Summary of the Meridian UDC (Title 11 of Meridian City Code) covering residential, mixed-use, and commercial districts most relevant to investor and builder workflows. Includes R-2, R-4, R-8, R-15, R-40 and Old Town overlay.
Code evolves continuously. Verify at the City of Meridian Planning Division before any development decision.
Applicable code
Code references active as of publication. Verify current standards at the official source before any development decision.
Residential districts are established in Chapter 11-2A and include: R-2 (Low Density Residential), R-4 (Low-Medium Density Residential), R-8 (Medium Density Residential), R-15 (Medium-High Density Residential), R-40 (High Density Residential), and RUT (Rural Urban Transition).
R-2 district permits single-family detached dwellings at a maximum density of 2 dwelling units per gross acre. Minimum lot size: 20,000 square feet. Minimum lot width: 100 feet.
R-4 district permits single-family detached and attached dwellings at a maximum density of 4 dwelling units per gross acre. Minimum lot size for detached: 10,000 square feet. Minimum lot width: 75 feet.
R-8 district permits single-family detached, single-family attached, two-family dwellings, and multi-family dwellings at a maximum density of 8 dwelling units per gross acre. Minimum lot size for detached: 6,000 square feet.
R-15 district permits single-family attached, two-family dwellings, and multi-family dwellings at a maximum density of 15 dwelling units per gross acre. No minimum lot size for multi-family.
R-40 district permits multi-family dwellings at a maximum density of 40 dwelling units per gross acre. Intended for areas with access to arterial streets and urban services.
Traditional Neighborhood districts (TN-R Residential, TN-C Core, O-T Old Town) are established in Chapter 11-2D to encourage mixed-use, pedestrian-oriented development with reduced setbacks and flexible lot configurations.
Setback requirements vary by district and are specified in §11-2A-6 through §11-2A-10. Typical residential setbacks: front 20–25 feet, side 5–10 feet, rear 20–25 feet. Reduced setbacks apply in TN districts.
Permitted, conditional, and prohibited uses for each district are defined in Chapter 11-4 (Specific Use Standards). Use tables cross-reference district regulations with use-specific standards.
Meridian adopted a comprehensive update to Title 11 (Unified Development Code) effective November 18, 2025, reorganizing district regulations, updating dimensional standards, and clarifying use tables.
Renew analysis
Meridian's density-tiered district system allows precise targeting by investor strategy: R-2/R-4 for single-family flips and rentals, R-8/R-15 for small multifamily and duplex plays, R-40 for larger multifamily acquisitions. RUT districts signal transition areas where future upzoning may unlock value.
R-2 parcels are acquisition targets for estate-style single-family development or land banking in growth corridors. The 20,000 sq ft minimum limits density plays but protects resale value in premium neighborhoods.
R-4 is Meridian's workhorse single-family district. The 10,000 sq ft lot minimum aligns with most suburban subdivisions. Attached dwelling allowance opens duplex and townhome opportunities without rezoning.
R-8 unlocks small multifamily (fourplex, sixplex) and duplex development at scale. The 6,000 sq ft detached minimum allows infill single-family on smaller lots. Target R-8 parcels near employment centers for rental product.
R-15 is the entry point for institutional-scale multifamily (20–40 units). No lot-size minimum for multifamily removes dimensional constraints. Underwrite R-15 land on a per-unit basis, not per-acre.
R-40 is reserved for large multifamily projects (100+ units). Arterial-street requirement limits eligible parcels. Acquisition requires full infrastructure diligence and traffic impact analysis.
TN districts are Meridian's infill-enabling zones. Reduced setbacks and mixed-use allowances support higher land values. Target TN-zoned parcels in Downtown Meridian and along Eagle Road for adaptive reuse or ground-up mixed-use.
Setback compliance determines buildable area and unit count. Always pull the specific district section before LOI. Corner lots may have dual front-yard setbacks, reducing buildable footprint.
Use tables determine what can be built by-right vs. conditional use permit. Conditional uses add 60–90 days and public hearing risk. Underwrite only permitted uses unless you control timing.
The 2025 UDC update standardized Meridian's zoning framework. Any pre-2025 zoning analysis is obsolete. Re-verify all district standards and use tables post-November 2025 before acquisition.