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City of Meridian | Department Report I. Project Overview
HEARING
DATE:
April 2, 2026
Continued from: 12/18/2025, 2/5/26 &
2/19/26
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate Planner
208-884-5533
sallen@meridiancity.org
APPLICANT: Hawkins Companies
SUBJECT: H-2025-0007
Syringa Crossing Mixed-Use
Development (aka Hawkins Syringa
Crossing Subdivision) – AZ, CUP, PP
LOCATION:
Generally located at the northwest and
southwest corners of S. Meridian
Rd./SH-69 & W. Amity Rd., in the SE
1/4 of Section 25, T.3N., R.1W and the
NE 1/4 of Section 36, T.3N., R.1W.
I. PROJECT OVERVIEW
A. Summary
The Applicant has submitted the following application requests:
• Annexation of 62.43-acres of land with R-15 (9.76 acres), R-40 (18.01 acres), L-O (TBD
acres), C-N (2.07 acres), and C-C (9.12 TBD acres), and C-G (23.47 acres) zoning
districts;
• Preliminary Plat consisting of 8 building lots on 24.46 acres of land in the proposed R-40
and C-C zoning districts for Hawkins Syringa Crossing Subdivision; and
• Conditional Use Permit (CUP) for a multi-family development consisting of 322
residential apartment units on 16.35-acres of land in the R-40 zoning district.
B. Issues/Waivers
Issues: The proposed conceptual development plan and C-G zoning is not consistent with the
general mixed use and MU-C principles in the Comprehensive Plan for the following reasons:
• The proposed development is not functionally integrated in holistic design and integration of
uses per the design principles in the Plan (i.e. the uses function as individual components, not
together, as desired).
• The southwest corner (SWC) of the development is 72% residential with a gross density of
18.23 units per acre, which is 22% more residential than the maximum allowed of 50% and
3.23 units per acre over the maximum allowed density of 15 units per acre. Commensurate
COMMUNITY DEVELOPMENT
DEPARTMENT REPORT
City of Meridian | Department Report I. Project Overview
levels of employment and other non-residential elements supporting residents and reducing
local vehicle trips are not provided due to the excess of residential area and density provided.
• The proposed C-G zoning district on the northwest corner is too intense for the MU-C
designated area for the following reasons:
o The C-G district is not listed as a sample zoning district in the MU-C designation as it’s a
more intense district typically reserved for the largest scale and broadest mix of retail,
office, service, and light industrial uses in Commercial and Mixed Use – Regional (MU-
R) designated areas.
o The C-G zoning district for the planned office and commercial areas doesn’t provide for a
transition in zoning and uses between the proposed commercial and multi-family
residential development on the northern portion of the development area and future
residential uses to the west.
o The C-G zoning district allows a variety of more intense non-office uses, which may not
be appropriate adjacent to residential uses and could limit the mix of uses in the
development below that which is required.
• A mix of three (3) different land use types (i.e. commercial, office, residential, civic and
industrial) are required to be provided in each development area. The northwest corner
(NWC) includes a mix of three (3) different land use types (commercial, office and
residential), which if developed, meets the required mix of land use types. However, Staff is
concerned if other non-office commercial uses develop in the C-G district, the mix of uses
will not be adequate. The SWC of the development only includes a mix of two (2) different
land use types (residential and commercial).
• Community-serving facilities such as hospitals, clinics, churches, schools, civic buildings, or
public safety facilities are not provided in either development, which increases service and
transportation network impacts.
• Supportive and proportional outdoor public and/or quasi-public spaces and places such as
parks, plazas, outdoor gathering areas, linear open space and schools, do not comprise a
minimum of 5% of the development area on the SWC. These areas are not located in spaces
between residential and non-residential uses to provide integration and transition between
uses in either development area.
• The updated conceptual engineering plans for sewer and water service for the proposed
development, submitted on February 13thMarch 17th, have not yet been reviewed by the
Public Works Dept. as of the date of transmittal of this report; therefore, it’s unknown if this
development can be serviced as proposed.
Waivers: 1) The UDC 11-4-3-27C.8 states common open space areas in multi-family
developments shall not be adjacent to collector or arterial street buffers unless separated from the
street by a berm or constructed barrier at least four (4) feet in height, with breaks on the berm or
barrier to allow for pedestrian access. The Applicant requests approval through the CUP for
common open space areas in the multi-family development to be located adjacent to a
collector street buffer without a berm or barrier separating it from the street. The reason for
such is an enhanced interaction is desired between the street and 10’ multi-use pathway along the
collector street with a narrower street section and wider pathway adjacent to common areas.
2) The UDC (11-3H-4B.2a) prohibits new approaches directly accessing a state highway. City
Council may consider and approve a modification to the standard upon specific recommendation
of the Idaho Transportation Dept. or if strict adherence is not feasible, as determined by City
Council. The Applicant is requesting Council approval of the proposed access; a
recommendation has not yet been received from ITD on the access.
City of Meridian | Department Report II. Community Metrics
C. Recommendation
Staff: Denial
Commission: Pending
D. Decision
Council: Pending
II. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Northwest corner (NWC): Single-family residential,
vacant/undeveloped agricultural land. (There is an existing
multi-tenant building with a church and office space and a
transfer station for Northwest Pipeline Corp. along
Meridian Rd., which will remain and are included in the
annexation but not the development area.)
Southwest corner (SWC): Wholesale nursery (Victory
Greens)
-
Proposed Land Use(s) NWC: Commercial (grocery store, retail shops, restaurants
and a bank, some with drive-throughs), office (i.e. medical
office, gym, daycare, personal service, professional
service), and multi-family residential (townhome-style &
apartments).
SWC: Commercial (restaurants, retail shops, drive-through
establishments, fuel sales facility/convenience store) and
multi-family residential.
-
Existing Zoning RUT & LO in Ada County VII.A.2
Proposed Zoning R-15 (9.76 acres), R-40 (18.01 acres), L-O (TBD acres), C-
N (2.07 acres), C-C (9.12 TBD acres), and C-G (23.47
acres)
Future Land Use Designation Mixed Use – Community (MU-C) VII.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date 1/21/2025
Neighborhood Meeting 1/21/2025
Table 3: Community Metrics
Agency / Element Description / Issue Reference
Ada County Highway
District
IV.J
• Comments
Received
Yes – The proposed development requires revisions to meet ACHD
policies.
-
• Commission
Action Required
No -
• Access Access is proposed via S. Meridian Rd./SH-69, W. Amity Rd., W. Lyra
St., S. Solaris Ave. and S. Hermatite Ave. as shown on the concept plan
and preliminary plat.
-
• Traffic Level of
Service (LOS)
Meets ACHD’s LOS planning thresholds -
• TIS Required? Yes, mitigation is reuqired
ITD Comments
Received
ITD is reviewing the TIS and working on a staff report. IV.L
City of Meridian | Department Report II. Community Metrics
Meridian Public
Works Wastewater
Distance to Mainline: See Public Works site specific conditions; Impacts
or Concerns: See Public Works site specific conditions
IV.B
Meridian Public
Works Water
Distance to Mainline: available at site; Impacts or Concerns: none IV.B
School District(s) (Enter school district providing service) IV.I
• Capacity of
Schools
See Community Development School Impact Data
III.I
• Number of
Students
Enrolled
-
• Estimated # of
students
This development could have 67 school aged children
See City/Agency Comments and Conditions Section for all department/agency comments received.
Figure 1: One-Mile Radius Existing Condition Metrics
City of Meridian | Department Report II. Community Metrics
Notes: See VIII. Additional Notes & Details for Staff Report Maps, Tables, and Charts.
Figure 2: ACHD Summary Metrics
Note: Notice the timing of the above-noted planned improvements.
City of Meridian | Department Report II. Community Metrics
Northwest Parcel:
Southwest Parcel:
Notes: See VIII.B Additional Notes & Details for Staff Report Maps, Tables, and Charts.
City of Meridian | Department Report III. Staff Analysis
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code (UDC)
Table 4: Project Overview
Description Details
History CPA-08-004/AZ-08-005/VAR-08-008 - Meridian & Amity [an
amendment to the FLUM was approved from Medium Density Residential
(MDR) to Mixed Use – Regional (MU-R); Annexation with R-15, L-O, C-
C and C-G zoning approved pending DA; variance for (3) accesses via
Meridian/SH-69 – withdrawn]; MDA-11-010 (2-year time extension to
sign DA - approved); VAR-12-001 [(3) accesses via Meridian/SH-69 –
approved] Because the DA was never signed, the property wasn’t annexed.
Phasing Plan 1 phase of development is proposed for the preliminary plat at the SWC.
Residential Units NWC: 101 multi-family units (mix of apartments and townhome-style) -
conceptual
SWC: 322 multi-family apartment units
Open Space SWC multi-family development: 1.85-acres required/3.14-acres proposed
Amenities SWC multi-family development: tot lot, swimming pool & spa, (2) dog
parks, (3) pickleball courts, half basketball court, basketball court, (2)
community gardens, and a shade structure
Physical Features NWC: Carlson Lateral runs along west boundary of site; the Williams
Northwest gas pipeline bisects the site. There is approximately a 10’ grade
difference on the site, sloping down from Amity Rd. to the north.
SWC: The Carlson Lateral bisects the site in two (2) different locations.
There is approximately a 25’ grade difference on the site, sloping up from
the northeast corner of the site to the center and sloping back down again
to the south (see topography on Sheet PP2.0 of the plat).
Acreage The annexation area is 62.43 acres, the preliminary plat area is 24.46 acres
and the CUP area is 16.35 acres.
Lots SWC: 8 building lots (6 commercial & 2 residential)/0 common lots
NWC: NA (plat is not proposed)
Density NWC: 9.57 units/acre (gross) – Net density has not been provided
SWC: 18.23 units/acre (gross) – Net density has not been provided
A. History
In 2010, the property at the NWC of Meridian/Amity received approval of an amendment to the
Future Land Use Map (FLUM) in the Comprehensive Plan from Medium Density Residential
(MDR) to Mixed Use – Regional (MU-R) and annexation with R-15, L-O, C-C and C-G zoning
districts, contingent upon approval of a Development Agreement (DA) within 12 months. A
concurrent application for a variance for three (3) access points via S. Meridian Rd./SH-69 was
submitted but later withdrawn due to ITD’s denial of the access.
In 2011, a modification to the DA was approved, which allowed an additional two (2) years for
the developer to sign the DA. In 2012, a variance was again submitted for the three (3) access
points via S. Meridian Rd./SH-69, which was approved based on ITD’s approval of the access
due to policy changes. The DA was not signed within the required timeframe and the annexation
approval expired. An amendment to the FLUM designation from MU-R to Mixed Use –
Community (MU-C) was later approved with the Comprehensive Plan update in 2019.
In 2021, the property owner of Parcel #R4622730010, Jessica Condominiums, Inc., entered into a
Consent to Annexation agreement with the City, recorded as Inst. #2021-112368, and an
Agreement for Provision of Water Service Outside Meridian City Limits, recorded as Inst. #2021-
112398. The Consent to Annexation agreement states the owner consents to annexation when
such units are eligible for annexation and execution of such agreement is a condition of City’s
City of Meridian | Department Report III. Staff Analysis
commitment to provide water service to the property. The property is currently provided with
City sewer and water service.
B. General Overview
Proposed development application summary:
The Applicant proposes to annex a total of 62.43-acres of land located on the NWC and SWC of
S. Meridian Rd./SH-69 and W. Amity Rd. with R-15 (9.76 acres), R-40 (18.01 acres), L-O (TBD
acres), C-N (2.07 acres – out-parcel with church/office uses), and C-C (9.12 TBD acres), and C-G
(23.47 acres) zoning districts. At the request of Staff so as not to create County enclaves with the
proposed annexation, the Applicant included the 1.59-acre property owned by Jessica
Condominiums Inc. (Parcel #R4622730010), developed with a multi-tenant building with a
church and office space; the 0.07-acre property owned by Intermountain Gas Co. (Parcel
#S1225449220) with utility infrastructure; and the 0.29-acre property owned by Northwest
Pipeline Corp. (Parcel #S1225449910) with a transfer station.
A conceptual development plan is proposed for the overall annexation area, included below in
Section V.E., showing how the property is anticipated to develop with 423 multi-family dwelling
units consisting of 4-story podium apartments with parking on the ground floor, 3-story garden-
style walk-up apartments and 3-story townhome-style units; 146,840+/- square feet (s.f.) of
commercial space and 20,800+/- s.f. of office space. The property at the SWC is proposed to
annex and develop at this time (i.e. Phase 1) with a preliminary plat and conditional use permit
for a multi-family development. The NWC is only proposed to be annexed at this time (i.e. Phase
2) with a conceptual development plan. Both portions are eligible for annexation separately as
each are contiguous to City annexed land.
Phase 1 is proposed to consist of approximately 35,000 s.f. of commercial area anticipated to
include restaurants, retail shops, a coffee shop and a gas station/convenience store in the C-C
zoning district; and a 322-unit multi-family residential development in the R-40 zoning district.
Commercial structures are anticipated to be a single-story in height; residential structures are
anticipated to be 3 to 4-stories in height.
Phase 2 consists of 30.6 acres of land proposed to develop with a 65,000+/- s.f. grocery store with
retail shops, restaurants and a bank and 21,000+/- s.f. of office uses that could include medical
office, a gym, a daycare, personal care services or professional services in the C-G L-O zoning
district; all structures are anticipated to be a single-story in height. A 101-unit multi-family
residential development is proposed consisting of a mix of 4-story apartments and 2 to 3-story
townhome-style units in the R-15 zoning district.
A Preliminary Plat and Conditional Use Permit (CUP) are proposed for the SWC of the
annexation area. The plat consists of 8 building lots (6 commercial & 2 residential) on 24.46 acres
of land in the proposed R-40 and C-C zoning districts and is proposed to develop in one (1) final
plat phase.
The CUP is for a multi-family residential development consisting of 322 apartment units on
16.35-acres of land in the R-40 zoning district, located on the southern portion of the SWC
property. A mix of 1, 2 and 3-bedroom units are proposed for a variety of living situations.
The Applicant requests the following be included in the development agreement to provide for
flexibility to develop the commercial and residential areas in accordance with changing
community preferences and values. All changes would remain in compliance with the
Comprehensive Plan: (Staff’s comments in italics)
o Allowance for up to 15 dwelling units per acre across the residential area of the overall site
for a total of 423 residential units. Because an arterial street bisects the project, the density is
calculated on each of the mixed-use development areas and not the overall property;
City of Meridian | Department Report III. Staff Analysis
therefore, Staff is not supportive of this request. As proposed, the density of 18.23 units/acre
on the SWC exceeds the maximum allowed of 15 units per acre by 3.23 units/acre; and the
residential area (72%) exceeds the maximum allowed (50%) by 22%.
o Allowance for a deviation of up to 15% (higher or lower) of total gross floor area within each
use type and Phase (Office, Commercial, Residential). The general layout of the site will be
consistent with the submitted concept plan. The MU-C designation only includes a minimum
and maximum percentage of residential uses – there is no such requirement for office and
commercial uses. To achieve the mix of uses desired to support residential uses by providing
employment opportunities, neighborhood services and other non-residential supporting
services within the development, which reduces vehicle trips, residential uses should not
exceed the established 50% maximum. Staff is not supportive of any deviations to the
provisions in the Comprehensive Plan that would increase the allowed residential area or
density.
o Cross-access to the existing church/office parcel shall be granted at such time when
development plans are submitted for the northwest corner of the site. The reason is because
the exact location for cross-access will be determined by the final configuration of the
proposed development and the future use of the office and church space at the time when
cross-access is provided. Staff is amenable to this request as access is currently provided via
S. Meridian Rd./SH-69.
Consistency with the Comprehensive Plan:
This property is designated Mixed Use – Community (MU-C) on the FLUM contained in the
Comprehensive Plan and is part of a larger enclave area surrounded by City annexed land.
The purpose of the mixed-use land use designations is to provide for a combination of compatible
land uses within a close geographic area that allows for easily accessible and convenient services
for residents, workers, and visitors.
The purpose of the MU-C designation is to allocate areas where community-serving uses and
dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of
uses, including residential, and to avoid mainly single-use and strip commercial type buildings.
Non-residential buildings in these areas tend to be larger than in Mixed Use Neighborhood (MU-
N) areas, but not as large as in Mixed Use Regional (MU-R) areas. Goods and services in these
areas tend to be of the variety that people will mainly travel by car to but also walk or bike to (up
to three or four miles). Employment opportunities for those living in and around the
neighborhood are encouraged. Developments are encouraged to be designed according to the
conceptual MU-C plan depicted in Figure 3E.
Functional Integration
Development review for consistency with the Comprehensive Plan will consider the integration
of use and holistic design sub-sections (below) in all mixed-use areas unless otherwise noted. To
be successful, the principles outlined must be considered as interrelated features serving the basis
of plan design. Contiguous Mixed Use identified areas that are bisected by an arterial or
highway are considered separate and independent areas for use and design integration and
will be evaluated independently of each other per the Plan (pp. 3-14 & 3-16).
City of Meridian | Department Report III. Staff Analysis
City of Meridian | Department Report III. Staff Analysis
Integration of Uses – Review
Successful projects reduce vehicle trips for nearby residents and/or visitors by having frequent,
accessible and safe pedestrian connections. Residential and non-residential areas feel cohesive, as
one neighborhood, even when developed across multiple properties over multiple years or by
different developers.
Consistent with the Plan Review
Yes No N/A Design Principle & Review
☐ ☐
Design Principle: Mixed use projects are to be developed with an
overall master or conceptual plan for the larger mixed-use area;
during an annexation or rezone request, a development agreement
will typically be required for projects with a Mixed Use, future land
use designation.
Review: A conceptual development plan was submitted for the
overall annexation area. If the property is annexed, a development
agreement (DA) will be required as a provision of annexation.
☐
Design Principle: Mixed use areas must include at least three land
use types within a designation. Exceptions may be granted for
Mixed Use designations smaller than 10 acres on a case-by-case
basis. Individual projects within a large mixed use designation area
may not warrant a mix of uses, provided compliance with a larger
vision and integration of uses. Note: For the purposes of the Mixed-
Use section, the City identifies five (5) different generalized land use
types: commercial (includes retail, restaurants, daycares, etc.);
office; residential; civic (includes both public and quasi-public open
space for leisure, active play, or enhanced natural spaces); and
industrial.
Review: The NWC includes a mix of three (3) different land use
types consisting of multi-family residential (apartment and
townhome style units), office and commercial, which complies with
this design principle. The SWC only includes two (2) different land
use types consisting of multi-family residential (apartments) and
commercial, which does not comply with this design principle. See
the conceptual development plan below in Section V.E.
☐
Design Principle: High intensity residential (higher density or
significant percent of an overall mixed-use area) requires
commensurate levels of employment or other non-residential
elements supporting residents and reducing local vehicle trips (see
specific allowances of residential and non-residential within each
sub-category). The specific allowance of residential is 20-50% of the
development area with gross densities ranging from 6 to 15 units
per acre; if transit is available, an additional 15% is allowed.
Review: In the NWC, 34% of the 30.66-acre site is residential at a
gross density of 9.57 units per acre based on 101 units on 10.55
acres of land, which complies with this design principle. In the SWC,
City of Meridian | Department Report III. Staff Analysis
72% of the 24.45-acre development area is residential at a gross
density of 18.23 units per acre based on 322 units on 17.66 acres
of land, which is not consistent with this principle. The excess
residential area and density limits commensurate levels of
employment or other non-residential supporting elements that
reduce local vehicle trips.
☐ ☐
Design Principle: Mixed use projects must inherently support
intentional opportunities for neighborhood and community services
such as recreation centers (e.g. – specialized gyms), daycares, and
office (e.g. -professional offices). Some of these uses do not need
prominent arterial road visibility to be successful but instead rely on
strong connectivity and access nearer to residential and
employment areas.
Review: Office pads are proposed on the NWC as a transition
between the grocery store and multi-family residential area that
could house such neighborhood and community services in accord
with this design principle; however, there is no guarantee these
specific uses will be provided, especially in the C-G district, which
allows the largest scale and broadest mix of retail, office, service
and light industrial uses, unless restricted for such through the DA.
No such uses are proposed on the SW portion of the
development, which is not consistent with this design principle.
☐ ☐
Design Principle: Community-serving facilities such as hospitals,
clinics, churches, schools, civic buildings, or public safety facilities
are expected in most mixed-use developments thereby reducing
extraordinary service and transportation network impacts.
Review: No such facilities are included in the proposed
development, which does not comply with this design principle
and will have a negative impact on the service and transportation
network. There is an existing church on the periphery of the NW
portion of the site in the multi-tenant building oriented toward
Meridian Rd./SH-69 that is not part of the proposed development.
☐
Design Principle: Supportive and proportional outdoor public
and/or quasi-public spaces and places including, but not limited to,
parks, plazas, outdoor gathering areas, linear open space, and
schools are expected. These areas may be located in spaces
between residential and non-residential uses to provide both
integration and transition between uses. Outdoor seating areas at
restaurants are not considered supportive public spaces unless
integrated into shared open space, natural amenities, and
interconnected with cohesive pathway elements.
Review: On the NWC, a plaza area is proposed at the southeast
corner between Pads A & B with a pathway connecting to a linear
City of Meridian | Department Report III. Staff Analysis
open space area adjoining Pads D & E; and another plaza area is
proposed between the office buildings on Pads J & K, which
complies with this design principle. On the SWC, a plaza area is
proposed at the northeast corner of the development area but no
other significant quasi-public areas are provided, which does not
comply with this design principle. No schools are proposed.
Neither of the quasi-public areas are located between the multi-
family and non-residential uses for integration and transition of
uses.
Holistic Design – Review
The uses and site elements of a proposed mixed-use project will be designed foremost around the idea
of visible, attractive, and accessible destinations. The designer(s) must purposefully layout features to
create focal elements that are visibly and physically linked within a development, to ensure that
residents and employees have prioritized access to the places and services of most interest.
Consistency with the Plan Review
Yes No N/A Design Principle & Review
☐ ☐
Design Principle: Mixed use areas are to be centered around
spaces that are well-designed public and quasi-public centers of
activity. Spaces must be designed with community supportive
purpose, incorporate permanent design elements with features
to promote frequent use, and support amenities that foster a
wide variety of interests ranging from relaxation to play. These
areas must be strategically integrated into the overall
development, interconnected with meaningful points of interest,
prioritize pedestrian infrastructure, be highly visible and
accessible, and designed to enhance both the adjacent uses and
larger mixed-use area.
Review: On the NWC, commercial building pads are arranged
around a linear quasi-public space with pedestrian pathways and
green space that connects to the plaza area at the southeast
corner of the site that is highly visible. Only the commercial area
is situated around the area, which doesn’t meet this design
principle as the larger mixed-use area is not centered around it
and therefore doesn’t provide an integration and transition of
uses as desired.
On the SWC, the plaza at the northeast corner of the site is the
only significant quasi-public area and uses aren’t centered
around it, it’s on the periphery of the development. Other
common open space areas are part of the multi-family
development, are private in nature and situated internal to the
multi-family development, which does not comply with this
City of Meridian | Department Report III. Staff Analysis
design principle. Permanent design elements to promote
frequent use and amenities that foster a wide range of
interests are not identified other than pedestrian pathways
and hardscape areas with planters.
☐ ☐
Design Principle: In developments where multiple commercial
and/or office buildings are proposed, the buildings should be
arranged to create some form of common, usable area, such as a
plaza or green space.
Review: On the NWC, commercial Pads D & E on the eastern
portion of development are arranged to create a common,
usable green space area; commercial Pads A & B are arranged to
create a plaza area; and office Pads J & K are arranged to create
a small green space area between the buildings, which complies
with the design principle.
On the SWC, commercial Pads C & D at the northeast corner of
the site are arranged to create a plaza area, which complies with
the design principle.
☐ ☐
Design Principle: Open space should be purposeful in supporting
a visible community and utilized to enhance synergies between
residential and non-residential uses.
Review: Open space in the proposed development is not
situated to enhance synergies between residential and non-
residential uses – open space is provided separately in the
residential and commercial portions of the development, which
does not provide interaction between uses and does not comply
with this design principle.
☐ ☐
Design Principle: Open space should be prioritized along natural
or naturalized amenities (i.e. creeks and canals), integrated with
pathways and pedestrian corridors, and located away from site
features that may obscure visibility and attract dangerous or
illegal behavior.
Review: There are no natural amenities on this site – existing
laterals are proposed to be piped. On the NWC, the commercial
open space area is integrated with pathways, is highly visible and
located away from site features that may obscure visibility,
which complies with this design principle.
On the SWC, the open space areas in the multi-family
development are integrated with pathways and are highly visible
from within the development and from the collector street,
which complies with this design principle.
☐ ☐
Design Principle: Commercial drive aisles must contemplate a
pedestrian friendly built environment with a minimal number of
conflict points, and oriented so that aisle ingress and egress is
City of Meridian | Department Report III. Staff Analysis
generally parallel to multiuse pathways, sidewalks, and linear
open space. Drive aisles supporting primary pedestrian
connectivity for a site must feel safe and should include planted
and/ or hardscaped parkway treatment, or other enhanced
separation with both aesthetic and safety benefits.
Review: The proposed drive aisles contemplate a pedestrian
friendly environment with landscaped parkways providing
separation between adjacent drive aisles, with aisles generally
parallel to pedestrian walkways, which complies with this design
principle.
☐ ☐
Design Principle: All mixed-use projects should be accessible to
adjacent neighborhoods by both automotive and alternative-
vehicular transportation opportunities. Pedestrian circulation
must be convenient and interconnect different land use types.
Vehicle connectivity must not rely on arterial streets for
neighborhood access.
Review: The proposed projects are accessible to adjacent
existing and future neighborhoods by streets, sidewalks and
multi-use pathways, which complies with this design principle.
☐ ☐
Design Principle: A mixed-use project should be designed to
support alternative transportation such as public transit stops,
park-and-ride lots, other ride sharing services including auto,
bike, or scooter, and/or other innovative or alternative modes of
transportation. Alternative transportation improvements should
be integrated as functional, convenient, and comfortable spaces.
Electric charging stations for a variety of transportation modes is
encouraged.
Review: No public transit routes exist or are planned in this area,
nor are ride share lots or other such services. Electric charging
stations are encouraged.
☐ ☐
Design Principle: Non-residential buildings should transition to
and complement adjacent residential buildings in mass and
form, and include safe and meaningful mitigation for operational
impacts such as loading docks, storage, and outdoor equipment.
Review: On the NWC, single-story office buildings are planned
adjacent to 2 and 3-story multi-family structures, which
shouldn’t have negative operational impacts and complies with
this design principle.
On the SWC, single-story commercial buildings are separated
from 3 and 4-story multi-family residential buildings by a local
street with landscape buffers on each side, which complies with
this design principle. There shouldn’t be any negative
City of Meridian | Department Report III. Staff Analysis
operational impacts from commercial uses on the adjacent
residential development.
☐ ☐
Design Principle: New buildings on pad sites adjacent to existing
single-family neighborhoods should be limited to no more than a
1-story disparity in building height (or floor height equivalent).
Natural features, differences in grade, and other context
sensitive neighborhood preservation design features should be
considered with transitions.
Review: There are no existing single-family neighborhoods
adjacent to proposed pad sites. Proposed pad sites are
anticipated to have single-story buildings.
☐
Design Principle: Transitions between different residential
product types and dissimilar land uses should include the use of
alleys, roadways with landscaped parkways, or highly connected
open space. The use of barriers such as closed vision fencing or
walls that limit connectivity and reduce visibility are typically not
appropriate as transitions.
Review: On the NWC, there is no such transition between the
residential and non-residential portion of the development,
which doesn’t comply with this design principle.
On the SWC, the proposed multi-family buildings are separated
from commercial uses by a local street and landscaped
parkways, which complies with this design principle.
City of Meridian | Department Report III. Staff Analysis
Mixed-Use Community (MU-C) – Review
The purpose of this designation is to allocate areas where community-serving uses and dwellings
are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses,
including residential, and to avoid mainly single-use and strip commercial type buildings. Non-
residential buildings in these areas tend to be larger than in Mixed Use Neighborhood (MU-N)
areas, but not as large as in Mixed Use Regional (MU-R) areas. Goods and services in these areas
tend to be of the variety that people will mainly travel by car to, but also walk or bike to (up to
three or four miles). Employment opportunities for those living in and around the neighborhood
are encouraged.
Consistency with the Plan
Yes No N/A Design Principle & Review
☐
Design Principle: Development must comply with the Functional Integration
principles for development in all Mixed-Use areas.
Review: See above analysis.
☐
Design Principle: Residential uses are expected to comprise between 20%
and 50% of the development area, with gross densities ranging from 6 to 15
units/acre (of the residential area).
Review: On the NWC, 34% of the 30.66-acre site is conceptually residential
at a gross density of 9.57 units per acre based on 101 units on 10.55 acres of
land, which complies with the design principle. On the SWC, 72% of the
24.45-acre site is residential at a gross density of 18.23 units per acre based
on 322 units on 17.66 acres of land, which exceeds the maximum allowed
and does not comply with the design principle. Note: The density is not
calculated cumulatively between the NWC & the SWC because the
development is bisected by an arterial street.
☐
Design Principle: Supportive and proportional public and/or quasi-public
spaces and places should comprise a minimum of 5% of the development
area are required.
Review: On the NWC, quasi-public spaces and places appear to comply with
the minimum percentage of the development area required in accord with
this design principle.
On the SWC, quasi-public spaces and places do not meet the minimum
percentage required in the commercial area and the open space areas in the
multi-family development don’t qualify toward this requirement since
they’re private in nature and meant for residents of the multi-family
development, which does not comply with this design guideline.
☐ ☐
Design Principle: Where the development site has transit available or stops
are planned, an additional 15% of the site may be dedicated to residential
uses. Alternatively, this bonus may be applied where the development site is
within one-mile of planned transit stops or an identified employment area,
and where last-mile transportation features are incorporated into the site
including thoughtfully located and integrated ride share parking,
commensurate with potential trip capture. Other innovations to reduce
traffic and/or parking impacts and capture local trips may be considered.
Review: Public transit is not available in this area, no routes or stops are
planned and no ride-share-parking exists or is planned in this area, thus
making more neighborhood-serving uses essential in this area to capture
local trips.
☐ ☐ Design Principle: Sample uses appropriate in MU-C areas include: All MU-N
categories, community scale grocers, clothing stores, garden centers,
City of Meridian | Department Report III. Staff Analysis
Based on the above-noted general mixed-use and MU-C design principles and analysis, Staff
does not find the proposed development plan is consistent with the Comprehensive Plan and
therefore, cannot provide a recommendation of approval on the annexation request and
consequently the preliminary plat and conditional use permit requests. Additionally, the
plans for extension of sewer and water service for this development area do not meet City
standards as submitted and are not approved.
If City Council determines the proposed annexation is in the best interest of the City at this
time, Staff recommends the following modifications to the Applicant’s request:
• Removal of the NWC development from the annexation area until such time as
development is proposed to ensure zoning isn’t granted without a more firm plan in
place for development that complies with the Comprehensive Plan.
• The zoning of the office uses on the NWC of the development (i.e. Pads I, J, K and L) is
L-O instead of C-G for the following reasons:
o The L-O district is less intense and provides a better transition in zoning and uses
between the grocery store to the south and the multi-family residential development to
the north and future residential to the west.
o The hours of operation are limited from 6:00 am to 10:00 pm in the L-O district to ensure
less impact on adjacent residential neighbors. The business hours of operation in the C-G
district are limited from 6:00 am to 11:00 pm when the property abuts a residential use or
district; extended hours may be requested through a conditional use permit.
o The L-O district ensures a mix of uses is provided consistent with the Comprehensive
Plan so the area doesn’t end up developing with more commercial non-office uses.
Note: All the anticipated possible uses in the office portion are allowed uses in the L-O
district. However, a gym would require a CUP, whereas it’s principally permitted in the C-G
district, and a daycare center would be principally permitted, whereas it’s a CUP in the C-G
district. The Applicant is now requesting L-O zoning.
• The zoning of the commercial uses on the NWC of the development is C-C instead of C-
G for the following reasons:
o The zoning is a more appropriate and less-intense preferred zoning option in the MU-C
designation as allowed uses in that district are a larger scale and broader mix of retail,
office and service uses with access to arterials or non-residential collectors per UDC
Table 11-2B-3. The C-G district is typically for the largest scale and broadest mix of
such uses in close proximity and/or access to interstate or arterial intersections, which
more closely aligns with the Commercial and Mixed-Use Regional (MU-R) FLUM
designations.
Note: All anticipated possible uses in this area are allowed as principle permitted uses or
conditional uses per the specific use standards, as applicable, in either district. The hours
hardware stores, restaurants, banks, drive-thru facilities, auto service
station, retail shops, and other appropriate community-serving uses. Sample
zoning includes: R-15, R-40, TN-R, TN-C, C-C, and L-O.
Review: A 65,000 s.f. grocery store, restaurants, coffee shop, a bank, drive-
through facilities, fuel sales facility/convenience store, retail shops, office
type uses (i.e. professional/personal services, medical office, gym, daycare,
etc.) and multi-family residential uses are proposed, which is generally
consistent with the MU-C designation. Staff recommends the grocery store
not exceed 65,000 s.f. to ensure a traditional community scale grocer.
City of Meridian | Department Report III. Staff Analysis
of operation are the same in either district. The only difference in the dimensional
standards is the maximum building height, which is 65’ in the C-G district and 50’ in the
C-C district, which shouldn’t be an issue since all buildings are anticipated to be a
single-story in height.
o It provides a better transition to future medium density residential uses to the west and
office uses proposed to the north in the recommended L-O zone.
Note: All the anticipated possible uses in the commercial portion are allowed uses in the C-C
district. A drive-through establishment requires a CUP in either district. Business hours of
operation within either district are limited from 6:00 a.m. to 11:00 p.m. when the property
abuts a residential use or district; a CUP may be requested for extended hours in either
district. The Applicant is now requesting C-C zoning.
• The conceptual development plan for the SWC of the development should be revised to
reflect residential uses comprising between 20% and 50% of the development area with
gross densities ranging from 6 to 15 units/acre (of the residential area). Currently, 72% of
the 24.45-acre site is residential at a gross density of 18.23 units per acre.
• If the NWC property is annexed, the conceptual development plan for that development
should be revised to include driveway(s) accesses to the out-parcels (#R4622730010,
#S1225449220 & #S1225449910) along S. Meridian Rd./SH-69 that currently take access
via S. Meridian Rd./SH-69 for internal access from within the site.
C. Site Development and Use Analysis
Comprehensive Plan Policy #2.02.02E – Encourage the development of high quality, dense
residential and mixed-use areas near in and around Downtown, near employment, large shopping
centers, public open spaces and parks, and along major transportation corridors, as shown on the
Future Land Use Map.
1. Existing Structures/Site Improvements (UDC 11-1):
NWC: There is an existing multi-tenant building with a church and office space and an
existing utility infrastructure for Intermountain Gas Co. and transfer station for Northwest
Pipeline Corp. with associated improvements on three (3) out-parcels along S. Meridian
Rd./SH-69 included in the annexation area. There is also an existing home and accessory
structures on the west parcel that will be removed with redevelopment of the site. The
remainder of the site is vacant/undeveloped agricultural land.
SWC: There is an existing structure and accessory structures on the property that will be
removed with redevelopment of the site.
2. Proposed Use Analysis (UDC 11-2):
The proposed uses as shown on the proposed conceptual development plan and described in
the application narrative are all desired uses in the MU-C designation, although the
percentage and density of residential uses on the SWC of the project exceeds the maximum
allowed.
The proposed uses are all principally permitted in the proposed zoning districts except for
multi-family residential, which requires conditional use approval, and drive-through
establishments, which also require conditional use approval if they’re within 300’ of an
existing residence or residential district.
3. Dimensional Standards (UDC 11-2):
See UDC Tables 11-2A-7 and 11-2A-8 for dimensional standards of the R-15 and R-40
zoning districts, respectively; UDC 11-4-3-27B.1 for multi-family residential; and UDC
Table 11-2B-3 for dimensional standards of the L-O, C-N, and C-C and C-G zoning districts.
City of Meridian | Department Report III. Staff Analysis
4. Specific Use Standards (UDC 11-4-3):
Staff has included links to the specific use standards below applicable to the identified uses
for information purposes only. Staff is only including analysis on consistency with these
standards for the multi-family residential proposed on the southwest portion of the SWC
development with the CUP application. Analysis of the other use’s consistency with these
standards will take place with future Certificate of Zoning Compliance (CZC) and/or CUP
application(s), as applicable.
Restaurant – UDC 11-4-3-49
Financial institution – UDC 11-4-3-17
Fuel Sales Facility – UDC 11-4-3-20
Daycare Facility – UDC 11-4-3-9
Arts, entertainment or recreation facility, indoors and outdoors (i.e. gym) – UDC 11-4-
3-2
Drive-through Establishment – UDC 11-4-3-11
Multi-family Development – UDC 11-4-3-27
A CUP is only requested for the multi-family residential development on the SWC of the
development; therefore, the following analysis only applies to that multi-family development
and not the one proposed on the NWC of the development.
Multi-family developments with multiple properties shall be considered as one (1) property
for the purpose of implementing the standards set forth in this section. Note: Although two (2)
lots are proposed for flexibility of ownership and financing/refinancing opportunities for the
multi-family development, the development will share all common areas, open space,
amenities, and maintenance responsibilities and operate as a single development.
A. Purpose
1. To implement the goals and policies of the Comprehensive Plan:
a. Plan for safe, attractive, and well-maintained neighborhoods that have ample
open space, and generous amenities that provide varied lifestyle choices.
b. Require the design and construction of pathways connections, easy
pedestrian and bicycle access to parks, safe routes to schools, and the
incorporation of usable open space with quality amenities as part of new
multi-family residential and mixed-use developments.
2. To create multi-family housing that is safe and convenient and that enhances the
quality of life of its residents.
a. To create quality buildings and designs for multi-family development that
enhance the visual character of the community.
b. To create building and site design in multi-family development that is
sensitive to and well-integrated with the surrounding neighborhood.
c. To create open space areas that contribute to the aesthetics of the community,
provide an attractive setting for buildings, and provide safe, interesting
outdoor spaces for residents.
B. Site design
1. Residential buildings shall provide a minimum setback of ten (10) feet unless a
greater setback is otherwise required by this title and/or Title 10 of this Code.
City of Meridian | Department Report III. Staff Analysis
Building setbacks shall take into account windows, entrances, porches and patios,
and how they impact adjacent properties. The proposed structures comply with
this standard.
2. All on-site service areas, outdoor storage areas, waste storage, disposal facilities,
and transformer and utility vaults shall be located in an area not visible from a
public street, or shall be fully screened from view from a public street. All such
areas should be depicted on the plans submitted with the Certificate of Zoning
Compliance in accord with this standard.
3. A minimum of eighty (80) square feet of private, usable open space shall be
provided for each unit. This requirement can be satisfied through porches, patios,
decks, and/or enclosed yards. Landscaping, entryway and other accessways shall
not count toward this requirement. In circumstances where strict adherence to
such standard would create inconsistency with the purpose statements of this
section, the Director may consider an alternative design proposal through the
alternative compliance provisions as set forth in Section 11-5B-5 of this title. The
open space exhibit states 80 s.f. will be provided for each unit. The floor plans
submitted with the Certificate of Zoning Compliance application should
demonstrate compliance with this standard if the use is approved.
4. For the purposes of this section, vehicular circulation areas, parking areas, and
private usable open space shall not be considered common open space. None of
these areas are included in the common open space.
5. No recreational vehicles, snowmobiles, boats or other personal recreation vehicles
shall be stored on the site unless provided for in a separate, designated and
screened area. Comply with this standard.
6. The parking shall meet the requirements set forth in Chapter 3, "Regulations
Applying to All Districts", of this title. The proposed parking complies with these
standards (see Section III.D. 4 below for more information).
7. Developments with twenty (20) units or more shall provide the following:
a. A property management office.
b. A maintenance storage area.
c. A central mailbox location, including provisions for parcel mail, that provide
safe pedestrian and/or vehicular access.
d. A directory and map of the development at an entrance or convenient
location for those entering the development.
The location of these items are required to be depicted on plans submitted with
the Certificate of Zoning Compliance application if the use is approved.
C. Common open space design requirements
1. The total baseline land area of all qualified common open space shall equal or
exceed ten (10) percent of the gross land area for multi-family developments of
five (5) acres or more. When multi-family is approved concurrently with single-
family, the minimum open space requirements in Section 11-3G-3 shall apply to
the gross land area of entire development. The proposed multi-family development
consists of 16.35 acres of land; therefore, the baseline requirement is 1.64 acres;
a total of 2.28 acres is provided per the open space exhibit included below in
Section V.M.
City of Meridian | Department Report III. Staff Analysis
2. All common open space shall meet the following standards:
a. The development plan shall demonstrate that the open space has been
integrated into the development as a priority and not for the use of land after
all other elements of the development have been designed. Open space areas
that has been given priority in the development design have:
(1) Direct pedestrian access;
(2) High visibility;
(3) Comply with Crime Prevention through Environmental Design (CTED)
standards; and
(4) Support a range of leisure and play activities and uses. Irregular shaped,
disconnected or isolated open spaces shall not meet this standard.
b. Open space shall be accessible and well connected throughout the
development. This quality can be shown with open spaces that are centrally
located within the development, accessible by pathway and visually
accessible along collector streets or as a terminal view from a street.
c. The open space promotes the health and well-being of its residents. Open
space shall support active and passive uses for recreation, social gathering
and relaxation to serve the development.
The proposed open space areas have been integrated into the development as a
priority, are accessible by pathways and internal drive-aisles, are highly visible
and incorporate a mix of active and passive uses as desired.
3. Alternative compliance is available for the standards listed in subsections (C)1 and
(C)2 above, if a project has a unique targeted demographic; utilizes other place-
making design elements in Old-Town or mixed-use future land use designations
with collectively integrated and shared open space areas.
4. All multi-family projects over twenty (20) units shall provide at least one (1)
common grassy area integrated into the site design allowing for general activities
by all ages. This area may be included in the minimum required open space total.
Projects that provide safe access to adjacent public parks or parks under a
common HOA, without crossing an arterial roadway, are exempt from this
standard.
a. Minimum size of common grassy area shall be at least five thousand (5,000)
square feet in area. This area shall increase proportionately as the number of
units increase and shall be commensurate to the size of the multi-family
development as determined by the decision-making body. Where this area
cannot be increased due to site constraints, it may be included elsewhere in
the development.
b. Alternative compliance is available for the standards listed in subsections
(C)1 and (C)2 above, if a project has a unique targeted demographic; utilizes
other place-making design elements in Old-Town or mixed-use future land
use designations with collectively integrated and shared open space areas.
Several common grassy areas are provided that meet and exceed this standard.
5. In addition to the baseline open space requirement, a minimum area of outdoor
common open space shall be provided as follows:
City of Meridian | Department Report III. Staff Analysis
a. One hundred fifty (150) square feet for each unit containing five hundred
(500) or less square feet of living area.
b. Two hundred fifty (250) square feet for each unit containing more than five
hundred (500) square feet and up to one thousand two hundred (1,200)
square feet of living area.
c. Three hundred fifty (350) square feet for each unit containing more than one
thousand two hundred (1,200) square feet of living area.
All 322 units have between 500 and 1,200 square feet of living area. Therefore, a
minimum of 1.85 acres of outdoor common open space is required – a total of
3.14 acres is provided, exceeding the minimum standard by 1.29 acres.
6. Common open space shall be not less than four hundred (400) square feet in area,
and shall have a minimum length and width dimension of twenty (20) feet. All
common open space areas counted toward qualified open space meet this
standard.
7. In phased developments, common open space shall be provided in each phase of
the development consistent with the requirements for the size and number of
dwelling units. The development is not proposed to be phased.
8. Unless otherwise approved through the conditional use process, common open
space areas shall not be adjacent to collector or arterial street buffers unless
separated from the street by a berm or constructed barrier at least four (4) feet in
height, with breaks in the berm or barrier to allow for pedestrian access. The
common open space adjacent to S. Meridian Rd./SH-69 will be separated from the
street by a 3-4’ tall berm and barrier. The common open space adjacent to S.
Hermatite Ave. is proposed to not have a berm/barrier – the Applicant requests
City Council approval of such through the CUP.
9. Buffer(s): One hundred (100) percent of the landscape buffer along collector
streets and fifty (50) percent of the landscape buffer along arterial streets that meet
the enhanced buffer requirements below may count towards the required baseline
open space.
a. Enhanced landscaping as set forth in Article 11-3B, Landscaping
Requirements;
b. Multi-use pathways;
c. Enhanced amenities with social interaction characteristics;
d. Enhanced context with the surroundings.
Because the landscape buffers along the collector street (i.e. S. Hermatite Ave.)
and arterial street (i.e. S. Meridian Rd./SH-69) are both counted toward the
required common open space, compliance with these standards is required. Ten-
foot-wide multi-use pathways are proposed along both streets.
D. Site development amenities
1. All multi-family developments shall provide for quality of life, open space and
recreation amenities to meet the particular needs of the residents as follows:
a. Quality of life.
(1) Clubhouse
(2) Fitness facilities
City of Meridian | Department Report III. Staff Analysis
(3) Enclosed bike storage
(4) Public art such as a statue
(5) Dog park with waste station
(6) Commercial outdoor kitchen
(7) Fitness course
(8) Enclosed storage
b. Open space
(1) Community garden
(2) Ponds or water features
(3) Plaza
(4) Picnic area including tables, benches, landscaping and a structure for
shade.
c. Recreation
(1) Pool
(2) Walking trails
(3) Children's play structures
(4) Sports courts
d. Multi-modal amenity standards.
(1) Bicycle repair station
(2) Park and ride lot
(3) Sheltered transit stop
(4) Charging stations for electric vehicles
2. The number of amenities shall depend on the size of multi-family development as
follows:
a. For multi-family developments with less than twenty (20) units, two (2)
amenities shall be provided from two (2) separate categories.
b. For multi-family development between twenty (20) and seventy-five (75)
units, three (3) amenities shall be provided, with one (1) from each category.
c. For multi-family development with seventy-five (75) units or more, four (4)
amenities shall be provided, with at least one (1) from each category.
d. For multi-family developments with more than one hundred (100) units, the
decision-making body shall require additional amenities commensurate to the
size of the proposed development.
The amenity rendering included below in Section V.M depicts the following
amenities from each category:
Quality of life: Clubhouse, (2) dog parks
Open space: Community garden, shade structure
City of Meridian | Department Report III. Staff Analysis
Recreation: Swimming pool and spa, walking trails, children’s play structure and
sports courts [(3) pickleball courts and a half basketball court].
If the use is approved, based on 322 units, Staff recommends the following
additional amenities from the Multi-modal category: bicycle repair station
and charging stations for electric vehicles. As part of the proposed amenities,
waste stations in the dog parks and a picnic area, including tables, benches
and landscaping are required with the shade structure. A detail of the
proposed children’s play equipment should also be submitted.
3. The decision-making body shall be authorized to consider other improvements in
addition to those provided under this subsection D, provided that these
improvements provide a similar level of amenity.
E. Landscaping requirements
1. Development shall meet the minimum landscaping requirements in accord with
Chapter 3, "Regulations Applying to All Districts", of this Title. Street buffer
landscaping is required with development of the subdivision per the standards in
UDC 11-3B-7C. Parking lot landscaping is required with site development per the
standards in UDC 11-3B-8C and will be reviewed for compliance with these
standards with the Certificate of Zoning Compliance application.
2. All street facing elevations shall have landscaping along their foundation. The
foundation landscaping shall meet the following minimum standards:
a. The landscaped area shall be at least three (3) feet wide.
b. For every three (3) linear feet of foundation, an evergreen shrub having a
minimum mature height of twenty-four (24) inches shall be planted.
c. Ground cover plants shall be planted in the remainder of the landscaped area.
If the use is approved, the landscape plans submitted with the final plat and
Certificate of Zoning Compliance, as applicable, should be revised to reflect
compliance with these standards.
F. Maintenance and ownership responsibilities. All multi-family developments shall
record legally binding documents that state the maintenance and ownership
responsibilities for the management of the development, including, but not limited to,
structures, parking, common areas, and other development features.
G. Police access under exigent circumstances. Multifamily developments with units that
take access via secured common corridors shall install and maintain a keyless entry
system, or suitable alternative, to provide police access to the common corridors under
exigent circumstances. The keyless entry system or alternative shall be subject to
review and approval by the Meridian Police Department. The developer should obtain
approval by MPD for any such systems.
D. Design Standards Analysis
Comprehensive Plan Policy #2.02.02D – Apply appropriate design and construction standards to
infill development in order to reduce adverse impacts to existing development.
1. Existing structure and Site Design Standards (Comp Plan, UDC 11-3A-19):
Compliance with the structure and site design standards in UDC 11-3A-19 is required. The
purpose of UDC 11-3A-19 is to encourage site design that provides an interconnected
network of walkways, pathways, streets, and/or drive aisles that combined promote
pedestrian and vehicular mobility within the development and connect to adjacent
City of Meridian | Department Report III. Staff Analysis
developments; and to facilitate the efficient movement of traffic into, out of, and through a
site, protect pedestrian and bicycle users, establish an aesthetically consistent street presence
and limit the visual impacts of large parking areas on a site.
NWC: There is an existing home and associated outbuildings on the west side of the
development area and an existing multi-tenant building with a church/office space, utility
infrastructure for Intermountain Gas Co. and a transfer station for Northwest Pipeline Corp.
along the east side of the development area adjacent to Meridian Rd./SH-69.
SWC: There is a wholesale nursery (Victory Greens) occupying the site.
Future development is required to comply with the structure and site design standards listed
in UDC 11-3A-19.
2. Qualified Open Space & Amenities (Comp Plan, UDC 11-3G):
The standards in this section are not applicable; see the standards in UDC 11-4-3-27C for
common open space and site amenity requirements for multi-family developments addressed
above in Section C.4.
3. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
Landscaped street buffers are required to be constructed as part of the subdivision
improvements on the SWC of the site, as follows:
• A 35’ wide buffer is required along S. Meridian Rd./SH-69, an arterial street and
entryway corridor;
• A 25’ wide buffer is required along W. Amity Rd., an arterial street;
• A 20’ wide buffer is required along S. Hermatite Ave. and W. Lyra St., both collector
streets; and
• A 10’ wide buffer(s) is required along local/private streets.
Street buffers are conceptually proposed for the overall site as required. On the portion
of the site being platted (SWC), all street buffers should be depicted on the plat in a
common lot or on a permanent dedicated buffer easement, maintained by the
property owner, homeowner’s association or business owner’s association.
Landscaping is required within the buffers per the standards in UDC 11-3B-7C.
Additional landscape design features are required within street buffers along entryway
corridors per UDC 11-3B-7C.3f, which may include berms of no less than four to one
(4:1) slope to at a three-foot minimum height, decorative landscape walls (no greater than
three (3) feet in height), decorative open vision fencing (no greater than four (4) feet in
height), or design elements with a similar level of effort (Example: a dry creek design
with river rock, boulders, etc.). Detached sidewalks within landscaped buffers are
required along entryway corridors.
On the SWC, in the southern portion of the street buffer along Meridian Rd./SH-69
adjacent to residential uses, a 3-4’ tall berm at a 4:1 slope is proposed with a 10’ wide
detached sidewalk/pathway, trees, shrubs, vegetative groundcover and decorative
boulders/rocks. In the northern portion of the buffer adjacent to commercial uses, a dry
stream bed with river rock is incorporated into the buffer with a 10’ wide detached
sidewalk/pathway, trees, shrubs, vegetative groundcover and decorative boulders/rocks.
ii. Parking lot landscaping
Parking lot landscaping is required with development per the standards listed in UDC 11-
3B-8C. Development of the area not included in the CUP application will be reviewed for
City of Meridian | Department Report III. Staff Analysis
consistency with these standards with the Certificate of Zoning Compliance (CZC)
application for future development.
The landscape plan submitted with the CUP application generally complies with the
required standards; a detailed review will take place with the CZC application. The
“hatched” areas identified in the Plant Schedule as internal parking lot landscaping
should be further defined to demonstrate compliance with the standards in UDC 11-
3B-8C.2d and 11-3B-5N, which requires planter islands to be covered with low
shrubs, lawn, or other vegetative groundcover at a coverage of at least 70% at
maturity.
iii. Landscape buffers to adjoining uses
A 20’ wide buffer is required to adjoining residential uses in the L-O and C-N districts
and a 25’ wide buffer is required to adjoining residential uses in the C-C and C-G zoning
districts per UDC Table 11-2B-3, landscaped per the standards in UDC 11-3B-9C.
Because the out-parcel proposed to be zoned C-N is already developed, Staff
recommends a 20’ wide buffer is provided on the subject property to buffer the
proposed residential uses to the west in Building H.
iv. Tree preservation
Mitigation is required for all existing trees 4” caliper or greater that are removed from the
site with equal replacement of the total calipers lost on site up to an amount of 100%
replacement per the standards in UDC 11-3B-10C.5.
There are several existing trees on the SWC that will be removed with development,
some in poor and some in good condition. The Mitigation Calculations shown on the
landscape plan submitted with the preliminary plat included below in Section V.J, state
190 caliper inches are required for mitigation with 200 caliper inches provided, in accord
with UDC standards.
There are also several existing trees on the NWC that will be evaluated for mitigation
requirements with submittal of a development application for that property.
v. Stormwater integration
An adequate storm drainage system shall be required in all developments in accord with
the city's adopted standards, specifications and ordinances per UDC 11-3A-18. Design
and construction shall follow Best Management Practice as adopted by the city.
vi. Pathway landscaping
Landscaping is required along all pathways per the standards listed in UDC 11-3B-12C.
Minimum 5’ wide landscape strips are required on each side of all pathways with
landscaping consisting of a mix of trees (one per 100 linear feet), shrubs, lawn, and/or
other vegetative groundcover. The landscape plan should reflect compliance with
these standards. Because trees are not allowed within the Northwest gas pipeline
easement on the NWC, an alternative compliance application should be submitted to
UDC 11-3B-12C.2, which requires one (1) tree per 100 linear feet of pathway.
4. Parking (UDC 11-3C):
All parking spaces shall comply with the required stall dimensions in UDC Table 11-3C-5.
i. Residential parking analysis
Off-street parking is required per the standards listed in UDC Table 11-3C-6 for multi-
family dwellings; the number of parking spaces is based on the number of bedrooms per
unit.
City of Meridian | Department Report III. Staff Analysis
SWC: Based on (116) 1-bedroom units, (168) 2-bedroom units and (38) 3-bedroom units,
a minimum of 656 spaces are required with 322 of those in covered carports or garages.
A total of 693 spaces are provided, with 330 of those being covered in podium (129),
carports (145) and garages (56), which exceeds the minimum standard by 37 spaces.
NWC: Parking will be evaluated for compliance with these standards with future CUP
and/or CZC applications.
ii. Nonresidential parking analysis
Off-street parking is required per the standards listed in UDC 11-3C-6B.1, unless
otherwise required by the specific use standards for the use. Parking will be evaluated for
compliance with these standards with future development applications for detailed site
plan approval.
iii. 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.
For the multi-family development on the SWC, a total of 693 vehicle parking spaces are
provided; therefore, a minimum of 28 bicycle parking spaces are required – 28 are
provided.
5. Building Elevations (Comp Plan, Architectural Standards Manual):
Conceptual building elevations were submitted for the single-story commercial Pad A at
Plaza A building along with perspective drawings of Plaza A and B and the adjacent
commercial buildings, included below in Section V.F. All commercial buildings are
anticipated to be a single-story in height. Building materials consist of brick veneer, stucco
and wood siding in neutral colors with flat roofs and parapets. Conceptual elevations were not
submitted for the grocery store.
The multi-family structures (Building F) at the NWC are anticipated to be 2 to 3-stories in
height, depending on the number of bedrooms, with first floor garages similar to the photos
below in Section V.O of the Broadstone project in Nampa. Building H is proposed to be of
similar architecture to Building E on the SWC shown below in Section V.N.
Elevations were also submitted for the 3-story garden-style and 4-story podium-style multi-
family buildings with parking on the ground floor on the SWC, included below in Section
V.M. Building materials consist of fiber cement siding variegated board & batten in a variety
of colors and styles (8” clapboard, 10.25” vertical shiplap, lap siding), stucco and brick.
All structures are required to comply with the design standards in the Architectural
Standards Manual.
6. Fencing (UDC 11-3A-6, 11-3A-7):
No fencing is proposed.
The UDC (11-3H-4D) requires traffic noise abatement to be provided for residential
uses adjoining SH-69 consisting of a berm or a berm and wall combination parallel to
the state highway that meets the standards listed in UDC 11-3H-4D. A detail of such
should be depicted on the landscape plan submitted with the final plat application.
7. Parkways (Comp Plan, UDC 11-3A-17):
Detached sidewalks with landscaped parkways are proposed along all streets. The
minimum width of parkways planted with Class II trees shall be 8’; the planter
width for Class II trees may be reduced to 6’ if there are root barriers that are a
City of Meridian | Department Report III. Staff Analysis
minimum of 18” below subgrade adjacent to the sidewalk and a minimum of 24”
below subgrade adjacent to the curb. The root barriers shall extend 2” above
grade. Compliance with these standards is required.
E. Transportation Analysis
Comprehensive Plan Policy #3.01.01A – Evaluate comprehensive impacts of growth and consider
City Master Plans and Strategic Plans in all land use decisions (e.g., traffic impacts, school
enrollment, and parks).
The primary transportation considerations for this development involve the timing and
coordination of required off-site improvements, access management along Amity Road and SH-
69, and completion of internal street and pathway connections needed to support a functional
mixed-use neighborhood pattern. The project would add measurable traffic to a network that
already experiences operational strain during peak hours, underscoring the need to align
development phasing with programmed intersection and signal improvements. Because of its
proximity to two major transportation corridors, the design must emphasize efficient site access,
safe circulation, and continuous pedestrian and bicycle connections consistent with the City’s
adopted street and pathway standards. The Ada County Highway District’s recommended
conditions and findings addressing intersection mitigation, access spacing, and collector
completion reflect these shared objectives and are consistent with the City’s Comprehensive Plan
and Unified Development Code policies for coordinated land use and transportation planning.
While traditional traffic modeling evaluates vehicular capacity, it does not fully capture the
pedestrian, bicycle, and access-conflict dynamics that accompany higher-intensity mixed-use and
multi-family development. Within these contexts, design features—such as continuous multi-use
pathways, clearly defined pedestrian crossings, separated sidewalks, and internal circulation
loops—serve a critical safety function that extends beyond aesthetic or amenity value. The City’s
Comprehensive Plan and adopted Pathways Master Plan identify these elements as necessary
infrastructure to ensure that residents and visitors can move safely and efficiently between uses
without over-reliance on the arterial network. For this site, intentional design of frontage paths,
internal connections, and collector stubs is essential to mitigating localized conflicts and
supporting the overall transportation performance of the surrounding system.
The City’s mixed-use policies emphasize pedestrian-oriented design as the foundation for
functional, higher-density development. These areas are intended to place walking and biking at
the top of the circulation hierarchy, with vehicular access and parking designed to complement—
not dominate—the public realm. As projects seek both greater residential densities and auto-
attractive commercial uses, design quality must correspondingly increase to manage the intensity
and ensure safe, direct, and convenient pedestrian movement throughout the site. Features such as
continuous sidewalks, building-oriented pathways, compact block structure, and minimized
driveway conflicts are integral components of this expectation. This approach aligns with the
Comprehensive Plan’s mixed-use and transportation policies, which direct that density and design
be balanced through form, connectivity, and safety rather than by roadway expansion alone. The
proposed site plan includes elements that are detrimental to this concept that should be
revised if the application is approved.
Additionally, as noted in the ACHD report under Traffic Impact Study – Summary and Findings,
“The applicant has indicated that site is multi-use and that contributes to trip capture rate.
While there are a mix of uses proposed on the site plan they are not integrated, as the multi-
family is stand alone and separated from the commercial uses by parking lots with no clear
vehicular access via drive aisles or dedicated pedestrian facilities. The commercial uses are
oriented towards SH-69 and include auto-oriented uses (fast- food with drive- thru, drive-
thru coffee shop, gas station, etc.). Because of the mix of uses, the layout of the site plan and
City of Meridian | Department Report III. Staff Analysis
parking lots, and prior experience with trip capture, ACHD will not be accepting any trip capture
for this development.”
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Comprehensive Plan Policy #3.07.02B – Locate smaller-scale, neighborhood-serving
commercial and office use clusters so they complement and provide convenient access from
nearby residential areas, limiting access to arterial roadways and multimodal corridors.
Comprehensive Plan Policy #3.02.01G - Establish and maintain levels of service for public
facilities and services, including water, sewer, police, transportation, schools, fire, and parks.
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.
Access is required to comply with the standards listed in UDC 11-3A-3 and 11-3H-4 for state
highways. The intent of these standards is to improve safety by combining and/or limiting
access points to collector and arterial streets and ensuring that motorists can safely enter all
streets.
Access is proposed for the overall site (NWC & SWC) as shown on the conceptual
development plan, included below in Section V.E. ACHD’s Master Street Map (MSM)
depicts a planned collector street along the west boundary of the NWC property connecting to
W. Lyra St at the north boundary and S. Meridian Rd./SH-69.
See the ACHD report for existing conditions, analysis of the project and improvements
required with the proposed development (SWC).
NWC: This portion of the development is estimated to generate 10,366 vehicle trips per day,
1,166 trips per hour in the PM peak hour, based on the Traffic Impact Study (TIS).
The conceptual development plan depicts two (2) driveway accesses via W. Amity Rd. as
well as a collector street (S. Hermatite Ave.) access at the west boundary of the site in accord
with the MSM; one (1) driveway access via S. Meridian Rd./SH-69; two (2) accesses via W.
Lyra St., a collector street; and two (2) accesses via S. Hermatite Ave., a collector street.
South Solaris Ave. is proposed to extend into the site 45’ from the north property line.
ACHD only supports one (1) access via Amity located a minimum of 660’ west of the Amity
& Meridian/SH-69 intersection since the property will have access to a lesser classified street
(i.e. Hermatite) – UDC 11-3A-3 supports this by limiting access to arterial and collector
street to improve safety and ensure motorists can safely enter all streets. ACHD recommends
this access is a temporary full access, restricted to a left-in/right-in/right-out when the
Hermatite/Amity intersection is signalized in the future. This driveway may be further
restricted in the future as traffic conditions warrant, as determined by ACHD or if the west
leg of the Amity & Meridian/SH-69 intersection is widened beyond 5 lanes.
Comments have not been received from ITD pertaining to the access via Meridian/SH-69. In
2012, the City granted a Variance (VAR-12-001) to UDC 11-3H-4B.2a, which prohibits new
accesses to a state highway, to allow three (3) access points to SH-69/Meridian Rd. between
Harris St. & Amity Rd., one of which lies on the subject property. This approval was based
on ITD’s approval of the access. All existing approaches should be removed.
UDC 11-3A-3A.2 requires cross-access/ingress-egress easements to adjoining properties,
either by recorded easement or as a note on the final plat. Additionally, UDC 11-3A-
3A.3 requires all subdivisions to provide local street access to any use that currently
takes direct access from an arterial or collector street – this applies to the three (3) out-
parcels along Meridian Rd./SH-69 (i.e. Parcel #R4622730010, #S1225449220 and
City of Meridian | Department Report III. Staff Analysis
#S1225449910) – the existing accesses shall be removed with development of the site and
sole access should be provided internally from within the development area.
The access points depicted on the conceptual development plan are not approved and
should be evaluated with a future subdivision application.
SWC: This portion of the development is estimated to generate 6,378 vehicle trips per day,
551 trips per hour in the PM peak hour, based on the Traffic Impact Study (TIS).
There are three (3) existing driveways via Meridian/SH-69 – the use of these driveways
should cease upon development, and the approaches should be abandoned and removed in
accord with UDC 11-3H-4B.
The conceptual development plan depicts one (1) driveway access via W. Amity Rd. and one
(1) driveway/private street access via S. Meridian Rd./SH-69. A portion of a future collector
street (Hermatite) via W. Amity Rd. is depicted along the southern portion of the west
boundary of the site and stubs to the property to the south – the portion that connects to
Amity Rd. is off-site on the adjacent property to the west and is not proposed to be
constructed with this development. The collector street access is needed for emergency
service providers to adequately provide service the multi-family development;
therefore, the collector street should be extended from W. Amity Rd. to the site prior to
issuance of the first Certificate of Occupancy within the multi-family development. Two
(2) access driveways are proposed via Hermatite in the multi-family development.
The UDC (11-3H-4B.2a) prohibits new approaches directly accessing a state highway.
City Council may consider and approve a modification to the standard upon specific
recommendation of the Idaho Transportation Dept. or if strict adherence is not feasible,
as determined by City Council. The Applicant is requesting Council approval of the
proposed access; comments have not yet been received from ITD on whether they
already have granted or will grant the access.
A backage road generally paralleling Amity Rd. and Meridian/SH-69 is proposed for access
to the properties fronting those roads in accord with UDC 11-3H-4B.3.
As part of the development, the Applicant proposes improvements to the existing Amity &
Meridian Rd./SH-69 signalized intersection. ACHD has modified these improvements to
include widening of the west leg of the intersection to 5-lanes, with two (2) receiving
through-lanes, one (1) left-turn lane, one (1) through-lane and one (1) shared through/right-
turn lane, which will require adjustments to the striping on the east leg to reflect this
configuration and any necessary modifications to the existing signal. Although ACHD
cannot require the Applicant to improve/widen the eastern leg of the intersection,
ACHD Staff recommends the Applicant improve/widen the eastern leg of the
intersection to 5-lanes to match the west leg. If the proposed development is approved,
City Staff recommends these off-site improvements are required as a provision in the
DA.
2. Multiuse Pathways (UDC 11-3A-5):
All multi-use pathways should be constructed in accord with the City’s Comprehensive Plan,
the Meridian Pathways Master Plan, the ACHD Master Street Map and Roadways to
Bikeways Master Plan per UDC 11-3A-5.
The Pathways Master Plan (PMP) depicts multi-use pathways along S. Meridian Rd. and
along the Northwest gas pipeline corridor with a connection across the northwest corner the
NWC property to the future north/south collector street to the west at the half mile between
Meridian & Linder Roads. The conceptual development plan depicts 10’ wide pathways in
accord with the Plan.
City of Meridian | Department Report III. Staff Analysis
All pathways should be located outside of irrigation district easements unless permission is
specifically obtained from the governing irrigation district. For pathway segments and other
improvements within the pipeline easement, the developer should work with Williams
Pipeline Co. to secure the necessary permissions and approvals.
Easements for the pathways should be a minimum of 14 feet wide (10’ pathway + 2’ shoulder
each side). Public use easements are only required to be dedicated for multi-use pathways that
lie outside the public right-of-way.
If this project is approved and if the developer can obtain permission from the property
owners, Staff recommends a DA provision that requires the developer construct a 10’
wide detached pathway across the frontage of the out-parcels (i.e. #R4622730010,
#S1225449220 and #S1225449910) along Meridian Rd. for continuity and pedestrian
safety.
3. Pathways (Comp Plan, UDC 11-3A-8):
All pathways shall comply with the standards in UDC 11-3A-8. Internal pathways are
proposed through common open space areas in the residential and commercial areas and
throughout the development for pedestrian connectivity as shown on the exhibit below in
Section V.G.
4. Sidewalks (UDC 11-3A-17):
Sidewalks are required along all streets in accord with the standards listed in UDC 11-3A-17.
Detached 10’ wide sidewalks are required along all arterial and collector streets and 5’ wide
attached sidewalks are required along all local streets although detached sidewalks may be
provided.
The proposed plat depicts sidewalks as required. The proposed conceptual development
plan for the NWC doesn’t include 10’ wide sidewalks along the collector streets
(Lyra/Hermatite) and should. The concept plan was revised to include 10’ wide sidewalks
along Lyra & Hermatite.
5. Private Streets (UDC 11-3F-4):
Private streets are not proposed but should be provided for addressing purposes in the
locations shown on the exhibit below. A private street application should be submitted
with the final plat application for approval of these streets and should be depicted on
the final plat. The requirement for private streets on the NWC will be evaluated with a future
subdivision application for that property.
City of Meridian | Department Report III. Staff Analysis
6. Subdivision Regulations (UDC 11-6C):
The design, location and widths of all street and street intersections shall comply with the
requirements of the transportation authority, unless alternative standards are adopted by the
City. All driveway openings in curbs shall comply with the requirements of the transportation
authority.
i. Dead end streets
The proposed plat does not depict any dead-end streets.
ii. Common driveways
The proposed plat does not depict any common driveways.
iii. Block face
The proposed plat complies with the block face standards.
F. Services Analysis
Comprehensive Plan policy 3.03.03G requires urban infrastructure be provided for all new
developments, including curb and gutter, sidewalks, water and sewer utilities.
1. Waterways (Comp Plan, UDC 11-3A-6):
The Carlson Lateral runs along the west boundary of the NWC and crosses the SWC property
in two (2) locations. The laterals on the SWC property are proposed to be relocated and piped
with development in accord with UDC 11-3A-6B. Easements for such should be depicted
on the plat; any development within the easements should be approved by the easement
holder. The Applicant has secured agreements with the Bureau of Reclamation to relocate
the easements as shown below.
City of Meridian | Department Report III. Staff Analysis
2. Pressurized Irrigation (UDC 11-3A-15):
An underground pressurized irrigation system is required with development to provide
irrigation water to each lot within the subdivision as set forth in UDC 11-3A-15.
There is a 30-40’ wide gravity irrigation easement on the commercial portion of the SWC
proposed to be improved with a drivable rock dry stream bed for access when needed by
Boise Project Board of Control vehicles (see exhibit in Section V.P below). Irrigation piping,
trees, and large herbaceous shrubs are not allowed within the easement.
3. Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system shall be 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. A Geotechnical Investigation report was
submitted with the application, included in the public record.
4. Utilities (Comp Plan, UDC 11-3A-21):
Comprehensive Plan Policy #3.02.01E - Phase-in developments in accordance with their
connection to the municipal sewer and water system and the provision of other necessary
infrastructure and services.
All utilities for an approved use should be installed at or below grade in accord with the
City’s adopted standards, specifications and ordinances.
Street lighting should be installed in accord with the City’s adopted standards, specifications
and ordinances.
All development should connect to the City water and sewer systems, unless otherwise
approved by the City engineer. ITD has granted conditional approval for this development to
install a sewer line within the SH-69 right-of-way.
City of Meridian | Department Report IV. City/Agency Comments & Conditions
Adequate fire protection is required in accord with the appropriate fire district standards.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
Staff is recommending denial of the annexation application and consequently the preliminary plat
and conditional use permit applications; therefore, conditions of approval are not included.
If the Commission and/or City Council determines the proposed annexation is in the best interest
of the City with the proposed development plan, the project should be continued to a later hearing
date in order for Staff to prepare recommended conditions of approval.
B. Meridian Public Works
The updated conceptual engineering plans for sewer and water service for the proposed
development, submitted on February 13th March 17th, have not yet been reviewed by the
Public Works Dept. as of the date of transmittal of this report; therefore, it’s unknown if
this development can be serviced as proposed.
C. Meridian Fire Department
Based on the review of the current Fire Access Exhibit provided by KM Engineering, the
proposed access outlined for the Commercial Development is acceptable however the access for
the Multi-Family Residential Development is only sufficient upon the completion of S. Hematite
Avenue before being acceptable and meeting the criteria as outlined in the 2018 IFC, Appendix D
for secondary access and remoteness.
D. Meridian Police Department
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=420383&dbid=0&repo=MeridianC
ity See Service Accessibility Reports below in Section V.B.
E. Meridian Park’s Department
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=420384&dbid=0&repo=MeridianC
ity
F. Community Planning Association of Southwest Idaho (COMPASS)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=421739&dbid=0&repo=MeridianC
ity
G. Irrigation Districts
Boise-Kuna Irrigation District
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=423842&dbid=0&repo=MeridianC
ity
Boise Project Board of Control
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=421301&dbid=0&repo=MeridianC
ity
H. Idaho Department of Environmental Quality (DEQ)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=421645&dbid=0&repo=MeridianC
ity
I. West Ada School District (WASD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=422248&dbid=0&repo=MeridianC
ity
City of Meridian | Department Report V. Findings
J. Community Development School Impact Data
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=420985&dbid=0&repo=MeridianC
ity
K. Ada County Highway District (ACHD)
NW portion:
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=418302&dbid=0&repo=MeridianC
ity
SW portion:
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=418301&dbid=0&repo=MeridianC
ity
L. Idaho Transportation Department (ITD)
ITD has not yet issued a staff report for this project.
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=422848&dbid=0&repo=MeridianC
ity
V. FINDINGS
A. 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 the proposed conceptual development plan associated with the map amendment to
the R-15, R-40, L-O, C-N, and C-C and C-G zoning districts is not consistent with the general
mixed-use and Mixed Use – Community development guidelines in the Comprehensive Plan
as noted above in Section III.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds the proposed map amendment to the R-15 and R-40 zoning districts and
conceptual development plan with a mix of multi-family housing types (i.e. apartment and
townhome-style units) complies with the purpose statement of the residential districts in that
it provides for a range of housing opportunities. However, the percentage and density of
residential uses on the SWC is greater than allowed in the MU-C designation; therefore, the
map amendment with the proposed development plan is not consistent with the
Comprehensive Plan.
Staff finds the proposed map amendment to the L-O, C-N, and C-C and C-G zoning districts
and conceptual development plan complies with the purpose statement of the commercial
district in that it provides for the retail and service needs of the community. However, the
percentage of commercial uses and public/quasi-public uses on the SWC is less than desired
in MU-C designated areas. Therefore, the map amendment with the proposed development
plan is not consistent with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Staff finds the proposed map amendment with the traffic generation anticipated from the
proposed uses and intensity of development will be detrimental to the public health, safety
and welfare.
City of Meridian | Department Report VI. Action
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 the map amendment may result in an adverse impact upon the West Ada School
District as the 2024-2025 enrollment for Victory Middle School was over capacity and
additional children from this development could further adversely impact services.
5. The annexation (as applicable) is in the best interest of city.
Staff finds the annexation is not in the best interest of the City with the proposed development
plan as it isn’t consistent with the mixed use and specifically the Mixed Use – Community
development guidelines as noted above in Section III. Further, the revised conceptual
engineering plans for sewer and water service for the site have not yet been approved by
Public Works so it’s uncertain if services can be provided in accord with City requirements.
B. Conditional Use (UDC 11-5B-6E) – Multi-family Development on SWC
Because the annexation request is recommended for denial, the subject property would remain in
the unincorporated area and outside the City’s jurisdiction. The City does not have legal
authority to approve a conditional use permit for property located outside its corporate limits.
Therefore, no findings analysis is provided for the associated conditional use permit request.
C. Preliminary Plat (UDC-6B-6) – SWC
Because the annexation request is recommended for denial, the subject property would remain in
the unincorporated area and outside the City’s jurisdiction. The City does not have legal
authority to approve a conditional use permit for property located outside its corporate limits.
Therefore, no findings analysis is provided for the associated preliminary plat request.
VI. ACTION
A. Staff:
Staff recommends denial of the proposed annexation based on the proposed development not
being consistent with the mixed-use and MU-C development guidelines as discussed above in
Section III. Consequently, Staff recommends denial of the associated preliminary plat and
conditional use permit requests since the City doesn’t have legal authority to approve land use
applications outside its corporate limits.
B. Commission:
Pending
C. City Council:
Pending
VII. EXHIBITS
A. Project Area Maps
(link to Project Overview)
City of Meridian | Department Report VII. Exhibits
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
5. Map Notes
Northwest Parcels:
Recent Area Preliminary Plats (last 5 years): H-2023-0033; H-2023-0041
Recent Area Conditional Use Permits: H-2018-0100 H-2018-0054 H-2018-0129 H-2019-
0129 H-2020-0067 H-2019-0150 H-2020-0117 H-2021-0021 H-2021-0036 H-2021-0087 H-
2015-0005 H-2019-0097 H-2022-0050 H-2023-0031 H-2023-0041 H-2023-0055 H-2024-
0014 H-2024-0022 H-2024-0067
Southwest Parcel:
Recent Area Preliminary Plats (last 5 years): H-2023-0033; H-2023-0041
Recent Area Conditional Use Permits: H-2018-0100 H-2018-0054 H-2018-0129 H-2019-
0129 H-2020-0067 H-2020-0117 H-2021-0021 H-2021-0036 H-2021-0087 H-2019-0097 H-
2022-0050 H-2023-0031 H-2023-0041 H-2024-0014 H-2024-0022 H-2024-0041 H-2024-
0067 H-2025-0041
City of Meridian | Department Report VII. Exhibits
B. Service Accessibility Reports
Northwest parcel: Southwest parcel:
City of Meridian | Department Report VII. Exhibits
C. Site Photos
NWC (looking northwest):
SWC (looking southeast):
City of Meridian | Department Report VII. Exhibits
D. Annexation Legal Description & Exhibit Map – L-O & REVISED C-C EXHIBIT TO BE
SUBMITTED PER COLOR EXHIBIT BELOW
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
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
City of Meridian | Department Report VII. Exhibits
E. Conceptual Development Plan for Annexation Area (dated: 1/6/26) - REVISED
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
F. Conceptual Commercial Building Elevations & Perspectives for Plaza Areas
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
G. Overall Pedestrian Plan - REVISED
City of Meridian | Department Report VII. Exhibits
H. Preliminary Plat (dated: 1/23/26)
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
I. Access Exhibits for Southwest Corner
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
J. Preliminary Plat Landscape Plan (dated: January 12, 2026)
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
K. Conditional Use Permit Site Plan for Multi-family Development (dated: 12/18/24)
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
L. Conditional Use Permit Landscape Plan for Multi-family Development (dated: 1/12/26)
City of Meridian | Department Report VII. Exhibits
M. Conditional Use Permit – Multi-family Development Open Space & Site Amenity Exhibits
(dated: 1/12/26)
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
N. Conditional Use Permit – Multi-family Building Elevations
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
O. Conceptual Building Elevations for Multi-family Residential Buildings at NWC
Building H: Anticipated to be of similar architectural style to Building E on the SWC
Building F: Elevations will be modeled off of units at the Broadmore project in Nampa and will
be 2 to 3-stories in height, depending on the bedroom count, with first floor garages, as follows:
City of Meridian | Department Report VII. Exhibits
P. Schematic Gravity Irrigation Exhibit for 40’ Wide Easement
City of Meridian | Department Report VIII. Additional Notes & Details for Staff Report
Maps, Tables, and Charts
VIII. ADDITIONAL NOTES & DETAILS FOR STAFF REPORT MAPS, TABLES, AND CHARTS
(link to Community Metrics)
A. One-Mile Radius Existing Condition Notes
This data is automatically derived from enterprise application and GIS databases, and exported
dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30-
days. Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel
based data excludes certain properties and represents land as it exists now. Properties considered
are only those with a total assessed value greater than 0 (i.e. excludes most HOA area, transitional
development, government, and quasi government facilities). The following values also constrain
included property acreage to reduce outliers and non-conforming instances from distorting
averages: R-2 < 5.0; R-4 < 2.0; R-8 < 1.0; R-15 < 0.5; R-40 < 0.25.
Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as
they may be for the same project, approved at different times through multiple application types .
Consider each independently or review prior application approvals. Some approved entitlements,
and particularly older ones, may be constructed.
Decennial population counts and household counts are based on the most recent Decennial
Census. Current population and current household values are COMPASS estimates, usually for
the year previous, and are based on traffic analysis zone boundaries (TAZ’s).
prioritized outcome of the 2019 Comprehensive Plan.
B. ACHD Roadway Infographic Notes
The Ada County Highway District utilizes a number of planning and analysis tools to understand
existing and future roadway conditions.
• Existing Level of service (LOS). LOS indicator is a common metric to consider a
driver’s experience with a letter ranking from A to F. Letter A represents free flow
conditions, and on the other end Level F represents forced flow with stop and go
conditions. These conditions usually represent peak hour driver experience. ACHD
considers Level D, stable flow, to be acceptable. The LOS does not represent conditions
for bikes or pedestrians, nor indicate whether improvements: are possible; if there are
acceptable tradeoffs; or if there is a reasonable cost-benefit.
• Integrated Five Year Work Plan (IFYWP). The IFYWP marker (yes/no) indicates
whether the specified roadway is listed in the next 5-years. This work may vary, from
concept design to construction.
• Capital Improvement Plan (CIP). The CIP marker (yes/no) indicates whether the
specified roadway is programmed for improvement in the next 20-years.