HomeMy WebLinkAboutTarget at Ten Mile CZC, ALT A-2025-0154Planning Division
Community Development Department
33 E. Broadway Avenue, Suite 102
Meridian, Idaho 83642
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CERTIFICATE OF ZONING COMPLIANCE REPORT
Project Number A-2025-0154/A-2025-0161
Project Name Target at Ten Mile
Project Address 3591 W Cobalt Dr.
Project Description A CZC and ALT approval to build a 147,786 SF retail building on 11.07 acres in C-G zoning
district.
Applicant Michael O’Reilly
Assigned Planner Mike Grigoryev – Assistant Planner
Expiration Date 03/26/2027
Note: This is not a building permit. Please contact Building Services at (208) 887-2211 to verify if you need a building permit and/or inspection. If you do need a building permit, you must complete that process before you commence the use or construction. Please contact Building Services for additional details about building permits and
inspections.
I. DECISION
The applicant's request for Certificate of Zoning Compliance, Design Review and Alternative
Compliance are approved with the conditions listed below. The director determined that the
proposed structural and/or site designs conform to the standards and meet or exceed the intent
of the "City of Meridian Architectural Standards Manual".
ALTERNATIVE COMPLIANCE
The Applicant requests Alternative Compliance to the following standards:
• 11-3A-19B.3c “The design and layout of internal site parking shall avoid long straight unbroken parking aisles, provide crossing drive aisles for internal circulation at approximately one hundred fifty-foot intervals, or provide parking
that is perpendicular to the building.
The strict adherence to this section of code is not feasible for the proposed Target parking lot for
the following reasons:
1. Parking aisles parallel to the building reduce the access to the front of the building and make
it difficult for customers with carts to navigate from their parking stalls to the store entrance.
For this reason, the site has been designed with parking aisles perpendicular to the building.
2. Providing crossing aisles every 150’ is not a feasible design at this location for two
reasons. The first reason being that it reduces pedestrian safety by introducing a pedestrian
vehicle conflict at each of these crossing drive aisles every 150’ or approximately every 30 to
45 seconds at a normal walking pace. Pedestrians who are walking from between their
vehicle and the store would have to cross two additional drive aisle intersections if the code were
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to be strictly followed. Each of these intersections increases the risk of a vehicle/pedestrian
collision as well as increasing the risk of vehicle collisions. This is a more
dangerous situation than drive lanes that exceed 150’. We would like to request that more weight
be given to the pedestrian safety concerns in this situation than the added vehicle circulation.
3. Adding crossing drive aisle connectivity every 150’ reduces the parking lot efficiency
which necessarily causes parking spots to be located further from the building entrance. This
reduces the site usability by creating a longer walk from the vehicle to the building entrance.
Staff finds the Applicant’s Alternative Compliance provides an equal means of meeting the intent
and purpose of the requirement as analyzed below in the required findings for Alternative
Compliance:
1. Strict adherence or application of the requirements is not feasible; or
The Director finds that strict adherence to such standards would create inconsistency in the design objectives of the proposed development as listed in UDC 11-3A-19-C
2. The alternative compliance provides an equal or superior means for meeting the requirements; and
The Director finds the proposed alternative compliance provides an equal means for
meeting the requirements and provides a greater degree of pedestrian safety on the site
while also matching the approved pedestrian and vehicular circulation plan.
3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties.
The Director finds the proposed alternative means of compliance to the standards listed above will not be materially detrimental to the public welfare or impair the intended uses
and character of surrounding properties.
Site Specific Conditions of Approval
1. The applicant shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B.
2. Business hours of operation within the C-G district shall be limited from 6 am to 11 pm when the property abuts a residential use or district as set forth in UDC 11-2B-3A.4.
3. The outdoor loading area located at the southwest corner of the building shall meet the following:
a. Off-street loading spaces for commercial and industrial uses shall be provided to prevent
delivery vehicles from blocking travel lanes. b. Parking and loading areas shall be designed so vehicles shall not back out into the street. c. No off-street loading space shall be located closer than fifty (50) feet to an abutting rural or residential district unless wholly enclosed within a sound attenuating structure, such as masonry block. No off-street loading space shall face an abutting residential district. d. Any off-street loading space located within fifty (50) feet of a residential district shall not
operate between the hours of 10:00 p.m. and 7:00 a.m.
4. Prior to issuance of Certificate of Occupancy, the applicant must finalize the property boundary adjustment associated with file # PBA-2026-0002.
5. Prior to issuance of the Building Permit, the applicant must update the plans to include wheel-stops at parking stalls along both sides of the northern internal pedestrian walkway OR
propose an alternative design for review and approval by the City. This walkway must also
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connect to the main drive aisle sidewalk to the east instead of terminating at the landscape island.
6. Prior to issuance of Certificate of Occupancy, the construction of the roundabout on W. Grand Mogul Dr. must be completed.
7. Prior to issuance of Building Permit, the landscape plan shall be modified to meet parking lot landscaping requirements, including any landscape islands that are deficient a 2-inch caliper tree.
8. Prior to issuance of Building Permit, plans must be updated to satisfy pedestrian circulation requirements. This includes at least one pedestrian connection to the perimeter sidewalk that is of a different material than the driving surface in accordance with UDC 11-3A-19B.4.
9. Future development of lots 2-10 along the main drive aisle will require additional pedestrian connectivity.
10. Per UDC 11-3C-6G, one bicycle parking is required for every 25 parking stalls. Based on the 566 parking stalls proposed, 23 bicycle parking stalls are required. Design of the bike rack shall meet the requirements specified in UDC 11-3C-5C. A detail of the bike rack shall be submitted with the building permit.
11. Prior to issuance of the Certificate of Occupancy, street buffer landscaping must be installed in accordance with the approved final plat (FP-2025-0009).
12. Per UDC 11-5B-5B2, the Director (at the applicant's request) approved alternative compliance regarding the design and layout of internal site parking (11-3A-19B.3c).
13. No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs.
14. The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with UDC 11-5C-3C.
15. Upon installation of the landscaping and prior to inspection by Planning Division staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
16. The approved site plan, landscape plan and/or elevations may not be altered without prior
written approval of the City of Meridian Planning Division.
17. The applicant shall pay any applicable impact fees prior to the issuance of a building permit.
18. If any changes must be made to the site plan to accommodate ACHD requirements, the applicant shall submit a new site plan to the City of Meridian Planning Division for approval prior to issuance of the building permit.
19. The applicant shall complete all required improvements prior to issuance of a Certificate of Occupancy. It is unlawful to use or occupy any building or structure until the Building Official has issued a Certificate of Occupancy.
20. The City of Meridian requires that the owner enter into a Warranty Surety Agreement and post a Warranty Surety in the amount of 20% of the total construction cost for all completed public sewer and water infrastructure for a duration of two years. This surety amount will be verified by a line item final cost invoicing provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond, and must be in
place prior to Certificate of Occupancy. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Services for more information at 208-887-2211.
21. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at developer’s expense. Final design shall be submitted as part of the
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development plan set for approval. Applicant shall also include the location of any existing street lights in the development plan set. Street lighting is required at intersections, corners,
cul-de-sacs, and at a spacing that does not exceed that outlined in the Standards. The contractor’s work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC.
General Conditions of Approval
1. 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.
2. The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site (H-2023-0071, AZ-11-001, DD-2023-0001, A-2025-0161
ALT, FP-2025-0009, FPS-2025-0030, PBA-2026-0002).
3. The issuance of this CZC does not release the applicant from any previous requirements of the other permits issued for the site.
4. The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility
of the area.
5. The applicant shall have an ongoing obligation to maintain all pathways.
6. The applicant has a continuing obligation to comply with the outdoor lighting provisions as
set forth in UDC 11-3A-11.
7. The applicant and/or property owner shall have an ongoing obligation to maintain all
landscaping and constructed features within the clear vision triangle consistent with the standards in UDC 11-3A-3.
II. CITY COUNCIL REVIEW
The applicant or affected person may request City Council review of a decision of the Director.
All requests for review shall be filed in writing with the Planning Division on or before
03/12/2026, within fifteen (15) days after the written decision is issued, and contain the
information listed in UDC 11-5A-6B.
If City Council review of the decision is not requested, the action of the Director represents a
final decision on a land use application. You have the right to request a regulatory taking analysis
under Idaho Code 67-8003.
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