The URL can be used to link to this page

Home My WebLink AboutPZ - Applicant Presentation for 3-5MERI DI AN PLANNI NG & ZO NI NG CO MMI SSI O N –MARCH 5, 2026 Franklin Road & Black Cat Road VanTrust Real Estate Light Industrial & Flex Workspace · Meridian, Idaho APPLICATION OVERVIEW ANNEXATION AND ZONING I -L CODE AMENDMENT –FLEX OFFICE REQUIREMENT PRELIMINARY PLAT DESIGN REVIEW Future applications: SITE LOCATION CONCEPTUAL SITE DESIGN PROJECT OVERVIEW SMALL -BAY FLEX 4 Buildings 16,500 SF each * Multi-tenant, with sizes from 2,700 SF * Front-park, rear-load access * Serves smaller industrial & flex tenants MEDIUM -FORMAT INDUSTRIAL 2 Buildings 136,260 SF each * Multi-Tenant Use, with sizes from 18,000 SF * Shallow-bay, high-efficiency layout * Serves local services & light manufacturing TEN MILE PLAN DESIGNATIONS 59% Low Density Employment (LDE) 41% Mixed Employment (ME) TEN MILE PLAN ZONING MATRIX TMISAP: Low Density Employment CONCEPTUAL SITE PLAN –OPEN SPACES Public artPicnic Area Picnic Area CONCEPTUAL BUILDING DESIGN CONCEPTUAL BUILDING DESIGN SIGNS COLLECTOR ROAD CROSS -SECTION TRANSPORTATION ECONOMIC IMPACT TO MERIDIAN 575+ Projected Jobs Created $26M+ Annual payroll impact - direct wages to Meridian workers 339K SF Industrial Space Added to Market BOISE VALLEY —LARGEST EMPLOYING INDUSTRIES HIGHLIGHTED SECTORS These industries (highlighted in yellow) are primary users of light industrial & flex space —and they are all growing in the Boise Valley. Construction 40,000+ Manufacturing 32,000+ Wholesale Trade 18,000+ Transportation & Warehousing 19,000+ JOBS & WAGES —KEY INDUSTRIAL SECTORS Average Meridian Wage is $24.28/hr or $50,506/yr (Census data) NAICS 23 Construction Avg: $37–38/hr National Jobs: 8.3M NAICS 31 –33 Manufacturing Avg: $29.50/hr National Jobs: 12.7M NAICS 42 Wholesale Trade Avg: $32.70/hr National Jobs: 6.2M NAICS 48 –49 Transportation & Warehousing Avg: $30.70/hr National Jobs: 6.6M NEARBY OFFICE PROJECTS: Eagle Rd and 84 TEN MILE AREA OFFICE “THE DISTRICT” SURROUNDING INDUSTRIAL PROJECTS Core and Main Meridian Commerce Park Butte Fence BLACK CAT INDUSTRIAL MERIDIAN SUBMARKET —SUPPLY VS. DEMAND MISMATCH 24 Industrial Listings in Meridian Submarket As of March 2026 —all sizes, all product classes 33%Of Listings Are 25,000+ SF Large-format dominates supply —yet zero transactions in this range per TOK (last 12 months) 37.5% Of Listings Are Under 10,000 SF Peak transaction volume per TOK data —being absorbed faster than replaced 0 Transactions in 25,000+ SF Category Broker data confirms: large-format supply sits vacant while small-bay demand goes unmet Sources: CoStar Group, Meridian industrial listings, March 2026; TOK Commercial, Meridian Industrial Submarket Report, Januar y 2026 MERIDIAN SUBMARKET —DEMAND BY TENANT SIZE A TOK Commercial analysis of the last 12 months of industrial leasing in Meridian reveals where tenant demand actually concentrates —and it's precisely where supply is missing. 1 6 9 6 5 2 5 4 0 0–1K SF 1–2K SF 2–3K SF 3–5K SF 5–7K SF 7–10K SF 10–15K SF 15–20K SF 20K+ SF INDUSTRIAL TRANSACTIONS BY TENANT SIZE —MERIDIAN (Last 12 Months) PEAK DEMAND 4.79%Meridian Vacancy vs. 8.52% Overall Meridian holds well below regional average 0 Transactions 20,000+ SF Category No leasing activity in large-format product Source: TOK Commercial, Meridian Industrial Submarket Report, January 2026 MERIDIAN'S UNMET DEMAND These are not hypothetical tenants. These are real Meridian -area businesses —active in the market right now —that need exactly this product. SIGNED LEASE Building Supply ~20,300 SF 25 Employees Target Market: Meridian Searched the market for a central Meridian location. Found space at a larger building not suited to their needs. A project like this would have been the right fit. Outcome: Huge win for Meridian SIGNED LEASE —MERIDIAN LOST Specialty Contractor ~21,900 SF 36 Employees Target Market: Meridian Preferred Wanted a central Meridian location. No options were available in the right size and format. Signed a lease near the Boise Airport instead. 36 jobs that should be in Meridian. Outcome: Relocated to Airport area ACTIVE RFP —UNDECIDED Heating & Cooling Sales ~21,000 SF 45 Employees Target Market: Meridian Consolidating several locations into one central facility. Reviewing available Meridian industrial options now. This project could be the answer —if approved and delivered in time. Outcome: Currently reviewing options Source: TOK Commercial broker survey, March 2026 —active tenant requirements and recent lease transactions in the Meridian industrial submarket CODE CHANGE A.Office and/or retail showroom areas shall comprise a minimum of thirty (30)percent of the structure and/or tenant space in the C-C District,fifteen (15)percent in the C-G District,ten (10)percent in the M-E and I-L Districts,and twenty (20)percent in the I-L and I-H Districts. CONCEPTUAL SHALLOW BAY FLOORPLANS FLOOR PLAN FLOOR PLAN WHY WE ASK FOR YOUR APPROVAL This project is the right development for Meridian —at the right time. Market data confirms critical undersupply of small-bay industrial space in the Meridian submarket Trades, contractors & small manufacturers —Meridian's growth engine —need exactly this product Broker-verified demand data projects 575+ quality jobs and $26M+ in annual payroll impact for Meridian Shallow-bay, front-park, rear-load design is a proven, compatible, low-impact light industrial format 339,000 SF of new supply directly addresses what the market is missing —not duplicating Franklin Road & Black Cat Road · VanTrust · 339,000 SF · Meridian, Idaho Supplemental Slides RIGHT -SIZED MERIDIAN NEEDS INDUSTRIAL TMISAP DESIGN: LDE Requirements TMISAP: Mixed Employment and Industrial I -L Zoning Purpose Statement To provide for convenient employment centers of light manufacturing, research and development, warehousing, and distributing. In accord with the Meridian Comprehensive Plan, the I-L district is intended to encourage the development of industrial uses that are clean, quiet and free of hazardous or objectionable elements and that are operated, entirely, or almost entirely, within enclosed structures. Accessibility to transportation systems is a requirement of this district. “ ”