
addition,the applicant requests a UDC Text Amendment to adjust the Flex Space standards to
lower the office requirement from 20%to 10%in the I-L zoning district.
B. Issues/Waivers
- Staff has met with the applicant numerous times to discuss this project. Staff has
expressed concerns including the lack of compliance with the Ten Mile Interchange
Specific Area Plan(TMISAP)in both use and design,potential traffic impacts,
probability of low job generation and lack of intended transition away from the
residential on the east side of Black Cat Road. In addition,it isolates the property to the
east leaving it the only remaining Low Density Employment property south of Franklin.
- Most of the property is designated as Low Density Employment on the Future Land Use
Map (FLUM),which does not permit industrial uses as outlined on Page 3-9 in the
TMISAP.Planning staff recommended that the applicant submit a Comprehensive Plan
Map Amendment to change the FLUM designation to Mixed Employment,which would
better align with the proposed use.However,the applicant maintains that their proposal
is consistent with the existing Low Density Employment designation based on a zoning
matrix adopted in the plan prior to the City updating the zoning ordinance to coincide
with some of the new land use types.
- ACHD and City Staff relayed to the applicant that access off of Franklin Road will not
be supported except where there is shared access with Butte Fence.As a result,the
applicant submitted a revised site plan on February 5',2026,to eliminate the small bay
City of Meridian I Department Report 1. Project Overview
industrial units along the Franklin Road frontage. This change furthered the lack of
compliance with the TMISAP and Comprehensive Plan.
Staff relayed to the applicant that we would not support the proposed UDC Text
Amendment as it is narrowly focused on a single development and does not adequately
consider citywide impacts. Staff is currently in progress with a new code change to
bring additional revisions to the Flex Space Standards.
- The home on the eastern property is currently hooked up to City utilities and entered
into a hook up agreement that requires them to apply for annexation once eligible.
The Applicant requests City Council approval of a reduced buffer width from 25-to 10-
feet adjacent to the residential use to the east as allowed by UDC 11-3B-9C.2.
C. Recommendation
Staff. Denial
Planning and Zoning Commission: Pending
D. Decision
City Council: Pending
City of Meridian I Department Report I. Project Overview
I1. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Residential in Ada County -
Proposed Land Use(s) Industrial and Flex space -
Existing Zoning RUT in Ada County VII.A.2
Proposed Zoning I-L(Light Industrial)
Adopted FLUM Designation Low Density Employment and Mixed-Employment VII.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date 9/23/2025
Neighborhood Meeting 10/22/2025
Site posting date 2/23/2026
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District IV.0
• Comments Received Yes -
• Commission Action Required No -
• Access Arterials: Franklin Road and Black Cat Road -
Collector:Future Collector to be built
• Traffic Level of Service Franklin Road:Better than"B" -
Black Cat Road: Better than"E"
ITD Comments Received Yes;No concerns or comments. -
Meridian Public Works IV.B
Wastewater
• Distance to Mainline Available at Site
• Impacts or Concerns See Public Works Site Specific Conditions
Meridian Public Works Water IV.B
• Distance to Mainline Available at Site
• Impacts or Concerns None
Note: See section IV. City/Agency Comments&Conditions for comments received or see the public
record. Paste the following link into the browser to access the public file:
https://weblink.meridiancity.org/NVebLink/Browse.aspx?id=421321&dbid=0&repo=MeridianCity
City of Meridian I Department Report II. Community Metrics
Figure l: One-Mile Radius Existing Condition Metrics
Reference Parcel:51216110501 Date Retrieved:2025/12/30
Parcel Count Parcel Acreage Infiii Indicator:
241 1,335 Surrounding Area
64% Not city
4k 40 ® City Limits
1,412 764.7 ■ Not City
Household Household& Population Growth
• Households
02020
Population Change:41.3°I°
Population ■Growth
(Household and Population Change
since 2010 Decennial) 2,000 1,000 6,000 8,000
Figure 2:ACHD Summary Metrics
Traffic Count is based on Vehicles per hour(VPH)
RGadway Frontage Functional PM Peak Hour PI VI Peak Hour
Classification Traffic Count Level cf Service
` Franklin Road 761-feet Principal Arterial 543 Better than 'E"
" Black Cat Read NIA Minor Arterial 417 Better than 'E"
` ,acceptable level of service for a two-lane principal arterial is °E" (690 VPH).
` ,acceptable level of service for a two-lane minor arterial is "E" (575 VPH)-
Figure 3: Service Impact Summary
ImpactService • •
Ready O O O O O
Marginal O
Caution O
eye Ay
o °� o°a F��e ��°e a � N
�� �\ �� Qa�,c� ,<<a L°tea`
City of Meridian Department Report II. Community Metrics
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
Annexation:
The subject property is within the Ten Mile Interchange Specific Area Plan (TMISAP) and designated
as Mixed Employment and Low-Density Employment on the Future Land Use Map(FLUM). 5035
W. Franklin Road(8.52 Acres) is designated as only Low-Density Employment, and 5201 W.
Franklin Road is designated as both Low-Density Employment(4.68 Acres)and Mixed Employment
(8.91 Acres). Mixed Employment and Low-Density Employment are described as the following:
i. Low Density Employment
This use is defined by the TMISAP as low-rise office and specialized employment areas.
Low Density Employment areas should provide a variety of flexible sites for professional
offices and similar businesses. Low Density Employment areas should be designed
with elements of Traditional Neighborhood Design.Design and development
standards such as landscaping,pedestrian circulation and connection to open
spaces,are recommended to help make developments more attractive,engaging and
accessible places.Appropriate land uses include corporate and business offices as
well as research facilities and laboratories.
ii. Mixed Employment
This use is described by the TMISAP as an area to encourage a diversity of compatible
land uses that may include a mixture of office,research and specialized employment
areas, light industrial including manufacturing and assembly, and other miscellaneous
uses.Mixed Employment areas should provide a variety of flexible sites for small, local
or start-up businesses, as well as sites for large national or regional enterprises. Mixed
density employment will accommodate a wide variety of employers and serve as a
primary gateway to Meridian and Meridian's prosperity.
The applicant is proposing 340,000 square feet of Industrial uses across six(6)buildings on 22.3
acres on land. The applicant's narrative states the proposed uses for the property include light
manufacturing and assembly, flex space,and warehousing and distribution. The applicant estimates
the proposed development will create over 575 jobs or 1.91 jobs per 1,000 square feet. In addition,the
applicant argues that Low Density Employment is the best FLUM designation for the proposed
development due to this development creating significantly more employment than traditional
industrial developments,the proposed uses are not noxious or nuisance like, and the architecture and
design of the site is heightened. Lastly,the narrative notes the City of Meridian and general region
have vacancy rates under five(5)percent for flex spaces.
Staff has met with the applicant six(6)times over the past year to discuss the project. Throughout
these meetings, staff has consistently indicated that the proposed annexation cannot be supported
without a concurrent Comprehensive Plan Map Amendment(CPAM)application. This position is
based primarily on the project's inability to meet key design elements and on the TMISAP's clear
direction regarding the allowable uses within the Low-Density Employment(LDE)designations
(TMISAP,p. 3-9).
While the applicant's narrative emphasizes the intent to provide a significant amount of employment,
the proposal includes a request to amend the Flex Space standards in the UDC to reduce the required
office-to-warehouse ratio to ten(10)percent office. This change is intended to accommodate
warehousing and distribution tenants,uses explicitly identified in the TMISAP as not allowed within
the M-E and LDE designations. The TMISAP's vision for this district is to create an employment
center capable of supporting more than 20,000 jobs across a wide range of industries,which relies on
higher-intensity and more diverse employment uses than those proposed.
City of Meridian I Department Report III. Staff Analysis
As noted, approximately 59.2%of the 22.3-acre site is designated as Low-Density Employment on
the Future Land Use Map(FLUM). Although some industrial uses may be permissible within the
development pursuant to TMISAP p. 3-11,the LDE designation does not contemplate the types of
uses proposed by the applicant. TMISAP p. 3-9 identifies appropriate uses in LDE areas as low-rise
office and specialized employment, including corporate or business offices,research facilities, and
laboratories,none of which are included in the current proposal.
Staff agrees there may be a strong market demand for industrial uses,but the Plan specifically
says the intent of the TMISAP is to create a place that will add to the long-term economic
stability of the City of Meridian,not just respond to immediate market forces and trends (page
3-3).
In addition,staff notes that Mixed Employment(M-E) and Low-Density Employment(LDE)
designations are limited along the Black Cat and Franklin corridors. With this project included
the I-L zoning comprises 54.15% (51.5 acres of 95.1 acres) of the LDE FLUM designation and
61.28% (92.84 acres of 151.5 acres)of the M-E FLUM designation.These designations are
intended to support a mix of employment and service uses,providing a transition between the
residential east of Black Cat and industrial areas further west.
Staff is concerned that continued expansion of I-L zoning within these FLUM designations may
reduce employment diversity, create unanticipated truck traffic, and disrupt the intended
transition. Continued expansion of I-L zoning in these areas should be carefully evaluated by
the Planning and Zoning Commission and City Council.
UDC Text Amendment:
As previously noted,the applicant proposes a modification to the Flex Space Specific Use Standards
to reduce the required office component to ten(10)percent within the I-L zoning district. The
applicant asserts that this change would better align with current market conditions and demand and
would remove an existing barrier to leasing flex space in Meridian.
Staff is currently working on a broader code amendment to address the Flex Space standards,which
were most recently considered by the City Council in June 2025. Staff has informed the applicant that
a comprehensive code change is being developed to address inconsistencies in the newly adopted
standards;however,the applicant has elected to proceed with a separate text amendment.
Staff does not support the proposed UDC Text Amendment, as it would have implications beyond
this individual development. While the applicant notes that flex space vacancy rates in Meridian are
critically low,they also contend that the current flex space standards present a barrier to leasing,
which staff finds to be a contradictory assertion. Additionally,within the I-L zoning district,
warehousing is a permitted use that already allows an office component of up to ten(10)percent.
Adoption of the proposed flex space amendment would perpetuate inconsistencies in the code,
including land use percentages that do not total One hundred(100)percent,and would effectively
allow flex space to function identically to warehousing.
Staff agrees that revisions to this section of the code are warranted;however,the applicant's proposed
amendment is narrowly focused on a single development and does not adequately consider citywide
impacts. Staff has met with the UDC focus group to discuss proposed revisions and will be presenting
these changes to the Planning and Zoning Commission and City Council later this year.
Table 4: Proiect Overview
Description Details
History N/A
Phasing Plan One(1)Phase
Physical Features m� Rosenlof Canal on the Southern Boundary
Acreage 23.13 acres
City of Meridian I Department Report III. Staff Analysis
B. History
Although this property has no prior development history,the adjacent properties to the south
provide relevant context for its redevelopment.
In 2021,the City approved the annexation of approximately 129.21 acres under the Black Cat
Industrial project,designating the area as Mixed Employment(M-E)and Low-Density
Employment(LDE)within the Future Land Use Map(FLUM) and zoning it as Light Industrial
(I-L). The City Council determined that the industrial center aligned with the goals of the
TMISAP. However,that development had specific site design elements such as open space,
plazas,pedestrian circulation,parkways,and tree lined streets that this project does not fully
incorporate.
Extending I-L zoning onto this parcel may further erode the planned low-density employment
transition between the residential areas east of Black Cat Road and the General Industrial FLUM
designation located approximately a half a mile west along Franklin Road. This shift may impact
the balance of employment uses envisioned in the comprehensive plan and TMISAP.
In addition,the eastern parcel included in this application(Parcel#S 1216110410)entered into a
utility hook up agreement with the city when the Franklin Road intersection was widened. The
property is required to apply for annexation once contiguous to city limits.
C. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
The proposed development encompasses two(2)properties that each have an existing
residence on the property. The well and sceptic systems for both homes shall be abandoned
and the homes removed from the property within ninety(90) days of the annexation
ordinance being recorded.
2. Proposed Use Analysis (UDC 11-2):
The applicant proposes the I-L zoning district for the development. The uses the applicant
discusses in the narrative include light manufacturing and assembly,flex space,and
warehousing and distribution. However,the applicant consistently discusses having flexibility
for different types of uses. In addition,the proposed UDC text amendment indicates that the
applicant is expecting warehousing and distribution as a primary use throughout the site
which is specifically listed as an undesired use in the Mixed Employment and Low-Density
Employment designations. As a result, staff believes the I-L district allows uses by-right
which are not consistent with the high employment-generating uses intended for this area by
the Plan.As a result, staff finds the Mixed Employment(M-E)zoning designation to be the
more appropriate zoning designation.
3. Dimensional Standards (UDC 11-2):
The I-L zoning district requires a 35' street setback,20' landscape buffer along collector
streets, 25' wide buffer along arterial streets, and allows height up to 50'. The proposed
concept plan and elevations appear to meet these requirements.
The TMISAP introduces basic rules of good design. This includes buildings built to public
rights-of-way, easy pedestrian access,narrow streets to slow traffic, and the facades of larger
commercial buildings being broken down into short frontages with"big boxes"being
wrapped in smaller commercial,residential, and office uses.
City of Meridian I Department Report III. Staff Analysis
D. Design Standards Analysis
1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19, TMISAP):
UDC 11-3A-19 and Comprehensive Plan Goal 5.01.02D emphasize the significance of
building frontages along public streets and/or public spaces. The applicant's proposal
complies with the requirement ofproviding a minimum of 30%buildingfrontage along the
future collector road.
However, the TMISAP calls for the LDE designation to be designed with elements of
Traditional Neighborhood Design. These design and development standards include
parkways, enhanced landscaping,plazas,pedestrian circulation, and connections to open
space, which are intended to create more attractive, engaging, and accessible developments.
The applicant's site design provides parkways only along the collector roadway and includes
pedestrian circulation throughout part of the site; however, it does not connect to the existing
ten (10)foot multi-use pathway along Franklin Road. In addition, the concept plan lacks key
elements such as plazas, open space, and enhanced landscaping.
Staff has communicated these concerns to the applicant. The applicant maintains that the
project meets the intent of the design standards through the use of landscaping, detached
sidewalks that connect to the larger pedestrian network, and building orientation toward the
street. Nevertheless, stafffinds that the project does not adequately incorporate Traditional
Neighborhood Design elements, which is a contributing factor in the recommendation for
denial.
2. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
A twenty-five(25)foot landscape buffer is required along Franklin Road, an arterial
street and a twenty(20)foot landscape buffer is required along the future collector
roadway near the southern boundary of the site.
The proposed concept plan accurately depicts the widths of these landscape buffers;
however, the landscaping details have not been provided. If approved, the applicant will
be required to submit a landscape plan with the future preliminary plat.
ii. Parking lot landscaping
Landscaping is required to be provided along all parking areas per the standards listed in
UDC 11-3B-8. The proposed landscape appears to meet the minimum requirements.
However, the applicant did not dimension parking stalls, sidewalks, and planters to
confirm compliance with overhang requirements.
iii. Landscape buffers to adjoining uses
A 25-foot wide buffer is required to the residential land use to the east as set forth in
UDC Table 11-2C-3 and 11-4-3-34F, landscaped per the standards listed in UDC 11-3B-
9C.
The Applicant requests City Council approval of a reduced buffer width from 25-to
10-feet adjacent to the residential use to the east as allowed by UDC 11-3B-9C.2.
Staff did not receive a letter from the applicant indicating the neighbors were in favor of
this reduction.
iv. 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
City of Meridian I Department Report III. Staff Analysis
amount of one hundred(100)percent replacement(Example: Two(2)ten-inch caliper
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.
v. Storm integration
An adequate storm drainage system is required in all developments in accord with the
City's adopted standards, specifications and ordinances. Design and construction shall
follow best management practice as adopted by the City as set forth in UDC 11-3A-18. In
addition,any drainage swales shall meet the requirements listed in UDC 11-313-11.
vi. Pathway landscaping
The proposed pathways along Franklin Road and the future collector roadway appear to
include five (5)feet of landscaping on both sides,meeting UDC requirements.
Given that the TMISAP includes on-street bike lanes,which is not the standard when ten
(10)foot multi-use pathways are present, staff has determined that if trees are placed
within the eight(8)foot parkway,the applicant may reduce the landscaping on the south
side of the multi-use pathway to five(5) feet.However, if trees are not provided in the
parkway,the full ten(10) feet of landscaping must be included, as specified in the
TMISAP (page 3-20, street section Q.
3. Parking (UDC 11-3C):
i. Nonresidential parking analysis
In Industrial districts,the parking requirement is one(1) space for every 2,000 square feet
of gross floor area. With the proposed I-L zone and building square footage of
approximately 340,000 square feet, one hundred and seventy(170)parking stalls are
required. The applicant is providing four hundred and seventy-six(476) spaces which
exceeds the UDC requirements.
In addition,Flex Space requires one (1) space every 1,000 square feet of gross floor area.
If the entire project ended up being flex space,the applicant would also exceed the UDC
requirements for parking.
ii. Bicycle parking analysis
A minimum of one(1)bicycle parking space must be provided for every 25 vehicle
spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to
comply with the location and design standards listed in UDC 11-3C-5C.
4. Building Elevations (Comp Plan,Architectural Standards Manual):
Comprehensive Plan Goals 5.01.02C and 2.09.03A prioritize area beautification and
community identity by promoting enhanced design standards that result in distinct and
engaging developments.
The Architectural Standards Manual(ASM)and TMISAP require surface plane modulation
at intervals of no more than 50 feet,the inclusion of at least two pedestrian-scale architectural
features, and a combination of at least two primary field materials and one accent material.
The applicant proposes six(6) one-story industrial buildings designed with high ceilings. The
exterior materials include tilt up concrete, glazing,and metal awnings. However, it does not
appear that the applicant meets the requirement for 30%glazing along public streets.
City of Meridian I Department Report III. Staff Analysis
If approved,the final elevations will be evaluated during the design review process to ensure
compliance with industrial design standards.
5. Fencing (UDC 11-3A-6, 11-3A-7):
All fencing is required to comply with the standards listed in UDC 11-3A-7. The submitted
concept plan does not depict any fencing; however, any future submittal shall depict any
proposed fencing and a fencing exhibit.
E. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Goal 6.01.02B of the Comprehensive Plan prioritizes reducing access points on arterial
streets through strategies such as cross-access agreements, access management, and the
development of frontage and backage roads.Additionally,it emphasizes improved
connectivity between local and collector streets.
Access to the site is proposed from a future collector street near the southern portion of the
site and an emergency access points off of Franklin Road. The emergency access is proposed
to be shared with the western neighbor(Butte Fence).In addition,the applicant has stubbed a
frontage road to the property to the east to allow for cross access in the future.
ACHD and City Staff determined that the only access to Franklin Road is the shared access
with Butte Fence. As a result,the applicant edited their site plan to eliminate the two(2)
frontage buildings along Franklin Road and expand their large bay industrial buildings. This
then shifted all of the access points to the collector on the southern portion of the site. ACHD
indicated that the anticipated trip generation is 1,119 vehicles per day.
In addition to this, staff has discussed concerns regarding the transportation network in
the area and the addition of unanticipated freight traffic onto Franklin Road and Ten
Mile Road.As a result of these concerns,staff has put together a table below
highlighting developments that have been approved within the Ten Mile,Black Cat,and
Franklin road network.
The applicant is responsible for extending the collector road as outlined in ACHD's Master
Street Map. ACHD found that the proposed development meets all of ACHD's policies.
Table: Road Infrastructure and Developments Along the Black Cat/Franklin Corridor
Category Details
Existing and Planned Road
Infrastructure
W. Franklin Road Existing: 2 lanes, no curb, gutter, or
sidewalk.
Planned: Widen to 5 lanes between W.
McDermott Rd and S. Black Cat Rd after
2028.
S. Black Cat Road Existing: 2 lanes,no curb,gutter, or
sidewalk.
Planned: Widen to 5 lanes between W.
Overland Rd and W. Franklin Rd,2036-
2040.
Franklin&McDermott Intersection Planned: Multi-lane roundabout,
construction scheduled after 2027.
City of Meridian I Department Report III. Staff Analysis
W. Franklin Road Connection Planned: Future connection to SH-16 via a
signalized intersection.
Approved Developments Impacting the Full Impacts of these projects are yet to be
Corridor realized.
Black Cat Industrial (H-2021-0064) 2.2 million sq ft of industrial space to the
south.
Farmstone(H-2023-0045) 378,360 sq ft of commercial and industrial
uses across Black Cat Road.
Avani Subdivision(H-2023-0049) 256 residential lots to the northeast.
Vanguard Village (H-2021-0081) 552 dwelling units and a mix of commercial
and industrial uses(approximately 740,000
square feet).
Braya Subdivision(AZ-06-061 and PP-06- 330 single-family lots and 240 apartment
062) units.
District at Ten Mile(H-2023-0071) Large mixed-use development with
approximately a total of 1,000,000 square
feet contemplated.
Outer Banks(H-2021-0025,H-2021-0061, 516 residential units and approximately
and H-2024-0026) 147,650 square feet of commercial.
The Gateway at Ten Mile(H-2020-0046 390 residential units and 26.54 acres of
and H-2024-0010) commercial.
Totals: Residential: 2,284 units(Most of which
have not been built)
Commercial/Industrial: 4,318,360 square
feet(Most of which have not been built)
Traffic Impact/Construction of Collector from Proposed Use:
The applicant anticipates approximately 575 or more employees on-site daily,with ample
space for semi-trucks and freight to access the site. To align with UDC 11-3A-3,which seeks
to limit access points to collector and arterial roadways, staff recommends that if approved
restricting the central access points off the future collector street to truck traffic only.
Additionally, a traffic impact study was not required due to the estimate trip generation for
the development; however,the applicant indicated that they completed a driveway analysis
which restricted the access points onto Franklin Road to only the shared access point with
Butte Fence. As previously noted,this significantly impacted their site design.
If approved,the applicant is required to construct the future collector road along the northern
portion of the site in accordance with the TMISAP Street Section C exhibit. If trees are
planted within the eight(8)foot parkway,the applicant may reduce the landscaping on the
south side of the ten(10)foot multi-use pathway to five(5)feet. However,if trees are not
placed in the parkway,the full ten(10)feet of landscaping must be provided,as outlined in
TMISAP (page 3-20, Street Section Q.
2. Multi-Use Pathways,Pathways, and Sidewalks (Comp Plan, UDC 11-3A-8 and UDC 11-3A-
17):
The applicant is proposing to construct a 10-foot multi-use pathway along both sides of the
future collector and along Franklin Road. This is consistent with the UDC standards and the
City of Meridian I Department Report III. Staff Analysis
city's pathway master plan for this area. However, it appears part of the pathway along
Franklin Road will not be in ACHD's Right of Way.As result,the applicant shall submit a
14-foot easement for the portion of the pathway that is not in the right of way.
F. Services Analysis
1. Waterways (Comp Plan, UDC 11-3A-6):
The Rosenlof Drain runs along the southern boundary of the site. The applicant is proposing
to leave the drain open as they will not be impeding access to the irrigation canal.
2. Pressurized Irrigation(UDC 11-3A-15):
Underground pressurized irrigation water is required to be provided to each lot within the
development as set forth in UDC 11-3A-15.
3. Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in all developments in accord with the City's
adopted standards, specifications and ordinances. Design and construction shall follow best
management practice as adopted by the City as set forth in UDC 11-3A-18.
4. Utilities (Comp Plan, UDC 11-3A-21):
Connection to City water and sewer services is required and are available to be extended by
the developer with development in accord with UDC 11-3A-21 and Goals 3.03.03G&
3.03.03F.Urban sewer and water infrastructure and curb, gutter, and sidewalks are required
to be provided with development.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
No conditions of approval, as City staff is recommending denial of both applications.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
B. Meridian Public Works
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City of Meridian Department Report IV. City/Agency Comments &Conditions
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NOT RECORD.
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City of Meridian Department Report IV. City/Agency Comments & Conditions
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euft inflNrl um a X41-221 I
City of Meridian Department Report IV. City/Agency Comments &Conditions
C. Ada County Highway District(ACHD)
,%-�CQ PWLUOM
ACHDlone{,�yp.h Le�nm W rwir
J LWw N'JU V&S— Cammwaar
evhrloa Hficcory ConmlcYc�
Date:December 21,2025
To:Komori McNel li
Staff Contact:matt Pak Plan ner
Ptojerl Desrriptiom VanTrust
TnpGentieratlon: TArs development rsescrrn"d to generate 11�119%VhlcWtrgm per day.
152 vVOCIN trip p*r havF In th•PM p"K hour.baW 40 the I rhotilum Cf Tra++spunat iwt
Engineers Trip Generation Manual.12"edition-
NOTFaffk Impact Study
Ar4iiho roads will n�m
the futura with planned
No
Comments The tables abowe lija the exigting conditions ofthe surrounding
roadways without the proposed development as this application isforannexation
and ryron*onry,with a future O*vwWpment sPP`estion.Olt wmmary will bcr
wpdated IQWe4Ct the OewW -ent and its impact
connectin!q you to more
+decw^b'wiqh*yD-lmGt-Few NrawgrAny, -wdw.1D-{6yiF-Pox*-w'L4 4-rKFW-MA-v.�.r,�p�ldgl�q
V. FINDINGS
A. Unified Development Code Text Amendments(UDC 11-5B-2D)
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 a text amendment to the
Unified Development Code,the Council shall make the following findings:
1. The text amendment complies with the applicable provisions of the comprehensive plan;
Staff finds that the proposed text amendment is not consistent with the applicable provisions
of the Comprehensive Plan. The Comprehensive Plan calls for updates to the Unified
Development Code (UDC) to implement the Plan's adopted vision. This includes the
City of Meridian I Department Report V. Findings
TMISAP, which does not permit industrial uses such as warehousing, distribution, and
manufacturing within the Low Density Employment designation.
Additionally, the TMISAP states that its intent is to create a place that contributes to the
long-term economic stability of the City of Meridian, rather than simply responding to
immediate market forces and trends (page 3-3). The applicant is proposing a citywide code
amendment to accommodate a single development proposal, which would have broader
implications for the City as a whole.
Staff has informed the applicant that the City is currently working with the UDC Focus
Group to evaluate and update the flex space standards. Despite this ongoing effort, the
applicant has chosen to proceed with the proposed code amendment at this time.
2. The text amendment shall not be materially detrimental to the public health, safety,and
welfare; and
The amendment would reduce the required office component for flex space within the I-L
zoning district to ten (10)percent and would apply citywide. Staff does not support the
amendment because it would create further inconsistencies within the Unified Development
Code, including land use percentage allocations that do not total one hundred(100)percent,
and would effectively allow flex space to function identically to warehousing. Such
inconsistencies undermine clarity and predictability in the City's development regulations,
which is not in the best interest of the public health, safety, and welfare. While revisions to
the flex space standards may be warranted, they should be addressed comprehensively rather
than through a narrowly focused amendment.
3. The text 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.
Stafffinds that the proposed text amendment may result in broader citywide impacts because
it applies to all properties within the I-L zoning district rather than a single site. The
amendment is narrowly tailored to facilitate one development and does not adequately
evaluate potential citywide implications. Staff is currently preparing a comprehensive code
amendment to address flex space standards and related inconsistencies and intends to
present those revisions to the Planning and Zoning Commission and City Council later this
year. Proceeding with a separate amendment at this time could complicate implementation of
coordinated updates to the Code and affect how development is regulated and serviced
across the City. Accordingly, staff finds the UDC Text Amendment will have adverse impacts.
B. Annexation and/or 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 that the applicant's proposal to annex 23.13 acres with an I-L (Light Industrial)
zoning designation for the development of six (6) industrial buildings totaling approximately
340,000 square feet is not consistent with the Low-Density Employment FL UM designation.
The Ten Mile Interchange Specific Area Plan (TMISAP) envisions Low-Density Employment
areas as low-rise office and specialized employment centers, including corporate and
business offices and research facilities.
The applicant's proposal does not incorporate these types of uses and is instead industrial in
nature, with warehousing and distribution serving as the primary proposed uses.
City of Meridian I Department Report V. Findings
Additionally, the TMISAP calls for Low-Density Employment areas to reflect a traditional
neighborhood design that includes convenient circulation, buildings that frame streets,
plazas, and engaging open spaces. With the most recent revision, the applicant has not
adequately addressed these principles, and the proposal therefore does not align with the
Comprehensive Plan or the TMISAP.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds the proposed map amendment complies with the regulations outlined in the I-L
zoning district. However, the proposed I-L zoning is not consistent with the comprehensive
plan or TMISAP.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Staff finds the proposal to annex of 23.13 acres of land designated as an Industrial
Employment Center, accompanied by a concept plan that primarily reflects warehousing and
distribution uses may be materially detrimental to the public health, safety, and welfare. This
is due to the potential loss of significant employment-generating opportunities, a proposed
use and design that are inconsistent with the Ten Mile Interchange Specific Area Plan
(TMISAP), and the possibility of substantial traffic impacts on the existing roadway network
that have not yet been fully evaluated.
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
Stafffinds that the map amendment will not result in adverse impacts as City services are
available to be provided to this development.
5. The annexation(as applicable)is in the best interest of city.
Staff finds that the proposed annexation is not in the best interest of the City. Early in the
review process, staff recommended that the applicant pursue a Comprehensive Plan map
amendment to change the Future Land Use Map (FL UM) designation to Mixed Employment
or General Industrial. The applicant chose not to pursue this option, asserting that the
proposal could comply with the Low Density Employment designation standards. However,
the applicant has not demonstrated compliance with those standards and is proposing uses
that the TMISAP does not permit within the Low Density Employment designation.
Additionally, the cumulative traffic impacts within the broader TMISAP area including 2,284
residential units and 4,318,360 square feet of commercial and industrial space have not yet
been fully realized, as much of the approved development has not been constructed. The
TMISAP states, "The City knows that this is one of the last remaining large, contiguous areas
of highly visible, easily accessible, and developable land within the City ofMeridian's Area
of Impact."Staff does not support development in this area that is inconsistent with the
adopted vision of the Plan.
For these reasons, staff concludes that the proposed annexation is not in the best interest of
the City.
VI. ACTION
A. Staff:
Staff recommends denial of the proposed Annexation as discussed above in Section III,per the
Findings in Section V.
City of Meridian I Department Report VI. Action
B. Commission:
Pending
C. City Council:
Pending
City of Meridian I Department Report VI. Action
VII. EXHIBITS
A. Project Area Maps
(link to Project Overview)
1. Aerial
Legend
Project Location
;,';Area of Impact -
OAnalysis
m
2. Zoning Map
Legend -0 M i
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Area of Impact R=2 R_8
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City of Meridian Department Report VII. Exhibits
tr
DepartmentCity of Meridian po
C. Service Accessibility Report
PARCEL S1 1 1105 1 SERVICE ACCESSIBILITY
Overall Score: 1 �2ncl Percentile
Location Within 112 mile of City Limits YELLOW
Extension Sewer Trunk-shed mains < 500 ft.from parcel GREEN
Floodplain Either not within the 100 yr floodplain or> 2 acres GREEN
Emergency Services Fire Response time > g min. RED
Emergency Services Police Not enough data to report average respon}e tiine RED
Pathways Wrthin 1/4 mile of future pathways
Transit Within 1/4 mile of current transit route GREEN
Arterial Road Buildout Status Ultimate configuration(#of lanes in master streets GREEN
plan) matches existing (#of lanes)
School Walking Proximity Within 1/2 mile walking GREEN
School Drivability Not within 2 miles driving of existing orfuture schoo' RED
Park Walkability No park within walking distance by park type RED
City of Meridian I Department Report VII. Exhibits
D. Site Plan (date: 2/5/2026)
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City of Meridian Department Report VII. Exhibits
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F. Annexation Legal Description& Exhibit Map
ILMALUESMPTH M
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LAND
AmeM GROOP
%KI Z5
FroW No.11*A145
EKHE f'JL'
CJTY OF MERIDL4N
ANNEXATION GE_CRI PTKIN
THRUSTON♦HO F5RNIE SUGONUION
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CommenaN at Me Ned:heast Crrlwat 5omlon 15 of sold Tawrslslp 3 NeM,Range J West,4tlaln
whWh paint the Naft One Oysrlta Cacr"of said SmIlda J6 bears ftlaM 89'24'12'Wait.M 41A2 k#
dlsks
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and trrt euTt Mlnc d West Fr Mln Road to the POINT OF BEGINNIMG,
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I hence North 4LT'99'13"Last.a dkiame at 133B.16tort to a pokk on said nuih bowdry fne;
TMPn South S4'2A'11"East,a dlstsnce at 7S&9,4 toot on said north le o day Ync bo the POINT
AF BEGINfM3-
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City of Meridian Department Report VII. Exhibits
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City of Meridian Department Report VII. Exhibits