HomeMy WebLinkAboutCC - Department Report for 4-21 (COMMUNITY DEVELOPMENT C'�fEPIDIAN*,,--,
DEPARTMENT REPORT
HEARING 4/14/2026 Legend
DATE: project Location
TO: Mayor& City Council Area of Impact
= City Limits
FROM: Linda Ritter,Associate Planner 0 Analysis
208-884-5533
Iritter@meridiancity.org
APPLICANT: Sandee Transtrum,Biltmore Co.
SUBJECT: H-2026-0008
Ledges Business Park-MDA - -
LOCATION: 4120 and 4096 N. Linder Road, located `
in the Southwest'/4 of the Northwest 1/4 of
Section 36,Township 4 North,Range 1
West. Parcel Numbers R5186200100
and R5186200200
I. PROJECT OVERVIEW
A. Summary
The applicant is proposing to modify the existing Development Agreement(Instrument No.
106165912) for the existing 2.28 acres. The modification will allow additional uses in the L-O
zone for parcels within this development.
B. Issues/Waivers
None
C. Recommendation
Staff recommends approval of the Development Agreement modification to add additional uses
on parcels within this approved development.
D. Decision
City of Meridian I Department Report 1. Project Overview
I1. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Office and accessory storage -
Proposed Land Use(s) Office -
Existing Zoning L-O VLA.2
Proposed Zoning L-O
Adopted FLUM Designation Medium Density Residential VLA.3
Proposed FLUM Designation Medium Density Residential
Table 2: Process Facts
Description Details
Preapplication Meeting date 12/9/2025
Neighborhood Meeting 1/22/2026
Site posting date 4/7/2026
Note: See section IV. City/Agency Comments&Conditions for comments received.
City of Meridian I Department Report II. Community Metrics
Figure 1: One-Mile Radius Existing Condition Metrics
Reference Parcel:R5186200200 Date Retrieved:2026/2/ 17
Parcel Count Parcel Acreage Infill Indicator:
2,827 Surrounding Area
IV 49
% Not city
1,677. ® City Limits
3,396 7 ■ Not City
Household Household& Population Growth
Households
02020
Population Change:4.9°I°
Population ■Growth
(Household and Population Change
since 2010 Decennial) 10,000 20,000 30,000
Use Types Residential Addresses All Addresses
■ Single-family is
3%2%
12%
Multi-familygg
® Commercial
Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years)
Proposed Proposed
Pending Pending
Approved Approved
0 200 400 600 800 0 200 400 600
■ Single-family ❑ Multi-family
City of Meridian I Department Report II. Community Metrics
2.00 X-V 3,000
Single-family y 2,500 A
1.50 +'
Residential 2,000
Parcel Diversity a 1.00 1,500 U
0 Parcel Count 0.50 1,000
500 a
Average Acres 0.00 0.00 4.11 0
R-2 R-15
Average Single-family Density by Zoning Average
10.00
�9.07 ResidentialDensityL
V 0 6.22
5.00 �4.19 5.13
0.00a.aa Dwelling Units 1 Acre
R-2 R-4 R-8 R-15
Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts.
Figure 3: Service Impact Summary
Ready
Marginal
Caution
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oaf
Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts.
City of Meridian I Department Report II. Community Metrics
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
Medium Density Residential
The Future Land Use Map(FLUM)designation for this property is Medium Density Residential.
This designation allows for dwelling units at gross densities of three to eight dwelling units per
acre. Density bonuses may be considered with the provision of additional public amenities such
as a park, school, or land dedicated for public services.
In 2006,the subject property received annexation and preliminary plat approval for Whitewater
Subdivision(also known as Redfish). The parcel in question received the L-O zoning district.
However,the preliminary plat was never finalized or recorded.
Prior to the approval,the City had recently approved Resolution No. 04-0454,which amended
Chapter VII, Section 1, of the Comprehensive Plan to include the following language: "At the
discretion of City Council,areas with a Residential Comprehensive Plan designation may request
office uses if the property has frontage on an arterial street or a section line road and is 3 acres in
size or less in size." In this instance,no ancillary commercial uses shall be permitted."
The current Comprehensive Plan states, at the Council's discretion,areas with a residential
Comprehensive Plan designation may request an office use if the property only has frontage on an
arterial street or section line road and is two acres or less in size.
The proposed development was restricted to professional and medical offices uses through the
Development Agreement and the recent Comprehensive Plan text amendment. The office uses
were determined to have a low-impact on the surrounding properties and would not compromise
the integrity of the surrounding residential district. As the project takes vehicular access from N
Linder Road, an arterial, and would not disrupt the nature or character of the neighborhood.
Council needs to evaluate whether or not the uses being proposed(personal services, social
services, a day care center with a Conditional use Permit)are appropriate for the"office"
designation of the L-O zoning district. The L-O zoning district is primarily for
office centers and adaptive reuse of residential structures with limited hours of operation.
Table 3: Proiect Overview
Description Details
History AZ-05-021 (Whitewater Subdivision,f.k.a Redfish;PP 05-021;
DA Inst.#106165912); SHP-2022-0015;A-2020-0203 (MBG Office
Building CZC&DES)
Acreage 2.28
Lots 2
B. History
In 2022, a short plat application for Ledges Business Center(SHP-2022-0015)was approved and
recorded, subdividing the existing parcel into two (2)building lots for future ownership purposes.
The subject property is located directly north of Sawtooth Middle School and takes primary
access from N. Linder Road. The two(2)lots share a single common access drive.A secondary
access point located on the side of the property is limited to emergency access only, in
compliance with UDC 11-3A-3.
Lot 1,Block 1 is developed with a 20,000-square-foot,two-story office building(A-2020-0203).
An existing accessory storage building is located on Lot 2,Block 1. A condition of the approved
was required and states the following:
City of Meridian I Department Report III. Staff Analysis
• Lot 2, Block 1 is a non-buildable lot until such time as the existing storage building is
removed,converted to an office use, OR remains as an accessory storage building to the
new office building on said lot with a future CZC and DES application.
Per the applicant,the accessory storage building will remain on Lot 2 and continue to be utilized
as an accessory storage building. The applicant is requesting approval to retain the structure and
allow its use to continue.
C. Development Agreement Modification
The applicant is proposing the following modification to the existing development
agreement to correct what they believe is an error in allowable uses under the property's
original development agreement. The proposed change is as follows:
6. 1. " Owner/Developer" shall develop the " Property" in accordance with the
following special conditions:
1. Uses withio the sobdivision will be limited to professional and medieal effiee use
Change to the following language:
1. Uses within the subdivision will be limited to professional services,personal services, and
health care or social services, or a day care center with a Conditional use Permit.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
The amended DA shall incorporate the following modification:
6. 1. " Owner/Developer" shall develop the " Property" in accordance with the following special
conditions:
1. Uses within the subdivision will be limited to professional and medieal offiee use only.
Uses within the subdivision will be limited to professional services,personal services, and
healthcare or social services,or a day care center with a Conditional use Permit.
B. Meridian Public Works
No Comment as there are no changes to the approved services.
C. Idaho Department of Environmental Quality(DEQ)
https://weblink.meridiancity.org/WebLink/Browse.aspx?id=430096&dbid=0&redo=MeridianCit
X
City of Meridian I Department Report IV. City/Agency Comments &Conditions
V. ACTION
A. Staff:
Staff recommends approval of the Development Agreement modification per the amended
changes above.
B. City Council:
Pending
City of Meridian I Department Report V. Action
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5. Map Notes
Nearby Recent Preliminary Plats(within last 5-years)
H-2019-0094 H-2020-0004 H-2020-0081 H-2021-0061 H-2021-0071 H-2021-0102
H-2022-0026 H-2022-0086 H-2023-0021 H-2023-0035 H-2024-0036 H-2025-0035
Nearby Recent Conditional Use Permits(within last 5-years)
H-2019-0109 H-2020-0092 H-2020-0112 H-2021-0071 H-2021-0102 H-2022-0005
H-2024-0060 H-2024-0073
City of Meridian I Department Report VI. Exhibits
B. Subject Site Photos
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City of Meridian Department Report VI. Exhibits
C. Service Accessibility Report
PARCEL R5186200200 SERVICE ACCESSIBILITY
Overall Score: 32 69th Percentile
Criteria Description JL MP"
Location In City Limits GREEN
Extension Sewer Trunkshed mains ¢ 500 ft. from parcel GREEN
Floodplain Either not within the 100 yr floodplain or > 2 acres GREEN
Ernergency Services Fire Response time < 5 min. GREEN
Reporting District meets response time goals some of
Ernergency Services Police YELLOW
the time
Pathways Within 114 mile of current pathways GREEN
Transit Within 114 mile of future transit route YELLOW
Arterial Road Buildout Status LJltirnate configuration (# of lanes in master streets GREEN
plan) matches existing (# of lanes)
School Walking Proximity Within 112 mile walking GREEN
Either a High School or College within 2 miles OR a
School Drivability Middle or Elementary School within 1 mile driving GREEN
(existing or future)
Either a Regional Park within 1 mile OR a Community
Park Walkability Park within 112 mile OR a Neighborhood Park within GREEN
114 mile walking
Repot gene,ated on 02-17-2026 by MERIDiAr,,',.,.,:tter
City of Meridian I Department Report VI. Exhibits
D. Site Plan(date: 5/8/2021)
�gyQ KEYNOTES
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City of Meridian Department Report VI. Exhibits
E. Landscape Plan(date: 4/2/2022)
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City of Meridian Department Report VI. Exhibits
F. Final Plat
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Ledges Business Center Subdivision
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sern•eq� Township 4 North. Range 1 West,Boiae Meridian,
My of Meridian.Ada County.Idaho.
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City of Meridian I Department Report VI. Exhibits
Ledges Business Center Subdivision
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City of Meridian Department Report VI. Exhibits
G. Conceptual Building Elevations
0 FRONT LLr--VATi N
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® ❑❑❑❑❑
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(UNI7E�FACING)CONCFf'T5
City of Meridian Department Report VI. Exhibits
VII. 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).
B. Mixed Use Analysis Notes
This data is derived from enterprise application and GIS databases, and exported dynamically.
Data considered for analysis are only those areas overlapping the overall Mixed Use boundary
area. Mixed Use areas across arterial roadways are distinct, separate, and not considered as they
do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety,
transportation efficiency, etc.). Mixed Use parcel areas may be greater or smaller than the future
land use area designation boundary due parcel size,configuration,right-of-way, and other factors.
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.
C. Service Assessment Notes
This data represents existing conditions derived from our enterprise application and GIS database,
exported through dynamic reporting. The system references the most recent available data from
various sources, including sewer main lines, sewer trunksheds, floodplain, fire service areas and
response times,police crime reporting,pathway information,existing and planned transit,
roadway improvements, school and park proximity, and other resources.
The tool provides context for project review,using multiple indicators consistently. Data from
similar topics may vary based on different levels of review.
The overall score is based on weighted criteria(not a ranked order), and the percentile score
compares the parcel to others in the city(higher is better). This tool was developed as a City
Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are
just one data point and should not be the sole basis for decisions.
D. 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
City of Meridian I Department Report VII. Additional Notes&Details for Staff Report
Maps, Tables, and Charts
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.
City of Meridian I Department Report VII. Additional Notes&Details for Staff Report
Maps, Tables, and Charts